CENTRAL EALING NEIGHBOURHOOD FORUM
DRAFT POLICIES VERSION 6 - October 2015
The policies below are drafts and subject to change.
Theme: Ealing’s Economy – Shops & Jobs
Policy E1 New retail frontages
New and proposed retail frontages in the town centre will be designated as “primary” or “secondary” in accordance with Ealing Local Policy 4B. The introduction of non-retail units may be permitted within these new shopping frontages subject to an active street level frontage being maintained and the uses being complementary to the functioning of the retail area.
Policy E2. Quality of retail provision
In considering applications for change of use in central Ealing, particular attention will be paid to the need for a diverse retail offer which reflects the individual character of the town centre, the broad character of recreational activity and the social environment generally. Decisions will take into account the need to avoid over-concentration of licensed uses such as gambling and sale of alcohol where this use may erode local amenity, including the need for control of opening hours and types of premises.
Policy E3 Mixed use development
Major or strategic development should incorporate a mix of uses consistent with supporting the local distinctiveness, vitality, function and character of Ealing town centre. The retention or re-provision of floor space suitable for a range of social, cultural and community uses sufficient to meet the needs of the increasing population will therefore be required in accordance with the priorities identified in Policy CC3. Where development increases commercial or residential floor space by more than 30% gross external floor area, additional floor space accessible to and suitable for these activities should be provided within the development at a level adequate to meet reasonable demand as evidenced by local consultation.
Policy E4 Encouraging new business
Proposals that support or facilitate the provision of space for new or small businesses will be encouraged. In particular
i. 'affordable' office / workshop space, including space suitable for social enterprises, will be supported and additional provision will be sought in suitable locations as part of the mix of uses required by policy E3, subject to other planning policies in particular those that seek to protect residential amenity;
ii proposals to upgrade or redevelop existing employment buildings to create flexible spaces designed for start-up and incubator businesses will be encouraged, provided that
Theme: Getting Around
Policy T1 Sustainable transport
All development should include proposals appropriate to its scale and location which enhance the attractiveness of walking, cycling and public transport within the town centre. Particular attention should be paid to the need to reduce generation of road traffic and help reduce both air and noise pollution.
Policy T2. Parking
Development should aim to provide a balanced amount of off-street secure public parking for both cars and cycles which will allow
i. sufficient space for local businesses and for people with reduced mobility;
ii. where appropriate, easy access from the edge of the Town Centre, to reduce the volume of traffic entering and crossing the centre.
Policy T3. Servicing
Development should provide rear or basement servicing, with particular care to avoid potentially dangerous access points. Where on-street loading cannot be avoided, plans should include provision for strictly controlled pavement insets with limited hours of operation.
Policy T4. Cycle paths
Development should assist in the provision of dedicated and segregated cycle paths into and through the town, with special care being taken to avoid conflicts at bus stops and pedestrian crossings. Except where shared facilities are specified and signposted, priorities should be applied to give preference first to pedestrians, then cyclists and then motor vehicles, with appropriate surface treatments to indicate where priorities exist.
Policy T5 Public transport
Development in connection with public transport proposals will be supported which enhances the areas around bus stops and the approaches to Ealing Broadway station, such as improved shelters, surfacing, accessibility for disabled people and the protection of public open space.
Theme: Public Realm
Policy PR1 Improving public realm
Development will be supported which seeks to secure improvements to public realm, including
i. widening and improvements to the surfaces of pedestrian routes and footways;
ii. enhancements to the setting and appearance of heritage assets within and outside Conservation Areas.
Policy PR2 Landscaping
Development which introduces significant and durable landscaping which contributes to greening of public space will be supported if it makes appropriate provision for maintenance.
Policy PR3 Improving permeability
Development should maximise the opportunities for pedestrian permeability of the town centre, and in particular to
i. provide traffic-free through routes;
ii. avoid unnecessary signage and clutter in public areas;
iii. contribute to the extension of a consistent standard of public signposting such as Legible London, with an emphasis on directions to places such as museums, galleries and other places of cultural and other interest.
Theme: Heritage and Built Environment
Policy HBE1 Quality of design
Development will be required to respect the character and quality of the area’s historic architecture and achieve the highest standard of sustainable urban design and construction.
Policy HBE2 Protecting the streetscape
Development will be required to
i respect the character and scale of existing landscapes or streetscapes and not dominate them;
ii. protect key views, in particular of church spires/towers, Pitzhanger Manor, Town Hall south façade, other heritage buildings and Conservation Areas;
iii. where it is directly abutting or fronting Conservation Areas (except for the Office Corridor), be no more than 4 –6 storeys on existing street frontages; be of the highest design quality, avoid dramatic contrasts in scale and massing with nearby buildings typical of the Conservation Area, and make a positive contribution to the character of the area while conforming to the provisions of the relevant Conservation Area management plan;
iv. be assessed for the impact of the proposals on its “Zone of Influence”.
Policy HBE3. Taller buildings
i Taller buildings (ie those taller than their immediate surroundings) will only be permitted if they are of the highest architectural and sustainable urban design and do not have an adverse impact on Conservation Areas and their setting or on heritage assets.
ii. Redevelopment involving changes to the height or bulk of buildings within the Office Corridor will be expected to contribute to and improve the overall composition of the corridor, and cause no harm to the character and amenity of residential properties in the vicinity of development sites by reason of overshadowing, sense of confinement, loss of privacy or harmful impact upon microclimate.
Policy HBE4 Public Open Space
Development which encroaches on Public Open Space will not be supported. In particular
i. development will be required to avoid damaging intrusion by ensuring that the impact of tall buildings visible from Public Open Spaces, in terms of their bulk, massing, height or over-shadowing, is minimised through careful siting and design;
ii. Haven Green common land will be designated as Local Green Space. Development abutting this or Ealing Green common land will not be permitted if it involves new building or structures more than 4m high within 6.6m of the boundary;
iii. new building or structures or permanent enclosure will be permitted on Walpole Park only where necessary for protecting or preserving the turf, trees, shrubs, plants and grass, or preventing accidents.
Policy HBE5 Car parking
Any change of use must take into account its impact on parking and the mix of retail uses as well as on any Conservation Area. (See also Policy E2.)
Theme: Culture & Community
Policy CC1 Social infrastructure
As provided in Policy E3, major or strategic development will be expected to provide space for additional leisure, healthcare and education services. Mixed use development will be encouraged which provides
i. facilities for recreation, arts and culture;
ii. social infrastructure to provide additional healthcare, education and leisure services.
Policy CC2 Community space
Loss of space allocated for community use (typically some D1 or D2 uses) will only be supported where alternative provision is made. Provision of new facilities for community and related uses will be encouraged, in accordance with the following priorities:
i. an arts and community leisure facility providing a multi-purpose venue sufficient to accommodate a 250+ seat auditorium/sports hall with a minimum of two indoor sports courts, gym and dance facilities, changing rooms, storage, meeting rooms and associated administration and disabled parking facilities;
ii. a community building suitable for use for primary health care, with associated disabled parking spaces;
iii. community space with associated storage and parking spaces suitable for use by organised youth and educational groups and/or older, vulnerable or other disadvantaged members of the local community;
iv. connectivity and accessibility in and around the Town Centre, with information services and similar facilities including wayfinding, particularly to publicise places of local interest.
Policy CC3 Cultural quarter
Development within the cultural quarter should have regard to Policy E3 (Town Centre uses) and preserve and enhance its special character and objectives. In particular, it should
i. enhance the quarter as a key centre for the arts serving Ealing and the wider West London sub-region; and
ii. complement existing provision in the Town Centre to ensure a balanced offering across the whole range of cultural and arts activities.
Applications for new development or change of use will be carefully considered to ensure the number and nature of A4 & A5 food and drink outlets, licensed drinking establishments and amusement arcades remain subsidiary to the main cultural activities of the quarter and do not result in the excessive concentration of uses such as takeaway food restaurants.