| Topic: | Re:Re:THE OAKS SHOPPING CENTRE - new planning application | |
| Posted by: | David Buckingham | |
| Date/Time: | 23/07/13 02:34:00 |
| Apologies for length - no time to write anything shorter... These documents seem out of date, referring to the 2012 proposals. This summer's proposed revision has virtually identical massing and height but with cosmetic changes like glazing the top two floors in the mode of Tate Modern to try to reduce the apparent height. The "oaks" screen has long gone. At this stage I think the focus needs to be on the overall concept rather than detail about the visual appearance. As Sara has reiterated they are proposing a gated community. It would be an enormous and permanent block on the heart of Acton which instead could have a master plan that embraces the potential of a public space/town square here - opening up, linking and regenerating Acton High Street and Churchfield Road. A town square could be a magnet for social, cultural and commercial use as well as residential; a gated community in that location would be a deterrent to Acton's regeneration. I think there's a case for the area to be sold in smaller footprints/units/plots allowing for developing public space, rather than being treated as one giant development. This would allow flexibility and more varied, organic responses, rather than unwieldy commitments like eg a huge underground supermarket. I still believe a car park would be more suitably housed in that underground space, opening up daylight space for a 24 hour thoroughfare and commercial and residential development at ground level and avoiding the central multi-storey car park block. The developers claim this is not workable, but I’ve yet to hear the argument why. Last year the developers’ acknowledged they have a longer term (5 year?) plan which includes a further gated community to the south of the burial ground, at the same density as the present proposal. It explains why that area is completely undeveloped and left fallow in this scheme. It also explains why they reject a lower density proposal that takes in that area and includes part of an underground car park. The development should be viable and as self-sustaining as possible rather than a drain on resources. If necessary including high rise, judiciously located and designed. The town square approach presents better social and commercial potential than their proposal. If people find it more attractive there is a good chance of a virtuous cycle. Ealing Planning have had an Acton policy for many years that specifically pursues "a new community hub in the town centre" (Ealing SPD9 Legal Agreements, Planning Obligations July 2007, p40). THIS IS THE TOWN CENTRE. They also specify the need for a strong link between Churchfield Rd and the High St. Have a look at Acton Town Centre Development Framework. Ealing Planning Dept needs to stick to their own vision and promise for Acton's regeneration which is naturally centred on this location, by their own admission. This is in addition to planning commitments to local park improvements which might include the burial ground without desecration. It would be interesting for the developers and planners to be more proactive in getting Rev. David Brammer's input on how he sees the future protection and improvement of this key element in the centre of Acton. They don't appear to have engaged him in discussion meaningfully. The whole project lacks anyone at the tiller to steer it in a holistic way - a role that you would expect someone at Ealing Planning to take. Last year there was at least a public exhibition and one or two meetings of various interested parties. This year it appears nothing is planned. Last year the same holiday schedule deadline in August was postponed by the council to allow people time to respond. This year it's almost by default that any information is getting out there. I have links to relevant documents on my inappropriately named Oaks website www.TheOaksAlternative.co.uk. A better name might be ActonAgora, after the ancient greek town concept. You can also watch a 3 minute video of an alternative approach and leave comments there, you never know who's looking... but the most important thing is obviously to leave your reactions on the application website over the next week. |