Southall Spatial Framework

Southall Sustainable Neighbourhood Development Project Brief UDC Associates

Urban Design Consultants

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

Intro

Despite its problems and conflicts, and in virtue of its contradictions and complexity, Southall is one of the most unique and characteristic neighbourhood in London.

The future will bring radical changes. Once a far away outpost out of the city boundaries, the now marginal area of Southall has been reached by the development pressure of the fast growing metropolis.

The ongoing Crossrail project will drastically reset the distances between the site and the city centre, on one side, and the airport of Heathrow on the othe side, redefining the value of the area in terms of accessibility and market potential.

At the same time Southall is experiencing an internal change, with the once marginal local community of residents that in time managed to create a strong cultural identity and an emerging hub of business, pushing for a transformation of the area from the inside.

Will Southall take the challenge, having this as an opportunity for a development that will foster the social, cultural, economical and environmental qualities of the place at the same time?

The present Project Brief is a collection of guidelines, good principles that will inspire The local community in deciding what their future will be like.

Good luck, Southall!

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

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Index

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Sustainable Southall, a developing neighbourhood Design and Planning Agenda

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Southall: unique, open and connected Vision Statement and Concept Plan

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Strategy of change Spatial Framework Urban structure Distribution of activity Movement Strategy Built form Green infrastructure Features of identity and character

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Measures of success Sustainability Appraisal and indicators brief Annexes

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Learning Sustainability Reflective Learning | Critical Analysis

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Workshops outcomes Assignment 3 | Environmental and socio-economic sustainability.

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References

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

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Sustainable Southall, a developing neighbourhood Design and Planning Agenda

analysis

opportunities

constraints

large areas available

space for broad development

heavily polluted site

improving connection to the city

attraction of investment

new value not affordable to current residents

relevant natural assetts

potential as leisure destination

lack of attractiveness

physical and administrative separation of the areas

variety of backgrounds different resources

conflict of intents complex bureaucracy

legacy with industry

provision of work element of character

pollution monofunctional areas

strong local identity

social cohesion destination in the city

segregation resistance to change

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

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Southall: unique, open and connected Vision Statement and Concept Plan The new station is a hub for local services and transport interchange.

Promotion of the existing and new business activities on the local high street.

Regeneration and promotion of mixed use activities in the existing residential area.

Densification and diversification strategies for the industry park.

Reclamation of the Gasworks site, with a new mixed use high density development.

Promotion of the country park, as a habitat for wildlife, leisure location and site for special events. Š Crown Copyright and Database Right 2015. Ordnance Survey (Digimap Licence). FOR EDUCATIONAL USE ONLY.

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Improvement of the connections between the different parts of the area.

Three key words for Southall Future Plan: Uniqueness: promoting its peculiarity, by improving the quality of the existing.

Openness: opening parts of the area to more and different users.

Improvement of the permeability of the area, and its connection to the surroundings.

Connectivity: improving the links with the surroundings and the whole city.

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Strategy of change Spatial Framework

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A major role in the development plan is played by the retrofitting of the existing buildings, allowing better living standards, mixed use and energy efficiency. Special programs can be developed to promote, implement and finance the interventions.

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The Gasworks area is turned into a mixed use residential/ industrial development, combining high density with high quality open spaces.

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The future vision for Southall combines new development to the transformation of the existing buildings and spaces. New activities are inserted in the area, promoting mixed uses and in general incrementing the use of the existing spaces.

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A particular attention is given to linking the different parts of the site, improving the permeability of the area and connecting it to the surroundings.

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The redesign of the train station, now connected by the Crossrail rapid trains to the City and Heathrow, is a key element in the transformation of Southall.

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Strategy of change Urban structure

Deeply rooted in the history of Southall, the industrial landscape can be designed in order to combine efficiency and environmental quality.

London Sustainable Industries Park http://www.london.gov.uk/priorities/housing-land/land-assets/london-sustainable-industries-park-lsip

The existing heritage of terraced houses can be retrofitted in order to meet contemporary living standards. Back-yard extensions are an opportunity to increase the density of the area.

Terrasce house refurbishment http://www.telegraph.co.uk/property/greenproperty/8920827/Green-Property-Refurbishing-derelict-homes.html

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key: The built area is divided in three parts with different character.

Mixed use buildings

Private gardens

The tipical Victorian pattern of terraced houses is preserved, although allowing interventions to retrofit the existing buildings.

Existing residential/commercial

Other open space

The industrial and commercial area is maintained and expanded in the new development in the Gasworks area, where it coexist with high density mixed use buildings.

Impermeable surface

Warehouses

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

High density mixed-use perimetral blocks, combining active street fronts to shared open space in the centre of the block.

Hammarby SjĂśstad http://www.flickr.com/photos/pierremm/4920205380/

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Strategy of change Distribution of activity

In line with what suggested by Towards an Urban Renaissance, mixed use is a key principle in the transformation of the area.

Towards an Urban Reinassance http://www.redtreellp.com/policies.asp

The liveability of the area, and the promotion of its cultural and commercial activities, is enhanced by the promotion of night-life activities and special events.

82nd Street, New York http://www.82ndstreet.org/events/

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key: The liveability, the safety and the overall quality of the area depends in large part from its ability to host activities and provide work opportunities to its residents.

The existing industrial and commercial vocation of the area is implemented, and enriched by the introduction of offices and new spaces for cultural and leisure activities.

Mixed use, primarely residential

New public facilities

Mixed use, primarely commercial

Gasometer: event space

Mixed use, primarely industrial

Big events area

Mixed use primarely culture and leisure

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

The former Gaswork site, as well as the Minet Country Park, are ideal locations for special events that would attract new users to the area.

Gasometer, Brisbane http://www.alia.com.au/wordpress/?p=12586

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Strategy of change Movement strategy

In order to discourage the use of cars, special programs are deve-loped to promote an integrated use of different means of transport.

Travelchoice, Peterborough. http://travelchoice.org.uk/

The design of the new streets, and the redesign of the existing ones, discourage high speed guaranteeing a safe environment for pedestrians and bicyles Vauban, Germany. http://slowcity.tumblr.com/post/31396323785/slowvauban2

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key: Integrated mobility is a key asset for the future of the area, reducing its dependance from cars.

New roads and cycle paths connect the different parts of the area and the other surroundings. Three new bridges cross the Union Canal, linking Southall to the country park and connecting the Gasworks site with the motorway.

Primary roads

Cycle & Walk paths

Secundary roads

Railroad

Other roads

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

The new stations is designed in order to facilitate the interchange between train, bus, car, bycicle and walking, providing bike rental and car-sharing facilities.

Interchange Station, Gogar. http://www.networkrail.co.uk/aspx/6380.aspx

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Strategy of change Built form

Maintaining the scale and character of the terraced houses existing in the area, doesn’t exclude that buildings can be replaced and redesigned.

South Chase, Alison Brooks Architects. http://www.dezeen.com/2013/01/30/south-chase-housing-by-alison-brooks-architects/

In line with the principle of mixed use and densification, residential units can be inserted in the industrial area.

Transitlager, BIG. http://inhabitat.com/big-to-transform-swiss-transitlager-warehouse-into-a-hip-urban-development/

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key: The opening of the Crossrail station will increase the market pressure on the area.

This will represent a chance to improve the quality of the existing buildings, to transform them by inserting new activities, and to create new ones by redeveloping the Gasworks site.

Terraced houses

Iconic building

Multi storey buildings

High rise buildings

Warehouses

New warehouses

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

The new development must promote high density, through the creation of mid/high rise buildings.

Parc Marianne, Montpellier. http://www.volotea.com/en/inspiration/montpellier/new-districts-antigone-and-port-marianne/

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Strategy of change Green infrastructure

Special incentives promote the introduction of green roofs in the industrial area, increasing the retention of stormwater and pollutant.

Logistikzentrum, Bondorf, Germany. http://enr.construction.com/buildings/sustainability/2012/extras/0709/slideshow.asp?slide=5

The polluted site of the Gasworks can be remediated with landscape interventions that increase the environmental quality by minimizing the overall cost.

Westergasfabriek, Amsterdam. http://www.project-westergasfabriek.nl/english

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key: In the plan, a big importance is given to the green spaces, both public and private.

These not only host leisure activities, but are fundamental in improving the environmental performance of the area, as well as providing habitat to wildlife.

Wood

Green roofs

Grassland

Avenue

Landscaped green

River

Gardens

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

The new green areas are designed with a particular attention to the retention of stormwater.

Stormwater retention park http://www.pitzer.edu/sustainability/rlp.asp

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Strategy of change Features of identity and character

New public buildings redefine the relationship of Southall with the natural environment and the water network.

Bijlmer Theater, Amsterdam. http://openbuildings.com/buildings/bijlmer-park-theater-paul-de-ruiter-profile-1570

The existing heritage is preserved and transformed, hosting cultural activities open to the local community and the entire city.

Westergasfabriek, Amsterdam. http://www.westergasfabriek.nl/en/business/venues/zuiveringshal-west-2

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key: The current strong sense of identity of Southall is enriched by the new development, adding a new, contemporary twist to it.

This is primarely local, but inserted in the context of the big metropolis, with a strong link to the natural environment.

Iconic landscape

Iconic building

High Street

Architectonic heritage

Union Canal

Gasworks heritage

Iconic element in the redevelopment of the area, the former Gaswork structure resemble the post-industrial future of Southall.

Landschaftspark, Duisburg. http://en.landschaftspark.de/customer-service/downloads

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

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Measures of success Sustainability Appraisal and indicators brief action

actors

leading part

delivery mechanism

indicator

transport interchange station

TFL, Ealing Council, car-sharing and bike-sharing schemes, Gasworks Developer

Ealing Council

Action financed as integration of the Crossrail project, with contribution of the Gasworks Developer.

Decrease of number of private cars accessing the station area, indicating the increase of alternative transport.

night life activities

BID, private businesses, residents, cultural institutions, Ealing Council, sponsors.

BID

Mainly funded by private businesses.

Sense of safety on streets by night, indicating the change of image of the place.

buildings retrofitting

Residents, home owners, housing corporations, Ealing Council, private companies.

Ealing Council

Mainly funded by home owners, with cost reduction due to grants / tax reduction / self construction schemes.

Number of buildings with increased energy efficiency, shows the reduction of the overall ecologic footprint.

diversification of buildings use

Private companies, Ealing and Hillingdon Councils, BID, residents.

BID

Mainly funded by building owners, with cost reduction due to grants / tax reduction / self construction schemes.

Number of non commercial activities and residents registered in the area, showing the diversification of use.

reclamation of the site

Site owners, private developers, Ealing Council, housing corporations, residents.

Site owners

Private investment, integrated by public funding for services and public facilities.

Proportion of the area suitable for new development, indicating the reduction of the pollution of the site.

promotion of activities

Minet Park, environmental organizations, residents, private sponsors, Hillingdon Council.

Minet Park

fundraising through private sponsors and hosting big temporary events.

Increase in the number of visitors of the park.

new bridges and roads

Ealing and Hillingdon Councils, Gasworks Developer

Ealing and Hillingdon Councils

Public investment with contribution of the Gasworks Developer (as restrictive condition for the area redevolepment)

Number of new connections between the areas.

cycling and pedestrian paths

Ealing and Hillingdon Councils, Minet Park, Gasworks Developer, Residnts

Ealing and Hillingdon Councils

Combined private and public investment, with contribution of voluntary works from the residents.

Length of new paths created.

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

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Annexes

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Learning Sustainability Reflective Learning | Critical Analysis

Now that the module has come to an end, it is time for some evaluation. What did I learn?

How much did I already know of what have been delivered to me? Which questions have not got an answer yet?

The present course was clear in defining these open issues from the very beginning, including this ambiguous and sometimes contradictory nature of the term into its own set of contents.

Sustainability is probably the most common word in contemporary urbanism, a principle that permeate our way to think, our way to operate not only in the design field, but in the way we relate in general to the world. Yet, it is a very ambiguous word, hard to define by itself, and even more hard to relate to a specific field of action.

If sustainability becomes a brand for any kind of project, losing in this way any meaning, does it mean that its importance is over estimated?

Should we spend time talking about it?

We all like the description of sustainability as a careful way to operate that does not compromise the possibility for future generations to have access to the same or even a better set of resources that we have. Most importantly, a way to ensure the ability for the planet ecologic system to keep regenerating itself.

More and more, anyway, sustainability becomes just a gimmick, a marketing strategy to justify and make acceptable intervention that night be sustainable in some of their aspects, but not in the overall development model that is backing them.

On the contrary, if sustainability is such a founding concept that should stand behind not only the way we design, but our entire way to relate to the world, does it need a specific course? Does it even need to be mentioned?

In what a course on sustainable design differ from any other course on design? Can, in the way it is taught in a University course, design not be sustainable?

This could be an interesting experiment, definitely helpful to define the matter: a course on unsustainable design. If it is hard to define sustainability, it might be easier to define its opposite.

Yet, add a couple of gimmicks to the project, some green roofs here and there, and it will probably very easy to sell the product as an eco-city.

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

As we said, sustainability is a broad and ambiguous concept. Considered this, it is probably inevitable that a course focused on sustainability might end up being contradictory and confused.

Due to the vastness of the topic, and the very limited time, the way the different aspects of the term have been presented was inevitably superficial, and yet helpful to describe the complexity of the matter.

If not in the contents, the course managed to keep some sort of coherent line in the way the project work has been structured. It was definitely helpful to begin with a review of beacons of good design, even if a more accurate selection of the presented ones would have been a much more useful learning experience.

The area analysis was helpful to understand the complexity of the issue, maybe too complex to allow an accurate work in such a short time, and this might have contributed in the overall superficiality of the workshop results.

Different results would have been achieved if, rather than asking everyone to work on everything, different tasks would be given to different teams, in a real choral work.

A suggestion for the future?

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Workshops outcomes Assignment 3 | Environmental and socio-economic sustainability.

Aim of the report is to provide a short list of interventions to improve the sustainability in the neighbourhood of Southall, London. Each interventions addresses what has been identified as one of the major issues of the area during the workshop. The report indicates how to evaluate the success of the suggested interventions, as well as individuating potential actors.

The current situation of Southall has been considered according to two different points of view. A first general analysis assessed what is the overall environmental condition of the area, what are the potentials and what are the risks related to the development of the place. A second analysis considered what kind of measures could be promoted to enhance the cultural and convivial sphere. A specific attention has been given to those proposals that are relevant in both contexts.

Environmental sustainability Environmental aspects of the area were summarized in different categories: energy, waste, water, transport, green infrastructure and public space. All of them raised issues related to sustainability, but two of them – energy and water – were considered not an emerging priority and therefore dismissed.

Two of the measures suggested addressed the behavioural sphere of the residents, by encouraging them to reduce the production of waste and increase recycling, and to discourage the use of private cars in favour of a more mixed use of different transport means, specially cycling and walking.

Focusing both on the residential area at a neighbourhood scale, they are intended to be mainly short term actions involving primarily the residents and the local authority, with the potential collaboration of private or non-governmental organisations.

The other two measures that were suggested, refer to medium term interventions on a more specific site and have their focus on both the residential and the green areas. The first one addresses the provision of green public space, aiming to redefine the current unbalance between the big but scarcely accessible Minet Park and the lack of playground in the residential area itself. The suggested intervention is to increase the accessibility and the program of activity in the country park, creating at the same time a network of small scale pocket parks in the neighbourhood.

The last measure addresses the provision of

University of Westminster Sustainable Cities and Neighbourhoods | CW1 Project Brief | Simone Gobber W1517722

quality public space in the area, suggesting the redesign of the existing spaces as more pedestrian friendly, and the creation of new places. In particular, the tow path alongside the canal has been identified as a potential asset for the redefinition of the neighbourhood public realm. The implementation of the initiatives on green and other public spaces are interconnected, and will rely on the local authority, with a strategic collaboration of the residents and eventual private companies or non-governmental organisations.

Environmental sustainability – an integration Integrating this suggested measures for the existing setting of Southall, the future development of the gasworks area should be taken into account. When developing the area, a special attention must be paid to deliver an urban environment that accomplish the standards of good provision of green and other public space, as well as favouring mixed use transport and a sustainable waste management. A potentially huge environmental issue specific to the gasworks area will be the treatment of the land, if further investigations would re- gister a high concentration of pollutants in the soil.

This is often the case with similar sites, and if confirmed a big investments will be required to rehabilitate the area.

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Socio-economic sustainability The socio-economic sustainability of the area has been analysed from the specific point of view of its cultural and convivial sphere. The suggested measures relate partly to physical interventions on specific sites, and partly on the promotions of programs and activities in the area.

In terms of intervention on specific sites, both the canal towpath and the country park have been identified as key assets not only as green infrastructure, but also as strategic location for cultural and convivial activities. To allow it, it is recommended to improve their physical structure and to insert facilities such as picnic area and spaces for special events. As previously described when talking about green and public spaces, such intervention will be implemented by partnership between public and private stakeholders, with a strategic participation of the residents. The expected time frame varies from short term intervention to medium term transformation of the space.

In terms of promotion of activities and events, it is advisable to create special policies promoting the organisation of events in the area, and to increase general night life activities.

The target of these activities should be the neighbourhood, but it is not excluded that they could be a chance to attract new users to the area from other neighbourhoods or – in case of big events – from the entire city. The condition of temporality of such intervention allow them to be activated on a short term scale. Nevertheless, it is important to consider the potential long term social and economic effects, thus allowing enough energy and resources to an effective planning of these policies.

Socio-economic sustainability – an integration

opportunity to provide affordable space to local groups, as well as consolidating the overall image and sense of identity of the community.

Indicators In order to assess the effectiveness of the proposed interventions, a set of indicators has been identified. They varies from quantitative indicators (such as waste production and percentage of commuting trips not based on cars), to qualitative ones assessing the perception of safety at night or the residents’ sense of belonging to the natural infrastructure.

Promoting events and night life activities is mainly a matter of supporting the people and organizations promoting them, but also connected to the availability of appropriate spaces and the accessibility – and sense of safety - of the area at night. For allowing night life activities, a special attention should be paid to the design of attractive and safe spaces and guaranteeing public transportation services at night. At the same time, these activity should not interfere with the neighbouring residential area. In regards to the promotion of events, there are several listed structures in the area that are not used or scarcely used at the moment, and the reuse of them is an

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References

British Waterways (2004). Waterways 2025 Our Vision for the shape of the waterways network. London: British Waterways.

Crossrail (2014). A world-class new railway for London and the south-east. [online] Available from: <http://www.crossrail.co.uk/benefits/> [Accessed 27 October 2014].

Department for Communities and Local Government (2012). National Planning Policy Framework. London: Department for Communities and Local Government.

Greater London Authority (2014). Southall Opportunity Area Planning Framework. [online] Available from: <http://www.london.gov.uk/priorities/planning/publications> [Accessed 27 October 2014].

Greater London Authority (2014). Sustainable Design & Construction SPG. London: Greater London Authority. Report number GLA 10032216.

Green Spaces Team (2012). Minet Country Park Management Plan. London: London Borough of Hillingdon.

GVA (2012). Crossrail property impact study. London: GVA. London Borough of Ealing (2012). Development Strategy DPD. London: London Borough of Ealing.

London Borough of Ealing (2013). Development Sites DPD. London: London Borough of Ealing.

London Borough of Hillingdon (2012). Local Plan part 1 by Adoption. London: London Borough of Hillingdon.

London Borough of Hillingdon (2014). Local Plan part 2, Development Management policies proposed submission version. London: London Borough of Hillingdon.

London Borough of Hillingdon (2014). Local Plan part 2, Site allocations and designations. London: London Borough of Hillingdon.

Mayor of London (2011). The London Plan. London: Greater London Authority.

Ritchie, A. and Thomas, R. (2009). Sustainable urban design. London: Taylor & Francis.

Southall Big Plan (2013). Annual Report 2013. London: Greater London Authority.

Websites: www.crossrail.co.uk www.ealing.gov.uk www.hillingdon.gov.uk www.london.gov.uk http://digimap.edina.ac.uk/digimap/home

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