The Arcadia Centre: Glenkerrin Proposals(Leaf Development)

 Summary

 1.            Planning Policy Context/Transport interchange

The proposals need to take account not only of existing policies under the UDP, but also of on-going studies which are shortly to be completed in preparation for the new LDF and preparatory work for Crossrail. It is essential that the development fits into transport and access plans for the wider area, including a bus station. This has not been done.

 

2.            Access and permeability

 2.1            Pedestrians

Improved routes through the site are to be welcomed. Concern remains over

• the treatment of the level changes on the north-south route
• no detail on access to the proposed frontages on Haven Green from the rest of the site
• no plans for improving the crossing from the site to the Ealing Broadway Centre, or for treatment of the junction of A4020 and Springbridge Road
• no co-ordination with the redevelopment of Ealing Broadway station; in particular, no proposals for improvement of the existing crossing of The Broadway.

 2.2            Servicing

Providing both entrance and access to the underground areas via a single point in Springbridge Road directly opposite the school entrance will increase traffic on this road to unacceptable levels, with an increased accident risk.

 No adequate provision for servicing the proposed retail and housing units on the Haven Green frontage, which cannot be reached directly from the underground area because of the railway.

 3            Parking

 3.1            Residential. While the ratio of car parking spaces to dwellings is within the UDP guidelines, the low figure adopted is not consistent with the likely car-owning profile of the occupants of relatively high-cost accommodation (only 15% affordable). Any significant under-provision will create pressure on car parking in the wider area.

 3.2       Retail. The loss of 74 parking spaces is not consistent with ratio of one space to 75 sqm recognised in the London Plan. Poor provision will lose customers to the White City Westfield centre, which is providing 3 spaces per 100 sqm.

 3.3            Springbridge Road multi-storey car park. No improved access, especially from the north. Building on the BBC car park would prevent any solution involving this land.

 4            Haven Green

 Building up to the present boundaries of Haven Green will

• destroy options for providing a bus interchange on the present BBC car park
• reduce the likelihood of the SE-NW diagonal road being re-routed across the south of the green.