arcadia site options spatial development framework review ... · arcadia options note: the four...

Arcadia Site OptionsSpatial Development Framework ReviewEaling Metropolitan Centre

Consultation DraftSeptember 2010

For further information please contact

Ms Nilam Popat

Senior Economic Regeneration Manager

Perceval House, 4th Floor,

14-16 Uxbridge Road,

Ealing,

London,

W5 2HL

Telephone: 020 8825 5911

Email: [email protected]

Arcadia Options

Note: The four options presented in this summary leaflet are indicative options developed by Tibbalds. These options are to be consulted on during autumn 2010.

The Arcadia site is the most notable development opportunity in Ealing Metropolitan Centre. It makes up a large part of the retail land uses and frontages on the north side of the Broadway. Recent proposals for this site have failed to gain planning approval but there is a strong need for something positive to happen on this site in response to the requirements identified in current and future planning policy and other supporting documents, for:

■■ Additional and better organised retail space that meets the needs of current occupiers and that is complementary to the existing retail offer.

■■ Much needed residential or commercial uses in this highly accessible town centre location.

■■ Improved pedestrian linkages and routes through the site.

■■ A more attractive frontage and edge onto Haven Green.

It is also likely that this site would assist with the delivery of an improved public transport interchange for the town centre.

Because of the importance of this site on the town centre and in the light of the Planning Inspectors decision

on the previous planning application for the site a number of scenarios for the future development of this site have been tested. These test a range of approaches in order to better understand the potential of the site and its future capacity. These options differ in terms of development quantum, land use and extent of the site area although the land use and built form mix is relatively interchangeable between them. Based on previous proposals, these scenarios include for:

■■ Increase retail provision from current level;

■■ Reduction of residential densities from current level;

■■ Protect views to the Church of Christ the Saviour spire and protecting the setting of this Grade II listed building;

■■ Relating to the historic character of the surrounding area and protecting and enhancing the setting of Haven Green; and

■■ Reduced height of buildings adjacent to Haven Green and in particular the tower element of any proposals.

Viability advice

The Council commissioned a broad brush development appraisal to assess the viability of the following options.

The valuation is based on a number of assumptions regarding build cost and property values, therefore the viability advice must be treated as a snap shot in time. It is not a detailed development appraisal.

Arcadia Option (A1)

■■ Extend Haven Green over the railway to create a better integration with the centre and provide an open space buffer between the conservation area and new development;

■■ Minimise buildings over railway;

■■ Create open space in central location;

■■ Tall buildings in Gateway location and centre of development (up to 20 storeys);

■■ Create better north-south pedestrian linkages; and

■■ Create / improve views to the church.

Viability advice

■■ The extended Haven Green over the railway adds additional cost that may impact on viability.

■■ Higher development capacity needed to provide Haven Green extension, providing additional pedestrian space and improved pedestrian linkages.

■■ Most viable of the options.

Urban Design Concept - Option A1

Station

Haven Green

Ealing Shopping Centre

Illustrative massing model

Indicative massing in view from Haven Green

Retail: 17,900 sqm

Residential: 33,200 sqm ( ca. 313 flats)

Commercial: 0 sqm

Summary of development quantum

Gateway

Arcadia Option (A2)

■■ Create 4 storey residential frontage with active groundfloor to Haven Green;

■■ Minimise development over railway;

■■ Create a series of squares in central location leading people through the site into the town centre;

■■ Tallest building of same height as Villiers House (9 storeys) to create gateway location;

■■ Create better north south pedestrian linkages;

■■ Building heights are generally around 6-8 storeys in keeping with existing Ealling; and

■■ Creating better views to church.

Viability advice

■■ Limiting development over railway improves the build cost and deliverability.

■■ High percentage of commercial in relation to lower residential capacity may impact on the viability, depending on market demands.

Urban Design Concept - Option A2

Station

Haven Green




Retail: 17,500 sqm

Residential: 10,600 sqm ( ca.100 flats)

Commercial: 20,600 sqm


Arcadia Option (B)

■■ Create 4 storey residential frontage with active groundfloor to Haven Green;

■■ Minimise development over railway;

■■ Create a new town centre square and a station square drawing people through the development and creating much needed open space in the centre;

■■ Create/improve views to Church; and

■■ General building heights 6-8 storeys, with two buildings up to 20 storeys in the centre of the site.

Viability advice

■■ Limiting development over railway improves the build cost and deliverability.

■■ Higher residential capacity improved the viability of the scheme, although taller buildings are needed to achieve this.

■■ High percentage of commercial in relation to lower residential capacity may impact on the viability, depending on market demands.

■■ Viable option.

Urban Design Concept - Option B

Station

Haven Green




Retail: 16,700 sqm


Commercial: 17,300 sqm


Gateway

Arcadia Option (C)

■■ Maximise development over railway;

■■ Create a new town centre square in the centre of the development site;

■■ Maximise north-south and east-west pedestrian linkages; and

■■ Taller development in the centre of the site (up to 14 storeys), but building heights are generally kept around 7 storeys.

Viability advice

■■ Development over railway is costly and the consensus is that such an approach is only viable if undertaken during buoyant property markets.

■■ Higher residential capacity improve the viability of the scheme.

■■ Unlikely to be viable in a depressed market due to high cost of bridging over the railway.

Urban Design Concept - Option C

Station

Haven Green




Retail: 19,400 sqm


Commercial: 0 sqm


Disclaimer: This document was commissioned by Ealing Council as part of the Local Development Framework (LDF) preparation process. The proposals and recommendations in this document are those of the authors and should not be treated as being Ealing Council Policy.

Produced by Tibbalds Planning & Urban Design.

arcadia site options spatial development framework review ... · arcadia options note: the four...

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