January 2009 - Hounslow Council

Transcription

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A brighter future for
Hounslow town centre
Executive summary
5
one
Creating a shared vision for Hounslow town centre
6
two
A town centre for the people of Hounslow
14
three Defining future town centre roles
22
four
Creating a high quality place
40
five
Setting the stage for change
56
six
Strategy for success
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Hounslow town centre is
poised for positive change
A wide range of opportunities have been
identified for new development, for
upgrading public spaces, improving local
businesses, boosting jobs and transport
connections, creating desirable homes,
and providing a spectrum of new leisure
facilities and amenities.
After a summer of consultation with
local residents and businesses, faith
groups, council representatives and the
police, a clear picture has emerged about
the sort of place that Hounslow town
centre could become. Part of this work
involved exploring the area’s strengths
and weaknesses, and from here ideas
evolved about how to build on those positive
features and reduce the negative ones.
The strengths are many including
proximity to Heathrow, good public
transport and connections to major
road networks, cultural diversity, a large
proportion of young residents, plenty of
sites offering development opportunities
and a desire for change. On the downside,
the town centre suffers from poor first
impressions with run-down streets
and vacant buildings, and low-quality
amenities which encourage people to look
elsewhere for shopping, leisure activities
and locating businesses. Despite its status
as a Metropolitan Centre, Hounslow’s
performance falls behind many other
local destinations.
The shared vision for a better future
begins with a plan to focus the town
centre’s core land uses and create a
critical mass of activity. Work would include
smartening up the streets, creating better
public spaces and a new civic square,
improving parking, and concentrating
effort on new shops, civic uses, leisure and
nightlife within the town centre core. Along
with this comes the promotion of an office
quarter and better walking routes from
tube and rail stations.
Much work is needed to bring about
these improvements, but Hounslow town
centre’s potential for change and a better
quality of life is impressive. A detailed
masterplan based upon this vision is the
next step to Hounslow fulfilling its potential
as a thriving and attractive Metropolitan
Centre for west London.
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Why a vision is needed
The London Borough of Hounslow has numerous successful
shopping and business districts, but Hounslow town centre itself
is underperforming despite its status as the only Metropolitan
Centre in the borough.
The commercial fortunes of Hounslow town
centre have fared poorly in comparison
with its neighbours and competitors, which
have benefitted from recent regeneration
and investment. Hounslow town centre
has seen little development activity since
the late 1980s when the Treaty Shopping
Centre, library and Paul Robeson theatre
complex opened. 21 years on the Treaty
Centre remains a successful retail magnet
but the High Street appears tired and run
down. Recent attempts to reinvigorate the
centre have focussed on the Blenheim
Centre development, Phase 1 of which has
delivered a mix of housing, community
and retail space anchored by an ASDA
supermarket (2006). The scheme has
received a mixed response, primarily due to
its incongruous scale and appearance and
lack of connection with the High Street.
to create an attractive and competitive
centre that better meets the needs of local
residents and businesses.
However, Hounslow town centre has
incredible potential for positive change
with at least seven major sites ready for
development (including the area adjacent
to the Blenheim Centre, known as Key Site
One Phase 2) and a local community eager
for change. Together these provide a great
opportunity to ensure Hounslow town
centre achieves its potential.
In spring 2008, the London Borough of
Hounslow appointed design and planning
consultancy EDAW to prepare a vision for
the future of Hounslow town centre. This
vision represents a broad strategy for the
area’s regeneration based on EDAW’s
professional analysis and a comprehensive
engagement process with local residents
and stakeholders. It is anticipated that the
vision proposals will be taken forward as
part of a subsequent detailed masterplan
for the town centre.
The borough is aware that the future of
the town centre sites must be considered
together to provide the right development
in the right places at the right times, and
7
LAM
PTO
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NG
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Civic Centre
Hounslow East Station
Lampton Park
ASDA
Hounslow Central Station
D
ROA
ON
D
LON
Hounslow
Manor School
Hounslow Town
Primary School
Holy Trinity Church
Treaty Centre
Inwood Park
WHITTON ROAD
Grove Road
Primary School
HA
NW
OR
TH
RO
AD
OAD
SR
INE
STA
OAD
VE R
GRO
INWOOD
ROAD
BATH R
OAD
Heart of Hounslow
Health Centre
ET
TRE
HS
HIG
Town centre
opportunities
Sites where new
development could
take place
Hounslow Rail Station
N
8
0m
100m
500m
Town centre places
of interest
Current town centre
planning boundary
Context for
regeneration
The Hounslow Town Centre Vision has not been prepared in
isolation. It is underpinned by technical studies which have
provided an appreciation of the wider context in which the town
centre operates, the local community it serves, the existing and
emerging planning policies with which it must adhere, and the
market conditions for commercial and retail growth.
Scale and location
Situated in West London, Hounslow is
the ninth largest borough in London,
covering 22 square miles (5,698 hectares)
from Chiswick in the east to Bedfont in
the west. The borough is bordered by the
London boroughs of Hillingdon, Ealing,
Hammersmith & Fulham and Richmond
upon Thames, and the Borough of
Spelthorne. Hounslow town centre is the
largest commercial centre in the borough.
Transport and connections
Hounslow is very well connected with
major roads nearby including the M3,
M25, A4 and M4, and with Heathrow Airport
approximately five miles to the west and
City Airport about 20 miles to the east.
The Piccadilly line serves the borough’s
underground stations and mainline rail
services run to and from London Waterloo
mainline station.
Hounslow town centre is located
centrally within the borough, approximately
10 miles west of central London. It is
easily accessible via public transport with
a railway station, two underground stations
(Hounslow Central and Hounslow East)
and numerous bus routes connecting it
to nearby residential neighbourhoods.
The noise of aircraft overhead is an
ever present reminder of Heathrow
Airport’s proximity.
Residential
In recent years, Hounslow has seen
a number of new-build residential
developments within the town centre.
These have been predominantly apartment
accommodation with a high buy-to-let
element. In contrast to many larger town
centres, family housing can be found in the
form of late 19th-early 20th century terrace
properties to the north and south of the
High Street.
Despite current market conditions,
Hounslow’s proximity to Heathrow and
its accessibility by road and rail means
Hounslow is likely to remain a relatively
popular residential location.
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Retail
The town centre form is a linear high street
of around 1 km in length, anchored by two
shopping centres: the Treaty Centre to the
south and the Blenheim Centre (ASDA) to
the north.
Hounslow town centre lies unranked
outside the top 200 national retail centres
(the Retail PROMIS 200). Of Hounslow’s
local competitors, Kingston upon Thames
is ranked 15th out of 200, with Richmond
43rd, Uxbridge 79th, Ealing 111th and
Staines 128th. Of these, Uxbridge, Ealing
and Kingston share Hounslow’s status as
a Metropolitan Centre, meaning Richmond
and Staines significantly outperform
Hounslow despite their lower planning
policy status.
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Hounslow town centre’s retail offer is
diverse, (around 110,000 sqm of floorspace)
but focuses on convenience goods and
the lower end of the comparison goods
market (Marks & Spencer Outlet, Primark,
TK Maxx, Wilkinsons). Debenhams in
the Treaty Centre is a notable exception
providing the centre’s only quality
department store. There are a number of
‘pound shops’ and street stalls which have
added to Hounslow’s reputation as a low
value shopping experience.
Leisure and tourism
Hounslow town centre offers a local
theatre (Paul Robeson), a bingo hall and
two gyms but no cinema, leisure centre or
other major public leisure facility. The town
centre has not enjoyed the benefit of the
growth of café culture or evening economy
seen in many UK towns and cities. The
eastern end of the High Street around the
bus garage is home to a number of smaller
restaurants, cafés and grocers, but this is
not supported by other leisure facilities.
Hounslow’s location as the nearest town
centre to Heathrow and proximity to major
visitor attractions including Twickenham,
is reflected in the growth of hotels on
Lampton Road ranging from bed and
breakfasts to higher end facilities
(The Continental Hotel). There is potential
for Hounslow to increase its tourism offer
in future years.
Business and employment
Hounslow’s strength as a source and
provider of business lies in its proximity
to Heathrow and a number of major
transport routes (specifically the M3, the
M4 and M25) which provide good business
communication links with central London,
national and international companies.
Unemployment in the borough is relatively
low due to the large number of jobs in the
local economy. Job growth is predicted to
increase by approximately 10% by 2012,
mainly in the service and knowledge
industries, particularly media.
However the Hounslow town centre
office market is currently underperforming
in comparison with other West London
locations. There is a significant amount
of vacant property within the town centre
with currently low levels of demand and
rents. This comes despite Hounslow town
centre’s proximity to Heathrow and good
accessibility by road and rail, suggesting
other contributory factors.
Hounslow town centre’s primary
catchment* population includes a
particularly high proportion of young adults
aged 15-24. The retired aged 65 and over,
and older working adults aged 45-64 are
particularly under-represented in the area.
Hounslow’s ethnicity is mixed as
shown by the 2001 Census, and the fact
that 120 languages are reportedly spoken
in the borough.
Development in the town centre should
take account of this cultural diversity in
order to provide facilities and services
that will meet local needs and reduce
inequalities across the borough.
*The primary catchment area is defined on the basis of the
market share of the retail centre and includes all postal sectors
where the proportion of people who use the centre as their main
non food shopping destination exceeds 15%. It is based on the CB
Richard Ellis National Survey of Local Shopping Patterns 2004.
Relative sizes of % population per
ethnic group in Hounslow borough
Age structure 2001
55.7%
White British
0-14
Age band
Community demographics
15-24
25-44
45-64
65+
19.1%
Asian or Asian
British Indian
White Other
4.6%
Asian or Asian British Pakistani
4.4%
All other ethnic groups below 1%
3.7%
Black or Black British Black African
2.7%
White Irish
2.7%
Asian or Asian British other
2.6%
Chinese or other ethnic group
Black or British Black Caribbean
2.1%
1.1%
Mixed White & Asian
1.1%
70
75 80
85
90 95 100 105 110 115 120 125
Index: PROMIS average = 100
Sources: 2001 Census Area Statistics, PMA
Key
Key
White British
Hounslow
Other ethinic
groups as
specified
Small centre**
Source: Hounslow
Borough Council
website
** Promis ranks Hounslow as a ‘Small centre’ town type
on the basis of volume and quality of retail offer. The chart
represents a comparison between Hounslow and 100 other
centres in this category.
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Social indicators for Hounslow borough
Average age (2001)
100
Crime score
Proportion of population
classified as non-White (2004)
75
50
25
Health score
Change in residential
population (1991-2005)
0
Average household size (2001)
Deprivation score
Prosperity score
Knowledge worker score
Source: Local Knowledge, Local Futures
Key
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Hounslow
Great Britain
Average
The diagram on this page shows a
summary of social indicators for the
borough of Hounslow relative to the
average for Great Britain. The social
profile for Hounslow borough is mixed.
There is a large proportion of knowledge
workers generating high levels of average
prosperity. However, similarly high levels
of deprivation suggest that the average
prosperity is skewed by some very high
incomes. These levels of deprivation are
accompanied by high crime rates and poor
levels of health.
Hounslow is a reasonably prosperous
borough by national standards, with an
average (residence-based) annual income
of £25,500 compared to the national
average of £22,623. Nationally the borough
is ranked 85th (where 1st has the highest
income). Hounslow fares less well when
compared with other London boroughs as
a result of the extreme levels of income
found in the capital, and ranks 19th of the
33 London boroughs.
The 2004 Index of Multiple Deprivation
shows that Hounslow borough and
Hounslow Central ward are both relatively
deprived. The borough ranks 101st
nationally (of 354 local areas, where 1st
has the highest level of deprivation). As
indicated above it is believed that levels of
average prosperity are skewed upwards by
a small proportion of very high incomes.
One in six full-time workers earns low
wages. Poverty is concentrated in several
specific locations. Brentford, Isleworth,
Heston, Hounslow, Feltham and Hanworth
all contain residential areas that have
significantly higher levels of deprivation
than other areas in the borough.
Hounslow Central ward also contains
areas of relatively low deprivation,
highlighting the potential for Hounslow
town centre to attract those with a greater
level of prosperity.
Planning policy context
The London Plan, national planning policy
(PPS6: Planning for town centres) and the
council’s own Unitary Development Plan
(2003) encourage further development in
highly accessible town centre locations
such as Hounslow.
Source: Annex 1, The London Plan, Consolidated
with Alterations since 2004, 2008, Mayor of London
Although Hounslow town centre meets
these targets in terms of retail floorspace,
there is a predominance of lower grade
convenience shopping. Employment,
service and leisure functions are limited
and located towards the edges of the
centre. There is clearly an opportunity
for Hounslow to strengthen it’s role within
the sub-region.
Other Metropolitan Centres
- New housing to be concentrated in the
town centre (with a preference for family
and affordable housing provision).
Wood Green
Ilford
- Protection and strengthening of the town
centre’s retail offer.
- Focussing on environmental, social and
economic sustainability.
Uxbridge
Ealing
M4
Hounslow
Heathrow
Bromley
a
th
M3
me s
Kingston
Croydon
er
- Increasing the mix of uses (boosting the
evening economy and providing a cinema,
arts, leisure and health facilities).
Romford
Harrow
riv
‘Metropolitan centres (11) mainly in the
suburbs, serve wide catchment areas
covering several boroughs and offer a high
level and range of comparison shopping.
They typically have over 100,000 square
metres of retail floorspace, including
multiple retailers and department stores.
They also have significant employment,
service and leisure functions.’
Consultation feedback on the Hounslow
Core Strategy Issues and Options Report
supports this and suggests demand for:
M25
Hounslow town centre is designated as
a Metropolitan Centre in the London Plan
(one scale down from the International
Centres of Knightsbridge and the West
End) which is defined as follows:
Hounslow Plan
Sutton
The Hounslow town centre vision will
feed into the development of the Council’s
Local Development Framework planning
documents and supports the ambitions of
the Hounslow Plan 2008 ‘Building Pride,
Borough Wide’
The PRIDE vision
People Respect Improve Dialogue Empower
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We’ve been
listening
To understand the views of all those who visit, live or
work in the town centre a comprehensive consultation
strategy was implemented during summer 2008 involving
Hounslow’s diverse and evolving population.
Top 10 postcard responses
7. Facilitie
s for
young peo
ple
5. Restaurants,
bars & cafes
Focus groups and workshops provided
the opportunity to talk in detail with town
centre users and stakeholders including
residents’ groups, young people, religious
leaders, women’s groups, education/health
service providers, and local developers to
name just a few.
Consultees were asked to consider the
successes and failures of Hounslow 2008
and set out their vision for Hounslow in
2028 and importantly, what would need
to happen in order to achieve it. The focus
groups were supported by individual
interviews and questionnaires to local
businesses, plus a dedicated section
within the Hounslow Residents Survey
Panel questionnaire.
e
1. Newtileesisu&r
facili things
more
to do
6. Improved
policing &
security
To gain comments from as wide an
audience as possible, there was an
opportunity for anyone with an interest
to comment on the town centre’s future
online and via pre-paid postcards
distributed throughout the town centre
and at council venues.
3. The sutpreaentds
cleaned d
improve
4. Sports
facilities /
swimming pool
2. Better,ops
branded sh pound
& no more
shops
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Town centre
visioning event
As a finale to the visioning engagement process,
EDAW and the council hosted a major event
in the town centre. The event included local
entertainers, music and competitions, plus an
exhibition and workshops on project work to
date, with local radio and press in attendance.
Vox-pop interviews with members of the public
were filmed on the day and a short film produced.
The event created a buzz around the
project, encouraging residents to take
pride in the area and allowing consultation
with a wider audience of town centre users
playing back the ideas and concerns for the
future that had been gathered through the
earlier stages.
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Despite the wide range of backgrounds,
cultures, age groups and interest groups
with which we consulted, there was
overwhelming consensus on the big
issues that need to be addressed to create
a sustainable and successful future for
Hounslow town centre, and many common
ideas on how that might be achieved.
Local musicians
‘The Dhol Foundation’
performed at the event.
Who has input into the Hounslow Town Centre Vision so far?
London Borough of Hounslow officers from all relevant service areas
Ward councillors
Major landowners including:
- Dukelease Properties
- St Modwen Properties
- St James Investments
- Apollo
- The Treaty Centre
Residents’ groups including:
- Hounslow Town Centre Residents’ Association
- London Borough of Hounslow Residents’ Panel
Local Strategic Partnership representatives including:
- Primary Care Trust, Director of Estates
Local businesses/business organisations including:
- West London Business
- Hounslow Chamber of Commerce
- Small businesses via a door-to-door survey
- Local residential estate agents
Hard to reach groups including:
- Milan Group (Asian women)
- Hounslow Friends of Faith (multi-faith group)
- Owl Housing (learning disabilities organisation)
- The Star Centre (mental health daycare)
- Young people, via LBH Youth Services, Hounslow Youth Council,
Hounslow Youth Centre, The Spot
Other key stakeholders including:
- LBH Head of Housing Strategy
- LBH officer for Education and Building Schools for the Future
- Regeneration consultants for the Diocese of London
- The Metropolitan Police and their property consultants
- Local arts groups, including Feltham Arts Centre and the
Waterman Arts Centre
- Head of Library Services
General public
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Key issues
Residents and stakeholders were unanimous
in wanting the project to think big, and to learn
lessons from the past. There was great consistency
in the town centre’s perceived strengths and
weaknesses, as shown in the diagrams below.
Opportunities for change
- Multiple sites for development in the town centre
- The chance to make better use of spaces
- Developers are interested in working here
Town centre Strengths
Desire for change
- Public demand for action
- Common ideas of what is required
Location
- Agreed need for a comprehensive,
planned approach
- Direct access to central London and the M4
- Proximity to Heathrow
- Proximity to the Golden Mile
Convenience
- Good public transport links
- People live close to the
town centre
- Many local convenience shops
and independent grocers
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The people
- Cultural diversity
- Young population
- Arrival of new people
with new ideas
- Many active volunteer
and community groups
Lack of beauty
Town centre weaknesses
- Tired and cluttered streets
- Derelict and vacant buildings
- Concerns about crime and
personal safety
Lack of focus
- No attractive architecture
- No civic square / major
public space
- Scattered tall buildings
- Multiple, small, scattered
areas of activity
- Poor first impressions
Struggling to compete
- Local people shop elsewhere
- Businesses are locating elsewhere
- Regeneration seems to be happening elsewhere
- Other Metropolitan Centres are way ahead
- Dominance of budget goods and services
- No real centre
Nothing to do
- Lack of leisure and sports facilities
Poor connections
- Poor public transport interchange
- Ugly, dominant ring road
- Lack of pedestrian links
- Poor routes between key destinations
- Nothing for young people
- No evening economy (bars,
restaurants for all)
- No town centre events
- Theatre and library are hidden
- Poor mix of uses.
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Vision for
the future
Vital and viable town centres play a key
role in sustainable communities. They
promote social inclusion by ensuring that
communities have access to town centre
facilities and services. They deliver more
sustainable patterns of development
through higher density mixed use
developments promoting sustainable
transport choices. Government policy is
to focus on existing centres in order to
strengthen and regenerate them.
Whilst there is much to do to achieve
this, we believe that it is possible provided
that a clear path of processes and projects
can be established that generate a route
map to implementation and delivery.
Based on what we’ve learned from
town-centre users and from our technical
research, the following four chapters set
out a vision for Hounslow’s future and
how it can be achieved.
It is clear that there are a number of
challenges that Hounslow town centre
will need to face head on over the coming
years in order to have a successful and
sustainable future as the borough’s
largest centre.
A vision for:
Hounslow Town
Centre High Street
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A key spatial priority of the London Plan is to focus action on
the suburbs in inner and outer London. The Mayor wishes to
enhance the quality of life and economic prosperity of these areas
by focussing retail, leisure, commercial activity and community
facilities in town centres, and increasing housing within them.
The increased residential populations living in the catchments of
London’s town centres provide good opportunities to regenerate
them and create new job opportunities.
Hounslow currently struggles to achieve this, lacking the range
and critical mass of activity to act as a destination for leisure and
culture, which in turn creates a less attractive setting for business
investors.
Described below are the challenges which will need to be
overcome and the multiple roles which Hounslow will need
to play in future to fulfil its potential as:
-
a destination;
-
a business location;
-
a place to live;
-
a place that serves its local community.
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Destination Hounslow?
I want… “A cin
ema,
leisure centre
, decent
shops and res
taurants.
Cleaner stree
ts.
More safety!”
Challenges
Evidence
Hounslow suffers from poor diversity
of activity. Daytime options are limited
to shopping but the range is restricted
with a focus on discount stores
(e.g. Marks & Spencers Outlet and
numerous ‘pound shops’).
By far the most common request on
consultation postcards was to provide
new leisure facilities and more things to
do, e.g. a sports centre, swimming pool,
cinema, bowling or ice rink and a greater
range of shops, bars and restaurants. Many
respondents who live or work locally did
not consider using Hounslow town centre
for their shopping and leisure needs,
choosing instead to travel to neighbouring
competitor centres. Consultation with
youth groups revealed particularly strong
feelings on this issue, the town centre
being perceived as ‘not for them’.
When the shops close, the lack of an
evening economy creates a ghost town
of deserted streets as local people go
elsewhere for entertainment or simply
head home. Other local centres such
as Feltham, Kingston or Ealing are the
beneficiaries of this movement as they
provide a wider range of things to do.
Hounslow’s position as the closest
town centre to Heathrow has helped
attract a number of small hotels, but their
guests have few options, with little in the
way of restaurants, bars and nightlife to
encourage people to stay.
24
Developing the evening economy is
necessary, but must not conflict with the
needs of family shoppers and other groups
in Hounslow’s diverse population.
“It’s
ni
long ce to see
la
t
rege st the Ho hat at
nera
unslo
tio
head
. The n has ra w
ised
brigh
place
its
t
arou er look. D needs a
nd A
evelo
SD
soon
p
. Pro A should ment
vide
resta
happ
pla
u
en
town rants or ces for
c
centr
i
e is s nema. Th
habb
e
y.”
ld
ow Wor
l
s
n
u
o
aH
“Create on Holloway ty
ile
rsi
Food M elebrate dive
–c
Street
”
h food.
throug
“I am here
since 1967
. The
town centr
e has gon
e
down
the tube.
It needs a
big
boost to a
ttract peo
p
le from
outside to
enjoy facil
ities like
in Kingsto
n. Hopefu
ll
y things
will get be
tter soon
so that
we can be
proud of H
ounslow
town centr
e.”
1987 Press cutting
I want… “Som
ething
unique – a bu
ilding or
sculpture tha
t people
will know as re
presenting
Hounslow.”
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Vision for the future
Destination Hounslow?
As a Metropolitan Centre, Hounslow town centre should appeal as a sub-regional
destination as well as meeting the needs of local residents. It currently struggles
to achieve this, but through a mixture of new development and better use of
existing facilities ‘Destination Hounslow’ can become a reality.
How could this be achieved?
More things to do
Major new development in the town centre
could increase the range of activities on
offer in the daytime and evening. The area
between ASDA and the High Street could
become a new shopping and leisure district
and could include:
- Quality cafés, bars and restaurants.
- A cinema or other major leisure use.
- A better range of high street shops
(including more clothes, electrical,
sports and specialist stores that
complement the Treaty Centre).
- A well-balanced mix of desirable
national brands, plus quality
independents catering to varied local
cultural demands.
- A regular market (e.g. in a new civic
square or on the High Street)
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Make the most of what the town
already has
The Paul Robeson Theatre is used by many
community groups but is hidden inside the
Treaty Centre with no High Street frontage
or access. The theatre could have a more
visible presence through advertising
and a new High Street entrance. Such
a development could also benefit the
neighbouring library, a popular local
resource with scope for improvement.
A place of fun and activity
A new programme of arts, festivals and
events in the town centre could attract
visitors into Hounslow and make it a
vibrant place to be.
27
used to
w
o
l
s
n
rent
“Hou
of diffe nt
s
t
o
l
e
v
ha
yme
f emplo gone
o
s
e
p
y
t
ave now
which h tly service
os
ow.”
– it’s m
s left n
e
i
r
t
s
u
ind
Doing business
in Hounslow
Challenges
Evidence
Many of Hounslow’s modern office blocks
are empty and some have been converted
to residential use. Businesses are being
attracted to out-of-town office parks (e.g.
Chiswick Park or Hounslow’s ‘Golden Mile’)
instead of the town centre. There are
many vacant offices above the High Street
shops which do not meet the needs of
modern businesses.
Vacant or part-occupied office buildings
are clearly visible from the street, with a
concentration towards the western end
of the High Street. With the exception of a
few airline tenants such as Air Lingus and
Ryan Air, Hounslow’s proximity to Heathrow
has been insufficient to attract the
airline-associated business which might
be expected here. Office rental values are
low at £15 per sq ft (for the better quality
stock; heading downwards in line with
deteriorating quality), while the Great West
Road and Chiswick achieve up to £35 per
sq ft for their best stock (e.g. Chiswick
Park, a marked step above the buildings
available in Hounslow town centre).
The London Borough of Hounslow’s
Civic Centre is north of the town centre,
taking a great number of public sector jobs
outside the centre, decreasing the potential
for lunchtime and after-work spending
there, and limiting the council’s business
connections with town centre occupiers.
28
“The town cen
tre needs
substantial in
vestment
and redevelop
ment.”
A questionnaire sent to local retailers
and occupiers in the town centre revealed
that businesses value Hounslow town
centre’s transport connections and parking
facilities but are concerned by crime, litter
and the area’s run-down nature. Many
claim a noticeable deterioration in
business over the past five years and
see a need for comprehensive rather
than piecemeal redevelopment.
“Consensus fr
om
colleagues wo
uld be to
bulldoze the ce
ntre and
start again. T
here is a real
stigma attach
ed to having
a business in
Hounslow
– hence our co
mpany’s
desire to move
.”
ss
ers easy acce
“Hounslow off
nd many
to Heathrow a
ellings within
residential dw
nce.”
walking dista
for the
“Provide
onomy
digital ec
wi-fi.”
with free
wn centre
“Hounslow to
as a
has worsened
tion over the
business loca
. With high
past five years
and poor
council taxes
panies are
planning, com
moving out.”
“Houns
lo
from la w has suffere
d
ck
with po of investmen
verty, c
t
rim
and the
poor st e, dirt
ate of
the bui
ldi
is unen ngs – the list
ding!”
29
Doing business in Hounslow
Town centre employment, during the day and the early evening, is vital to the
vibrancy of Hounslow. Attracting office workers means providing the right
environment, buildings and services for business, but also a range of facilities
for employees (lunchtime shopping, evening leisure and good transport)
such that they feel they work in a ‘good place’. An improved environment will
contribute to the possibility of increased commercial rents which will in turn
encourage office development and refurbishment.
Enhanced civic presence
The council could explore opportunities
to organise meetings and conferences
within the town centre, to promote
Hounslow to visitors.
Important links
Hounslow
East Station
Lampton Park
ASDA
Hounslow
Central
Station
BAT
HR
OAD
EET
STR
H
G
I
H
Health
Centre
Treaty Centre
OAD
ES R
N
I
A
ST
Grove Road
Primary School
Inwood Park
WHITTON ROAD
30
Promote new ways of working
The digital economy is vital to business.
Hounslow town centre could be a wi-fi hot
zone with free internet access for all. This
would encourage visitors from Heathrow.
Destinations
Civic Centre
RTH
N ROAD NO
WELLINGTO
Create an improved office quarter
Many of the offices in Bath and Staines
Road are of reasonable quality or could
be refurbished creating a high-quality
office quarter. This area could include
new bars, cafés or convenience shops
and landscaped public space. New office
development in the town centre could be
focussed here and should offer a broad
range of premises so firms can start and
grow here.
Introduce schemes to bring offices
back into use
Flexible term leases and other incentives
could be introduced to encourage
businesses to locate in Hounslow.
Hounslow could attract public sector or
voluntary organisations, which need their
offices to be easy for the public to visit and
companies with links to Heathrow looking
for office space.
London Borough of
Hounslow Civic Centre
HA
NW
OR
TH
RO
AD
Provide an attractive environment
for workers
Creating a better mix of retail and leisure
uses in the town centre, and an improved
public realm, will encourage businesses to
move back, so that their workers can enjoy
what the town centre offers.
Possible office quarter
AD
RO
EY
SL
NG
KI
A new quarter
for business?
N
0m 100m
500m
31
“Too many flats are
being built on any
available space.”
A place to live
Challenges
Evidence
The town centre is not just for visitors.
Many people live here and need convenient
shops, schools, open space and healthcare
nearby. The new Heart of Hounslow health
centre provides high-quality healthcare for
the town, but other local facilities could do
with updating.
Discussions with local residential estate
agents suggest poor demand for one
and three bedroom dwellings at current
market values, leaving a relative demand
for two-bed units (although these sales are
also slow in current market conditions).
Residents’ associations and the public
made clear calls for more affordable family
homes in the town centre. The London
Borough of Hounslow has set targets
for 50 per cent affordable housing and a
minimum of 35 per cent of three-bedroom
dwellings from all developments.
Family housing is needed, but this can
be difficult to provide successfully in town
centres, and most new developments in
Hounslow town centre have been flats.
The large scale of recent development
contrasts with the older terrace housing.
32
“Better education woul
d
raise skills, aspiration
s,
incomes and local pride
.”
“Provid
e
that ca lifetime home
ter for
s
pe
disabili
ties an ople with
d an ag
popula
eing
tion.”
Many residents would support service
improvements to complement the Heart
of Hounslow (the largest primary
healthcare facility in the UK) and the
Treaty Centre Library (the seventh busiest
in London). The location of new facilities
must be carefully considered – currently
some services are not where people may
expect them to be, for example Hounslow
Manor Secondary School lies in the heart
of the town centre, and the Civic Centre
on the fringes.
Existing homes within
walking distance of the
town centre
t housing
“We don’t wan
in ‘age
development
ousing for
zones’, with h
one area,
the elderly in
g in another.
family housin
e mixed.”
It should all b
d better
“We nee
hops, a
quality s
rket, and
good ma
n among
io
it
t
e
p
m
co
rkets.”
superma
Community facilities
and services
Homes less than 5 minutes
walk from the centre of town
Homes less than10 minutes
walk from the centre of town
AD
RO
EY
SL
NG
KI
Civic Centre
Lampton Park
“There is an excess of
flats and inadequate
family housing.”
Hounslow
East Station
Hounslow
Central
Station
Youth Centre
Hounslow
Manor School
BAT
HR
OAD
The Spot
Montague Hall
Health
Centre
Holy Trinity Church
OAD
VE R
GRO
OAD
SR
INE
STA
Hounslow Town
Primary School
EET
STR
H
G
HI
Theatre & Library
D
ROA
DON
N
O
L
Inwood Park
WHITTON ROAD
Grove Road
Primary School
HA
NW
OR
TH
RO
AD
Star Centre
0m 100m
N
500m
33
A place to live
Town-centre living contributes to activity levels day and night, and creates the
critical mass of population required to support key services. There is the potential to
establish such a range of housing types in the centre, alongside enhanced existing
neighbourhoods, for example the area surrounding Inwood Park could become a
desirable edge-of-centre residential location.
Provide new homes
Housing will continue to be an important
part of town-centre development. New
housing must be built to the highest
design and environmental standards, and
be of the right type and size to help meet
local needs.
Create a local centre
Kingsley Road could become the
local centre for residents living around
the town centre and provide the local
shops and services that people need
day-to-day, supporting the local
grocers and shopkeepers who are
already in the area.
Improve local schools
The council has secured significant
government funding to improve schools
in the borough which could include
Hounslow Manor Secondary School.
34
35
Serving the
community
Challenges
Hounslow has many community and
voluntary groups reflecting its vibrant local
community, but there are few venues where
they can meet. Young people often feel
unwelcome in the town centre and there is
nothing for them to do. Older people feel
unsafe there and would like more places to
go out, especially in the evenings. There is
some concern about increasing antisocial behaviour.
Evidence
Historic lack of development, the town
centre’s run-down condition, and the
controversy over the Blenheim Centre have
eroded local pride and confidence in the
potential for positive change.
Hounslow town centre’s population
diversity was frequently cited as one of
its strengths, but others were concerned
about a lack of community cohesion.
36
I want…
“
Enough Action!
talking
want to
w
see som e
happen
ething
! Put H
ounslo
on the
w
map.”
The concept of a high-quality, landmark
community centre was popular with all
consultation groups. Any such development
must be careful not to exclude youth
groups who may not wish to share mixeduse, multi-purpose facilities with their
parents’ generation, and who expressed
a strong preference for youth-led creative
and participatory approaches to provision
of new facilities.
Crime and fear of crime were an
issue for many consultees, from local
businesses to the youths who are blamed
by older residents for their own fears. The
Metropolitan Police identify Hounslow town
centre as a crime hotspot within a lowcrime borough, and there is an identified
borough-wide need for new facilities across
all five of the police’s operational areas:
Safer Neighbourhoods bases, custody
centres, patrol bases, front counters and
office accommodation.
I want…
“
and com A cultural
munity
centre
–t
of com he sense
mu
Hounsl nity in
ow has
gone.”
I want… “Less
community officers.
More real police.”
“The co
uncil m
u
regene
rate th st
et
centre
on a pa own
r with
other c
entres
wi
the bor
ough – thin
n
Chiswi
otably
ck!
the cen Stop neglect
ing
tre and
stop
talking
ab
ACTION out it and TA
KE
!!”
I want… “A cinema,
swimming pool,
festivals, ceremonies.”
37
Serving the community
A range of initiatives will act to increase community cohesion and provide the
meeting and events spaces which existing community groups so desperately
need. These initiatives should be integral to the redevelopment of the town
centre’s major sites, but could link to the enhancement of existing places such
as Holy Trinity Church and the public space in front of it.
Local people and businesses should be
encouraged to get involved in redesigning
the town centre, continuing the process
of engagement established by this
visioning project.
A new flagship community venue
A place for groups to meet, work and
hold events which could focus on arts,
technology, youth or learning. This
could have a link to, or be positioned on,
the proposed new civic square.
Community showcase
Local arts, youth and community groups
could be part of a new events programme
in the town centre to show others what
happens in Hounslow.
38
Making the most of the library
The library is the seventh busiest in
London, but it could provide a wider range
of services, for example as a central
reference point for council services.
Designing for community safety
We can limit the opportunities for crime
through design. For example alleyways
can be removed and lighting improved.
Furthermore, the town centre is a suitable
location (with lots of opportunity sites)
to fulfil the police’s requirement for
Safer Neighbourhoods bases and office
accommodation (to complement the
existing main station on Montague Road).
Detailed design must continue to involve
the police and community groups to ensure
the right facilities are provided and to
reduce crime and the fear of crime.
Encouraging young people
It is important that children and young
people have things to do in the town
centre and feel that they are welcome.
Developments to support young people
could include new youth centre or leisure
facilities to replace existing low quality
clubs. Greater use could also be made of
school facilities out of hours.
Young people are keen to get involved in
the regeneration of the town centre, and
engagement programmes to channel their
energy and creativity would be beneficial
both to participants and the town centre as
a whole.
39
a
g
n
i
CREATquality
high e
c
a
l
p
40
To fulfil the proposed town centre roles described in
Chapter 3, we must change current perceptions that the
town centre is run down and lacks character.
Making the town centre an attractive place for residents,
visitors and businesses includes improving the physical
character of the public spaces, streets and buildings, and
making the town centre easy to get to and pleasant to walk
around. A new approach to environmental sustainability and
management will ensure improvements are long lasting.
41
“Tidy up
the town
centre.
Better pa
rking, ca
fé
and pede
strianise culture,
d
through.”
right
Beautiful streets and public spaces
Challenges
Evidence
The High Street looks dirty and cluttered
with litter, disparate street furniture and
signage. Previous initiatives including the
introduction of pedestrian barriers and the
meandering High Street bus route look
dated and may no longer be fit for purpose.
Away from the High Street, similar issues
apply with poorly maintained and/or narrow
surfaces and general street clutter.
Consultation groups all commented on
the run-down appearance of the town
centre’s public realm, its lack of greenery,
and the absence of a civic space. A new
town square, surrounded by retail and
leisure facilities, was desirable from
an architectural and environmental
perspective, and for fostering community
cohesion through organised events and
informal public interaction.
There are no public squares where
people can sit and meet friends or provide
a venue for public events. The town centre
has few high-quality historic or modern
buildings and consequently lacks a
distinctive character. Some shop frontages
are low quality and many shops spill
messily onto the pavement, giving a poor
impression to visitors.
Together, these issues add up to a
generally poor-quality public realm
throughout the town centre, projecting a
consistently downmarket image.
42
“Houns
lo
places w needs nice
to rest
an
relax –
a choic d
e
restaur
of
an
around ts, bars etc
a civic
space.”
“The Blenheim
Centre is monstrous,
and the civic space in
front of it has failed.”
“The streets a
re dirty, and th
e
pavements are
too narrow
in places so it
’s difficult for
prams and wh
eelchairs.”
g
outstandin
“We need
st of
o
ings as m
s
new build
eritage ha
h
’s
w
lo
s
n
Hou
oyed.”
been destr
“There is no heart to
Hounslow – either
a physical place, or
within the community.”
43
Beautiful streets and public spaces
A high-quality public realm truly sets the stage for a successful town centre and
can be used to kick-start the regeneration process through highly-visible early
investment that:
-
Creates identity
-
Makes the place look cared for
-
Benefits all town centre users
Successful investment in the public realm can be seen in places such as
Kensington High Street and Gillet Square (Dalston) in London, or Reading
town centre and Manchester’s Piccadilly Gardens.
How can this be achieved?
Major investment in public streets
and spaces
This could begin with the implementation
of a new design for the High Street and
Lampton Road, two of the busiest and most
visible routes.
A new civic space
A new, high-quality public square could be
created on the High Street with trees and
seating areas. This would act as a new civic
focus for the town and may host a market
on selected days of the week.
44
Declutter the streets
All street furniture, signage and traffic
equipment could be assessed and all nonessential items removed.
Make the most of local parks
Lampton and Inwood Parks are a short
walk from the town centre. Signage and
tree-lined streets could encourage people
to visit them as part of their trip to the
town centre.
Better maintenance of streets and
shop fronts
The council has made a commitment
to improve street maintenance and has
secured £200 million extra from central
government for this. Incentives could be
introduced for shopkeepers to improve and
maintain their shopfronts.
45
Arrivals and connections
Challenges
Evidence
First impressions count – and for Hounslow
they aren’t good. People passing through
by car see the ugly backs of the shops, and
the car parks are difficult to access.
The area is very well served by bus routes
with a total of approximately 18 bus
services running to / from Hounslow
town centre.
Public transport is good with buses,
tubes and trains serving local and strategic
destinations respectively – but they don’t
link up well. The bus station (used primarily
for local journeys) is run down and feels
unsafe at night. The rail and tube stations
(used primarily for trips to the centre of
London and Heathrow) are linked to the
High Street by poor-quality roads. Despite
strong public transport connections more,
cheap car parking is a priority for many.
Hounslow Central and East underground
stations and Hounslow Rail station link
the town centre to central London, but
most visitors come to Hounslow by car or
bus. Connectivity between modes of public
transport is poor, for example: only one bus
service runs between Hounslow Railway
Station towards the High Street but this
routes via Hanworth Road.
It’s easy to walk up and down the
pedestrianised High Street, but uninviting
alleyways lead to ASDA, and London Road
and Grove Road are difficult to cross.
46
There are a total of 14 public car parks
located in the study area and on the fringes
of Hounslow Town Centre with a total of
approximately 2,196 parking spaces. They
are predominantly long stay pay and display
car parks (no time restrictions). Many of
these are underutilised and poor quality.
The ring road that runs south of the High
Street (A315 Hanworth Road / Grove Road)
acts as a barrier to pedestrian movement.
The carriageway is generally at least
“Hounslow ha
s a good
location near
to the M25, M
4,
Richmond, Ch
iswick etc and
is
easy to get aro
und on foot.”
four lanes wide through the study area,
and the combination of commuter traffic
and large volumes of east-west strategic
traffic mean that the route suffers from
congestion and long queues and delays at
junctions. Pedestrian crossing facilities are
concentrated at busy junctions and they
provide a small number of places to cross,
not necessarily linked to desire lines.
Arrivals at Hounslow Central tube station
are greeted by a clutter of street furniture,
phone boxes and narrow pavements and
it is not obvious where the town centre
is. Similarly the environments around
Hounslow East and the bus station are
poor quality.
The pedestrian environment is
dominated by guardrailing, limiting the
usable pavement space.
“Improve the bus
e
station by putting all th
stops under one roof.”
“Move the bus station
out and put all bus
stops in the centre.”
ve
to impro
s
d
e
e
n
ncil
s
“The cou
crossing
e
v
o
r
p
im
s,
the road
rs.”
ve barrie
o
m
e
r
d
an
“The town centre is
disjointed. Access
to the Blenheim
Centre is terrible.”
“Pedes
tri
whole o anise the
f the H
igh
Street,
especia
ll
during
shoppi y
n
g
hours.”
47
Arrivals and connections
Enhancing connections and creating a strong positive image on arrival in Hounslow
town centre are vital to changing perceptions and setting the stage for change. The
initiatives below link closely to the public realm proposals, combining to establish a
town centre that is attractive, legible and permeable, while prioritising sustainable
modes of transport over road traffic.
Improve bus services
A new local hopper bus could link up the
rail and tube stations creating seamless
connections with the High Street and other
important locations like the Civic Centre.
Bus stops and routes around the town
centre could be simplified and the bus
station redeveloped, encouraging people
out of their cars for shorter journeys.
Arrivals
Better signage and high quality walking
routes to town could be provided from tube
and rail stations that are pleasant and well
cared for.
48
Road network
The gyratory system around Staines Road/
Bath Road and the High Street could be
simplified and more public space created.
Better crossings could be provided with
fewer guard railings to put pedestrians
back in charge of the streets and
encourage drivers to slow down.
Car parking
Surface car parking could be relocated to
the town centre entrances or replaced with
a new multi-storey car park. In the evening
cars could be allowed to drive and park on
the High Street to support leisure activities
and passive surveillance in the town centre.
Connections
New developments would be required to
join up with existing streets to make it
easy to walk around the town centre.
New and existing routes and public
spaces should be overlooked, with active
frontages where possible, further raising
passive surveillance and improving safety
and security.
49
I want… “A better
environment.”
Environmental
sustainability
Challenges
Physical change on the scale envisaged
has the potential to create a significant
impact on resources and the environment,
however it also has the potential to act
as an exemplar project and create a step
change in the approach to development in
the wider borough.
Hounslow currently suffers from high
traffic congestion, a reliance on the car,
and noise and air pollution related to
both car and air traffic. There is a lack
of greenery in the town centre, and poor
connections to Hounslow’s undervalued
and underused parks.
Key facts and evidence
Consultation on the borough’s emerging
Core Strategy highlighted residents’
concern for sustainable development
in Hounslow – this was echoed when
discussing the vision for the town centre.
50
“There
should
be a fo
cus on
sustain
ab
green r ility, with
oofs et
c.”
rge
f the la erelict
o
e
s
u
t or d
“Make
f vacan
o
r
e
b
plots.”
d
num
n
a
s
e
offic
shops,
We want...
“A greener
Hounslow.”
51
Environmental sustainability
Achieving environmental sustainability is as much about changing patterns
of behaviour, maintenance and servicing as it is about improving the physical
infrastructure. The regeneration of Hounslow must make it easier for businesses,
residents and visitors to make sustainable lifestyle choices.
The ready availability of brownfield sites in the town centre provide the potential to
support short and long-term initiatives for sustainability. The use of sustainable
construction methods in any new developments or infrastructure will establish
a benchmark for the future and should look at delivering improved utilities
infrastructure to the wider town centre.
Brownfield development
Prior to redevelopment, brownfield
sites and surface car parks could be
transformed into useful and beautiful
places by unleashing the local community
on food growing initiatives. The Capital
Growth initiative and Hounslow Manor
Secondary School could support efforts.
Activities could be linked to improvements
in the town centre’s parks and allotments
such as Inwood Lane and Stanley Road.
Community food growing can also be linked
to providing food for community centres
and schools, or local food entrepreneurs.
52
Construction methods
New development should be built to high
environmental standards, with a new
community centre acting as a flagship in
this respect.
Energy
A town centre energy strategy could help
provide businesses and residents with
affordable and green heat, cooling and
power (as has been achieved in Woking for
example). A district heating plant could be
linked to the provision of new leisure/health
facilities and residential development.
Improved connections to green spaces
Better links between the town centre
and Inwood and Lampton Parks could
be created through improved signage
and paving, plus new planting along key
routes. This would improve the town centre
experience and encourage more walking
and cycling.
Sustainable transport modes
Creating a shift away from car use to
walking, cycling and public transport
through better service provision,
accessibility and public realm
improvements will not only reduce
energy consumption, but also reduce
air pollution, road congestion and space
required for car parking.
Refurbishment
Plans to refurbish existing buildings to
provide new or improved homes and offices
above shops in the town centre would boost
the environmental performance of the town
centre significantly. Refurbishment can be
carried out to the same high environmental
standards as new build.
Green economy
As part of an economic strategy
Hounslow could become a new hub for
organisations working on international
development and the environment, which
would be well supported by the centre’s
diverse population.
53
54
Towards delivery
Hounslow town centre is in great need
of change. The public and stakeholders
have welcomed the possibility of extensive
regeneration in their town centre and
they have been clear in their desire to see
prompt action that learns the lessons of
the past and represents best practice in
sustainable urban design for the future.
As the only designated Metropolitan
Centre in the borough, there is an
opportunity to re-establish Hounslow
town centre in this position – however,
turning the vision into reality will be
challenging, particularly given current
market conditions. In similar centres, high
costs and uncertainties have combined
with relatively low expected values to
A vision for:
Hounslow Town
Centre Office Quarter
dissuade investors from trying to reverse
years of neglect. Strong political leadership
is required to oppose this and make
regeneration happen.
There are two ways in which Hounslow
Borough Council can take a strong lead:
- Firstly by delivering visible change
through a programme of early wins and
public investment in public realm and
transport;
- And secondly by ensuring the necessary
spatial plans and strategies are in place
which will put Hounslow town centre in
a good position as the economic cycle
moves towards recovery and growth.
55
g
n
i
t
t
e
S
e
g
a
t
s
e
th hange
c
r
o
f
56
The vision consultation has built a new level of public
interest in the future of the town centre and the
community want to see real results.
By acting promptly to deliver ‘quick wins’, the council
will demonstrate commitment to affirmative action and
willingness to invest.
The process of gaining public confidence and improving
investor and visitor perceptions of Hounslow town centre
will be underpinned by continuing public and stakeholder
engagement and marketing.
57
Changing economic pressures
This work has been undertaken at a time when there is some uncertainty about the national commercial
property market. It is not necessary to rehearse all of these concerns here, but it should be noted that
the turmoil in the banking sector, which first arose in 2008 and is still continuing, has reduced the
availability of credit and, even where credit is available, has tended to increase borrowing costs.
This ‘credit crunch’ has led to a reduction
in the overall level of activity in the
property investment market by comparison
with the levels seen in the first half of
2008. Forecasts for 2009 predict even
further decline into ‘recession’. This will
obviously have an impact on the delivery of
development in Hounslow and it would be
irresponsible to deny that the impact of the
credit crunch is not being felt across the
entire development industry.
Where projects are unable to proceed
due to increasing gaps in viability, now
is the opportunity for reflection and review,
and potentially improvement. In some
cases this can only be a positive outcome
especially where the pace of development
only 12 months ago was producing urban
solutions driven by short term market
ambition, at the expense of robust place
making. In other circumstances, the
challenge of delivering regeneration,
development, and a sustainable approach
58
to growth, including homes fit for the
needs of future populations and places
that enhance the quality of life across
our cities and neighbourhoods, has never
been stronger. Hounslow represents such
a place.
The consequence of all of this is that
there is likely to be a delay in bringing
forward development in the town centre,
even where developers continue to secure
planning permission. This does not
mean though that the transformation of
Hounslow is brought to a standstill. In fact,
quite the opposite is true and a number of
projects can be undertaken in readiness for
the economic upturn, even if this is some
years into the future.
Economic resilience
In future phases of work it would be useful
to evaluate Hounslow against EDAW’s
national index of economic resilience
which ranks all UK cities in terms of their
vulnerability to economic downturns and
their ability to respond to and recover from
exogenous shocks. Behind this index is a
wealth of data that allows the identification
of policy and intervention areas that would
lead to better economic resilience at the
local level. Policy recommendations as part
of an economic strategy would typically
cover: workforce development, skills and
labour markets, sector strategy, assets
and infrastructure, connectivity, housing
and employment. In the current economic
climate this analysis is an important
platform from which to consider any future
strategy for Hounslow. It is possible with
this knowledge to augment the existing
index with the local property data and
market perceptions gathered as part of
this vision to provide a rounded exploration
of policy considerations. This would feed
very effectively into the development of the
physical masterplan discussed in other
sections of this vision.
Supporting the Hounslow Plan
The London Borough of Hounslow has made a commitment
through the Hounslow Plan 2008 to ‘deliver a new, lively and
exciting borough, led by a new Council’ achieved through the
PRIDE vision (People, Respect, Improve, Dialogue, Empower).
A key element is the commitment to
listening and working together, consulting
with all the borough’s communities
on major decisions, providing a strong
voice for local businesses, and involving
voluntary organisations through
partnership working.
The vision for Hounslow town centre is
underpinned by this agenda. Project ideas
set out in Chapters 3-4 of this document
provide an opportunity to help deliver the
following Hounslow Plan promises within
the council’s two year timetable:
- Invest £2 million to improve the
borough’s parks, libraries and
leisure centres.
- Invest an extra £2 million into keeping
roads and pavements safe and in
good condition.
- Reduce the amount of graffiti by half,
and increase the number of graffiti
crews at work in Hounslow.
- Bring new affordable family-sized
homes into the borough.
- Plant 1,000 new trees across
the borough.
The following section identifies specific
projects which could be tackled as early
wins in line with these promises.
- Invest £250,000 to improve community
safety in the borough, working alongside
the police and other partners.
59
Early wins
Early wins are projects that can be delivered prior to major development taking place,
and without the need for significant land take or private sector investment. They deal
with changing perceptions, championing Hounslow town centre and showing the
council’s commitment to delivering the PRIDE agenda set out in the Hounslow Plan.
Drawing on the ideas set out in chapters
3 and 4, the following projects have been
identified as possible early wins which the
council could deliver over the next two years.
A strategy for arts and events
To answer the criticism that there
is ‘nothing to do’ and attract a wider
catchment of visitors, the council could
lead with a programme of free community
arts events held in the town centre. These
could include artists, musicians, food or
celebrations, encouraging involvement
from local groups and schools.
Town centre management
Linked to the events strategy but with a
wider remit, a town centre manager or
officer should be appointed to act as the
point of contact for town centre events
and activities and to liaise and assist local
retailers providing a link to the London
Borough of Hounslow.
60
Key streets public realm
Prior to major development on the High
Street taking place it may not be sensible
to redesign the High Street public realm.
Therefore we would recommend a focus
is placed on arrival zones including
the walking routes from Hounslow Rail
station to Hounslow Central station / Civic
Centre and from Hounslow East station to
London Road. Improvements could include
reorganising the carriageways to create
wider pavements, improving signage,
paving quality and reducing clutter to leave
a positive first impression.
Establishing partnerships
This may include: Town Centre
Partnerships, to provide clear briefs on
difficult sites that may then be taken
forward by more than one small developer;
Business Improvement Districts, such
as those established in Kingston, Ealing
and Hammersmith; and/or Development
Trusts, where community organisations
take on asset-based projects supported by
the council.
Engagement and
communication strategy
A key element in the ongoing
programme, which should commence
immediately, relates to the Hounslow
Plan’s commitment to dialogue with the
borough’s residents. Having opened up
the conversation on the future of the
town centre with a wide range of people
through this visioning process, there is
an expectation that this conversation
will continue and that town centre users
will have a real opportunity to influence
proposals. The engagement strategy
would identify the ways in which this
can be achieved.
Place-marketing and branding to
promote a positive image
This may include internal and external
public relations, working with existing
businesses and to attract new interest
encouraging people to take a fresh
look at Hounslow. It is also important
that early wins and achievements are
celebrated through Hounslow’s community
publications, website and local press to
build pride in Hounslow.
61
Dealing with
empty sites
Early wins include temporary solutions for empty sites which are unlikely to be
developed for a number of years.
Empty sites and derelict properties can blight adjacent properties, attract vandalism
and contribute to a run-down appearance. Solutions may require partnership
working with private owners, but could potentially deliver community and
commercial benefits to the town centre.
Arts and events space
Empty spaces could become the focus for
the town centre arts and events strategy,
drawing on the work of the Liverpool
Biennial 2008 which used a range of empty
and derelict properties in unexpected ways.
In Germany the use of empty
sites awaiting development is called
Zwischennutzung (literally “between use”).
In Berlin the empty Palace of the Republic
hosted a yearly arts programme filling the
building with temporary art installations at
different stages of building demolition.
Green spaces
62
Small empty spaces can be planted or
container gardens created. This could
include community food growing
projects such as the Urban Farming
project in Middlesborough, which grew
food throughout the town centre and
culminated in a community meal. Capital
Growth run a range of community garden
projects in London.
Temporary reuse
Recreation
Routes from the High Street towards
ASDA will be created during redevelopment
of the site, but in the short term temporary
improvements could be implemented
including clear walkways with lighting,
and improvements to paving.
Spaces could become temporary
sports venues for example: skate parks
or ice rinks.
Dealing with visual blight
Hoardings or screens can hide problem
areas. These could include planted green
walls which serve to increase biodiversity,
or hoarding artworks.
Existing houses / offices could be let
on temporary contracts at low rents
to community groups or those
awaiting homes.
Public realm
63
y
g
e
t
a
r
t
s
S
s
e
cc
u
S
for
64
Delivering the ambitions of the Hounslow Town Centre Vision will
take place over a number of years, and in the context of existing
and emerging local and regional planning policy.
While it is important to show commitment to change through the
short term wins and interim improvements outlined in Chapter
5, this chapter sets out how a robust spatial masterplan and
supporting strategies can be developed to guide development and
change in the longer term.
EDAW has developed two alternative spatial scenarios which
explore where core town centre uses could be focussed in
the future. These scenarios form the starting point for the
development of the town centre masterplan.
65
Supporting the Local
Development Framework
The Hounslow Town Centre Vision is underpinned by the existing
Unitary Development Plan and emerging Local Development
Framework. The ambitions of the vision will inform the final
Local Development Documents which deal with the town centre
including the Core Strategy.
Supporting the Core Strategy
Planning Policy Statement 12 (2008)
includes a requirement that the Core
Strategy should include a delivery strategy
for achieving the plan’s strategic objectives.
This means going further than simply
setting out the future spatial direction of
an area, the strategy must also consider
how much development is intended to
happen where, when, and by what means
it will be delivered (whether by the council
as planning authority, other parts of the
council or other bodies).
66
Particular attention should be given to
the coordination of these different actions
so that they pull together towards achieving
the objectives and delivering the vision.
It needs to demonstrate that the agencies/
partners necessary for its delivery have
been involved in its preparation, and the
resources required have been given due
consideration and have a realistic prospect
of being provided in the life of the strategy.
If this is not the case, then the strategy
could be judged to be undeliverable.
Implementation, or at least the
realistic prospect of implementation, is
therefore central to the formulation of
Core Strategies and strategic objectives.
Strong partnership working with public and
private infrastructure service providers,
the development industry, and regional
and local delivery agencies can be used
to demonstrate that the Core Strategy
has considered the implications of
growth and how service delivery, funding
streams and partnership arrangements
have been aligned in order to facilitate
implementation.
As a key element of the borough’s
development portfolio, it follows that
the plans for Hounslow town centre will
be required to show a level of rigour,
partnership working and focus on
implementation and delivery suitable to
support the Core Strategy.
Creating a town
centre focus
Combining public and stakeholder input with EDAW’s own analysis of Hounslow town
centre, two options emerge for a spatial strategy which could be developed further in
detailed masterplanning. Both options involve the creation of a more focussed town
centre that will establish the critical mass required to support wider positive change
for the centre and the surrounding areas (as befits a Metropolitan Centre).
Why is a focus needed?
Town centres often work best where retail,
leisure and business uses are located close
to one another to create a compact, focus
of activity. The existing long, linear high
street is primarily for retail uses and fails to
link successfully with new development at
the Blenheim Centre, office buildings to the
west or other visitor destinations including
the Civic Centre. Community facilities are
spread out and primary and secondary
shopping areas are poorly defined. A
number of major sites are available for
redevelopment. Understanding where the
focus or core of the town centre should be,
will help determine the appropriate type
of development for these different sites.
Two scenarios for the creation of a more
focussed town centre over the coming few
decades have emerged.
67
LAM
PTO
NR
OAD
AD
RO
EY
SL
NG
KI
Civic Centre
Lampton Park
3.
Hounslow
Central Station
ASDA
Hounslow
Manor School
4. Kingsley Road
Local Centre
OAD
NR
DO
N
LO
Hounslow Town
Primary School
BA
TH
RO
AD
1. Town Centre Core
D
ROA
Grove Road
Primary School
Inwood Park
Treaty
centre
3.
Western focus
Local Centre
1. The destination
for shopping, civic
uses, leisure and
nightlife is at the
western end of the high
street and expands
north towards ASDA.
4. Kingsley Road
/ Hounslow East
becomes a local centre
serving residents with
independent
shops, services, new
family housing and
could include a local
supermarket.
2. The office quarter is
linked in.
WHITTON ROAD
68
D
OA
AR
NI
ER
HIB
S
INE
STA
2. Office Quarter
HA
NW
OR
TH
RO
AD
Heart of Hounslow
Health Centre
Primark,
M&S
3. Walking routes from
Hounslow Central tube
station and Hounslow
rail station are
improved.
0m
100m
N
500m
Scenario A:
Western focus plus local centre
The first approach breaks the status quo, acknowledging that
the existing long linear high street does not function effectively
and is potentially unsustainable. It creates a new focus for the
town centre at the western end of the High Street and expands
northwards towards ASDA making use of the large development
site to create a new quarter for high end retail, leisure and
entertainment.
Town centre uses shops, leisure, civic
and nightlife
Office quarter
Small shops,
restaurants and
local services
London Borough of
Community parks
Destinations
Important routes
into town
Focussing at the western end of the High
Street ensures that the office quarter is
linked into the new leisure and shopping
destination. It strengthens the imperative
to improve pedestrian links to Hounslow
rail station and Hounslow Central
underground station creating a north-south
arrival corridor, and a focus for tourismbased developments.
The western focus brings the
commercial core of the town centre closer
to the Civic Centre strengthening the
critical mass of activity and business uses.
Kingsley Road Quarter
Kingsley Road and London Road are
already a focus for local independent
retailers, small cafés and restaurants and
a unique multi-ethnic offer is developing.
This area is home to community facilities
including Hounslow Manor School,
Hounslow Town Primary School and the
youth centre. The area is let down by the
especially poor pedestrian environment of
London Road, derelict premises and rundown bus garage site.
It is important that in creating
‘Destination Hounslow’ towards the west
of the High Street, a complementary local
centre offer is promoted at Kingsley Road.
The existing independent traders should
be supported and development sites used
to deliver a mix of new family housing,
community facilities and local scale
convenience shopping serving adjacent
communities including Inwood Park.
69
LAM
PTO
NR
OAD
AD
RO
EY
SL
NG
KI
Civic Centre
Lampton Park
Hounslow
Central Station
ASDA
2.
BA
TH
RO
AD
D
ROA
Grove Road
Primary School
Hounslow Town
Primary School
e
Cor
e
r
t
n
n Ce
w
o
T
Primark, M&S
Inwood Park
Treaty centre
1. The town centre is
focussed around a long,
thin high street and the
shopping area grows
towards Hounslow bus
station.
D
OA
AR
NI
ER
HIB
S
INE
STA
1.
3. Office
Quarter
WHITTON ROAD
HA
NW
OR
TH
RO
AD
Heart of Hounslow
Health Centre
70
OAD
NR
DO
N
LO
Hounslow
Manor School
2. Development to the
north of the high street
has more housing and
less leisure and retail.
3. The office quarter is
a separate district.
N
0m
100m
500m
Scenario B:
One long centre
The second scenario maintains the status quo by
focussing on a long thin high street for shopping.
Town centre uses shops, leisure, civic
and nightlife
Office quarter
Small shops,
restaurants and
local services
London Borough of
Community parks
In this scenario, ‘Destination Hounslow’
would grow towards the bus station site
with a mix of high end and independent
retail plus leisure uses along the length
of the High Street and London Road.
Sites off the High Street would focus
on housing.
The area towards the bus station and
Kingsley Road already has a selection
of local restaurants and cafés and could
become a focus for nightlife and the
evening economy – however it would
be poorly linked to the existing Paul
Robeson Theatre.
In this scenario the office quarter would
retain a separate identity to the shopping
area and there would be less opportunity
to create a critical mass of activity at one
core location.
Destinations
Important routes
into town
71
Emerging direction
Each alternative approach offers new definition to the town centre
through the creation of character areas with a particular function,
scale and mix of uses.
Based on the existing uses and the way in
which the town centre functions, it seems
sensible to cluster the core uses to the
west of the High Street near the existing
office uses, Treaty Centre and Civic Centre
creating a critical mass of activity as set
out in scenario A. However, a large area
of potential development land is likely to
become available towards the eastern
end of the centre over the coming years,
including the bus station, Dukelease site,
school road site and potentially Hounslow
Manor School.
72
It is therefore clear that whether the
eastern end of town becomes a high quality
local centre (with independent retail, ecoexemplar family housing and a flagship
community facility), or part of an enlarged
town centre with a new comparison
shopping offer, it provides a major
opportunity for the town centre as a whole.
The masterplan will need to test these
spatial scenarios against the realities of the
market, land availability, and importantly
against the vision that the community have
for their town centre to come up with a
deliverable development plan for the next
20 years.
Delivering the vision
Three levels of masterplanning detail are
recommended to deliver the vision:
- Town centre-wide strategies
- Area-based design proposals
and guidance
- Site-specific proposals
LAM
PTO
NR
OAD
AD
RO
EY
SL
NG
KI
Civic Centre
Hounslow
East Station
Lampton Park
L
Hounslow
Central Station
BA
TH
RO
AD
D
ASDA
E
I
EET
STR
H
HIG
A
J
Hounslow Town
Primary School
Inwood Park
C
Site specific proposals
North south walking
route
Pedestrian priority,
highways, parking
& public transport
improvements
H Retail units, High Street
B Former supermarket site, Staines Rd
I Hounslow Manor School, Prince Regent Rd
C Retail units, Grove Rd
J Dukelease Properties, London Rd
D Former hotel, Lampton Rd
K Car park /retail, School Rd
E The Spot, Lampton Rd
L Bus station site, London Rd
F Community buildings, Montague Rd
M Retail units, London Rd
Design briefs for core
strategy development
sites
HA
NW
OR
TH
RO
AD
G Blenheim Phase 2, Holloway St
strategic town
centre masterplan &
supporting strategies
Kingsley Road quarter
regeneration strategy
Grove Road
Primary School
A Bingo hall, Staines Rd
Town centre wide
town centre core
detailed masterplan &
public realm strategy
AD
S RO
INE
STA
Potential development sites:
Three Levels of
Masterplanning:
Area based proposals
& guidance
H
Treaty
Centre
B
M
K
G
F
Heart of
Hounslow
Health Centre
Hounslow
Manor School
D
OA
NR
O
ND
LO
N
0m
100m
500m
Design briefs for other
potential development /
improvement sites
Town centre
parks strategy
73
Three levels of
masterplanning
Town centre-wide strategies
Strategic masterplan
A strategic masterplan for the wider town
centre would identify potential development
opportunity sites, including potential for
clearance; appropriate land use mix;
key pedestrian and transport routes and
broadly the appropriate scale and massing
of buildings. The masterplan would test
the spatial scenarios developed in the
vision and provide a plan for development
over the next 20 years. The masterplan
would support the council’s Core Strategy
development and assist in redefining the
town centre planning boundary.
This spatial strategy would be
backed by detailed viability and market
testing, continuing engagement and
partnership working with the general
public, landowners, stakeholders and
service providers.
74
Supporting the masterplan a number of
centre-wide strategies could be developed:
- Economic development strategy
Creating a strategy to attract new
business investors to the town centre,
support existing businesses and
maximise job creation.
- Energy and sustainability strategy
All development coming forward in
Hounslow should, as a matter of
course, be aligned with the London
Borough of Hounslow emerging Core
Strategy, national and London-wide
policies on energy efficiency and
sustainability. A strategy for the town
centre would highlight opportunities
for development to deliver additional
benefits to the existing occupants, and
promote Hounslow town centre as an
exemplar project.
- Public transport and movement strategy
Working with TfL to understand
potential for improved interchange
and connectivity between public
transport modes, including the most
appropriate locations for bus routes,
stops and garaging. The study would
also consider opportunities for strategic
highways and junction improvements
and car parking reorganisation.
Area-based design proposals
and detailed guidance
The second level of detail drills down into
individual character areas and quarters to
provide more detailed guidance and design
proposals.
Potential studies include:
- Town centre core detailed masterplan
- Office quarter detailed masterplan
- Kingsley Road quarter detailed
regeneration strategy and masterplan
These plans would test in detail potential
development layouts, land uses, access,
building heights, massing and floorspace,
and would be supported by viability and
sustainability appraisals. The Kingsley
Road / London Road area would benefit
from a focus on the regeneration of the
existing local independent shopping
parades and residential streets on the edge
of the town centre, working closely with
existing residents and businesses.
Public realm strategy
The existing public realm requires
comprehensive upgrade. This early piece
of work could identify the approach to
different street and space typologies,
identifying an appropriate palette of
materials and working with maintenance
providers to ensure quality can be upheld
through long term management. The
strategy would also assess the existing
provision of street furniture and seek to
rationalise and declutter. This piece of work
should be produced in parallel with the
detailed design for key streets (identified in
Chapter 5 as a possible early win).
Design codes
To assist with the planning application
process, design codes for residential
and commercial development could
be produced which would deal with all
proposals coming forward including those
not included within the masterplan but
within its hinterland. The codes would
seek to ensure high quality design with
an emphasis on high environmental
performance and promoting local
distinctiveness through high quality
architecture.
Site-specific proposals
Development briefs
Major site development briefs would set
out clearly what is to be expected from
planning applications within the context
of the wider masterplan to assist in the
speedy and successful delivery of the
plan’s aims.
Detailed design for public realm
and highways improvements
Detailed design proposals for
implementation flowing from the public
realm strategy and public transport and
movement strategy.
75
76
Next steps
This document sets out the vision for
Hounslow town centre; a clear picture
about the sort of place that Hounslow
town centre could become, underpinned
by a positive and comprehensive dialogue
process with town centre residents,
businesses and visitors and backed by
technical studies.
A wide range of opportunities have
been identified for new development, for
upgrading public spaces, improving local
businesses, boosting jobs and transport
connections, creating desirable homes,
and providing a spectrum of new leisure
facilities and amenities.
Detailed masterplanning based upon this
vision is the next step towards Hounslow
town centre fulfilling its potential as a
A vision for:
Hounslow Town
Centre, Kingsley
Road Quarter
thriving and attractive Metropolitan Centre
for west London. Working through the
detail in the current period of economic
uncertainty will enable Hounslow to be in
a strong position when more favourable
conditions return.
Dialogue with Hounslow residents
has been fruitful and creative. There is
an opportunity for the council to work
with the momentum built up during
the consultation process and show
commitment through the delivery of visible
‘early win’ projects. These achievements
should be celebrated to highlight that
Hounslow is changing and help deliver the
objective of the Hounslow Plan:
‘Building pride borough wide’.
77
Copyright © 2009 London Borough of Hounslow.
www.hounslow.gov.uk
78
Graphic design and text by EDAW | AECOM.
Photography by EDAW | AECOM.
www.edaw.co.uk
www.hounslow.gov.uk

January 2009 - Hounslow Council

Transcription

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