LOCAL PLAN
Draft for Regulation 18 Consultation
4 February 20161

Old Oak and Park Royal in west London

2

Contents

INTRODUCTIONS PAT I A L
VISIONOVERARCHINGS PAT I A L
POLICIES

P. 9

P. 2 3

P. 2 9PLACEST H E M AT I C
POLICIESDELIVERY&
IMPLEMENTAT I O N

P. 5 1

P. 11 9P. 3 3 1

Optimising
growth32

Old Oak South

54

Sustainable
development

110Land use

34

Old Oak North

62

DESIGN

125

70

HOUSING

153

76

EMPLOYMENT

185

Connections
and openspacesDensities
and buildingheights
Places38

42
46

Old Oak HighStreetGrand Union
Canal
Park Royal

82

Park Royal
Centre90

North Acton

96

Scrubs Lane102

Old Oak West108

Wormwood
Scrubs114

TOWN CENTRE
USES
SOCIALINFRASTRUCTURE

G L O S S A RY
P. 3 5 1

207
233

TRANSPORT

249

ENVIRONMENT& UTILITIES

289

3

Old Oak and Park Royal in the local area4

Chair’s Foreword
Old Oak and Park Royal Development Corporation (OPDC) has been in existence for less thana year and this first draft of the Local Plan represents a huge step forward for the Corporation in
beginning to shape the area.
Old Oak and Park Royal is set to become the UK’s largest development project and mostsuccessful industrial location. It can provide unparalleled opportunities for the UK, London andlocal communities. The area is set to be transformed into one of London’s key destinations, better
connected than perhaps anywhere else in the UK. This transformation brings with it significant
opportunities to deliver much needed homes and jobs that can support London’s growth. New
communities will grow up supported by a full range of infrastructure and services. However, thearea needs to not only be a place to live and work, but one to visit and enjoy, time and again.
These elements will be brought together to create a real sense of place with a series of high quality
neighbourhoods and spaces, that locals and Londoners will be proud of and flock to.
In November 2015, the Mayor adopted the Old Oak and Park Royal Opportunity Area Planning
Framework (OAPF), which sets out a clear strategy for the redevelopment of the area around theplanned Old Oak Common Station, whilst also outlining the need to protect and intensify Park
Royal as a key cog in London’s economy.

Sir Edward Lister
Deputy Mayor for Planningand Chair of the Board,
Old Oak and Park Royal
Development Corporation

This first draft of the Local Plan builds on the OAPF and once adopted, will provide a clear blueprint
for how this area will be regenerated to deliver a thriving new part of London. As a document for
consultation, this draft Local Plan sets out a series of suggested preferred policies, policy options
and alternative options for how this critical regeneration project could be planned for over the
next 20 years. It provides substantially more detail than the OAPF and is supported by a vastarray of studies that OPDC officers have been developing over the past few months. Guiding thedevelopment of a significant new part of London requires flexibility. The Local Plan will help to set
those key parameters to allow a great new place to develop and change over time. The manypieces of work the planning team has progressed will ensure that the approach we take across Old
Oak and Park Royal is the right one and that it delivers a best practice, innovative and sustainableapproach.
This is your chance to help shape these policies and I am delighted to introduce this draft Local
Plan and its supporting studies for public consultation.
5

Consultation information
Overview

When and how to respond

OPDC’s Local Plan will be the key planningpolicy document for the OPDC area. It willcontain policies that will be used in the determination of planning applications and thatwill shape how the area will be developed
over the next 20 years and deliver a new
thriving heart of London.

Public consultation runs from:

This version of the Local Plan is a draft document. It has been specifically produced for
public consultation and this is an opportunity for you to comment on and shape Local
Plan policy for this area. This is your chance
to make representations on what policies
you think the Local Plan ought to contain.
Throughout the document we have set out
consultation questions to help stimulate responses but as a consultation document,
you can comment on any element of thedraft Local Plan and its supporting studies.
It would be helpful for us if when responding
you could clearly set out which page number,paragraph, policy, diagram, image or question your comment relates to. Alternatively, please use the Local Plan Consultation
Response Form which sets out the different
elements of the document to help you to record your comments clearly against the corresponding section.
6

4th February 2016 to 31st March 2016
Respond via the draft Local Plan engagement
platform:

from:

opdc.commonplace.is

You can also send us your comments via ourquick response online form or download thefull form to email us a longer consultation response.
View a hard copy

opdc.commonplace.is

Respond by email to:Paper copies of this draft Local Plan and its
supporting studies are available to view during normal office hours at the following locations:

Visit our dedicated engagement platform■■ Acton Town Hall Library, High Street, W3
6NE;■■ Brent Civic Centre, Engineers Way, Wembley, HA9 0AF;■■ City Hall, Queens Walk, London, SE1
2AA;■■ Ealing Council Offices, Perceval House,
14/16 Uxbridge Road, W5 2HL;■■ Hammersmith Town Hall, King Street, W6
9JU;■■ Harlesden Library, NW10 8SE;■■ Old Oak Community Centre, Braybook
Street, W12 0AP; and■■ Shepherd’s Bush Library, 6 Wood Lane,
W12 7BF.

All documents can be read and downloaded

Alternatively, hard copies of this Local Plan

localplan@opdc.london.gov.uk
Respond by post to:
Local Plan Consultation
Old Oak and Park Royal Development
Corporation
City Hall
Queen’s Walk
London SE1 2AA
How to find out morecan be made available on request by contacting OPDC, either via email or by post(see above).
Drop-in to a public exhibition or workshop
OPDC will hold a number of drop-in sessions, as well as workshops for specific policy issues in the Old Oak and Park Royal areaon the below days to enable local people todiscuss proposals and provide their viewsin person. To find out about when these are
happening please visit:

sible and record comments as consultation
feedback where relevant.
What happens next?
Following consultation on this draft of the Local Plan, OPDC officers will produce a reportthat summarises the comments received aspart of this consultation and provide a response to these comments. This response
will explain how comments received during
public consultation have been considered in
the production of the next draft of the Local
Plan.
The next steps are:opdc.commonplace.is

Tweet questions during a
Question & Answer session

Autumn 16
Early 17
Spring 17

Draft Local Plan publishedfor second consultation
Local Plan Examination in
PublicLocal Plan Adoption

Officers will be ready to take your questions
on anything to do with the draft Local Plan.
To find out when the Q&A sessions are taking place, please visit:

opdc.commonplace.is

Tag your tweet #AskOPDC and the team will
try to respond to as many questions as pos7

8

1
I NTRO D U C T ION

9Introduction
status of the local plan
Legal Status
1.1This document will be a Development
Plan Document (DPD) and is part of theGovernment’s planning policy system
introduced by the Planning and Compulsory
Purchase Act 2004.
1.2
Part 6 of the Town and Country
Planning (Local Planning) (England)
Regulations 2012 sets out the procedure forthe production of Local Plans. This versionof the Local Plan constitutes the consultation
required under Regulation 18.
Policy Status
1.3	Alongside the National Planning
Policy Framework (NPPF), London Plan,
Old Oak and Park Royal Opportunity Area
Planning Framework, West London Waste
Plan DPD and any Neighbourhood Plans,
OPDC’s Local Plan, once adopted, will be
the key planning policy document against
which planning applications within the OPDC
area will be assessed (see figure 1).
1.4	The policies in the Local Plan mustbe ‘consistent’ with the NPPF and in ‘general
conformity’ with the London Plan. To make10

this relationship clear, each policy in thisconsultation draft document is supported
by a ‘policy context’ section which sets out
the relevant NPPF and Local Plan policies
underpinning the draft Local Plan policy (see‘How to use this document’ section below).
The policies in this draft Local Plan should
not repeat policies already contained in the
NPPF and London Plan. This draft Local
Plan should therefore be read in conjunction
with these other two policy documents.
1.5
Once adopted, OPDC will be able toadopt Supplementary Planning Documents(SPDs) to this Local Plan. SPDs can provide
more detailed policies and guidance topolicies contained in this Local Plan and canbe a helpful way of drilling into a greater detailfor a policy theme or a particular location.

Figure 1: Policy status and relationship

Relation to Local Authority planningdocuments
1.6	As OPDC progresses its Local Plan,
the weight of Local Authority DPDs andSPDs covering parts of the OPDC area willdiminish as they are superseded by thegrowing material weight of OPDC’s Local
Plan (see figure 2). The exception to this ruleis the West London Waste Plan, which was
adopted by OPDC Board in July 2015 as a
DPD.

Material weightvarious regulatory stages, its policies would
accrue greater weight than the guidance andprinciples in the OAPF.

DC lanOP cal P
Lo

1.10	If the NPPF is revised or if the draft
Housing and Planning Bill is enacted during
the production of this Local Plan, necessary
amendments may be made to adequatelyreflect any new national policy or legislation.
Duty to Cooperate

Adoption

Examination in
Public & issue
of inspector’sReportRegulation 19
consultation

Regulation 18
consultation

Bo
Lo rougcal P hs’lansprocess. A number of its clauses are linked
to the proposed NPPF changes.

Figure 2: Change in material weight

Relationship with the Old Oak andPark Royal Opportunity Area Planning
Framework
1.7	The Old Oak and Park Royal
OpportunityArea Planning Framework (OAPF)
was adopted by the Mayor in November
2015 as Supplementary Planning Guidance(SPG) to the Mayor’s London Plan (2015).
As SPG to the London Plan, the document
is a significant material consideration in thedetermination of planning applications in the
OPDC area. This existing OAPF has helped
to inform the policy themes and draft policies
in this Local Plan. The OAPF should be readin conjunction with the Local Plan, but as
this draft Local Plan progresses through its

Relation to emerging government policy
and legislation
1.8	Thegovernmentiscurrently
consulting on changes to the NPPF. Thechanges propose amongst other things to:■■ amend the definition of affordable housing
to cover other products (such as Starter
Homes);■■ support high density development aroundcommuter hubs; and■■ include a presumption in favour ofdelivering homes on brownfield land,
including the release of land to allow for
the development of Starter Homes.

1.11	The duty to cooperate is a legal
requirement set out in the Localism Act. It
requires local planning authorities and publicbodies to engage constructively, actively
and on an ongoing basis to maximise theeffectiveness of Local Plan preparation in thecontext of strategic cross boundary matters.
In accordance with the Duty to Cooperate,
OPDC has been working closely with theseauthorities and bodies in the production ofthis draft Local Plan and in the preparationof other planning policy and development
management and infrastructure delivery
matters.

1.9	In parallel to the consultation on the
NPPF, the Draft Housing and Planning Billis currently going through the parliamentary
11

HOW TO USE THE DOCUMENT
1.12	In order to keep the document spatialand succinct, the draft Local Plan does notlook to re-iterate national or regional policy
where this provides sufficient policy detail.
This document should therefore be read in
conjunction with the National Planning Policy
Framework (NPPF), associated National
Planning Practice Guidance (NPPG) and theMayor’s London Plan.

Figure 3: Draft Local Plan structure

1.13	The document is structured around aseries of policy themed chapters (shown infigure 3). At the start of each chapter, the draft
Local Plan sets out the policy themes thatthe chapter covers and invites stakeholders
to suggest additional policies that may berequired to cover specific policy issues.

INTRODUCTIONSPATIAL VISION & OBJECTIVESOVERARCHING SPATIAL POLICIESPLACES

OLD OAKSOUTH

OLD OAKNORTH

OLD OAKHIGH
STREET

GRAND
UNION
CANAL

PARK
ROYAL

PARK
ROYAL
CENTRE

NORTH
ACTON

SCRUBSLANE

OLD OAKWEST

WORMWOODSCRUBSENVIRONMENT ANDUTILITIESDELIVERY+
IMPLEMENTATION

THEMATIC POLICIESSUSTAINABLE
DEVELOPMENTDESIGN

HOUSINGEMPLOYMENT

TOWN
CENTRESGLOSSARY

12

SOCIALINFRASTRUCTURE

TRANSPORT

1.14 Within each chapter there are a seriesof policies which take two forms: ‘preferred
policies’ or ‘policy options’.
1. Preferred policies
1.15 Where there is a preferred policy
this is made clear in the Local Plan. The
justification and policy basis for it being apreferred option is provided.
1.16 Where there are realistic alternative
approaches that could be taken to thepreferred policy, these have been set out.
We are inviting stakeholders’ thoughtson these alternatives and suggestions ofother alternatives through the consultationquestions. Figure 4 presents how thepreferred policies are structured.
2. Policy Options
1.17 Where there is not a preferred policy
then a series of options are presented andthese tend to be more draft in nature. Figure
5 presents how the ‘policy options’ arestructured.
1.18 For the next draft of the Local Plan,the ‘key issues’ and ‘policy context’ section
will be removed from the polices to make thedocument more streamlined, but it was felt
helpful to include in this draft for consultation
to inform stakeholders of the issues being
contended with and the national and regional
policy context that the policy is working
within.

Justification
Figure 4:
Preferred Policy Text explaining why the preferred
policy option has been identified
optionand what evidence supports it.

Alternative Policy Options
Sets out realistic alternatives to the preferred policy
option and explains potential positive and negativesof the alternative and why at this stage the option is
not preferred.

Policy title

Map or image
Helps toillustrate thepreferred policy
option.

Key issues
Sets out whatissues for thepolicy option.
Policy context
Sets out relevant
national andregional policies
that this policy
would need tobe consistent/in
conformity with.

Preferred policy option

Figure 5: Policy option

Justification
Text explaining why the preferred
policy option has been identified
and what evidence supports it.

Policy title

Map or image
Helps toillustrate thepolicy options.

Key issues
Sets out whatissues for thepolicy option.
Policy context
Sets out relevant
national andregional policies
that this policy
would need tobe consistent/in
conformity with.

Consultation Questions
Inviting comments on the specific issues with aweblink to the online engagement platform.

Policy options

Consultation Questions
Inviting comments on the specific issues with aweblink to the online engagement platform.

13

SUPPORTING EVIDENCE BASE
DOCUMENTS
1.19	This draft Local Plan is supported
by a number of supporting evidence
documents. Figure 6 sets out these
supporting documents and their relation to
the draft Local Plan. OPDC has produced a‘Summary of Supporting Studies’ document
which provides an executive summary foreach of the studies, including details on thestudies’ key outputs and recommendations.
These supporting evidence documents havealso been listed in the ‘key evidence’ sections
at the start of chapters where they are of
relevance. These documents are in draft andmay be amended post consultation. We are
therefore inviting stakeholders to provide
comments on these supporting documents
as part of this consultation on the Local
Plan. All supporting studies are available on
OPDC’s online engagement platform or in
hard copy at the locations identified on page6.
1.20 Of particular importance is theIntegrated Impact Assessment (IIA). The
IIA fulfils the statutory requirements for a
Sustainability Appraisal (SA) and Strategic
Environmental Assessment (SEA) (in amanner that incorporates the requirementsof the European Union’s SEA Directive(2001/42/EU) and the transposing UK
Regulations). The approach also fulfils therequirements for Health Impact Assessment,
Equalities
ImpactAssessment
andCommunity Safety Impact Assessment. All
14draft Local Plan policy options, including
the alternative policy options, have been
appraised in OPDC’s IIA.
1.21 A public consultation was held on the
IIA Scoping Report between 4th September
and 9th October 2015, in accordance withregulation 12(5) of the SEA Regulations.
The Scoping Report consultation presented
the suggested scope of the IIA for comment.
Consultation responses have been used toamend the scope to reflect stakeholders’and the community’s comments. Relevant
documentation can be found on the OPDC
engagement platform.
1.22	A Habitats Regulation Assessment(HRA) Screening exercise is also being
carried out in accordance with European
Council Directive 92/43/EEC on theConservation of natural habitats and of wild
flora and fauna (the ‘Habitats Directive’). The
role of this exercise is to determine whether
the emerging content of the draft Local Plan
will generate an adverse impact on the
integrity of a ‘Natura 2000’ site. For the OPDC
area, these sites are Richmond Park andWimbledon Common. Relevant emerging
HRA screening information accompanies
this draft Local Plan as part of the IIA. A full
Screening Report will be produced for the
next version of the draft Local Plan.

Figure 6: Local Plan and supporting evidence baseIntegrated Impact Assessment (including
Habitats Regulations
Screening Assessment)

DRAFT
L O C ALP LA N

Air Quality Study

Character Areas
Study

Construction andLogistics Strategy

Cultural Principles

Decentralised
Energy Strategy

Decontamination
Strategy

Development
Capacity Study

Development
Infrastructure
Funding Study

Green Infrastructure
and Open Space
Strategy

Gypsy and Traveller
Accommodation
Needs Assessment

Industrial Land
Review

Integrated Water
Management
Strategy

North Acton
StationFeasibility Study

Old Oak Outline
Historic Area
Assessment

Old Oak Strategic
Transport Study

Park Royal
Transport Strategy

Retail and
Leisure Needs
Study

Smart Strategy
Interim Report

Strategic Housing
Market Assessment

Walking, Cycling,
Streets and Public
Realm Strategy

Waste Strategy

15

THE OPPORTUNITY
1.23	The OPDC area covers the Old Oak
Common and Park Royal Opportunity Areasin the Mayor’s London Plan (2015), which
together are identified as having the capacity
to deliver a minimum additional 25,500 homes
and indicative 65,000 jobs. The London Plan
identifies Old Oak alone as having the capacity
to deliver a minimum 24,000 homes and 55,000
jobs representing London and the UK’s largest
regeneration project. This scale of development
has far reaching benefits at a national, regional,
west London and local scale. Park Royal isEurope’s largest industrial estate and is a vital
cog in the London economy, accommodatingover 1,500 businesses employing over 36,000
people. The Mayor’s London Plan (2015)
identifies that through redevelopment andintensification, it has the potential to deliver anindicative 10,000 jobs and a minimum of 1,500
additional homes.
For the UK
1.24	The OPDC area and particularly Old
Oak is set to be transformed in 2026 with the
opening of Old Oak Common Station, which
will connect London Crossrail and National
Rail services to the newly built High Speed 2line in a station nearly the size of Waterloo,
accommodating over 250,000 passengers
a day. The creation of this new station will
dramatically improve transport accessibility
in the immediate area, across London andalso across the entire UK. Passengers willneed to change trains at Old Oak if they are
travelling to and from the north and London’s
two largest airports - London Heathrow and
London Gatwick. London Heathrow will be
16just 8 minutes from Old Oak Common via
London Crossrail, whilst journeys from thenorth to Gatwick via Old Oak Common will be
15 minutes shorter via the West London Line.
The new station will also dramatically increase
the nation’s access to Central London and theWest End, which will be just 10 minutes from
Old Oak via Crossrail.
1.25 Centred on this new transport superhub, the OPDC area constitutes the UK’s
largest regeneration project. This development
potential could bring enormous rewards for thenational economy, with the new jobs having thepotential to generate billions of pounds for the
UK economy. Likewise, the additional 25,000+
homes the area could deliver will contribute tocombatting the nation’s housing shortage aswell as contributing billions of pounds to the
UK through housing consumption.
For London
1.26	The scale of development in Old Oak andPark Royal will make a significant contribution
to London’s growing need for homes and jobs.
Strategic transport infrastructure provision in
the OPDC area will also help transform accessacross London – both within the city and to therest of the UK.
1.27	London’s population has never been
higher and London-wide, the Mayor has
identified the need for an additional 49,000
homes per annum to meet London’s housingneeds over the next 20 years. At 24,000 homes,
Old Oak Common represents London’s largest
Opportunity Area in terms of its capacity for
new homes and ability to secure a range of

housing types and tenures.
1.28	Across the OPDC area there is thecapacity to deliver an additional 65,000 jobs ofwhich approximately 55,000 would be in Old
Oak and 10,000 in Park Royal. Together, thisrepresents the largest quantum of new jobs in
London outside of the City and this could help
further strengthen London’s economic output
and role as a world city. Millions of people
will be within an hour’s journey time of Old
Oak, making the new office hub an attractive
location for employers.
1.29 In support of these new homes andjobs, there will be opportunities for a number of
supporting ancillary uses. At over 135 hectaresof developable land, Old Oak provides particular
opportunities for a range of supporting uses.
OPDC has developed a Cultural Principles
document to consider how OPDC will work
to facilitate the continued growth in London’scultural offer to further cement London’s
position as the world’s cultural capital and toembed culture within the area.
1.30	The transport improvements resulting
from the provision of the Old Oak Common
Station will provide London-wide benefits.
Approximately one third of Londoners
accessing HS2 will board trains at Old Oak.
This will bring Londoners within 38 minutes ofBirmingham and fast access to other UK cities,
such as Leeds, Manchester, Liverpool and
Newcastle. Within London itself, connectivity
between London Overground and Crossrail
will enhance accessibility for many residents
and employees across London.

12,500 homes

Figure 7: Opportunity Areas incentral and west London

geCricklewood /Brent Cross OA
20,000 jobs
10,000 homes

Wembley OA

11,000 jobs
11,500 homes

H

Park Royal OA

10,000 jobs
1,500 homes

Sp
igh

ee d

1

Kings Cross OA
25,000 jobs
1,900 homes

Old Oak OA

55,000 jobs
24,000 homes

Kensal OA

2,000 jobs
3,500 homes

Ealing Broadway stationa il 1
Crossr

70,000 jobs
8,700 homes

Euston OA
Paddington OA

Old Oak station

City Fringe /Tech City

7,700 jobs
2,800 homes

5,000 jobs
1,000 homes

White City OA

10,000 jobs
6,000 homes

Waterloo OA
15,000 jobs
2,500 homes

Victoria OA

4,000 jobs
1,000 homes

Golden Mile

Earls Court OA

9,500 jobs
7,500 homes

London Bridge
Blackfriars OA
25,000 jobs
1,900 homes

Elephant & Castle OA

Pedestrian
Bridge5,000 jobs
5,000 homes

oss
ra

il 2

tion
Exten
e
n
i
L
er n
North

Clapham Station

Ce n

Vauxhall Nine Elms
Battersea OAt

25,000 jobs
20,000 homes

n
o
Z
s

e

17

For west London
1.31 Much of west London is residential incharacter. The vast majority of its housing
stock is made up on Victorian, Edwardian andinter-war housing. Like much of London, west
London has in recent years suffered from achronic housing shortage and particularly
a shortage in affordable housing. West
London’s Opportunity Areas are the main
locations for delivering these new homes andtogether, these have the capacity to deliver
an additional 84,000 homes, representing
over 20% of London’s new homes over the
next 20 years. The OPDC area is anticipatedto have a significant impact on west London’s
housing supply providing over 30% of these
new homes and within this, the opportunity
for a significant amount of new affordable
homes.
1.32 West London makes a significant
contribution to the economy of Greater
London. Its economic activity is centred on
its town centres (such as Shepherds Bush,
Hammersmith, Ealing and Wembley) andemployment estates (such as Park Royal and
the Golden Mile in Brentford). The economy
of west London is to a large degree related toits position between Heathrow - London andthe UK’s largest airport and the West End
and City – London’s economic powerhouses.
As with housing, West London’s Opportunity
Areas are likely to be the key centres for thedelivery of new employment and the London
Plan (2015) identifies that together, these
Opportunity Areas could deliver 94,000 jobs ,representing over 18% of London’s new jobs
18

over the next 20 years. Of this over 65% of
the jobs could be delivered within the OPDC
area. Park Royal is already a vital cog in theeconomic engine of west London, currently
providing over 36,000 jobs. An additional
10,000 jobs here will help with the growthof existing sectors and potential for new
sectors to emerge and establish themselves.
In Old Oak, the creation of a new commercial
hub around Old Oak Common Station will
help drive forward the economy of west
London and help west London to continue tocompete with other parts of the London andwider south-eastern economy.
1.33	Transport infrastructure provision
in Old Oak will have a significant impact
on accessibility and growth across west
London. The new station on the North
London Line at Old Oak Common Lane will
provide connections to Crossrail and HS2 forresidents from locations such as Richmondand Gunnersbury (the Golden Mile) andvia Willesden Junction, locations such as
Wembley Opportunity Area and Harrow. On
the West London Line, a new station at Hythe
Road will provide connections to Crossrailand HS2 for locations such as the WhiteCity and Earl’s Court and West Kensington
Opportunity Areas. The OPDC area is also
well connected to the wider west London
area by the strategic road network. Both the
A40 and A406 (North Circular) provide fordirect connections to other locations in west
London, although both suffer from heavy
traffic congestion.

For the local area
1.34	The immediate context of the OPDC
area contains some of the most deprived
areas in the country. Locations such asHarlesden and Stonebridge are ranked within
the top 10% most deprived wards nationallyand have issues with income deprivationand health. The OPDC area and particularly
infrastructure in the Old Oak area, currently
separates many of the communities bordering
the OPDC area. New development has theopportunity to overcome this severance andknit together this part of west London. The
scale of transformation planned in the OPDC
area will further spur the regeneration ofthese surrounding areas and help to unlock
additional development and growth. OPDC isdeveloping a Socio-Economic Regeneration
Strategy which will identify mechanisms
to ensure that surrounding communities
benefit from employment opportunities bothduring and post-construction. OPDC is also
working with surrounding local authorities
to plan for the integration of the OPDC
area into the wider hinterland. OPDC will
work with the boroughs to develop ‘fringe
masterplans’. These masterplans willconsider the potential for better connectivity
and permeability between OPDC and theseareas. Figure 8 shows the areas currently
under consideration and these include:■■ White City Opportunity Area and northof White City. White City is currently
being transformed with the expansionof Westfield, development of Imperial
College’s White City Campus andFigure 8: Old Oak and Park Royal
with surrounding areas of change19redevelopment of the BBC Television
Centre. Its OAPF was adopted in 2013 anddevelopment in this area is well underway.
Coordinated public realm improvements
could deliver better connectivity between
the OPDC area and White City. Economic
synergies will also be explored such as thepotential for Imperial College to continue
to grow its west London campus and lookto Park Royal today and Old Oak in the
future to provide scale-up incubator space,student and staffing accommodation andteaching facilities;■■ Harlesden Town Centre, which currently
suffersfromsignificant
economic
deprivation.
Improved
connections
between it and the OPDC area andemployment and training initiatives provide
significant opportunities for residents andbusinesses in Harlesden to benefit fromregeneration. OPDC and Brent Council
have established a Harlesden sub-group
to coordinate projects and strategies forthe area;■■ Kensal Canalside Opportunity Area,
which is immediately to the east of the
OPDC area and is identified as having thecapacity to deliver a 2,000 new jobs and aminimum 3,500 new homes. There will be
opportunities to improve connections with
Kensal Canalside and OPDC will workwith the Royal Borough of Kensington and
Chelsea to explore ways that this can beachieved;■■ Alperton, to the west of the OPDC area
has been identified as a ‘Housing Zone’
by the Mayor of London with additional
20

funding for the delivery of affordable
housing. The Alperton housing zone is
identified as having the capacity to deliver
over 3,000 homes;■■ Wembley Opportunity Area, which is lessthan 2 miles from the OPDC area and iswest London’s second largest Opportunity
Area after Old Oak, has the potential todeliver 11,500 homes and 11,000 jobs.
In future, Wembley could potentially bebetter connected to Old Oak through theprovision of a spur to the West Coast
Main Line, but there are also opportunities
for more short-term solutions to better
connect Wembley to the OPDC area;■■ Acton, which is located to the south of
the OPDC area. The area suffers fromconcentrations of deprivation but alsohuge opportunities likely to be brought
about by the opening of a Crossrail station
at Acton Main Line in 2018. Ealing’s Core
Strategy identifies that this could bringabout the delivery of an additional 2,300
homes over the next 20 years. Improved
connections from North Acton will provide
significant opportunities for Acton tobenefit from regeneration in the OPDC
area; and■■ Centres in the wider area such as
Ealing, Southall, Wembley, Hammersmith
and Kensington that will be influenced
by the scale of development proposed
at Old Oak and Park Royal. There isa need for close collaboration with thesurrounding local authorities to consider
what these influences might be andensure that measures are taken to capture

opportunities and mitigate any potential
impacts.

Figure 9: Grand Union Canal

21

22

2
SPATIAL VISION & OBJECTIVES

23

Spatial Vision & Objectives
A Spatial Vision

Our Mission

A thriving part of London connected to
the rest of the UK and internationally.

■■ Pro-actively lead the comprehensive
and best practice planning of Old Oak
and Park Royal that complements thewider area.
■■ Enable the delivery of a liveable
new place for a mix of residents,
employees and visitors, ensuring new
development achieves the highest
standards of design.
■■ Work positively with stakeholders
to unlock and coordinate the area’s
regeneration potential.
■■ Engage with, and support theparticipation of, local communities
during the plan making anddevelopment
management
processes.
■■ Run a responsive, customer focusedplanning service.

Old Oak and Park Royal will be acentre for innovation and growth thatwill shape west London and strengthen
London’s role as a global city.
A new commercial hub with culturaluses, alongside a diverse network ofvibrant neighbourhoods, will help createa London destination recognised as an
exemplar in large-scale housing andemployment led regeneration.
Question:
QVO1: Do you agree with the Spatial
Vision? If not, what might you change?

Question:
QVO2: Do you agree with the mission
statement? If not, what might you
change?
24

You can provide comments directly
through:
opdc.commonplace.is

Figure 10: Key diagram

25

Objectives
Consolidating

Creating

Communities

1. Optimise a once in a lifetime
opportunity created by High Speed 2
and Crossrail to secure investment thatwill:

3. Deliver a varied mix of uses,
including cultural and catalyst uses,that support the growth of a vibrantLondon destination.

a. deliver a thriving new centre at Old
Oak with much needed homes, a mixof employment space and associatedsocial and physical infrastructure;b. protect and regenerate the Park Royal
industrial area as a cornerstone of the
London economy.

4. Celebrate existing features of
the Grand Union Canal, Wormwood
Scrubs, Park Royal, heritage assets,
and local communities to help create aunique sense of place.

7. Create a series of connected andinclusive lifetime neighbourhoods,
designed to improve the quality of life,
enhance health and well-being, deliversocial and economic benefits for local
communities and foster a sense ofcommunity and diversity.

Connecting
2. Accessible and high quality
national, regional and local transport
connections, focused around a
new world class station at Old Oak
Common will catalyse comprehensive
regeneration with well-designed streetsthat will fully connect into surrounding
areas.

26

5. Utilise the scale of opportunity
to embed and showcase exemplar
standards of design, smart technology
andenvironmental,socialandeconomic sustainability, during theplanning, construction and operation
stages.
6. Be flexible and adaptable, both tothe effects of a changing climate andfuture changes in practices, including
the circular economy and deliver anopen and secure digital place.

Question:
QVO3: Do you agree with the
Objectives? If not, what might you
change?
You can provide comments directly
through:
opdc.commonplace.is

Figure 11:
x: Illustrative 3D
masterplan

27

28

3
OVERARCHING SPATIAL POLICIES29

Overarching Spatial Policies
3.1	This chapter contains policies addressing the following policy themes:■■ OSP 1: Optimising growth■■ OSP 2: Land use■■ OSP 3: Connections and open spaces■■ OSP 4: Densities and building heights■■ OSP 5: Places
3.2	These policies provide the key overarching policy statements for the OPDC
area. They set the policy basis for the proceeding places (see chapter 4) and thematic polices (see chapters 5-12).

Questions:
QOSPa: Are there any other overarchingspatial policy themes you think OPDC’s
Local Plan should be addressing?
QOSPb: Do you agree with thechapter’s preferred policy options? If
not, what might you change?
QOSPc: Are there any other policy
alternatives that could replace thechapter’s preferred policies?
You can provide comments directly
through:
opdc.commonplace.is30

EVIDENCE BASE
Table 1: Overarching Spatial Policies Evidence baseSupporting study
Description
OPDC Development Capacity Study
A study looking at the capacity of the OPDC area to accommodate newhomes and jobs.
OPDC Cultural Principles
A document showing how OPDC can contribute to London’s position as
the world’s cultural capital and how embedding culture in development can
assist placemaking
OPDC Retail and Leisure Needs Study A study looking at the need for retail and leisure space in the OPDC area,(RLNS)
which includes examples of meanwhile/interim uses across London.
OPDC Walking, cycling, streets andA strategy setting out recommendations for the public realm, public open
public realm strategy
space and walking and cycling infrastructure for the OPDC area.
OPDC Green Infrastructure Strategy
A strategy reviewing existing GI assets, future GI requirements, andidentifying opportunities for improving function, connectivity and integration
with other infrastructure.

StatusDraft completed
Draft completed
Draft completed
To be developed
To be developed

31

OSP1: Optimising Growth
Key Issues
1. London’s population and economy is growing at an incredibly fast rate and there is aneed for development to keep abreast of
this growing need to deliver over 1 million
new homes over the next ten years.
2. Brownfield land plays a critical role inmeeting this need and it is important to
optimise this opportunity where presented.
3. The OPDC area represents London’s andthe UK’s largest regeneration area andcan make a significant contribution towards meeting London’s growth.
4. The scale of regeneration planned at Old
Oak and Park Royal, if planned correctly
and coordinated with growth in surrounding Opportunity Areas can help to shapewest London and support London’s role
as a global city.
Policy context
National
3.3 The National Planning Policy Framework(NPPF) requires planning to be a tool to promote growth and meet the need to housepeople and continue the expansion of the
UK’s economy and the prosperity of its residents.

32

Regional
3.4 The London Plan identifies London’sneed to meet its projected population andeconomic growth. The London Plan recognises that Opportunity areas are the capital’s
major reservoir of brownfield land with significant capacity to accommodate new housing,commercial and other development linked toexisting or potential improvements to public
transport accessibility.
Preferred Policy Option
OPDC will work with stakeholders andpartners to ensure that development:a) Optimises growth to deliver new
homes and jobs and support theregeneration of the area; andb) Enables the creation of a newdestination that will shape west
London and supports London’s role
as a global city.

justification
3.5	The OPDC area can play a criticalrole in meeting London’s need forhomes and jobs. In 10 years, this area
will have unparalleled connectivity

with a once in a lifetime opportunity to
optimise regeneration and developmentin the surrounding area.
3.6 Growth in the OPDC area
will have benefits both locally andacross the wider area. During the 20
years of this Local Plan, the level ofdevelopment envisaged, along withthe planned strategic infrastructure, will
fundamentally change the geography ofwest London. It is important that the newdevelopment in the OPDC area drives
forward the economic prosperity of its
local and west London residents andbusinesses and also that opportunities
are taken to deliver development that
supports and strengthens London’srole as a competitive global city. This is
explored in further detail in the Places(chapter 4) and Town Centre Uses
(chapter 9) Chapters.
alternative policy option
3.7 No reasonable alternative policy
options have been identified as analternative would not be consistent with
the NPPF or in general conformity with
the London Plan.

Figurex:
Figure12: Illustrative
masterplan

33

OSP2: Land use
Key Issues
1. OPDC’s Local Plan must be in general
conformity with the London Plan, whichsets a clear homes and jobs target for both
the Old Oak (24,000 homes and 55,000jobs) and Park Royal (1,500 homes and10,000 jobs) Opportunity Areas.
2. This scale of regeneration presents opportunities to provide facilities for local,
sub-regional and London-wide needs.
3. It will be important to create vibrancy byencouraging a mix of uses and this should
include a mix of small to large scale catalyst uses.
Policy context
National
3.8 The NPPF requires that planning policies
aim for a balance of land uses within theirarea so that people can be encouraged tominimise journey lengths for employment,
shopping, leisure, education and other activities, as well as delivering a wide choice ofhigh quality homes.
Regional
3.9 Annex A of the London Plan sets housing and jobs targets for the Old Oak Common and Park Royal Opportunity Areas. The
housing targets are minimum targets whilst
the jobs targets are indicative.
34

Preferred Policy Option
OPDC will support proposals that
contribute to the creation of a new partof London by:a) Delivering a new thriving centre at
Old Oak that seeks to accommodate
24,000 homes and 55,000 jobs;b) Protecting and regenerating thePark Royal industrial estate as a
powerhouse of the London economy
accommodating 10,000 new jobs
and 1,500 new homes; andc) Delivering a full mix of town centre,
cultural and catalyst uses andassociated infrastructure within a
new town centre hierarchy.

justification
3.10 The OPDC area covers both
Old Oak and Park Royal Opportunity
Areas, two of London’s most exciting
opportunity areas. Together theseform London and the UK’s largest
regeneration project.
3.11 The OPDC area can make asignificant contribution to London’s
growing housing need. The London
Plan sets a requirement for the Old
Oak and Park Royal Opportunity Areas
to deliver a combined minimum of
25,500 homes. OPDC has undertakena Development Capacity Study (DCS),
which demonstrates how the OPDC
area is capable of achieving this target.
OPDC will support proposals that help
to deliver this target. Further details on
the way this target can be achieved arecontained in the Housing and Places
Chapters and specifically Policy H2.
3.12 The scale of development plannedin Old Oak could make a significant
contribution to housing need andhave a profound impact on both theLondon and UK economy, with early
work showing how comprehensive
regeneration at Old Oak could generate£7.1 billion per annum of gross value
added (GVA) for the UK economy.
3.13 Park Royal is the UK’s largest
industrial estate, currently employing
over 36,000 people across over 1,500
businesses. Protecting the estateis vital to the London economy andFigure 13: Land use

35

opportunities should also be taken
to intensify its use where feasible,
including the provision of new homes
on sites not designated as Strategic
Industrial Location (SIL) (see policyE3).
3.14 The new population will need tobe supported by a range of ancillary
services. This will take the form of
new shops, culture, sports and leisureand social infrastructure such as new
schools, health centres and community
space. In the first instance, these should
serve the new population living in thearea. These facilities should also be of
benefit for communities surrounding
OPDC and culture, sports and leisureuses could make a valued contribution
to London (see chapter 9).

alternative policy option
3.15
No reasonable alternative
policy options have been identified.
This Local Plan must be in general
conformity with the London Plan andthis sets clear homes and jobs targets
for the OPDC area.

36

Figure 14: Local business in ParkRoyal

Figure 15: Local business in Park
Royal

37

OSP3: Connections and open spaces
Key Issues
1.	The existing built environment createssignificant severance and lacks integration with surrounding areas. This should
be addressed through a series of new andimproved connections and movement options.
2. Sufficient amounts of high quality open
space should be provided to meet theneeds of local communities and at thesame time, contribute to mitigating the impacts of climate change.
Policy context
National
3.16 The NPPF identifies that:■■ development should establish a strong
sense of place, using streetscapesand buildings to create attractive andcomfortable places to live, work and visit;■■ development should deliver places which
promote clear and legible pedestrianroutes that encourage the active use of
public areas; and■■ access to high quality open spaces andopportunities for sport and recreation canmake an important contribution to thehealth and well-being of communities.
Regional
3.17 The London Plan provides guidance for38

connections, public realm and open spaces
including:■■ delivery of secure, accessible, inclusive,
connected, legible, uncluttered public
realm that relates to the local context,
including heritage;■■ incorporating the highest quality design,landscaping, planting, street furnitureand surfaces; and■■ delivery of new public open space toaddress areas of deficiency.
3.18 The Mayor’s Old Oak and Park Royal OAPF principles D1, D2, OO2 and OO3
provide guidance for delivering new and improve connections, public realm and open
space within Old Oak and Park Royal.
Preferred Policy Option
OPDC will support proposals thatdeliver:a) improvements to the existing street
network, as well as a new street
network that connects stations, key
destinations, neighbourhoods andsurrounding areas;b) the highest standards of designfor the public realm that canpositively accommodate change andinnovation over time;c) a well-connected and legible networkof high quality and varied public,
communal and private open spaces
to meet all needs; andd) development that celebrates theexisting open spaces of Wormwood
Scrubs, the Grand Union Canal, thecanalside nature reserve, St. Mary’s
Cemetery, Wesley Playing Fields
and Acton Cemetery.

justification
3.19 Connecting Old Oak and Park
Royal into London, west London andits local context will be fundamental
to the successful regeneration of thisarea. The key routes shown in Figure
16 will be key in achieving this. Highquality public realm not only supports
movement but plays a key role infacilitating social interaction. Alongthese routes, there will be locations
where routes intersect that can become
the focal point for new communities,
such as Grand Union Square. At these
focal points, uses and activities thatencourage vibrancy will be supported.
New connections will enable local

Figure 16: Connections and open spaces

39communities to access services in andaround Old Oak and Park Royal. The
public realm should be accessible to all
people and respond to changing needs.
3.20 Open space plays a key role insupporting the health and well-beingof local communities and is criticalin delivering the green infrastructure
network (see policy EU8). New
development should enable delivery of
new and improved open spaces that
support the needs of a new community
living and working across Old Oak andPark Royal. During the development of
Old Oak, there will also be a need for
temporary open spaces to activate thearea and provide amenity for the earlyphases of development.
3.21 Bringing public, communal, private
and temporary open space together
provides an opportunity to deliver avaried and well-used green grid acrossthe life of the development. OPDC iscommissioning a Walking, Cycling,
Streets and Public Realm Strategy,
which will provide a framework fordelivering an exemplar sustainable,
accessible urban environment for Old
Oak and Park Royal. The strategy will
be made available as a supporting
study to the next draft of the Local Plan.

40

alternative policy option
3.22
No reasonable alternative
policy options have been identified.
The creation of connected places
served by open spaces that meet needis underpinned by national and regional
policy.

Figure 17: Grand Union Canal inPark Royal41

OSP4: Densities and building heights
Key Issues
1. Delivery of high density development willcapitalise on the area’s excellent public
transport accessibility. This approach will
optimise OPDC’s contribution towards
meeting London’s housing shortage andits economic growth and competitiveness.
2. Intensification of Park Royal could support
the industrial area’s continued growth androle in the London economy.
3. Well-designed high density and tall building development can play a positive rolein creating vibrancy and a sense of place.
To be successful, such buildings should
be exemplar and ensure the creation of a
liveable place and avoid poor quality environments.
4. Changes to public transport accessibility
identified in this draft Local Plan may require changes to the spatial distribution ofdensity set out in figure 18.
Policy context
National
3.23 NPPF identifies that decisions should
aim to ensure that development optimises
the potential of sites to accommodate development.

42

Regional
3.24 The London Plan provides guidance fortall buildings and residential densities. Tallbuildings are promoted in Opportunity Areasand high densities are also promoted in areas of good public transport accessibility.
3.25	The Mayor’s Old Oak and Park RoyalOAPF principles D3 and OO4 provide guidance for building heights and densities within
Old Oak and Park Royal.
Preferred Policy Optiona) OPDC will support proposals thatdeliver predominantly:
i. the highest density development
around Old Oak Common Station;
ii. high density development aroundother rail stations and at key
destinations responding to thesurrounding context;iii. medium densities at residentialled areas; andiv. lower densities at sensitive edges.
b) OPDC will support proposals that
focus taller buildings at stations,key destinations and where they
contribute to placemaking.

justification
3.26 High density housing, retail,employment
space
and
socialinfrastructure is required to help
optimise the use of land in this area andto deliver both a new urban area and ahigh performing industrial area.
3.27 OPDC has developed a draft
Development Capacity Study (DCS)
for review and comment alongside thisdraft Local Plan. This sets out OPDC’s
draft housing trajectory and shows
how the area could accommodate thetargets set out in the London Plan. The
capacity analysis in the DCS identifies
areas that could accommodate different
densities. Suggested density levels
that may be appropriate in different
locations (see Figure 18) are:■■ Highest - Old Oak Common Stationand surrounds: in the region of 600
units per hectare;■■ High - Stations and key destinations:in the region of 550 units per hectare;■■ Medium - Residential led areas: in theregion of 405 units per hectare; and■■ Lower - Sensitive edges: in the regionof 300 units per hectare.

Figure 18: densities and building heights

43

3.28 The density ranges set out
in this draft of the Local Plan are
not predetermined densities andare specific to Old Oak and Park
Royal. These ranges will be used to
guide development proposals anddemonstrate how the total quantum ofdevelopment as required by London
Plan targets could be arranged onsite. It is recognised that developmenton particular sites may be carriedout in a number of different ways
and alternative proposals could beconsidered appropriate if they accord
with relevant planning guidance.
3.29 High density development isappropriate around stations. However,to the north of Willesden Junction
Station, around the proposed Old
Oak Common Lane Station and to thesouth of proposed Old Oak Common
Station there are sensitive locations. In
these locations, development will needto strike a careful balance between
optimising development and responding
positively to the surrounding existing
context while achieving the highest
standards of design.
3.30 The high and highest densities
identified are likely to exceed theLondon Plan’s density matrix. However,the London Plan does note that it is not
appropriate to apply the density matrix
44

mechanistically and that other factors
should be taken into account such as
local context, design and transportcapacity.
3.31 This draft Local Plan supports
small to large scale catalyst uses where
they contribute to creating a sense ofplace and deliver vibrancy. The scale ofcatalyst uses may have an impact on
the distribution and range of densities.
Small or medium sized catalyst uses
are assumed to be integrated as part ofnew mixed use development. However,large scale catalyst uses may requirea significant land take and be of aform which cannot be easily integrated
with housing and other commercial
uses. As such, to accommodate large
scale catalyst uses, the distribution ofdevelopment densities may need to be
adjusted and increased in locations tomeet the homes and jobs targets set out
in Annex A of the London Plan. Pleaserefer to OSP5 for further information
and relevant consultation questions.
3.22 High density development does
not directly equate to the delivery of tallbuildings and can be delivered across a
range of building heights. High density
development can include tall buildings.
Tall buildings must achieve the highest
standards of design, be mindful of theirsurrounding context and accord withthe requirements set out in national
guidance, the London Plan and thedraft preferred policy options of thisLocal Plan. Taller buildings should befocused in the highest and high density
areas identified above but there may
be opportunities for taller elements
elsewhere where they contribute tocoordinated place making and create amoment of interest.
alternative policy option
3.23
No reasonable alternative
policy options have been identified.
Optimising densities in Opportunity
Areas and in areas of good public
transport is underpinned by nationaland regional policy.

Questions:
QOSP4a: Do you agree with the areas
identified as sensitive edges/locationsin Figure 18?
QOSP4b: Are there any sensitiveedges that could accommodate higher
densities?
You can provide comments directly
through:
opdc.commonplace.is19

Figures: (examples of housing development)20

19: Barking town centre
20: High Point Village, Hayes
21: Aylesbury Estate regeneration
22: Adelaide Wharf, Hackney

21

22

45

OSP5: Places
Key Issues
1. National and regional guidance both recognise the importance of creating placesin which people want live, work, play andvisit.
2.	The scale of development proposed
across Old Oak and Park Royal will significantly alter the character of the area andwill also have an impact on the characterof surrounding places.
3.	There is an opportunity to create a seriesof new lifetime neighbourhoods and connected areas that can help to overcome
the areas’ current severance.
4.	These places can start to develop theirown character and each should celebrate
existing features.
Policy context
National
3.24 The National Planning Policy Framework(NPPF) requires that planning authorities
develop policies based on an understanding
and evaluation of its defining characteristics and provide guidance for establishing astrong sense of place that responds to local
character and history, while not preventing or
discouraging innovation.

46

Regional
3.25	The London Plan recognises the importance of place making. It sets out a seriesof comprehensive design related policies
that provide comprehensive guidance fordelivering Lifetime Neighbourhoods and fordevelopment to help reinforce or enhance
the character, legibility, permeability, andaccessibility of neighbourhoods. It also provides guidance for development to build on
the positive elements of character and haveregard to the form, function, structure, scale,mass and orientation of a place.
Preferred Policy Option
OPDC will support proposals that:a) Create a series of attractive andlocally distinctive places (see figure23) and lifetime neighbourhoods;b) Celebrate existing features of theGrand Union Canal, Wormwood
Scrubs, Park Royal, designatedheritage
assetsandexisting
communities;c) Demonstrate early engagement withexisting residents and businesses toinform placemaking;d) Provide activation projects andmeanwhile uses to help deliver early
vibrant places. Proposals over acertain size will be encouraged tosubmit a meanwhile strategy; ande) Deliver a mix of catalyst uses where
they accord with the policies ofthis plan and which could include
uses such as culture, sports andleisure uses, education and healthinstitutions:i. Small and medium sized catalyst
uses will be supported in town
centre locations or areas of highactivity, which are integrated aspart of mixed use developments;andii.	Large scale catalyst uses
will be supported where theygenerate vibrancy, and support
placemaking, are compatible withsurrounding development and do
not compromise the delivery ofhomes and jobs.

justification
3.26 The regeneration of Old Oak offers
a once in a lifetime opportunity to deliver
a new part of London. At this earlyFigure 23: The Places47

stage it is important that initial planningpolicies provide flexibility to encourage
and allow for changing circumstances
to shape this area. As such, this draft
plan seeks to establish a number of key
parameters to inform development.
3.27 Improving and creating newplaces within Old Oak and Park Royalis critical in fostering a fine graincharacter. Recognising existing positiveelements of the local context and local
distinctiveness will help inform current
and new areas and help foster andnurture a sense of place. The Places
Chapter (chapter 4) sets out detailed
place specific policies across the OPDC
area. These policies seek to achieve aseries of unique and connected places
that interrelate to one another and tosurrounding areas. Within Old Oak
North, Old Oak South and Old Oak West,these places, or parts of these places
may be designated as strategic sites
to help provide more detailed strategic
guidance. These suggested places arelisted below. Within these places, there
may also be specific areas that could
be identified as strategic sites to help
provide more detailed guidance (seequestion QOSP5h below).
■■ Old Oak South■■ Old Oak North■■ Old Oak High Street
48■■ Grand Union Canal■■ Park Royal■■ Park Royal Centre■■ North Acton■■ Scrubs Lane■■ Old Oak West■■ Wormwood Scrubs
3.28 Existing communities have a wealthof knowledge and are well placed toknow what currently does and does notwork. This local knowledge is important
to inform placemaking. To best capture
this local expertise, applicants areencouraged to engage at the earliest
opportunity with local communities andbusinesses in line with the requirementsof OPDC’s Statement of Community
Involvement (SCI). To supplement local
knowledge, OPDC has set up a Place
review group, to review and comment
on emerging proposals to ensure
development delivers a series of highquality, attractive and liveable places.
3.29 Meanwhile or pop-up uses canplay a valuable role in creating an early
sense of place, by attracting innovative
businesses to an area and creatinga buzz. OPDC’s Socio-Economic
Regeneration Strategy will set out how
it will support and foster workspaceand meanwhile uses to enable early
employment uses and entrepreneurial
activity.

3.30 OPDC’s Cultural Principles
provides examples of how the provisionof culture and art can help attract
business start-ups and innovators to an
area, whilst OPDC’s Retail and Leisure
Needs Study (RLNS) identifies recent
retail and employment- led meanwhile
schemes such as Boxpark Croydon, theArtworks in Elephant and Castle and
Pop Brixton. To support placemaking,
OPDC will require developers providing
a significant proportion of homes and/or floorspace to submit a ‘meanwhile
strategy’ that sets out how development
will deliver vibrant interim uses andspaces to help to activate schemes
within early development phases.
3.31 Small to large-scale catalyst
uses could act as a focus for early
development. They can also act as an
attraction drawing people into an areaand helping it to become a recognised
and successful part of London where
people want to live, work, visit andplay. Such uses could include culture,
sports, leisure uses, education andhealth institutions. The provision ofCentral St Martins – University of Arts
at King’s Cross provides a recent
example of how such uses can help
create an early sense of place. OPDC
will work with developers and providers
to explore ways in which such uses
could be attracted to help acceleratedevelopment and regeneration.
3.32 The Places Chapter identifies four
broad locations in which small, medium
and large-scale catalyst uses may beappropriate:■■ Old Oak South (P1);■■ Old Oak North (P2),■■ Old Oak High Street (P3); and■■ North Acton (P7).
3.33 Small and medium sized catalyst
uses are an integral part of town centre
uses and should be focused within the
town centre hierarchy or in areas ofhigh footfall.
3.34 Large-scale catalyst uses can playa more fundamental role in placemaking,helping to create a destination andproviding uses that serve a Londonwide need as well as meeting local
needs. Large-scale uses may have asignificant land-take, with subsequent
impacts on amenity and transport
networks. Large-scale catalyst uses
may also result in a need for greater
flexibility in development densities tocontinue to achieve the homes and jobs
targets identified for the OPDC areain the London Plan. Different largescale catalyst uses will have different
impacts on their surroundings andfor such uses to be acceptable thesewould need to clearly demonstrate how

they have successfully mitigated these
impacts. To aid decision taking, OPDC
is considering developing specifictests against which the suitability ofdifferent catalyst uses would be judged,
particularly for larger scale catalyst
uses which are more likely to have an
impact on their surroundings (pleasesee question QOSP5g).

alternative policy option
3.35 No reasonable alternative policy
options have been identified. Creatinghigh quality places is underpinned
by national and regional policy.
Alternatives not promoting meanwhileuses or catalyst uses are notconsidered reasonable as they would
stifle development in the OPDC area.

Questions:
QOSP5a: Do you agree with theproposed places within Old Oak andPark Royal?
QOSP5b: Are there any amendments
to the proposed place boundaries
needed?
QOSP5c: Are there any additional
places that could be added to betterreflect existing character areas or
respond to future development?
QOSP5d: Are the four places identified
for large catalyst uses appropriate?
Should other places be identified as
appropriate locations for catalyst uses?
QOSP5e: Are there other catalyst uses
not included in the list that would also
support the delivery of the draft Local
Plan spatial vision and objectives?
QOSP5f: Should OPDC support
catalyst uses if they result in increased
densities beyond those identified in
Policy OSP4?

You can provide comments directly
through:

QOSP5g: What specific tests might
OPDC consider applications for largescale catalyst uses against any why?

opdc.commonplace.is

QOSP5h: What areas could benefit
from strategic site policies?
49

50

4
THE PLACES

51

The Places
Key Issues

Policy context

THE PLACES

1. OPDC’s draft Local Plan includes thematic
policies. These policies will be applied toany site across the OPDC area but would
not, by themselves, result in distinctive
places or neighbourhoods being delivered.
2. To set clearer policies to ensure that new
development delivers a strong sense ofplace, OPDC has identified ten places,
which reflect the areas’ different, yet
related, character.
3. For each place, a vision has beendeveloped alongside place specificpolicies that set out how development willcontribute to the delivery of the vision.
4. Within each of the places there may be
opportunities for a series of smaller scaleneighbourhoods to emerge over time.
5. Over the life of the plan, the different places
and neighbourhoods of Old Oak and Park
Royal will change and evolve. It is notpossible or appropriate now to categorise
what the specific character of an area will
be in 20 years. For now, it is important
to identify the key parameters that new
development should seek to deliver orenhance that will give each place the best
opportunity to develop a high quality, welldesigned place.

National
4.1 The NPPF encourages local planning
authorities to allocate sites for development
and set clear policies for the expected land
use and planning principles for development.
The NPPF also requires that Local Plans
include policies that establish a strong senseof place, using streetscapes and buildings tocreate attractive and comfortable places to
live, work and visit.

P1: Old Oak SouthP2: Old Oak North
P3: Old Oak High Street
P4: Grand Union Canal
P5: Park RoyalP6: Park Royal Centre
P7: North Acton
P8: Scrubs Lane
P9: Old Oak West
P10: Wormwood Scrubs

Regional
4.2 The London Plan recognises theimportance of placemaking and the needto create a strong sense of place within
London’s new developments. London Plan
Annex A includes policies for the Old Oak
Common and Park Royal Opportunity Areas.
These provide a high level overview of the
anticipated land use and design approach to
redevelopment in the OPDC area, but do notprovide detailed place-specific policies forthe area.

4.3 Indicative housing and jobs figures are
identified for each place. As part of this consultation, OPDC would welcome commentson these. These capacity figures have been
informed by the draft Development Capacity
Study (DCS), which is available for review aspart of this consultation. The total capacity
for homes and jobs across Old Oak and Park
Royal is 25,500 homes and 65,000 jobs.
However, the comprehensive regenerationof this area is likely to take longer than the
20 years in this Local Plan period. There aresites in the core development area that are
unlikely to be developed during the periodof this plan due to on-site constraints and/or operational requirements. Please see thedraft DCS for further details.

52

EVIDENCE BASE
Table 2: The Places Evidence baseSupporting study
Description
OPDC Development CaA study looking at the capacity of the OPDC
pacity Study
area to accommodate new homes and jobs.
OPDC Retail and Leisure
A study looking at the need for retail and
Needs Study (RLNS)
leisure space in the OPDC area.
OPDC Old Oak Decentral- A strategy showing how a decentralised
ised Energy Strategy
energy network could be delivered in a phasedmanner in Old Oak Common.
OPDC Walking, cycling,A strategy setting out recommendations for the
public realm, public open space and walking
streets and public realm
and cycling infrastructure for the OPDC area.
strategy
OPDC Green Infrastructure A strategy reviewing existing GI assets, future
Strategy
GI requirements, and identifying opportunities
for improving function, connectivity andintegration with other infrastructure.
OPDC Character Note
Sets out suggested character areas within andaround Old Oak and Park Royal.
HE Old Oak Outline Histor- Assessment of the historic character andic Assessment & Addenappearance of Old Oak.
dum
OPDC Park Royal Heritage Assessment of the historic character andAssessment
appearance of Park Royal alongside
identification of local views.
OPDC Views Study
Identification of local views within and aroundthe OPDC area.
OPDC Cultural Principles
A document showing how OPDC cancontribute to London’s position as the world’s
cultural capital and how embedding culture indevelopment can assist placemaking

StatusDraft completed
Draft completed
Draft completed

alternative policy option
4.4	Alternative
policyoptionshave not been provided for the
preferred policy options as the Old
Oak and Park Royal Opportunity
Area Planning Framework sets
out the principles for each of theplaces. Overarching consultationquestions for the places can befound in Policy OSP5 (chapter 4).

To be developed
To be developed

To be developed
Completed
To be developed
To be developed
Draft completed53

P1: Old Oak SouthEXISTING CHARACTER
4.5 The area is approximately 63 hectares insize. Its predominant land use is operational
railway infrastructure. The area is also home
to two residential communities, at Midland
Terrace and Wells House Road and adesignated but underused nature reserve on
the southern edge of the Grand Union Canal.
It includes the ‘shield’ site that is due to becleared for HS2 construction works. The
area is bounded by the Grand Union Canalto the north, Wormwood Scrubs to the south,
Scrubs Lane to the east and Victoria Road/
Old Oak Common Lane to the west.
4.6 The Grand Union Canal is a designatedConservation Area and the open space on
the southern edge of the canal is an identified
nature reserve.
4.7 Much of the developable area is in public
sector ownership across Network Rail and theDepartment for Transport with long leases toTransport for London (TfL), Crossrail and aseries of rail operators. High Speed 2 (HS2)will also acquire a significant amount of land
across Old Oak South through the Hybrid Billprocess. There are a series of large scalerail depots currently operating, or planned tooperate, from the area including the Crossrail
depot, the Intercity Express Programme (IEP)
54

Depot, First Great Western, and Heathrow
Express. In the north-west corner of thesite sits the derelict former British Railways
Hostel, known as Oaklands House.
4.8 Walking and cycling access is very
constrained across the area preventing
movement to the north/south and east/west.
VISION
4.9 Old Oak South will see a newcommercial hub centred arounda world-class Old Oak Common
Station that will act as a key catalyst
for regeneration. This HS2, Crossrail
and Great West Coast Main Linestation, along with a new London
Overground station on the West
London Line, will be fully embedded
into their surroundings and will
provide residents, workers andvisitors with easy access to west
London and the wider Old Oak andPark Royal regeneration area.
4.10 Old Oak South will house asignificant proportion of Old Oak’s
total new commercial and retailspace alongside opportunities forcatalyst uses, along with new highdensity housing all supported by amix of open spaces and community
infrastructure.
4.11 A complete new network ofstreets and bridges will integrate Old
Oak South with its surroundings.
The primary streets of Old Oak HighStreet and Grand Union Street willbe the focus for town centre uses
and wider movement, with Oaklands
Street also acting as a key connecting
street between north and south.
4.12 Wormwood Scrubs, the Grand
Union Canal and its associatednature reserve will be celebrated
features of Old Oak South and will
be integral to the creation a uniquesense of place.

Figure 24: Old Oak South

55

Preferred Policy Option
New development will be required to:Land usesa) Demonstrate how any small, medium and / or large scale
catalyst uses support placemaking and where relevant
mitigates impacts on the surrounding area;b) Deliver a new commercial hub focused around the Old Oak
Common Station;c) Deliver a range of flexible workspace typologies for B1(a)uses in and around Old Oak Common Station and B1 uses
in other accessible locations;d) Provide new retail and other town centres uses, including
community space, focused around Old Oak Common
Station, along Old Oak High Street and along Grand Union
Street;e) Deliver residential development across the whole of Old
Oak South;f) Support the delivery of a network of unique and connectedneighbourhoods;
Densityg) Deliver highest densities around the new Old Oak Common
Station;h) Deliver high densities around Old Oak Common Lane
Station;i) Deliver a mix of densities, including high densities, at otherkey destinations and routes including along Grand Union
Street, Old Oak High Street, Oaklands Street and at theGrand Union Canal;j)	Be mindful of existing residential communities at Wells
House Road, Midland Terrace/Shaftsbury Gardens, and the56

adjacent amenity and ecological open spaces of Wormwood
Scrubs and Grand Union Canal;k) Provide a sensitive edge onto Wormwood Scrubs and theGrand Union Canal;
Deliveryl) Support the redevelopment of all existing infrastructure,rail and industrial uses including the Crossrail depot, theIntercity Express Programme (IEP) Depot, where feasible,
as well as above and around stations in particular the new
Old Oak Common Station;
Transportm)Support delivery of a new world class High Speed 2,
Crossrail and Great Western Main Line interchange station(Old Oak Common Station), a new London Overgroundstation on the North London Line (Old Oak Common Lane
Station) and provision of new bus, taxi and cycle services
that are fully integrated into their surroundings;n) Support delivery of a new rail link between Crossrail andthe West Coast Main Line;
Streetso) Contribute to the delivery of a new north-south Old Oak HighStreet, a new east-west Grand Union Street and associatedbridges across the Grand Union Canal;p) Deliver seamless connections through Old Oak Common
Station, connecting it to its surroundings in all directions
and making the station an integral place making feature;q) Provide direct 24 hour pedestrian and cycle access to
Wormwood Scrubs through Old Oak Common Station andin other locations if feasible;

Figure 25: Old Oak Common
Station Square

57r) Provide a new Oaklands Street with a direct vehicle bridgeover the Grand Union Canal;s)	Improve existing streets of Old Oak Common Lane andVictoria Road ensuring existing residential and businessareas are integrated with new development;t) Support better connections to Kensal Canalside Opportunity
Area;
Social infrastructureu) Deliver three health centres, a community hub and two
primary schools and for these to be located to ensure they
become focal points of the community;
Open spacesv) Celebrate the unique character of Wormwood Scrubs andthe Grand Union Canal and associated nature reserve andsupport these in becoming accessible focal points for thearea;w) Provide a network of connected and varied open spaces forresidents, workers and visitors including new arrival spaces
at the entrances to both Old Oak Common Station and Old
Oak Common Lane Station;x) Carefully mitigate impacts of existing rail uses andembankments.
Environmenty) Overcome current surface water flooding issues
experienced to the south of the Grand Union Canal andnorth of Wormwood Scrubs.

58

Figure 26: Grand Union Street

justification
4.13 Old Oak South will be home to a new world class Old
Oak Common Station that deserves a world class place.
Accompanied by a new London Overground station at Old
Oak Common Lane, these new stations will make Old Oak
South one of the most accessible locations on the London
transport network with direct connections to central London,
Euston, the West End, Canary Wharf, Heathrow, the south
east region, Birmingham and the North.
4.14 A rail connection between the West Coast Main Line and
the Great West Coast Main Line would enable improved rail
connections between both rail lines. This would also provide
opportunities for Crossrail trains to run northbound towards
Tring. At the time of writing this draft Local Plan, no feasibility
work has been carried out ‎into the benefits, business case ordelivery.
4.15 The challenges associated with delivering the new
London Overground Stations should not be underestimated.
At the time of writing this draft Local plan, the proposed London
Overground stations have‎ only undergone initial feasibility
work. Funding has now been secured to further progress thedesign and business case for these; however, currently there
is no capital funding secured for delivery of these stations.
The final arrangements for these stations will be dependent
on the outcome of this work.
4.16 In accordance with London Plan policy, the high degreeof transport access supports, in land use terms, a high-density,
mixed-use approach to development. At and around the
proposed Old Oak Common Lane Station, high densities may
be appropriate reflecting the good public transport access.
However, there are sensitive areas in the surroundings andtherefore development will need to strike a balance between
optimising density and responding to the existing context.
4.17 New development in Old Oak South should includecommercial, hotel, retail, leisure and a full mix of town centre
uses focused around the new stations, Old Oak High Street
and Grand Union Street. There may also be opportunities foranchor or catalyst uses that would contribute to Old Oak’s role
as a London destination. Policy OSP5 provides information
relating to potential catalyst uses. Development on the fringesof Old Oak South, such as the Oakland’s House site, theShield site and the North Pole East depot are most likely
to be residential-led, with supporting local retail and social
infrastructure to meet the day-to-day needs of residents.
4.18 Providing new connections into Old Oak South will be
critical to the successful regeneration of the area. The provisionof Grand Union Street - an eastern highway link, bridging the
gap between the HS2 interchange and Hythe Road, is the
single most important highway link to provide in Old Oak, as
it connects the largely residential development to the north, tothe transport hub and commercial development to the south,
as well as providing east-west through connections for othertransport modes. During 2016, further work on the design,
location and deliverability of this bridge will be carried out.
4.19 Integrating new development with existing features
will be key to creating a unique sense of place. Celebrating
the Grand Union Canal, Wormwood Scrubs and existing
communities will be very important in achieving this senseof place and new development proposals will need to clearly
demonstrate how it best achieves this. OPDC will work will key
partners including; landowners, applicants, the local Councils,
the Wormwood Scrubs Charitable Trust, the Canal and River

59

Trust, local residents and interest groups to explore how thiscan be achieved. The current nature reserve located on thesouthern edge of the canal is north-east facing; its biodiversity
value could be improved and access to nature increased if
it were to be reprovided and/or relocated in an alternative
manner. Securing the delivery of social infrastructure isfundamental to delivering successful place making. A numberof social infrastructure uses are identified to be delivered. In
addition to these, Old Oak South may also be suitable for an
all-through school.
4.20 The majority of Old Oak South is expected to comeforward for development post-2026, when Old Oak Common
Station is scheduled to open and the HS2 constructions sites
are vacated. Securing the comprehensive regeneration of Old
Oak South, in a timely manner, will require careful coordination
across the public sector. The scale and complexity inrelocating and/or reconfiguring all existing infrastructure anddepots cannot be underestimated. OPDC will need to workwith freeholders, leaseholders and operators to secure afeasible programme that can best achieve both the Mayor’s
and central Government’s requirements and aspirations forthis area.
4.21 The indicative housing and jobs capacity for Old Oak
South during the plan period is approximately 6,200 homes
and 46,000 jobs. These figures include those for Old Oak HighStreet and Grand Union Canal places (where relevant). The
figures are still in development and further work is needed to
inform the quantum and phasing including:■■ Consideration of comments received as part of public
consultation (Regulation 18 and Regulation 19);■■ Transport accessibility and local connectivity analysis;■■ Further consideration of environmental impacts ofdevelopment in relation to amenity, micro-climates, daylight/
60

sunlight, building heights and scale and the design of the street
network, public realm and open spaces;■■ Assessing need for the amount and location of amenity andsocial infrastructure; and■■ Development of locally distinctive places and character areas.
4.22 For the next stage of consultation on the draft Local Plan,
there may be benefit from having more specific policies In Old
Oak South, providing requirements for specific sites. Please seequestion QP1f.

Figure 27: Grand Union Canal in Old Oak SouthQuestions:
QP1a: Do you agree with the approach
set out for this preferred policy option?
If not, what might you change?
QP1b: Within Old Oak South should
we identify a series of smaller scaleneighbourhoods that could develop
their own character?

QP1c: Are there other land uses,
including catalyst uses, that could be
supported in this place?
QP1d: Could the nature reserve be kept
in its current location and improved,or could it be re-provided in anotherlocation or as a series of additional new
spaces across Old Oak?

Figure 28: Illustrative view from Wormwood Scrubs

QP1e: Do you agree with the early
indicative capacity for the net additional
homes and jobs? If not, how could
these be amended, while still ensuringthat London Plan targets are achieved?
QP1f: Are there sites in Old Oak Souththat would benefit from site specificpolicies?

You can provide comments directly
through:
opdc.commonplace.is

You can provide comments directly
through:
opdc.commonplace.is61

P2: Old Oak North
EXISTING CHARACTER
4.23 Old Oak North is approximately 43
hectares. It is home to Cargiant, the UK’s
largest second-hand car dealership who
occupy approximately 20 hectares. There is asignificant amount of rail infrastructure in thearea, including the North London Line, West
London Line, West Coast Main Line and anumber of rail freight spurs that connect theselines together. Old Oak North is also home
to Powerday and European Metal Recycling(EMR) who operate waste recycling andprocessing plants. Within Old Oak North
there are also a substantial number of small
and medium enterprises (SMEs), manyof whom occupy Cargiant land. Freehold
land ownership is split between Cargiant
and public sector landowners including
Network Rail and the London Borough ofHammersmith and Fulham.
4.24 The area is bound by the Grand Union
Canal in the south, Old Oak Lane and railway
lines to the west, Harlesden and railway lines
to the north east and railway lines to the west
with Scrubs Lane beyond.
4.25 Willesden Junction Station is situatedin the northern part of Old Oak North andprovides access to both the Bakerloo Lineand London Overground. However, accessfrom this station to the core development area
is poor - limited to a lightweight and narrowpedestrian bridge over the West Coast Main
62

Line. Harlesden Town Centre is immediately
to the north. Within the core development
area there are no through east-west
vehicular links. The pedestrian environmentis particularly hostile, with existing routes
isolated from surrounding uses and sufferingfrom a lack of natural surveillance.
VISION
4.26 Old Oak North will be redevelopedin the earlier phases of the area’s
comprehensive regeneration andwill set the benchmark for what is tocome in Old Oak South. The area will
be residential-led along with a mixof town centres and catalyst usesthat will support a future residential
population.
4.27 New and improved connections
into and out of Old Oak North,coupled with an enhanced Willesden
Junction Station and new London
Overgroundstationat
Hythe
Road, will dramatically improveaccessibility,
permeability
andlegibility allowing Old Oak North tobe redeveloped to provide a series of
new high quality connected lifetime
neighbourhoods.
4.28 Old Oak North will make asignificant contribution to the area’s

housing need. The future population
will benefit from a new network ofstreets, open spaces and associatedcommunity infrastructure embedded
into new buildings in accessible
locations. Town centre uses will befocused primarily along Old Oak HighStreet, Willesden Junction Station
and around Hythe Road Station. New
employment space will cater mainlyfor SME and micro-businesses aspart of new mixed-use buildings.
Early phases will be supported bya range of uses that activate thearea including meanwhile usesand employment space for SMEs
that help support placemaking,deliver a mixed use place and act
as a catalyst for wider regeneration.
This type of workspace will also
provide a different offer from thelarge commercial spaces in Old Oak
South.
4.29 Densities in Old Oak North willvary. Sensitive areas such as along
the canal will accommodate a range
of densities whilst in areas of good
public transport access as well as
key destinations and focal points,
there will be opportunities for higher
densities.

Figure 29: Old Oak North

63

Preferred Policy Option

DeliveryNew development will be required to:l) Support the early redevelopment of the area;m)Safeguard the Powerday waste site (see policy EU4);

Land usesa) Demonstrate how any small, medium and / or large scale
catalyst uses support placemaking and where relevant
mitigate impacts on the surrounding area;b) Deliver high quality, residential-led development;c) Provide a range of flexible workspace typologies for B1
uses;d) Provide B1(b) and B1(c) uses at locations adjacent totransport and / or utilities infrastructure;e) Provide for ‘meanwhile’ and flexible ‘open’ workspace that
can help with early placemaking;f) Deliver town centre uses focused along Old Oak HighStreet, the Grand Union Canal and around Hythe Road
Station and Willesden Junction Station;
Densityg) Deliver high density development to the south of Willesden
Junction Station and around the new Hythe Road
Overground stationh) Deliver a mix of densities, including high density, at otherkey destinations and routes including along Grand Union
Street, Old Oak High Street and the Grand Union Canal;i)	Be mindful of existing residential communities;j)	Be mindful of existing heritage and ecological spaces suchas the Grand Union Canal, St. Mary’s Cemetery and Kensal
Cemetery, and residential communities at Old Oak Lane,
Scrubs Lane and Tubbs Road;k) Support the delivery of a network of unique and connectedneighbourhoods;
64

Transportn) Facilitate delivery of an enhanced Willesden Junction
Station;o) Facilitate delivery of a new Overground station on the West
London Line;
Streetsp) Provide continuous access to the northern edge of theGrand Union Canal;q) Contribute to the delivery of Old Oak High Street;r) Provide better connections into Harlesden Town Centre;s) Deliver a new bridge over the West Coast Main Lineconnecting Willesden Junction to the core development
area;t) Provide a new connection into Old Oak North from Scrubs
Lane and enhance the existing Hythe Road entrance;u) Provide new and enhance existing connections over and/or
under the North London Line, West London Line and Grand
Union Canal;
Social infrastructurev) Deliver a health centre, community hub and a primaryschool and for these to be located to ensure they become
focal points of the community;

Figure 30: Old Oak Park

65

Open spacesw) Celebrate the unique ecological and historic character ofGrand Union Canal and associated nature reserve, andsupport it in becoming an accessible focal point for the areawith appropriate cultural uses;x) Provide a fine grain form of development around the Canalin particular and a network of connected and varied open
spaces, including spaces along the northern edge of thecanal, arrival spaces outside of Willesden Junction andHythe Road Stations as well as a good sized new residential
park or parks;
Environmenty) Overcome current surface water flooding issues experienced
to the north of the West London Line;z) Facilitate the delivery of an energy centre;aa) Carefully mitigate impacts of waste facilities on new andexisting residential development; andbb) Carefully mitigate impacts of existing rail uses.

justification
4.30 Development proposals within Old Oak North will be
expected to be residential-led contributing to the area’s
housing supply. Old Oak North is anticipated to form one of
the earlier phases of development and the quality of placecreated here will play an important role in shaping the wider
Old Oak area.
4.31 There is an opportunity to secure a range of catalyst uses
including small, medium and large scale catalyst uses thatwould play a role in creating a vibrant place that attracts people
to the area. Policy OSP5 (chapter 3) provides information
relating to potential catalyst uses and could include cultural,
sports, leisure, health and education uses.
4.32 Town centre uses should be focused along Old Oak HighStreet, Hythe Road Station, Willesden Junction Station andalong the northern edge of the Grand Union Canal (see Old
Oak High Street place).
4.33 OPDC will support proposals that deliver early‘meanwhile’ uses and low-cost SME open workspaces that
help businesses establish in the area quickly and will help tocreate a buzz. This has been done successfully in other big
regeneration projects such as at Elephant and Castle and at
the Olympics site.
4.34 Densities should be optimised close to the areas of highest
transport access at Willesden Junction and the new London
Overground station at Hythe Road. Densities should be lower
and more sensitive in terms of their architectural treatment
close to heritage assets and existing residential areas. At andaround the Willesden Junction Station, high densities may
be appropriate reflecting the good public transport access.
However, there are sensitive areas in the surroundings and66therefore development will need to strike a balance between
both of these contextual elements that achieves the highest
standards of design and seeks to enhance relationships withthe existing and new built environment.
4.35 The Grand Union Canal is a particularly sensitive locationin the Old Oak North area. There may be opportunities for
exceptionally designed taller elements at key destinations andfocal points on the canal where these create visual interest.
Development should be informed by the area’s ecological andheritage qualities and special consideration must be given to
the scale of new buildings and the use of materials along thecanal edge.
4.36 There are not a significant amount of heritage buildings
within the Old Oak North area; however, there may be some,such as the old Rolls Royce building, which is currently
occupied by Cargiant as their head office. We would welcome
stakeholders’ input on whether or not any existing buildings
should be retained, as part of a heritage led approach toregeneration (see Question QP2h below).
4.37 The challenges associated with delivering the new
London Overground Stations should not be underestimated. At
the time of writing this draft Local Plan, the proposed London
Overground stations have‎ only undergone initial feasibility
work. Funding has now been secured to further progress thedesign and business case for these; however, currently there
is no capital funding secured for the delivery of these stations.
The final arrangements for these stations will be dependent
on the outcome of this work.
4.38 New development provides opportunities to overcome
the area’s severance and connect Old Oak North into its
surroundings. Delivering better connections to Harlesden Town

Centre will be particularly critical, so that this part of London
can share in the benefits that the regeneration of the OPDC
area will bring. The delivery of a new bridge over the West
Coast Mainline, linking Old Oak North to Willesden Junction
Station will be necessary, to unlock the full development
potential of the area. There is an aspiration for this bridge to bevehicular, so as to improve connectivity and public transport
access into the site from the surroundings. Creating a bus link
between the heart of Old Oak and Willesden Junction would
provide benefits in terms of bus accessibility, journey times
and operational efficiency. However, it is recognised that avehicular bridge could be challenging and further feasibility
work should be undertaken to understand this further. At aminimum, this bridge would be a high quality pedestrian andcycle bridge.
4.39 Willesden Junction is a major interchange for north andwest London providing Bakerloo line and London Overgroundservices. Significant improvements to the station will be
required to cater for development related trips generated by the
Old Oak development and to act as a focus for development
around Old Oak North. The station will need to offer improved
interchange, improved accessibility, better connections withbuses and high quality pedestrian and cycle links to thesurrounding streets. Any proposed work in and around thestation including links over rail lines will require liaison with
the Network Rail Delivery and Operations team.
4.40 Development in Old Oak North should be supported byadequate open space. This should include a new park, which
could be formed of one larger space or a series of good sized
but smaller spaces across the area. With either approach, thisspace or spaces should provide for a range of leisure andrecreation activities to meet the needs of a varied population.
There should also be a series of new open spaces provided
67

along the Grand Union Canal. These could be a mix of hardand soft spaces and should help celebrate the canal as a focal
point in Old Oak. New arrival spaces will also be required
at both Willesden Junction and Hythe Road within Old Oak
North the High Street will also play an upfront role in providing
key open space and a focal point of social interaction. Further
information is provided in policy P3.
4.41 Securing the delivery of social infrastructure isfundamental to delivering successful place making. A numberof social infrastructure uses are identified to be delivered. In
addition to these, Old Oak North may also be suitable for an
all-through school.
4.42 There are significant surface water flooding issues
to the north of the West London Line and development
proposals in this area will need to identify ways to address
this. Consideration should be given first and foremost to theutilisation of SuDS to minimise pooling.
4.43 OPDC’s Decentralised Energy Strategy identifies theneed for an energy centre in Old Oak North, to serve the needsof the earlier phases of development. This could be linked to
the Powerday waste facility to generate energy from waste.
As development phases come forward, this facility could
subsequently be expanded to meet wider needs. Further workon energy supply will be carried out during 2016 and they will
better inform the approach that should be taken onsite. Moreinformation is available on this approach in the Environment
and Utilities Chapter.
4.44 Air quality and noise issues are generated by Powerdayand from rail uses. New development will need to clearly
demonstrate how design has successfully mitigated theseissues. This will be critical in ensuring a high quality residential
environment.
68

4.45 The indicative housing and jobs capacity for Old Oak Southduring the plan period is approximately 7,200 homes and 6,500
jobs. These figures include those for Old Oak High Street andGrand Union Canal places (where relevant). The figures are stillin development and further work is needed to inform the quantum
and phasing including:■■ Consideration of comments received as part of public
consultation (Regulation 18 and Regulation 19);■■ Transport accessibility and local connectivity analysis;■■ Further consideration of environmental impacts of development
in relation to amenity, micro-climates, daylight/sunlight, buildingheights and scale and the design of the street network, public
realm and open spaces;■■ Assessing need for the amount and location of amenity andsocial infrastructure; and■■ Development of locally distinctive places and character areas.
4.46 For the next stage of consultation on the draft Local Plan,
there may be benefit from having more specific policies in Old
Oak South, providing requirements for specific sites. Please seequestion QP2g.

Questions:
QP2a: Do you agree with the approach set out for this preferred
policy option? If not, what might you change?

Figure 31: Canalside housing on
the Regent’s Canal

QP2b: Within Old Oak North should we identify a series ofsmaller scale neighbourhoods that could develop their own
character?
QP2c: Are there other land uses, including catalyst uses, that
could be supported in this place?
QP2d: Should the new park be provided as one large spaceor as a series of linked new spaces across Old Oak North?
QP2e: Should development provide a continuous walking andcycling route along the northern edge of the canal?
QP2f: Do you agree with the early indicative capacity for the
net additional homes and jobs? If not, how could these beamended, while still ensuring that London Plan targets areachieved?
QP2g: Are there sites in Old Oak North that would benefit
from site specific policies?
QP2h: Should any buildings in Old Oak North be retained aspart of a heritage led approach to regeneration?

You can provide comments directly through:opdc.commonplace.is69

P3: Old Oak High Street
EXISTING CHARACTER
4.47 The proposed Old Oak High Street
is approximately 1 km in length and runs
across Old Oak North and Old Oak South.
Starting at Old Oak Lane, existing land uses
and infrastructure along its length include
Willesden Junction Station, the West Coast
Main Line, the European Metal Recycling(EMR) plant, light industrial units, railway lines
servicing the London Overground, Cargiant,the Grand Union Canal, the canalsidenature reserve, a Crossrail depot, railway
operational land, Great Western Main Lineand the Intercity Express Programme (IEP)
Depot before meeting Wormwood Scrubs inthe south.
4.48 The route of the High Street covers
private sector and public sector landownership and varies significantly in termsof its topography, starting at approximately
40 metres above ordnance datum (AOD) at
Willesden Junction and falling to 20 metres
AOD at Wormwood Scrubs.

VISION
4.49 The new high street will be a
destination for residents, workers
and visitors; a focal point for both
existing and future communities anda place where Londoners will want tovisit and spend time. The high street
will provide a new artery through theheart of Old Oak, linking Harlesdenin the north to Old Oak Common
Station, Wormwood Scrubs andbeyond to the south.
4.50 The high street and Old Oak
Common Station will be designatedas a new major town centre, providing
a wide variety of town centre uses
and supporting services. The HighStreet and around the station will
host a wide variety of attractions
and town centre uses that will draw
people to the OPDC area from afar
and will make the high street a key
destination within this new part of
London.
4.51 The character of the high street
will change along its length. It will
be commercially focused in Old
Oak South, providing services for70

the large number of employees, andwill provide a mix of uses, including
catalyst uses, and spaces in Old Oak
North to support the area’s future
residential population.
4.52 The high street will be
designed to the highest quality,with an exceptional public realm,
incorporating the highest quality
materials and green infrastructure.
Whilst the character of the HighStreet may change along its length,
but buildings fronting the High Street
will be of an exemplary architecturalquality and will celebrate key
features and destinations along its
length. The variation in levels along
the High Street will create uniquefeatures and spaces that will play adefining role in shaping Old Oak’s
sense of place.

Figure 32: Old Oak High Street

71Preferred Policy Option
New development will be required to:

DeliveryLand usesh) Support early delivery of the High Street;a) Provide a significant quantum of A-class uses as well asa range of catalyst uses including culture, sports, leisure,
health and education uses, visitor accommodation andsocial infrastructure;b) Focus primary frontages along the High Street and aroundpublic transport hubs;c) Focus secondary frontages along Grand Union Street andthe northern edge of the Grand Union Canal;d) Demonstrate how any small, medium and / or large scale
catalyst uses support placemaking and where relevant
mitigates impacts on surrounding area;e) Deliver uses that support three distinct character areas:i. Old Oak Common Station and surroundings – where
the focus should be on providing a mix of catalyst uses,
comparison retail, larger format retail and uses to support
those working in Old Oak South and interchanging in thestation;ii. The Grand Union Canal – where the focus should be on
providing sports, culture and leisure uses and eating anddrinking establishments; andiii. North of the canal – where the focus should be on providing
a mix of catalyst uses and typical high street uses suchas convenience retail and social and community facilities.
f) Provide residential uses on upper floors;

Streets

Densityg) Recognise the High Street as a key destination with
opportunities for high densities along its route, responding72

to sensitive locations;i) Provide legible connections to and from transportinterchanges;j) Incorporate generous street widths that provides a highquality public realm, that is attractive for pedestrians andcyclists along its entire length;k) Create interest from the change in levels;l) Provide exemplary architecture that marks key destinations;
Open spacesm)Support the delivery of green infrastructure along its entire
length;n) Support delivery of public open spaces at public transporthubs, by the canal, at Wormwood Scrubs, at other key
destination points and integrated along its full length.

Figure 33: Old Oak High Street73justification
4.53 Old Oak High Street will be a key artery within Old
Oak, providing direct and legible connections between key
transport and other destinations. It will join north to south. It
will be a community focal point. As a consequence, the highstreet is anticipated to have a high footfall and is considered
to be the most appropriate location to focus town centre uses.
In recognition this, the draft Local Plan proposes that the HighStreet is designated as a potential new ‘major’ town centre(see policy TC2). At over 1km, the high street is long and inrecognition of this and the changing character along its length,
there will be opportunities for the predominant land use tochange in response to this.
4.54 New development should achieve the highest quality
design that will contribute to delivering an excellent andaccessible public realm. The High Street should be, at aminimum, a through connection for pedestrians and cyclists
with exemplar public realm to promote its use by these twomodes. It may also be necessary for all, or parts, of the street
to be vehicular, including public transport, servicing andprivate vehicle use. However, further transport and design
work is needed to assess this in more detail. This would be
encouraged where it would add to the street’s sense of activity
and does not detract from the environment for pedestrians
and cyclists.
4.55 The High Street forms part of the ‘green grid’. It istherefore expected that street widths are generous andincorporate the highest standards of design for the public
realm. Along its length, open spaces and public squares
should be provided to contribute to the open space network. It
may also be feasible for open and civic spaces to be provided
contiguously or continuously along its entire length to support
the incorporation of green infrastructure including Sustainable
74

Drainage Systems (SuDS).
4.56 Building heights and massing on the high street should
vary, respond to local character and context and should not
create a wall of massing. Any development proposals willneed to be sensitive to its surroundings such as Wormwood
Scrubs, the Grand Union Canal, Kensal Cemetery and nearby
existing residential areas.
4.57 The indicative housing and jobs capacity for Old Oak
High Street is included within figures for Old Oak South and
Old Oak North given the place’s linear nature.

Questions:
QP3a: Do you agree with the approach set out for this preferred
policy option? If not, what might you change?
QP3b: Are the three distinct characters we have identified for
Old Oak High Street appropriate?
QP3c: Are there any other land uses we should be identifying
as appropriate for Old Oak High Street?
You can provide comments directly through:opdc.commonplace.is

Figure 34: Old Oak High Street
from Willesden Junction Station75

P4: Grand Union Canal
EXISTING CHARACTER
4.58 The Grand Union Canal within Old Oak
and Park Royal is approximately 4.3 km longwith a continuous tow path along its southernedge. It currently provides the only consistenteast - west walking and cycling route throughthe area and provides a direct connection tocentral London. It is designated as a cycle
Quietway, a site of Metropolitan Importancefor Nature Conservation and a Conservation
Area within Hammersmith and Fulham.
4.59 Today, the uses fronting onto the canal
are industrial in nature providing limited
passive surveillance on to the canal andlimited access points. These elements havea negative impact on its use for walking,cycling and recreation.
4.60 The canal itself is home to a communityof residential moorings and is currently notextensively used for transport or freight
movement. Landownership falls within the
public and private sectors with the Canal andRiver Trust owning a substantial portion of
the existing tow path.

76

VISION
4.61 The Grand Union Canal will be
one of the defining features of both
Old Oak and Park Royal and will bea key place where people will visit,
play and spend time.
4.62 The Grand Union Canal
will be central to creating a newpart of London in Old Oak andenhancing Park Royal as a thriving
industrial area. Within Old Oak, newdevelopment along the canal willtransform the character of the area.
New development will reflect thearea’s heritage and help to create afine grain built environment. Highdensities will be provided in certain
locations such as key destinations
and focal points, specifically at thejunction with Old Oak High Street.
4.63 There will be a continuous
walking and cycling routes on bothsides in Old Oak and on the southernside in Park Royal. It will provide asafe and convenient walking andcycling route enabling people toaccess the length of Old Oak, Park
Royal and beyond.

4.64 Development adjacent to thecanal will provide high quality active
frontages alongside providing levelchanges to deliver views and accesspoints to the canal along both thenorth and south edges. New bridgecrossings will support easier north/ south movement while the canal
itself will be promoted and used forthe transport of people and freight.
4.65 Sitting beside the Grand Union
Canal, a string of waterside spaces
will complement the canal’s historiccharacter providing a mix of spaces
for events, relaxation, socialisingand the night time economy alongbusier stretches. Its ecologicalrole will be enhanced and used tosupport the delivery of the green
infrastructure network.

Figure 35: Grand Union Canal

77

Preferred Policy Option

Heritage

New development will be required to:i) conserve and / or enhance the Grand Union Canal and its
setting as a Conservation Area;

Land usesa) deliver a mix of town centre uses with active frontages
and activities at ground floor level within the Old Oak town
centre. This should include a mix of cultural, sports, leisure,creative, eating and drinking uses;b) deliver commercial uses, and where possible residential
with front doors on to the canal, providing good overlooking
and passive surveillance at other locations;c) deliver housing, and employment uses in accessible
locations, at ground floor level elsewhere along its length in
Old Oak;d) deliver industrial uses and ancillary uses with goodoverlooking and passive surveillance at ground floor level
in Park Royal;e) support the delivery of residential and visitor moorings inappropriate locations that do not adversely impact on theregeneration of the wider area or the navigational functionof the canal;
Densityf) recognise the Grand Union Canal’s designation as aConservation Area and an important ecological asset, andas such as a sensitive location. A mix of densities will beappropriate along the canal including lower and medium
densities but with opportunities for some taller elements at
key destinations where they generate a moment of interest;g) deliver a fine grain development along the canal edge,h) explore the potential to create a variety of character along
the canal edge;
78

Transportj) support the delivery of new passenger and freight transportfacilities in appropriate locations;k) utilise the Grand Union Canal for passenger and freighttransport and leisure uses, taking into account any impact
on biodiversity and drainage functions;
Streetsl) contribute to the retention and improvement of the towpath
on the southern side of the canal as a walking route andcycling QuietWay;m)contribute to and / or deliver a continuous new walking andcycling route along the northern canal edge within Old Oak;n) support the delivery of towpath lighting which doesn’t
negatively impact on local biodiversity;o) support the delivery of new bridges over the canal;p) ensure that existing communities within Park Royal canaccess and use the canal to connect into Old Oak;Open spacesq) deliver and / or contribute to the delivery of new andimproved canalside public open spaces including Grand
Union Square;r) support the use of canal side spaces for events andactivities;s) explore the opportunity to deliver new waterspaces including
basins within Old Oak;

Figure 36: Grand Union Square79t) improve the design, treatment and access to the nature
reserve within Old Oak;
Environmentu) deliver new and enhanced existing green and civic spacesthat help to improve this important green infrastructure
corridor;v) overcome current surface water flooding issues experienced
along the canal’s length.

Figure 37: Granary Square,
Kings Cross

justification
4.66 The Grand Union Canal is one of the defining features of
Old Oak and Park Royal and provides significant opportunities
to shape the regeneration of Old Oak and the enhancement ofPark Royal. Its role and function will change along its length,reflecting the diverse range of uses and activities from themixed use character of Old Oak to the industrial characterof Park Royal. Drawing from examples at Battlebridge Basin(LB Islington), Brindleyplace (Birmingham), Kings Cross (LB
Camden) and Hackney Wick (LB Hackney) these functions will
help inform the development and improvement of characterareas along its length. Moorings can also provide a role inactivating the area and providing elements of low cost housing.
4.67 The Grand Union Canal is recognised as a sensitive
location reflecting its designation as a Conservation Area within
Old Oak. In light of this, the scale and density of development
will be expected to more restrained than elsewhere,
although there will be opportunities for taller elements at key
destinations such as Grand Union Square where they help tocreate moments of interest.
4.68 To support greater use of the canal, active frontages
should be focused around key destinations on the canal edge,
particularly along its northern edge, with town centre uses at
key destinations to provide passive surveillance. Improved
walking and cycling infrastructure along both sides of thecanal will create a more inviting linear route linking new public
open spaces and water based activities. To support access tothe canal and north and south movement, development willneed to coordinate the delivery of new routes and support thedelivery of new bridge crossings. In delivering these elements
engagement with stakeholders including the Canal and River
Trust should be undertaken.

804.69 The canal is also a vital asset in securing sustainabletransport patterns for construction, waste and passenger
transport. The expansion and intensification of Park Royal willcontribute to increasing the potential for water transport thatwill require new and improved wharf facilities and therefore
working with Transport for London and water freight companies
to maximise these potential opportunities will be important.

Questions:
QP4a: Do you agree with the approach set out for this preferred
policy option? If not, what might you change?

4.70 Development sites close to the canalside provide
excellent opportunities for a range of canalside public open
spaces. These spaces provide opportunities for social
interaction, relaxation, event space and informal sports. These
spaces provide a key element in the green grid. If deliverable,
new waterspaces could also be incorporated within new
development to strengthen the character of the canal andfurther bring elements of water into the regeneration area.

QP4c: Are there other land uses that should be supported inthis place?

4.71 The designation of the canal as a Nature Conservation
Area will also require development to deliver new green
infrastructure to this important green corridor that forms an
integral part of OPDC’s green infrastructure network.
4.72 The indicative housing and jobs capacity for the Grand
Union Canal is included within figures for Old Oak South and
Old Oak North given the place’s linear nature.

QP4b: Along the Grand Union Canal should the Local Plan
identify a series of smaller scale neighbourhoods that could
develop their own character?

QP4d: Could development along the canal edge achieve
higher densities than suggested in the policy whilst still being
designed to protect and / or enhance the area’s conservation
area designation?
You can provide comments directly through:opdc.commonplace.is

Figure 38: Canalside art
installation81P5: Park Royal
EXISTING CHARACTER
4.73 Park Royal is one of Europe’s largest andmost successful industrial estates providing
vital services for the capital and further afield.
The industrial estate is comprised of a variety
of industrial and warehousing typologies andis protected by the London Plan Strategic
Industrial Location (SIL) designation. There
are approximately 1,500 business units
employing an estimated 36,000 people.
4.74 A Gypsies and Travellers site is locatedin the east of the area. At the western edge,
the former Twyford Tip site benefits froman implemented planning permission. Park
Royal also includes the following locations
outside of the SIL designation:■■ First Central – office, housing andpublic open space located in thenorth west of Park Royal;■■ Wesley Estate and playing fields– existing housing and public open
space located in the east of Park
Royal;■■ Acton cemetery – public open space;and■■ Park Royal neighbourhood centre– Central Middlesex Hospital,
specialist housing, town centre uses
and non-industrial employment uses
located in the centre of Park Royal.
82

4.75 The area is structured on a street
network that reflects its varied andcontinually evolving pattern of growth andredevelopment. It suffers from high levelsof road congestion generated by the area’s
industrial functions, movement network andreliance on private vehicular transport to
get to work. The public realm is dominatedin many places by parking and poor quality
public realm with limited active frontages.
4.76 There are existing issues relating toutilities infrastructure that will continue toimpact on the functioning of the area if notaddressed in the short-term.
4.77 Land ownership is complex and largely
in private ownership with the exception ofCentral Middlesex Hospital which is ownedby the London North West Healthcare NHS
Trust.
VISION
4.78 Park Royal will continue
to grow, evolve and intensify toaccommodate 10,000 additionaljobs and to strengthen its position
as a global leading location forindustrial and economic innovationthat actively supports London’s
economy.

4.79 Supported by resilient andinnovative physical and green
infrastructure, the area will continue
to be home to an array of diverse
industries and a strong business
community, where innovation andstart-up businesses can develop
and thrive.
4.80 Transport improvements andthe use of emerging transportmodes, will support businesses in
efficiently delivering services andgoods while new and improved
business services will support thefunctioning of the area.
4.81 The design of industrial
buildings will likely have changed,
responding to the need for making
optimum use of existing land, asvalues rise and new technologies
support structural change.
4.82 The residential pockets andopen spaces will be better connectedby safe and inviting routes to allow
existing and future residents inthese areas to access the range of
new services available in Old Oak.

Figure 39: Park Royal83

Preferred Policy Optionj) contribute to addressing utilities infrastructure issues;

New development will be required to:Transport

Land usesk) support improved frequency, capacity and connectivity inthe local bus network to stations, Old Oak, the Park Royal
Centre and across the area to reduce the reliance oncommuting by private vehicles;l) Support improvements to the highway network to addresscongestion on local and strategic roads;m)	Encourage the use of the canal for transport and freight
movement;n) Support the important role that servicing, freight and delivery
vehicles play for local businesses;a) deliver broad industrial type uses and within SIL;b) support shared business facilities and services;c) support the relocation of existing businesses from Old Oak;d) deliver workspace for small and micro businesses that
require relatively lower amounts of floorspace near tostations;e) deliver mixed use development on the First Central site
including non-industrial employment and housing thatprovides walking, cycling and public transport access toPark Royal London Underground Station;
Densityf) intensify the use of sites within SIL by requiring proposals
to demonstrate how they are maximising the use of sites,
including the provision of smaller units, to support greater
industrial employment densities;g) deliver housing densities on the First Central site that are
mindful of the surrounding context;
Heritageh) conserve and / or enhance the Brent Viaduct and any
proposed designated heritage assets and their settings;
Deliveryi) safeguard the Twyford Waste Transfer Station site (seepolicy EU4);
84

Streetso) support the delivery of cycling and walking infrastructure,including parking and improved routes to Old Oak, theGrand Union Canal, stations and other key destinations
outside of Park Royal;p) deliver improved walking and cycling routes from the Wesley
Estate to the Grand Union Canal and beyond to Old Oak;q) contribute to addressing traffic congestion generated by onstreet parking and freight movement;r) contribute to addressing severance caused by the A40 andA406;s) contribute to improving the public realm and street greening
to support industrial functions and the character of theWesley Estate;t) utilise a coordinated palette of high quality durable materials
and street furniture within the public realm;

Figure 40: An enhanced Park
Royal

85

Open spacesu) celebrate the unique character of the Grand Union Canaland the towpath to support it in becoming an accessible
focal point for the area;v) Provide a network of new and improved connected andvaried public open spaces, including spaces along thecanal, Wesley Play Fields, First Central and across theindustrial area;
Environmentw) enhance existing biodiversity assets along railway corridors,
within the First Central Site, the Grand Union Canal, existing
public open spaces and at the junction of Abbey Road andPremier Park Road;x) Overcome current surface water flooding issues experienced
across Park Royal and specifically within areas adjacent to
the A406.

Figure 41: Local business in Park Royal

Figure 42: Employees in Park Royal86

justification
4.83 To support the functioning of the industrial areas of Park
Royal, only uses defined as broad industrial type uses will besupported within SIL. These are defined in the London Plan.
4.84 Policies for employment uses for both Park Royal and thePark Royal Centre are provided in the Employment Chapter.
These provides guidance for:■■ supporting the delivery of affordable, temporary and open
workspaces;■■ protecting and expanding the Park Royal Strategic Industrial
Location designation; and■■ intensifying the use of land to deliver more workspace.
4.85 Proposed new sites to be included in SIL are shown infigure 88.
4.86 Park Royal has a rich industrial heritage which should
also be reflected in the character of development. OPDC isdeveloping a Heritage and Views Study for Old Oak and Park
Royal to inform the designation of locally significant heritage
assets specifically within Park Royal. OPDC will work with
Historic England in implementing the outputs of the Study toinform the next version of the draft Local Plan.
4.87 The West London Waste Plan allocates Twyford Waste
Transfer Station as a waste transfer station and having thepotential for redevelopment. Policy EU4 continues to safeguard
the site in accordance with the West London Waste Plan.
4.88 Park Royal currently experiences capacity and delivery
issues in relation to utilities and digital communications
infrastructure. To support OPDC’s aspirations to addressthese issues, proposals will be supported where they seek toaddress existing and future capacity issues and where they
demonstrate positive engagement with utilities providers andstakeholders.
4.89 First Central’s location near to Park Royal London
Underground Station and outside of the SIL designation
enables it to include housing subject to the mitigation of any
impact on the functioning of the SIL. Housing will be supported
where it enables the delivery of significant access to public
transport, provides spaces for small and micro businesses
and supports improved connections to Park Royal Centre. Aspart of this draft Local Plan, OPDC are also seeking the viewson whether there are other sites that could also be identified
for housing and contribute to OPDC’s homes targets (pleasesee Question QH2d).
4.90 The public realm of industrial areas should support its
functioning through the use of durable and robust materials
while reflecting the character to support the creation of asense of place. Improvements to the public realm should seek
to improve safety and the perception of safety alongside wellbeing, cycling and public transport with the aim of reducing
the over reliance on private vehicles for commuting. This will
help to release space across the area to accommodate thegrowing servicing needs of businesses in the area The Wesley
Playing Fields offer a valuable green space within the northof Park Royal and should be improved where appropriate.
Specifically, the creation of an improved walking and cycling
route to the Grand Union Canal should be explored to improve
local accessibility. Development should also contribute to thedelivery of smaller public open spaces across the industrial
area to provide locations for residents and employees todeliver a high quality environment.
4.91 Park Royal currently suffers from traffic congestion87

caused by a range of factors including use of private vehicles
for personal transport, on-street parking and highways design.
The A40 and A406 strategic roads also create barriers thatprevent easy north and south movement for walking andcycling which need to be addressed to help connect adjacentcommunities and enable access to services and employment.
4.92 It is envisaged that further detailed guidance for Park
Royal will be provided within a Park Royal Supplementary
Planning Document.
4.93 The combined indicative housing and jobs capacity forPark Royal and Park Royal Centre during the plan period isapproximately 1,500 homes and 4,500 jobs. These figures
do not include those for High Speed 2 construction sites in
Old Oak West when considered in relation to the London Plan
indicative 10,000 jobs employment capacity figure for Park
Royal. The figures are still in development and further work isneeded to inform the quantum and phasing including:■■ Consideration of comments received as part of public
consultation (Regulation 18 and Regulation 19);■■ Transport accessibility and local connectivity analysis;■■ Further consideration of environmental impacts ofdevelopment in relation to amenity, micro-climates, daylight/
sunlight, building heights and scale and the design of thestreet network, public realm and open spaces;■■ Assessing need for the amount and location of amenity andsocial infrastructure; and■■ Development of locally distinctive places and characterareas.

88

Questions:
QP5a: Do you agree with the approach set out for this preferred
policy option? If not, what might you change?
QP5b: Within Park Royal should the Local Plan identify aseries of smaller scale places that could develop their own
character? If so, where might there be areas within Park Royal
that have their own character?
QP5c: Are there particular SIL compliant land uses that should
be promoted in this place?
QP5d: Do you agree with the proposed modifications to the
SIL within Park Royal?
QP5e: Do you agree with the early indicative capacity for the
net additional homes and jobs? If not, how should these beamended, while still ensuring that London Plan targets areachieved?
You can provide comments directly through:opdc.commonplace.is

Figure 43: Prop warehousing89

P6: Park Royal Centre
EXISTING CHARACTER
4.94 Park Royal Centre sits at the heart ofPark Royal and is surrounded by the Strategic
Industrial Location (SIL) designation. The
southern portion is currently designatedas a neighbourhood centre by the London
Borough of Ealing. The area currently lacks
a defined character and its environmentis dominated by the road network focusedon the junction, which suffers from traffic
congestion.
4.95	These streets are framed by a range
of inactive building frontages and parking
that creates a poor quality public realm. The
existing services are dispersed within thearea which weakens its role as a centre forbusiness services. The majority of the area
comprises the ASDA supermarket and theCentral Middlesex Hospital. There are arange of local services that provides a muchneeded facilities for local residents andbusinesses.

90

VISION
4.96 Park Royal Centre will beenhanced to provide a range of local
services and amenities to support
the Park Royal area, including
shops, hotels and other businessservices. There is an opportunity for
it to be an identifiable centre and a
focal point for local businesses thatoffers local services for businesses
and employees. The public realm
will be improved and benefit fromnew public open spaces alongsideactive street frontages.

Figure 44: Park Royal Centre91

Preferred Policy Option
New development will be required to:Land usesa) deliver broad industrial type uses within existing SIL;b) deliver affordable ‘open workspaces’ for micro, small andmedium businesses;c) deliver shared services that support business functions ofwider Park Royal;d) contribute to the delivery of approximately 5,000 sqm of
A class uses that are focused on convenience retail andservices in a range of sizes that that support the local
business and existing residential and medical communities;e) deliver small scale ‘walk-to’ edge of centre uses along Acton
Lane, Park Royal Road, Abbey Road and Coronation Road;f) support the functioning of the Central Middlesex Hospital;
Densityg) intensify the use of sites by requiring proposals todemonstrate how they are optimising the use of sites withappropriate land uses to support greater employment
densities and delivery of town centre uses;h) improve legibility to the surrounding businesses anddestinations including stations, the Grand Union Canal andpublic open spaces;
Transporti) support improved frequency, capacity and connectivity inthe local bus network to stations, Old Oak and the widerarea;j) support improvements to the highway network to address
92

congestion on Acton Lane, Park Royal Road, Abbey Road
and Coronation Road;
Streetsk) Create a sense of place with improved walking and cycling
usage with well-defined streets and spaces;l) deliver active frontages;m)contribute to and / or deliver high quality durable public
realm;
Open spacesn) contribute to and / or deliver new public open spaces nearto the junction of the four main streets;
Environmento) Overcome current surface water flooding issues experienced
along Acton Lane, Abbey Road and Coronation Road.

justification
4.97 Park Royal Centre is surrounded by, and includes portionsof, sites designated as Strategic Industrial Location.

main thoroughfares into the centre - Acton Lane, Park RoyalRoad and Abbey Road. Proposals that have a negative impact
on the functioning of the SIL will be resisted.

4.98 Policies for employment uses for both Park Royal and thePark Royal Centre are provided in the Employment Chapter.
These provides guidance for:4.102 Intensification may include increasing building heightand massing that will help to improve legibility within Park
Royal.

■■ supporting the delivery of affordable, temporary and open
workspaces;■■ protecting and expanding the Park Royal Strategic Industrial
Location designation; and■■ intensifying the use of land for delivering more workspace.

4.103 There is likely to be a growing demand for flexible,
affordable ‘open workspaces’ designed to support SME andmicro businesses which will help to bring more people to thecentre and drive the demand for additional business services.
Alongside these non-traditional types of workspace, there will
be an opportunity for the centre to deliver shared businesssupport facilities such as meeting spaces, conference facilities
and business orientated eating and drinking uses.

4.99 Proposed new sites to be included in SIL are shown infigure 88.
4.100 OPDC is amending the designation of the neighbourhood
centre to define the role and function of the centre in light thewider regeneration of Old Oak and Park Royal.
4.101 The Park Royal Centre should provide facilities to support
the wider Park Royal. This is likely to result in a quantitativeneed for an additional gross 5,000sqm of A-class floorspace inPark Royal Centre. Currently, the centre includes a large ASDA
superstore and a number of smaller services including banks,
sandwich shops and cafes. Within the designated centre,
proposals will be supported that further enhance the rangeof services provided that supports those living and working
in Park Royal. Specifically for the business community thismay include elements of the evening and night time economy.
A range of town centre uses will be supported in the centre,
including hotels and business services where a demand isdemonstrated. Edge of centre uses will be supported where
there is an identified need and should be focused along the4.104 Park Royal Centre currently lacks a defined character.
Its environment is dominated by the road network and framed
by a range of inactive building frontages and parking thatcreates a poor quality public realm. Proposals that better
frame the centre, provide active frontages and enhance thepublic realm will be supported.
4.105 In seeking to improve and create a sense of place inthe centre, there is an opportunity to deliver new public open
space that is well integrated within the wider public realm andwhose functions responds to the surrounding character.
4.106 The four mains streets that meet in the centre sufferfrom traffic congestion. As such, uses that do not generatehigh levels of private vehicle commuting will be supported.
To support this, OPDC will work with stakeholders to deliver
new bus and emerging transport mode services. Through newdevelopment and improvements to the highway network, these93

bus network in conjunction with highway improvements acrossPark Royal.
4.107 The combined indicative housing and jobs capacity forPark Royal and Park Royal Centre during the plan period isapproximately 1,500 homes and 4,500 jobs. These figures
do not include those for High Speed 2 construction sites in
Old Oak West when considered in relation to the London Plan
indicative 10,000 jobs employment capacity figure for Park
Royal. The figures are still in development and further work isneeded to inform the quantum and phasing including:■■ Consideration of comments received as part of public
consultation (Regulation 18 and Regulation 19);■■ Transport accessibility and local connectivity analysis;■■ Further consideration of environmental impacts ofdevelopment in relation to amenity, micro-climates, daylight/
sunlight, building heights and scale and the design of thestreet network, public realm and open spaces;■■ Assessing need for the amount and location of amenity andsocial infrastructure; and■■ Development of locally distinctive places and characterareas.

94

Questions:
QP6a: Do you agree with the approach set out for this preferred
policy option? If not, what might you change?

Figure 45: ASDA in Park Royal Centre

QP6b: Park Royal Centre may not be an appropriate location
for new housing given the surrounding SIL designation and thepotential impact new housing could have on the functioning of
the SIL. Should the Local Plan be specific in prohibiting new
housing within this area?
QP6c: Are there other land uses that should be supported inthis place?
QP6d: Do you agree with the proposed modifications to the
SIL within the Park Royal Centre?
QP6e: Do you agree with the early indicative capacity for the
net additional homes and jobs? If not, how should these beamended, while still ensuring that London Plan targets areachieved?
You can provide comments directly through:opdc.commonplace.is95

P7: North Acton
EXISTING CHARACTER
4.108	The area is approximately 33
hectares in size and includes areas southof North Acton Central Line Station and thesite immediately north of the Central Line,the referred to as the ‘sword site’. The sword
site currently has a mix of industrial andwarehousing uses and is due to be cleared
as part of High Speed 2 construction works.
4.109 North Acton Cemetery is immediately
to the west with access provided from Chase
Road and Park Royal Road. The A40 bounds
the area to the south with busy road junctions
at Savoy Circus and where the A40 meets
Victoria Road and Wales Farm Road. Beyond
this is West Acton, an established residential
area comprised of interwar housing. To
the east is a collection of interwar and latetwentieth century housing.
4.110	The regeneration of this area is alreadyunderway with the London Borough of Ealing
having led this regeneration for the past ten
years. Existing and planned developments
include residential, significant amounts ofstudent housing and retail uses which are
expected to be joined by the development of
employment uses and hotels either side ofPortal Way. A new public square is currently
being delivered by the London Borough of
96

Ealing immediately south of North Acton
station.
4.111	The design and layout of the existingroad gyratory and public realm are currently
uncoordinated and does not support deliver
a high quality walking and cycling movement
network.
4.112 West of Victoria Road is the Victoria
Industrial Estate and Perfume Factory site.
The latter is expected to be redeveloped as aresidential-led mixed use development in thenear future.

VISION
4.113 Future development at North
Acton will continue to progressin a comparable manner to therecent regeneration in this area,
providing substantial numbers of
new homes and jobs and reinforcing
North Acton’s new designation as aneighbourhood town centre.
4.114 New and improved connections
to Old Oak Common Station and thecore development area will ensurethat North Acton is integrated into
the wider regeneration area. New
development will deliver a mixture of
new public and private open spaces.
North Acton station will be upgradedto increase its capacity and accessarrangements.

Figure 46: North Acton

97

Preferred Policy Option
New development will be required to:Land usesa) Demonstrate how any small, medium and / or large scale
catalyst uses support placemaking and where relevant
mitigates impacts on surrounding area;b) provide a mix of small-scale retail, leisure, community
uses and eating and drinking establishments to serve local
needs, focused close to North Acton station;c) deliver residential uses;d) deliver employment workspace for a range of businesses
including flexible and affordable ‘open workspaces’ for SME
and micro businesses;e) support the delivery of new education uses and community
infrastructure;f) provide visitor accommodation close to North Acton station;
Densityg) be high density in areas of high public transport access;such as close to North Acton station and on the ‘sword’ site;andh) be lower density in more sensitive locations close to existing
residential areas and areas of open space;
Deliveryi) bring forward the early development of the area;
Transportj) seek to address issues created by the existing gyratory;
98k) provide significant contributions towards and facilitates thedelivery of improvements to North Acton station;l) provide improvements to the public realm and walking andcycling network, and in particular on the one-way systemalong Victoria Road and Wales Farm Road;
Streetsm)provide active frontages in areas close to North Acton
Station and along main streets;n) facilitate new and / or improved walking and cycling
connections across the A40 to West Acton;o) support the delivery of Grand Union Street, connecting
North Acton to the Old Oak area;
Social infrastructurep) Contribute to the delivery of a health centre;
Open spacesq) Contribute to and / or deliver a new public civic square to
the north and south of North Acton station;r) support the delivery of new high quality public, communaland private open space.

justification
4.115 North Acton has experienced major redevelopment inrecent years and current indications show that this pace ofregeneration and renewal is likely to continue with opportunities
for growth across the wider area.

QP7e below).

4.116 In the last 5 years an additional 2,000 homes and 1,200
student homes have been built in the area and these proposals
have been supported by ancillary town centre uses including
convenience retail, eating and drinking establishments
and leisure facilities. North Acton will see continued growthduring the Local Plan period. OPDC is developing evidencebase to further explore what the capacity of North Acton toaccommodate new homes and jobs might be.

4.118 As North Acton’s population grows, so will the levelof ancillary services and town centre uses it requires.
The existing and future population is likely to give rise toa quantitative need for approximately 5,000sqm of gross
A-class floorspace. North Acton Neighbourhood Centre will
be capable of accommodating some of this growth but it will
be necessary for new edge of centre sites to bring forward
town centre uses once the capacity of sites in the existing
centre have been exhausted. Edge of centre town centre uses
should be focused in areas anticipating high levels of footfall,in particular, along routes connecting North Acton to the Old
Oak area.

4.117 It is proposed to designate NorthActon as a Neighbourhood
Centre to provide a range of town centre uses to meet local
need. Town centre uses should be focused on serving the local
needs of the population in North Acton, providing convenience
retail, eating and drinking establishments and catalyst culture,
sports and leisure facilities. Further information relating tocatalyst uses is found in OSP5 (chapter 3). Views are soughton the proposed boundary for this new centre (see Question

4.119 North Acton has two existing hotels and is a popularlocation for visitors to stay. Proposals for additional visitor
accommodation will be supported in areas of high public
transport accessibility and where the proposals do not resultin increased pressure on the highway network (see policies
TC6 and T6). Residential uses on upper floors will also be
supported in the centre to add vibrancy and vitality to thecentre.
4.120 North Acton currently suffers from a poor quality public
realm. New eating and drinking establishments from recent
schemes in North Acton have started to improve the public
realm and add more vibrancy and vitality to the area’s streets.
Proposals for town centre uses should continue to improve
this vitality and vibrancy, by providing active uses at groundfloor levels and where feasible, providing outdoor activities
that activate the public realm. New and improved walking
and cycling connections to West Acton are needed to help
integrate development with the wider area.

Figure 47: Cycling & walking tunnel in Amsterdam
99

4.121 Proposals should provide a range of flexible workspacetypologies in North Acton for B1 uses which do not negatively
impact on residential amenity and deliver active frontages.
North Acton has the potential to deliver new flexible andaffordable workspace for a range of employment uses tosupport the creation of new jobs and to contribute to the senseof place and activation in the local area.
4.122 North Acton station improvements should include
step free access, a new access from the north, improved
entrances and ticket hall, a new footbridge, new stairs and lift
access to accommodate the predicted increase in passenger
numbers. A study is underway looking into potential options for
improvement and the potential for over station development.
This study can be found as a supporting evidence document
to this draft Local Plan.
4.123 North Acton currently lacks public open space. A new
civic square is currently being delivered south of North Acton
Station and there is an expectation that this may be amended
in light of improvements to the station alongside delivering an
additional square to the north. New development will need todeliver high quality new public, communal and private open
space and will also need to demonstrate how it is contributing
to a joined up network of public open spaces.
4.124 Securing the delivery of social infrastructure isfundamental to delivering successful place making. A healthcentre is identified to be delivered. In addition to this, North
Acton may also be suitable for an all-through school.
4.125 In recent years there has been significant amounts of newstudent accommodation built and/or permitted with additional
proposals currently in the process. Within North Acton, it will
be important to secure a broader mix of residential types.
100

Given the amounts of student accommodation delivered, thismay represent an over concentration.
4.126 The indicative housing and jobs capacity for North
Acton during the plan period is approximately 4,300 homes
and 4,000 jobs. These figures are still in development andfurther work is needed to inform the quantum and phasing
including:■■ Consideration of comments received as part of public
consultation (Regulation 18 and Regulation 19);■■ Transport accessibility and local connectivity analysis;■■ Further consideration of environmental impacts ofdevelopment in relation to amenity, micro-climates, daylight/
sunlight, building heights and scale and the design of thestreet network, public realm and open spaces;■■ Assessing need for the amount and location of amenity andsocial infrastructure; and■■ Development of locally distinctive places and characterareas.

Questions:
QP7a: Do you agree with the approach
set out for this preferred policy option?
If not, what might you change?

Figure 48: North Acton

QP7b: Are there other land uses thatshould be supported in this place?
QP7c: Policy H10a)v in the Housing
Chapter states that proposals forstudent accommodation will not
be supported where it would resultin an over concentration. Do you
consider that North Acton currently
has an over concentration of student
accommodation? Could there bebenefits in restricting additional student
accommodation here to deliver a mixed
and balanced community?
QP7d: Do you agree with the early
indicative capacity for the net additional
homes and jobs? If not, how should
these be amended, while still ensuringthat London Plan targets are achieved?
QP7e: What might the boundary be
for the newly designated North Acton
Neighbourhood Centre?
You can provide comments directly
through:
opdc.commonplace.is101

P8: Scrubs Lane
EXISTING CHARACTER
4.127 Scrubs Lane is approximately 1.6km
long. It crosses from north to south the West
Coast Main Line, the Grand Union Canaland the Great Western Main Line. It is a
key connector road between Harlesden andWhite City. Heavily used by vehicles, thestreet provides a poor walking and cycling
experience.
4.128	To the north of the canal, Scrubs
Lane is fronted by employment uses andcar parking with the former Cumberland
Park Factory (currently proposed to be aConservation Area in light of the buildings’
special historic interest) leading ontoresidential Victorian terraces. The former
Cumberland Park Factory provides theopportunity to inform new development’s
character on Scrubs Lane. To the south,
there are a mix of heavier industrial uses,
including a waste management facility anda tyre factory on the north edge of the Grand
Union Canal with industrial and rail sheds
immediately to the south.
4.129	The sole eastern access point into
Old Oak North is located opposite the former
Cumberland Park Factory.
4.130	The area north of the canal is bounded102

by St. Mary’s Cemetery and Conservation
Area to the east, railway lines servicing theLondon Overground to the west and theGrand Union Canal Conservation Area to thesouth.
4.131	To the south of the canal, the North
Pole Depot, Mitre Bridge Industrial Park andLittle Wormwood Scrubs sit to the east of theroad with Wormwood Scrubs on the westernside for the remainder of the road.
VISION
4.132 Scrubs Lane will be transformed
into a pleasant street, respectfulof surrounding heritage assets
with a high quality public realm.
New residential-led development,
sitting alongside the retained
heritage buildings of the former
Cumberland Park Factory will offer a
mix of employment and community
spaces to provide workspaces for
current and future businesses. New
development will provide high levelsof overlooking onto the street with
passive surveillance and active
frontages at lower levels. This will
include commercial space, accessto residential and small amounts ofretail and community use.
4.133 New and improved connections
into Old Oak North, Wormwood
Scrubs, Little Wormwood Scrubs,
St. Mary’s Cemetery to Grand Union
Canal and Kensal Canalside will
improve the area’s connectivity andaccessibility.
4.134 Development will be designed
to respond to heritage assets, their
setting and existing residential
communities. New buildings on theeastern edge of Scrubs Lane will
mindful for the surrounding heritage
context, responding sensitively intheir design and management.

Figure 49: Scrubs Lane

103

Preferred Policy Option

Heritage

New development will be required to:g) conserve and / or enhance the proposed Cumberland Park
Factory and existing St. Mary’s Cemetery, Kensal Green
Cemetery and Grand Union Canal Conservation Areas andtheir setting;Land usesa) deliver a range of flexible workspace typologies for:i. B1 uses as part of new mixed use developments withhousing on upper floors;
ii. B1 uses within the Cumberland Park Factory for micro
and SMEs; andiii. B1(b) and B1(c) uses with housing on upper floors at
locations adjacent to railways servicing the London
Overground and the West Coast Main Line.
b) deliver a mix of housing including well designed access toresidential above ground floors;c) deliver small amounts of local convenience retail andcommunity uses;
Densityd) recognise the areas adjacent to St. Mary’s Conservation
Area, Wormwood Scrubs, Little Wormwood Scrubs andthe Grand Union Canal Conservation Area as sensitive
locations suitable for lower and medium densities;e) recognise the areas north of the canal and on the westernside of Scrubs Lane as having opportunities for high andmedium densities;f) recognise that there will be opportunities for taller elements
on Scrubs Lane where they achieve highest standards ofdesign, are mindful of the surrounding context and deliver a
coordinated approach to placemaking;104

Streetsh) contribute to and / or deliver new and improved walking
and cycling routes to the Grand Union Canal, St. Mary’s
Cemetery, Wormwood Scrubs, Little Wormwood Scrubs
and the North Pole depot;i) contribute to and / or deliver two new vehicular routes into
Old Oak North;j) contribute to and / or deliver new and improved high quality
coordinated public realm and street greening;k) support highways improvements,l) deliver a continuous cycle route along the length of Scrubs
Lane;m)support any required improvements to the Mitre Bridge andWest London Line Bridge;n) improve access to Wormwood Scrubs and Little Wormwood
Scrubs from Scrubs Lane;
Environmento) Overcome current surface water flooding issues experienced
to the north of the Grand Union Canal.

justification
4.135 Development along Scrubs Lane should contribute to thecreation a mixed-used area informed by surrounding heritage
assets. The continued use of Cumberland Park Factory for
micro, small and medium enterprises (SME) will be supported.
Other locations along Scrubs Lane will be suitable for a mixof employment, housing and other uses including small
amounts of retail and community uses. For locations adjacent
to railway infrastructure, research and development and lightindustry uses could provide a useful buffer to mitigate impacts
on residential amenity. Opportunities for delivering affordable
open workspace for innovative SMEs, with stakeholders suchas Imperial College, will be supported and will play a role in
informing the sense of place. In the early years, lower level
units may need to be flexibly designed to mitigate the existing
environment.

4.137 Scrubs Lane is currently a harsh environment generated
by traffic and a lack of enclosure created by incomplete street
frontages. A significant amount of traffic is generated by thewaste sites located on Scrubs Lane and in Old Oak North.
Following the regeneration of Old Oak, these activities will
no longer negatively impact on the area’s environment. To
support the delivery of active frontages, development shoulddeliver front doors for housing facing onto streets.

4.136 Scrubs Lane is within the setting of St. Mary’s
Conservation Area and other designated heritage assets
within Kensal Green Cemetery and includes an element of theGrand Union Canal Conservation Area. Alongside this draft
Local Plan, OPDC is consulting on the proposed designationof a Conservation Area for the former Cumberland Park
Factory (69 to 91 Scrubs Lane). These properties are currently
used for a range of employment uses and have the potential
to continue to provide employment floorspace in buildings that
positively contribute to local placemaking through their heritage
value. In light of these existing and proposed heritage assets
and their setting, development should respond sensitively inscale and density while recognising that sites west of Scrubs
Lane should also respond to the changing scale and context
within Old Oak to the west. Public realm improvements should
also reflect the historic character and special interest of theseassets.

4.139 To the south of Grand Union Canal, new development
should provide a new or improved access to North Pole East
that should also enable a connection to Kensal Canalside
Opportunity Area alongside improved access for pedestrians
and cyclists into both Wormwood Scrubs and Little Wormwood
Scrubs.

4.138 Securing a high quality street that provides legible andwell-designed public realm needs to be coordinated with theWhite City Forum to ensure improvements to Scrubs Lane
will link effectively with emerging proposals for Wood Laneto the south of the A40. Securing this as a well-designed
connection with additional bus capacity will help to connect
both Opportunity Areas.

4.140 The indicative housing and jobs capacity for Scrubs
Lane during the plan period is approximately 2,600 net
additional homes and 2,000 net additional jobs. These figures
are still in development and further work is needed to informthe quantum and phasing including:■■ Consideration of comments received as part of public
consultation (Regulation 18 and Regulation 19);■■ Transport accessibility and local connectivity analysis;■■ Further consideration of environmental impacts ofdevelopment in relation to amenity, micro-climates, daylight/
105

sunlight, building heights and scale and the design of thestreet network, public realm and open spaces;■■ Assessing need for the amount and location of amenity andsocial infrastructure; and■■ Development of locally distinctive places and characterareas.

Questions:
QP8a: Do you agree with the approach set out for this preferred
policy option? If not, what might you change?
QP8b: Within Scrubs Lane should the Local Plan identify aseries of smaller scale neighbourhoods that could develop
their own character?
QP8c: Are there other land uses that should be supported inthis place?
QP8d: Do you agree with the early indicative capacity for the
net additional homes and jobs? If not, how should these beamended, while still ensuring that London Plan targets areachieved?
You can provide comments directly through:opdc.commonplace.is106Figure 50: Scrubs Lane107

P9: Old Oak West
EXISTING CHARACTER
4.141 Old Oak West comprises areas along
Old Oak Lane, Victoria Road and industrial
areas to the west, to the north and south of
the Grand Union Canal. It is approximately
23 hectares comprised of industrial uses,
student housing and established residential
areas of the Old Oak Lane Conservation
Area, Midland Terrace and Shaftesbury
Gardens. The industrial areas north andsouth of the canal are due to be cleared forHigh Speed 2 construction works. Access tothe canal is restricted, with improvements
delivered through the recent student housingdevelopment.
4.142	The area is bounded by the West
Coast Main Line to the north, with railways
serving the London Overground to the eastand Park Royal industrial estate to the west.
4.143	The current public realm along Old
Oak Lane is dominated by vehicular transport
providing a poor walking and cycling
experience. High Speed 2 works are likely
to result in large numbers of HGV movementthat needs to be carefully planned and where
possible improved upon. Land is in a mix ofprivate and public ownership.

108

VISION
4.144 Old Oak West will be a diverse
area reflecting its location between
Old Oak and Park Royal. This place
will be centred on an improved andbusy street environment of Old
Oak Lane and Victoria Road. A new
industrial innovation area locatedon the HS2 work sites adjacent to
the Grand Union Canal could act asa buffer between existing residential
areas in the Island Triangle, as well
as future mixed use development at
Old Oak and with the heavier existing
industrial uses within Park Royal.
4.145 Existing residential areas
will benefit from improved accessto the wider area, public realm
improvements and improvements toamenity. The HS2 construction sites
will provide a space for industrial
innovation that integrates with Old
Oak and Harlesden. Other locations
will provide opportunities for new
housing development. New andimproved connections to Old Oak
and the Grand Union Canal will be
provided.

Figure 51: Old Oak West109

Preferred Policy Option

Transport

New development would be required to:h) seek to minimise impacts of construction traffic on the street
network for existing residents and businesses;i) support the potential to use the High Speed 2 works sites as
temporary consolidation centre to support the constructionof Old Oak;j) explore the potential to deliver a longer term consolidation
centre on the HS2 construction sites to assist with thetransportation of construction materials and waste for thewider area;

Land usea) deliver broad industrial type uses on the HS2 construction
sites appropriate for SIL, such as an Industrial Business
Park, once no longer required for HS2 construction;b) deliver employment and commercial uses with active
frontages outside of existing residential areas along Victoria
Road and Old Oak Lane;c) not have adverse negative impacts on the amenity ofexisting residential communities;d) support residential uses in areas outside of the SIL
designation where it supports the functioning of industrial
uses within the SIL;
Densitye) intensify the use of sites within SIL by requiring proposals
to demonstrate how they are maximising the use of sites,
including the provision of smaller units, to support greater
industrial employment densities;f) deliver housing densities that are mindful of their surrounding
context;
Heritageg) conserve and / or enhance Old Oak Lane and the Grand
Union Canal Conservation Areas and their settings;

110

Streetsk) support Old Oak Lane’s function as an important northsouth connection connecting Harlesden and North Acton;l) contribute to and /or deliver a vehicular bridge over theGrand Union Canal to link the HS2 construction sites;m)contribute to and / or deliver public realm and highways
improvements, specifically along Old Oak Lane and Victoria
Road and to Willesden Junction Station;n) support the delivery of new vehicle connections to Old Oak,Park Royal and Harlesden;o) support the delivery of new walking and cycling routes to
the Grand Union Canal and Old Oak;
Environmentp) enhance existing biodiversity assets along the Grand Union
Canal;q) address risk of potential surface water flooding on Old Oak
Lane, Goodhall Street, Channel Gate Road and Stephenson
Street.

Figure 52: Homes in Old Oak West111

justification
4.146 The location of Old Oak West will enable it to develop
a diverse range of complementary uses that help to integrate
Old Oak, Park Royal, North Acton and Harlesden.
4.147 The High Speed 2 (HS2) construction sites aredesignated as a Strategic Industrial Location (SIL) with uses
currently considered to accord with the Preferred Industrial
Location (PIL) SIL sub-category. The pressing demand
today for industrial land in Park Royal suggests that the HS2
construction sites adjacent to the canal should remain as
SIL and be designated as Preferred Industrial Land (PIL).
However, given the timeframes, a more intensive form of
SIL development, in line with Industrial Business Park subcategory (IBP) to support the ‘Innovation Economy’ could
be considered in how these sites become available in the
run up to 2026 to reflect the opportunities generated by thedevelopment of Old Oak. This would also help create a buffer
between mixed use regeneration in Old Oak and the PIL uses
in Park Royal. The Innovation Economy refers to the economic
sectors associated with entrepreneurship and innovation. This
work should take place in future versions of the Local Plan.
4.148 A west London example of IBP SIL is Chiswick Park.
IBP uses will help to support the economic growth of both Old
Oak and Park Royal while benefiting the amenity of adjacent
existing residential areas.
4.149 Any proposals within and adjacent to existing
Conservation Areas will need to be sensitive in scale andrespond in their character to these heritage assets and their
settings.
4.150 In developing the HS2 construction sites as IBP SIL,
new north-south routes across the canal should be required
112

to improve local accessibility and help to manage traffic
congestion within the wider area.
4.151 To further help address existing and potential futurecongestion, the potential for delivering consolidation centres
for coordinating transport of construction material and waste
will be an important element to minimise impacts on the road
network and amenity of existing communities. The location of
the north construction site adjacent to the West Coast MainLine provides a key long-term opportunity for sustainable
freight and/or waste transport by rail.
4.152 Old Oak Lane and Victoria Road will continue to be a key
north-south route for the wider area, connecting Harlesden,
Old Oak, Park Royal, North Acton and the A40 in the south.
To support improvements to the public realm and built
environment along these streets, active frontages alongsidestreet greening will be supported. At Willesden Junction, there
will be substantial improvements to connectivity allowing for
better access from Old Oak Lane.
4.153 To the south of the West Coast Main Line, developmentof the Savoir Beds site may provide opportunities to provide
pedestrian/cycle and vehicular access into Old Oak throughthe Powerday site, although there are substantial levels to
overcome in order to achieve this.
4.154 OPDC will continue to work with Historic England to
identify any additional heritage assets along this route.
4.155 The indicative housing and jobs capacity for Old Oak
West during the plan period is approximately 50 net additional
homes and 7,500 net additional jobs. This is based on theassumption that employment space is represented as
Industrial Business Park (IBP) space, which is a SIL compliant

use. However, if the land is reused as Preferred Industrial
Location (PIL) land, the employment densities are likely to
be lower. The final arrangement could also be a mix of PIL
and IBP. As with the other places figures, these figures arestill in development and further work is needed to inform thequantum and phasing including:■■ Consideration of comments received as part of public
consultation (Regulation 18 and Regulation 19);■■ Transport accessibility and local connectivity analysis;■■ Further consideration of environmental impacts ofdevelopment in relation to amenity, micro-climates, daylight/
sunlight, building heights and scale and the design of thestreet network, public realm and open spaces;■■ Assessing need for the amount and location of amenity andsocial infrastructure; and■■ Development of locally distinctive places and characterareas.
4.156 For the next stage of consultation on the draft Local
Plan, there may be benefit from having more specific policies
In Old Oak South, providing requirements for specific sites.
Please see question QP9g.

Questions:
QP9a: Do you agree with the approach set out for this preferred
policy option? If not, what might you change?
QP9b: Within Old Oak West should the Local Plan identify
a series of smaller scale neighbourhoods that could develop
their own character?
QP9c: Are there other land uses that should be supported inthis place?
QP9d: Should the Local Plan promote industrial businesspark (IBP) uses on the HS2 construction sites?
QP9e: Would the HS2 work sites be a suitable location for aconstruction and freight consolidation centre?
QP9f: Do you agree with the early indicative capacity for the
net additional homes and jobs? If not, how should these beamended, while still ensuring that London Plan targets areachieved?
QP9g: Are there sites in Old Oak West that would benefit fromsite specific policies?
You can provide comments directly through:opdc.commonplace.is113

P10: Wormwood Scrubs
EXISTING CHARACTER
4.157 Covering almost 68 hectares,
Wormwood Scrubs is the largest open spacein the London Borough of Hammersmith &Fulham and is a green lung that provides
people and wildlife with the opportunity toenjoy green open space. The Wormwood
Scrubs open space is managed by the
Wormwood Scrubs Charitable Trust. It is
protected by the Wormwood Scrubs Act 1879,
the Commons Act 2006 and as Metropolitan
Open Land in the London Plan, which affords
the Scrubs the same level of protection as
Metropolitan Green Belt. This protection willcontinue. The Ministry of Defence also haverights to access and use the Scrubs.
4.158	The area’s north boundary is the IEP
depot with the Old Oak core development
area to the north. The Linford Christie
Stadium, HM Prison Wormwood Scrubs andHammersmith Hospital bound the area to thesouth with White City and Shepherds Bushboth to the south of these.
4.159 Portions of Wormwood Scrubs aredesignated as Local Nature Reserves andSites of Borough Importance within theSites of Importance for Nature Conservation
hierarchy. Over half of the Scrubs comprises
a mix of young and established woodland,114

scrub, grassland and tall herbaceous
vegetation, which gives the Scrubs a senseof wildness that is a unique characteristic,in particular given is proximity to central
London. There is a combination of diverse
habitats across Wormwood Scrubs that
support a diverse range of native plants,
breeding birds and insects, including species
not usually found in more formal parks andopen spaces. The site also supports a large
population of common lizards and attracts
a wide variety of migrant birds in spring
and autumn. There are a number of legally
protected animals, plants and fungi resident
on the Scrubs.

VISION
4.160 Wormwood Scrubs willcontinue to be a cherished public
open space and important ecologicalasset. New sensitive connections to
the north and carefully considered
improvements will bring Old Oak
and White City together and makethe Scrubs more accessible to all
Londoners. These would be carriedout in agreement with the Wormwood
Scrubs Charitable Trust, the London
Borough of Hammersmith andFulham and in discussion with thelocal community.

Figure 53: Wormwood Scrubs

115

Preferred Policy Option
OPDC will work with stakeholders and agree any proposals
with the Wormwood Scrubs Charitable Trust and London
Borough of Hammersmith and Fulham to protect and/or
enhance Wormwood Scrubs by:a) sustaining the existing Local Nature Reserve and sites ofborough importance for nature conservation so that there isno net loss;b) supporting Wormwood Scrubs as a public open space forexercise and recreation for all Londoners;c) improving access to and from Old Oak, Little Wormwood
Scrubs, North Kensington, Old Oak Common Estate andother areas to the south;d) securing resources for its long-term management andmaintenance;e) addressing current surface water flooding issues
experienced along its edge and in locations in the eastern
and western areas; andf) carrying out sensitive enhancements.

Figure 54: Wormwood
116

justification
4.161 The existing valuable biodiversity assets within the
Local Nature Reserve and Sites of Borough Importance for
Nature Conservation will be protected reflecting their relevant
levels of importance.
4.162 Walking and cycling access to Wormwood Scrubs iscurrently restricted from its northern edges. The Wormwood
Scrubs Act 1879 identifies that the area should be maintained
and where appropriate, enhanced as an area for exercise andrecreation for the inhabitants of the metropolis. As such, any
development to the north of the area should deliver coordinatedsensitive new walking and cycling connections to the Scrubs
to help connect communities.
4.163 Retaining Wormwood Scrubs as a public open spacethat is more wild than tamed, will inform how the regenerationof Old Oak relates to the Scrubs. Given the scale ofdevelopment planned in Old Oak, it is recognised that there
will be an increase in users and in the interest of coherent
planning and to ensure that local people have access to the
Scrubs, there is a need to consider the potential impacts on
Wormwood Scrubs of these new users.
4.164 OPDC will work closely with stakeholders, including
the Wormwood Scrubs Charitable Trust, London Borough ofHammersmith and Fulham, local residents and interest groups,
including the Friends of Wormwood Scrubs in developing
guidance and exploring potential sensitive improvements for
the Scrubs. Any enhancements would need to be consented
by the Wormwood Scrubs Charitable Trust. There are existingdrainage and surface water flooding issues which should be
addressed to support the functioning and enjoyment of the
Scrubs as a public open space and which could also fulfil
a more strategic water management role (see Policy EU3,

chapter 12).
4.165 Housing and employment development is not proposed
for Wormwood Scrubs and therefore no figures are proposed.

Questions:
QP10a: Do you agree with the approach set out for thispreferred policy option? If not, what might you change?
QP10b: Do you have any other comments/observations
about the proposed approach for sustaining and enhancing
Wormwood Scrubs?
QP10c: How could Wormwood Scrubs be made moreaccessible for all Londoners?
You can provide comments directly through:opdc.commonplace.is

Figure 55: Wormwood Scrubs
117

118

5
SUSTAINABLE DEVELOPMENT

119

Sustainable development
5.1	This chapter contains one policy addressing the following policy theme:■■ SD1: Sustainable Development;
Questions:
QSDa: Are there any other sustainable
development policy themes you
think OPDC’s Local Plan should be
addressing?
QSDb: Do you agree with the chapter’s
preferred policy option? If not, whatmight you change?
QSDc: Are there any other policy
alternatives that could replace thechapter’s preferred policy?
You can provide comments directly
through:
opdc.commonplace.is

120

EVIDENCE BASE
Table 3: Sustainable development Evidence baseSupporting study Description
Integrated Impact Ensures the contents of the draft Local Plan
Assessment
consider, support and enhance:■■ the component environmental, social andeconomic elements of sustainability;■■ equality for all; and■■ physical, mental and emotional health andwell-being.
Ensure the contents of the draft Local Plan arescreened for any impact on Natura 2000 sites.

StatusDraft completedFigure 56: Grand Union Canal121

SD1: Sustainable development
Key Issues
1.	If planning policies and development decisions do not contribute to delivering thethree elements of sustainability, Old Oak
and Park Royal will not be able to deliver long-term sustainable neighbourhoods
and thriving communities.
Policy context
National
5.2	The NPPF sets out the three elementsof sustainable development that informs theneed for the planning system to perform anumber of economic, social and environmental roles which “should not be taken in
isolation, because they are mutually dependent”.
Regional
5.3	The London Plan sets out a range ofpolicies for realising London’s sustainable
development with regard to economic, socialand environmental sustainability.

122

Preferred Policy Option

taking into account whether:a) When considering development
proposals, OPDC will take apositive approach that reflects thepresumption in favour of sustainable
development contained in the
National Planning Policy Framework(NPPF). It will always work
proactively with applicants jointly
to find solutions which mean that
proposals can be approved wherever
possible, and to secure developmentthat improves the economic, socialand environmental conditions in thearea;b) Planning applications that accord
with the policies in this Local Plan,
the London Plan, the West London
Waste Plan and, where relevant, with
policies in neighbourhood plans will
be approved without delay, unlessmaterial considerations indicate
otherwise;c) Where there are no policies relevantto the application or relevant policies
are out of date at the time of making
the decision, then permission
will be granted unless material
considerations indicate otherwise –i)	Any adverse impacts of granting
permission would significantly
and demonstrably outweigh thebenefits, when assessed against
the policies in the NPPF taken asa whole; orii) Specific policies in the NPPF
indicate that development should
be restricted.

justification
5.4	TheUnitedNations
World
Commission on Environment andDevelopment’s (WCED) report ‘Our
Common Future’ (published in 1987)
defines sustainable development as“development that meets the needs ofthe present without compromising theability of future generations to meettheir own needs”.

alternative policy option
5.6	Achieving sustainable development
is a requirement of the National Planning
Policy Framework (NPPF). To ensure
the draft Local Plan is consistent with
the NPPF, alternative policy options are
not considered to be appropriate.

5.5	Achieving sustainable development
in Old Oak and Park Royal meansdelivering development that complies
with the NPPF and the relevant policies
set out in this Local Plan and the London
Plan (and, where relevant, with policies
in neighbourhood plans) as a whole. As
such, OPDC will work with partners todeliver this fundamental requirement toensure Old Oak and Park Royal delivers
long-term sustainable communities andneighbourhoods.

123

124

6
DESIGN

125

DesignThis chapter contains policies addressing
the following policy themes:■■ D1: Strategic Policy for design■■ D2: Streets and public realm■■ D3: Public open space■■ D4: New buildings■■ D5: Alterations and extensions■■ D6: Heritage■■ D7: Amenity■■ D8: Inclusive design

Questions:
QDa: Are there any other design policy
themes that you think OPDC’s Local
Plan should be addressing?
QDb: Do you agree with the chapter’s
preferred policy options? If not, whatmight you change?
QDc: Are there any other policy
alternatives that could replace thechapter’s preferred policies?
You can provide comments directly
through:
opdc.commonplace.is126

EVIDENCE BASE
Table 4: Design Evidence baseSupporting study
OPDC Industrial Land Review (ILR)
OPDC Development Capacity Study
OPDC Character Note
OPDC Walking, cycling, streets andpublic realm strategy
OPDC Green Infrastructure Strategy
OPDC Smart Strategy Interim Report

Description
Assesses the current and future supply and demand for industrial land
within Old Oak and Park Royal.
A study looking at the capacity of the OPDC area to accommodate newhomes and jobs.
Sets out suggested character areas within and around Old Oak and Park
Royal.
A strategy setting out recommendations for the public realm, public open
space and walking and cycling infrastructure for the OPDC area.
A strategy reviewing existing GI assets, future GI requirements, andidentifying opportunities for improving function, connectivity and integration
with other infrastructure.
Sets out key challenges, opportunities and recommendations in relation to
emerging smart technology.
Assessment of the historic character and appearance of Old Oak.

HE Old Oak Outline Historic Assessment & Addendum
OPDC Park Royal Heritage Assessment Assessment of the historic character and appearance of Park Royal
alongside identification of local views.
OPDC Views Study
Identification of local views within and around the OPDC area

StatusDraft completed
Draft completed
To be developed
To be developed
To be developed
Draft completed
Completed
To be developed
To be developed127D1: Strategic policy for design
Key Issues
1. Creating a series of new connected places informed by existing positive elementsof character to create a sense of place,such as the Grand Union Canal, is of critical importance.
2. It is important that new development
achieves the highest standards of design
and placemaking.
Policy context
National
6.1 The National Planning Policy Framework (NPPF) states that planning authorities
should:■■ develop
policies
based
on
an
understanding and evaluation of its
defining characteristics; and■■ develop policies to provide guidance forestablishing a strong sense of place, that
respond to the local character and history,
while not preventing or discouraging
innovation.
Regional
6.2 The London Plan recognises the importance of placemaking. This sets out a seriesof design related policies, which provide
comprehensive guidance for delivering Lifetime Neighbourhoods and for development
to help reinforce or enhance the character,128

legibility, permeability and accessibility ofneighbourhoods. The London Plan also provides guidance for architecture and building
design alongside guidance for development
to build on the positive elements of characterand have regard to the form, function, structure, scale, mass and orientation of a place.
6.3 The Mayor’s Old Oak and Park RoyalOAPF principle D5 provides guidance forplacemaking alongside a series of place-specific visions and objectives.
Preferred Policy Option
Proposals will be supported where they
demonstrate the delivery of exemplar
world class architectural and landscapedesign quality that:a) responds to and enhances positiveelements of existing local characterand context; andb) contributes to creating new characterareas for places and neighbourhoods
for locations within Old Oak, whereappropriate.

justification
6.4 In delivering exemplar world classdesign and successful placemaking,development should consider its
relationship to the surrounding context,
specifically by positively responding tolocal views, its relationship with existingand proposed surrounding development
and spaces and ensuring it contributes
to the creation of a welcoming andoutward looking environment.
6.5	By recog¬nising existing positiveelements of the local character andcontext to inform existing and evolving
character areas, a sense of place fordifferent areas can be nurtured. The
size and scale of development within
Old Oak and the contrasting charactersof Park Royal and Wormwood Scrubs
will enable a series of distinctive
neighbourhoods to emerge that exhibit
specific characters that have been
informed by existing character and by
new exceptionally designed places
with mix of uses and activities. Where
appropriate, there will be opportunities
for development to help inform thedevelopment of new character areas,
specifically within Old Oak.

6.6	Alongside character, context is a
critical element in creating a connected
and coherent set of places. Context
is defined by the GLA Character &Context SPG as “the way in whichplaces, sites and spaces inter-relatewith one another whether physically,functionally or visually, or the way inwhich they are experienced sequentiallyand understood”. As such proposals
should provide relevant informationin demonstrating how it is seeking to
respond to the existing and envisaged
local context.
6.7 The OPDC Place Review Grouphas been established to advise on the
production of planning policy documents
and development proposals. Applicants
will be encouraged to present proposals
to the group for consideration.
6.8 OPDC is developing a Character
Study which will be used to inform thenext version of the draft Local Plan.
alternative policy option
6.9	Alternative policy options are notconsidered to be appropriate in lightof the comprehensive and detailed
regional guidance provided by the
London Plan and Old Oak and Park
Royal Opportunity Area Planning
Framework.

Figure 57: Local street art
129

D2: Streets and public realm
Key Issues
1. High density development must be supported by a high quality, flexible public
realm that fulfils a range of needs anddelivers successful and distinctive places
and neighbourhoods.
Policy context
National
6.10 The NPPF identifies that:■■ development should establish a strong
sense of place, using streetscapesand buildings to create attractive andcomfortable places to live, work and visit.
■■ policies for managing advertisements
should be efficient, effective and simple
and should only manage their impact onbuildings or on their surroundings and in
the interests of amenity and public safety.
■■ development should deliver places which
promote clear and legible pedestrianroutes that encourage the active and useof public areas.
6.11	The National Planning Policy Guidance provides detailed guidance for managing advertisements to supplement the Town
and Country Planning (Control of Advertisements) (England) Regulations 2007.

130

Regional
6.12	The London Plan provides guidance
for streets and public realm. This sets out aseries of comprehensive design related policies including:■■ extensive and detailed guidance fordelivering secure, accessible, inclusive,
connected, legible public realm that
relates to the local context including
heritage. This requires the public realm
to incorporate the highest quality design,landscaping, planting, street furnitureand surfaces. Specifically, development
is required to support the legibility of the
public realm and it should have clearly
defined purposes and an unclutteredappearance. Opportunities for high quality
public art and greening are supported.
■■ guidance to deliver a safe and secureenvironment in London that is resilient toemergencies and supports opportunities
for designing out crime.
■■ guidance for the delivery of child playspace and informal recreation.
6.13	The Mayor’s Old Oak and Park RoyalOAPF principle D1 and OO2 provides guidance for delivering new and improved streets
and public realm.

Preferred Policy Optiona) OPDC will work with stakeholders
to deliver an exemplarily designed,
welcoming, safe, resilient, flexible,
inclusive and sustainable public
realm network that facilitates theuse and enjoyment of spaces while
responding to local character andintegrating with surrounding areas.
b) Proposals will be required to:i. contribute to, or improve, thenetwork of streets as set out in thePlaces Chapter;ii. contribute to connecting places
together and breaking down
severance;iii. contribute to improving the qualityof existing and creating new public
realm;
iv. deliver public realm and street
furniture that responds to and /or contributes to the delivery of
new and improved local characterareas;
v. be supported by a clear androbust public realm management
and maintenance strategy;
vi. support wayfinding, in particularto key destinations;vii. enable the coordinated design,deliveryandmanagementof utilities infrastructure andemerging technology; andviii. demonstrate engagement with
the Mayor’s Office for Policing
and Crime, the local Metropolitan
Police Crime Prevention Design
Advisor and other relevant
emergency services.
c) Proposals for advertisements will be
required to have a:i. positive impact on associatedbuildings and surroundings; andii. neutral or positive contribution toamenity and public safety.

Figure 58: Enhanced public realm

Figure 59: Windrush Square, Brixton
131justification
6.14 The quality and functioning of
the public realm is critical in fostering
successful places. The public realm
provides an important location for social
interaction and movement. Further
guidance relating to this policy will be
provided within the forthcoming OPDC
Public Realm SPD.
6.15 The use of appropriate robustmaterials and the quality of detailed
design of the public realm will playa key role in strengthening local
identities. To support this, management
and maintenance strategies should be
provided.
6.16 Street frontages are key in helping
buildings frame the public realm andproviding a sense of enclosure. The
frequency of their frontages along
streets can inform the character of thearea with regular entrances positioned
to provide ease of use.
6.17
To
enabletheeffective
management of the public realm andmanagement of utilities infrastructure(including emerging technology) the
public realm should be designed tofacilitate easy access to subsurface
utility infrastructure.
6.18 Emerging and future technology
132

may enable the public realm to be used
and managed more efficiently and thisshould be encouraged through flexible
design and the use of technology, as
appropriate. This may include the use of
sensors to help understand how spaces
are used and can be better organised
to support local communities.

alternative policy option
6.22 In light of the strong national andregional guidance and the requirementof the London Plan to deliver optimum
development densities supported byhigh quality public realm, alternative
policy options were not considered tobe appropriate.

6.19 Advertisements can come in arange of formats. They can include
digital, illuminated and large-scale
shrouds which could potentially have anegative impact on amenity and public
safety if not managed and designed
appropriately to address these impacts.

Questions:
QD2a: Are there other key routes thatshould be added to the public realm
network?

6.20 Integrating security and resiliencefor emergency requirements areimportant but the impact on wider
context and character should also be
considered. Early engagement with the
Mayor’s Office for Policing and Crime,
the local Metropolitan Police Crime
Prevention Design Advisor and otherrelevant emergency services will be
encouraged.
6.21 The OPDC Walking, Cycling,
Streets and Public Realm Strategy
will inform the next version of the draft
Local Plan.

You can provide comments directly
through:
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Figure 60: Integrating services

Figure 62: Integrating elements of play

Figure 61: Below ground waste management

Figure 63: Green and hard landscaping133

D3: Open space
Key Issues
1. Sufficient amounts of high quality open
space that delivers a range of functions
needs to be provided within Old Oak andPark Royal to support the area and to promote the health and well-being of existingand new residents and workers.
2. There are existing open spaces thatshould be sensitively enhanced, whereagreed.
Policy context
National
6.23 The NPPF identifies that:■■ access to high quality open spaces andopportunities for sport and recreation canmake an important contribution to thehealth and well-being of communities.
■■ policies are required to be based on
assessments of the need for open
space and opportunities for provision
which identify quantitative or qualitative
deficiencies in open space.
■■ open space is protected unless it isconsidered to be surplus, is better replacedor the development is for alternative sports
and recreation provision.
Regional
6.24	The London Plan provides guidance

134

for open spaces. This sets out policies including:■■ benchmark standards for child play space
for a range of ages.
■■ requiring that the strongest protection
for Metropolitan Open Land to prevent
inappropriate development except in very
special circumstances.
■■ the Mayor’s support for new public open
space to address areas of deficiency andresist the loss of protected open spaces
unless better quality provision is madelocally.
6.25	The Mayor’s All London Green Grid
SPG provides supplementary guidance tothe London Plan and considers the deliveryof green infrastructure across London. The
Mayor’s Housing SPG provides guidance forthe design of communal open space alongside the design and size of private open
space. The Mayor’s Play and Informal Recreation SPG provides guidance for child playspace.
6.26	The Mayor’s Old Oak and Park Royal OAPF principle OO3 provides guidance
for the location of new public open spaces
including Grand Union Square, Old Oak
Square, station squares, small open spaces
and towpath linear spaces.

Preferred Policy Optiona) OPDC will work with stakeholders
to create a network of public open
spaces by:i. safeguarding and / or enhancing
existing public open spaces; andii. creating and connecting new
public open spaces to meet
identified need.
b) Proposals will be required to:i. deliver, improve and / or contributeto the delivery of new public open
spaces identified in the Places
Chapter;ii. deliver public and communal open
spaces that are supported by aclear and robust management
and maintenance strategy;iii. deliver temporary public open
spaces that contribute to thevitality, character and activation ofan area and supports the deliveryof permanent development;
iv. enhance existing public open
space; andv. deliver private and communal
open space to support the needsof residents.

Figure 64: Proposed and existing
public open spaces

135justification
6.27 Old Oak and Park Royal currently
have limited provision of public open
space. To meet the needs of existing andfuture residents, workers and visitors,
new spaces need to be provided andexisting open spaces protected and / orenhanced in consultation with relevant
stakeholders. New public open spaces
have been identified within the Places
Chapter.
6.28 OPDC will work with stakeholders
to explore whether onsite public open
space should be delivered on major
development sites in addition to the
public open spaces identified in thePlaces Chapter. These should becoordinated with the surrounding
provision of existing and proposed
public, communal and private open
spaces to deliver a coherent andconnected open space network.
Further information will be provided in
the forthcoming OPDC Public Realm
SPD.

alternative policy option
6.30 In light of the strong national andregional guidance and the requirementof the London Plan to deliver optimum
development
densities
supportedby high quality public open space,alternative policy options were notconsidered to be appropriate.

Questions:
QD3a: What sort of uses could be
encouraged in the different open spaces
across Old Oak and Park Royal?
QD3b: Should the proposed policy
consider prioritising the delivery of
public open space provision ahead ofprivate open space provision?
You can provide comments directly
through:
opdc.commonplace.is

6.29 Enhancement of existing publicand communal open space will beconsidered in relation to its size,function, quality and character.

Figure 65: Old Oak Park
136

Figure 66: Civic spaces

Figure 67: Acton Cemetery

Figure 68: Russell Square

Figure 69: Child playspace, Queen Elizabeth Olympic Park137

D4: New buildings
Key Issues
1. New housing, employment uses, town
centre uses and social infrastructure
should to be delivered at high densities to:■■ take advantage of the access to future
excellent public transport accessibility;■■ create a thriving new part of London
comprised of a series of neighbourhoods;
and■■ contribute to addressing London’s housingneeds.
2. New industrial workspaces need to be delivered at higher densities than the existing industrial typologies to:■■ support further intensification of Park
Royal; and■■ support economic growth in the local and
London economies.
3. Building at high density will require exceptional design standards and high quality
materials to:■■ achieve a sense of place; and■■ achieve high quality local environmentsfor occupants.
4. In the London Plan, Old Oak and Park
138

Royal are identified as locations wheretall buildings are appropriate. Tall buildings can play a positive role in creating a
sense of place, but should be designed tothe highest standards and located in theright places to mitigate negative impacts
on surrounding areas.
Policy context
National
6.31 The NPPF identifies that:■■ good design is indivisible from goodplanning, and should contribute positively
to making places better for people;■■ decisions should aim to ensure thatdevelopment optimises the potential of thesite to accommodate development andis visually attractive as a result of goodarchitecture and appropriate landscaping;■■ policies should not attempt to impose
architectural styles or particular tastes andthey should not stifle innovation, originality
or initiative; and■■ policies should promote or reinforce local
distinctiveness.
6.32 NPPG requires that development
should give careful consideration to details
and materials. Specifically, it requires thatmaterials should be practical, durable, affordable and attractive.

Regional
6.33	The London Plan provides guidancefor design. This sets out policies including:■■ extensive and detailed guidance onarchitecture of new buildings and theirrelationship with their surroundings.
Specifically it provides guidance in relation
to delivering the highest architecturalquality, scale, details and materials,
climate change mitigation and adaptation,
relationship with the street and indoor/
outdoor spaces and flexibility. It also
provides guidance for designing out crimeand resilience to emergencies.
■■ specific criteria for tall and large buildings,
directing them to Opportunity Areas. Tallbuildings are defined in the London Plan
as “those that are substantially taller thantheir surroundings, cause a significant
change to the skyline or are larger than
the threshold sizes set for the referral ofplanning applications to the Mayor”.
■■ specific guidance for the quality anddesign of housing and is supplemented
by the Mayor’s Housing SPG.
6.34	The Old Oak and Park Royal OAPF
principle OO4 provides guidance for the indicative arrangement of density across Old
Oak.

Preferred Policy Option
Designa) OPDC will work with partners andstakeholders to promote the delivery
of world-class exemplarily designed
and sustainable new buildings.
Densityb) Proposals will be required to:i. deliver densities in accordancewith those identified in OSP4,
the employment policies and thePlaces Chapter, that contributetodeliveringhighqualityenvironments for all;ii. demonstrate successful delivery
of social infrastructure, otherrelevant uses and building
servicing within a high density
context;
Tall buildingsc) Proposals for tall buildings will be
required to:i. accord with OSP4;ii. contribute to the delivery of avisually engaging and coherent
skyline;iii. accord with relevant guidance for
RAF Northolt safeguarding zones.
iv. achieve the highest standards ofdesign; andv. be mindful of their surrounding
context.
Local viewsd) Proposals will be required todemonstrate how they provide
positive contributions to the characterand composition of local views.
Materialse) Proposals will be required tocomprise details and materials that:i. are robust and durable;
ii. complement positive elements ofthe existing character; andiii. positively contribute to thedevelopment of a new coherent
character and series of places.

justification
6.35 The delivery of world classsustainable architecture that responds
to existing and emerging character andcontext, while exploring the potential
to deliver a new local character,is fundamental to the successful
regeneration of Old Oak and Park
Royal.

6.36 The potential for optimisingdevelopment will likely require thedelivery of high density development
for housing, employment uses andsocial infrastructure. Elements of thismay require the integration of primaryschools and health services into theenvelopes of high density developments
which will require innovative design andmanagement approaches. In deliveringhigh density housing, proposals should
consider how variants of perimeter
block typologies can optimise thedensity of development.
6.37 Servicing of buildings, particularly
for mixed use buildings, can have a
specific impact on building design andthe public realm. Where appropriate,
proposals should demonstrate how
coordination of servicing facilities will
be delivered.
6.38 As set out in OSP4, high density
development can include tall buildings,
as long as such proposals accord
with locational guidance, achieve
the highest standards of design, aremindful of their surrounding context,
delivers a moment of interest andaccord with the requirements set out
in national guidance, the London Plan
and the draft preferred policy options inthis draft Local Plan.

139

Figure 70: Proposed viewing locations for local views1406.39 The delivery of buildings will
impact on the character of surrounding
areas and should enhance the skyline.
Any proposals of 91.4m above groundlevel should consult the Defence
Infrastructure Organisation.
6.40 Local views from within andoutside Old Oak and Park Royal canhelp positively shape the local skyline,
provide visual interest and contribute todelivering high levels of amenity while
informing the local character and identityof the area. Specific consideration
will be given to how the massing andelevational treatments of development
contributes to views. These views arethose taken from existing residential
communities, existing town centres,
along the Grand Union Canal, public
open spaces and heritage assets(including conservation areas). OPDC
will be developing these in further
detail to inform the next version of thedraft Local Plan in consultation withthe community and stakeholders. In
demonstrating how views accord withthe proposed policy option, proposals
should include verified daytime, evening
and night-time views that consider tree

coverage.
6.41 Details and materials thatcomplement not only positive elementsof existing character but also inform new
evolving character, while considering
maintenance requirements, will play a
key role in delivering successful andresilient places.
6.42 An important element of creatinga high quality place is ensuring thatdevelopment is resilient to terrorism,specifically for development in busy
areas such as town centres, catalyst
uses and stations. Development
proposals should have regard to theappropriate guidance published by the
National Counter Terrorism Security
Office, Centre for the Protection of
National Infrastructure and liaise
with the Counter Terrorism Security
Advisors.

Questions:
QD4a: Are there any additional criteria
and/or elements to the proposed policy
option for tall buildings and London Plan
policies which should be considered?
QD4b: Where should key views by
identified from? What should they befocused on?
You can provide comments directly
through:
opdc.commonplace.is

alternative policy option
6.43 In light of the detailed national andregional guidance, specific alternative
policies were not considered to beappropriate.

141

D5: Alterations and extensions
Key Issues
1. Alterations to existing buildings can negatively impact the character of an area if not
managed appropriately.
Policy context
National
6.44 A significant amount of different typesof alterations are allowed by legislation
known as permitted development rights.
Regional
6.45	The London Plan provides limited
specific guidance for managing alterations
and shop fronts that is not managed by othergeneral policies.

Preferred Policy Optiona) Proposals for alterations
extensions will be required to:andi. respect and / or improve thearchitectural quality of the existingbuilding and the character of its
setting;ii. be appropriate to the scale, form,
height and mass of the existingbuilding and any surrounding
buildings;
iii. relate sympathetically to any
other sensitive sites that will beaffected; andiv. have neutral or positive impact on
local views.
b) Proposals
forreplacement
shopfronts or alterations to existing
shopfronts will be required to:i. relate sympathetically to the upperparts of the building and the partof the shopfront to be retained interms of the design and materials;
ii. not result in the loss or partial
loss of shopfronts which are ofarchitectural interest; andiii. provide open and active frontages
to the public realm.

142

justification
6.46 Alterations and extensions canaffect the character of a building andits surrounding area. If they are notdesigned appropriately, both major
and minor works have the potential toundermine the contribution of an existingbuilding to its immediate surroundingsor the pattern of development in a
wider area. Proposals to alter existingbuildings must therefore ensure
proposed extensions or alterations
relate sympathetically to their context
and achieve a high standard of design.
Proposals should demonstrate howelements considered to be of positive
value to local character have been
included and / or reflected in theirdesign.
6.47 In buildings where the windows
are a valuable architectural featureof a property or group of properties,
replacement windows should seek
to match the original in terms of theirmaterials, design, size, method of
opening and section.
6.48 The addition of building services
equipment to existing buildings shouldseek to utilise internal spaces such as
basements before other locations are
considered.
6.49 Shopfronts have an importantrole in placemaking because they are
the most significant interface between
commercial buildings and users of the
public realm. This importance will be
exaggerated at Old Oak due to theplanned scale of development and theneed to create a high quality pedestrianenvironment.
6.50 Shopfronts, including specificarchitectural features, considered to
be of architectural or historic interest
should be preserved and enhanced
if they are considered to provide a
valuable contribution to local characterand distinctiveness. New buildings that
include commercial or other groundfloor uses that provide access to the
public should demonstrate how thedesign of the shopfront relates to thearchitecture of the building and createsa rhythm to the building street frontage.
Design should also carefully consider
the location, materials and robustnessof alarm boxes, canopy boxes andsecurity cameras to avoid undermining
the appearance of new developments.

public realm. Where roller shutters
are considered necessary, internal
perforated shutters should be locatedwithin the shop unit.

alternative policy option
1. Guidance is not provided
for alterations, extensions andshopfronts.
6.52 The benefit of this approach would
be the development of a streamlined
local
planning
framework.
The
disadvantage would be that individual
and an accumulation of unmanaged
amendments to existing buildings could
result in negative impacts on the local
character and context.

6.51 Solid and perforated roller shutters
can have a negative impact on the143D6: Heritage
Key Issues
1. It is important that regeneration and intensification recognises the positive role thatheritage and the historic environment canplay in helping to shape the character ofdevelopment.
2. Proposed uses within or for designatedheritage assets may not be consistent
with the assets’ significance.
Policy context
National
6.53 The NPPF identifies that local planning authorities should set out a positive
strategy for the conservation and enjoymentof the historic environment that considers:■■ the desirability of sustaining and enhancing
the significance of heritage assets;■■ putting them to viable uses consistent with
their conservation and the wider social,
cultural, economic and environmental
benefits;■■ the desirability of new development
making a positive contribution to local
character and distinctiveness;■■ undesignated heritage assets; and■■ opportunities for heritage to contribute to
the character of a place.

144

Regional
6.54	The London Plan provides guidancefor design in Chapter 7. This sets out policies
including:■■ comprehensive and detailed guidancefor heritage assets and archaeology.
Specifically it identifies that development
should identify, value, conserve, restore,
re-use and incorporate heritage assets,
where appropriate. It also requires
development to conserve their significanceand make provision for the protection ofarchaeological resources, landscapesand significant resources.
■■ guidance for heritage-led regenerationand seeks regeneration schemes tomake use of heritage assets to stimulate
environmental, economic and community.

regeneration.
Preferred Policy Optiona) OPDC will work with Historic Englandand stakeholders to:i. identify, conserve, enhance andimprove access to the historic
environment, heritage assets andtheir settings where appropriate;
ii. ensure heritage assets contributeto improving and creating a senseof place; andiii. address Heritage at Risk.
b) Proposals will be required to conserveand / or enhance the significanceof heritage assets to contribute tosuccessful placemaking.

Figure 71: Old Oak Common Sidings, 1923

EPW009683 © English Heritage. Aerofilms collection

Figure 72: North Acton, 1931

EPW035225 © English Heritage. Aerofilms collection

145justification
6.55 Heritage assets and their settings
play a critical role in helping to inform
placemaking and generating social,economic and environmental benefits
for Old Oak and Park Royal. As suchtheir architectural or historic special
interest should be conserved andenhanced.
6.56 In 2015, Historic England published
the Old Oak Outline Historic Area
Assessment to inform the developmentof planning policy for Old Oak and thedesignation of local assets. Alongside
this draft Local Plan, OPDC is also
consulting on the designation of the
proposed Cumberland Park FactoryConservation Area. The two existing
designated heritage assets within the
OPDC area are the Grand Union Canal
Conservation Area and the Grade II
Listed Brent Viaduct.
6.57 OPDC will be developing a Park
Royal Heritage Assessment and a Views
Study to inform the next version of thedraft Local Plan which will also consider
potential heritage assets within Park
Royal. OPDC will use this information
alongside the Old Oak Outline HistoricArea Assessment to work with Historic
England and stakeholders in exploring
the designation of other heritage assets
including the potential development of146

a Local List.
6.58 Although OPDC is not responsible
for the adjacent St. Mary’s and Kensal
Green Cemetery Conservation Areas,
they contain a number of heritage
assets which are identified by Historic
England to be at risk. OPDC will
work with Historic England and otherstakeholders to remove these from the
Heritage at Risk Register.
6.59 By supporting proposals whichseek to promote the significance of
heritage assets through beneficial
reuse, assets can help to inform wider
placemaking and deliver a wide rangeof economic benefits. The proposed
designation of the Cumberland Park
Factory Conservation Area aims tofacilitate this aspiration and continue
the legacy of employment uses andeconomic innovation within Old Oak.

alternative policy option
6.60 In light of the strong nationaland regional guidance provided for
managing heritage, providing alternative
policy options is not considered to beappropriate.

Question:
QD6a: Do you have an opinion on
the designation of the proposed
Cumberland Factory Conservation
Area, which is being publicly consulted
on alongside this Local Plan?
You can provide comments directly
through:
opdc.commonplace.is

Figure 73: Frontages of proposed Cumberland
Park Factory Conservation Area147

D7: Amenity
Key Issues
1. Building a new part of London requires theprovision of high quality amenity for building users. However, building at higher
densities can have an impact on the quality of the environment for building users inand around sites if not carefully managed.
Policy context
National
6.61 The NPPF identifies that planningshould always seek to ensure a good standard of amenity for all existing and future occupants of land and buildings as a core planning principle.
6.62 The NPPG identifies that the scale ofbuildings should take account of local climatic conditions, including daylight and sunlight,
wind, temperature and frost pockets.
Regional
6.63	The London Plan provides guidance
for amenity. This sets out policies including:■■ guidance requiring that buildings andstructures should not cause unacceptable
harm to the amenity of surrounding landand buildings with a specific reference
to housing. It references the elements ofamenity to be privacy, overshadowing,148

wind and microclimate.
■■ specific guidance in relation to tall buildings
not adversely affecting their surroundings
also in terms of microclimate, wind
turbulence, overshadowing, noise andreflected glare.
Preferred Policy Optiona) OPDC will work with stakeholders toensure that development delivers ahigh level of amenity and high quality
environment for building users in andaround Old Oak and Park Royal; andb) Proposals will be required todemonstrate that they achieve
appropriate levels of:i. privacy for workspaces
habitable rooms; andii. non-reflected
daylight
sunlight.

andandjustification
6.64 New development and all density
levels will need to deliver a highstandard of amenity in terms of privacy,
overshadowing, air quality, noise andlight pollution, daylight/sunlight, windand microclimate for future building
users and neighbours.
6.65
Duringconstruction
andoperational phases, OPDC will workwith stakeholders to minimise negative
impacts on local communities.
6.66 Appropriate levels of privacy anddaylight / sunlight are relevant to thetypes of use of buildings associatedactivities. For residential uses, thisis important for habitable rooms andprivate open spaces. To support theamenity of building users, proposals
demonstrating levels of daylight /sunlight should provide information
relating to non-reflected light inaccordance with relevant site layout
planning for daylight and sunlightguidance.

visual impact, including considerationof long distance views, whilst allowing
for necessary noise mitigation.
6.68 Proposed policy options for
managing air quality and noise areprovided in the Environment andUtilities Chapter.

Question:
QD7a: Could policies allow a greater
impact on internal residential amenity
to accommodate higher densities?
You can provide comments directly
through:
opdc.commonplace.is

alternative policy option
1. London Plan policies are used to
manage amenity
6.69 The benefit of this option
would be the use of a London-widestandardised approach and theprovision of a streamlined Local Plan.
The disadvantage would be the inability
for OPDC to manage specific amenity
issues in relation to higher density
development.

6.67 To minimise the visual and acoustic
impact of plant and services equipment,
this should always be integrated into
new buildings with appropriate capacity
for future equipment incorporated into
the design. External equipment should
be sensitively sited to minimise any
149D8: Inclusive design
Key Issues
1. A number of existing destinations within
Old Oak and Park Royal have restricted
access including the Grand Union Canal.
2. Infrastructure and impermeable land uses
across the area present barriers to movement that need to be addressed.
Policy context
National
6.70 The NPPF identifies that local planning authorities need to plan positively forthe achievement of inclusive design for all
developments, including buildings, public
and private spaces and that planning policies and development should create safe
and accessible environments.
6.71	Building Regulations Part M provides
legislation in relation to the access to anduse of buildings. This sets out requirements
for accessibility for general housing, accessible and adaptable housing and wheelchairuser dwellings.
Regional
6.72	The London Plan provides guidance
for inclusive design. This sets out policies including:■■ detailed guidance for delivering Lifetime
150

Neighbourhoods, requiring development
to maximise the opportunity for community
diversity, inclusion and cohesion.
■■ detailed guidance for delivering inclusive
environments. Specifically it requires all
new development to achieve the highest
standards of accessible and inclusive
design by according with a series ofcriteria based policies.
■■ requiring development delivers 10%of new housing to be designed to bewheelchair accessible, or easily adaptable
for residents who are wheelchair users.
The policy also requires all new housing
to be built to Lifetime Homes Standards.
6.73	The Accessible London SPG provides
further guidance on the implementation of
London Plan to deliver the Mayor’s aspirations for delivering an accessible environment in London, with particular emphasis on
the access needs of disabled and older people.
6.74	The Housing SPG provides additional
specific guidance for wheelchair housing to
Building Regulations Part M to ensure newhomes are designed to allow sufficient flexibility to adapt to residents’ changing needs
and circumstances.

Preferred Policy Optiona) OPDC will work with stakeholders topromote and deliver an exemplarily
inclusive and accessible designed
environment for Old Oak, Park Royaland Wormwood Scrubs.
b) Proposals will be required to meetthe highest standards of accessible
and inclusive design by:i. delivering accessible design
solutions that contribute toaddressing existing barriers;
ii. seeking to exceed latest guidanceon accessible and inclusive
design; andiii. engaging
withrelevant
stakeholders to inform proposals
at the earliest opportunity.

justification
6.75 Inclusive design is defined by
the NPPF as “designing the built
environment, including buildings andtheir surrounding spaces, to ensurethat they can be accessed and used byeveryone”.
6.76 In promoting the delivery of thehighest quality inclusive and accessible
environments, OPDC seeks to enable
the creation of a series of Lifetime
Neighbourhoods that meet the needs ofall sections of the community, including
disabled and older people. With this inmind, the OPDC Place Review Group
has specific expert representation inaccessible and inclusive design. OPDC
will work with a range of stakeholders
to achieve this aspiration including
local access groups represented on the
London Access Forum.

how they will exceed the existinglatest guidance for inclusive design for
housing, commercial uses (including
hotels, offices and town centre uses),
infrastructure, public realm and public
open spaces (including child playspace) will be supported. Proposals
which demonstrate engagement with
relevant access groups at the earliest
opportunity will be supported.

alternative policy option
6.79 In light of the strong nationaland regional guidance provided fordelivering inclusive and accessible
environments, providing alternative
policy options is not considered to beappropriate.

6.77 The existing network of transport
infrastructure currently has a negative
impact on people accessing areas within
Old Oak and on-street congestion,
alongside a poor quality physicalenvironment, restricts easy movement
within Park Royal. New development
will play a new role in addressingthese barriers to deliver inclusive andwelcoming environments.
6.78 Proposals which demonstrate

Figure 74: Accessible and green spaces

151

152

7
HOUSING

153

Housing
This chapter contains policies addressing
the following policy themes:■■ H1: Strategic Policy for Housing■■ H2: Housing supply■■ H3: Housing mix■■ H4: Affordable housing■■ H5: Existing housing■■ H6: Housing in the Private Rented Sector■■ H7: Houses with shared facilities■■ H8: Specialist housing■■ H9: Gypsy and Traveller Accommodation■■ H10: Student housing

Questions:
QHa: Are there any other housing
policy themes that you think OPDC’s
Local Plan should be addressing?

You can provide comments directly
through:
opdc.commonplace.is

QHb: Do you agree with the chapter’s
preferred policy options? If not, whatmight you change?
QHc: Are there any other policy
alternatives that could replace thechapter’s preferred policies?
Please note that Policy H4 does nothave a preferred policy option andthere are a series of separate questions
relating to this policy on page 171.

EVIDENCE BASE
Table 5: Housing Evidence baseSupporting study
OPDC Strategic Housing Market Assessment (SHMA)
OPDC Gypsy and Traveller Accommodation Needs Assessment (GTANA)
OPDC Affordable Housing Viability Assessment
OPDC Development Capacity Study
(DCS)
154

Description
The Strategic Housing Market Assessment (SHMA) identifies the objective
housing need across tenures for the OPDC area and a wider catchment
covering the London Boroughs of Brent, Ealing and Hammersmith andFulham.
The Gypsy and Travellers Accommodation Needs Assessment will identify
the specific housing needs of the Gypsy and Travellers community.
The study tests the viability of affordable housing across Old Oak and Park
Royal.
A study looking at the capacity of the OPDC area to accommodate newhomes and jobs.

StatusDraft completed

Draft indevelopment
To be developed
Draft completedFigure 75: Fizzy City, Stepney Green155

H1: Strategic policy for housing
Key Issues
1. The delivery of new homes to meet housing needs is a critical issue facing the UK.
2. Central government has:a. introduced reforms to the planning
framework to speed up delivery of new
homes. The draft Housing and Planning Bill (2015) proposes measures toboost housing supply and home ownershipa. set a target to deliver an additional
one million homes by 2020, including
200,000 Starter Homes.
3. Old Oak and Park Royal has a key rolein delivering much needed new housing
within London.
Policy context
National
7.1	The National Planning Policy Framework (NPPF) states that local planning authorities should:■■ objectively assess the housing needs formarket and affordable housing;■■ identify key sites critical to the delivery of
its housing strategy, (over the next five,ten and where appropriate, fifteen years);and■■ demonstrate expected rates of housing
delivery.
156

Regional
7.2	Housing Policies in the London Plan
(2015) recognise London’s pressing need for
new housing. The Plan:■■ identifies a London-wide housing need for
between 49,000 – 62,000 new homes per
year between 2015-2036■■ sets annual average housing supply
targets for London boroughs on the basisof an annual average supply of 49,000
new homes■■ states that the supply of new housing
should comprise a range of housing types,
sizes, tenures and include a percentageof (wheelchair) accessible homes.
Preferred Policy Option
OPDC will work to ensure the area
plays a crucial role in delivering a rangeof high quality housing that addresses
London’s housing requirements. This
will be achieved through encouraging:a. the delivery of new housing, where
it accords with other policies in thisLocal Plan;b. a mix of housing types and tenures
to meet a wide variety of needs; andc. developments
tobeflexibleand adaptable to accommodate
future need, innovation and smart
technologies.

justification
7.3 The OPDC area covers two of
London’s Opportunity Areas (Old Oak
and Park Royal) which are identified in
the London Plan as having capacity toprovide a minimum 25,500 new homes.
The area will help play a critical role inmeeting London’s strategic housingneed and in meeting local need.
To support this, OPDC will actively
promote the development of land for
housing, where development proposals
accord with other policies in this draft
Local Plan.
7.4 Given the scale of new homes that
could be delivered in the area, OPDC
has set up a housing advisory groupof experts to help it develop its policies
and strategies and plan for and delivera wide range of housing types andtenures. This will include affordable
housing, starter homes, low cost market

housing, private rented sector (PRS)
and open market housing. There isalso an opportunity to plan and delivera range of housing products aimed at
specific groups, such as students orolder people.

alternative policy option
7.6 No suitable policy alternative has
been identified as an alternative would
not be consistent with the NPPF or ingeneral conformity with the London
Plan.

7.5	It is imperative that OPDC delivers
a lasting legacy of high quality housing
by providing ‘Lifetime Neighbourhoods’.
Housing design, both internally andexternally and across all housing
tenures and types, will be expected to
be exemplary. It will need to incorporate
the highest standards of modern design
and flexibility that can accommodate
smart and innovative technologies fromthe outset. As well as this, it will needto cater for a wide variety of needs
promoting consideration of aspects
such as natural lighting, ventilationand the efficient use of space. Highquality housing is a key determinantof good health and well-being. OPDC
will encourage developers to consider
positively impacting on mental andphysical health through the quality of

Figure 76: St. Andrews, Bow
157

H2: Housing supply
Key Issues
1. London’s population is projected to growto over 11 million by 2050 and will need asupply of new housing to accommodate it.
2. OPDC will play an important role in meeting the need for new housing identified in
the London Plan - a requirement for 49,000
new homes per annum across London –by delivering a minimum of 25,500 new
homes.
3. OPDC’s Local Plan policy will need todemonstrate what proportion of the 25,500
target is feasible to deliver within the plan
period over the next 20 years, considering
issues such as site availability, deliverability and market needs.

sites or broad locations for growth, for
years 6-10 and where possible, for years
11-15 and for market and affordable
housing, illustrate the expected rateof housing delivery through a housing
trajectory for the plan period.
Regional
7.8
The London Plan (2015) identifies
London’s housing need and provides detail on meeting this need though increasing
housing supply. The potential for the area
to accommodate a minimum 25,500 new
homes is set out in annex one of the London
Plan.

Policy context

Preferred Policy Option

National
7.7
To significantly boost the supply of
housing, the NPPF states that local planning
authorities should:■■ meet the full objectively assessed needs
for market and affordable housing andidentify key sites for the delivery of
housing:■■ identify and update annually a supplyof specific deliverable sites sufficient toprovide five years-worth of housing;■■ identify a supply of specific, developable

OPDC will support delivery of new
homes during the Plan period (20172037). This new housing will beachieved through:158

a. Setting an annual housing target;b. Promoting the development of sites
identified within the Development
Capacity Study (DCS);
c. Promoting
development
opportunities on windfall sites, wherethese accord with other Local Plan
policies;
d. Working with the London Boroughsof Brent, Ealing and Hammersmith
and Fulham to bring vacant dwellings
back into use;e. Supporting housing conversions andchanges of use to residential where
this accords with other Local Plan
policies; andf.	Monitoring delivery and publishing
information on the rate of housing
starts and completions and the
trajectoryofdeliverable
anddevelopable housing supply.

justification
7.9	London is a global city experiencing
a period of rapid population growth.
This, coupled with a slow rate of housing
delivery has resulted in a widening gap
between housing supply and demand.
The 2011 census shows that London’s
population is growing faster and inways previously not forecast leading
to London’s Strategic Housing Market
Assessment identifying a housing
requirement of between 49,000 andFigure 77: Indicative phasing of housing delivery

and the Scrubs

159

62,000 new homes per year. Figure 78
shows the projected population for thethree authorities covered in the OPDC
area.
7.10 The NPPF requires local planning
authorities to ‘ensure that their Local
Plan meets the full, and objectively
assessed, needs for market andaffordable housing in the housing
market area’.
7.11 Based on the area’s current
population of 7,000 people and2,800 households and following
national and regional guidance forpreparing a Strategic Housing Market
Assessments, OPDC’s work identifies
an objectively assessed housing needfor the OPDC area of 1,200 homes, ofwhich 564 as affordable housing, overthe plan period up to 2037.
7.12 However, as London’s single
largest regeneration scheme andrecognising that existing guidancefor producing a SHMA is based on astandard local planning authority andnot one created through a Mayoral
Development Corporation, the OPDC
area can deliver new homes far inexcess of this objectively assessedhousing need and so needs to lookwider than just its immediate boundary.

160

Figure 78: Projected population

7.13 In realising its wider strategicrole and in supporting west London’s
housing needs, the combined area of
the London Boroughs of Brent, Ealingand Hammersmith & Fulham has
been identified as OPDC’s housing
market area in OPDC’s draft SHMA. In
adopting this approach, a much wider
demographic base is included in the
population projections. The draft SHMA
identifies a housing need for 96,000
homes across this housing market
area over the plan period. Within this,the SHMA identifies an objectively
assessed need for 44,800 (48%)
affordable units and 48,400 (52%)
market units.

7.14 The draft DCS identifies theindicative phasing for the areas tobe brought forward for residential
development (subject to known
constraints). The table below provides
further details on the first five-year
supply of housing (deliverable) as
well as sites for the next 6-20 years(developable). The draft DCS showsthat the OPDC area could meet almost
25% of the housing market areas’
objectively assessed need over the
next 20 years.
7.15 Table 6 and figure 77 sets out
the delivery phases for housingdevelopment. Many of these areas

cannot be brought forward in advanceof 2026, as they rely on the opening of
the Old Oak Common station and/or are
reliant on the release of land required
up until or after this date.
7.16 Further work is being progressed
to identify other areas likely to comeforward and contribute to OPDC’s first
five-year housing supply (deliverability),
OPDC will also identify an annual
delivery target following this further
work. Further details will be provided in
the next iteration of the Local Plan.
7.17 There may also be other ‘windfall’sites that have not yet been identified in
the DCS. They may make a contribution
to the supply of new housing. As partof this consultation we are inviting
suggestions for additional sites that
could help contribute towards meeting
London’s growing housing needthrough a ‘call for sites’.
7.18 Changes of use to residential
and housing conversions can also
contribute to the overall housing supply.
Changes of use will be supported
where they accord with other draft Local
Plan policies. The appropriatenessof housing conversions is covered in
Policy H5.

Table 6: Early indicative housing delivery
Years
Development Phase
0-52017 - 2021
6-20
2022 - 2037
20+
2037+ (post plan period)
will be vital to achieving the broader
objectives and OPDC will report on
the number of new homes started andcompleted in its Authority Monitoring
Report (AMR). The AMR will also
contain a housing trajectory which willshow annual updated information on
OPDC’s 0-5 year, 6-10 year and 11-15
year housing supply.

alternative policy option
1. Seek to deliver a higher numberof new homes within the Local Plan
period.
7.20 This option is unlikely to beachievable as there are significant
infrastructure and delivery issues thatwould need to be overcome to freeup all sites for development within theplan period. Further information on site
availability is set out in the DCS.

Delivery Phase
12
3

Unit Delivery
2,100
19,6004,000

Questions:
QH2a: Do you agree with the approach
OPDC is taking to its objectively
assessed housing need? If not, please
explain why.
QH2b: Do you agree with sites identified
for the first 5 years in figure 77?
QH2c: Are there sites, that have notbeen identified as providing the first
five year supply (2017-21), that you
consider can be brought forward todeliver housing in this period?
You can provide comments directly
through:
opdc.commonplace.is

7.19 Monitoring new housing delivery
161

Call for sites consultation
7.21 OPDC’s draft Development Capacity
Study identifies land that OPDC is currently
aware of that can be developed for housing.
It identifies the potential phasing showing
when they may come forward for delivery,
based on currently available information.
7.22 As well as areas identified in the DCS
for development, OPDC are as part of thisconsultation inviting suggestions for additional sites that could support development
through a ‘call for sites.’ This will assist OPDC
to meet its obligations under the NPPF andassist in implementing the ‘presumption infavour of sustainable development’ whenplanning decisions are taken.
Questions:
QH2d: Are there any sites excluding
those already identified in OPDC’s
Development Capacity Study (DCS) or
sites designated as Strategic Industrial
Location (SIL) that you would like to
see identified as a site capable ofcontributing towards OPDC’s overall
housing supply?
You can provide comments directly
through:
opdc.commonplace.is162

Figure 79: Old Oak and Park Royal163

H3: Housing mix
Key Issues
1. Different households require different
types and sizes of housing. A wide choiceof housing broadens the appeal of an area
to new residents as well as meets the area’s housing need. Within Old Oak andPark Royal an appropriate mix of housing
across all types and tenures is needed tocreate balanced and sustainable communities.
2. Delivering a mix of family and non-family
sized housing will be important.
3. There will be a challenge in securing appropriate levels of well-designed family
accommodation as part of high density
development if not carefully planned andlocated.
Policy context
National
7.23 The NPPF requires local planning
authorities to plan for the delivery of a wide
choice and mix of housing based on evidence. In doing so, local planning authorities
will need to identify the size, type, tenure andrange of housing that is required including
the mix of housing in particular locations andmeeting affordable housing needs on site.

164

Regional
7.24	The London Plan states that Londoners should have a genuine choice of homes
they can afford and which meet their requirements for different sizes and types. The
provision of affordable family-sized housing
has been specifically identified as a strategicneed in London.
Preferred Policy Option
Proposalsfornewhousingdevelopments should deliver a mix
of dwelling types and sizes to meetstrategic and local need and support
the creation of mixed, balanced andsustainable neighbourhoods taking into
consideration:a. The housing mix and population andhousehold size projections identified
in OPDC’s draft Strategic Housing
Market Assessment (SHMA);
b. The affordable housing component ofdevelopments should aim to achieve
the following housing mix:
1 bed
flat
22%

2-bed
flat
24%

3-bed
flat
36%

4-bed
flat
17%

c. The market housing component ofdevelopments should aim to achievea mix of unit sizes and in particular,family sized housing;d. The local character and ability ofthe site to accommodate a mix ofhousing types and sizes; ande. The design of proposals for new
homes to be of the highest quality
delivering ‘Lifetime Neighbourhoods’
and provide 90% of units as Building
Regulation M4(2) ‘accessible andadaptable dwellings’ and 10% of
new housing as Building Regulation
M4(3) ‘wheelchair user dwellings’
across all tenures.

justification
7.25 OPDC’s draft Strategic Housing
Market Assessment (SHMA) provides
evidence of local housing needandpopulation
andhouseholdsize projections. When considering
proposalsfornewresidential
developments, the proposed scheme
will be expected to take into account thecurrent SHMA and any other relevant
local data. Due regard should be given

Figure 80: Strategic Housing
Market Assessment area used toassess need165

to the most up to date version of the
SHMA to determine the relevant mix.
7.26 The SHMA identifies that thegreatest demand is predicted for family
sized dwellings across both market andaffordable housing. Affordable housing
should meet the need identified in
the above preferred policy option.
For market housing, OPDC’s draft
SHMA identifies a need for a rangeof unit sizes and in particular family
sized housing. OPDC will encourage
early engagement from developers to
discuss how market housing provision
can help OPDC to meet this need.
7.27 While developments are expected
to reflect the identified dwelling mix,
rigid application of these may not
be appropriate in every case anddevelopment proposals are expected totake into account, site viability, location,and other constraints.
7.28 Family sized housing (which theLondon Plan identifies as having 3
or more bedrooms) is better locatedon the lower floors of high-density
development where it affords better
access to courtyards and outside space.
In general, OPDC will expect family
sized units to be located on lower floors
but recognises that certain locations
such as town centres or sites adjoining
166

infrastructure may not be suitable forfamily sized units on the lower floors.
Where family sized units are includedin schemes in these locations, they willneed to be carefully designed.
7.29 There is a need to ensure thatnew housing is designed to be readily
adaptable and that it will meet thediffering and changing needs ofhouseholds, particularly as the UK’s
population is growing older. There isalso a significant need in London andin the local area for accessible housing
across all tenures. To support thesedemographics and needs changes,
OPDC will require that 90 percentof new homes are designed to beaccessible and adaptable (Building
Regulation M4(2)) and that 10 percentof new homes are fully equippedor adaptable for wheelchair users(Building Regulations M4(3)).

alternative policy option
1. Allow a proportion of new housing(micro-housing) to not comply with
London Plan space standards or
Building Regulations M4(2) andM4(3)7.30 An alternative option would be toallow a small proportion of new homes
to not comply with London Plan spacerequirements or Building Regulations
M4(2) or M4(3). This option would delivera proportion of micro units (providing
less floorspace than the London Plan
one person space requirements),
which could offer opportunities for lower
cost market housing. ‘Pocket Homes’
provides recent examples of this typeof accommodation, having being
delivered on a number of sites acrossLondon, including locally in Ealing
and in Hammersmith and Fulham.
However, these new homes would not
be designed to meet lifetime needs andwould therefore only be appropriate forthose people wanting smaller units or
those with limited budgets who wanted
to live close to central London. However,such small unit sizes could negatively
impact on the health and well being of
the individual(s).

Questions:
QH3a: Do you agree with the identified
size and mix for affordable housing thatshould be delivered? If not, what should
an alternative mix be and why?

Figure 81: Adelaide Wharf, Hackney

QH3b: Should OPDC consider
identifying a proportion of housing that
does not meet the London Plan spacerequirements or Building Regulations
M4(2) and M4(3)? (see para 7.30 for
more information)
You can provide comments directly
through:
opdc.commonplace.is167

H4: Affordable housing
Key Issues
1. There is a significant London-wide andlocal need for affordable housing and an
aspiration for Old Oak and Park Royalto contribute to the delivery of theseaffordable homes.
2. Securing the required levels of affordable
housing onsite will be a challenge in thecontext of infrastructure requirements andviability.
3. Understandingof
thelong-term
implications of the changes to affordable
housing (both its definition and funding
arrangements) introduced through the
Housing and Planning Bill will continue
to evolve as the Bill makes its passage
through parliament. Through its Local
Plan, OPDC will be required to respond tochanges once the Bill is enacted.

■■ to be provided to eligible households,
where eligibility takes into account local
incomes and house prices; and■■ remain at an affordable price for future
eligible households unless the subsidy isrecycled for alternative housing provision.
7.32 The NPPF also defines intermediate
housing as that which is provided at a costwhich is above the income level at whichsocial or affordable rented housing is required
and below the entry level for purchasing ahome at lower quartile prices on the open
market.

Policy context

7.33	The government’s recently announced
Starter Homes initiative is the latest addition
to the affordable housing product range.
The draft Housing and Planning Bill statesthat proposals for new developments will be
required to provide Starter Homes.

National
7.31 The NPPF defines affordable housing
as social rented, affordable rented andintermediate housing, provided to eligible
households whose needs are not met by
the market. To comply with this definition
affordable housing should:■■ be provided to households whose needs
are not met by the market;

Regional
7.34	London Plan policies relating toaffordable housing identify a target of atleast 17,000 more affordable homes per
year from sites with a capacity for 10 or more
homes. These policies also specify that 60%
of affordable homes in London should beaffordable or social rented, and the remaining
40% should be for intermediate sale or rent.

168

Policy OPTIONS
7.35 There are two key factors that need
to be considered when setting an affordable
housing policy:
1. What is the objectively assessed housingneed i.e. what is the evidence of need for
different types of housing in the area andin London as a whole and,2. How viable is it to deliver affordable
housing based on viability assessments.
7.36	As set out in paragraph 7.13, OPDC’s
draft SHMA identifies an objectively assessed
need for 48% affordable housing overthe next 20 years. However, OPDC is stilldeveloping its evidence base for the viabilityof affordable housing and it has therefore notbeen possible to set an affordable housing
percentage target as part of this draft Local
Plan. OPDC will continue to develop thisevidence base over the coming months to
inform the affordable housing policy in thenext draft Local Plan.
7.37 While the affordable housing policy
evidence and detail will develop overtime, OPDC considers that a set of clear
policy principles should apply to any futureaffordable housing policy. These are to:1. Optimise affordable housing provision;
2. Require applicants to sign-up to the
Mayoral Concordat, to market new homes
in London and the UK at the same time asabroad;3. Provide on-site affordable housing;
4. Secure a mix of affordable housing for arange of household income levels;
5. Achieve tenure blind developments;
6. Achieve a mix of tenures across all
developments; and7. Agree an approach for establishingnominations rights to the affordable rented
housing.
THE FOUR OPTIONS
7.38	As OPDC’s evidence on need andviability continues to emerge, OPDC has
been considering four broad approaches
that it could take when setting an affordable
housing policy for the area. OPDC invites
views and comments on which of thesepotential policy approaches to develop
further.

OPTION 1 - FIXING THE PERCENTAGE
7.39 A single OPDC wide figure is fixed for the level of affordable housing. The Mayor’s
draft Housing SPG supports this approach in Opportunity Areas. This fixed rate would be
subject to a regular review of viability by OPDC and this figure would need to be amended tokeep track of market changes. OPDC may also need to consider abnormal costs on specificsites in extreme circumstances and where clearly demonstrated and justified. Comments areinvited on whether or not this option should have a review mechanism (please see questions
below). The table below sets out the strengths and weaknesses of this option.
Strengths
Weaknesses■■ Helps provide certainty to developers and ■■ The fixed affordable housing level isdependent on the quality of OPDC initialland owners about the affordable housing
viability work– including estimated costs
requirements and helps prevent land pricefor abnormals and infrastructure.
rises based on hope value.
■■ Gives a single definite target and delivers ■■ May require a high density to meet identified housing needs.
policy compliant levels of affordable hous■■ Little flexibility to respond to rapid changing over the life of a large scheme.
es in market conditions.
■■ Easy to define any external subsidy re■■ Could end up with less affordable housing
quired to deliver this policy requirement.
if market performs strongly and if there is■■ Clear definition of obligations where landno review mechanism.
is sold.
■■ No need to negotiate on commuted sums ■■ Not an approach that has been tried ortested anywhere before.
as part of negotiations■■ Reduces lengthy and costly negotiations ■■ The fixed percentage may have to be set
at a low rate due to initial viability.
with applicants as there would be no need■■ Would require robust and regular viability
for any detailed viability assessments.
analysis by OPDC to ensure conformity
with national and regional policies.

169

Option 2 – Product dependent range
7.40	A percentage range is set for each product type, recognisingthat some affordable housing products are more costly to deliverthan others or are more suited to different types of developments.
The table below sets out the strengths and weaknesses of this option.
Strengths
Weaknesses■■ Complex to negotiate and■■ Innovative.
monitor.
■■ Clear minimum/maximum■■ May not provide a mixed andrange for negotiations.
balanced sustainable com■■ Move away from a hard
munity as it could promote
target.
developments providing only■■ Flexible enough to reflect
different development types,
one affordable tenure type.
site economics or local priorities.

170

Option 3 – Viability tested percentage
7.41	This is the approach currently favoured by local planning
authorities. A percentage target is set but this target is still subject
to viability and each individual scheme would be viability tested tosee how much affordable housing it could deliver. The table below
sets out the benefits and disbenefits of this option.
Strengths
Weaknesses■■ Approach currently adopted ■■ Does not control land pricerises in the same way as
by local planning authorities.
Option 1.
■■ This option has a proventrack record of being accept- ■■ Could result in the level ofaffordable housing secured
ed by Secretary of State.
being below the policy target.
■■ Transparency – reliance on
published and verifiable data ■■ Time consuming and will
require costly and protracted
through developers’ viability
negotiations.
assessments.
■■ No incentive for developers/■■ Responsive to market conapplicants to exceed set
ditions – but also to needs
target.
as tenure and product types■■ Can have sites where no or
could flex.
little affordable housing is■■ Responsive to site-specificviable.
conditions.

Option 4 – Negotiate a target on site-specific basis
7.42	This seeks the maximum reasonable amount of affordable
housing without specifying a percentage target for each development to achieve. A review of relevant economic data at the outset
will enable an allocation of affordable housing on the site to be
determined.
Strengths
Weaknesses■■ Does not provide certainty■■ No upper thresholds andon the level of affordable
could secure high levels of
housing that will be secured
affordable housing on certain
through a development.
sites beyond the levels in the■■ Will not be in complianceLondon Plan.
with the London Plan or■■ Is a site specific approach.
NPPF.
■■ A strong audit trail.
■■ Is not aspirational.
■■ Does not require upfront■■ Requires long and costly
or comprehensive viability
negotiations on each site.
analysis.
■■ Relies on verifiable data.

Questions:
QH4a: Do you agree with the affordable housing policy principles
that would apply to any of the four affordable housing options?
QH4b: Which of the four proposed options do you think would
secure the best outcome for meeting affordable housing need?
Please explain why.
QH4c: Are there any other strengths and weaknesses to thefour options that should be included?
QH4d: Are there other options that should be considered as apolicy option?
QH4e: Should option 1 include a review mechanism?
You can provide comments directly through:opdc.commonplace.is171

H5: Existing housing
Key Issues
1. There are approximately 2,800 existinghomes. While this is a relatively low
number given the size of the area, OPDC
recognises the importance of the existing
housing as providing a suitable supply ofhomes for the established communities.
2. Long-term empty homes not only impact
negatively on their immediate environment,
they also remove the potential to use ahome in an area.
3. Empty homes are an issue that should be
addressed.
Policy context
National
7.43	The NPPF states that local planning
authorities should identify and bring backinto use empty residential housing andbuildings in line with local housing andempty homes strategies. Where appropriate,
it may use its compulsory purchase powers
to achieve this. It states that where there isan additional identified need for housing,planning applications for conversions
from commercial to residential use should
normally be approved.
Regional
7.44 Policies in the London Plan specifically172

protect residential dwellings and seek toprevent the loss of existing housing numbers,
including affordable housing numbers,
unless the housing is replaced at existing or
higher densities with at least an equivalent
floorspace.
Preferred Policy Option
OPDC will seek to optimise the useof existing the housing stock and landthrough:a. Resisting the net loss of existing
housing units or floorspace throughchange of use or redevelopment,
except in areas of Strategic Industrial
Location (SIL) or where it is being
reprovided at a higher density;b. Work with the London Boroughs ofBrent, Ealing and Hammersmith &Fulham and other stakeholders tobring vacant residential properties
back into use (including whereappropriate the use of empty dwelling
management orders or compulsory
purchase powers);c. Permit conversions of existingdwellings to two or more dwellings
where:

i. at least one family sized unit (3bed+) is provided through eachconversion with access to amenity
space;
ii. residential conversions maintainthe amenity of neighbours,
the general character of thesurrounding area and do not resultin cumulative stress on services;andiii. The proposal would not result inadverse impacts on parking and/or other local amenities.

justification
7.45 OPDC will refuse proposals thatwould result in the net loss of existinglevels of housing, except in the areas
identified as Strategic Industrial
Location (SIL). However, OPDC willallow the loss of existing housing where
it is to be replaced by new housing at
equivalent or higher density.
7.46 Empty homes can undermine
housing supply and negatively impact on
adjacent residents and the surroundingarea. The longer a dwelling remains
empty the more dilapidated it is likely

to become. Once back in use, thesedwellings will contribute towards theoverall supply of new homes. OPDC
will work with the local authorities,
landowners and other stakeholders
to bring vacant residential buildings
back into use. This could include,
where necessary, using empty dwelling
management orders or compulsory
purchase powers (see Delivery and
Implementation chapter).

alternative policy optionS
1. Take a more flexible approach to
the loss of existing stock

7.47 The OPDC area’s existing housing
stock is limited but conversions canmake a valuable contribution towards
delivering new homes and increase theavailability of smaller homes. However,the potential cumulative stress fromconversions of larger dwellings tosmaller homes on both the supply offamily sized homes and on on-street
parking provision, waste collection
and other social amenities needs to beweighed against the wider economic
benefits from such conversions and theresultant overall growth in the numberof new homes. OPDC will consider
these on a case by case basis.

2. Allow the conversion of smallerfamily sized units and not require a
proportion of these to be replaced
as family homes.

7.48 This allows for the loss of existing
residential stock for non-residential uses.
This may enable greater deliverabilityof sites; however, proposals resulting
in the loss of existing housing without
it being replaced could undermine theoverall housing supply.

7.49 Allowing conversions of smallerfamily sized units without requiring theirreplacement would increase the overall
number of new housing supplied, but
it will result in a loss of family sizedaccommodation.

173

H6: Housing in the Private Rented Sector
Key Issues
1. The private rented sector (PRS) accounts
for approximately 25% of London’s housing market. The sector helps meet demand
for short and long-term housing as well as
providing accommodation for households
unable to afford to buy their own home oraccess affordable rented housing.
2. OPDC should consider how PRS can playa role in supporting the overall supply of
housing within its area whilst creating amixed and balanced community.
Policy context
National
7.50 The government has promoted growthof a new development sector building homes
specifically for private rent.
Regional
7.51	In providing for a choice of housing,the London Plan provides positive and practical support to sustain the PRS contribution towards increased housing delivery andmeeting housing need.

174

Preferred Policy Option
OPDC will require new purpose built
private rented accommodation, in
appropriate locations, to:a)	Meet local and London’s strategic
private rented housing needs;b) Provide an affordable housing
contribution;c) Provide PRS for a defined period witha review mechanism or in perpetuity;andd)	Incorporate high standards of design
and provide a management strategy,committing to high standardsof ongoing management of thepremises.

justification
7.52 OPDC’s draft Strategic Housing
Market Assessment identifies thePrivate Rented Sector (PRS) as
making up approximately 30% of the
housing tenure across the OPDC’s
host boroughs (Brent, Ealing and
Hammersmith and Fulham). The
private rented sector (PRS) plays animportant role in providing homes for
those choosing not to, or unable to, buy
homes or access affordable housing.
It is also an important component indelivering a choice of housing and canplay an important role in early delivery
and placemaking.
7.53 Historically, private rented
homes have often been regarded as
badly maintained properties sufferingfrom overcrowding, hazards, poor
facilities and insecure tenancies.
However, in recent years institutional
companies and investors have started
to provide large-scale purpose built
PRS accommodation, such as at
the Olympic Village in Stratford. This
accommodation is generally of a muchhigher standard than the majority of
traditional rented accommodation.
7.54 New PRS will need to provide
affordable housing. Based on theviability analysis there may be an
opportunity to consider the type ofaffordable PRS product – this could
include a proportion as discounted
market rent. OPDC will secure a
proportion of PRS homes at below

market rates for a specified period or inperpetuity, through covenants, section
106 or other legal agreements, and inline with the affordable housing policy.

alternative policy option
1. Make it mandatory for PRS
proposals to sign up to London
Rental Scheme (LRS)

7.55
Where discounted market
rent is secured as the affordable
component of a PRS scheme, wewill encourage developers to offer‘deposit savings options’ for thesetenants whereby the tenant pays intoa savings scheme with contributions
also provided by the developer. This
would enable tenants to save towards
a deposit for future homeownership.

7.57	Having landlords sign up to
the voluntary London Rental Standard(LRS) can help to ensure a high quality
standard of PRS and positively impact on
the amenity of neighbouring residents.
Making it a mandatory requirement
for all PRS proposals to either havein place arrangements/agreements toprofessionally manage stock will mean
an increase in associated costs andcould result in some smaller schemes
not being delivered.

7.56
OPDC
will
encourage
the retention of private rented units
in perpetuity. Where, this is not thecase and PRS schemes are agreed
for a defined period, then a review
mechanism will be triggered at the
point at which the PRS units in ascheme convert to market sale. This
review will consider the affordable
housing requirements at that time andcommuted sums for affordable housing
would be made to the local planning
authority.

Questions:
QH6a: Should OPDC seek to havecovenants for below market rate
purpose built Private Rented Sector
accommodation? Please explain why.
QH6b: Should all developments forpurpose built private rented sector(PRS) be required to sign up to the
London Rental Scheme? Please
explain why.
You can provide comments directly
through:
opdc.commonplace.is175

H7: Housing with shared facilities
Key Issues
1. A house with shared facilities or a housein multiple occupation (HMO) generally refers to a flat or house that is the main resident for three or more occupiers forming
two or more households and who share a
kitchen, bathroom or toilet.
2. Hostels generally cater for a specific groupor groups of occupiers, for example, longor short-term vulnerable residents andhomeless persons. Hostels may provide
some meals or welfare arrangement to
the occupiers and have on site management. They may be provided on a temporary basis, such as winter shelters for thehomeless, and by different public bodies
or charities.
3. HMOs and hostels contribute to the overall
supply of housing and have an importantrole in helping to meet an area’s housingneed.
4. They can also adversely impact, especially in high concentration, on the amenityof neighbouring properties if not properly
managed and controlled.
Policy context
National
7.58	The NPPF states that local planning
authorities should deliver a wide choice of
176high quality homes and shared houses, either purpose built or otherwise, are an important part of the housing stock. Amendments,
in 2010, to the Use Classes Order and theGeneral Permitted Development Order introduced a new class of residential development – C4: Houses in Multiple Occupation(commonly referred to as ‘small HMOS’).
The Sui Generis HMOs, which existed under
the previous legislation, are now commonlyreferred to as ‘large HMOs’ and consist of
more than six occupants.
Regional
7.59	The London Plan recognises the strategically important role of HMOs in meeting
distinct needs and reducing pressure on other elements of the housing stock.

Preferred Policy Option
Proposals for new purpose built sharedhousing or for the net loss of the existing
shared housing will be consideredagainst the following criteria:
a. Whether meets identified local needfor shared housing;b. Whether it complies with any relevant
standards, including quality;c. Whether it is located in areas witha high public transport access leveland facilities and services such as
shops, social infrastructure etc.; andd. Whether it gives rise to unacceptable
impacts on amenity.

justification
7.60 Shared housing can play
an important role in providing
accommodation and meeting the
housing need of individuals unable toaccess self-contained affordable ormarket rented housing.
7.61 Where HMOs are not carefully
managed and if there is an
overconcentration of HMOs in alocation, they can negatively impact
on the amenity of that location. Where
evidence suggests this to be the case,
OPDC will consider proposals to either
improve the accommodation’s standard
or accept its loss to an alternative
housing use.
7.62 New HMOs or hostels should

be located in areas that can absorb
the more intensive occupancy rates
by individuals living as separate
households and sharing a property. In
addition, proposals for HMO’s or hostels
need to be accompanied by information
setting out how arrangements will
effectively manage the scheme.

alternative policy option
1. Encourage the conversion or lossof shared housing without replacingit.
7.63 This approach would be more
responsive to market needs, but
encouraging the loss of shared housing
would remove this form of housing fromthe overall affordable housing supply.
This may result in greater pressure onother forms of affordable housing.

177H8: Specialist housing
Key Issues
1. There is an increasing need for specialist
housing for older people and vulnerable
people.
2. The scale of regeneration in the OPDC
area provides opportunities to meet thisneed.
3. Providing these types of specialist housing in new high density buildings will require careful planning, design and location to ensure future residents’ needs areaccounted for and they are integrated into
the new development.
Policy context
National
7.64 The NPPF identifies the need for local
planning authorities to plan for a wide choiceof housing, including housing for older people.
Regional
7.65 Policies in the London Plan require
specific account to be taken of the housingneeds of older persons in the design of developments and when assessing older people’s housing needs. Local planning authorities are required to identify and develop plans
and strategies for other supported housingneeds. In doing so, the long and short-term
178

supported housing needs of vulnerable anddisadvantaged groups should be assessed.
Preferred Policy Optiona) OPDC will require an appropriate
supply of specialist care andsupported needs housing for older
people and/or vulnerable people tolive as independently as possible.
b) OPDC will require proposals to be:i. suitable for the intended occupiersin terms of the standard of facilities,
the level of independence, theprovision of support or care andbe accompanied by relevant
management policies;
ii. of an appropriate mix of sizes tomeet needs;iii. of a high design quality, including
inclusive design and provision ofadequate internal and external
space; andiv. accessible to public transport,
shops,
services,
community
facilities and social networks
appropriate to the needs of theintended occupiers.
c)	In
the
case
of
market-led
development aimed at older people

and/or vulnerable people, particularly
where self-contained units areincluded, contributions to the supplyof affordable specialist housing will
be required.

justification
7.66 The London Strategic Housing
Market Assessment 2013 identified anet strategic requirement for between
3,600 and 4,200 new older persons
housing units per year between
2015 and 2025. OPDC’s draft SHMA
identifies that specialist housing needsfrom the local area (Brent, Ealingand Hammersmith and Fulham) will
increase by more than 400 persons perannum over the 20 year period.
7.67 OPDC will support proposals for
specialist housing where it contributes
to the mix of an area and is delivered
through partnerships (arrangements
between developer and support service
provider) and will have arrangements inplace for the long-term management of
the development/scheme.

7.68 OPDC will support proposals
that enable older people to live intheir homes for as long as they want
and to then move to supported living
when they require greater support toremain independent. Proposals for
new older people housing will need to
be available at a range of costs to suita range of financial circumstances. As
such developments should contain aproportion of affordable units for older
people.

alternative policy option
7.69 No alternative policy option isconsidered since the proposed policy
is consistent with national and regional
policy to deliver a wide choice of goodquality homes that meet the housingneeds of older people and vulnerable
people. The NPPF requires local
planning authorities to plan for a mixof housing and this policy is in line withthis national planning policy.

179

H9: Gypsy and Traveller Accommodation
Key Issues
1. OPDC needs to ensure that it has effectiveplans to meet the distinct accommodationneeds of gypsies and travellers.
2. The authorised site in the London Boroughof Ealing falls within OPDC’s boundaries
and the pitches on it meet the needs of theexisting community (shown in figure 82).
3. OPDC will need to plan for the existing
pitches located at this site and consider
whether there is any additional need forpitches in the OPDC area.
Policy context
National
7.70 Planning policy for traveller sites(August 2015) states that local planning
authorities should:■■ make their own assessment of need (inrespect of traveller sites);■■ work jointly with other local planning
authorities to develop plans throughidentifying land for sites;■■ plan for sites over a reasonable timescale;■■ reduce unauthorised developments andencampments and make enforcement
more effective;■■ ensure that access to education, health,welfare and employment is facilitated by180

the provision of suitable accommodation;and■■ have due regard to the protection of local
amenity and local environment.
Regional
7.71	The London Plan states that local
planning authorities should identify andaddress the accommodation requirementsof gypsies and travellers (including travellingshow people).
Preferred Policy Option
a. OPDC will give careful consideration
to the needs of gypsies and travellers
and work with the London Boroughsof Brent, Ealing and Hammersmith& Fulham to secure a sufficient
supply of plots/pitches to meet theneeds of existing and future gypsy
and traveller households (including
travelling show people);b. Where OPDC’s Gypsy and Traveller
Accommodation Needs Assessment
study determines a need for provisionof pitches on an additional site OPDC
will work with the London Boroughsof Brent, Ealing and Hammersmith& Fulham to identify a suitable site.
Any new sites, pitches and/or plots
for travellers should:
i.	Be accessible to transport(including safe access to/from themain road network), services andfacilities, and be capable of being
supported by the local social
infrastructure;ii.	Be capable of connecting to theutilities infrastructure; andiii. Support the health and wellbeingof the occupiers of the site byproviding appropriate facilities,
layout and design quality.
justification
7.72 There is currently one authorised
site in the London Borough of Ealing,which falls within OPDC’s area.
OPDC has commissioned a Gypsy
and Traveller Accommodation Needs
Assessment in order to provide it withan evidence base. The assessment
will identify the need for pitch provision
during the plan period and inform thedevelopment of a strategy to meetthe identified need. As this work is inprogress, outputs from it will inform thenext iteration of the draft Local Plan
gypsy and traveller accommodation
policy.

Figure 82: Existing
authorised Gypsy andTraveller site

7.73 Historical data shows a sufficientlevel of churn at the existing site, whichshould enable this site to continue tomeet any need arising in the short/medium term. Where evidence ofadditional need emerges, OPDC will
work with the three local boroughs tomeet the additional identified need andidentify a suitable alternative site in linewith the requirements of this preferred
policy option.

alternative policy option
7.74 No alternative policy option has
been considered, as national policy
requires local planning authorities tomeet the needs of gypsy and travellers
within its area as part of its objectively
assessed need and 5-year supply181H10: Student accommodation
Key Issues
1. London is home to some of the world’s
finest universities. They are important assets for the city and the UK. Suitable andaffordable student accommodation plays
a major role in the university experience.
Well-designed and purpose built student
accommodation, managed effectively andin the right location not only provides aplace to live and study but also relievespressure from the private housing market.
2. OPDC needs to work with these universities, as well as specialist student accommodation providers to support the supplyof new well-managed, purpose built student accommodation.
Policy context
National
7.75 The NPPF require local planning authorities to plan for a choice of housing, creating sustainable, inclusive and mixed communities.
Regional
7.76 London Plan policies require local
planning authorities to address student accommodation needs.

Preferred Policy Optiona) Student housing will be supported
where it:i. Contributes to the vibrancy anddiversity of an area, especiallyin the early phases of the plan
period;ii.	Enhances
immediateandsurrounding areas;iii. Is of the highest design quality;
iv. Is located in areas with high PTAL
or is easily accessible by nonmotorised forms of transport;
v. Does not result in a localised overconcentration of student housing;andvi. Results in no net loss of
conventional housing supply,
especially self-contained homes.
b) Proposals must include:i.	Management and maintenanceplans demonstrating how theamenity of neighbouring residents
will be protected; andii. What steps would be taken tominimise impacts on neighbouring
usesc) Where the proposal is not linked to182

a specified educational institution it
will need to provide the maximum
reasonable amount of affordable
student housing.
justification
7.77 The Mayor’s Academic forum has
provided projections for the growth of fulltime students in London from 2011/12
to 2026/27 and the required additional
purpose-built student accommodationthat this growth generates. These
projections estimate that by 2026/27
London’s current student population ofjust over 365,000 will have increased to
between 429,391 and 487,317.
7.78 OPDC recognises the many
positive benefits that universities/higher
education institutions and their students
bring to London. Both enhance an area’s
reputation as a dynamic and vibrantlocation, create a critical mass for thedelivery or goods, services and events,
provide local businesses with skilledworkers and seasonal workers and can
aid regeneration and investment.
7.79 To achieve mixed and balanced
communities, provision of purpose

built student accommodation will besupported but it must not result in an
over-concentration in any one particularlocation. This will avoid issues of:■■ not achieving a mix and variety of
housing in a location;■■ overconcentration of one form ofdwelling type;■■ directly
relatednoise
andmanagement concerns;■■ vacant premises at particular timesof the year; and■■ pressureonthetransport
infrastructure at particular times ofthe year (end/start of terms).
7.80 There may be an opportunity to set
a quantum of student accommodationthat the OPDC area could aspire todeliver (see consultation questions
below).
7.81
Proposalsforstudent
accommodation will be required to
be of high quality in relation to designand size. Student housing schemes,by virtue of providing a number ofunits of the same size, can result inmonotonous façade treatments which
can negatively impact on the public
realm. Proposals should specificallyseek to deliver interesting and highquality facades, that complement theexisting and emerging character of thearea.

7.82 Student housing proposals shouldmake an appropriate contribution toaffordable housing, subject to viability.
7.83 Proposals for student housing
should be located in or close to transport
nodes so that students can easily
access public transport, workplaces
and services. Developments locatedclose to transport nodes will also
support with the movement of students
especially during the start and end ofterms.
7.84 OPDC will expect proposals tobe accompanied by management
plans setting out how any impact on
the surrounding area and the amenityof the neighbouring residents will be
mitigated. These plans must provide
details of the management regime
to be implemented on site, from firstoccupation and on an ongoing basis.
Management and maintenance plans
should, as a minimum, include detailed
information on:a. move-in/out arrangements at thestart and end of the academic year;
b. how individual student units will be
managed;c. how communal facilities, including
landscaping,deliveries
andcollections will be managed;
d. security and fire safety procedures;

ande. procedures for community liaison.

Questions:
QH10a: Should an area wide student
housing target be identified? Please
explain why.
QH10b: Should OPDC seek to restrict
new development of student housing
in certain locations? See the placepolicies for North Acton.
You can provide comments directly
through:
opdc.commonplace.is

alternative policy option
1. Require
student
housing
proposals to be linked to specified
educational institutions
7.85
While this may provide therequired level of affordable student
accommodation and the management
policies of the educational institution
will ensure that the development isappropriately managed, it may notenable the future flexible use of theaccommodation.
183

184

8
EMPLOYMENT

185

Employment
This chapter contains policies addressing
the following policy themes:■■ E1: Strategic Policy for employment■■ E2: Old Oak■■ E3: Park Royal■■ E4: Open workspaces■■ E5: Local access to employment andtraining

Questions:
QEa: Are there any other employment
policy themes that you think OPDC’s
Local Plan should be addressing?
QEb: Do you agree with the chapter’s
preferred policy options? If not, whatmight you change?
QEc: Are there any other policy
alternatives that could replace thechapter’s preferred policies?
You can provide comments directly
through:
opdc.commonplace.is186

EVIDENCE BASE
Table 7: Employment Evidence baseSupporting study
OPDC Industrial Land Review
OPDC Development Capacity Study(DCS)
GLA Creating Open workspaces document

Description
Assesses the current and future supply and demand for industrial land
within Old Oak and Park Royal.
A study assessing the development capacity of development plots within
the OPDC area
Assesses London-wide demand and opportunities with recommendations
for local planning policy in relation to non-traditional workspaces for micro,
small and medium enterprises.

StatusDraft completed
Draft completed
Completed187

E1: Strategic policy for employment
Key Issues
1. To secure benefits generated by the hugeincrease in accessibility, as a result of thearrival of a new HS2, Crossrail and GreatWest Coast Main Line station, there will
be a need to release Strategic Industrial
Location (SIL) designation in Old Oak tosupport a mixed use approach to development and optimise the delivery of a rangeof employment workspace typologies.
This needs to be considered against London’s and west London’s release of industrial land which is greater than envisagedby the GLA 2011 benchmarking exercise.
Policy context

new development in viable locations withgood public transport. It also states that how
development in and adjacent to SIL shouldbe planned and managed to support the continued functioning of SIL.
8.3 The London Plan alongside the Old Oak& Park Royal OAPF (2015) identify the principle of SIL being consolidated and intensified
at Park Royal to both ensure its continued
protection and accommodation of 10,000
new jobs and for non-industrial employment
uses to be provided in Old Oak to deliver approximately 55,000 new jobs.
Preferred Policy Option

National
8.1 The NPPF sets out a number of requirements for Local Plans including setting
a clear economic vision and strategy thatencourages sustainable economic growthwhich is supported by flexible policies thatmeet the development needs of existing andnew business sectors.

OPDC will work with stakeholders todeliver a sustainable and robust local
economy that promotes Old Oak andPark Royal as a place for enterpriseand innovation and which contributes
to London’s economic growth. This will
be achieved by:

Regional
8.2 The London Plan seeks to maximise thebenefits from new infrastructure to securesustainable growth and development. It supports office based employment by focusinga) establishing Old Oak as a recognisedcommercial hub;b) consolidating Strategic Industrial
Location (SIL) at Park Royal;c) supporting proposals that deliver

188

economic growth by:i. contributing to delivering a rangeof employment uses in areas
outside of SIL to support thedelivery of 55,000 new jobs; andii. contributing to delivering a
range of industrial uses within
Park Royal’s SIL and the area’s
intensification to accommodate
10,000 new jobs.

justification
8.4 Old Oak and Park Royal have along history of economic innovationand growth that has shaped thesurrounding areas and London as awhole. The area is the UK’s largest andmost successful industrial location andit plays a fundamental role in supporting
the functioning of London.
8.5 The regeneration opportunities
presented by the arrival of High
Speed 2 and Crossrail at Old Oakshould continue to support this legacyof employment and innovation that
benefits the local area, west London
and London as a whole. To support
this opportunity, the London Plan,Figure 83: Employment areas

189Old Oak & Park Royal Opportunity
Area Planning Framework and OPDC
Development Capacity Study (DCS)
identify that Old Oak has the potential todeliver space for 55,000 new jobs andhas the potential through intensification
to deliver 10,000 new jobs. To facilitate
this, land currently designated as SIL
in Old Oak should be de-designated as
SIL to enable mixed use development.
The main employment hub should
be focused close to the new Old Oak
Common Station, which will benefit
from high levels of public transport
accessibility. In other areas of Old
Oak, a more varied and mixed type of
employment space will be encouraged
to support micro, small and medium
business growth.
8.6 Old Oak and Park Royal currently
has a diverse economic profile, with1,500 business units employing an
estimated 36,000 people. In total
there is approximately 2,100,000sqm
of employment floorspace on 355
hectares of employment sites within
SIL across the area. It provides muchneeded employment to the surrounding
areas and west London, while
supplying diverse goods and services
to businesses and inhabitants acrossthe local area, west London and thecapital.

190

8.7 This diverse range of sectors forms
a patchwork across Old Oak and Park
Royal with some sectors having agreater presence. These are:■■ logistics;■■ prop houses and film studios;■■ food manufacturing and wholesale;and■■ vehicle sale and repair.
8.8 Businesses occupy a rangeof different space typologies andsizes, from small workshops to large
warehouses.
8.9 OPDC must consider how toaccommodate and support new andexisting economic sectors as theygrow and develop as well as retain
those which are successful. Criticalto this will be the delivery of exemplar
digital communications infrastructure.
OPDC should play an important rolein ensuring the necessary conditions
are in place to attract new employment
and innovative business sectors to
the area. Further work will be carriedout to identify the types of conditions
necessary to attract these sectors.
Today, it is not possible to define exactly
what future sectors may seek to locate
here. However, sectors which comprisethe ‘Innovation Economy’ could bea significant element of this. These
sectors include clean technology,

applied sciences, life sciences, niche
manufacturing, creative industries,
film and screen, circular economy andother digital and innovation technology
based industries. OPDC will support
and promote measures to grow existingand new employment clusters with
employment-generating potential toenhance the area’s economic profileand performance and act as a magnet
to draw further investment into thearea. Specifically, it will support thesynergies between jobs and economic
growth with the delivery of educationand health institutions within the area
as set out in policies SI2 and SI3.
8.10 OPDC is exploring what these
sectors could be and what their spatial
and design requirements are to informthe next stage of consultation on thedraft Local Plan.

alternative policy option
8.11 Alternative policy options are notconsidered to be realistic given thatstrategic guidance is set out in nationaland regional policy frameworks.

Questions:
QE1a: What business sectors should
OPDC seek to attract to the area andwhat specific design and operational
requirements would attract these
sectors?

Figure 84: Offices in the City of London

You can provide comments directly
through:
opdc.commonplace.is

Figure 85: Prop warehousing in Park Royal191

E2: Old Oak
Key Issues
1. The London Plan identifies Old Oak as
having the potential to accommodate
55,000 new jobs in response to new strategic transport infrastructure. The Old Oak
and Park Royal OAPF suggests that thesejobs will be across a range of sectors including a significant amount of new commercial and town centre uses. This will
require the release of Strategic Industrial
Location to accommodate this growth.
2. Due to the timescales of the development,
policies need to be able to accommodatea range of potential employment sectors
as demand for workspace increases.
3. Employment floorspace typologies need
to be both flexible and located to support
a mixed and vibrant place.
4. There are a range of proposed uses in Old
Oak that may benefit from the co-locationof non-residential floorspace, to act as abuffer and mitigate environmental impactsof existing and future infrastructure.

Regional
8.13 For industrial areas, the London Planinterprets this guidance to focus new officedevelopment on viable locations with good
public transport access. The London Plan
specifically identifies Old Oak as having capacity to accommodate 55,000 new jobs.
Preferred Policy Option
Old Oak will become a mixed
employment hub by requiring proposals
to provide:

Policy contexta) a new commercial area and arange of flexible open workspacetypologies in locations identified in
the Overarching Spatial Policies andPlaces Chapters; andb) town centre uses which generate
employment along the High Street,in and around Old Oak Common
Station and in other accessible
locations.

National
8.12 The NPPF requires Local Plans to support existing business sectors and plan for
new or emerging sectors.

justification
8.14 The London Plan identifies Old Oak
as having the potential to deliver 55,000

192

new jobs in response to new strategictransport infrastructure. The Old Oak
and Park Royal OAPF suggests thatthese jobs will be largely commercial
based along with a smaller proportionof other town centre uses such as retail,leisure, culture and community uses.
Future employment sectors attracted
to Old Oak will change over time. It istherefore important to retain flexibility
in their design and management.
However, OPDC will expand on these
possible sectors in the next version of
the draft Local Plan. A new commercial
hub including a significant proportion of
the area’s new office and commercial
employment would be focused on andaround Old Oak Common Station. The
station is due to open in 2026 and sitesaround the station are only likely to beavailable for development near to thispoint.
8.15 Outside of the commercial hub,
OPDC will strongly encourage a morevaried and flexible commercial offer
as part of mixed use development.
These areas can provide muchneeded space for micro, small andmedium enterprises, including open

workspaces (see policy E4). These
spaces are typically smaller than thoselocated within the new commercial hub
and as such can offer greater choice
for businesses and encourage a morevaried economic offer.
8.16 Light industrial uses can makeuse of spaces not suited to other uses.
There will be a significant amount oftransport infrastructure retained in Old
Oak where such uses could act asa buffer to more sensitive residential
and community uses. Light industrial
uses can also contribute to local
distinctiveness and a unique characterof an area. Fish Island, on the edgeof the Queen Elizabeth Olympic Park
provides a strong case study for the rolethese spaces can play in contributing to
the identity of an area.
8.17 North Acton has the potential todeliver new town centre employment
floorspace that will contribute to a senseof place and activation of the local area.

alternative policy option
1. Support for focusing B1(a) uses
in and around Old Oak Common
Station is not provided.
8.18 The benefit of this approach would
be the provision of a more flexible
approach to office distribution across
Old Oak. The disadvantage would bethat the commercial centre around Old
Oak Common Station could becomeless defined leading to the locationof office space in less accessible
locations.
2. Support for B1(b) and B1(c) uses
in Old Oak north is not provided.
8.19 The benefit of this approach
would be that additional floorspace isprovided for non-industrial uses. The
disadvantage would be that locations
not suited to retail, office, leisure or
residential uses could remain vacantand negatively impact on the amenityof the public realm.

193E3: Park RoyalKey Issues
1. The draft OPDC Industrial Land Review(2015) has identified that the rate of release of industrial land in west London
boroughs has been higher than the annual target envisaged by the 2011 GLA
benchmarking process. This is creatingpressure on existing industrial locations,
including Park Royal, to accommodate
industrial uses. The release of SIL willplace further pressures on industrial land
requirements at Park Royal.
2. The impact of the transformative regeneration at Old Oak will need to be managed
to secure benefits for Park Royal and address issues created by this change.
3. The impact of the construction and future operation of development at Old Oakneeds to be carefully managed to support
the operation of Park Royal.
4. The Park Royal Business Group has identified that Park Royal lacks uses which
support the industrial businesses in theestate.
Policy context
National
8.20 The NPPF requires Local Plans to support existing business sectors and plan for
new or emerging sectors.
194

Regional
8.21 For industrial areas, the London Plan
policies interpret national guidance to promote, manage and where appropriate, protect Strategic Industrial Locations (SIL). For
planning decisions it sets out a series ofcriteria that supports the delivery of ‘broad
industrial type uses’, SME or new emerging
industrial sectors workspace or small scale‘walk to’ services for industrial occupierswithin SIL. The London Plan requires thatuses in or adjacent to SIL should not compromise the integrity and effectiveness ofthese locations to accommodate industrial
type activities.
8.22 The London Plan also identifies two
types of SIL. These and the broad industrial
type activities are defined in the glossary.
Preferred Policy Option
Park
Royal
Strategic
Industrial
Locations (SIL) will be retained andwhere possible enhanced by:a) protecting existing SIL;b) requiring proposals for uses adjacentto SIL to robustly demonstrate how
the use and design will continue
to facilitate the integrity andeffectiveness of industrial activities
within SIL;c) designating the following sites as
new SIL:i. Matthew Park (B6.29);
ii. Central Park (B6.31);
iii. Corner of Acton Lane and Park
Royal Road (E2.05b);iv.	Vacant land on Western Road
(E3.19); andv.	The Courtyard Estate (E4.26).
d) intensifying the use of land byrequiring proposals to demonstrate
how they are maximising the useof sites, including the provision ofsmaller units, to support greater
employment densities; ande) supporting appropriate town centre
uses in the Park Royal Centre
outside of SIL.

Figure 86: Existing and proposed SIL

195

justification
8.23 Park Royal forms an importantfunction as a reservoir of industrial
land in west London. London needs
such reservoirs to function efficiently
and supply the population and otherbusinesses with goods and services,while also accommodating any future
manufacturing activity that needs
to remain in the capital. With therelease of industrial land occurring at agreater rate than previously expected,
OPDC will work with the GLA, west
London boroughs and other relevant
stakeholders to help manage the supply
of industrial land across the sub-regionand London.
8.24 SIL is suitable for a wide range
of industrial uses, but what sets SIL
in Park Royal apart is its size andlocation. It is one of the few areas of
London’s industrial reservoir that canaccommodate uses which can leadto land use conflicts elsewhere. This
includes land for waste, utilities andtransport but also industrial activities
operating 24 hours a day and creating
industrial noise. These features are
one of Park Royal’s most importantland use assets and one of the keys to
its success.
8.25 In demonstrating how uses
adjacent to SIL will not negatively
impact on uses within the SIL, proposals
196should define how the uses, designand layout will ensure that impacts onbuilding occupant amenity and the road
network would be managed.
8.26 OPDC will use its planning
enforcement powers to ensure the SIL
can continue to operate effectively.
8.27 To help promote the industrial roleof Park Royal, ancillary uses within amultifunctional space can play a keyrole in supporting existing businesses
and future industrial uses. These uses
may include ancillary retail, meeting,eating and drinking spaces alongsideshared services that industrial units
may not be able to accommodate but
can provide a valuable service forbusinesses and employees.
8.28 Applicants will be expected todemonstrate how these proposals
have been optimised to include a rangeof unit sizes that cater to a diverse
range of industrial uses including
those requiring ‘open workspaces’.
This will provide accommodation for abroad range of businesses that require
diverse unit types, sizes and rental or
tenure conditions.
8.29 While the market can play a keyrole in determining the form and mix
of industrial property development, thedecreasing levels of SIL across London

means that OPDC needs to ensurethat the remaining stock of land isused as efficiently as possible throughintensification including modernisationand improvements to existing stockand sites. Development proposals
should set out how more intensive
forms of development with moreindustrial floorspace and higher plot
ratios have been considered, ensuring
this happens on each plot. This process
may include considering multi-storey
warehousing, delivering a range ofunit typologies for ‘open workspaces’(including small units of less than250sqm to meet London wide demand)and demonstrating how adjacent site
owners have coordinated development
proposals and/or considered thepotential for sharing services. OPDC
will be exploring whether it can playa more active role in delivering thisaspiration.
8.30 New sites proposed for inclusion
within SIL have been subject to athorough analysis to consider theirappropriateness to be included within
SIL. For each site this analysis is set out
in the adjcent table. Further informationon this is included in the draft Industrial
Land Review.
8.31 It is envisaged that further detailed
guidance for Park Royal will be provided
within a Park Royal SupplementaryFigure 87: Businesses in Park Royal

197

Planning Document.
8.32 The Park Royal Centre will play animportant role as a neighbourhood town
centre in delivering uses which support
the functioning of the wider Park Royalarea and in delivering open workspacetypologies. Further information isprovided in preferred policy option P6.

alternative policy option
1. SIL boundary is not extended.
8.33 The benefit of this approach would
be sites could deliver non-industrial
uses which support the functioning of
SIL. However, not designating sites
considered to be appropriate for SIL
could be considered as a lost opportunity
to help support the continued successof Park Royal.
2. Additional land in Park Royal isreleased, such as the High Speed 2
construction work sites north andsouth of the canal, to accommodate
other forms of development.
8.34 The benefit of this approach would
be that additional development capacity
is delivered. The disadvantage is thatfurther pressure on industrial land
capacity is created and it would threaten
the future success of Park Royal.
198

Table 8: Proposed SIL site designations and reasoning
Site
Reasoning for designation
Matthew Park (B6.29)
1. Currently in industrial use;
2. Abutting existing industrial uses (site B6.31) recommended to
be designated as a SIL;
3. Located adjacent to SIL designation to the north and east; and4. Addressing incomplete SIL designation. Industrial warehousing designated as a SIL but supporting loading area not currently designated.
Central Park (B6.31)
1. Currently in industrial use;
2. Abutting existing industrial uses (site B6.29) recommended to
be designated as a SIL;
3. Located adjacent to SIL designation to the south east; and4. Addressing incomplete SIL designation. Only a portion of industrial warehousing and loading areas on site designated asa SIL.
Corner of Acton Lane
1. Abutting existing SIL designation to the east, south and west.
and Park Royal Road
(E2.05b)
Vacant land on Western 1. Currently in industrial use with ‘walk to’ uses serving the busiRoad (E3.19)
ness community facing Acton Way and Park Royal Road; and2. Abutting existing SIL designation to the east and south.

Figure 88: Proposed SIL designations

199E4: Open workspace
Key Issues
1. The London Enterprise Panel recognises that SMEs contain much of London’s
future innovation, enterprise and growth
but it is becoming increasingly hard to findbusiness premises at affordable rates.
The draft OPDC Industrial Land Review
also concludes that industrial workspacedevelopers tend to build speculative units
that are targeted at medium and larger businesses rather than micro or small
businesses. As such, a key issue is thatthe delivery of appropriate floorspace for
SMEs is necessary but difficult to secure.
2. The management, design, flexibility andaffordability of these spaces can present
a challenge to traditional employment
space developers.
3. There are a range of difference economic
sectors comprising micro, small and medium enterprises that could play a very positive role in contributing to economic growthand placemaking. These are broad ranging and include digital, creative, cultural,
life sciences, applied sciences, clean,green and low carbon technology andthe circular economy. OPDC will need todevelop a strategy for how to attract andsupport these growing sectors to locate to
Old Oak and Park Royal.

200

Policy context
National
8.35 The NPPF requires Local Plans to support existing business sectors and plan for
new or emerging sectors.
Regional
8.36 London Plan interprets this guidanceby identifying the need to ensure the ‘availability of sufficient and suitable workspaces
in terms of type, size and cost, supporting
infrastructure and suitable environments forlarger employers and small and medium enterprises, including the voluntary and community sectors’.
8.37 London Plan policy on new and emerging economic sectors highlights the need to‘support the evolution of London’s science,technology, media and telecommunications
sector, promote clusters such as Tech Cityand Med City ensuring the availability of suitable workspaces’.
Preferred Policy Option
Proposalsfor
open
workspacetypologies will be supported by:a) protecting and/or enhancing existing

viable open workspace typologies
where they make maximum use of
their site and contribute to the wider
regeneration of the OPDC area;b) requiring proposals for majorcommercial development to deliver
affordable workspace;c) supporting proposals for open
workspaces typologies where they
are demonstrated to be:i. appropriately
locatedanddesigned;
ii. viable for nurturing and stimulating
entrepreneurial
activity,
inparticular in future growth sectors;iii. informed by the business needsof open workspace providers andthe requirements of relevant small
business sectors;
iv. appropriately managed by aregistered workspace provider,or supported by a Management
Scheme, and agreed throughSection 106 agreements; andv. not resulting in a net loss of
employment land or floorspace;d) exploring mechanisms to deliver
open workspaces in accordancewith OPDC regeneration priorities.

Proposals for temporary employment
floorspace will be encouraged where it:e) contributes to the vitality, character
and activation of an area;f) contributes to establishing and/or
growing business sector clusters thatmake a positive contribution to theeconomic and social regeneration of
the area;g) provides open workspace typologies;andh) demonstrates
how
it
would
complement the longer term
comprehensive regeneration of thearea.

Figure 89: Open workspace typologies

justification
8.38 The GLA’s Creating Open Workspaces document (2015) shows how ‘Open
workspaces’ to be designed and managed to support small, medium and micro enterprises.
These typologies are usually flexible, with shared facilities and low-cost or managed
workspaces and can include office space with flexible rental terms, co-working spaces,
incubator spaces, accelerator spaces, creative/artist spaces and makerspaces. They
tend to be flexible and affordable and are ideally managed by an appropriate workspaceprovider. Other low threshold enterprise space can have similar characteristics andprovide some of the benefits of open workspaces for small businesses, as identified
in the GLA Accommodating Growth in Town Centres (2014) report. Existing examples
can be seen at Birmingham’s Custard Factory in Digbeth, Impact Hub in Westminster
and Acme Studios in Southwark. Lease agreements between developers, workspaceproviders and tenants are key to the successful delivery of effective workspaces.
8.39 Affordable workspaces will be required to meet need for workspaces for a range of
growth sectors provided at sub-market levels. As such, any proposals for major commercial

Figure 90: Open workspace typologies
201

development should demonstrate how
they will deliver viable and sustainableaffordable workspace.
8.40 OPDC will be exploring what spatial,
design and management requirements
are needed to be delivered in the Local
Plan open workspace typologies.
This will be undertaken as part of theevidence base to inform development of
OPDC’s Socio-economic Regeneration
Strategy and other Local Plan evidencebase to inform the next draft of the
Local Plan.

typologies will be supported where
they positively contribute to the wider
regeneration of the area and aredemonstrated to be viable. Proposals
for these typologies will be supported
and/or informed by the business needs
and design requirements of relevant
workspace providers.
8.43 Temporary employment uses,
otherwise known as meanwhile or
pop-up uses, can play a key role inhelping to generate a sense of place
and activation of an area during thetransformation phases and enabling
new entrepreneurs to test theirbusiness ideas. Kings Cross has seen
the use of a diverse range of temporary
uses successfully drawing people into
the area and generating interest before
development is completed. These uses
include the King’s Cross Pond and the
Floating Cinema alongside numerous
events. Temporary uses may be in the

8.41 99% of the business units in the
OPDC area are micro, small and medium
sized, employing 76% of the workforce.
56% of these are micro with less than
10 people; they make up only 10% of
the workforce. Businesses occupy arange of different space typologies andsizes, from small workshops to large
warehouses. As such, where existing
workspaces meet with the criteria in
Policy E4c) it is proposed that theyshould be protected.
8.42 To support continued economic
innovation and diversity in Old Oak andPark Royal, innovative design, delivery
and management of open workspaces
for start-up businesses needs tobe supported in the regeneration of
the area. Existing open workspace
202

Figure 91: Open workspace typologies

form of open workspace or traditional
typologies. Existing examples include
Pop Brixton and the forthcoming
Peckham Levels.
8.44 Within Old Oak, the long-term
development timescales provide theopportunity for temporary employment
uses to be located within the area andprovide critical space for emerging
sectors, specifically those generated
by higher education establishments.
Consideration will need to be given
to the potential impact of these useson the wider regeneration of the area
and the impact on existing uses andresidents. Major proposals should beaccompanied by a meanwhile strategy
to demonstrate how they accord with
policy requirements (see Policy OSP5,
chapter 3).

alternative policy options
1. Deliveryofonsiteopen
workspace is required for residential
and/or commercial proposals.
8.45 To help further ensure that open
workspace typologies for small, medium
and micro enterprises, this option would
require all proposals for residential and/or employment proposals to deliver
onsite open workspace. The advantageof this option would be to provide a large

quantum and range of employment
workspace and support a diverse local
economy. The disadvantage would
be that low quality spaces may be
produced and would be burdensome
for smaller developments. Provisionof such spaces without an appropriate
market needs assessment may resultin high vacancy rates which may havea negative impact on placemaking andperceptions of community safety.
2. Delivery of small-scale workspaces
is supported with coordinateddelivery of rented small-scale
residential units outside of the SIL.
8.46 To support the delivery andoperation of small-scale workspaces,
these spaces could be linked with theuse of rented small-scale residential
units for occupiers within Old Oak.
This would be secured through S106
agreements and other management
arrangements. The advantage of thisoption would be that development
would support start-up businesses
to be established and would support
the delivery of a range of housing
typologies meeting potential need. The
disadvantage would be the risk that if
one of the employment or housing units
is vacant, the related joined unit would
also be vacant and increase overallvacancy rates.

Questions:
QE4a:
Where
shouldworkspaces be located?

open

QE4b: What are the design andoperational requirements for deliver
open workspaces?
QE4c: Should policies seek theprovision of affordable workspaceas part of all new development?
You can provide comments directly
through:
opdc.commonplace.is203

E5: Local access to employment and training
Key Issues
1. Some of the areas to the north and southof the OPDC area are shown to be in the
10% most deprived locations in the country. OPDC needs to work with partners toensure that local people, especially thosein deprived locations, are able to access
opportunities to improve their skills, training, qualifications and gain employment
generated by the regeneration of Old Oak
and Park Royal.
Policy context
National
8.47 The NPPF sets out a commitment to secure economic growth in order to create jobs
and prosperity.
Regional
8.48 London Plan policies support this aspiration with the Mayor committing to ensuring
equal life chances for all Londoners alongside seeking to co-ordinate initiatives to improve employment opportunities and remove
barriers to employment and progression.

204

Preferred Policy Optiona) OPDC will maximise accessto employment, skills training,
apprenticeships
andpreemployment support that responds
to changing labour market conditions
and employer demand by:i. promoting
thebenefitsofresponsible business by giving
developers
andemployers
information and tools to recruit a
local talent pool and source local
firms to fulfil their business needs;
andii. working with partners andrelevant stakeholders to deliveracoordinated,demand-led
training and employment offer
and effective pathways for local
people into sustainable jobs andhigher paid work.
b) Development
proposals
will
be required to include a Local
Employment
andTraining
Agreement setting out how they
will meet OPDC’s socio-economic
regeneration priorities.

justification
8.49 Getting more local people into
sustained employment is key tothe successful regeneration of Old
Oak and Park Royal, so maximisingaccess to local employment andtraining is a key priority for OPDC.
OPDC intends to play an active rolein implementing and coordinating
initiatives to secure employment,
training and apprenticeships throughits own activities, through development
proposals, and through partnershipworking with the boroughs andemployment and skills providers.
8.50 Some of the areas to the northand south of the OPDC area areshown to be in the 10% most deprived
locations within the country, with local
communities experiencing high levelsof worklessness and children in poverty.
Employment uses and associatededucation and training opportunities
can play a fundamental role inaddressing socio-economic deprivationand poverty. Having a job is also a key
determinant of health and well-being.
As such, it will be important that local
employment and training opportunities
are maximised to ensure that they
support community development andhelp to contribute to a robust local
economy.

8.51 In order to ensure that this newpart of London becomes a wellconnected and inclusive part of thecity that is linked into surrounding
neighbourhoods, it will be vital thatchange is planned so that local people(including existing and future residents
and businesses) will be able to benefit
from the opportunities that will comeforward. OPDC will support a range
of jobs, skills, apprenticeship andenterprise interventions that will equip
local people to be able to compete in
the economy of the future, that add
value to existing provision in the threeboroughs and that contribute to wider
west London sub-regional provision.
8.52 An informed and skilled local
community can provide the local
labour force that existing and new
employers need to help grow theirbusinesses. There is an opportunity toenable local residents to secure work
closer to where they live which in turnwill generate wealth and contributeto the development of a robust andsustainable local economy.
8.53 To ensure proposals for major
developments are meeting OPDC’s
socio-economic regeneration priorities,
the Local Employment and Training
Agreement should set out development
employment
forecasts,
proposedtargets for employing a local labour

force; demonstrating how they willproactively seek to employ women,
Black and Minority Ethnic (BAME)
groups, Disabled people and exoffenders; provide apprenticeship andskills training opportunities; and include
a commitment to advertise constructionand end use job vacancies locally in
local labour and business schemes
and job centres; and pay employees
the living wage.
8.54 In delivering its own regeneration
priorities, OPDC is currently envisaging
undertaking the following:■■ Brokering training, apprenticeshipand jobs with employers, contractors,
public, private and third sectors tolink local young people and adults
into training and sustainable jobs;■■ Working with schools, the further
education (FE) and higher education(HE) sector, and businesses todeliver a high quality educational
offer that responds to employers’
needs, raises young peoples’
aspirations and provides them withthe knowledge and skills that they
will need to compete effectively
within a world city, whatever theirchosen career; and■■ Using its procurement of works andservices to promote local employment,
training and apprenticeships andencourage supplier diversity and
SME involvement in supply chains.

8.55 OPDC will work with partners andstakeholders, including:■■ HS2,othertransport
bodiesand their supply chains and end
use employers to share labour
forecasting data on constructionand end-use requirements to help
plan for local employment and skills
offers;■■ developing with partners, demandled, localised employment andtraining
initiatives,
includingbrokerage
schemessothat
employers are able to benefit from a
local workforce that is appropriately
trained and local people have accessto job, training and apprenticeshipvacancies.
8.56 Alongside the draft Local Plan,
OPDC will also prepare a Section 106
Supplementary Planning Documentthat will set out the mechanisms to be
implemented to secure employment,
training and apprenticeships for local
people.
alternative policy options
8.57 Securing access to employment,
skills training, apprenticeships and preemployment support is considered to
be a priority for OPDC and is supported
by local stakeholders. As such, analternative policy is not considered tobe appropriate.
205

206

9
TOWN CENTRE USES

207

Town centre uses
9.1 This chapter contains policies
addressing the following policy themes:■■ TC1: Strategic Policy for town centre uses■■ TC2: Town centre hierarchy■■ TC3: Vibrancy■■ TC4: Retail and eating and drinking
establishment needs■■ TC5: Culture, sports and leisure facilities■■ TC6: Visitor accommodation■■ TC7: Evening night time economy uses

Questions:
QTCa: Are there any other town centre
use policy themes that you think OPDC’s
Local Plan should be addressing?
QTCb: Do you agree with the chapter’s
preferred policy options? If not, whatmight you change?
QTCc: Are there any other policy
alternatives that could replace thechapter’s preferred policies?
You can provide comments directly
through:
opdc.commonplace.is208

EVIDENCE BASE
Table 9: Town centre uses Evidence baseSupporting study
OPDC Retail and Leisure Needs Study(RLNS)OPDC Cultural Principles

Description
Status
A study looking at the quantitative need for retail and leisure space in the
Draft completed
OPDC area generated by those living, working and visiting the area. The
study also includes qualitative recommendations to deliver vital and vibrant
town centres.
Draft completed
A document showing how OPDC can contribute to London’s position as
the world’s cultural capital and how embedding culture in development can
assist placemaking.

209

TC1: Strategic policy for town centre uses
Key Issues
1. The new population will need to have access to town centre uses and services toserve their needs.
2. The Old Oak and Park Royal area itself ispoorly served by town centre uses, but thewider hinterland is well served through a
network of town centres, such as Harlesden, Ealing and Shepherd’s Bush.
3. Provision will need to complement existing neighbouring centres and their ability
to grow in future.
4. Town centre uses can play a critical role inplacemaking, adding vibrancy to buildings
and the public realm and helping to attract
people to live, work and visit the area.
5. Town centre uses can also add to the economic prosperity of an area, helping toprovide a range of employment opportunities over a wide range of sectors and skill
levels.
Policy context
National
9.2 The NPPF promotes the role that town
centre uses can play in supporting the needsof those living, working and visiting an area
and that town centres should sit as the heartof communities.

210

Regional
9.3 The London Plan promotes the importance of providing adequate retail, visitor accommodation and culture, sports and leisureuses to accommodate London’s growing
needs and the role that these facilities canplay in promoting economic prosperity andmaintaining London’s status as one of theworld’s greatest cities.

d)	Add to the activation and vibrancy of
the area and help to create a senseof place;e) Promote social and economic
regeneration and healthy lifestyles;
andf) Deliver best practice in terms of
implementing innovative technology,
design and management of spaces
to support long term sustainability.

Preferred Policy Option
OPDC will support proposals for town
centre uses that:a) Provide locally and strategicallysignificant culture, sports and leisurefacilities, that act as catalysts forregeneration and help strengthen
London’s position as the world’s
cultural capital;b) Provide a range of A-class uses thatserve the needs of existing and new
residents, employees and visitors
in terms of their location, scale andphasing;c) Create a network of new town
centres that are the focus for town
centre uses and which complement
London’s wider network of centres;

justification
9.4 A key role of OPDC is to coordinate
and drive forward the regeneration andtransformation of the area. As part ofthis, there is a need for a range of life
choices to be provided for existing andfuture people living, working and visiting
Old Oak and Park Royal. Town centre
uses will play a critical role in achieving
this, providing new employment andservices and adding vibrancy andactivity.
9.5 The OPDC Cultural Principles
document sets out how OPDC could
play a significant role in London’scultural offer by delivering new culturaldestinations. This could include a mix ofculture, sports and leisure uses to serve
the needs of existing and new residents,
the surrounding neighbourhoods andstrategically across London and thesouth-east.
9.6 Small and large-scale culture,
sports and leisure uses, which could
act as catalysts for regeneration should
be supported by visitor accommodation
as well as a range of retail uses andeating and drinking establishments toserve the needs of those living, working
and visiting the area. Town centre uses
will be focused within a series of new
designated town and local centres (seepolicy TC2). To support these centres,
employment and residential uses will
also be supported as part of the mix ofuses, which can help to increase footfall
and add to vibrancy and vitality.

role as a ‘Healthy New Town’.

alternative policy option

9.9 The enhancement of existing
centres and provision of new town
centres provides opportunities todemonstrate how new technology canbe successfully integrated to support
flexibility and ongoing changes in theretail and leisure sector.

9.10 There are no alternative options
considered appropriate as this would
not accord with OPDC’s draft Retailand Leisure Needs Study (RLNS) or
the London Plan, which requires a mix
of uses as part of major development
proposals.

Figure 92: Connections between west
London London town centres

9.7 New town centre uses will also playa critical role in overcoming the socioeconomic deprivation experienced
in and around the OPDC area by
providing a range of new opportunities
for employment and training across abreadth of sectors.
9.8 Through their spatial distribution
and function, town centre uses can also
promote healthy lifestyles and OPDC’s

211

TC2: Town centre hierarchy
Key Issues
1. The only existing centre in the OPDC areais the neighbourhood centre in the middleof Park Royal, designated in LB Ealing’sCore Strategy.
2. To support the needs of new employees,
residents and visitors to the area, a new
network of town centres needs to be designated.
3. The centres should be of a sufficient size
to meet needs, promote sustainability andassist with placemaking.
4. It is recognised that a new centre at Old
Oak will impact on west London, but thisnew centre will need to be planned andsized so as to complement the existing hierarchy.

centres; and■■ apply a sequential approach requiring
applications for main town centre uses tobe located in town centres, then in edge ofcentre locations and only if suitable sites
are not available should out of centre sites
be considered.
Regional
9.12 The London Plan promotes the designation of new town centres, giving priority
to areas with a need for regeneration andbetter access to services, facilities and employment, which is true for both Old Oak andPark Royal which are identified as Opportunity Areas and parts of which are also identified as areas of regeneration.

Policy context

Preferred Policy Option

National
9.11 The NPPF requires local authorities to:■■ positively plan for town centres, promoting
competitiveness and setting out policies
for the management and growth of centres
over the plan period;■■ define a network and hierarchy of centres
that is resilient to anticipated future
economic changes;■■ set policies for the consideration of
town centre uses which cannot be
accommodated within designated towna) OPDC will support development thatdelivers the following town centre
hierarchy:i. Old Oak High Street – a potential
new Major Centre within Old Oak(see Policy P3);
ii. North Acton - a potential new
Neighbourhood Centre close to
North Acton Station (see Policy
P7); andiii. Park Royal – a Neighbourhood

212

Centre in the middle of the Park
Royal Industrial Estate (see Policy
P6).
b) Existing edge or out of centre town
centre uses will be protected where
they meet local needs;c) Proposals for new town centre useson the edge of or outside of town
centres may be appropriate but
only where a sequential approachhas been taken to site identification,
looking firstly within centres andsecondly on the edge of centres andwhere they;i. Address identified deficiencies inneed;
ii. Reduce the need to travel by
car and do not have an adverse
impact on the operation of theroad network;iii. Support placemaking;iv. Do not impact on the functioningof Strategic Industrial Locations;andv. Do not have an adverse impact
on, and support the role andfunction of, designated centres.
d) OPDC will require developers to
submit an impact assessment for
schemes:i. providing over 5,000sqm of town
centre uses in the Old Oak High

Figure 93: Local town centres

213

Street Major Centre; andii. providing over 2,500sqm of town
centre uses gross elsewhere (andincluding both the North Acton andPark Royal centres).

justification
9.13 OPDC’s draft Retail and Leisure
Needs Study (RLNS) identifies that a
new Major Centre should be designatedin the Old Oak area. This recognises
that:■■ the significant new population thatwill be created in the area - 50,000
new residents, 55,000 employees
and 250,000 people interchanging(embarking or disembarking) eachday within Old Oak Common Station.
The draft RLNS identifies that thiswould generate a quantitative needfor 52,500sqm of A-class uses alone
within Old Oak High Street during
the draft Local Plan period (to 2037).
■■ the fantastic public transport
accessibility that will be afforded tothe area, making Old Oak a highlysustainable location for town centre
uses, reducing the need for people
in the surrounding area to travel tothese uses by private vehicle; and■■ a new major town centre in Old Oak
would have significant benefits toplacemaking in the area, providing
214

opportunities for the provision of arange of culture, sports and leisurefacilities which as well as meeting
local need, could make a significant
contribution to strategic provisionand help to promote London as theworld’s cultural capital, as set out inthe Mayor’s Cultural Strategy.
9.14 The draft Retail and Leisure Needs
Study (RLNS) has tested the impactthat the designation of Old Oak HighStreet as a ‘major’ centre would haveon the surrounding retail hierarchy. Thisshows that negative impacts are likely
to be minimal and that most if not all
centres are likely to significantly benefit
from the additional expenditure brought
to the area by the new residents,
employees and visitors. OPDC will beworking with the local authorities to
explore ways in which existing town
centres such as Harlesden, Shepherd’s
Bush and Ealing can be well positioned
to capture the benefits of this new
expenditure.
9.15 OPDC will also work closely with
the London Borough of Hammersmith
and Fulham to consider how this new
major new town centre in Old Oak cancomplement the existing metropolitan
town centre designated at Shepherd’sBush, which has undergone rapid
expansion in recent years, with the

opening of the Westfield London
shopping centre and which is currently
being further extended.
9.16 In recent years, development inNorth Acton has delivered over 2,000
homes and an additional 1,000 student
homes with current and future schemes
anticipated to deliver an additional
2,000+ homes within the plan period
as well as a substantial quantum of
new jobs, particularly to the north ofNorth Acton station in the Park Royal
Industrial Estate. To support this growing
population and to provide a range oftown centre uses within easy reach ofresidents and employees, the preferred
policy option proposes that North Actonis designated as a new Neighbourhood
Centre. OPDC’s draft RLNS suggeststhat this centre should accommodate
approximately an additional 5,000sqm
of A-class floorspace.
9.17 The centre of Park Royal was
identified as a Neighbourhood Centre
in Ealing’s Core Strategy (2010).
The continuation of this designation
recognises the important role that thiscentre plays in acting as a service
centre for employees in the Park Royal
Industrial Estate. The intensificationand growth of the Park Royal Industrial
Estate will provide opportunities for
OPDC to review the boundary of thiscentre through future iterations of thedraft Local Plan.
9.18 Outside of these centres, there
are a number of existing town centre
uses, including a number of eating anddrinking establishments, convenience
stores and culture, sports and leisureuses. These uses will continue to beprotected where these facilities areproviding local facilities to residents
and employees and where there are nocomparable alternative facilities in thevicinity.
9.19 Retail and other town centre
uses should be focused within thedesignated town centres. However, in
accordance with the sequential test, if
there are no suitable sites within these
designated centres there may be thepotential for town centre uses in edgeof centre or out of centre locations. This
would be supported where it addresses
a specific deficiency in need, such as inareas further away from the designatedcentres or where they provide local
convenience retail that reduces theneed to travel. Such provision should
also demonstrate how it supports
placemaking, such as by providing
improved legibility or by providing active
uses in areas of high footfall. Applicants
would also need to demonstrate thatthe proposal’s form and function would

not detract from the designated centres
both within the OPDC area and within
the wider hinterland.
9.20 The designation of the new town
centre hierarchy would negate the needfor a sequential test for developments
within that centre under paragraph 24of the NPPF. However, as no centreswith the exception of Park Royal are
currently established, OPDC’s draft
RLNS recommends that retail impact
assessments are required until suchtime as the proposed centres aredesignated, in order to ensure thatuses will have a complementary impact
on existing and new town centres.
In accordance with the draft RLNS,OPDC will require applicants proposing
in excess of 5,000sqm gross additional
town centre use space in Old Oak HighStreet and 2,500sqm gross additional
town centre use space elsewhere
to submit an impact assessment. In
accordance with the NPPF, this should
consider the impact of the proposal
on existing, committed and planned
investment in nearby centres within
its catchment and the impact of the
proposal on the vitality and viability ofnearby centres.

215

alternative policy option
1. Identify Old Oak High Street as a
Metropolitan Centre.
9.21 This option would provide theopportunity to increase the scale oftown centre uses in the Old Oak area.
This option would have benefits interms of making Old Oak an attractive
destination and could have benefits
for placemaking by attracting higher
footfall. However, this option could
impact on the vitality and viability ofthe surrounding town centre hierarchy.
It may also dilute investment in othercentres and could also impact on awider catchment and a greater numberof town centres in west London. The
greater quantum of retail on Old Oak
High Street could also make it moredifficult to let space.
9.22 Examples of other ‘metropolitan’
town centres in London are Ealing,
Shepherd’s Bush and Kingston.

216

2. Two centres are designated in
Old Oak - a District Centre to the northof the canal and a Neighbourhood
Centre around Old Oak Common
Station.
9.23 This option would limit thequantum of town centre uses to lookto minimise impacts on nearby town
centres such as Harlesden, Ealing
and Shepherd’s Bush. However, thisapproach would not provide sufficient
floorspace to cater for the needs
arising from development. The London
Plan explains that typically District
Centres contain 10,000-50,000sqm
retail, leisure and service floorspace
and that Neighbourhood Centres,
would by virtue, be at either the lower
end of this range or below 10,000sqm.
The Retail and Leisure Needs Study
identifies a quantitative need for
52,500sqm of A-class floorspace alone
in Old Oak during the plan period andconsequently, designating a District
Centre and Neighbourhood Centre
would be likely to only provide sufficient
floorspace to provide for retail needs
and would not allow for the provisionof a significant quantum of culture,
sports or leisure uses within thesecentres. The approach of designating a
Neighbourhood Centre around the Old
Oak Common Station would also failto capture the catalytic impact that thestation could have on the immediatearea and wider hinterland. The Old Oak
Common Station is estimated to haveapproximately 250,000 passengers
a day interchanging (embarking or
disembarking). There is a significant
opportunity for the land uses aroundthe Old Oak Common Station to
attract these passengers who areinterchanging into the surrounding
hinterland and to help activate theplace and capture economic benefits
for the area and its hinterland and thisopportunity would be limited through thedesignation of a Neighbourhood Centre
here, rather than a Major Centre.
9.24 Examples of other District Centresin the area are Harlesden, Hanwell andPortobello Road and examples of other‘neighbourhood’ centres in the area are
East Acton, Kensal Rise and Perivale.

3. Two centres are designated in Old
Oak - a District Centre to the south ofthe canal around Old Oak Common
Station and a Neighbourhood Centre
to the north of the canal.
9.25 As with option 2 above, thisoption would seek to limit the quantumof town centre uses to minimise
impacts on nearby town centres. As
above, it is unlikely that a district andneighbourhood centre would provide
sufficient floorspace to cater for theneeds of development and certainly
would not provide a policy framework
for the establishment of strategic
culture, sports and leisure uses in thearea.
9.26 The designation of a district centre
to the south of the Grand Union Canal
would better capture the scale of needfor town centre uses arising from the
population living, working and visiting
the area than in option 2. However, tothe north of the canal, the designationof a Neighbourhood Centre would
not be capable of providing sufficient
town centre uses to meet the areas
need. This could be met to a certain
degree by the District Centre at Old
Oak Common Station and the District
Centre at Harlesden, but there would
also be a risk that premises in this area
would struggle and the limited quantumof town centre uses may impact onplacemaking.

4. Park Royal is not identified
as a Neighbourhood Centre and adifferent approach is taken to town
centre uses in the area.
9.27 The town centre uses in the centreof Park Royal, in particular the ASDA
supermarket,
generatesignificant
volumes of traffic which have an impact
on the ability of Park Royal to function
as an industrial estate. An approach tominimise this impact might be to dedesignate the centre and allow for its
gradual erosion to other uses such as
employment and residential including
local ‘walk to’ services. However, thisapproach could also result in worse
impacts on the highway network if
the town centre uses are dispersed
requiring employees and residents totravel further for their services. It would
also see the loss of well used existing
local services over time.

217

TC3: Vibrancy
Key Issues
1. Town centre uses play an important rolein placemaking, by attracting people to anarea and helping to enliven it.
2. This will be particularly important at Old
Oak where comprehensive regeneration
will support the creation of a new part of
London without a clearly defined character.
3. The policy should look to secure a mix ofretailers over a wide range of uses andtypes, including independent retailers,
who can add diversity to a shopping centre and play an important role in supporting the local economy.
4. The policy should also look to control usesthat may have a negative impact (throughover-concentration of one use type) on
placemaking.
Policy context
National
9.28 The NPPF requires local planning authorities to:■■ recognise town centres as the heart oftheir communities and pursue policies tosupport their viability and vitality;■■ promote competitive town centres thatprovide customer choice and a diverse
retail offer and which reflect the individuality
218

of town centres; and■■ retain and enhance existing markets and,
where appropriate, re‑introduce or create
new ones, ensuring that markets remain
attractive and competitive;
Regional
9.29 The London Plan supports proposals
that sustain and enhance the viability of a
town centre, promote healthy living, supportand enhance the competitiveness, qualityand diversity of town centre uses and that
contribute towards enhancing the public
realm.

Preferred Policy Option
To promote the role that town centre
uses can play in shaping high quality
places in Old Oak and Park Royal andensure that designated centres arevibrant and viable, OPDC will:a) Support the role town centre uses
can play in delivering high quality
places by encouraging proposals
that:
i. Provide for outdoor uses suchas eating and drinking uses withoutdoor seating, event spaceand street markets where viable
and where they do not detractfrom residential amenity. Any
proposals for street markets
would need to be accompanied
by a management plan;ii. Deliver and maintain high quality
accessible shopfronts; andiii. Deliver and maintain high quality
overlooked public realm.
b)	Encourage
theprovisionofmeanwhile uses in early development
phases (see OSP5);c) Support innovation and flexibility
so that uses can expand and/or change between use classes
subject to demand and appropriate
permissions/agreements;d) Require proposals for A-Class
uses (retail and food and drinking
establishments) to provide a mix ofunit sizes, including at least 10%of floorspace for units of 80sqm
or less to support independent
retailers. Applicants should actively
market these units within the local
communities;e) Require proposals:

i. Providing over 2,500sqm of
A-class floorspace to submit a
Retail Vision Statement; andii. Providing over 2,500sqm of town
centre use floorspace to submit a
Cultural Action Plan.
f) Support the creation of a healthy
new part of London by supporting
uses that have a positive impact on
health and well-being and restricting
planning applications for:i. betting shops, pay-day loan shops
and games arcades; andii. takeaways (Class A5 uses),particularly where they are inclose proximity to primary andsecondary schools.

Figure 94: Exhibition Road219

justification
9.30 Town centre uses within the OPDC
area, particularly in Old Oak, will help
to play a critical role in the approachto placemaking. An important way ofachieving this is through activating
and overlooking the public realm, by
providing outdoor uses such as event
space, outdoor seating associated witheating and drinking establishments andthrough the provision of street markets.
Any proposals for street markets
would need to be accompanied bya management plan that identifies
its hours of operation and storage
arrangements when not in use, typesof traders, servicing and transport
impacts.
9.31 The quality of buildings fronting
onto the public realm will be ofequal importance to ensuring thattown centres create vibrancy andactivity. Proposals must ensure thatshopfronts and other active frontages
are accessible and are designed tothe highest quality, considering how
proportions, materials and detailingrelates to and complement theirsurroundings, exploring opportunities
for variety, innovative design and local
distinctiveness.
9.32 In Old Oak in particular, it will be
important to create a place as early as
220possible in the development phases.
Meanwhile or temporary town centre
uses could play an important rolein achieving this and Policy OSP5
encourages
major
development
proposals to submit a meanwhile
strategy demonstrating how their
proposals will actively promote anddeliver meanwhile uses in early
development phases.
9.33 Given the scale of developmentenvisaged within the OPDC area
and the timescales over which thisdevelopment is programmed fordelivery, it will be important for proposals
to be designed to be sufficiently flexible
to allow for changing market conditions
and accommodate emerging retailtypologies. OPDC will encourage
proposals that allow for flexibility intheir size, for example by providing for
expansion through the future creationof mezzanines or the subdivision/amalgamation of units. OPDC will also
support proposals that, through theirdesign, consider the ability for units toreadily change use class.
9.34 Within town centres, it is importantto have a variety of retailers in order tocreate vibrancy and ensure the longterm vitality of the centre. To support
this, OPDC will expect retail proposals
to provide for a range of unit sizes for

A-class floorspace and secure at least
10% floorspace for units of 80sqm
or less (defined in the London Small
Shops Study 2010), which will also help
support the establishment of SMEs
and independent retailers in the OPDC
area, who tend to operate in smaller
units.
9.35 For major applications providing
over 2,500sqm of A-class uses (whichis the threshold for OPDC’s requirement
for a Retail Impact Assessment in Policy
TC2), OPDC will require applicants tosubmit a Retail Vision Statement. Thisshould set out in more detail what theapplicant’s expectations are in termsof the type of retailers and eating anddrinking establishments. The Vision
Statement should also identify what thelong term management arrangements
are for the proposed units and what
opportunities this might provide for the
longer term management of the centre,
in a similar way to how the Howard
de Waldon Estate has managed
Marylebone High Street.
9.36 OPDC’s Cultural Principles
document identifies that OPDC canhelp play an important role in continuing
London’s position as the globe’s cultural
capital. To support this, proposals
providing in excess of 2,500sqm oftown centre use floorspace will need tosubmit a Cultural Action Plan that setsout how their scheme will contribute to
the cultural offer in Old Oak and Park
Royal as support OPDC’s realisation of
its cultural vision.
9.37 The “Health on the High Street”
report published by The Royal Societyfor Health in 2015 provides a range ofsources of evidence about the negative
health impact of betting shops, payday
loan shops and fast food takeaways
and the positive health impacts of healthservices, pharmacists, leisure centres/
health clubs, libraries, museums andart centres and pubs and bars. There
has been a growing concern in recent
years about the proliferation andover-concentration of betting shops,
pay-day loan shops and amusement
arcades and their impacts on mental
health and the vibrancy and vitalityof town centres. In 2015 Government
re-classified betting shops and payday loan shops within a separate useclass (amusement arcades are alreadywithin a separate use class). There has
also been a growing concern about thegrowth in fast food takeaways (ClassA5 uses) and their impact on health,in particular, regarding the proximity of
takeaways to schools and the impactthat this has on childhood obesity.
Evidence shows that the type of foodon sale nearest to schools influences
the diet of schoolchildren and that theavailability of “unhealthy” foodstuffs
makes healthier choices less likely. As a
‘Healthy New Town’, OPDC will restrict
proposals for new takeaways in close
proximity of school entrances and will
promote the loss of existing takeaways
within these areas. In addition, OPDC
will resist proposals that would result in
the clustering of A5 uses to the detrimentof the character and function or vitality
and viability of a centre. As a ‘Healthy
New Town’ OPDC, in consultation withNHS England, will work closely withstakeholders to promote and support
uses that have a positive impact on
health and well-being. It will also resist
proposals for new, and encourage theloss of existing, facilities that have a
detrimental impact on health and wellbeing.

alternative policy option
1. Take a more flexible approach tobetting shops, pay-day loan shops
and takeaways.
9.38 This option would not look toresist these uses and would instead
consider proposals for such uses on
their merits, having regard to theirimpact on amenity, transport andother Local Plan considerations. The
benefits to this approach would be that
it would be more responsive to market
demands. However, the option would
have significant negatives as it could
result in the proliferation of these uses
and would not promote OPDC’s role asa healthy new part of London.

Questions:
QTC3a: What restrictions should be
identified for betting shops, pay-day
loan shops games arcades and takeaways?
You can provide comments directly
through:
opdc.commonplace.is221

TC4: A-Class needs
Key Issues
1. It is important that an appropriate quantum of A-class uses are provided to support the needs of those living, working andvisiting Old Oak and Park Royal.
2. If there is not enough A-class floorspace,people will be required to travel further for
their needs, putting increased pressureson the transport network and undermining
the placemaking benefits that A-class floorspace could bring to the OPDC area.
3. Conversely, if too much A-class floorspace
is provided, units could remain vacant or
the uses could start to draw significant
levels of trade away from the surrounding
retail hierarchy and have a detrimental impact on their vitality and viability.
4. It will be important to achieve the rightbalance and consider how OPDC can be
flexible and respond to future changing
market conditions and local need.
Policy context
National
9.39 The NPPF sets out an expectation that
local planning authorities assess the quantitative need for town centre uses including
A-class uses and that sites should be identified to meet this need.

222

Regional
9.40 The London Plan requires local planning authorities to identify future levels of retail and other commercial floorspace need.
Preferred Policy Optiona)	A-class uses (retail and eating anddrinking establishments) should
serve the needs of the development
and complement nearby centres.
This will be achieved by requiring
developers to:i. Accord with the quantitative need
identified below:

A1
A1 service
and A2
A3-A5
Total

Local Plan period(2037)
27,950 - 33,450 sqm
15,100 - 18,500 sqm
10,650 - 12,150 sqm
53,700 - 64,100 sqm

ii. Submit a masterplan showing how
their proposals fits within a wider
comprehensive approach andhow their retail provision interacts

with provision in neighbouring
schemes;iii. Demonstrate through robust
justification and evidence that the
proposals would not adversely
affect the vitality and viability ofnearby centres where proposals
would exceed the quantitativeneed; andiv. Submita‘Town
CentreEnhancement Strategy’ where
proposals are likely to have an
impact on nearby centres;b)	In the Local Plan period, A-classuses should be broadly distributed
across the town centre hierarchy as
follows:
i. Approximately 52,500sqm in Old
Oak High Street Town Centre;
ii. Approximately 5,000sqm in North
Acton Neighbourhood Centre;
andiii. Approximately 5,000sqm in Park
Royal Neighbourhood Centre.

justification
9.41 The new population that will beliving, working, visiting and travellingthrough the OPDC area will need to beserved by an appropriate quantum ofretail. There retail quantum will be vitalin making a new place and creating
activity and vibrancy. However, thearea surrounding OPDC is currently
well served by retail and it is importantthat the vitality and viability of thesecentres are not undermined by this new
retail provision. This is particularly thecase with Harlesden Town Centre in the
London Borough of Brent, which is theclosest town centre to OPDC and whichis the most susceptible to impacts as aresult of proposals for retail in OPDC.
9.42 The Old Oak and Park Royal Retailand Leisure Needs Study (RLNS) has
tested the appropriate overall quantum
and phasing of retail in OPDC. The study
assumes that approximately 75% ofconvenience expenditure and 15-25%of comparison expenditure from the
population will be retained in the area(with 25% and 75-85% respectively
being spent in the surrounding
hinterland). The RLNS recommends
that OPDC adopt a 25% retention
figure for comparison expenditure inrecognition of the potential designationof a new major town centre at Old Oak
High Street. The study confirms that
this quantum of retail would:■■ Deliver the necessary placemaking
benefits for the OPDC area;■■ Provide an appropriate quantumof retail to provide for the needs ofthe development, including thoseliving, working, visiting and travellingthrough OPDC; and■■ Not have a significant detrimental
impact and may have a beneficial
impact on neighbouring town
centres.
9.43 For larger retail proposals, OPDC
will require applicants to submit a
Town Centre Enhancement Strategy
that would need to recommend how
nearby town centres might be impacted
by a proposal and also set out how
interventions in town centres could
maximise benefits and avoid risks.
The RLNS identifies that this will beof particular relevance to Harlesden,
which the study identifies at the town
centre with the most to lose or gain as aresult of retail provision in OPDC.

alternative policy option
1. Identify OPDC as a more significant
retail destination with a higher
quantum of retail over and abovethat required to serve the needs ofthe development.
9.45 This option would have potential
benefits in terms of placemaking, by
creating a greater retail draw andproviding more opportunities for active
uses. However, this option could
impact on the vitality and viability ofsurrounding retail centres and as aconsequence, this policy approach has
not been identified as the preferred
option.

9.44 The RLNS sets out the broad
spatial distribution of retail and otherA-class uses, which identifies thatthe majority of this floorspace should
be provided within the Old Oak HighStreet Major Centre. This recognises
the substantial uplift in new homes
and jobs is likely to occur in the Old
Oak area. However, the study also
identifies potential growth in both North
Acton and Park Royal, which will bothsee increases in new homes and jobs
across the plan period.

223

TC5: Culture, sports and leisure facilities
Key Issues
1. Culture, sports and leisure facilities makean important contribution to placemaking, could be important catalyst uses andcould help to define and shape the place
and add to vibrancy and activity by attracting visitors to an area.
2. The Mayor’s Cultural Strategy promotes
London as the global centre for culture
and as London’s largest and well connected regeneration area.
3. The OPDC area and particularly Old Oak
can play a leading role in maintaining London’s pre-eminence for culture, sports andleisure.
Policy context
National
9.46 The NPPF sets out an expectation that
local planning authorities assess the quantitative need for town centre uses including
culture, sport and leisure uses and that sites
should be identified to meet this need.
Regional
9.47 The London Plan requires local planning authorities to assess the quantitativeneed for town centre uses, including culture,
sports and leisure. The plan and the Mayor’s
Sports Legacy Plan aim to increase partici224

pation in, and tackle inequality of access to,sport and physical activity in London, particularly amongst groups/areas with low levels ofparticipation.
Preferred Policy Option
Proposals for culture, sports and leisurefacilities will be required to:a) Support the creation of a cultural,
sporting and leisure destination at
Old Oak, serving both a local and a
London-wide catchment;b)	Help support placemaking and/or
act as a catalyst for regeneration;c) Not give rise to unacceptable impacts
on amenity and transport; andd) Provide affordable access for local
communities.

justification
9.48 The Mayor’s Cultural Strategy
promotes London as the world’s
cultural capital and how this role canhelp widen the reach of and accessto culture, support education skills
and careers and enhance the physicalenvironment. As London’s largest
regeneration project, OPDC can playa central role in delivering new cultural
facilities to help consolidate London’s
position as a global leader for culture.
OPDC has produced a Cultural
Principles document which outlines
how this could be supported. OPDC
will be supportive of the provision of
new facilities, where they demonstrably
address either a local or strategic needand do not give rise to an unacceptable
impact on the amenity of existing andfuture residents, businesses or on thetransport network.
9.49 Culture, sports and leisure uses
can play an integral role in the placeshaping strategy for Old Oak andPark Royal, particularly as part of theearly development phases. The scaleof the Old Oak area in particular,
provides opportunities for a range oflarge and small-scale culture, sports
and leisure uses that could become afocus or a catalyst for regeneration ina similar way to the Central St Martins– University of Arts at Kings Cross (seePolicy OSP 5, Chapter 3). OPDC will
work with landowners and providers toFigure 95: Cultural uses & events

225achieve this.

alternative policy option

9.50 Culture, sports and leisure facilities
will be expected to cater for a range
of incomes, particularly those in low
incomes who are often excluded fromaccess to such facilities or whose choice
is often limited. This will be especially
important for access to sports facilities.
There is a direct correlation between
income deprivation and obesity; asa healthy new part of London, OPDC
is keen to ensure that there is accessfor all to new sports facilities for local
communities. OPDC will seek to securea proportion of affordable sports andleisure provision as part of any planningagreement, in the form of discounted
membership fees and discounted nonmembership access fees.

1. Set a quantum threshold for
culture, sports and leisure uses.
9.51 This option would identify anindicative floorspace figure for non
A-class town centre uses such as forleisure, sports and culture. It would
provide a clearer indication of theacceptable quantum of floorspacefor other town centre uses, providing
greater certainty to stakeholders.
However, this approach would constrain
the ability for these sorts of uses to aid
with placemaking and could potential
prevent a major cultural, sports orleisure use from locating the area that
could act as a catalyst for regenerationand provide a strategic cultural or
leisure destination.

Figure 96: Cultural uses & events
226

Questions:
QTC5a: What culture, sports andleisure uses do you think OPDC shouldlook to attract to the OPDC area?
QTC5b: Where should such uses belocated and why?
You can provide comments directly
through:
opdc.commonplace.is

Figure 97: Grand Union Canal

227

TC6: Visitor accommodation
Key Issues
1. London has a growing need for visitor accommodation and particularly businesshotels and convention centres.
2. Hotels are well suited to areas of high public transport access and therefore, partsof the OPDC area and particularly the Old
Oak area would be appropriate locations
to consider promoting visitor accommodation.
3. There is and will be a growing demand forhotel spaces for people visiting Park Royal businesses.
Policy context
National
9.52 The NPPF states that local planning
authorities should ensure that the needs formain town centre uses such as hotels are
met in full and are not compromised by limited site availability.
Regional
9.53 The London Plan promotes the provision of additional visitor infrastructure andpromotes a London-wide target to deliver an
additional 40,000 hotel bedrooms by 2036
and that in particular, new business hotel
space and convention centres should be
provided.
228

Preferred Policy Option
OPDC will contribute to London’s visitor
infrastructure and London’s overallneed for an additional 40,000 highquality hotel bedspaces by 2036 by:a) Supporting proposals for visitor
accommodation within OPDC’s
designated town centres and/or
within area of high public transport
accessibility;b) Requiring proposals to provide atleast 10% of hotel bedrooms as
wheelchair accessible and submit
Accessibility Management Plans;c) Providing a range of types of visitor
accommodation over a range ofaffordabilities;d) Promoting the provision of businesshotelsandmulti-functional
convention facilities; ande) Promoting high quality design andprotecting the amenity of nearby
residents

justification
9.54 The London Plan establishes a
London-wide need for an additional
40,000 hotel bedrooms by 2036. Due toits high public transport accessibility andproximity to destinations such as theWest End, Heathrow and first point ofcall for trains coming from the north, the
OPDC area is likely to be an attractive
location to meet this need. Visitor
accommodation within the OPDC area
should be focused within designatedcentres and in areas of high public
transport access to minimise impact on
residential amenity and to minimise theneed for car parking and hence reducethe impact on the transport network.
9.55 Applicants will be required toprovide at least 10% accessible hotel
bedspaces and will be required tosubmit an Accessibility Management
Plan committing to providing anenhanced level of customer care todisabled guests and, at the same time,
optimise the use of the accessible
rooms.
9.56 OPDC will welcome proposals
over a wide range of affordabilities,
from high end 5* hotels down to value
and budget hotels in order that a wide
variety of tourists will be attracted tothe area and to London. There is aparticular need in London for highquality business visitor accommodationand the Old Oak area will be particularly
well suited to providing for this needwith good connections to Heathrow,Gatwick, Central London and the northof England.

alternative policy option
9.59 No reasonable alternative policy
options have been identified, as
alternatives would not be consistent
with the NPPF or in general conformity
with the London Plan.

9.57 Business accommodation should
include provision for conference
facilities and in large hotels, convention
centre facilities, for which there iscurrently an under-supply in west
London.
Providinghighqualityfacilities is essential as the quality of
hotel accommodation often shapes
visitors perceptions of the capital andencourages recommendations and/or repeat visits. OPDC will encourage
developers to join national quality
assurances such as VisitEngland’s
National Quality Assessment Scheme.
OPDC will also require developers todemonstrate that proposals do not havea detrimental impact on the amenityof neighbours, particularly residents
and will require developers to submit
management schemes demonstrating
how potential impacts will be minimised
and mitigated against.
9.58 It should be noted that this preferred
policy option does not provide guidancefor emerging sharing economy models
for delivering visitor accommodation.
229

TC7: Evening night time economy
Key Issues
1. Night-time economy uses play an important role in adding to vibrancy of an area.
However, if not carefully designed andlocated they can result in disturbance toresidents, in particular in high density areas.
2. A policy is necessary to set in place controls on the hours of operation of suchuses so that there is a limit to the hours ofoperation without express permission forlater opening hours.
Policy context
National
9.60 The NPPF requires local authorities torecognise town centres as the heart of theircommunities and pursue policies to support
their viability and vitality.
Regional
9.61 The London Plan requires local planning authorities in their Local Plans to minimise the impact of night time economy useson other land uses. The approach shouldtake into account the cumulative effects ofnight time uses and saturation levels beyond
which would result in unacceptable impacts
on the environmental standards befitting aworld city and quality of life for local residents.
230

Preferred Policy Optiona) Planning permissions for eating anddrinking establishments and culture,
sports and entertainment uses,
either as the main or as the ancillaryuse, will be the subject of conditions
controlling hours of operation tominimise their impact on residential
amenity;b) There will be a presumption that:i. Within
designatedcentrespremises should close by 00:00;
andii. Outside of designated centres
premises should close by 23:00.
c) Proposals for extended opening
hours beyond the limits outlined
under b) would need to demonstrate
that:i. there would be no detrimental
harm to the amenity of neighbours
resulting from the facility itself orfrom those travelling to and fromthe facility; andii. the proposal would not resultin harmful cumulative impacts
in association with other latelicensed properties.

justification
9.62 OPDC supports the role thateating and drinking establishments
and culture, sports and leisure uses
can play in contributing to the vibrancy
and vitality of the OPDC area alongsideadding activity to the public realm
and supporting the local economy.
However, it is important in the lateevening and during the night that the
impact of these uses on the amenityof neighbours, particularly residents,
is controlled. OPDC will condition
planning permissions to minimise this
impact. Proposals for late licenses
will be assessed in terms of the uses
impact on residential amenity and willconsider issues such as noise within
the premises, smells, light pollution andthe impact of those going to and fromthe facility, considering issues such as
traffic and car parking and anti-social
behaviour.
9.63 Residential uses surrounding town
centre locations where there is potential
for late night activities should carefully
consider the locations of habitablerooms and in particular bedrooms. They
should also clearly demonstrate hownoise attenuation measures have been
included and designed to the highest
standards. This approach is necessary
to ensure both a vibrant night-time
economy and high quality residential
environment.

alternative policy option
1. Take a more flexible approach
to hours of operation for nighttime economy uses in Old Oak,particularly in vicinity of Old Oak
Common station.
9.64 OPDC is promoting the Old Oak
area as a destination for catalyst uses,
including culture, sports and leisureuses and other night-time economy
uses. To support this aspiration, amore flexible approach to the hours ofoperation for night-time economy uses
could be taken, particularly in close
vicinity to the Old Oak Common station
and along Old Oak High Street. Suchuses and new homes being deliveredin the Old Oak area could be designed
to minimise the noise and light impactsof these late night uses; however,consideration may need to be given to
the cumulative impact of these uses if
a more flexible approach to hours ofoperation were to be taken. Views aresought on this alternative option in the
consultation question below.

Questions:
QTC7a: What locations might besuitable for more flexible hours ofoperation for night-time economy uses
if OPDC were to adopt the proposed
alternative policy?
You can provide comments directly
through:
opdc.commonplace.is

231

232

10
SOCIAL INFRASTRUCTURE

233

Social infrastructure
10.1 This chapter contains policies
addressing the following policy themes:■■ SI1:Strategic
PolicyInfrastructure■■ SI2: Educational■■ SI3: Health■■ SI4: Community facilities■■ SI5: Pubs

for

SocialQuestions:
QSIa: Are there any other social
infrastructure policy themes that you
think OPDC’s Local Plan should be
addressing?
QSIb: Do you agree with the chapter’s
preferred policy options? If not, whatmight you change?
QISc: Are there any other policy
alternatives that could replace thechapter’s preferred policies?
You can provide comments directly
through:
opdc.commonplace.is234

EVIDENCE BASE
Table 10: Social infrastructure Evidence baseSupporting study
Description
OPDC Old Oak and Park Royal DevelAssessment of the infrastructure needed to support the scale ofopment Infrastructure Funding Study
development planned in the OPDC area.
(DIFS)OPDC Development Capacity Study
A study assessing the development capacity of development plots within(DCS)
the OPDC area.

StatusCompleted
Draft completed

235

SI1: Strategic policy for social infrastructure
Key Issues
1. The future population in the OPDC area
will need to be supported by adequate
provision of social infrastructure to meetthe population’s needs.
2. The scale of development in Old Oak andPark Royal provides substantial opportunities to upgrade existing facilities and toprovide smart technology demonstrating
best-practice in terms of the provision ofsocial infrastructure.
Policy context
National
10.2 The NPPF requires local planning authorities to ensure an integrated approach toconsidering the location of community facilities and services. Local planning authorities
are required to work with other authorities
and providers to assess the quality and capacity of infrastructure for health, social careand education and its ability to meet forecast
demands.
Regional
10.3 The London Plan notes that adequate
provision for social infrastructure is particularly important in areas of major new development. The policy requires local planning
authorities to provide a framework for collab236

orative engagement with social infrastructure
providers and community organisations andensure that adequate social infrastructure
provision is made to support new developments.
Preferred Policy Option
OPDC will:a) Safeguard
existingsocialinfrastructure subject to a continuedneed;b) Secure enhancements to existingand provide new social infrastructure
to support the needs of the new
population living and working in the
OPDC area;c) Require high quality and inclusive
design of social infrastructure;d) Promote the innovative delivery ofsocial infrastructure;e) Promote the co-location and multifunctionality of social infrastructure;andf) Work with stakeholders to consider
funding arrangements for theongoing maintenance costs of social
infrastructure.

justification
10.4 There are a number of existingsocial infrastructure facilities in the
OPDC area. OPDC will seek to protect
this social infrastructure space as partof any development proposals. This
could include the re-provision of thespace within a new scheme, but any
new space should be of an equal or
better standard in terms of its accessand quality of service.
10.5 The Old Oak and Park Royal
Development Infrastructure Funding
Study (DIFS) identifies that the OPDC
area will require a broad range of newsocial infrastructure facilities (including
education, health, emergency services
and community facilities) to support
the areas’ future residents andemployees. Table 16 in the Delivery
and Implementation Chapter outlines
the type, quantum and phasing of social
infrastructure. The exact need arisingfrom each individual development
will be generated by calculating the
anticipated population and child yield,
based on home sizes and tenures.
10.6 Social infrastructure facilities arelocations where neighbouring residents
get the opportunity to meet one anotherand can play a vital role in creating a
sense of community. OPDC will workwith relevant stakeholders/partners to
expand existing social infrastructure
both within and outside the OPDC area
and where appropriate within earlier
development phases. This will help toknit together the new community withexisting communities surrounding the
OPDC area. This approach could also
be a more cost effective way of providing
infrastructure. The potential for the
expansion of existing infrastructure will
be contingent on further discussions withservice providers and it is recognisedthat many of the surrounding facilities
will not be capable of expansion. Withinlater phases, it is anticipated that social
infrastructure will need to be provided
on-site. OPDC will work with developers
and service providers to coordinate thedelivery of this on-site infrastructure,
which may be funded and delivered ina number of different ways, including
through planning agreements andCommunity Infrastructure Levy (CIL).
10.7 Enhancements to existing andprovision of new community use
infrastructure should be designed to thehighest quality. New community uses
should aim to achieve best practicedesign standards which help to establish

these new facilities as focal points within
the development. When designingcommunity uses, developers should
consider the needs of all members of
the community and particularly theprotected characteristics in the Equality
Act 2010. In delivering services, OPDC
will work with stakeholders to promoteand explore the use of contemporary
and innovative technology to benefit
service users and providers.
10.8 Space is at a premium in London
and getting the most efficient use of
public buildings, must be a primaryconsideration. In the design of social
infrastructure, particular consideration
should be given to the promotion of themulti-functionality and use of buildings.

alternative policy option
1. Require new social infrastructure
to be provided solely on-site rather
than looking to expand surrounding
existing facilities.
10.10 This approach would help withplacemaking, by delivering a range ofcommunity facilities on-site in earlier
development phases. This approach
may also have benefits on the transport
network as new residents would
not have to travel as far to access
community uses. However, this option
would not help to knit the residents
and employees on early sites with theexisting community and may leavethese sites feeling isolated in earlyyears.

10.9 OPDC will work closely with service
providers and the local authorities toensure that when new or expandedfacilities are being secured; there isadequate certainty and security aroundthe ongoing maintenance costs in orderthat the facilities remain viable in thelonger term; and do not place an undue
burden on service providers’ funding
streams.

237

SI2: Education
Key Issues
1. Funding for schools is based on a per-pupil rate and covers a school’s maintenance costs and some limited capital expenditure.
2. There are other funding pots available forcapital expenditure, such as the Targeted
Basic Need Programme, but this does notaccount for increases in child yield resulting from development.
3. There is therefore a need for OPDC to secure funding to cover the capital costs ofproviding new education provision to meetthe needs of the new population.
4. Given the scale of development in thearea, there is also an opportunity to promote the OPDC area as an appropriate
location for higher education institutions
and recognise the potential benefits thismight have as a catalyst for the regeneration of the area and the wider economy.

orative approach to meeting school placerequirements, and to development that will
widen choice in education. In particular, the
NPPF states that local planning authorities
should give great weight to the need to create, expand or alter schools and work withschools promoters to identify and resolve
key planning issues before applications are
submitted.

Policy context

10.13 The policy also states that boroughs
should support and maintain London’s international reputation as a centre of excellencein higher education.

National
10.11 The NPPF states that planning policies
should aim for a balance of land uses within
their area so that people can be encouraged
to minimise journey lengths for education.
The NPPF requires local planning authorities to take a proactive, positive and collab238

Regional
10.12 The London Plan states that boroughstrategies should provide the framework:■■ for the regular assessment of the needfor childcare, school, higher and further
education institutions and community
learning facilities at the local and subregional levels; and■■ to secure sites for future provision
recognising local needs and the particularrequirements of the education sector.

Preferred Policy Option
OPDC will:a) Require proposals to provide
adequate educational provision tomeet the needs of development;b) Workwithsurrounding
local
authorities to identify sites for school
expansion in the short/medium term;c)	Allocate sites for the provision ofa new all-through school (ages
3-18) and work with landowners
and developers to secure sites forprimary schools and nurseries; andd) Support the establishment andgrowthofhighereducation
institutions in the OPDC area.

Figure 98: Area of search for all-through school239

justification
10.14 The Development Infrastructure
Funding Study (DIFS) identifies that
there will be a significant need for
additional educational facilities resulting
from development. Proposals will beassessed against the local authorities’
child yield calculators to determine
what educational requirements will
be necessary to adequately mitigate
against the impacts of developmenton the local authorities’ educational
services.
10.15 The DIFS identifies that in theearlier phases of development there
may be the potential to expand existingeducational facilities in the surrounding
hinterland to meet this need. This
could be a more cost effective way ofproviding facilities and could also help
to knit the new community into existing
communities. OPDC will undertake
further discussions with education
providers to understand the potential
for the expansion of existing facilities. If
this is not feasible, education facilities
will need to be provided on-site andthis will certainly be the case in themedium/long-term given the scale ofdevelopment anticipated in the area.
The DIFS identifies the need for onsite primary and nursery provision andan all-through school. Primary andnursery schools generally have smaller
footprints and in larger schemes, can be240

incorporated into the scheme’s design.
However, if proposals come forward ina piecemeal fashion OPDC will allocate
sites for the delivery of new facilities.
The all-through school will require asubstantial land-take. Work in the DIFS
shows that based on current phasing
and child yields, the all-through school
is likely to be required towards the endof the plan period. Figure 98 identifies
an ‘area of search’ for the provision ofthis all-through school, showing all thesites that are not identified as coming
forward in the first five years in OPDC’s
Development Capacity Study (DCS).
We are inviting stakeholders to suggest
a preferred location for this facility
through their consultation responses
on this Local Plan.
10.16 London is one of the world’s
global centres for education. It is home
to a wide number of universities andcolleges including the world renowned
Imperial College London and University
College London universities, both ofwhich are ranked in the top 10 of the
QS World University Rankings 2015.
In recent years, there has also beena growth in London of universities
establishing ‘satellite’ hubs in London tocapitalise on London’s world city status,
such as the Newcastle University andthe University of Sunderland, whohave both recently opened London
campuses. The development potential

in the OPDC area provides significant
opportunities to meet this growing needfor higher education space. Thesehigher education institutions could act
as a catalyst for the regeneration of the
OPDC area (see OSP 5, Chapter 3),
by helping to create a sense of placein early phases, in a similar way to therecently completed Central St Martins University of Arts at Kings Cross.

alternative policy option
1. Do not promote the OPDC area asa location for higher education uses
10.17 Instead of promoting higher
educational uses to the area, thisapproach would instead take a more
flexible approach and proposals would
be assessed on a case by case basis.
This approach would not preclude theprovision of higher educational uses in
the OPDC area. However, as London’slargest development site, OPDC thinks
it is right to identify the potential for the
OPDC area to accommodate higher
educational uses and the positive role
it could play in supporting regeneration.

Questions:
QSI2a: What site or sites within the
OPDC area to do you think should be
identified for an all-through school?
You can provide comments directly
through:
opdc.commonplace.is

Figure 99: Westminster City
School241

SI3: Health
Key Issues
1. As a Healthy New Town, OPDC should bedesigned to encourage healthy living andwell-being from the out-set.
2. There is a need to ensure that development in Old Oak and Park Royal is supported by adequate health infrastructure.
3. OPDC will need to secure facilities to meetthe needs arising from development.
4. Any facilities will need to be easily accessible for all residents.
5. There may be opportunities for healthuses to be co-located with other community spaces.
6. Planning for the provision of healthcare ischallenging given the upcoming changes to process and funding of healthcare
across the country and there is therefore
a need for flexibility.
Policy context
National
10.18 The NPPF requires local planning authorities to secure accessible local services
that reflect the community’s needs and support its health, social and cultural well-being.
The NPPF requires local planning authority
Local Plans to include strategic policies todeliver the provision of health.

242

Regional
10.19 The London Plan states that boroughstrategies should identify and address specific social care issues facing the area andwork with service providers to, assess theneed for facilities and secure sites and building for the provision of health facilities tomeet future needs. The policy also requires
boroughs to promote the continued role andenhancement of London as a national andinternational centre of medical excellenceand specialised facilities.
Preferred Policy Option
OPDC will:a) Support the delivery of a ‘Healthy
New Town’ to encourage healthyliving and innovation in health;b) Require proposals to provide
adequate health provision to meetthe needs of development;c) Ensure that new health facilities areeasily accessible to all users, flexibly
designed and potentially co-locatedwithin other community uses; andd) Support the establishment andgrowth of national and international
health institutions in the OPDC area.

justification
10.20 OPDC has been designated asa ‘Healthy New Town’ by the NHS. It is
critical that this new part of London isdesigned to encourage healthy living.
To support this, OPDC will require thatnew development in the OPDC areadelivers best practice in promoting
health and well-being including throughthe design of the built environment.
10.21 OPDC will ensure that the new
population in Old Oak has accessto a range of health uses to meettheir needs. OPDC will work with
developers and service providers toensure development proposals deliveradequate health provision, including
health centres with space for GPs, social
care facilities, dentists, pharmacies andopticians.
10.22 OPDC will look to secure theprovision of health services on-site as
early as possible in order that facilities
are easily accessible for membersof the new community. Facilities
should be located in designated town
centres and close to areas of highpublic transport access, which would

be easily accessible and visible formembers of the public. There will also
be opportunities to co-locate healthprovision with other uses, such aswith community facilities or sports andleisure centres, to deliver efficiencies inspace and maintenance costs.
10.23 The OPDC area is home to Central
Middlesex Hospital and Hammersmith
Hospital is also to the immediate
south of the OPDC area. The scaleof development planned in the OPDC
area provides opportunities for thesefacilities and others across London to
expand to further medical science andhelp strengthen London’s position as
one of the world’s centres for medical
excellence. Health institutions could
act as a catalyst for the regeneration of
the OPDC area, by helping to create an
early sense of place (see Policy OSP 5,
Chapter 3).

alternative policy option
10.24 No reasonable alternative policy
options have been identified, as it isconsidered that an alternative approachto that outlined in the preferred policy
option would not be in conformity
with the NPPF, London Plan or draft
supporting evidence base.
243SI4: Community facilities
Key Issues
1. There is a need to ensure that development in Old Oak and Park Royal is supported by adequate community facilities,
such as libraries, places of worship, halls
for hire, youth space and training andmeeting space.
2. Community facilities could be key hubs ofactivity within town centres and in areasof high public transport access and could
help with placemaking.
Policy context
National
10.25 The NPPF requires local planning authorities to plan positively for the provisionand use of shared space, community facilities and other local services to enhance thesustainability of communities and residential
environments.
Regional
10.26 The London Plan promotes the protection and enhancement of social infrastructure
and the need for local planning authorities tosecure sites for future provision or reorganisation of provision.

244

Preferred Policy Option
OPDC will secure a range of new highquality community facilities that:a) support the needs of the new
population;b) Provide for a diverse range ofcommunity uses, such as library
space, places of worship, post
offices, police shops, halls for hire,
youth space, adult learning andtraining space, community cafés,
flexible office and meeting spacefor use by residents and voluntary
sectors;c) are located at key destination points
within the OPDC area, close todestinations of high footfall and highpublic transport access;d) are of a high design quality, promoting
inclusivity; ande) are co-located where feasible withother community or town centre
uses.

justification
10.27 Good quality community facilities
can have a significant bearing on thequality of life and health and well-beingof a community, by encouraging social
interaction, promoting learning and byproviding support services for thoseliving, working and visiting an area.
10.28 Given the scale of developmentenvisaged in the OPDC area there
will be a need for, and opportunities toprovide, a range of community facilities.
OPDC will work with service providers
and developers to ensure that a rangeof community facilities are provided tosupport the needs of the area.
10.29 Community facilities will play
an important role in placemaking in
the OPDC area, helping to createhubs of activity and focal points forneighbourhoods. Facilities should belocated within prominent and highly
visible positions in the development,in areas of high footfall and or highpublic transport access. Community
facilities should also be delivered to ahigh design quality with opportunities
for architectural distinctiveness todistinguish community facilities fromtheir surroundings so that they act as
destination points. This approach has
been successfully delivered in otherregeneration projects in London suchas at Peckham Library. Community
facilities should be designed to be
fully inclusive. Particular consideration
should be given to the needs of people
with a protected characteristic as definedin the Equality Act 2010. In order tosave costs and attract as many people
as possible to community facilities andother public services, opportunities forthe collocation of community facilities
with other social infrastructure or town
centre uses should be explored.

Figure 100: Peckham Libraryalternative policy option
10.30 No reasonable alternative policy
options have been identified, as it isconsidered that an alternative approachto that outlined in the preferred policy
option would not be in conformity
with the NPPF, London Plan or draft
supporting evidence base.

245

SI5: Pubs
Key Issues
1. Pubs are an important community use,
providing a place to meet, socialise andbe entertained.
2. In recent years, London has seen an increase in the number of planning applications to convert pubs to alternative landuses.
3. There has been a growing concern about
this at the national, regional and local leveland more and more Local Plans are now
looking to safeguard pubs as communityuses.
4. OPDC has three public houses within its
boundary and consideration should begiven to whether OPDC should look tosafeguard these pubs as community uses.
Policy context
National
10.31 The NPPF does not say anything explicit on the protection of pubs. However, in
2015, the government introduced changes
to the planning use class order to take away
powers for permitted development rights
where pubs have been listed as ‘assets ofcommunity value’.
Regional
10.32 The London Plan states that local
246

planning authorities should develop policies
to prevent the loss of valued local community
assets, including public houses, justified byrobust evidence.

Preferred Policy Option
OPDC will protect pubs unless it canbe demonstrated that for at least 12
months:a) the pub is no longer a viablebusiness, demonstrated throughaccounts data; andb) the property has been appropriately
marketed for a continuous period
and no suitable offer has been made.

justification
10.33 In recent years, there has been
growing concern about the loss of
public houses in the UK. In April 2015,
Government changed the permitted
development rights to provide a greaterlevel of protection to pubs listed as
Assets of Community Value (ACV).
Developers must also now submit awritten request to the local authority
to determine whether the building
has been the subject of an ACV
nomination prior to carrying out any
development that has the benefit ofpermitted development rights and no
development can be carried out or aperiod of 56 days following the date of
the request to the local authority.
10.34 Within the OPDC are there are
currently three public houses. Theseare:■■ The Castle in North Acton;■■ The Fisherman’s Arms on Old Oak
Lane; and■■ The Grand Junction Arms on Acton
Lane.
10.35 At the time of the production ofthis Local Plan, none of the three public
houses are listed as ACVs.
10.36 OPDC considers that pubs canact as hubs for community life, which
is important for mental health andwellbeing. They provide a social spaceand promote community cohesion,
provide economic benefits by providing
jobs, supporting local food suppliers,
bringing activity to high streets andcan also provide heritage value. As a
‘Healthy New Town’ OPDC proposesthat the Local Plan looks to protect
its public houses, subject to theircontinuing viability. For any proposal tobe considered acceptable, OPDC will
require applicants to submit detailed
accounts data for at least the past
year and also that the proprietor has
appropriately marketed the property
as a public house at a reasonable rateand has not had a suitable offer. Thispreferred policy approach adheres to
the Campaign for Real Ale’s (CAMRA’s)‘Public House Viability Test’ guidance
document.

alternative policy option
1. OPDC takes a more flexible
approach to the loss of public houses
and does not set out stringent
requirements for information on
accounts and marketing of theproperty.
10.37 This approach would havepotential advantages of it allowing
for the optimisation of development
on sites occupied by public houses.
This approach may however result inthe loss of pubs that provide a valued
community facility and has therefore
not been identified as the preferred
policy option.

Figure 101: Grand Junction Arms
247

248

11
TRANSPORT

249

Transport
11.1	This chapter contains policies
addressing the following policy themes:■■ T1: Strategic Policy for Transport■■ T2: Walking■■ T3: Cycling■■ T4: Rail■■ T5: Buses■■ T6: Roads and streets■■ T7: Parking■■ T8: Freight, servicing and deliveries■■ T9: Construction■■ T10: Transport Assessments and Travel
Plans

Questions:
QTa: Are there any other transport
policy themes that you think OPDC’s
Local Plan should be addressing?
QTb: Do you agree with the chapter’s
preferred policy options? If not, whatmight you change?
QTc: Are there any other policy
alternatives that could replace thechapter’s preferred policies?
You can provide comments directly
through:
opdc.commonplace.is250

EVIDENCE BASE
Table 11: Transport Evidence baseSupporting study
OPDC Old Oak Strategic Transport
Study
OPDC Park Royal Transport Strategy(PRTS)OPDC Walking, cycling, streets andpublic realm strategy
TfL North Acton Station study

Description
A strategic assessment of the existing transport provision in Old Oak,the impact of the planned future growth and identification of the transportinterventions required to mitigate those impacts.
A strategic assessment of the existing transport provision in Park Royal,
the impact of the planned future growth and identification of the transportinterventions required to mitigate those impacts.
A strategy setting out recommendations for the public realm, public open
space and walking and cycling infrastructure for the OPDC area.
This study investigates the options for enhancing the capacity andaccessibility of North Acton station and options for improving thepermeability of the site.

StatusCompleted
Draft completed
To be developed
Draft completed251T1: Strategic policy for transport
Key Issues
1. The key transport challenges across thedevelopment area include a congested
strategic and local road network, limitedaccess to public transport services andpoor pedestrian and cycle environments
mainly due to severance and limited provision of infrastructure.
2. The provision of the HS2/ Crossrail/ National Rail station will transform accessibility of this part of west London and will
provide an opportunity to rethink transport
provision in the OPDC area.
3. There is an inherent need to fully integrate new transport infrastructure into theregeneration area to ensure that development potential can be optimised aroundthese new and improved accessible transport hubs.
4. Coupled with the significant general background growth and the increase in travel
demand resulting from the new HS2, National Rail and Crossrail station, the additional homes and jobs created within thedevelopment area will add to the existing
travel demand, both at the strategic andlocal level.
5. It is vital that high quality, safe and accessible transport infrastructure is provided
to facilitate the planned growth and better connect the development area with its
252

surroundings and other areas of London.
6. Changes to public transport accessibility
identified in this draft Local Plan may require changes to the spatial distribution ofdensity in figure 18. See policy OSP4
Policy context
National
11.2	The NPPF emphasises the important role that transport policies have to playin facilitating sustainable development andin contributing to wider sustainability andhealth objectives and notes that the transport system needs to be balanced in favourof sustainable transport methods that are efficient, safe and accessible and that have a
low impact on the environment.
Regional
11.3	The Mayor’s London Plan (2015)
states the Mayor’s commitment to improving the environment by encouraging moresustainable means of transport, through acycling revolution, improving conditions forwalking and enhancing public transport.

Preferred Policy Option
OPDC will support proposals that:a) Deliver a state of the art, safe andaccessible transport system, by
providing infrastructure that connects
communities and helps facilitate
growth in and around the Old Oak
and Park Royal area;b) Ensure new transport infrastructure
is fully embedded into the area andthat Old Oak and Park Royal is fully
integrated with its surrounding areas.
c) Prioritisesustainabletransportmodes and support modal shift fromprivate cars; andd)	Implement and safeguard future
innovative and smart technologies
that maximise the efficiency andinteroperability of the transport
network.

Figure 102: Street and route hierarchy

253justification
11.4 Old Oak Common HS2 station
presents a once in a lifetime opportunity
tocatalysethecomprehensive
regeneration and deliver a step change
in public transport access across Old
Oak and Park Royal. Providing quality
connections to this transport super-hub
through the delivery of state of the art
transport infrastructure will be a key
aspect in the success of the OPDC
area.
11.5 There is and will be a large numberof people working, living and moving
within the area and to support this it
is vital to relieve pressure on the road
network and connect key origins anddestinations with sustainable transportmodes. Proposals should prioritisepedestrians and cyclists as the mostimportant travel modes, followed bypublic transport and then, as appropriate,
the private vehicle. This approach will
support a shift towards sustainabletransport modes by changing people’s
behaviour and attitude towards car use.
It is recognised that businesses in Park
Royal will require vehicle movementby road, particularly for servicing anddeliveries and this should continue tobe supported but also carefully planned
so as to mitigate potential negative
impacts from increased traffic. There
are opportunities to optimise the numberof journeys on more sustainable modes
254

in particular for employees travelling towork which will in turn free up capacity
for essential freight movements anddeliveries.

safeguarded for future implementation.

11.6
Encouraging
transport
improvements that are both sustainable
and technologically innovative will
deliver enormous quality of life benefits
and deliver a step change in the appealof walking and cycling as healthy,
active travel options. OPDC is striving
to become an exemplar NHS Healthy
New Town and to gain WHO Healthy
City status. Provision of healthy street
environments that encourage walking,cycling and public transport use must
be sought.

alternative policy option

11.7 The scale of development at Old
Oak and Park Royal offers an opportunity
to deliver transport improvements thatare at the vanguard of sustainability
and innovation. Whilst advances intechnology can have wide-ranging
impacts, some major advances intransport are already being developed;
including automated vehicles (trains,
buses, cars, taxis) improved accuracy ofpassenger information, the proliferationof wearable technology, drones,
ticketless technology and sensors todetect traffic congestion and cycling
and vehicular parking availability. Smarttransport solutions should be identified
at an early stage and, where possible,

1. Giving priority to car travel
11.8 This policy option would support
proposals which prioritise cars above
more sustainable modes, which may
benefit some businesses and residents.
However, by facilitating the use ofprivate vehicles, congestion, noise andemissions would increase and fewer
people would make journeys by foot,bike or public transport impacting on
health and well-being.

Figure 103: North Acton Station

255

T2: Walking
Key Issues
1. Walking is the most sustainable form oftransport and encouraging increased
walking will have many advantages including economic and health benefits,
more connected neighbourhoods andfewer road traffic injuries. Through an increase in footfall, the vitality of an area islikely to increase and subsequently bring
benefits to local businesses.
2. The propensity to walk is influenced not
only by distance but also by the qualityof the walking experience. The existingpedestrian environment within the development area is poor. There is limited permeability and a lack of lighting and active
frontages, which creates an unwelcoming
streetscape, a perception of poor personal security and a fear of crime, particularly
after dark.

most properties.
Regional
11.10 The London Plan indicates the requirement for transport proposals to bringabout a significant increase in walking in
London through emphasis on the pedestrian and street environment, promoting simplified streetscapes, decluttering and accessfor all users. In addition, TfL’s Health Action
Plan identifies the need for a whole street
approach to make streets more inviting forwalking and cycling and better for health.

Preferred Policy Option
Development proposals will be requiredto:a) Provide high quality, safe, direct andaccessible walking networks;b) Support healthy lifestyles;c) Provide new and enhance existing
walking infrastructure;d)	Maximise active frontages andpromote a fine grain developmentthat creates an interesting and variedstreetscape;e) Connect to existing and plannedpedestrian links in the wider area;
and,f) Support and provide infrastructure
for the Legible London scheme.

Policy context
National
11.9 The NPPF states the requirement forplanning principles to actively manage patterns of growth to make the fullest possible
use of public transport, walking and cycling.
It indicates that where practical key facilities
such as primary schools and local shops
should be located within walking distance of
256

Figure 104: Walking routeFigure 105: Walking infrastructure257

justification
11.11 Redevelopment presents anopportunity to enhance existing andprovide new pedestrian environments
across Old Oak and Park Royal. Highquality pedestrian walking routes to Old
Oak Common Station from all areas will
be vital to ensure residents, workers
and businesses can benefit from thisnew transport superhub. By providing
a street network that is safe, attractive
and easy to navigate, people will be
encouraged to walk more, which will
have social, economic, environmental
and health benefits and support theviability of the development area.
11.12 Walking provision should be safe,
well lit, direct, comfortable, coherent
and attractive and should integrate wellwith the street environment and desire
lines, minimising conflict between
different users.
11.13 Legible London signage shouldbe implemented throughout the area
to provide clear, comprehensive andconsistent wayfinding information andenable pedestrians to complete morejourneys on foot. New connections
and wayfinding to both existing andproposed strategic walking routes andto key destinations such as Harlesden,
Park Royal and North Acton should
also be provided.
258

11.14 To minimise severance andencourage permeable movement in
Old Oak, it is important to provide anumber of new links under or overexisting barriers. Where possible theearly delivery of these elements will
help set a precedent for a shift towards
sustainable transport modes.

alternative policy option
11.15 No reasonable alternative policy
options have been identified, as it isconsidered that an alternative approachto that outlined in the preferred policy
option would not be consistent with
the NPPF, in general conformity
with the London Plan or supporting
evidence base to the Local Plan (OldOak Strategic Transport Study, PRTS),
or deliver the required pedestrian
improvements.

Figure 106: Accessible street furniture

Questions:
QT2a: Do you agree with the proposed
indicative walking connections set out
in figure 105? If not, do you have any
alternative suggestions?
You can provide comments directly
through:
opdc.commonplace.is

Figure 107: Legible London

Figure 108: Proposed bridge in Kings Cross, Moxon Architects259

T3: Cycling
Key Issues
1. After walking, cycling is the next most sustainable transport mode.
2. Cycling on London’s main roads has risenby 173 per cent since 2001.
3. The expected growth of cycling up to 2026
is estimated to deliver £250m in economic
health benefits annually.
4. The development area has a number ofphysical barriers to cycling including therail lines, canals, roads (including the A40
and A406) and a lack of through routes.
There is currently a lack of cycling infrastructure and wayfinding, which encourages a greater number of people to use
their private cars.
Policy context
National
11.16 The NPPF states the requirement forplanning principles to actively manage patterns of growth to make the fullest possible
use of public transport, walking and cycling.
Regional
11.17 The London Plan indicates a target for
cycling in London to account for at least 5%of modal share by 2026 and the Mayor of
London’s Cycling Vision sets out a target to
double cycling over the next 10 years (March2013).
260

Preferred Policy Option
Development proposals should:a) Provide state of the art cycling
infrastructure;b) Provide new and enhance andprovide links to existing, cycle
connections to ensure they are safe,
convenient and direct, but not to thedetriment of pedestrians;c)	Implement signage to improve cycle
wayfinding and legibility;d) Promote and help to deliver cycle
hire schemes within the OPDC area;e) Promote
safetyandsecurity
measures for cyclists; andf) Require
secure,integrated,convenient and accessible cycle
parking facilities that at least meetthe standards set out in the London
Plan.

Figure 109: Illustrative cycle
hire infrastructure in Old Oak

Figure 110: Cycle network

261

justification
11.18 The Mayor’s Vision for Cycling
and the London Cycling DesignStandards, encourage a bold approachto making better, more attractive streetsand spaces for pedestrians and cyclists.
Higher levels of cycling can be achieved
through the delivery of infrastructurethat is safe, direct, comfortable,
coherent, attractive and adaptable,
whilst ensuring consideration is given
to the impact of cycling infrastructure
on pedestrians.
11.19 In Old Oak, redevelopment
provides an opportunity to push theboundary and provide state of the art
cycling infrastructure that can benefit
everyone who lives and works in thearea. Adoption of best practice fromthe mini-Holland projects should be
the norm, with connections to existingand proposed commuter routes suchas the proposed East-West cycle
superhighway and to Quietways, suchas along the Grand Union Canal.
11.20 The Park Royal Transport
Strategy shows that the vast majorityof employees live within 8km of Park
Royal with a significant concentration
within 5km or less. This distance is wellwithin cycling distance subject to theappropriate infrastructure and safetymeasures being in place. It is important262

to realise a shift towards cycle usage
for commuters through good design ofcycle routes, connections to existingand proposed cycle networks andbetter cycle infrastructure.
11.21 Interventions are also needed
to reduce severance across the A40
and A406 and improve wayfinding inorder to improve cycle connectivity toand from Old Oak and Park Royal fromsurrounding areas and nearby local
centres such as Harlesden, White City,
Queens Park and Ladbroke Grove.
11.22 Investments in “end-of-journey”
cycle facilities in the form of secure
cycle parking, lockers and showers
are also vital across Old Oak and Park
Royal. Major employers, businesses
and landowners should invest in thisinfrastructure, recognising its value andimportance to their businesses, tenants
and employees. OPDC will work withbusinesses to develop training andguidance and improve awareness ofthe benefits of cycling to employees, toencourage more cycling.
11.23 Cycle parking should cater for
future demand, in line with the quantitativeand qualitative requirements set out inthe London Cycling Design Standards(2014), providing numbers in excess
of London Plan minimum standards.

This will include private cycle parking
for residents and employees as wellas generous provision for visitors
and high quality facilities at public
transport interchanges. The necessary
spatial and design requirements willneed to be factored in from the outset
and should not impede pedestrian
movement. Cycle wayfinding signage
will be required to improve the legibility
and navigation to, from and through thearea.
11.24 A future extension of Cycle
Hire into Old Oak and Park Royal
would represent a logical expansion
westwards. Subject to further analysis,a network of docking stations could bedesigned across the new developmentareas from the outset and built at theappropriate timings. Funding for thedocking stations should be sought fromcontributions from developers as there
are currently no plans by TfL to extend
the network in this area. OPDC will also
support proposals for infrastructure forother cycle hire schemes.

alternative policy option

Figure 111: Innovative below
ground cycle storage, Ecocycle.

11.25 No reasonable alternative policy
options have been identified, as it isconsidered that an alternative approachto that outlined in the preferred policy
option would not be in conformity with
the NPPF, London Plan or supporting
evidence base to the Local Plan
(Old Oak Strategic Transport Study,
PRTS), or deliver the required cycling
improvements.

Question:
QT3a: Do you agree with the proposed
indicative cycling connections? If not, doyou have any alternative suggestions?
You can provide comments directly
through:Figure 112: Cycle bridge, Bow

opdc.commonplace.is263

T4: RailKey Issues
1. The new HS2, Crossrail and National Railstation at Old Oak Common will be a key
driver for regeneration in the area.
2. When built out the core area at Old Oak will
be served by approximately ten different
rail services and over 200 trains per hourat peak times.
3. The Old Oak area is currently servedby Willesden Junction and North Acton
stations, providing London Overground,Bakerloo and Central line services. Park
Royal is served by North Acton, Park
Royal, Hanger Lane and Stonebridge
Park stations providing Central, Bakerloo,
Piccadilly Line and London Overgroundservices.
4. The stations are on the periphery of bothareas and access to them by foot or bycycle is currently limited due to the lack ofsafe and appropriate routes.
5. Existing stations are well used with some
crowding at North Acton and Willesden
Junction which is predicted to increase
without station improvements.
6. By 2030, it is predicted that existing
services running through the area will be
at capacity, without upgrades.

264

Policy context
National
11.26 The NPPF states the requirement
for planning principles to actively manage
patterns of growth to make the fullest possible
use of public transport, walking and cycling.
Regional
11.27 The London Plan indicates theimportance of improving public transport toincrease its appeal relative to the privatecar. By improving accessibility and capacity
within the south east of England and beyond,London will maintain its attractiveness as aplace to work, visit and do business.

Preferred Policy Option
Development
proposals
supported where they:

will

be

a) Facilitate the delivery of:i. a state of the art rail station
at Old Oak Common with thehighest quality architecture thatprovides interchange between
HS2, Crossrail and National Rail
services;ii. two new London Overgroundstationsandsupporting
infrastructure
includinghighquality links to the HS2/ Crossrail
station;iii. substantial
capacity
improvements to existing London
Underground and Overgroundstations, particularly Willesden
Junction and North Acton;
iv. anexceptionallydesignedintermodal interchange;
v. links between stations thatfacilitate the safe, efficientand sustainable movement ofpassengers;
vi. improved services on existing
infrastructure;vii.
a rail connection between
the Great Western Mainline(GWML) and the West Coast
Mainline (WCML);b)	Ensure that the impact on existingrail infrastructure is minimised during
construction;c) Enable new rail routes to improveconnections to the OPDC area; andd) Enable future proofing of station
design and services to enable smart
technology to be implemented.

Figure 113: Rail network265

justification
11.28 The new Old Oak Common
Station and surrounding interchange
will be a key driver for regeneration in
the area and will be the focus of futuretransport connections. It will provide
better connections to west London andthe rest of the UK. The station is being
designed to accommodate 250,000
passengers a day, which is comparable
in capacity to Waterloo station.
11.29 This could be further supported bya potential link from Crossrail to the West
Coast Main Line (WCML), which could
provide additional connections from
north-west London and Hertfordshire
including, potentially, Wembley Central.
This would also provide opportunities
for Crossrail trains to run northboundtowards Tring. At the time of writing
this plan no feasibility work has been
carried out ‎into the benefits, businesscase or delivery.
11.30 Two new London Overgroundstations will also be built at Old Oak
Common Lane and Hythe Road. The
new London Overground stations
will provide excellent local andsubregional connections and will
support development by extending thecatchment area for new commercial
activities bringing 250,000 additional
people and 150,000 additional jobs
266

within an hour’s journey of Old Oak.
OPDC will ensure the delivery of highquality links between the London
Overground stations and the Old Oak
Common HS2/ Crossrail and National
Rail station. The challenges associatedwith delivering these stations should
not be underestimated. At the time ofwriting this draft Local Plan the proposed
London Overground stations are atinitial feasibility stage only. Funding has
now been secured to further progress
the design and business case for these.
However, currently there is no capitalfunding secured for the delivery ofthese stations. The final arrangements
for these stations will be dependent on
the outcome of this work.
11.31 The Park Royal Transport
Strategy identifies the need to improve
the public realm, accessibility andpermeability of stations in Park Royal inorder to encourage a higher rail modeshare.
11.32 All of the stations within the area
will need to incorporate a legible, safe
and accessible transport interchange
between different modes of travel andparticularly between public transport,pedestrians and cyclists. High quality
walking and cycling routes between
stations will also be important.

11.33 A strategic rail study will be carriedout to determine how rail connections
to the OPDC area from a range of rail
corridors across Central London andbeyond can be improved. This will
include consideration of fare zones andrail links to airports.
11.34 There are a range of potential
smart rail innovations that could beachieved with advances in technology,
many of which are already being
trialled across the world today.
These include ticketless and security
technology which eliminates gatelines in stations and enables 360º
access, intelligent robots to repair andmaintain infrastructure, energy flooringthat generates electricity from footfall,virtual shopping walls, undergroundfreight pipelines for moving goods,
real-time passenger information for
seamless journey planning, monitoringdrones for predictive maintenance andimproved security, intelligent robots tounload and sort cargo and automatedpassenger trains. There are significant
opportunities now to embed flexibility
into rail design to support smart
technology in the future.

alternative policy option

Figure 114: London Overground stock

11.35 No reasonable alternative policy
options have been identified, as it isconsidered that an alternative approachto that outlined in the preferred policy
option would not support the necessaryrail capacity requirements, nor beconsistent with the NPPF, London Planor supporting evidence base to the draft
Local Plan.

Question:
QT4a: Do you have any suggestions ofadditional rail connections to the OPDC
area that should be provided?
You can provide comments directly
through:
opdc.commonplace.is

Figure 115: Illustrative view of Old
Oak Common Station267

T5: Buses
Key Issues
1. Five bus routes serve Old Oak and 15 busroutes serve Park Royal with frequencies
of between approximately 6-15 minutes.
2. The bus routes provide links to surrounding areas including: Acton, Harlesden,
Hammersmith, Shepherds Bush, WhiteCity and local London Underground/ National Rail stations.
3. Today there are a number of parcels of landin both Old Oak and Park Royal which areinaccessible to the bus network because
they are outside the recommended 400m
walk distance to bus stops.
4. Buses are well used particularly to access
Willesden Junction and North Acton stations and to access local services suchas the Asda supermarket located in Park
Royal Centre.
5. Bus journey time reliability in the area isaffected by congestion on the local andstrategic road network. It will be important
to ensure bus journey time reliability is improved and then protected from development impacts in the future.
6. There is a need to deliver a comprehensive new bus network to serve new developments at Old Oak and to improve services within Park Royal.

268

Policy context
National
11.36 The NPPF states the requirement forplanning principles to actively manage patterns of growth to make the fullest possible
use of public transport, walking and cycling.
Regional
11.37 The London Plan indicates the importance of buses in London and therefore,
how important it is to deliver improved journeys for bus passengers which will lead toincreased bus use.
Preferred Policy Option
Proposals should deliver/contribute to:a) Increases in bus frequencies
on existing routes and new andextended bus routes;b)	Infrastructure to improve bus journey
time reliability including bus priority
measures;c) New and improved bus stops,
including access to real-time travel
information at bus stops;d) Supporting the roll out of greener

buses; ande) Clear and legible signage for bus
users.

justification
11.38 Good provision of bus services andbus infrastructure is a key contributor toa high public transport modal share andreduces the impact of developmentson the surrounding road network. Bus
services will be particularly important in
the early phases of development before
the new rail stations are delivered.
11.39 A review of the bus network in
the Old Oak and Park Royal areas
will be carried out in conjunction with
TfL London Buses. Increased bus
services and frequencies would provide
improved connections to homes, office
and retail destinations in Old Oak andPark Royal reducing dependence on
the private car.
11.40 Connections to new rail stations
should take priority to capitalise on newtransport services. There is also a needto secure improved bus connections
between Old Oak and Park Royal toensure that the existing community cantake advantage of the benefits the newinterchange at Old Oak Common would
bring to the area.

from the new opportunities brought bydevelopment.

Figure 116: Illustration of smart bus infrastructure

11.42 All new roads to be used bybuses must allow appropriate highway
clearance for the largest double deck
vehicles and be built to an adoptable
standard
withsufficient
widths.
Infrastructure should include bus priority
measures such as priority at junctions,bus gates and bus only links as well assuitably located bus stops, stands andwelfare provision for drivers.
11.43 London’s green bus fleet is thelargest in the world, combining theroll out of new hybrid buses, the early
introduction of new Euro VI buses
and the retrofit programme, leading tosignificant improvements in emissions
throughout London. OPDC will workwith TfL and bus operators to promote
the roll out of greener buses andensure that the design of transport
infrastructure in the OPDC area
facilitates environmental improvements
to the bus fleet.

11.41 New bus routes should provide
direct links from other parts of London
on corridors not served directly by rail orunderground services and ensure thatsurrounding residential areas benefit
269

alternative policy option
11.44 No reasonable alternative policy
options have been identified, as it isconsidered that an alternative approachto that outlined in the preferred policy
option would not support the necessary
bus improvements required.

Questions:
QT5a: Do you have any suggestions
for how the bus network could be
developed in the future to serve the
OPDC area?
QT5b: Should OPDC seek to encourage
low emission and zero emission buses?
You can provide comments directly
through:
opdc.commonplace.is

270

Figure 117: New RoutemasterFigure 118: Indicative bus network271

T6: Roads and streets
Key Issues
1. The regeneration area is within close proximity to a number of key strategic road corridors including the A40 and A406. These
corridors experience significant congestion.
2. The local road network is limited and inmany cases does not meet current highway design standards due to narrow lanes
and poor sight lines. The limited local road
network already forces local traffic to use
the strategic network unnecessarily, while
the extent and usefulness of bus routes isalso impeded by the limited road network
close to and within the OPDC area.
3. As with walking and cycling, the rail lines
and the Grand Union Canal restrict vehicular movements.
4. Localised congestion is also an issue withmost roads and junctions operating at orclose to capacity.
5. Congestion at key junctions and on links
providing access to strategic routes is abarrier to business growth.
6. New bridges providing new links to join
up areas severed by the rail lines and theGrand Union Canal may be required.

272

Policy context
National
11.45 The National Planning Policy Framework indicates a need to establish a strong
sense of place, using streetscapes andbuildings to create attractive and comfortable places to live, work and visit.
Regional
11.46 The Mayor supports the need for improvements to London’s road network where
it is required to improve or extend existing
capacity and provide new links. Congestionis estimated to cost the economy £4 billion ayear and stalled traffic in London has beenfound to lead to 8% more CO2, 6% moreparticulates (PM10) and 9% more nitrogendioxide (NO2) emissions than free-flowing
traffic.
Preferred Policy Option
Development proposals should:a) Provide a range of new streetsthat help overcome severance andoptimise connectivity;b)	Enhance existing streets andjunctions to mitigate the impacts ofdevelopment on the surrounding
local and strategic road network;c) Deliver high quality streets withrobust and coordinated materials
that integrate effectively with thewider public realm;d)	Ensure that streets give priority topedestrians, cyclists and buses; ande) Promote effective and integrated
management of streets to futureproof for innovations in technology.

justification
11.47 The road network within Old Oak
and Park Royal should better serve local
communities, contribute positively tothe urban realm and facilitate improved
pedestrian, cycle and bus connections.
11.48 The Roads Task Force (RTF)
Street Types classification, adopted
by TfL, recognises that different
roads have different “moving” and“living” functions and therefore requiredifferent approaches. RTF Street Types
will be used to identify the movement
and place functions of the existing andfuture network of streets across Old
Oak and Park Royal.
11.49 In Old Oak, measures toprioritise bus movements, provide
segregated facilities for cyclists andcreate pedestrian priority areas will
be supported. In Park Royal, theroad network will need to support
the movement of freight to facilitatebusiness growth by implementing
measures to address the existing
congestion issues. This will need to becarefully planned alongside the need to
improve bus movements, pedestrians
and cyclists and deliver a healthy
street environment. Any throughroutes used by general traffic should
be designed to avoid “rat-running”
including traffic calming and controlled

Figure 119: Elements of the
public realm273

crossing facilities. 20 mile per hour
speed limits will be explored. Managing
vehicle movement and speed shouldbe achieved through good design,rather than merely signage. All new
and improved roads must be built toadoptable standards and any decision
to adopt streets would need to be madein collaboration with the relevant local
councils.
11.50 The strategic road network,
particularly the A40 and A406, is vital to
the successful operation of Park Royaland will be in the future to Old Oak, bothduring construction and once the area
is developed. OPDC will work with TfL
and relevant local councils to realise
improvements to the A40 junctions andcorridor.

improve the connectivity acrossthe A40 for pedestrians, buses andcyclists. A study of the A40 junctions
close to the development area (Savoy
Circus, Gypsy Corner, Hanger Lane),is being carried out to understand thecumulative impact of growth at Old Oak
and Park Royal and to identify potential
long-term solutions, including tunnelling
options.

alternative policy option
11.53 No alternative policy options
have been identified that meet therequirements of the guidance set out inthe Local Plan and the aspirations forthe development area.

11.51 It will be important that theamount of traffic generated during
construction and development activity
is limited to what the strategic road
network including the A40 and A406
can handle without having a negative
impact on the strategic function ofthese routes. OPDC will be developinga Construction and Logistics strategy,
which will help to inform, plan for andminimise the impact of construction
and development activity.
11.52 It will also be important to274

Figure 121: New public
realm in Holborn

Figure 120: Integrated seating in open spaces,
Queen Elizabeth Olympic Park

Figure 122: Seating inWindrush Square, Brixton

275

T7: Car parking
Key Issues
1. Managing car parking plays an importantrole in controlling the number of cars
generated from a development andminimising the development’s impact on
the surrounding highway network.
2. The modelling work completed for the Old
Oak Strategic Transport Study indicatesthat the road network would not be able
to accommodate additional development
related traffic unless parking was restricted
to very low levels across the Old Oak
development area.
3. Today the Park Royal estate has around12,000 off-street parking spaces. The
mode share is 53% by car (including
driver and passengers) with averagevehicle occupancy of 1.06. On-street
parking is largely uncontrolled and causes
obstructions to freight traffic, buses,
cyclists and pedestrians. This needs athorough review and sensitive regulation.
Policy context
National
11.54. The NPPF requires local authorities
to consider accessibility, availability of
public transport, car ownership levels andthe importance of reducing emissions whensetting parking standards.
276

Regional
11.55.	All developments in areas of good
public transport accessibility should aim forsignificantly less than 1 space per unit. It also
states that developments must ensure that 1
in 5 spaces provide an electric charging point
to encourage the uptake of electric vehicles.
Preferred Policy Option
OPDC will ensure the development
area is an exemplar of low carbon
development and will promote a modal
shift towards more sustainable modes
by:a) In Old Oak:i.	Limiting car parking to 0.2
spaces per unit for residential
developments;
ii. Promotion of car free development
close to public transport hubs; andiii. Securing zero car parking for nonresidential developments, except
for blue badge holders.
b) In Park Royal:i.	Limiting car parking to 0.2
spaces per unit for residential
developments; andii. Allowing limited car parking for
non-residential
development
taking into account access topublic transport and operationalor business needs.
c)When providing car parking,proposals should:
i. incorporate electric charging
points for electric vehicles at all
new parking spaces;ii. include and promote provision forcar club vehicles and car sharing;iii. be sensitively designed; andiv. not take precedence overother street level users or theincorporation of open space,public realm or open space.

d) Proposals should provide suitablefacilities to cater for anticipateddemand for taxis and coaches.

justification
11.56 Low levels of car parking will beessential to ensure that traffic congestion
does not reach unacceptable levels.
Where justified, some car parking will
be provided to meet the essential needsof development. However, this will need
to be carefully planned and managed toensure that there are suitable places fordisabled people, car clubs and electriccars and to facilitate the successful
operation of the Park Royal industrial
estate. Where possible car parking
should be located underground.
11.57 This approach is justified by
the very high level of public transport
accessibility
resultingfromtheplanned and proposed public transport
investment. The need for access to a
car can be met in part by dedicated car
club spaces together with parking fordisabled people. Spaces designated forblue badge holders should be locatedon firm level ground and as close as
feasible to the accessible entrance tothe building.
11.58 OPDC will work with the local
highwayauthorities,businesses
and local groups to achieve a coordinated approach to the potential
implementation of Controlled Parking
Zones (CPZs) across the area to protect
residents living close to stations andhigh streets and to discourage journeys
made by car, which could be made bymore sustainable transport modes. Car
club vehicles spread across the site will
provide access to a car when needed
for specific journeys and car club bays
will need to be designed into the newdevelopment areas at the outset.

Figure 123: Car share clubs

11.59 Providing sufficient charging
points will be essential in encouraging
the uptake of electric vehicles. All new
private parking should be provided withelectric charging points. In addition, onstreet charging point locations will need
to be carefully planned to ensure theyminimise street clutter and allow foradequate clearance on the footway.
11.60 There is likely to be a strong
demand for taxis and private hirevehicles (PHVs) generated by the HS2/
Crossrail/ National Rail interchange.
The interchange will be designed withfully accessible taxi ranks and facilities
for PHVs. It will be important to carefully
manage onward journeys from stations
to avoid large numbers of people using
taxis and PHVs instead of walking,cycling or using the bus network. Where
specific development types will attract
a large number of visitors, facilities forcoach parking and pick up and drop off
areas will need to be provided.

Figure124: Electric car charging

277

alternative policy options
1. Setting less stringent car parking
standards.
11.60
This policy option would
offer greater choice. However, transportmodelling outputs indicate this is likely
to place unacceptable impacts on thesurrounding road network, discouragea mode shift towards the use of moresustainable transport modes andincrease emissions. As such this policy
goes against OPDC’s aspirations andthe transport policies detailed in thisdraft Local Plan.
2. Car free – no residential car
parking. Only blue badge.
11.61
This policy option would
enable a modal shift towards the useof more sustainable transport modes
and would reduce traffic flow andcongestion. However a low amountof car parking spaces is considerednecessary to meet the essential needsof development, particularly ensuringthat there are suitable places fordisabled people, car clubs and electriccars. A car free policy option would also
negatively impact businesses that rely
on private vehicles, particularly in Park
Royal.

278

3. Take a more flexible approach
to parking standards for newcommercial developments in Old
Oak.

Questions:
QT7a: Do you agree that all parking
spaces should include an electriccharging point?

11.62
A more flexible approachto providing parking spaces for newcommercial developments could be
more beneficial for businesses, helping
to attract them to Old Oak. However,allowing a more flexible approach toparking would be incredibly difficult tomanage given the potential numberof businesses and their varying uses.
The high level of public transport
accessibility
negatestheneedfor dedicated parking spaces forbusinesses and the additional vehicles
would add to congestion, noise and air
quality issues.

QT7b: Should the level of car parking
for commercial space be increased?

You can provide comments directly
through:
opdc.commonplace.is

Figure 125: Congested
parking in Park Royal279

T8: Freight, servicing and deliveries
Key Issues
1. Light freight journeys are responsible for
80% of freight miles on London’s roads.
TfL estimates that by 2030 this will growby 43%. The growth in e-commerce andpersonal deliveries is a major contributor.
2. Freight activity is a significant feature of thedevelopment area due to the needs of thePark Royal industrial estate, the proximity
to Heathrow Airport and the strategic road
network (A40 and A406) providing links toCentral London.
3. 3The significant HGV activity in thedevelopment area can have negative
impacts on the environment in termsof noise and air quality and causes
congestion, particularly on Scrubs Lane.
4. The volume of freight and servicing
movements also raises challenges interms of maintenance and managementof the road network and the safety andenvironment for other road users.
5. Coordination of HGV activity across thedevelopment area will be important inorder to mitigate those impacts.
6. There is also rail freight activity within thewider Park Royal area utilising the Great
Western Main Line and West Coast MainLine routes (including at various sitesaround Willesden such as the Euro Freight
Terminal) which handle inbound flows of
280

aggregates and cement and outboundflows of waste, mail and, until recently,
scrap metal.
7. Currently there is unrealised potential forwater borne freight on the Grand Union
Canal with a wharf facility located on thePowerday site.
Policy context
National
11.63	The NPPF indicates that planning
authorities should work with neighbouringauthorities and transport providers todevelop strategies for the provisionof infrastructure necessary to support
sustainable development, including rail
freight interchanges.
Regional
11.64	London Plan policy indicates a needto ensure deliveries are efficient and highlightthe use of consolidation centres, not just for
construction purposes, but also for deliveries.
Preferred Policy Option
OPDC will require proposals to:a) Secure

DeliveryandServicing

Plans (DSPs) through planningagreements;b)	Identify
potentialsites
forconsolidation centre(s) and lorry
holding areas;c) Require off-street servicing facilities
within new developments, ensuring
this does not impact on the public
realm;d)	Encourage the provision of facilities
for home deliveries within residential
developments;e) Provide opportunities for click andcollect sites;f) Identify more efficient and sustainableways of delivering goods including
encouraging the use of cargo bikes;g)	Ensure that the operators of all
freight vehicles operating in thearea have attained the Gold Fleet
Operator
Recognition
Scheme(FORS) accreditation so that they
have made proven efforts to reduce
emissions; andh)	Implement and safeguard for future
innovative and smart technologies inrelation to freight that maximise theefficiency and interoperability of thetransport network.

justification
11.65
Servicinganddeliveryrequirements in Old Oak and Park
Royal need to minimise the impact on
the surrounding road network. In new
developments, off street solutions forservicing should be adopted, where
possible, utilising different ground levels
including basement and void areas
within multi storey structures. Street
frontage servicing should be minimised
and restricted to small individual units
located on lightly trafficked streets
which can be serviced by small delivery
vehicles. A number of sites within the
OPDC area have good access to thecanal and rail lines. Opportunities to
use rail and water transport for freightshould be explored.
11.66 A Delivery and Servicing Plan
(DSP) will manage deliveries to reduce
the number of trips, particularly during
peak hours and identify safe andlegal loading locations and ensure theuse of delivery companies who candemonstrate their commitment to bestpractice such as FORS members. The
DSP will help to identify more efficient
ways of delivering goods, including:■■ Delivery booking systems which
could be implemented to ensure thatdeliveries are managed according to
the capacity of the loading facilities
available;■■ Moving deliveries outside of peak or

normal working hours. This approach
was successfully used during theLondon 2012 Olympic Games;■■ Suggest alternative routings to avoid
congestion;■■ Encourage the adoption of low
emission vehicle options (buying or
leasing); and■■ Promote
whitelabellingandencourage collaboration amongst
companies.
11.67 A consolidation centre would
help to minimise vehicle journeys,
while also improving delivery reliability
and efficiency. This would reduce
the number of journeys needed andminimise disruption for the recipient.
The preferred policy option for Policy
P9 (Chapter 4) identifies the potential
to use the High Speed 2 works sites
as temporary consolidation centre to
support the construction of Old Oakand explore the potential to use thenorthern High Speed 2 works site asa longer term rail freight consolidation
centre (see Question QP9f, page 113).
The potential for a consolidation centre
in west London is also being exploredthrough Westrans’ West London Freight
Study.

consolidation centre or lorry holding
area, which would be used to minimise
HGV movements within the OPDC areaand potentially also the surroundingarea and help have positive benefits
for the highway network and theenvironment.
11.69 FORS is an overarching schemethat encompasses all aspects ofsafety, fuel efficiency, economical
operations and vehicle emissions.
FORS accreditation encourages freight
operators to become safer, greener andmore efficient and has been achievedby operators across London. The
highest standards should be applied in
the Old Oak and Park Royal area.

11.68 OPDC is inviting stakeholders(see question QT8b) to suggest otherpotential sites in the OPDC areathat could accommodate a freight281

alternative policy options
1. No controls over deliveries andservicing.
11.70 This policy option may have someattraction for businesses. However,
if no measures were put in place
to control servicing and deliveries,
HGVs and LGVs flow would increase
drastically, exacerbating the congestion
issues in the development area, as wellas having noise and environmental
impacts, affecting the public realm andusing up road space.
2. Ban deliveries and servicing bylarger vehicles.
11.71 This policy option would provide
benefits to the public realm, pedestrians
and cyclists and would reduce thecongestion sometimes caused by
HGVs. However, banning larger
vehicles completely would negatively
impact businesses.

282

Questions:
QT8a: Do you think the HS2 worksites could be a suitable location for aconstruction and freight consolidation
centre?
QT8b: Are there any other potentialsites within the OPDC area that you
would suggest could operate as aconstruction and freight consolidation
centre?
You can provide comments directly
through:
opdc.commonplace.is

Figure 126: Existing rail
freight in Park Royal283

T9: Construction
Key Issues
1. There will be a number of concurrent
construction projects associated withdelivering the HS2 and Crossrail proposals
as well as the developments proposed
across the area.
2. Construction traffic will increase thevolume of HGVs and other construction
vehicles on the local and strategic road
network. This will need careful planning,
coordination and management to minimise
its traffic and environmental impacts andto ensure that it’s as safe as possible,
particularly for cyclists and pedestrians.
3. A Construction Logistics Strategy will be
developed by TfL and OPDC to ensure acoordinated approach, which will minimise
the disruption to surrounding residents
and business.
Policy context
National
11.72	The
National
Planning
PolicyFramework does not include any specificpolicies relating to construction.
Regional
11.73	The congestion and environmental
impacts from freight activity should be
minimised and innovative approaches to284

manage London’s freight needs should be
explored.
Preferred Policy Option
Development proposals should:a) Provide for measures to reduce
freight and construction trips, by:i. SecuringaConstruction
Logistics Plan and Construction
Code of Practice from major
developments;
ii. Promoting the use of freightand construction consolidation
centres;b) Make maximum use of rail and watertransport for construction and freight;andc) Co-ordinate and phase construction
projects to enable the transport
impacts to be effectively mitigated.
justification
11.74
RedevelopmentinOld
Oak alongside major infrastructure
projects will generate a large amountof construction vehicle movements,
exportingwasteandimportingmaterials over a number of decades.
The amount of construction activity
planned for the area provides anopportunity for sustainable transport
solutions to be adopted. The freightconsolidation centre described in policy
T8 could be used to reduce the numberof construction vehicles required andthe number of construction vehicle
movements on the road network.
Maximum re-use and recycling of waste
and construction materials within thearea will reduce transport demands.
For residual movements, there ispotential for bulk construction materials
and/or waste to be transported by railand canal although issues of local
environmental impact and commercial
viability will need to be addressed.
11.75 To coordinate construction
transport across the development area,
OPDC will require Construction Codesof Practice and Construction Logistics
Plans to be submitted by developers.
These will need to be aligned to theoverarching Construction Logistics
Strategy that OPDC and TfL will
prepare, which will set in place the area
wide requirements for construction
transport.

alternative policy options
1. There is no control or co-ordinationof construction transport
11.76 This would enable individual
projects to programme construction
works without any co-ordination withother projects. However, given thenumber of construction projects, a lackof coordination would lead to very highvolumes of construction vehicles on theroad network which would also havenoise and environmental disbenefits.
2. All freight has to be moved by railor water
11.77 This policy option would reducethe impacts of construction on the road
network and therefore provides noiseand environmental benefits. However,there are a number of reasons why
this policy option may not be practical,
including the high costs associatedwith using only rail and water freight,
the lack of capacity for rail and water
to take on all of the construction activity
and the need for local transfer from therailhead or wharf.

285

T10: Transport Assessments and Travel Plans
Key Issues
1. Major developments are likely to generatehigh levels of movement and have an effecton the operation of the transport network.
As such it is essential that developments’
access requirements are planned andtheir impacts mitigated.
Policy context
National
11.79	The
NPPF
statesthatalldevelopments that generate significant
amounts of movement should be supported
by a Transport Statement or Transport
Assessment which assesses the extent
to which the development will support
opportunities for sustainable travel, provide
safe access for all users and limit its impact
on the existing transport system.
Regional
11.80 Any planning application which isreferable to the Mayor is accompanied bya Transport Assessment. It is expectedthat any Transport Assessment is carriedout in accordance with the TfL Transport
Assessment Best Practice Guidance,
published in 2014.

286

Preferred Policy Optiona)	Transport assessments and travelplans should be provided forplanning applications exceeding
the thresholds in, and produced inaccordance with, the relevant TfL
guidance.
b) Construction logistics plans anddelivery and servicing plans should
be secured in line with the London
Freight Plan and should be coordinated with travel plans.

justification
11.81	The Transport Assessment
will need to assess the transport
impact of the development and ensurethat measures to reduce and manage
a development’s transport impact are
identified and planned. The Travel
Plan will provide a long-term strategy
to deliver sustainable transport
objectives through an action plan thatis regularly reviewed. The Travel Planshould set objectives and monitoring
requirements along with the measures,
management plan and funding details

required to meet those objectives. The
Travel Plan should be secured by aplanning obligation and include ongoing
management. All proposals for new orsignificantly expanded schools or othereducation or institutional uses shouldbe accompanied by a Travel Plan.
11.82	All development proposals
will be assessed for their contribution
to traffic generation and their impact oncongestion, particularly on bus routes
and on the primary route network,and against the existing and potential
availability of public transport and its
capacity to meet increased demand.
11.83
Proposals for development
may come forward which fall below thethresholds for referring applications to
the Mayor of London, but may have asignificant effect on highway or public
transport capacity. In these cases,a Transport Assessment may also
be sought. Effective and early preapplication discussions will help toidentify whether such a requirement islikely and will be particularly encouraged
where a proposal may fall just below
the relevant thresholds.

alternative policy options
1. Requiring a transport assessment
for all developments.
11.84 This policy option would enable
more scrutiny over developments toensure they comply with best practice.
In addition it would enable more
control over the cumulative impact
of developments on the transport
network. However, very small-scale
developments are likely to havea minimal impact on the transport
network. Early engagement through the
pre-application advice stage will help toidentify any transport planning issues
associated with the development.
2. Increasing the threshold for
schemes that require a transport
assessment.
11.85 If the threshold was increased
developments could be planned without
assessing the impact of the developmenton the transport system. This could
lead to access issues, a congested
road network and insufficient public
transport infrastructure to cope with thedemands of the new development.

287

288

12
ENVIRONMENT AND UTILITIES

289

Environment and utilities
11.1	This chapter contains policies
addressing the following policy themes:■■ EU1: Strategic policy for the environment
and utilities■■ EU2: Smart technology■■ EU3: Water■■ EU4: Waste management■■ EU5: Circular Economy and resource
efficiency■■ EU6: Decentralised Energy■■ EU7: Digital communications infrastructure■■ EU8: Green Infrastructure & biodiversity■■ EU9: Extraction of minerals■■ EU10: Air Quality■■ EU11: Noise■■ EU12: Land contamination

Questions:
QEUa: Are there any other environment
and utilities policy themes that you
think OPDC’s Local Plan should be
addressing?
QEUb: Do you agree with the chapter’s
preferred policy options? If not, whatmight you change?
QEUc: Are there any other policy
alternatives that could replace thechapter’s preferred policies?
You can provide comments directly
through:
opdc.commonplace.is290

EVIDENCE BASE
Table 12: Environment and utilities Evidence baseSupporting study
Description
OPDC Draft Smart Strategy Interim Report Sets out key challenges, opportunities and recommendations in relation to
emerging smart technology.
OPDC Integrated Water Management
Strategy

Review of water infrastructure requirements for water demand, drainage,
and flood risk (including OPDC’s SFRA) and options and costs for
integrated water management.
OPDC Old Oak Decentralised Energy
Review of the potential for a heat network to supply the Old Oak Common
Strategy
Opportunity Area with competitive low to zero carbon heat.
OPDC Waste Strategy
A strategy outlining OPDC’s approach to waste apportionment, to accord
with the requirements of paragraph 5.80 of the London Plan (2015),
which requires mayoral development corporations to cooperate with local
authorities to ensure their waste apportionment requirements are met.
OPDC Air Quality Study
Review of the existing and anticipated air quality issues across theconstruction and built-out phases of development and recommendations
for mitigation and measures to ensure the highest possible air quality for
future residents and workers.
OPDC Green Infrastructure Strategy
A strategy reviewing existing GI assets, future GI requirements, andidentifying opportunities for improving function, connectivity and integration
with other infrastructure.
OPDC Walking, cycling, streets and public A strategy setting out recommendations for the public realm, public open
realm strategy
space and walking and cycling infrastructure for the OPDC area.

StatusDraft completed
Draft completed
Draft completed
Draft completed

Draft completed

To be developed
To be developed291

EU1: Strategic policy for the environment andutilities
Key Issues
1. OPDC is in a position to work with developers and other stakeholders, to push theboundaries in best practice sustainable
development and co-ordinated infrastructure planning and delivery. In doing so,
there is an opportunity to exceed Mayoral
targets for sustainable development andenvironmental performance and to support London’s transition to the circular andlow/zero carbon economy.
2. There is potential for OPDC to enhance
the natural environment integrating it withnew development and infrastructure to improve resilience to the effects of climatechange and helping to optimise the efficient use and re-use of previously developed land.
Policy context
National
12.1	The NPPF sets out a number of core
principles achieving sustainable development, including;■■ support for the transition to a low carbon
future in a changing climate, taking accountof flooding and encouraging the re-use ofexisting and renewable resources;■■ contributing to conserving and enhancing
the natural environment and minimising292

pollution to land, air, and water; and■■ promoting healthy communities, taking
account of strategies to improve health,social and cultural wellbeing.
Regional
12.2	The London Plan outlines London’schallenges in responding to a changing climate, ensuring that there is infrastructure to
support growth and focussing on providing
the highest quality of life. The Mayor’s objective is that the city becomes a world leader in
improving the environment.

Preferred Policy Option
OPDC will support proposals that:a) Promote environmentally sustainable
development that utilises the highest
standards of design, delivery andoperation;b) Deliver best practice in utilising
innovation and the application of
emerging technologies;c)	Maximise their contribution to ahealthy and safe environment forpeople and for nature;d)	Increases the area’s resilience to theeffects of a changing climate andminimises carbon emissions;e) Contribute to the achievement ofenvironmental standards set by
OPDC (see Table 13); andf) Support delivery of coordinated andarea-wide utilities infrastructure.

Table 13: Environmental sustainability targets for development in the OPDC area
Topic Area
Current targets in London Plan / Mayoral Strategies
Reduce greenhouse gas emis■■ Reduce CO2 emissions by 60 per cent from 1990 levels by 2025, and 80% by 2050
sions■■ All new homes to be zero carbon by 2020■■ Reduce London’s waste management to save one mega tonne of CO2 equivalent per year by 2031■■ Application of the Energy (and cooling) Hierarchy in the London Plan.
Local energy supply■■ Supply 25 per cent of London’s energy locally, including the use of decentralised energy networks.
Waste reduction and recycling■■ Work towards zero biodegradable/recyclable waste to landfill by 2026.
■■ 90% reuse re-cycling/re-purposing of construction materials.
■■ Recycling 70% of commercial/industrial waste by 2020.
■■ Recycling of 50% of municipal waste by 2020, and 60% by 2031.
■■ 1% reduction in municipal waste per capita per annum.
Green infrastructure■■ increase tree coverage by at least 25 to 30%.
■■ All major buildings to include a green, solar or cool roof and a minimum of 50% of the built environment footprint to include urban greening measures.
■■ Achieve net gains for nature.
Water management■■ Minimising use of mains water.
■■ Use SuDS to achieve run-off rate equivalent to a greenfield.
■■ Water efficiency of 105 litres per household per day to match higher requirements of Building Regulations.
Air quality■■ Meet EU values for air pollutants.
■■ Seek to achieve Air Quality Neutrality.
■■ Apply Ultra Low Emissions Zone standards to Non-Road Mobile Machinery as given in Mayoral SPG
on The Control of Dust and Emissions.
Digital communications■■ To deliver a world-class network.
■■ Embed Smart solutions.
Circular economy■■ Support job creation linked to re-manufacturing, repair, reuse, and recycling.
■■ Consider the application of the GLA’s Responsible Procurement Policy to the OPDC area.

293

justification
12.3 OPDC is in a position to push
the boundaries of UK best practice indevelopment and infrastructure andhas an objective to be recognised as aleader in sustainability. The preferred
policy option reflects this and aims todeliver a place shaped by innovationthat showcases exemplar sustainable
regeneration. Table 13 above identifies
existing environmental targets in the
London Plan and in Mayoral strategies
which OPDC will be looking tobenchmark itself against when setting
its own environmental targets which will
be included in the next draft Local Plan.
As part of the next stage of work, OPDC
will assess to what extent these targets
can be met or exceeded thereby giving
rise to a set of area-specific standards
and targets.
12.4 Achieving
require:thesetargetswill■■ collaboration
between
OPDC,
developers,
infrastructure
providers and other stakeholders,taking advantage of the scale ofdevelopment and the opportunities
this presents;■■ an integrated approach to thedesign, delivery and operation ofdevelopment and infrastructure;294■■ taking advantage of the highest
standards of design, innovation andthe latest technologies; and■■ better integration of the built and thenatural environment.
12.5 In Old Oak there is a particular
opportunity to create a new sustainablecommunity. Within Park Royal there
are opportunities to tackle current
issues of pollution, surface waterdrainage and digital connectivity.
Across both, there is a need to addressresilience to climate change. As partof OPDC’s environmental target andperformance-setting OPDC will explore
the opportunity to achieve a low or zerocarbon development, including thedelivery of low-carbon networks, decentralised energy supply and districtwide systems for sustainable drainage
and for waste.

alternative policy option
12.6 No alternative policy options havebeen identified, as alternatives would
not be consistent with the NPPF or ingeneral conformity with the London
Plan.

Questions:
QEU1a: Do you agree with those areas
identified for setting environmental andsustainability performance targets forthe development and infrastructure?
If not, what other areas should be
identified?
QEU1b: Which of these areas do you
see as a priority and why?
You can provide comments directly
through:
opdc.commonplace.is

Figure 127: Local allotments295

EU2: Smart technology
Key Issues
1. London’s continuing growth alongside thetransformative scale of regeneration at
Old Oak and Park Royal creates significant opportunities to integrate smart city
technology solutions and approaches.
2. Smart city technology is a rapidly changing field and OPDC should seek to encourage flexibility and adaptability.
3. Digital information and data needs to beopen and able to be shared and used tosupport innovation in the design, implementation and operation of development
and efficient delivery of services post-development.
Policy context
National
12.7 The NPPF identifies that advanced,
high quality communications infrastructureis essential for sustainable economic growth
and that high speed broadband technology
and other communications networks also
play a vital role in supporting the delivery of
local community facilities and services.
Regional
12.8	The London Plan recognises thatsmart city technology plays a role in supporting the delivery of a number of policy areas296

including economic growth, smoothing traffic
flow and energy generation.
Preferred Policy Optiona) OPDC will work with partners
and stakeholders to position Old
Oak and Park Royal as a worldleading location for the exploration,
exploitation and implementation ofsmart city technology, approaches
and systems.
b) OPDC will require proposals toprovide interoperable open andusable data to inform OPDC activities
and processes.

justification
12.9 A smart Old Oak and Park Royalwill be a place where innovation andtechnology is explored and harnessedto create opportunities and address
challenges / barriers.
12.10 The transformative change
proposed across Old Oak and Park
Royal and the timescales involved
requires that OPDC considers how
the area will function over the ensuing
decades and what role smart city
technology and approaches will have.
12.11 Smart City technology andpractices are not an end in themselves.
They present a huge opportunity(as enabling elements) to address adiverse range of challenges. The useof new and innovative technologies
may, for example, reduce the need totravel and / or encourage the use of low/zero emissions modes of transport,thus enhancing the area’s resilience toclimate change by reducing greenhousegas emissions.
12.12 OPDC is developing a Smart
Strategy with input from a range ofindustry experts. It seeks to identify
opportunities and challenges to embed
Smart City approaches, concepts,
technologies, and systems from theoutset across Old Oak and Park Royal.
12.13 The Smart London Board andother stakeholders, including the GLA,
#HyperCatCity, Future Cities Catapult,
Imperial College, University College
London and London’s tech communities
will have a key role in helping OPDC toestablish Old Oak and Park Royal as ademonstrator and scale-up location for
smart city technology and approaches.
12.14 OPDC will work with partners
and stakeholders to position Old Oak
and Park Royal as a world-leading
location for the exploration, exploitation,
evaluation and implementation of smart
city technology, approaches, concepts
and systems to help:

and inter-operable data, including
appropriate digital Building Information
Management (BIM) models. This will
help OPDC achieve its aspiration todeliver an open and secure digital
environment. Specifically, this will aid
OPDC to plan, deliver and manage
development while creating business
opportunities, including application(app.) development for a range oftechnologies and services during
development and for the communities
that live, work and visit there.
12.16 Data provided to OPDC will
be kept in a secure environment andwhere appropriate will be used to help
inform and shape the development of
the emerging OPDC digital model.

1. That the provision of interoperable, open and usable data is
not specifically required.
12.17
The benefit to this approach
would be that applicants are able toprovide information in the format of
their choice. The disadvantage is that
this would inhibit OPDC in creating an
open digital environment to inform thedevelopment management process
and wider activities.

Questions:
QEU2a: Are there any other challenges
and opportunities in addition to thosestated in the draft Smart Strategy thatsmart city technology could address?
QEU2b: Should the Local Plan and
OPDC provide stronger requirementsfor proposals to provide relevantinteroperable and open data?

i. plan,deliverandmanagedevelopment;
ii. improve the quality of life of local
people and Londoners;
iii. create and capture economic, socialand environmental opportunities;
andiv. address challenges and barriers.
12.15 New development proposals will
be expected to provide open, usable

alternative policy option

You can provide comments directly
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EU3: Water
Key Issues
1. The area’s sewer network is old and has
insufficient capacity in places to serve theplanned growth and regeneration for the
purposes of foul-water and surface waterdrainage.
2. There is a need to manage the increasing
demand for clean ‘potable’ water resulting
from new development and population
growth, to reduce the deficit in water supply-demand balance and improve water
security in London.
3. There is a need to manage flood risk fromthe River Brent and from localised surface
water flooding.
4. There is a need to protect the water environment and waterways from the risks ofcontamination and improve the ecologicalcondition of the waterways.
5. As the OPDC area is regenerated, area-wide and site-specific solutions will beneeded.
Policy context
National
12.18 The NPPF requires local planning authorities to adopt proactive strategies to mitigate and adapt to climate change over the
longer term, with Local Plans taking full account of flood risk, water supply and demand
and wastewater considerations.
Regional
12.19	London Plan policies set the context
298

for sustainably managing water, including:managing flood risks; sustainable drainage;
ensuring the adequacy of water quality andwastewater infrastructure; and managing
water supply-demand. Further informationis set out in the Mayor’s Water Strategy andClimate Change Adaptation Strategy.

Preferred Policy Option
Development proposals will be requiredto:a) demonstrateacollaborative
approach to working with OPDC
and its development partners to
implement and manage area-widewater infrastructure options identified
in the Integrated Water Management
Study (IWMS) that address surface
and waste-water disposal capacity
issues and sustainable managementof water supply and that connect orcontribute towards a local rain/grey/
storm water management system;b) minimise water consumption byseeking to get as close to neutrality
in water use and consumption as
possible and achieve the water
management standards that will be
set through this Local Plan;c) use sustainable drainage techniques
to achieve at least ‘greenfield’ rates

of surface water run-off;d) implement
the
flood
risk
management measures identified
in the relevant borough’s Surface
Water Management Plans andprotect existing flood management
assets;e) due to the limited capacity of
the combined sewer serving
the Counters Creek catchment,
demonstrate that the scheme would
result in the release of network
capacity, or includes the provisionof capacity improvements sufficient
to meet its needs without adversely
impacting on existing development,
or compromising the ability of otherdevelopers to meet the future needsof development planned for in the
Local Plan;f) in the Park Royal area, support theactions identified in the ThamesRiver Basin Management Plan for
the River Brent; andg) include measures to protect andimprove the water environment,water quality and ecological valueof the Grand Union Canal and otherwatercourses.

Table 14: IWMS Strategic options
OptionPros/Cons

Water recycling

Storm water management

Demandmanagement+

1

Residual attenuaInfrastructure provided on-site aidingtion provided undeliverability and provides a climate resistantdergroundmeans of providing non-potable water for toilet
flushing.
Building scale grey- Lacks environmental/ecological benefits of other water recycling
options and less efficient in terms of build costs
compared to options with strategic measures.

2+ Provides for environmental/ecological benefits
from above ground water storage and provides a
climate resistant means of providing non-potablewater for toilet flushing.
- Requires a significant amount of space for above
ground water storage, which is challenging todeliver and the plot based approach to re-use ismuch less efficient in terms of build and operationalcosts.

Residual attenuation provided above
Streetscape strategroundgic SuDs network
providingconveyance, filtration andattenuation of stormwater from development plots to attenuation of discharge
locations.
Residual attenuation provided underground+ Phasing and deliverability of storm water

3

4

management measures more straightforward,
provides a climate resistant means of providing
non-potable water for toilet flushing and the re-use
option would be area-wide and hence offer buildand operational cost efficiencies.
- Lacks environmental/ecological benefits of other Strategic
options, strategic infrastructure required to provide wastewater
wastewater re-use is more challenging to deliver cling
and also requires more intensive treatment whencompared to greywater or stormwater.

+ Provides for environmental/ecological benefits
from above ground water storage, provides a
climate resistant means of providing non-potablewater for toilet flushing and build and cost
efficiencies as water re-use and most of the storm
water management is provided by strategic areawide infrastructure.
- Requires a significant amount of space for above
ground water storage and strategic infrastructure
to manage both stormwater and provide re-usable
water, which are challenging to deliver.

Green source control features tomanage the quality
and quantity of surface water generated on site.

Maximising demand
management throughwater efficiency, community engagement
and utilisation ofsmart network technologies.

scale
recy-

Residual attenuation provided above
ground299

Table 14: IWMS Strategic options

300

Residual attenuation provided above
groundScenario 6

Green source control features tomanage the quality
and quantity of surface water generated on site.

Scenario 5

6+ Phasing and deliverability of stormwater
management measures more straightforward,
the re-use option would require less intensive
treatment than the greywater and wastewater
option and provides for environmental/ecologicalbenefits from above ground water storage.
- Requires a significant amount of space for above
ground water storage and strategic infrastructure
to manage both stormwater and provide reusable water, which is challenging to deliver andre-use may not be feasible during dry, or drought
conditions, offering less climate resilience.

Residual attenuation provided unStreetscape stratedergroundgic SuDs network
providingconveyance, filtration andscaleattenuation of stormrecywater from development plots to attenuation of discharge
locations.

Scenario 3

5+ Phasing and deliverability of stormwater
management measures more straightforward.
Central treatment unit option would require lessintensive treatment than the greywater andwastewater option and would be area-wide withbuild and operational cost efficiencies.
- Lacks environmental/ecological benefits of otheroptions, strategic stormwater infrastructure is Strategic
challenging to deliver and may not be available for stormwater
re-use during dry, or drought conditions, offering cling
less climate resilience.

Demandmanagement

Storm water management

Scenario 4

Water recycling

Scenario 2

Pros/Cons

Scenario 1

OptionMaximising demand
management throughwater efficiency, community engagement
and utilisation ofsmart network technologies.

justification
12.20
In
settingenvironmental
standards, OPDC wishes to berecognised as a leader in sustainability
and delivering sustainable, resilient
development. To achieve this it will
be necessary to ensure adequate
water supply, surface water and fouldrainage and sewerage treatment
capacity to serve both existing andnew development, and to sustainably
manage the risks of flooding on–site andwithin the wider drainage catchment.
12.21 There is insufficient current
capacity in the combined sewer
network served via the Counters
Creek catchment to receive anything
more than the black-water flows fromdevelopment in the OPDC area. This
provides a technical imperative fordevelopment to achieve run-off rates
equivalent to a green field.
12.22 OPDC’s preferred approach istherefore for the area to aim to be as
close to water neutral as is feasible.
Water neutrality is where the demand
for water from development is no
greater after it is built than it was before.
OPDC’s aim to move development
towards neutrality will require exemplary
design and operation and may requiredevelopers to consider off-setting
the impacts of their development bymaking existing homes and buildings in

the area more water efficient, beyond
the requirements of the London Plan.
12.23 OPDC wants to realise thesustainability and cost benefits froman integrated approach to water
management and has commissioned
an Integrated Water Management
Strategy (IWMS) to set a frameworkfor how water and wastewater should
be managed within the area. The
IWMS has considered several water
management measures, which havebeen assessed against a range of
criteria, covering deliverability as wellas sustainability.
12.24 There are common water
management measures which would
make up the base of any approachto sustainably managing water in the
OPDC area. These are:■■ Achieving the highest standards ofwater demand management, throughinstallation of high specification water
efficient fixtures and fittings anduse of smart network and metering
technologies;■■ Management of as much storm water
as possible at the place it falls forindividual plot development, throughthe use of ‘source control’ SuDS
measures such as green roofs onbuildings. This intervention provides
a small amount of rainfall attenuation
during smaller, less intense storms;
andFigure 129: Sustainable drainage in Greenwich■■ Management of storm water runoff
within a connected network of SuDS
systems located at all public open
areas, streets and roads.
12.25 These measures by themselves
are not enough to achieve run-off
rates equivalent to a green field andthe IWMS includes a series of othermeasures that could help to achievethis. The IWMS incorporates thesemeasures into six ‘strategy options’(see table 14), showing how thesemeasures could be packaged up with301

the common measures outlined inparagraph 12.24 above.
12.26 Of the six potential strategy
options proposed, the IWMS identifies
option 4 as the preferred solution andincludes recommendations for how thisstrategy could be taken forward. The
IWMS is in draft at this stage and views
are sought on this preferred solution(see Question QEU3a below).
12.27 Flood risk within Old Oak andPark Royal is generally low, albeit withsome localised higher risk areas aroundthe River Brent, and from localised
surface water flooding. These risks
will need mitigation, and surface waterrun-off from the OPDC area will require
alternative and sustainable means ofmanagement.
12.28 The London Boroughs of Brent,
Ealing and Hammersmith and Fulham,
as Lead Local Flood Authorities
have Surface Water Management
Plans (SWMP’s) in place. A SWMP
is prepared by the boroughs in theirrole as Lead Local Flood Authority. It
is a study to understand the flood riskthat arises from local flooding, definedby the Flood and Water Management
Act 2010 as flooding from surface
runoff, groundwater, and ordinarywatercourses. The boroughs identify
actions which they and others must302

take to mitigate and manage flood risks.
Such actions where relevant to the
OPDC area have been accounted forin the IWMS and are mainly in regard to
the need to mitigate localised areas ofsurface and storm water flooding, andflooding from sewers.
12.29 Major development will be
expected to alleviate localised surface
water drainage problems. A site specificflood risk assessment may be required
to ensure that the development willremain safe and will not increase floodrisk to others.
12.30 Locally, smaller-scale projects
that help to separate foul and surface
water drainage will also be important
to help mitigate the ‘poor water quality’status of the River Brent, and poor
water quality of the Grand Union Canal,
helping to meet the requirements ofthe EU Water Framework Directive(2000/60/EC) and the objectives andactions of the Thames River BasinManagement Plan 2015.
12.31
The
opportunities
for
integrating the delivery of otherforms of infrastructure, notably green
infrastructure, with water infrastructure
will also be needed to realise wider
benefits to people and nature, improveclimate resilience and secure cost
efficiencies.

alternative policy option
12.32
No reasonable alternative
policy options have been identified, as
an alternative would be to not achievegreenfield run-off rates, or exemplary
standards of water efficiency. This would
have an unacceptable impact on thesewer network within and downstreamof OPDC and on the demand for water
resources.

Questions:
QEU3a: Do you agree with the preferredwater management option identified in
the IWMS? What might you change?
Please refer to the IWMS for additional
information if required.
QEU3b: Where might features belocated outside the core development
area to help water management?
You can provide comments directly
through:
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Figure 130: Flood risk areas303

EU4: Waste management
Key Issues
1. As well as being a Local Planning Authority (LPA), OPDC is a Waste Planning Authority (WPA).
2. OPDC is therefore responsible for waste
development planning applications andhas a statutory duty to prepare a local
waste plan, either individually or as part ofa joint plan.
3. Although OPDC does not have a waste
apportionment target in the current London Plan, the London Plan requires Mayoral Development Corporations to workwith boroughs to ensure that borough apportionments are met.
4. There are existing waste facilities thatneed to be either re-located, retained or
re-orientated
Policy context
National
12.33	The NPPF states that Councils should
set out the “strategic priorities” for their areain the Local Plan, which includes delivering“waste management” infrastructure.
12.34	The National Planning Policy for
Waste (NPPW) provides further detailed policy on waste and the National Planning Practice Guidance (NPPG) on Waste states that304

“WPAs should have regard to the apportionments set out in the London Plan when developing their policies. The Local Waste Plan
will need to be in general conformity with theLondon Plan”
Regional
12.35 The London Plan apportions waste
arisings to each London Borough for themeach to allocate sufficient land to deal withthe apportioned amount of waste per year.
This is to work towards net self-sufficiency ofwaste management in London by 2026.
12.36 Paragraph 5.80 requires that wherea Mayoral Development Corporation (MDC)
exists or is established within a Boroughthe MDC will co-operate with the Boroughto ensure that the Borough’s apportionment
requirements are met. OPDC’s approach towaste site management must therefore accord with this policy requirement across its
area.
Preferred Policy Optiona) continue to safeguard existing waste
and recycling sites in Park Royal inaccordance with the West London

Waste Plan;b) safeguard the Powerday (Old Oak
Sidings) waste site in Old Oak;c) work with other waste operators in
Old Oak to coordinate their relocation
to other suitable and accessible
sites; andd) ensure that proposals for waste
facilities adequately mitigate theirimpact on amenity, air quality, noiseand other relevant environmental
considerations.

justification
12.37 For the part of the OPDC area
covered by the London Boroughs ofBrent and Ealing, OPDC has beenworking jointly with these boroughs toprepare the West London Waste Plan(WLWP), which was adopted by OPDC
in July 2015 as a Development Plan
Document and part of OPDC’s Local
Plan. The plan identifies two specificsites within Park Royal (see figure 131)
that should be safeguarded for waste:■■ Twyford Waste Transfer Station; and■■ Quattro, Victoria Road.

Figure 131: Waste management sites

30512.38 OPDC will work closely with
the London Boroughs of Ealing andBrent and other WLWP authorities tosafeguard these waste sites.
12.39 The part of the OPDC area inthe London Borough of Hammersmith
and Fulham is not covered by the West
London Waste Plan. Hammersmith andFulham is part of the Western Riverside
Waste Authority (WRWA), which
also covers the London Boroughs ofLambeth and Wandsworth and Royal
Borough of Kensington and Chelsea.
Within the Hammersmith and Fulhampart of the OPDC area there are
currently five waste sites (see Figure131), which are:■■ European Metal Recycling;■■ Powerday;■■ Capital Waste Ltd;■■ UK Tyre Exporters; and■■ O’Donovan’s Waste Disposal Ltd.
12.40 OPDC has produced a Waste
Strategy as a supporting study to thisdraft Local Plan which outlines how
these sites contribute to Hammersmith
and Fulham Council’s apportionment
and in accordance with the London
Plan, how OPDC can co-operate with
the Council to ensure that the Council’s
apportionment requirements are met.
The Waste Strategy identifies that the306Powerday waste site is capable ofmeeting Hammersmith and Fulham’sapportionment (both in terms of tonnage
capacity and land) for the London Plan
period up to 2036 and this draft Local
Plan therefore proposes that this site issafeguarded.

relocation deemed necessary will bedone in line with London Plan waste
policy.

12.41 The Waste Strategy identifies
that Powerday currently exports its
products overseas; however, the draft
Local Plan promotes the use of waste asa resource on-site through processes
such as energy from waste and / or
the re-use of spoil for construction (seePolicies EU5 and EU6). This could see
these materials being re-used within
the OPDC area in future, helping totransition the OPDC area to a circular
economy.

1. Safeguard all waste sites in Old
Oak.

12.42Within Old Oak, it will be necessary
to relocate other identified waste sites
to accommodate new development
and realise the homes and jobs targets
set for the area in the London Plan.
OPDC is keen to ensure that existing
waste management activities in Old
Oak continue to operate in the OPDC
area where possible, whilst ensuringthat this would not adversely impact on
local communities, heritage assets or
the natural environment, and will workwith waste providers to explore ways
in which sites could be relocated. Anyalternative policy option

12.43 This approach would ensurethat borough apportionment targets
are exceeded, but would prevent
development from being brought
forward within the ‘Old Oak North’ place
and would undermine the delivery ofhomes and jobs in the OPDC area.

Figure 132: Existing Powerday waste site307

EU5: Circular economy and resource efficiency
Key Issues
1. OPDC aspires to enable a more competitive, resource efficient circular economy,across a range of economic sectors, including waste.
2. The scale of new development and regeneration proposed at Old Oak and Park
Royal, both in its construction and operation, provides challenges and opportunities to minimise the use of natural resources and waste and to maximise there-cycling and economic re-use of theseresources.
3. Existing and new development will needto consider how it can increase its contribution to reducing waste, to the more efficient use of natural resources, and to provide resilience to the effects of a changing
climate.
Policy context
National
12.44 The NPPF does not deal with waste
matters directly, but refers to the Waste Management Plan for England. This plan setsout:■■ the Government’s ambition to work towards
a more sustainable and efficient approachto resource use and management;■■ to get the most environmental benefit
308

by increased recycling of resources andrecovery of energy from residual waste;and■■ the Waste Hierarchy, which identifies
disposal as the least desirable option andwaste reduction and then reuse as themost desirable options.
12.45	The National Planning Policy for
Waste (NPPW) provides further detailed policy on waste.
Regional
12.46	The London Plan sets out the Mayor’s policies for London’s waste net self-sufficiency, waste capacity, construction-related
waste, hazardous waste and aggregates.
The Mayor’s policies encourage a collaborative approach to working between stakeholders to implement the waste hierarchy
embedded in EU and national waste plans,
and to enable resource recovery. The Plan
sets out the Mayor’s aims for London’s waste
net self-sufficiency, achieved by minimisingwaste, setting targets for waste recycling,re-use, and composting, and reducing waste
export outside the capital.

Preferred Policy Option
Development proposals, in promoting
a circular economy, will be required to:a) demonstrate how they have as far
as possible designed out waste andensured the efficient use of building
materials through:i. lean design, minimising the useof primary materials and the
production of excess or wastematerial during construction;
ii. maximising the use of secondary
materials and the opportunities forreuse, remanufacture or recyclingof materials; andiii. considering the end-of-operational
life use of materials, or if not
viable, on-site energy recovery
from waste;b) make adequate provision forconvenient domestic and commercial
waste storage and for collection
within the development that allows
for a range of future collection
options;c) investigate the potential for the
movement of waste and recyclable
materials during construction bysustainable means of transport,
including by rail, and the Grand
Union Canal; andd) promote
otheron-sitewaste
management
andcommunal
composting.

justification
12.47 A circular economy (CE) is one
that keeps products, components andmaterials at their highest use andvalue at all times. It is an alternative
to the current linear economy, where
we make, use and then dispose of
products, components and materials.
By adopting a circular economy
approach OPDC can help London unite
business interests with the city’s wider
development needs, and assist London
to remain globally competitive.
12.48 EU and national policy sets out
a Waste Hierarchy, which identifies
disposal as the least desirable option,
and waste reduction and then reuse as
the most desirable options. The London
Plan reinforces the Waste Hierarchy,
setting out the Mayor’s policy for
London’s waste net self-sufficiency
through managing as much of London’swaste as is practicable within London,and for this to equate to 100 per centby 2026 (within the lifetime of thisLocal Plan). OPDC aims to support
this objective and London’s transition
to a circular economy, including turning
London’s used materials and waste
into an economic opportunity.
12.49 Our aim is to promote a local
economy which is waste-free, andresilientandremanufacture-able
by design to ensure products andmaterials are kept at their highest utility
for as long as possible This approach
together with waste recycling andreprocessing offer clear benefits for the
local economy, the environment and ourresilience to climate change including,the creation of ‘green’ jobs in the area
make new products, contribute to local
energy requirements, reduce carbon
emissions and avoid the use of virginmaterials and associated adverse
environmental impacts.
12.50 The scale of construction can be
expected to result in significant amountsof construction waste and excavatedmaterial. OPDC’s expectation is that
this material will be re-cycled andre-processed, and re-used on–site,wherever practicable. Applicants will
be expected to demonstrate how they
support this aspiration.
12.51 The use of recycled materials
and waste minimisation in construction

can offset the requirement for energy
intensive production of primarymaterials. The scale of regeneration
within OPDC may support the capability
for producing heat from waste for
local district heating schemes, thus
further contributing to OPDC’s aims fordecentralised energy and local energy
generation, and help us move towards
a low carbon economy.
12.52 CE thinking is evolving especiallyin the area of built environment. OPDC
will review further, which elements ofthe circular economy would be mostbeneficial for Old Oak Park Royal.
New development at Old Oak and Park
Royal affords the opportunity to explore
how existing waste facilities can beincorporated in to solutions for thetreatment, re-processing and transferof the area’s waste, and potentiallyprovide for local energy needs. The
Powerday waste site for example could
be refurbished over time to contributeto district-scale energy generation fromwaste (refer also to Policies EU4 andEU6).
12.53 OPDC will, in making planning
decisions, require new development
proposals to demonstrate how they
have adopted the Waste Hierarchy
and CE principles in their design for
construction and operation stages and309

how they will enable their residents andusers to minimise waste and maximise
reuse, recycling and composting.
12.54	The
provisions
madewithin new development should not
simply seek to meet the requirementsof existing waste collection andmanagement practices, but should
also provide sufficient on-site spacefor waste storage and access, to allow
for future practices and innovation.
These include exploring the provisionof separate collection of general waste,
recyclable materials and other waste
streams.
12.55
Communal
composting
facilities should be operated inassociation with proposals for urban
food growing and green infrastructure.

310

alternative policy option
1. Safeguard all waste sites in Old
Oak.
12.56 This approach would ensurethat borough apportionment targets
are exceeded, but would prevent
development from being brought
forward within the ‘Old Oak North’ place
and would undermine the delivery ofhomes and jobs in the OPDC area.

311

EU6: Decentralised energy
Key Issues
1. Large-scale regeneration at Old Oak andintensification in Park Royal will place increasing demands on the energy network.
The current network is not capable of accommodating future energy requirements
and this will need to be addressed to enable timely delivery.
2. Integrated delivery of a decentralised energy network at the scale that could beachieved at Old Oak presents a significant
opportunity for sustainability.

2019. Mayoral expectations are for 25% ofLondon’s heat and power generation to befrom local decentralised energy by 2025.
Preferred Policy Option
OPDC will support and facilitate:

National
12.57	The NPPF, supplemented by guidance on renewable and low carbon energy
in the National Planning Practice Guidance,
supports the move to a low carbon future,setting out local planning authorities’ andcommunities’ roles in supporting greenhousegas reduction, energy efficiency, decentralised energy supply, reducing energy consumption and increasing the supply and useof renewable and low carbon energy.

a) provisionofenergysupplyinfrastructurethatenablesdevelopment (electricity and gas);b) the provision of infrastructure todeliver a decentralised energy
network;c) proposals which contribute to thedelivery of a decentralised energy
network subject to:i. providing
evidencethatappropriate
management
mechanisms will be put in place
to ensure that end customers areprotected in respect of the price ofenergy provided; andii. ensuring that heat losses from the
network are minimised.

Regional
12.58	London Plan polices set out aims forresidential buildings to be zero carbon from2016, and non-residential buildings from

Development proposals will be requiredto:d) demonstrateacollaborative
approach to working with OPDC

Policy context

312

and its development partners tocontribute to the supply and capacityof the decentralised energy network
unless it can be demonstrated that
this is not technically feasible oreconomically viable;e) be designed to enable connection to
the decentralised energy network,where there is no connection toa decentralised energy network
yet available, and/or where CCHP
or CHP would not be technicallyfeasible or financially viable;f) demonstrate that provision is
included to accommodate routes
and land for energy centres andutilities networks; andg) submit an Energy Statement.

justification
12.59 Development in Old Oak andPark Royal provides significant potential
to contribute to the Mayor’s target for
reducing London’s carbon dioxide
emissions, through a co-ordinatedand best practice approach to energy
provision.
12.60 OPDC has produced a draft Old
Oak Decentralised Energy Strategy,
which shows how a decentralised
energy network could be delivered tosupply low or zero carbon heat. Further
work will be carried out over the coming
years, but initial findings show that thiswould be done on a phased basis,
with initial energy production plant
accommodated within three energy
centre buildings, and potentially later
consolidated into a single energy
centre in the early 2030’s, subject
to development phasing. Proposals
would be expected to align their own
energy strategies in accordance withthe strategic approach and safeguard
land for energy centres, routes andinfrastructure for new networks orextensions to any existing networks
and to connect with these networks.
The area’s waste sites could contributeover time to the provision of energy
from waste and so contribute to districtscale energy generation (refer also to
Policy EU5).

12.61 Development will be expected tomaximise its contribution to the deliveryof, and connection to, the area network.
Where this is not currently feasible,
development should to be designed
to be adaptable to enable futureconnection to the network.
12.62 Energy Statements should
demonstrate that opportunities toconnect to existing heat and energy
networks and/or to construct andconnect to new energy networks havebeen maximised through provision of
localised network connections andCombined Cooling and Heating Power(CCHP) or Combined Heat and Power(CHP) infrastructure within buildings
where it is feasible and viable to do so.
They should address energy efficiency
and renewables, aiming to minimise
carbon dioxide emissions to the fullest
extent possible by application of theEnergy Hierarchy
12.63 OPDC will support developmentthat minimises its need for mechanicalheating and cooling, and its requirementsfor power by incorporating energy
efficiency measures in buildings, andby careful consideration of the sitelayout and design.

of energy supply with other utilities, andother infrastructure.
12.65 OPDC recognises the relationshipbetweendecentralised
energygeneration and the potential effects on
local air quality, noise and light pollution
on local communities, heritage assets
and the natural environment. Proposals
will be expected to demonstrate how
they have minimised any negative
impacts and be designed to be resilientto the risks of flooding.

alternative policy option
1. To delete the policy referenceto ‘major’ development, so that thepolicy requirements apply to ‘all’development.
12.66 This would put the onus on all
developments to contribute to the decentralised energy network. This option
would deliver greater sustainability but
could be difficult and costly to deliver,creating greater uncertainty of delivery
and impact on the viability of smaller
schemes.

12.64 Opportunities will be expected tobe taken by developers for co-delivery
313

EU7: Digital communications
Key Issues
1. The majority of Old Oak and Park Royal
have poor digital communications infrastructure and lacks access to ‘next generation broadband’ or ‘superfast broadband’
services.
2. Current digital communication infrastructure within Old Oak will not be sufficient
to meet the envisaged rising demand fordata capacity.
3. Current digital communications infrastructure within Park Royal is considered tonegatively impact on the functioning ofbusinesses within the estate.
4. To optimise development, support economic growth and provide high quality, efficient and agile services, new digital communications infrastructure needs to beprovided within Old Oak and Park Royal.
5. Digital communications infrastructure willneed to be flexible to accommodate technological change and evolution.
Policy context
National
12.67 The NPPF identifies that advance,high quality communications infrastructureis essential for sustainable economic growth
and that high speed broadband technology
and other communications networks also
314

play a vital role in providing local community
facilities and services. Local Plans are required to support the expansion of electronic
communications networks while seeking thatnew equipment is sympathetically designed
and camouflaged where appropriate.
Regional
12.68	London Plan policies provide guidance to encourage a connected economy byfacilitating the provision and delivery of theinformation and communications technology
infrastructure.
Preferred Policy Optiona) OPDC will work with partners andinfrastructure providers to deliver
exemplar digital communications
infrastructure by:i. promoting the delivery of digitalcommunications infrastructure;ii. exploring innovative delivery andmanagement models; andiii. integrating
contemporary
technology and seeking toaccommodate future technologies
to address challenges and create
opportunities.

b) Development proposals will be
required to demonstrate how they
will support and integrate the deliveryof technology and communication
infrastructure.

justification
12.69
Digitalcommunications
infrastructure refers to a range ofcontemporary and future technologies
and transmission media which currently
include transmission lines (including
copper, cable, fibre), terrestrial wireless(including fixed, mobile (such as 4G
and 5G) and Wi-Fi) and satellites.
12.70 Next generation access or
superfast broadband is defined by
OFCOM as providing a download
speed that is greater than 24 Mbps.
This speed is commonly considered
to be the maximum speed that can besupported by copper based networks.
As such next generation accessrequires different technologies todeliver this speed.

12.71 Ultrafast broadband is defined by
the Department of Culture and Mediaas providing a download speed of atleast 100 Mbps.

■■ Health services;■■ Education services; and■■ Smart City, utilities networks andInternet of Things requirements.

12.72 To support OPDC’s aspirations
to be an exemplar in innovation, OPDC
will work with a range of public, private
and community sector stakeholders
to deliver a world-class digitalcommunications infrastructure networkthat meets the needs of existing andfuture residents, businesses, visitorsand service providers.

12.75 In light of the above, OPDC
considers
digitalcommunications
infrastructure to be fundamental to thelong-term success of Old Oak and Park
Royal.

12.73 The UK’s digital economy grewover seven times faster than theeconomy as a whole between 2008 and2013 with growth expected to continue.
SMEs also consider that access todigital communications infrastructure
is a critical element to their current andfuture economic success.

1. OPDC does not specificallyseek to integrate contemporary
technology and accommodate futuretechnologies to address challenges
and create opportunities.

12.74 The demand for data capacity isalso expected to rise with the emergenceof new services, applications anddevices being developed to meet avariety of demands alongside otherservices that have yet to be evenconsidered. These expected new
demands will relate to:

Questions:
QEU7a: Are there any specific areas
within Old Oak and Park Royal thatcurrently have issues with accessto digital internet services. Are there
any other issues relating to access tointernet services?
You can provide comments directly
through:
opdc.commonplace.is

alternative policy option

12.76
The benefit of this approach
would be that existing technologies
and systems are implemented at lessrisk to stakeholders. The disadvantage
would be that existing challenges aren’t
addressed and new opportunities aren’tcreated or captured.

■■ Video services;■■ Cloud services;315

EU8: Green infrastructure & biodiversity
Key Issues
1. The area is highly urbanised and affectedby issues, such as poor air quality, higher temperatures, lack of green space andnoise from traffic and commercial uses
2. The area’s existing network of green spaces is limited in extent and functionality byfragmentation that is reinforced by major
railway and road corridors and poor connection to its surroundings.
3. OPDC’s existing green spaces require
protection and / or enhancement. These
include a hierarchy of sites of importancefor nature conservation (SINC’s) acrossthe OPDC area.
4. The planned regeneration will increaseurban density and ‘grey’ infrastructure,
but also provides an opportunity to create
new ‘green infrastructure’ that can provide
a range of services.
Policy context
National
12.77 The NPPF identifies sustainable development as the purpose of the planningsystem and conserving and enhancing thenatural environment as a ‘core planning principle’. It also states that local plans shouldplan positively for the creation, protection,enhancement and management of networks
316

of biodiversity and green infrastructure, including moving from a net loss of biodiversity
to achieving gains for nature.
Regional
12.78	London Plan policies set out Mayoral objectives for a multi-functional networkof green and open spaces (i.e. green infrastructure), requires London’s boroughs to set
out a strategic approach by producing green
infrastructure strategies, and sets out the
Mayor’s proactive approach to the protection, enhancement, creation, promotion, andmanage of biodiversity and features such as
trees, woodlands and waterways.

to contribute to and be integrated
with, the wider green infrastructure
network;c) take account of the proximity of
SINCs, and the habitat and species
targets in relevant Biodiversity Action
Plans (BAPs);d) be accompanied by an EcologicalStatement for major applications;e) have particular regard to themeasures for the protection andenhancement of ecology andbiodiversity in Wormwood Scrubs
and for the Grand Union Canal.

Preferred Policy Option
Development will be required to:a) protect and/or enhance and create
multi-functional green and water
spaces and ensure they areconnected by street greening andother green links;b) demonstrate how green infrastructure
has been:
i. integrated
withutilities
infrastructure; andii. planned, designed and managed

justification
12.79 Green infrastructure (GI) is
the network of green spaces andwaterways and features such as street
trees and green roofs, that is planned,
designed and managed to deliver arange of benefits, including recreation
and amenity, healthy living, mitigating
flooding, improving air quality, coolingthe urban environment, encouraging
walking and cycling and enhancing
biodiversity and ecological resilience.

Figure 133: Existing sites of Importance for
Nature Conservation317

12.80 OPDC recognises that significant
new development, especially at Old Oak
will provide opportunities for working
with developers and stakeholders
to provide new GI, secure improved
connections, to and within the GI
network and to protect and /or enhancethese assets. OPDC is developing a
GI Strategy which will accompany thenext draft of the Local Plan and will
demonstrate how the area’s GI network
can be enhanced.
12.81 Developers will be expected
to incorporate a GI approachfrom early in the design process
through to considering management
arrangements. Early adoption of a GI
approach in development proposals
will enable cost-effective, more efficientand more resilient infrastructure
solutions to be considered by individual
developers and by developers working
in co-operation with each other.
Incorporating a GI approach will also
contribute to the ability of development
to respond to the effects of a changing
climate over the long-term.
12.82 Green infrastructure assets
should be connected through thedelivery of street greening. This may
include soft landscaping, retaining
existing trees and planting new trees
to encourage healthy, active and walk318

able neighbourhoods incorporating
green features (such as green roofs
and walls, etc.) into buildings, andgreening our streets and public realm
will also help provide a liveable andhealthy environment for people andnature. Regeneration also presents
opportunities to realise the role of GI
in enabling space for utilities and otherinfrastructure.

alternative policy option
12.85 No alternative policy options
have been identified as an alternative
approach would be to not haveproactive policies for the delivery of
new and enhance existing GI and thiswould not be consistent with the NPPF
or in general conformity with the LondonPlan.

12.83 There are opportunities for the
co-delivery of GI with other utilities suchas SuDS, and district-wide systems
for energy and for waste, in addition
to providing routes for walking andcycling, which will have sustainability
and potential cost benefits.
12.84 London’s most important wildlife
sites are recognised by the Mayor andLondon borough councils as Sites ofImportance for Nature Conservation(SINCs). There is a hierarchy of SINC’sin the area from the most significant ofMetropolitan Importance, such as theGrand Union Canal, to those of BoroughImportance, such as Wormwood Scrubs
and to those of Local Importance, suchas green corridors associated with thearea’s railways and with roads whichintersect the area.

Figure 134: Urban green corridor

Questions:
QEU8a: Where could new green
infrastructure be incorporated into
the layout of new development in the
OPDC area?
QEU8b: Are there any biodiversity
designations which could be amended
and / or removed?
You can provide comments directly
through:
opdc.commonplace.is

Figure 135: Integrating biodiversity

Figure 136: Urban greening319

EU9: Extraction of minerals
Key Issues
1. It is unknown whether there is potential forthis activity in the plan area or if the geology is suitable.
2. Unconventional oil and gas resources
may provide opportunities to contribute tomeeting growing energy demands fromdevelopment within OPDC and in wider
London, if this represents sustainable development.
Policy context
National
12.86	The NPPF and the associated Technical Guidance addresses facilitating thesustainable use of minerals and states thatin addressing local plans, local planning authorities should identify and include polices
for the extraction of minerals and set out environmental criteria against which to assess
applications for development.
Regional
12.87	The London Plan does not containany policies that directly relate to oil and gas
exploration.

320

Preferred Policy Option
Applications for mineral extraction,
including the exploration, appraisal andoperation of unconventional oil and gas
resources, will be considered against
the following criteria:a) Protection of nearby residents andbusinesses from the effects of theoperations, particularly in regard to
air quality and noise;b)	The operation’s design, including
its sensitivity to the character of theurban landscape and to featuresof national, London, and local
importance;c) Site access, traffic generation andthe routing of heavy vehicles;d) Safeguarding of water supplies andthe water environment, the safe andsustainable disposal of waste waterand flood risk management including
surface water;e) The effects on public rights of way,
open spaces or outdoor recreation;f)	The control and mitigation ofgreenhouse gas emissions and dust
during construction and operation;g) The efficient use of resources (suchas construction materials or water);h)	The contribution of the operation to
the development of heat and energy
recovery or low carbon technologies;i) Site restoration, and effective afteruse following development; andj) the safeguarding of biodiversity,and sites of interest for nature
conservation.
justification
12.88	Mineral extraction is any
process that involves isolating minerals
from natural sources such as rock orsoil. Minerals are essential to support
sustainable economic growth andour quality of life. Minerals Planning
Authorities such as OPDC are requiredby government to identify and include
policies for the extraction of minerals.
The sustainable use of the UK’s own
mineral resources is a key focus ofnational policy in securing energy
supply. Consequently, this is an
important issue for London and for
the Old Oak and Park Royal area, as
its communities and economy grow,supported by more sustainable, decentralised, local sources of energy
supply.

12.89 The OPDC area is not currently
covered by Department of Energy& Climate Change (DECC) licences
allowing companies to search forminerals, including unconventional
oil and gas. It is unknown whether
there is potential for this activity in
the OPDC area or if the geology issuitable. Nonetheless, should future
exploration demonstrate the presenceof oil and gas resources, these may
provide opportunities to contributeto meeting growing energy demands
from development planned both within
OPDC’s boundaries and in wider
London, if this represents sustainable
development.
12.90 OPDC will consult with therelevant boroughs in regard to any
proposals for minerals extraction.
Outside the planning system, licences
for exploration are dealt with by the
Oil and Gas Authority as an executive
agency of DECC, again working with
their regulatory partners.

alternative policy option
12.91 No reasonable alternative policy
options have been identified. The NPPF
requires Local authorities to address
minerals extraction.
321

EU10: Air Quality
Key Issues
1. The London Boroughs of Ealing, Brent
and Hammersmith and Fulham experience significant air pollution, directly attributable to emissions from road traffic,
as in many parts of London.
2. The Old Oak and Park Royal area is particularly affected. The nature of industrial
uses and the strategic road network in thearea both give rise to air pollution.
3. The three local authorities have designated Air Quality Management Areas acrossthe whole of the Old Oak and Park Royalfor Nitrogen Dioxide (NO2) and particulatematter (PM10). They are each preparing
Air Quality Management Plans covering
the area.
Policy context
National
12.92 The NPPF requires planning to contribute to and enhance the natural and local
environment by preventing development contributing to being put at risk by air pollution.
Planning policies should sustain complianceto EU and national objectives for pollutants,
taking into account Air Quality Management
Areas and cumulative impacts and that decisions need to be consistent with local Air
Quality Action Plans.
322

Regional
12.93	London Plan policies state that local
plans should seek reductions in the levelsof pollutants having regard to the Mayor’s
Air Quality Strategy and take into accounttheir own air quality assessments and actionplans, particularly where Air Quality Management Areas have been designated.
Preferred Policy Option
Development will be required todemonstrate through an air quality
assessment how it:a) implements the recommendationsof the Old Oak and Park Royal Air
Quality Study (summarised in Table
15 below);b) has regard to the relevant borough’s
Air Quality Management Plans andthe mitigation measures identified
therein;c) considers air quality impacts during
construction and operation with theaim of being air quality neutral, withmechanisms for how this will bemonitored over time; andd) seeks to minimise air quality impacts
from surrounding uses.

justification
12.94 Air quality has a significant roleto play in the health and wellbeingof occupants. The OPDC area isparticularly affected by poor air quality,
thanks to its high levels of traffic andindustrial uses. The London Boroughsof Brent, Ealing and Hammersmith
and Fulham have each identified
incidences of poor air quality in OPDC
are and have designated Air Quality
Management Areas covering the entire
OPDC area for Nitrogen Dioxide (NO2)and particulate matter (PM10).
12.95 As a result of these air quality
issues, OPDC has published its
own draft Air Quality Study (AQS) to
inform the draft Local Plan. It identifies
measures to support improvement in
the area’s air quality which are listed inTable 15 below. Where relevant theserecommendations have also been
incorporated in other preferred policy
options in this draft Local Plan.
12.96 OPDC will need to work withothers on the implementation of themeasures necessary to address poor
air quality as some measures requireFigure 137: Air quality focus areas323

Table 15: Summary of the draft Air Quality Study (AQS) recommendations
Policy Area
Policy action / mitigation measure
Transport■■ Minimise demand for travel by private motor vehicles and encourage transport by shared, low and zero emission modes.
■■ Provide no more than 1 car parking space per 5 residential units and ensure sufficient provision of electriccharging points.
■■ Encourage the uptake of Low and Zero Emission Vehicles by providing vehicle re-fuelling / charging infrastructure.
■■ Design local roads to restrict vehicle speeds to 20mph.
Energy■■ CHP / biomass should meet the highest emissions standards detailed in the Mayor of London’s Supplementary
Planning Guidance (SPG) on Sustainable Design and Construction.
■■ Development design should be optimised to ensure adequate dispersion of emissions from discharging stacks
and vents.
Waste■■ All new waste treatment and handling facilities will require to be fully enclosed.
Overall Emissions■■ Designate a Low Emissions Neighbourhood for the OPDC area.
■■ Establish a Class C Clean Air Zone to encourage the use of low emissions vehicles.
■■ Minimise air pollution making new developments ‘air quality neutral’ in accordance with the Mayor SPG on Sustainable Design and Construction.
■■ Proposals should not increase the area of exceedance of EU established health-based standards and objectives for NO2 and PM10. Where new developments are introduced into area where the standards and objectives are exceeded, developments should be designed to minimise and mitigate against increased exposure topoor air quality.
■■ Developers should produce an air quality assessment with the planning application. The AQS provides further
recommendations on matters for inclusion within the air quality assessment.
Monitoring■■ Support the installation of new automatic monitors for NO2 and PM10 on the main A-roads in the area (seefigure 137)
Design / Public Realm■■ Development and building design should not inhibit the effective dispersion of pollution. In particular, bus andtaxi facilities should be designed to avoid the build-up of pollution.
■■ Developments should provide adequate, appropriate and well located green space and infrastructure.
Construction and logistics■■ Minimise emissions from freight, delivery and servicing during the demolition and construction phase.
■■ Follow the guidance set out in the Mayor’s SPG on ’The Control of Dust and Emissions during Construction
and Demolition’ to assess the impact on air quality during construction and to inform mitigation.
■■ Localised AQ measures to tackle known issues in the OPDC area, particularly those associated with high NO2
within the GLA’s Air Quality ‘Focus Areas’ (see Figure 135).
■■ Renewable, mains or battery powered plant items should be used for Non-Road Mobile Machinery (NRMM) on
construction sites.
■■ All demolition and construction sites should be monitored for the generation of air pollution. PM10 monitoringshould be carried out at medium and high risk sites.
324

broader changes in practice andbehaviour. The matter is not confined
to one planning authority area anddevelopment is often governed byseparate regulatory regimes andlegislation such as building regulations
and environmental permitting.

alternative policy option
12.99 No alternative policy options
have been identified as alternatives
would be to not have policies promoting
improvements to air quality and thiswould not be consistent with the NPPF
or in general conformity with the London
Plan.

325

EU11: NoiseKey Issues
1. The existing road and rail transport networkand the predominance of industrial uses
and heavy traffic associated with themmeans that the area suffers from significant
ambient and background noise levels.
2. To a lesser extent, there is ambient noisefrom air traffic associated with the area’s
proximity to Heathrow airport and flightpaths.
3. Noise can impact on the quality of life
and the natural environment. It will be
important to carefully plan for this throughdevelopment.
Policy context
National
12.98 The NPPF states that planning policies
and decisions should aim to avoid noise fromgiving rise to significant adverse impacts
on health and quality of life as a result of
new development, mitigate and reduce to aminimum other adverse impacts on healthand quality of life arising from noise fromnew development, including through the useof conditions and identify and protect areasof tranquility which have remained relatively
undisturbed by noise and are prized fortheir recreational and amenity value for thisreason.
326

Regional
12.99 London Plan polices set out the
Mayor’s approach to the management andreduction of noise to improve health andthe quality of life and to support the spatialplanning objectives of the Mayor’s published
Ambient Noise Strategy.
Preferred Policy Option
Development proposals should submit
a noise assessment that demonstrates:a) how design has minimised adverse
noise impacts from both surrounding
and internal uses on future occupants.
In high density development noise
attenuation measures will be ofparticular importance; andb) where development is proposed
close to existing noise generatorssuch as waste sites, cultural
facilities, strategic roads or uses
within Strategic Industrial Locations(SIL), how it will ensure the continued
effective operation of those uses.

justification
12.100 Noise is an inherent part ofeveryday life. It contributes to thecharacter of different places Highlevels can have a considerable effecton human health, productivity, qualityof life and amenity, and on wildlife.
12.101 The impact of noise is amaterial planning consideration in thedetermination of planning applications.
Given the significant amount ofregeneration and new development
planned there is the potential for
conflict between noise sensitive andnoise generating developments. New
development in the OPDC area may
create more noise, but there may be
opportunities to consider improvements
to the acoustic environment.
12.102 Where a proposed development
has the potential to negatively impact
on a noise sensitive development
or new noise sensitive development
is proposed near major sourcesof noise, OPDC will require major
development proposals to include anoise assessment to investigate noiselevels and determine the effectivenessof proposed mitigation measures.
OPDC will apply ‘agent of change’
principles when considering the impact
of noise, i.e. if there is an existing
use that generates noise, such as acultural facility or an industrial use, theonus will be on the new development
to adequately mitigate against the
impacts of this noise. When assessing
proposals, OPDC will have regard to
relevant noise exposure standards andinternal noise standards which apply toparticular uses.

alternative policy option
12.103No alternative policy options
have been identified as alternatives
would be to not have policies mitigating
the impacts of noise and this would
not be consistent with the NPPF or ingeneral conformity with the London
Plan.

327

EU12: Land contamination
Key Issues
1. The OPDC area is 650ha of brownfieldland with a long industrial history, alongside significant corridors of transport infrastructure.
2. Past uses are likely to have left a legacy of contamination within the ground. If
not dealt with appropriately, it has the potential to affect human health and natural
habitat, including the water environmentand groundwater.
3. Remediation or clean up may be required
for large development.
Policy context
National
12.104 The NPPF requires that local planning authorities, though Local Plans andplanning decisions, ensure that a site issuitable for its use, having regard to groundconditions, including previous activity pollution and, remediation proposals. After remediation under planning, as a minimum, landshould not be capable of being determined
as contaminated.
Regional
12.105 London Plan Polices Identify theneed for local planning authorities to encourage remediation and to set out policy to deal
with contamination and prevent its spreadand re-activation.

328

Preferred Policy Option
OPDC will:a) assess development proposals
in relation to the suitability of the
proposed use for the conditions onthat site;b) requireapplicationsfor
newdevelopment to be supported by:i. a site investigation;ii. an assessment to establish thenature, extent, and risk presented
by contamination; andiii. remediation
proposals,tobe agreed before planningpermission is granted;c) expect, as a preferred approach, thetreatment of contamination to takeplace on-site; andd) require developers to complete theimplementation of agreed measures
to assess and abate any risks to humanhealth or the wider environment,
prior to the first occupation and useof the development, or as otherwise
agreed by planning conditions.
e) Require development proposals
to set out practicable and effective
measures to manage the risks fromcontamination and decontamination
by treating, containing or controlling
any contamination so as not to:i. expose the occupiers of thedevelopment and neighbouring
land uses including, in the case of
housing, the users of open spaces
and gardens to an unacceptablerisk;
ii. threaten the structural integrity of
any building built, or to be built, onor adjoining the site;iii. lead to the contamination of
any watercourse, water body or
aquifer; oriv. cause the contamination ofadjoining land or allow suchcontamination to continue.
justification
12.106	The OPDC area contains asignificant amount of brownfield landwith a long industrial history. Much ofthis land is expected to be contaminatedand remediation or clean up may berequired on development sites. Given
the scale of regeneration planned,
OPDC wants to ensure the impactsof these past and future land uses do
not affect the health of people and theenvironment.
12.107	Land contamination andremediation is the subject of planningand other regulatory regimes. A key
to the successful redevelopment ofbrownfield land is therefore earlyand continual engagement between
developers, planners and regulators.
OPDC will expect developers to workwith OPDC, the relevant London
Boroughs and the Environment
Agency in assessing the risks andthe management of contamination, in
assessing the suitability of the proposed
use for the conditions on that site, andin agreeing any necessary steps for
remediation.
12.108Regulatory
adviceandguidance is available to identify theprincipal matters which both thePlanning Authority and environmental
regulator look to be undertaken whenapproaching redevelopment and land
contamination.
The
Environment
Agency documents ‘Model Procedures’and ‘The Guiding Principles’ areparticularly useful as they highlightthe main stages in the process, bestpractice and refer to further guidance.
12.109Where land is known orfound to be contaminated, or wherea sensitive use is proposed or exists,
developers will be expected to assess
their proposals using the seven stage
process below:
1.
Preliminary Risk Assessment.
Comprising a desktop study including
details of past and present uses at thesite and the surrounding area to identify
any potential sources of contamination,
potential risks and sensitive receptors.
A conceptual site model should be
produced to demonstrate where any

pathway connects any of these sources
to the sensitive receptors.
2. Site Investigation Scheme. Basedupon stage one, setting out how the site
investigation will be carried out, how
the sources of pollution identified in theconceptual site model will be targeted
and to determine the existence of thepathway to the identified receptors.
3. Site Investigation. To be undertakenusing current guidance and methods.
4. Risk Assessment. Based upon site
investigations, to determine the degree
and nature of any contaminationon the site and the risks posed byany contamination to human health,controlled waters and the wider
environment.
5. Remediation Strategy. A detailed
methodstatementforrequired
remediation works identified throughstage four, with the aim of breaking
any pollutant linkages. The Strategy
should support waste minimisation andmaximising resource use by promoting
the sustainable remediation and re-useof contaminated soils.
6. Verification. A report which validates
and verifies that all of the works outlined
in stage five have been undertaken as
agreed.
7.
On-going monitoring. If during
development,
contamination
notpreviously identified is found to bepresent at the site, the local authority
should be immediately informed and nofurther development should be carriedout until a report indicating the natureof the contamination and how it is to be
dealt with is agreed in writing.
12.110Sending contaminated soils
to landfill is no longer considered to besustainable, or economic. Sustainable,
economic and local alternatives are
required. At OPDC the opportunity
exists to promote strategic andsustainable risk based approaches
to land assessment and remediation
based upon current best practice andguidance.
12.111	In some cases, the polluted
layers in a site may contain rubble,
rubbish and coarse waste materials.
Often, on-site recycling and re-use ofdebris and treated material is possible
and can reduce demand for primary
aggregate resources, the need totransport material off-site and reduce
the potential risks from pollution. This
will be encouraged wherever possible.
alternative policy option
12.112 No reasonable alternative
policy options have been identified.
There are no options but to require thedecontamination and remediation of‘brownfield’ land to ensure its suitability
for future uses.
329

330

13
DELIVERY AND
IMPLEMENTATION

331

Infrastructure provision
INTRODUCTION
13.1	Given the scale of the proposed development and the range and number ofstakeholders that are already and will be
involved, ensuring that there are adequate
mechanisms to secure and monitor delivery are essential to the success of the Local
Plan. This chapter sets out what infrastructure is needed to support development andthe mechanisms that OPDC has at its disposal to secure the delivery of infrastructure,
redevelopment, regeneration and the creation of a high quality place.
CONTEXT
13.2	This Local Plan seeks to deliver ahigh quality new part of London. To support
this, there will be a need to deliver:■■ Infrastructure to support the needs ofthe new population, including transport,
education, health, community space,open space and utilities;■■ Affordable housing, to meet housingneeds and promote the areas as a mixed,balanced and inclusive community;■■ A very high standard of placemaking andintegration with the surrounding area; and■■ A mix of land uses that can help createa vibrant new destination, by providing a332

range of uses and catalyst uses that will
attract people to the area.
13.3 OPDC has produced an indicative
masterplan that shows how this new place
could be laid out and the infrastructure needed
to support this. Early work is showing that not
all of this infrastructure can be funded throughcontributions from private development
alone. To help with this, OPDC is undertaking
a number of work-streams to further informthe Delivery and Implementation Chapter in
the next draft of the Local Plan, which willneed to be kept under regular review to keep
on top of changing market conditions. These
work-streams include:■■ looking at infrastructure prioritisation andphasing. In this chapter we pose a seriesof questions to help us make an informed
decision on what infrastructure is needed
and of this, which are the critical pieces
needed to support a new population;■■ testing a number of different development
scenarios and investigating how muchfunding there is available to fundinfrastructure and affordable housing;■■ identifying our affordable housing need,through our Strategic Housing Market
Assessment (SHMA); and■■ exploring other funding options available
to OPDC to help fund necessary

infrastructure.
13.4 The section below provides further
detail on what infrastructure we think weneed to make a high quality place and ways
in which this could be funded, delivered andphased.
Identifying infrastructure needs
13.5 OPDC has been working with the GLA,TfL and the London Boroughs of Brent, Ealingand Hammersmith & Fulham to produce anindicative masterplan for the area, as set out
in Chapter 3 of the Local Plan. To assess theviability and deliverability of this masterplan,
OPDC and the GLA produced a Development
Infrastructure Funding Study (DIFS), which
was prepared in consultation with the threeboroughs and other stakeholders in 201415.
13.6 The DIFS identified the required
infrastructure necessary to support theindicative masterplan and needs of the
population and the phasing and costs ofthis infrastructure. The assumptions on
phasing have now been further refined aspart of OPDC’s Development Capacity Study(DCS). Figure 138 presents the indicative
phasing plan in the DCS.

Figure 138: Indicative phasing

33313.7	The indicative phasing is largely
informed by the delivery of the Old Oak
Common Station, which is expected toopen in 2026. Some sites are capable ofbeing brought forward in advance of thestation whereas other sites are contingent
on its opening. Given the length of timeover which this project could be delivered it
is anticipated that the exact phasing would
vary; however, what is set out is considered to
be a pragmatic programme based on current
knowledge of development interests andinfrastructure delivery. The programme willneed to maintain flexibility and be regularly
updated.
13.8 OPDC has undertaken a number of
additional studies in support of this Local Plan
which have identified additional infrastructure
requirements in the OPDC area such as thePark Royal Transport Strategy (PRTS) andthe Integrated Water Management Strategy(IWMS). OPDC is also developing its Socioeconomic Regeneration Strategy which will
identify additional infrastructure requirementsin the OPDC area to promote sustainableeconomic growth, and maximise the benefits
to local residents and businesses from thenew opportunities that will come forwardfrom the development.
13.9 Table 16 below identifies theinfrastructure
requiredto
supportdevelopment, alongside the indicative
phasing of these infrastructure items and therelevance policies in this Local Plan that willsecure their delivery. This infrastructure table334

is largely based in the DIFS but also includes
other infrastructure items identified as part of
OPDC’s draft evidence base.
Funding and delivering
infrastructure
13.10 To support the needs of the new
population and deliver a high quality place,appropriate mechanisms need to be put inplace to secure the delivery of infrastructure.
OPDC’s DIFS has investigated potential
mechanisms for funding this infrastructure,
which are considered in more detail below.
The early work as part of the DIFS identifies
a substantial funding gap between theamount of infrastructure needed and theability of private development to pay for allof this infrastructure. As a result, OPDC willconsider a wide range of options to support
the delivery of infrastructure.
Funding through development
13.11 Development within the OPDC area,
if not supported by adequate infrastructure,would give rise to pressures on existing
infrastructure and services and therefore
may be unacceptable. Development shouldmake appropriate contributions towards new
infrastructure and improvements to existing
infrastructure. The NPPF requires planning
authorities to properly consider development
viability when considering infrastructuredelivery. If development is not viable, it will
not proceed and this would impact on theprovision of new homes and on new jobs to

support the economy.
13.12 There are generally four waysthat infrastructure can be funded fromdevelopment:
1. On-site development costs
13.13 These are works carried out on a site
as part of the construction of the development.
They tend to include (but not be limited to)items such as internal roads, public realm,
open space and street greening.
2. Community Infrastructure Levy
13.14	The Community Infrastructure Levy
(CIL) is a levy on new development ‘of anamount per square metre’ of net additional
floorspace. It is usually set at a different
rate for different types of intended uses offloorspace, and can be set at different rates
for different areas. These variations in rates
reflect differences in development viability
and thus profitability for different types ofland use and in different places. OPDC is
the CIL charging authority for the OPDC
area. The infrastructure that a CIL charging
authority intends to spend CIL income on
is set out in a ‘Regulation 123’ list. This
infrastructure is generally strategic in natureand therefore benefits a wide number ofusers. Infrastructure in a Regulation 123
list cannot also be funded by money raised
through Section 106 (S106) agreements, toavoid double dipping.

Figure 139: Existing footbridge335

13.15 OPDC is in the process of setting a
CIL charging schedule and plans to consult
on its 1st draft during 2016, known as the‘Regulation 15’ consultation. This will include
OPDC’s draft Regulation 123 list.
13.16	The Mayor of London’s CIL is also
chargeable in the OPDC area. This presently
stands at £35/m² in Brent and Ealing boroughs
and at £50/m² Hammersmith & Fulham andin broad terms applies to all development
other than for education and health facilityuses.
3. Section 106 Agreements
13.17 Section 106 of the Town and Country
Planning Act 1990 allows a consenting
authority such as OPDC to enter into legal
agreements with developers to fund ordeliver certain works to make development
proposals acceptable in planning terms.
This might include the amount of affordable
housing which would be included in thedevelopment or an item of infrastructure or
financial contribution towards it, such as a
new school, employment and training support
or increased transport network capacity.
13.18 No more than five financial
contributions made under S.106 agreements
can be pooled to fund or help fund any one
item or category of infrastructure.
13.19 OPDC
willbe
producingaSupplementary
Planning
Document(SPD) which sets out how S106 Planning
336

Obligations will be used in the OPDC’s areaand how they will be used alongside CIL tosecure infrastructure and mitigate adverse
impacts.
4. Section 278 Agreements
13.20	These are agreements made underthe Highways Act 1980 for the developer tocarry out scheme-specific highway works
needed to satisfactorily tie in a scheme to
the road network, or to mitigate adverse
impacts which would otherwise arise in theimmediate vicinity of the site. Examples of
the works covered by S.278 agreements
are vehicular crossovers and drop kerbs(standard for most developments), or more
major highway works such as traffic lights
or junction improvements, where a scheme
is estimated to generated a large number ofvehicular movements.
Funding through service providers,
including public sector funding
13.21 New people living and working inan area means new income for service
providers. When the service provider is agovernmental body (i.e. the GLA or TfL), thisfunding comes from public taxes, whilst in thecase of non-governmental service providers,
this usually comes via a direct payment fromthe customer to the service provider (i.e. gas
or electrical provision).
13.22 A service provider’s business plan will
set out how it intends to continue to deliver its

services subject to changing market needs.
In the case of the OPDC area, there will bemany service providers set to benefit froman increased market and OPDC is holding
discussions with these service providers tomake them aware of the anticipated new
population coming to the area, the phased
programme for delivery and the anticipatedinfrastructure needs.
Funding through borrowing
13.23 Where neither development nor
public or private service providers can meet
the anticipated costs of development, thepublic sector can look at borrowing monies
to fund infrastructure. A recent example ofthis is the planned Northern Line extension
in Vauxhall Nine Elms Battersea. Here, the
GLA borrowed monies through a method
called Tax Increment Financing (TIF), which
is where an authority borrows money against
anticipated future business rate income, toup-front fund the delivery of infrastructure
and then repay this over time.
13.24	In the case of the OPDC area,
early work shows a significant funding gap
between the amount of infrastructure needed
and the ability of development to pay forthis infrastructure and OPDC has been in
discussions with government about potential
borrowing options to help finance this gap.
Prioritising Infrastructure
13.25 The

DIFS

identifies

a

total

infrastructure bill of approximately £2 billion
and additional infrastructure items emerging
from other draft studies and strategies arelikely to increase this figure. It is likely thatmany of the infrastructure items are likely tobe critical to the successful regeneration of
the OPDC area. The funding and delivering
infrastructure section above identifies
the challenges of funding infrastructure
in a project of this scale. It is therefore
important that there is a clear prioritisationof infrastructure so that there is certainty
that pieces of critical infrastructure are
funded and deliverable in a timely manner tosupport and unlock development. OPDC isundertaking further work in association with
its Community Infrastructure Levy (CIL) andSection 106 SPD to identify what these criticalpieces of infrastructure are. The consultationquestions below invite stakeholders to makerepresentations to identify those pieces thatshould be considered critical and this input
from stakeholders will be invaluable for
OPDC in refining the critical infrastructurelist.
13.26 OPDC as part of this consultation
would welcome:

Questions:
QDIa: What do you think are the highest
priority pieces of infrastructure in Table
16?
QDIb: Are there any pieces ofinfrastructure identified in Table 16 thatyou don’t think are a high priority orthat you think may not be necessary tosupport development?
QDIc: Are there any additional pieces
of infrastructure not in Table 16 that you
think OPDC should be identifying?
QDId: Do you think we have identified
the infrastructure within the rightphases (0-20 years being within thisplan period and 20+ years being after
this Local Plan)?
You can provide comments directly
through:
opdc.commonplace.isa. stakeholders views on what infrastructure
OPDC should seek to prioritise; andb. if there are any pieces of infrastructurethat should be added to the list.

337

Figure 140: Infrastructure required to support development338

Figure 141: Social infrastructure339

Willesden Junction Station bridge over West Coast Mainline (minimum pedestrian and cycle)

A

T2
T3

Y

Improvements to Willesden Junction Station

A

Y

Vehicular bridge over Grand Union Canal, through Oaklands House siteA

Y

Northern connection between Old Oak North & Scrubs LaneAYSouthern connection between Old Oak North & Scrubs LaneA

Y

Eastern road link across Grand Union CanalA

Y

Pedestrian/cycle bridge to Grand Union Canal towpath

A

Y
Y
Y
Y

Hythe Road Overground station (West London Line)
Old Oak Common Overground station (North London Line)
Improvements to North Acton station - stage 1
Improvements to North Acton station - stage 2

A
A
A
A

Y

Public realm and capacity enhancements on Old Oak LaneA

Y

Public realm and capacity enhancements on Scrubs LaneA

Relevant
Local Plan
Policy/ies

Phasing
A: 0-20
yrs
B: 20+ yrs

YShown onmap?

T1

Item No.

Item

Table 16: Infrastructure requirements

1. Transport Infrastructure

T4
T5
T6
T7
T8
T9
T10
T10
T11
T12

340

P2, T1, T2,
T3, T5
P2, T1, T4
P1, P2, T1,
T2, T3, T5,
T6, T8
P2, T1, T2,
T3, T5, T6,
T8, T9
P2, T1, T6
P1, P2, T1,
T2, T3, T5,
T6, T8, T9
P2, P4, T1,
T2, T3
P2, T1, T4
P1, T1, T4
P7, T1, T4
P7, T1, T4
P9, D2, T1,
T2, T3, T5,
T6
P8, D2, T1,
T2, T3, T5,
T6

T14
T15
T16
T17
T18
T19
T20
T21
T22
T23
T24
T25

Y

Public realm and capacity enhancements on Victoria RoadA

Y

Public realm and capacity enhancements on Old Oak Common Lane (including upgrade ofGreat Western & Chiltern lines underpasses)

A

Y

Junction capacity improvement, Old Oak Common Lane at Oaklands House siteA

Y

Connector railway between Crossrail and West Coast Main Lines

B

Y

High street bridge across Grand Union Canal

B

Y

Access from Old Oak Common Station to Wormwood Scrubs open spaceA

Y

Street linking Old Oak Common Lane to Scrubs Lane

B

Y

Junction between Scrubs Lane and new road to Kensal Canalside Opportunity Area

B

Y

Connection from Crossrail station to west side of Old Oak Common Overground station

A

Y

Northern entrance to North Acton station

B

Y

Access to Powerday site

B

YHigh street crossing of West London Overground lineA

Y

Pedestrian/cycle link across West London line at proposed Hythe Rd station

A

Relevant
Local Plan
Policy/ies

Phasing
A: 0-20
yrs
B: 20+ yrs

Item

Shown onmap?

Item No.
T13

P7, P9, D2,
T1, T2, T3,
T5, T6, T8
P1, D2, T1,
T2, T3, T5,
T6, T8
T1, T2, T3,
T5, T6,
P1, T1, T4
P1, P2, P3,
T1, T2, T3,
T5, T6
P1, T1, T2,
T3
P1, D2, T1,
T2, T3, T5,
T6
P1, T1, T2,
T3, T5, T6
P1, T1, T2,
T3
P7, T1, T4
P2, P9, T1,
T4
P2, T1, T2,
T3, T5
P2, T1, T2,
T3

341

T27
T28
T29
T30
T31
T32
T33
T34
T35
T36

UT3
342

A/B

T1, T5

A/B

T9, EU5

Improved pedestrian/cycle bridge, CarGiant site to Willesden Junction Station

A

YPark Royal Road/ Coronation Road junction improvements

AY

Abbey Road junction improvements

A

Y

Improved pedestrian access towards Park Royal station from northAY

A40 junction improvements (Hanger Lane gyratory, Gypsy Corner and Savoy Circus)

A

NA

General street improvements in Park Royal

A/B

NA

Junction improvements in surrounding areas

A/B

NA
NA
NA

Relevant
Local Plan
Policy/ies

A/B
A/B
A

P2, T1, T2,
T3
P6, T1, T2,
T3, T5, T6
P5, P6, T1,
T2, T3, T5,
T6
P5, T1, T2,
T3
P5, T1, T5,
T6
P5, P6, T1,
T2, T3, T5,
T6
T1, T2, T3,
T5, T6
T1, T3
T1, T3
T1, T5Y

Mini-Holland standards adopted across the OOC core area
Cycle hire; Legible London wayfinding and signage
Bus operating revenue support for new services and compensation during construction
New bus routes and bus infrastructure including bus stops, bus stands, welfare and mainteNA
nance facilities
T37
NA Transport construction mitigation
2. Utilities infrastructure
UT1
NA Delivery of optical fibre along road network
UT2

Phasing
A: 0-20
yrs
B: 20+ yrs

Item

Shown onmap?

Item No.
T26

A

NA

Alternative technology, such as wireless point to point bridges

AN

Not yet determined - further work to be undertaken by OPDC in 2016 through the Environment & Utilities Working Group with Thames Water

A

EU1, EU2,
EU7
EU1, EU2,
EU7
EU1, EU3

UT5
UT6
UT7
UT8
UT9
UT10
UT11
UT12

N

Not yet determined - further work to be undertaken by OPDC in 2016 through the Environment & Utilities Working Group with Thames Water

A

N

Potential district-wide SuDS

A

N
N
N
N

Alternative technology, such as pneumatic waste collection systems and anaerobic digestion
systems
Decentralised Energy heat network
Grid delivered energy – Electricity
Grid delivered energy – Gas
Tokyngton and Stonebridge Flood Alleviation Scheme

N

Strategic SuDSA

NA

On-site sustainable urban drainage systems

A

N

A/B
A
A
A
A

Relevant
Local Plan
Policy/ies

Phasing
A: 0-20
yrs
B: 20+ yrs

Item

Shown onmap?

Item No.
UT4

EU1, EU3
EU1, EU3,
EU8
EU1, EU4,
EU5
EU1, EU6
EU1, EU6
EU1, EU6
EU1, EU3
EU1, EU3,
EU8
EU1, EU3,
EU8

3. Social Infrastructure
SI1
N
One-form expansion of primary school (off-site; options to be explored)A
SI1, SI2
SI2
N
Two-form expansion of secondary school (off-site; options to be explored)
B
SI1, SI2
SI3
Y
Two-form primary school #1 (Old Oak North)A
P2, SI1, SI2
SI 4
Y2 two-form primary schools #2 & #3 (Old Oak South)B
P1, SI1, SI2
SI 5
Y
All-through (3-19 years) four-form school (site to be identified)A
SI1, SI2* Further work to be undertaken with councils and the EFA to understand capacity to expand schools. If this is not possible all additional
school capacity will be needed to be provided in the OPDC area.
OSP3, P1,
SI 6
Health centre # 1 (approximately 1,200sqm to accommodate 6 GPs, dentists, pharmacists
YA
SI1, SI3and opticians)
SI 7
Health centre # 2 (approximately 1,200sqm to accommodate 6 GPs, dentists, pharmacists
OSP3, P1,YA
and opticians)
SI1, SI3
SI 8
Health centre # 3 (approximately 1,200sqm to accommodate 6 GPs, dentists, pharmacists
OSP3, P1,YA
and opticians)
SI1, SI3
343

RelevantLocal Plan
Policy/ies

Phasing
A: 0-20
yrs
B: 20+ yrs

Item

Shown onmap?

Item No.
SI9

Health centre # 4 (approximately 1,200sqm to accommodate 6 GPs, dentists, pharmacists
OSP3, P2,
B
and opticians)
SI1, SI3
SI10
Health centre # 5 (approximately 1,200sqm to accommodate 6 GPs, dentists, pharmacists
Y
B
P7, SI1, SI3
and opticians)* Health care provision will change reflecting the changing NHS landscape, the focus on the wider preventative agenda and as models of
health and social care are reviewed, revised and amended. On-site health care provision will need to respond to these requirements andmay be incorporated into fewer buildings that may also be mixed use.
SI11
N
425sqm extension to existing police facility #1 (location to be determined)
A
SI1
SI12
N
425sqm extension to existing police facility #2 (location to be determined)
B
SI1
SI13
N
Intensification (1,500sqm) of Park Royal Fire Station
A
SI1, SI13
SI14
N
Additional capacity at existing ambulance stations
A
SI1
SI15
N
On-site contact point/police shop
A
SI1
SI16
N
25sqm on-site CCTV monitoring suite.
A
SI1
SI17
Community hub #1 of 2,600sqm, which could be co-located with other services such as GPs,A
P1, SI1, SI4
Y
police and primary schools, or could be provided as a series of smaller centres
SI18
Y
Community hub #2 of 2,600sqm
B
P2, SI1, SI4
4. Green infrastructure
GI1
P1, P2, P3,
P4, P5, P6,
N
New on-site green open spaces
A
P7, D1, D3,
EU8
GI2
P1, P2, P4,
N
Enhancing existing green open spaces
A
P5, P10, D1,
D3, EU8
GI3
P1, P2, P3,
P4, P5, P6,
N
New on-site hard landscaped open spaces
A
P7, P10, D1,
D3

344

Y

GI5
GI6

Y

Improvements to the Grand Union Canal towpath

A

N

Sensitive enhancements to existing open space, including Wormwood Scrubs and Birchwood

AY

New path along north side of Grand Union Canal

B

GI7
N
Play space for under 5s within development plots
5. Socio-economic Infrastructure
SE1
NA Local employment, training & apprenticeship programmes
SE2
NA Local business support programmes and supply chain initiatives
SE3
NA Local entrepreneurship and innovation programmes
SE4
Affordable workspace and meanwhile uses promoting new business start-ups and providingNAsupport for SMEs and social enterprises
SE5
NA Cultural participation programmes and public art
SE6
NA Sports participation programmes; Facilities and programmes to promote healthy lifestyles
SE7
NA Schools engagement programmes

A/B
A/B
A/B
A/B
A/B
A/B
A/B
A/B

Relevant
Local Plan
Policy/ies

Phasing
A: 0-20
yrs
B: 20+ yrs

Item

Shown onmap?

Item No.
GI4

P1, P2, P4,
D1, D3
P10, D1, D3,
EU8P2, P4, D1,
D3
D1, D3E5
E5
E4
OSP5, P7,
E4, TC3
TC5
TC5
E5

345

Managing and promoting development
1. Working with stakeholders
13.27 A wide range of public and private
sector stakeholders as well as existing andnew residential and business communities
will each play an important role in facilitating
the delivery of this Local Plan. There are anumber of policy areas within the Local Plan
that require joint working with adjacent local
planning authorities and other public sector
bodies. In accordance with the Duty to
Cooperate, OPDC works closely with theseauthorities and bodies, liaising on policy,
development management and infrastructuredelivery matters.
13.28 Figure 142 shows land ownershipwithin the core development area at Old
Oak. Today, over 50% of this land is in public
sector ownership and together with theHS2’s construction work sites, this could rise
to over 75% within the Local Plan period.
This strong public sector interest provides
opportunities for the public sector to act as acoordinator and potential master developer.
OPDC has established a Public Sector
Advisory Panel (PSAP) to draw together
and co-ordinate these public sector bodies.
Early work shows that this public sector land
could deliver approximately 12,000 homes
and 49,000 jobs, of which 10,000 homes346

and 31,000 jobs could be within this Local
Plan period (2017-37). This provides the
public sector with significant opportunities torealise the optimal value for their assets andbring significant opportunities for investment
in homes, jobs, infrastructure and othereconomic benefits.
13.29 Within Old Oak, there are a number oftransport depots and land designated as rail
freight sites. These include:■■ Intercity Express Programme (IEP) depot;■■ Powerday site;■■ Crossrail depot and sidings;■■ European Metal Recycling (EMR); and■■ North Pole East depot.
13.30 Within the Local Plan period, it isunlikely that either the IEP depot or Powerdaysite will be brought forward for development,
as the former is required operationally andthe latter is an important waste site that
contributes towards identified London Plan
waste apportionment figures.
13.31	This Local Plan does seek to bringforward development on the Crossrail depots,
EMR site and North Pole East depot. In thecase of the Crossrail depot and sidings, theMayor has publicly stated that he considers
it critical that this site be redeveloped, either

through reconfiguration and/or relocation tocoincide with the opening date of Old Oak
Common Station. OPDC has been working
with Transport for London (TfL) and theDepartment for Transport (DfT) to assess
how this could be achieved. In the case of
the EMR site and North Pole East depot,
their release for development is contingent
on them being de-designated as rail freightsites, which must go through its own separate
consultation process.
13.32 Land ownership in the Park Royal
industrial estate is much more disparate
than Old Oak but OPDC has been engaging
with a number of landowners in this area, as
well as the Park Royal Business Group who
represent the businesses on the estate to
identify how intensification could be achieved
through gradual redevelopment over time.
2. Determining planningapplications
13.33 This Local Plan will form part of
OPDC’s development plan and will be amaterial consideration in the determinationof planning applications in the OPDC area.
The following outlines the process throughwhich planning applications may take whenbeing considered by OPDC.

Figure 142: Land ownership347

Pre-application meetings
13.34 OPDC offers a pre-application advice
service. The benefits of pre-application advice
include providing clarity about planningpolicies, early identification of issues specificto a particular site. The process provides
certainty at an earlier stage in the planning
process. It is geared towards a proactive
and positive engagement with applicantsthat seeks to improve the quality of design,and early discussions about matters suchas affordable housing and section 106
agreements.
Local information requirements for thevalidation of planning applications
13.35 OPDC has a local list of informationthat must be submitted with a planningapplication. This list is published on the
OPDC website and will be reviewed atleast once every two years. This draft Local
Plan suggests additional documents thatapplicants would be encouraged to submit
and OPDC’s Validation List will be updated
to include these as this Local Plan isprogressed.
PLACE Review Group
13.36 OPDC is committed to embedding
placemaking within the plan making anddevelopment management process, and toachieving the highest standards of designin new development. As part of this, an
independent and impartial Design Review
348

Panel called the PLACE Review Group(‘OPRG’) has been established to advise
OPDC on planning policy and development
proposals. ‘PLACE’ stands for planning,landscapearchitecture,architecture,conservation and engineering. Panelmembers are professionals with experiencein architecture, landscape architecture,urban design, environmental sustainability,
inclusive design, development economics
and delivery.OPRG reviews proposals at preapplication stage and post-submission before
they are reported to Planning Committee.
13.37 Further information about the PLACE
Review Group’s purpose and the way itworks with OPDC can be found on OPDC’s
website.
Determination of applications
13.38 Once a planning application has been
submitted to, and validated by OPDC, it isconsidered against relevant planning policy
and any other material considerations. This
Local Plan, alongside NPPF, London Plan,
the Old Oak and Park Royal Opportunity
Area Planning Framework (OAPF), any
neighbourhood plans and Supplementary
Planning Documents will form the basis
for assessing and determining planningapplications.
Enforcement Powers
13.39 Where necessary, OPDC will use
its planning enforcement powers to ensurethat unacceptable development built without
planning permission or other consents does
not compromise the achieving of the policies
set out in this Local Plan.
3. Compulsory purchase powers
13.40 Compulsory purchase is the powerthat enables public bodies to acquire land,or rights over land, compulsorily in returnfor compensation. It is an important tool toassemble land needed to help deliver social,environmental and economic change. OPDC
or the GLA’s compulsory purchase powers
were introduced by the Localism Act andthe statutory basis is set out within Section
333ZA of the GLA Act 1999.
13.41	It may be in the interests of the properand comprehensive planning of Old Oak andPark Royal for OPDC or the GLA to acquireland using these powers, if this would
facilitate the regeneration of the OPDC area
and if this regeneration could not be achieved
without using these powers.
13.42 In exercising its CPO powers, OPDC
or the GLA must have regard to the guidancein the DCLG Circular ‘Compulsory Purchaseand the Crichel Down Rules, October 2015’that a CPO ‘should only be made where there
is a compelling case in the public interest’and that the purposes for which an order ismade ‘sufficiently justify interfering with thehuman rights of those with an interest in theland affected’.

Monitoring Local Plan effectiveness13.43	It is important to ensure that thepolicies in this Local Plan deliver regeneration
for the area and tangible benefits to local
communities and to Londoners. To ensure
this, OPDC will identify indicators against
which it can measure the success of thestrategies and policies within this Local Planand help to identify any potential need toreview part or all of the Local Plan. Monitoringof these indicators will be reported through
OPDC’s annual Authority Monitoring Report(AMR).
13.44 OPDC will continue to undertake
further work over the coming months toidentify what these indicators might be.
The indicators are likely to include theenvironmental targets identified in theEnvironment and Utilities Chapter and socioeconomic targets and standards identified
in OPDC’s Socio-Economic Strategy, which
OPDC plans to consult on in 2016. As part ofthis Local Plan consultation, we would like toinvite stakeholders to suggest things that weshould seek to monitor to help OPDC assess
the effectiveness of Local Plan policies. This
could include things such as:■■ town centre vacancy rates;■■ cycle and car parking spaces approved;and■■ new trees delivered.

Questions:
QDIe: What categories should OPDC
look to monitor the effectiveness of the
Local Plan against?
QDIf: What indicators should OPDC
utilise to monitor the effectiveness of
the Local Plan against?
You can provide comments directly
through:
opdc.commonplace.is■■ new homes permitted and delivered;■■ non-residential floorspace permitted anddelivered;
349

350

14
GLOSSARY

351

Term

A-class uses

Accessibility

Active frontages

Affordable housing

Agent of change
Air Quality Management Areas(AQMA)

352

Description
Uses of buildings/land are categorised for planning purposes, these categories are known as use classes.
A range of uses may fall within each use class.
The ‘A’ use class includes the following uses:•
Shops (A1 use)•
Financial and Professional (A2)•
Food and Drink (A3)•
Drinking Establishments (A4)•
Hot Food Takeaways (A5)Collectively, this document refers to these as ‘A class uses’.
Refers to the extent to which employment, goods and services are made available to people, either
through close proximity, or through providing the required physical links to enable people to be transported
to locations where they are available. It also refers to the extent of barriers to movement for users who
may experience problems getting from one place to another, including disabled people.
Making frontages ‘active’ adds interest, life and vitality to the public realm.
This means:•frequent doors and windows, with few blank walls;•
narrow frontage buildings, giving vertical rhythm to the street scene;•
articulation of facades, with projections such as bays and porches incorporated, providing a welcoming feeling; and, on occasion,•
lively internal uses visible from the outside, or spilling onto the street.
This includes social rented, affordable rented and intermediate housing, provided to eligible households
whose needs are not met by the market. Eligibility is determined with regard to local incomes and local
house prices. Affordable housing should include provisions to remain at an affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision.
Principle that whoever causes a change in the environment (agent of change) is responsible for managing
the impacts of this change. Therefore, following this principle, incoming/new development should mitigate
against potential issues arising from existing uses/development (i.e. new residential uses should address
the noise impacts from existing entertainment/music venues)
Areas designated by local authorities because they are not likely to achieve national air quality objectives
by the relevant deadlines.

TermAmenity

Assets of Community Value(ACV)
Autonomous/automatedvehiclesBiodiversity
Blackwater
Car clubCatalyst uses
CharacterCircular Economy

Clean Air Zones (CAZ)
Combined Heat and Power/
Combined Cooling Heat andPower (CHP/CCHP)

Description
The desirable or useful features of a building or place which support its ongoing use and enjoyment bybuilding occupants, residents, visitors, workers etc. It is usually understood to mean visual and auralamenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy
and noise. Amenity should be preserved, so potential impacts need to be assessed and managed.
Land determined to be of community value because it furthers the social wellbeing or social interests of
the local community (which include cultural, sporting or recreational interests). Local groups can nominate
land/buildings for listing, and can bid to buy listed assets when they are to be sold.
Autonomous/automated vehicles are capable of navigating between destinations as a means of transport,with minimal or no (self-driving) human input.
This refers to the variety of plants and animals and other living things in a particular area or region. It encompasses habitat diversity, species diversity and genetic diversity.
Biodiversity has value in its own right and has social and economic value for human society.
Wastewater generated from toilets, kitchen and laundry use. This has a higher concentration of contaminants than grey water.
A car club provides its members with quick and easy access to a car for hire. Members can make use ofcar club vehicles as and when they need them.
Uses which can stimulate significant and positive change.
Character is created by the interplay of different elements, including the physical or built elements thatmake up the place, the cultural, social and economic factors which have combined to create identity, andthe people associated with it through memories, association and activity.
Circular economy is an alternative to a traditional linear economy (make, use, dispose) in which resources
are kept in use for as long as possible, extracting the maximum value from them whilst in use, then recovering and recycling products and materials at the end of each service life.
The CAZ concept, developed by DEFRA to help the UK achieve compliance with EU NO2 limits, is an
area-based initiative to encourage the cleanest vehicles through levels of access control and the application of vehicle emissions standards, with the local authority working in collaboration with others to achieve
the necessary outcomes.
The combined production of electricity and usable heat. Steam or hot water, which would otherwise be
rejected when electricity alone is produced, is used for space or process heating.

353

Term

Description
Floorspace dedicated to providing a range of comparison goods, including clothing, shoes, furniture,
Comparison retailhousehold appliances, tools, medical goods, games and toys, books and stationery, jewellery and otherpersonal effects.
Facilities such as libraries, places of worship, halls for hire, youth space and training and meeting space.
Community facilities
This list is not exhaustive and other uses can be included.
Community Infrastructure Levy Standard charge determined by the Local Planning Authority and levied on new development (an amount(CIL)
per square metre). The monies raised will be used to pay for infrastructure.
Refers to the number of connections and their integration, layout and relationship to one another and theConnectivity
impact this has on getting from A to B, by foot, bicycle and vehicle.
This is an area of special architectural or historic interest (the character of which it is desirable to preserve
Conservation Areaor enhance) designated by a Local Planning Authority under Section 69 of the Planning (Listed Buildings
and Conservation Areas) Act 1990. A Conservation Area is a type of heritage asset.
Plans which aim to improve the sustainability of construction freight movements by establishing site manConstruction Logistics Planagement and procurement processes to reduce the impact of construction traffic on the road network.
Locations where larger vehicles unload materials and goods which are transported to their final destinaConsolidation centrestion by smaller vehicles.
Previous industrial processes disposed of waste by tipping it on the land; raw materials and fuel were
often spilt ‘contaminating’ the land at the sites. Pollution to rivers, groundwater, lakes etc can occur by
the leaching of contaminants out of the soil into water courses through the natural drainage of the soil, orContaminated landthrough surface runoff of water eroding and transporting contaminant materials into water courses. This inturn can have negative impacts on aquatic plant and animal life, and affect the quality of human drinking
water. Typically, such sites are ‘cleaned up’ during the planning process.
The way in which places, sites and spaces inter relate with one another whether physically, functionally orContext
visually, or the way in which they are experienced sequentially and understood.
Floorspace dedicated to providing a range of convenience goods such as food and non-alcoholic beverConvenience retailages, tobacco, alcoholic beverages, newspapers and periodicals and non-durable household goods.
Crossrail is the new high frequency, high capacity service linking stations in Reading, London and the
Crossrail
South East. This includes new connections and stations between Reading and Heathrow in the West to
Shenfield and Abbey Wood in the east.
Networks supplying heat, cooling and electricity from a central/local source directly to homes and busiDecentralised Energy
nesses.

354

Term
Delivery and Servicing Plans

Density (Density Matrix, plot
ratio)Development
Development Plan Document(DPD)
District centre
Duty to Cooperate

Edge of centre

Energy hierarchy
Energy efficiency

Description
Plans which aim to improve the sustainability of freight and servicing by working with suppliers, clients andthe freight industry to reduce the number of deliveries required, while ensuring remaining deliveries are
made as safe and as environmentally friendly as possible.
Provided to interpret the London Plan sustainable residential quality density matrix for the Old Oak andPark Royal local context. The density ranges are:•	Highest - Old Oak Common Station and surrounds: in the region of 600 units per hectare;•	High - Stations and key destinations: in the region of 550 units per hectare;•	Medium - Residential led areas: in the region of 405 units per hectare; and•Lower - Sensitive edges: in the region of 300 units per hectare.
Commercial densities are measured using the Homes and Communities Agency Employment Densities
Guide (2010).
Development, as defined under the 1990 Town and Country Planning Act, is “the carrying out of building,engineering, mining or other operation in, on, over or under land, or the making of any material change inthe use of any building or other land”. Most forms of development require planning permission.
Planning policy documents which make up the Local Plan. They guide development within a local planning authority area by setting out the detailed planning policies, which are used in determining planningapplications.
Provide convenience goods and services for local communities and are accessible by public transport,
walking and cycling. Typically they contain 10,000–50,000 sqm of retail, leisure and service floorspace.
The duty to cooperate is a legal requirement set out in the Localism Act 2011. It requires local planning
authorities and public bodies to engage constructively, actively and on an ongoing basis to maximise theeffectiveness of Local Plan preparation in the context of strategic cross boundary matters.
For retail purposes, a location that is well connected and up to 300 metres of the primary shopping area.
For all other main town centre uses, a location within 300 metres of a town centre boundary. For officedevelopment, this includes locations outside the town centre but within 500 metres of a public transportinterchange.
The Mayor’s approach to reducing carbon dioxide emissions in the built environment. The first step is to
reduce energy demand, the second step is to supply energy efficiently and the third step is use renewableenergy.
Making the best or most efficient use of energy in order to achieve a given output of goods or services, forexample in heating, lighting or providing other power output for use within buildings.
355

Term
Family sized housing
Green Belt
Greater London Authority(GLA)
Green Grid

Green Infrastructure

Greywater
Gross Value Added (GVA)
Healthy New Town
Heavy Goods Vehicle (HGV)
Heritage asset

High Speed 2 (HS2)Houses in Multiple Occupation
(HMO)

356

Description
Housing which has 3 or more bedrooms.
Policy designation that helps to contain development, protect the countryside and promote brownfielddevelopment.
The GLA is the strategic citywide government for London. It is made up of a directly elected Mayor (theMayor of London) and a separately elected Assembly (the London Assembly).
A network of green spaces and features such as street trees and green roofs that is planned, designed
and managed to provide benefits to people and the environment.
The multifunctional, interdependent network of open and green spaces and green features (e.g. green
roofs). It includes the Blue Ribbon Network but excludes the hard-surfaced public realm. This network lies
within the urban environment and the urban fringe, connecting to the surrounding countryside. It provides
multiple benefits for people and wildlife including: flood management; urban cooling; improving physicaland mental health; green transport links (walking and cycling routes); ecological connectivity; and foodgrowing. Green and open spaces of all sizes can be part of green infrastructure provided they contributeto the functioning of the network as a whole.
Wastewater generated from use in hand basins, baths and showers. Grey water generally excludes waterused in toilets, the kitchen or for cleaning use, which has a greater concentration of contaminants.
A measure in economics of the value of goods and services produced in an area, industry or sector of an
economy.
An initiative launched by the NHS and Public Health England, to support new developments/towns topromote and deliver good health and wellbeing objectives.
Trucks/ Lorries with a maximum gross vehicle weight of more than 3.5 tonnes.
A building, monument, site, place, area or landscape identified as having a degree of significance meriting
consideration in planning decisions, because of its heritage interest. Heritage assets fall into two categories:•
designated (such as Conservation Areas and Statutory Listed Buildings); and•non-designated (such as Locally Listed Buildings)
High Speed 2 is a planned rail line dedicated for high speed trains that will connect London to Birmingham
from 2026 and then, along a Y shaped route, to Crewe and Manchester in the West and the East Midlands, South Yorkshire and Leeds in the East from 2033.
Small HMOs are shared dwelling houses occupied by between three and six unrelated individuals as their
only or main residence, who share basic amenities such as a kitchen or bathroom. Where it is more than
6 people, this is classified as a large HMO.

Term

Housing tenure

Housing type

Housing Zone

Inclusive design

Industrial Business Park (IBP)

InfrastructureInterchangeInternet of Things

Description
Housing Tenure broadly falls into two categories: 1) Owner-occupied; and
2) Rented.
Owner-occupied includes accommodation that is owned outright or with a mortgage. Shared ownership
can also be included under this category.
Rented Accommodation can be:1)
privately rented – all non-owner occupied property other than that rented from a local authority or
housing association.
2)
Social rented from private registered providers or Local Authorities (these include social rent, affordable rent (up to 80% of the market) and intermediate rent).
Types of housing can include:1)	House (detached, semi-detached, terraced);2)
Bungalow; and3)
Maisonettes (duplex flats) and flats (purpose build or converted).
Housing Zones are a partnership between the Mayor, the GLA and London Boroughs to accelerate new
housing delivery in tightly defined locations. Stakeholder resources are aligned to speed up the deliveryof new housing. There are currently 20 Housing Zones across London.
Inclusive design creates an environment where everyone can access and benefit from the full range of opportunities available to members of society. It aims to remove barriers that create undue effort, separationor special treatment, and enables everyone to participate equally in mainstream activities independently,
with choice and dignity.
Strategic Industrial Locations (SIL) that are particularly suitable for activities that need better quality surroundings including research and development, light industrial and high value general industrial, somewaste management, utility and transport functions, wholesale markets and small scale distribution. They
can be accommodated next to environmentally sensitive uses.
Services that are necessary for the day-to-day functions of the community and economy such as roads,
railways, and social and community facilities. Infrastructure includes open spaces, utility services, transport, schools, health and leisure services, and energy.
The ability, and place, for people to efficiently transfer between transport modes. This can include transferring between different modes of transport such as rail/tube, bus, cycle, taxi etc.
A network of devices (things) which can communicate with one another, and collect and exchange data.
This could help to make it easier to control and automate tasks. For example, a fridge automatically generating a shopping list and sending a supermarket order (i.e via mobile phone) for approval.
357

Term
Interoperability

Lifetime neighbourhoods
Light Goods Vehicle (LGV)
Legibility
Legible London

Local Plan

London Plan
Low Emission Neighbourhood(LEN)
Masterplan
Major centre

358

Description
The ability of the component parts of a system to operate successfully together. For example, the ability
for systems to communicate and share information and data openly. This is important for the emerging
Smart Cities and Internet of Things sectors.
A lifetime neighbourhood is designed to be welcoming, accessible and inviting for everyone, regardlessof age, health or disability, is sustainable in terms of climate change, transport services, housing, public
services, civic space and amenities making it possible for people to enjoy a fulfilling life and take part in
the economic, civic and social life of the community.
Vans/ pick-ups with a maximum gross vehicle weight of up to 3.5 tonnes.
The degree to which a person understands and recognises characteristics about an area which help themto navigate around an area.
Legible London is an easy-to-use pedestrian signage system that presents information in a range of ways,
including maps and directional information, to help people find their way and encourage walking journeys.
The plan for the future development of the local area, drawn up by the local planning authority in consultation with the community. In law this is described as the development plan documents adopted under the
Planning and Compulsory Purchase Act 2004. Current core strategies or other planning policies, which
under the regulations would be considered to be development plan documents, form part of the Local
Plan. The term includes old policies which have been saved under the 2004 Act.
The Spatial Development Strategy for London prepared by the Mayor of London, which the Local Plan
must be in general conformity with.
A Mayoral, area-based scheme that includes a package of measures focused on reducing emissions (andpromoting sustainable living more generally). A LEN is delivered by a borough with support from Transportfor London (TfL), the Greater London Authority (GLA) and the local community. The LEN concept was
introduced in TfL’s Transport Emissions Roadmap (TERM).
An illustrative depiction of how an area could be developed.
Typically serve a boroughwide catchment, and contain over 50,000 sqm of retail, leisure and service floorspace with a relatively high proportion of comparison goods. They may also have significant employment,
leisure, service and civic functions.

Term

Major development

Mayoral Development
Corporation
Meanwhile (interim) uses
Metropolitan centre
Metropolitan Open Land
Mixed use development

National Planning Policy
Framework (NPPF)
National Planning Policy
Guidance (NPPG)

Neighbourhood centre

Description
Development involving any of the following:
1)
Mineral working and deposits;
2)
Waste development;
3)
The provision of dwellings where:•
10 or more dwellings are being provided; or•
if number not given, development on a site of over 0.5ha;
4)the creation of more than 1,000sqm of floorspace; or5)development on a site of 1 or more hectares.
An organisation created by the Mayor of London under the Localism Act 2011.
Uses introduced for a temporary/short period of time.
Serve wide catchment areas which can extend over several Boroughs. Typically they contain at least
100,000 sqm of retail, leisure and service floorspace, and a significant proportion of comparison retail.
These centres generally have a very good accessibility and significant employment, leisure, service andcivic functions.
Strategic open land within the urban area that contributes to the structure of London with the same planning status as Green Belt.
A well integrated mix of different land uses which may include retail, employment, leisure and other service uses) with decent homes of different types and tenures to support a range of household sizes, ages
and incomes.
Published on 27 March 2012, the NPPF sets out the government’s planning policy framework for Englandand how these are expected to be applied. It sets out the government’s requirements for the planningsystem. It provides a framework within which local people and their accountable local planning authorities
can produce their own distinctive Local and Neighbourhood Plans, which reflect the needs and prioritiesof their communities.
The NPPG provides more detailed information on topics covered by the National Planning Policy Framework.
Typically serves a localised catchment often most accessible by walking and cycling and includes local
parades and small clusters of shops, mostly for convenience goods and other services. It may include
a small supermarket (typically up to around 500 sqm), sub-post office, pharmacy, laundrette and otheruseful local services.
They are below District Centres in the Town Centre Hierarchy so they could contain up to 10,000 sqm.
359

Term
Neighbourhood Plans
Neighbourhoods
Open space

Open workspace

Opportunity Area
Permitted development

Place

Description
A plan prepared by a Parish Council or Neighbourhood Forum for a particular neighbourhood area (madeunder the Planning and Compulsory Purchase Act 2004).
Potential smaller areas within the suggested ten places (see Chapter 4). These have yet to be identified
and will emerge over time.
All land that is predominantly undeveloped other than by buildings or structures that are ancillary to theopen space use. The definition covers a broad range of types of open space, whether in public or private
ownership and whether public access is unrestricted, limited or restricted.
Workspace typologies designed and managed to support small, medium and micro enterprises. Thesetypologies are usually flexible, with shared facilities and low-cost or managed workspaces and can include
office space with flexible rental terms, co-working spaces, incubator spaces, accelerator spaces, creative/
artist spaces and makerspaces. They tend to be flexible and affordable and are ideally managed by anappropriate workspace provider.
London’s principal opportunities for accommodating large scale development to provide substantial numbers of new employment and housing, each typically has capacity for more than 5,000 jobs and/or 2,500
homes, with a mixed and intensive use of land and assisted by good public transport accessibility.
Permitted development rights are a national grant of planning permission which allow certain building
works and changes of use to be carried out without having to make a planning application. Permitted
development rights are subject to conditions and limitations to control impact and to protect local amenity.
The result of a complex interplay of different elements,
e.g. the cultural and social factors which have combined to create identity, the physical or built elementsthat make up the place and the people associated with it through memories, association and activity.
Also referred to as ‘sense of place’.

360

Term

PlacesPlace making
Preferred Industrial Location(PIL)
Public realm

Public Transport Accessibility
Level

Review mechanism

Roads Task Force

Description
Areas which currently and / or have the potential to exhibit local distinctiveness that creates a uniquesense of place. For the OPDC area, these are suggested to be:•
Old Oak South•Old Oak North•
Old Oak High Street•	Grand Union Canal•
Park Royal•
Park Royal Centre•
North Acton•
Scrubs Lane•
Old Oak West•
Wormwood Scrubs
Recognising the distinctiveness of individual locations in plans, policies and proposals, and responding
accordingly.
Strategic Industrial Locations (SIL) that are particularly suitable for general industrial, light industrial, storage and distribution, waste management, recycling, some transport related functions, utilities, wholesalemarkets and other industrial related activities.
This is the space between and within buildings that is publicly accessible, including streets, squares, forecourts, parks and open spaces.
A detailed and accurate measure of the accessibility of a point to the public transport network, taking into
account walk access time and service availability. PTALs reflect: walking time from the point-of interest to
the public transport access points; the reliability of the service modes available; the number of services
available within the catchment; and the level of service at the public transport access points - i.e. average
waiting time.
PTALs do not consider: the speed or utility of accessible services; crowding, including the ability to board
services; or, ease of interchange.
Legal clauses which provide trigger points to review planning obligations and the ability to re-assess thelevel of relevant affordable housing contributions (i.e. if viability improves due to increases in land/sales
values).
The Roads Task Force (RTF) is an independent body set up by the Mayor of London in 2012 to tackle thechallenges facing London's streets and roads. They have developed a long term vision for how London
can cope with major population growth and remain one of the most vibrant, accessible and attractive world
cities.
361

Term
Section 106 agreement

Section 278 agreement

Description
Section 106 of the Town and Country Planning Act 1990 allows a consenting authority such as OPDC toenter into legal agreements with developers to fund or deliver certain works to make development proposals acceptable in planning terms. This might include the amount of affordable housing which would be
included in the development or an item of infrastructure or financial contribution towards it, such as a newschool, employment and training support or increased transport network capacity.
These are agreements made under the Highways Act 1980 for the developer to carry out scheme-specifichighway works needed to satisfactorily tie in a scheme to the road network, or to mitigate adverse impacts
which would otherwise arise in the immediate vicinity of the site. Examples of the works covered by S.278
agreements are vehicular crossovers and drop kerbs (standard for most developments), or more major
highway works such as traffic lights or junction improvements, where a scheme is estimated to generated
a large number of vehicular movements.
SINCs are a non-statutory designation, designated by the local planning authority.
In London, SINCs are designated as one of a hierarchy of types:

Site of Importance for Nature
Conservation (SINC)

Small and Medium Enterprises(SME) and Micro Enterprises

Smart (city) technology
Social Infrastructure362•
Sites of Metropolitan Importance are selected on a London-wide basis.
•
Sites of Borough Importance (grade 1 and 2) are selected from candidates within each borough, so
ensuring that each borough has some sites identified.
•Sites of Local Importance are the lowest tier of sites, selected to redress any remaining local deficiencies.
Defined by the European Commission as:

MediumSmall
Micro

Staff headcount
< 250
< 50
< 10

Turnover≤ € 50 m≤ € 10 m≤€2m

Balance sheet total≤ € 43 m≤ € 10 m≤€2m

Considered to be a diverse range of contemporary and emerging technologies which can be utilised to
improve the quality of life for local people, support economic growth and enhance the environment.
Covers facilities such as health provision, early years provision, schools, colleges and universities, community, cultural, recreation and sports facilities, places of worship, policing and other criminal justice orcommunity safety facilities, children and young people’s play and informal recreation facilities. This list is
not intended to be exhaustive and other facilities can be included as social infrastructure.

TermStarter Homes
Strategic Industrial Location(SIL)

StreetscapeSustainability (sustainable
development)

Sustainable Drainage Systems(SuDs)

Supplementary Planning
Document (SPD)Supplementary Planning
Guidance (SPG)

Tall buildings

Description
A government initiative that aims to help first time buyers under 40 to buy a home. The new homes will besold at a discount of at least 20% of the local market value, and at less than the price cap of £450,000.
These comprise Preferred Industrial Locations (PILs) and Industrial Business Parks (IBP) and exist to ensure that London provides sufficient quality sites, in appropriate locations, to meet the needs of industrial
and related sectors including general and light Industrial uses, logistics, waste management and environmental industries (such as renewable energy generation), utilities, wholesale markets and some transport
functions.
Streetscape is a term used to describe the natural and built fabric of the street, and defined as the design
quality of the street and its visual effect, particularly how the paved area is laid out and treated. It includes
buildings, the street surface, and also the fixtures and fittings that facilitate its use – from bus shelters andsignage to planting schemes.
This covers development that meets the needs of the present without compromising the ability of future
generations to meet their own needs.
The NPPF sets out three elements of sustainable development: economic, social and environmental.
Sustainable drainage systems (SUDS) are a natural approach to managing drainage in and around properties and other developments. Sustainable drainage measures are ones which avoid adding to flood risksboth at a development site and elsewhere in the catchment by replicating natural drainage processes.
SUDS work by slowing and holding back the water that runs off from a site, alleviating flooding and allowing natural processes to break down pollutants.
Documents which add further detail to the policies in the Local Plan. They can be used to provide further
guidance for development on specific sites, or on particular issues, such as design. Supplementary planning documents are capable of being a material consideration in planning decisions but are not part of thedevelopment plan.
An SPG (sometimes called supplementary guidance) gives guidance on policies in the London Plan.
It does not form a part of the statutory plan. It can take the form of design guides or area development
briefs, or supplement other specific policies in the plan. However, it must be consistent with national andregional planning policy. It should be clearly cross-referenced to the relevant plan policy or proposal thatit supplements. Public consultation should be undertaken and SPGs should be regularly reviewed. While
only the policies in the London Plan can have the status that the GLA Act 1999 (as amended) provides inconsidering planning applications, SPGs may be taken into account as a further material consideration.
Buildings that are substantially taller than their surroundings, cause a significant change to the skyline
or are larger than the threshold sizes set for the referral of planning applications to the Mayor of London.
363

Term

Town centre hierarchy

Transport Assessment
Travel Plans

Town centre uses

Typology

Use Class

Waste apportionment
364

Description
Town centres are identified according to their role and function as part of the following hierarchy:•	International centres•	Metropolitan centres•	Major centres•
District centres•
Neighbourhood/local centres
The scale and catchment of the centres (amount of retail floorspace, distance people are prepared totravel to them) decreases as you move down the hierarchy.
This is prepared and submitted alongside planning applications for developments likely to have significant
transport implications.
Plans promoting and providing guidance on sustainable transport options for a given location with the aimof promoting sustainable and environmentally friendly modes
Retail development (including warehouse clubs and factory outlet centres); leisure, entertainment facilities; the more intensive sport and recreation uses (including cinemas, restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres, and bingohalls); offices; and arts, culture and tourism development (including theatres, museums, galleries andconcert halls, hotels and conference facilities).
A form or type of development, for example mews, terraces, stacked maisonettes and mansion blocks areexamples of residential typologies.
Uses of buildings/land are categorised for planning purposes, these categories are known as use classes.
A range of uses may fall within each use class (as sub categories), as follows:•
A use class – shops (A1); financial and professional services (A2); food and drink (A3); drinking
establishments (A4); and hot food takeaways (A5).
•	B use class – business (B1); general industry (B2); and storage or distribution (B3).
•
C use class – hotels (C1); residential institutions (C2); dwelling houses (C3); and houses of multiple occupation (C4).
•
D use class – non-residential institutions (D1); and assembly and leisure (D2).
•Sui Generis – uses which do not fall within other use classes.
A target (tonnes per annum) set by the Mayor of London for the amount of waste which needs to be managed by individual London boroughs.

Term
Wayfinding

Description
Better wayfinding means improving the ease with which people can navigate themselves to, from andwithin an interchange facility or zone.

365

Photography and Acknowledgements
image credits
Transport for London
Greater London Authority
London Legacy Development Corporation
Natural England
Environment Agency
English Heritage
Ecocycle
insidehousing
Tom Simpson
Andrew Holt
Peter Farnham
ACKNOWLEDGEMENTS
Ajit Atwal
Jasper den Boeft
Tom Cardis
Alexandra Day
Nadeem Din
Michael Drake
Patora Dyrma
Peter Farnham
Eleanor Fawcett
Rachel Flowers
Victoria Hills
Paula Hirst
Levent Kerimol
Lauren Laviniere
Adam Mills
Francis Moss
366

Michael Mulhern
Billy Newby
Claire O’Brien
Michelle Reeves
Steve Walker
Clare Woodcock367