Ealing Town centre Spatial Development Framework
chapter 8:
Public Realm Strategy
93
Public Realm Strategy
8
Public Realm Strategy
8.1
Public Realm Strategy
In order to assist in the preparation of detailed design proposals for a number of
key elements of the public realm strategy identified in Section 5, the consultant
team has prepared a number of more detailed design principles in respect of
a number of key elements of the strategy. It is envisaged that this guidance
will help to inform the preparation of detailed designs for each element of the
strategy.
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Ealing Town centre Spatial Development Framework
PR4f
PR4e
PR4d
PR1
PR4a, b
and c
PR6
PR7
/ PS7
PR3b
/ PS9
Fig. 8.1: Public Realm Strategy - More detailed design guidance.
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8.2
Public Realm Elements: The Uxbridge Road Corridor
(PR4a, 4b, 4c, 4d, 4e and 4f)
The Broadway / Uxbridge Road provides the public realm corridor linking
Ealing town centre and West Ealing, acting as an important movement corridor
for pedestrians, buses and private vehicles making local journeys and longer
distance commuting. The route also provides a key setting for the retail and
office activity within Ealing and West Ealing. It currently provides the majority
of the public space within these centres and crucially provides people with their
lasting impressions of the town as places to visit and spend time. At present
this impression is of centres which are vehicle-dominated and it is difficult for
pedestrians to move freely between shop frontages.
The corridor has a number of different character zones as defined by the spatial
strategy which provide the setting for key retail and employment and community
facilities as well as a focus for bus transport.
Fig. 8.2: The Uxbridge Road Corridor - locator.
The streetscape strategy for the Uxbridge Road corridor aims to define a
Boulevard which comprise both strategic principles that apply to the entire
length and more detailed issues and proposals which relate to the different
character areas.
The key strategic design principles for the Uxbridge corridor as a whole are to;
• Enhance the quality of the pedestrian environment and redress the balance
between vehicles and pedestrians.
• Design streets so that pedestrians do not feel like ‘second class citizens’
in relation to vehicles: ensure pavements are of a generous width, create
convenient crossing points, design bus stops and shelters to be pleasant places
to wait.
• Reduce the visual and physical impact of street clutter and reduce the length
of pedestrian barriers - are they really necessary?
• Enhance legibility along the route by reinforcing the physical presence of the
differing character areas, key nodes / junctions, and key marker buildings.
• Enhance legibility of key pedestrian routes linking into neighbourhoods and
adjacent green spaces to minimise need for signage.
• Strengthen character of route to become a place or series of places that are
more welcoming for pedestrians and enhance legibility.
Fig. 8.3: Pedestrian crossing similar to High St. / New Broadway junction, where the crossing
is designed so that pedestrians can only cross one half of the carriageway at a time, and have
to wait in a penned-in island in the middle of the road.
• Ensure proposals have minimal effect on the capacity of the route particularly
the impact on the flow of bus services. Reducing the width of the carriageway
is unlikely to be feasible or desirable.
• Introduce direct widened pedestrian crossings at more regular intervals to
enhance the flow of people between the two shop fronts onto the street.
The key design proposals to enhance the pedestrian experience and the character
of the corridor are set out below.
Fig. 8.4: Examples of street clutter and excessive use of guard railing.
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Fig. 8.5: A crossing designed to create a better pedestrian experience, with a direct route
across the road and no barriers, reducing the feeling of being ‘trapped’.
Ealing Town centre Spatial Development Framework
Easing movement along and between retail frontages;
Along the corridor raised crossings for pedestrians should be introduced where
side roads meet the Uxbridge Road route to make it easier for people to walk
along the street and create a sense of a seamless retail frontage as opposed to
continually being confronted by traffic from side roads. These ‘entry treatments’
also help to define changes in character from the main street to the side streets.
Where feasible side streets should be closed and the opportunity to introduce
pocket squares should be promoted, retaining pedestrian permeability back to
surrounding neighbourhoods whilst reducing pedestrian vehicle conflict along
the boulevard and creating additional punctuation spaces.
To reduce the barrier effect of the wide carriageway between retail frontages
provide greater number of crossings which are straight across the road as
opposed to via islands. The majority of crossings on the route are a straight form
though where linked to junctions are formed of a series of islands which should
be avoided.
Fig. 8.6: Street clutter obstructs views along the street and makes walking along the
pavement difficult.
Reducing Clutter
Unnecessary clutter of streets signs, bollards, benches, railings, litter bins,
and light columns in a street can significantly detract from its appearance. In
addition, street clutter can obstruct pedestrian movement, especially for the
partially sighted. Reducing clutter requires a coordinated effort that organises
streetscape elements more efficiently by:
• Removing obsolete signs and street furniture.
• Maximising the clear pavement area for pedestrians by locating street
furniture in a single strip.
• Avoiding excessive ‘fencing in’ of pedestrians with guard rails.
• Where possible, combining signs and street furniture (e.g. fixing signs to
lighting columns).
Fig. 8.7: Combining signs and locating street furniture into a defined strip along the
pavement creates a calmer, more accessible environment.
• Coordinating types, styles and colours of street furniture for the length of the
street.
• Using a limited palette of paving and other materials to keep the street
visually simple.
As part of the process of improving the character of the corridor, the two core
principles outlined above will be key: that is, improving the pedestrian experience
and reducing clutter.
The aim of improvements should be to improve significant lengths of the
corridor in a consistent way. There is also an opportunity to make more focused
interventions at key points - e.g. where there is a transition (or gateway)
between different areas; an intersection with another major road; or the
opportunity to enhance a space. The key principles and a number of specific
proposals for each character area that comprise the corridor are highlighted
below.
Minimum continuous clear Furniture zone
width 1350-1800mm
Minimum 500-1000m
Fig. 8.8: Principles for reducing clutter - providing defined zones for street furniture within
wide and narrow footway situations.
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8.3
Public Realm Elements: The Mall/The Broadway/
New Broadway (PR4a, 4b and 4c)
Issues
• This area is currently the most important shopping area of the town centre
but is traffic dominated reinforced by pedestrian management
• Street clutter with examples of uncoordinated street furniture and signage,
with an excessive use of guard railing.
• There is a lack of a sense of unity due to range pavement materials and styles
of street furniture.
Fig. 8.9: The Mall, The Broadway, New Broadway - locator.
• Difficult for shoppers to cross road and access both retail frontages.
• Few defined spaces for sitting and relaxing.
• Links between New Broadway and adjacent open spaces.
Specific area Principles
• The reduction in visual street clutter through co-ordination of street furniture
and signage is noted as a key principles. Where street furniture is required
provide within defined corridor.
• Enhance footway materials to reflect status of retail area through a limited
palette of natural stone and quality pre-cast concrete materials
Fig. 8.10: Existing situation- Wide carriageway, high flows of traffic and congested footways
detract from the retail environment.
• Reassess need for lengths of guard railing that visually detract from the street
scene and attract inappropriate cycle parking. Remove unless absolutely
necessary.
• Where space permits define a linear public square with zones of differing
activity such as window glazing and seating related to cafes, movement,
and tree planting / street furniture particularly to the west of the junction
with High Street where wider footways exist. These spaces are vital to allow
shoppers to slow down, relax and rejuvenate thereby extending their stay in
the centre.
• Enhance the definition of nodes with other key routes, particularly important
pedestrian routes linking to adjacent open spaces and key buildings through
the use of paving materials and only if necessary finger post signage.
Site specific proposals
• Consider the redesign of Broadway/ High Street junction which is at the hub
of the Broadway but is heavily traffic engineered and unresponsive to the
retail / pedestrian needs.
• Define a gateway between the retail core and the business quarter by
extending the paved square material in front of the Town Hall across to the
kerb edge. Potential to change the carriageway material at this point to carry
the square across the road and create a second paved square in front of the
cinema with tree planting and seating.
Fig. 8.11: Lack of co-ordinated Pedestrian crossing with
paving design.
staggered islands.
Town Hall forecourt sites
behind bollards and footway
material.
Fig. 8.12 Below:
Proposal for New Broadway / High Street Junction.
A - Remove islands, extend width of footways.
B - Provide straight crossing points.
C - Reduce width of carriageway to High Street to single lane to ease pedestrian crossing.
• Reinforce the ‘Boulevard’ character reflected in the wider footways between
Bond Street and the Town Hall through re-paving footways and defining areas
for street furniture and seating and further encouraging street café seating.
Provide secondary footway lighting and from street columns up-lighters to
trees to define an evening activity environment for cafes and the cinema.
B
B
A
• As part of improvements around Ealing Broadway station provide a right turn
only onto the Mall with pavement extension to allow the definition of a small
square at this important node.
A
B
A
C
Existing junction configuration
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Ealing Town centre Spatial Development Framework
H
F
D
A
H
G
E
C
B
B
Fig. 8.13 Above: Illustrative strategy for New Broadway.
A - Define ‘Town Hall’ gateway between character areas to enhance legibility and the setting
of this important building.( See detail).
B - Enhance existing and define new pedestrian links between New Broadway and Walpole
Park / Ealing Green.
C - Re-pave footways with co-ordinated high quality materials and reinforce tree planting.
Paving should reflect linear zones of activity.
D -Provide pavement lighting from existing light columns to enhance evening environment.
E - Bond Street junction - remove island, reduce width of crossing and provide raised entry
treatment to ease pedestrian crossing.
F - Enhance church gardens as important green ‘breathing’ space within dense congested
area.
G - Improve pedestrian crossing facilities by removing islands, extending footways and
providing direct crossing points (see detail).
H - Re-pave footways and reduce guard railing to minimum.
Materials
• Natural Sandstone slabs to Town Hall Square. Other areas; Granite aggregate
concrete slabs with natural stone trims. Granite kerbs.
• Cross overs should be paved in sett material to match paving.
• Stainless steel street furniture and street lighting
• Signage and litter bins should be incorporated onto light columns where
feasible.
• Tree planting - Extra heavy standards , underground guying with resin bound
gravel to tree pits.
A
A
C
Fig. 8.14 Left: Illustrative proposal for Town Hall Gateway.
A - Extend town hall paving to kerb side and remove bollards to create seamless square.
B - Pave forecourt in front of cinema to reinforce legibility of marker building.
C - Provide paved / coloured carriageway surface to extend square across road.
D -Re-pave footway in front of shops opposite Town Hall to define space.
E - Proposed pedestrian link into new development and to Ealing Green from ‘Square’.
D
B
E
E
Fig. 8.15 Above:
Typical cross section through New Broadway defining different activity zones reflected in
footway materials and location for street furniture / tree planting.
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8.4
Public Realm Elements: The Business Quarter:
Boulevard (PR4d)
Issues
• Collection of public and private office buildings provides potential to create
an “urban business park” with clear identity.
• Architectural form is of mixed quality with a number of offices requiring
refurbishment or replacement.
• Relationship of public and private realms is poor with the majority of offices
set back from the street frontage and poor boundary landscape creating a
weak edge. This however does provide an opportunity for a strong urban
landscape statement if a co-ordinated approach is taken.
Fig. 8.16: The Business Quarter, Boulevard - locator.
• Excessive parking to front of building creates an out of town ‘strip’ or
suburban office feel.
• Footway material and street furniture have a worn out appearance reinforcing
the area’s out of date feel.
• Recent developments provide a strong example of the potential to define a
strong edge to the street and a quality architectural statement.
Proposals
• Encouragement of policies to ensure where redevelopment occurs the scale
of development should be appropriate to the street, so that it provides a
reasonable sense of enclosure.
Fig. 8.17: Existing images of poor quality of paving to footway with forecourt parking
creating a poor image.
• Re-pave footways and provide a co-ordinated high quality street furniture
and lighting to echo recent investment in the private realm and set the tone
for the quarter. Paving detailing such as lateral trims and elements of high
quality materials reflecting entrance points into the developments ensure
synergy between public and private realms. Such detail elements could be
viewed as part of the private realm scheme interface with the public realm.
• Parking should be restricted to a single sided aisle of parking (11m wide)
set behind soft landscape buffer strip which will occupy the majority of the
remaining forecourt area.
• Landscape strip should include element of semi public access / paved space or
route paralleling the street to define a series of spaces within the quarter.
• Develop a detailed landscape strategy for these areas to ensure a level of coordination without dull repetition. These spaces should also reflect the style
and form of the buildings.
Fig. 8.18: Existing images of ‘Ealing Gateway’ building which provides good example of depth
of planting and incorporation of semi public space within scheme.
A
Materials
• Granite aggregate concrete slabs with natural stone or high quality concrete
trim materials. Granite kerbs.
• Cross-overs should be paved in sett material to match paving.
• Stainless steel street furniture.
• It is felt that only minimal furniture will be required on street with any
seating and cycle parking facilities for visitors being within the semi private
realm. Where required it should be kept to a minimum to retain clean
minimalist feel.
B
• Signage and litter bins should be incorporated onto light columns where
feasible.
C
Fig. 8.19 Right: Options for landscape edge treatment.
Examples of flexibility within the forecourt design to provide a strong structured landscape
with potential for semi public spaces either within the band (A) or providing an indent with
seating and lighting (B) or routes through the planting as an alternative to walking along the
road side - a linear green route. (C).
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Ealing Town centre Spatial Development Framework
B
A
C
D
B
B
C
A
D
Fig. 8.20: Illustrative strategy for Civic / Office Boulevard quarter.
A - Re-pave footway with quality materials including natural stone detailing.
B - Reinforce a coherent landscape edge with tree and shrub planting to provide
enclosure. Provide flexibility in design approach to allow individuality (see details).
C - Reduce parking to front of buildings to reduce visual impact.
D - New development should provide consistent building line.
Fig. 8.21: Typical cross section indicating ratio of planting / semi public space to parking in front of the offices and need for strong tree planting within these zones to define enclosure.
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8.5
Public Realm Elements: West Ealing Fringe:
Connecting Zone (PR4e)
Issues
• This character area provides an important location for secondary retail,
evening activity and community services.
• A ‘neighbourhood’ feel to the local shops is in strong contrast with the heavy
volumes of traffic.
• Narrow footways combined with street clutter, retail, bus stops and side road
junctions adding to pedestrian congestion and impact of traffic on pedestrian
environment.
Fig. 8.22: West Ealing Fringe - locator.
• Low rise building frontage creates weak enclosure to width of road with poor
quality retail frontages adding to the poor quality image.
• Lack of tree planting and wide paved areas to allow for seating and character
punctuation points.
• It is assumed that widening footways is not practical due to impact on the
traffic flows This, together with the provision of tree planting and wider
footways will create a softer, more pedestrian friendly public realm.
• High levels of vehicle overrun where servicing / evening parking occurs.
Proposals
• Ensure redundant street furniture is removed or combined on other elements
to maximise pavement widths.
Fig. 8.23: Existing images of poor quality of paving to footway with guard railing and signage
boards narrowing width of footway.
• Provide tree planting where feasible to soften the street character whilst
visually narrowing the vehicle corridor. The latter should help to reduce
speeds.
• Robust materials, particularly near kerb side where vehicle overrun may take
place near parking bays. The use of reinforced slabs across the entire footway
ensures the paving can withstand unwanted vehicle overrun.
• Assess potential for closing / reducing width of side streets to provide
potential for a series of small spaces punctuating the retail frontage. This
would also reduce the apparent impact of vehicles on the flow of pedestrians.
Where closures are feasible consider siting bus stops at these points to reduce
congestion / pinch points along the retail frontage footways.
Materials and street furniture
• Footway materials: 600 x 600mm reinforced slabs - silver grey.
• Kerbs: granite kerbs laid on edge - 150mm wide.
• Stainless steel street furniture.
• Resin bound gravel within tree pit.
• Painted steel cycle stands / bollards.
Fig. 8.24: Wide forecourt area provides potential for gateway space. Wide side road junctions
create pedestrian / vehicle conflict. Evening activities provide strong character to the area.
Fig. 8.25: Below: Illustrative public realm strategy for Secondary Retail - Uxbridge Road.
A - Define gateway space in front of shops with quality paving, seating and up-lighters to
existing trees.
B - Assess whether Dane Road could be closed to extend square and provide attractive link
into surrounding neighbourhood. Provide pedestrianised area with tree planting and seating.
C - Traffic calm side road junctions with kerb build-outs to narrow junction, raised entry
treatments incorporating natural stone materials.
D - Re-pave footways with attractive strong robust materials so withstand vehicle run-over.
C
C
A
D
B
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Ealing Town centre Spatial Development Framework
8.6
Public Realm Elements: West Ealing:
Traffic Calmed Shopping Street (PR4f)
Issues
• Footway widths are narrow and combined with the heavy traffic creates a
sense of congestion limiting potential for window shopping.
• Few pedestrian crossings, vehicle / pedestrian conflict at a number of side
streets and heavy traffic all create a broken up and segregated shopping
experience.
• This combined with limited places to sit, rest and get away from the bustle is
likely to lead to short shopping trips, minimal leisure shopping and reduced
spend.
Fig. 8.26: West Ealing - locator.
• The streetscape appears to have recently been refurbished with footway
materials, street furniture and lighting. The paving suffers from localised
staining and chewing gum whilst certain elements of street furniture most
notably the steel bases to light columns have been damaged and need repair.
(See images below).
Fig. 8.27: Tree pits
Example for resin
should be finished
bound gravel infill
with Resin bound
to tree pits.
gravel to remove trip.
Staining to pavements Closure of some side
and damage to light streets, to create public
column bases.
spaces with stalls, and
seating.
Proposals
• Assess potential for closing / reducing width of side streets to provide
potential for a series of small spaces punctuating the retail frontage and
reduce the impact of vehicles on the flow of pedestrians. Where feasible
consider siting bus stops at these points to reduce pinch points along the
retail frontage footways.
• Refurbish the Sainsbury’s square to create a high quality town square and a
focus for markets.
• Where new proposed spaces are feasible encourage properties which have
flank walls onto these spaces to provide windows and active frontages to
provide surveillance.
Materials
Existing palette should be retained for Uxbridge Road with additions;
• Assess whether street furniture / signage can be reduced / co-ordinated to
maximise available footway.
• Resin bound gravel infill to tree pits.
• Revenue funding to provide adequate maintenance to the high capital
investment that has taken place. Investment in different paving cleaning
technologies and a repair strategy should implemented to ensure the visual
quality of West Ealing is retained.
• For the proposed pocket parks, the standard palette should be supplemented
by:
- Natural stone – Yorkstone and granite slabs.
- Amenity lighting – pedestrian scale 5m high indirect light columns.
- Stainless steel benches.
B
C
B
C
D
B
A
Fig. 8.28: Illustrative public realm strategy
for West Ealing.
A - Refurbish Sainsbury’s Square possibly
linked to new development enhancing uses
overlooking space.
B - Pedestrianised streets linking back to
residential areas / open spaces to enhance
links to neighbourhood. Assess potential to
increase activity and surveillance onto these
routes.
C - Clean and repair existing quality street
furniture and paving along Uxbridge Road.
D - side road junctions should be raised
entry treatments incorporating natural
stone materials with narrowed with buildouts with tree planting and cycle parking
incorporated.
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8.7
Public Realm Elements: Dean Gardens (PR3b/PS9)
Issues
• Entrances into the park are uninviting, either cluttered with uninspiring
structures or set to narrow footways.
• Interface between park and Uxbridge Road is unsatisfactory - Existing railings
along Uxbridge Road frontage provides definition but excessively restrict
movement of people into the park so leaving the park under used.
• Narrow footway onto Northfield Ave combined with bus stop provides
unnecessary pinchpoint. Soften boundary / encourage route through park
along side road.
• Important route from South west corner (Uxbridge Road) to north east
(Mattock Lane) is poorly defined. The Location of the pedestrian crossing
between Dean Gardens and Mattock Road does little to strengthen this link.
Fig. 8.29: Dean Gardens - locator.
d Rd
Bedfor
Proposals
Key
New square
Key Pedestrian Route
A Enhance main entrances, visually / physically opening up the routes into the
park;
Kiosk
Playground
ue
Aven
• South East junction - Simplify the various entrances and remove the hedge
sections to provide an open clear entrance, setting the park railings back - if
required to be retained.
Proposed location for square
hfield
New square
Lee
land
Terrace
• North East corner - junction of Uxbridge Road / Northfield Ave - Pull back
railings to define entrance space onto corner and provide a route within
park running parallel to street to encourage use as an alternative to narrow
footways.
Road
Nort
• North West corner - ‘Dean Square’ - define hard paved space by setting the
railings / park boundary into the park. Provide a new toilet / cafe structure
which should provide a visual marker and should function into both the park
and the square with external seating provided. Provide amenity lighting and
formal tree planting.
Proposed Active Frontage
dge
Uxbri
Café
Dean Gardens
New square
Matt
ock
Fig. 8.30: Dean Gardens - Concept strategy.
B Relocate the pedestrian crossing between the Gardens and Mattock Lane
(green link to Walpole Park) northwards and relocate bus stop northwards to
provide a clearer route between the green spaces and an attractive alternative
to the Broadway.
C Reinforce the axial route across the park as part of this “green link’ through
resurfaced footways in slab paving.
D Other paths should be enhanced with a resin bound gravel to define a
hierarchy.
E Soften edge to Uxbridge Road by removing railings, providing a pedestrian
route (E) which feels part of the park but parallel to the road. Intermittent
hedge planting along line of street trees and provide stronger ornamental
planting to define edge to park lawn areas. (See cross sections).
Fig. 8.31: Dean Square Gateway - North west corner.
Materials
• Resin bound gravel to main entrance spaces with natural stone trims.
• Main axial route and route parallel to Uxbridge Road - Silver Grey natural
aggregate slabs.
• Timber slat benches / arm rests.
Fig. 8.32: Gateway - North east corner.
Fig. 8.33: Gateway - South east corner.
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Lane