104 tolworth area plan draft for consultation summary - … · 104 tolworth area plan p 5 vve made...

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104 TolworTh area plan drafT for consulTaTion suMMarY - ocToBer 2017

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p 3104 Tolworth Area Plan © VVe MAde ThAT

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about the Tolworth area plan

aims & purpose of theTolworth area plan

The Royal Borough of Kingston upon Thames (RBK) has commissioned an Area Plan for Tolworth, in collaboration with the General London Authority (GLA) and Transport for London (TfL). The Tolworth Area Plan (TAP) will help to inspire new initiatives to transform the area, supporting communities and delivering economic growth and prosperity.

The consultant team is led by architecture and urbanism practice, We Made That, supported by a team of specialists including Tibbalds, Regeneris, Aspinall Verdi and Arup. The team have been commissioned to work with residents and businesses in the area to develop a co-ordinated vision and plan for change in Tolworth.

This document is the initial draft version of the Tolworth Area Plan (TAP) for the purpose of the public consultation, taking place in autumn 2017. The consultation will provide the public and council members with the opportunity to provide feedback on the vision and proposed strategic ideas included within the TAP. This feedback will then be processed and incorporated into the final version of the Tolworth Area Plan.

The Tolworth Area Plan sets out a future vision for Tolworth to help inspire new development and initiatives capable of delivering physical, social and economic improvements. The document will therefore help to focus discussions around the form and type of future development, promoting coherence and consistency between individual projects.

The Tolworth Area Plan sets out a high-level vision and flexible framework for change in Tolworth. The document will form part of the evidence base for the RBK Local Plan, and therefore forms part of a suite of documents aimed at guiding Tolworth’s future development. The preparation of the Tolworth Area Plan has been informed through discussions and engagement with stakeholders and the wider public.

The hierarchy of the different ‘layers’ of guidance comprise of the following:

— Area Plan ‘Vision Statement’ and ‘Guiding Principles’ set out an overarching intent

— ‘Urban Design Framework’ focuses on improvements to the urban structure, movement and connectivity and the open space network

— ‘Transformation Areas’ set out the objectives for the specific areas, drawing on the strategic priorities and provide coordinated urban design guidance for each of the areas as a whole

— ‘Opportunity Sites’ depict site specific and illustrative guidance for key Area Plan opportunity sites and how they fit within the overarching Transformation Area intent.

The Tolworth Area Plan is not a statutory planning document. However the Tolworth Area Plan is capable of being a material consideration in planning decisions once it has been adopted by the council.

Tolworth is a suburban town located in the south-eastern area of the Royal Borough of Kingston upon Thames, which regards itself as distinct from metropolitan London. It has a district centre located along Tolworth Broadway and a railway station which connects the area to central London. It’s significant features include a large area of Metropolitan Open Land (MOL) and the largest area of Strategic Industrial Land (SIL) within the borough. Reflecting its peripheral location, Tolworth’s character is derived from its affordable housing, convenient retail offer, and easy access to employment centres in Kingston and central London. This accessibility also shapes Tolworth’s character by generating significant levels of traffic and congestion, with associated poor air quality.

Previous regeneration strategiesThe previous regeneration strategy for Tolworth was produced by the RBK in March 2010. Since the production of the Tolworth Regeneration Strategy, a number of major sites have been developed or are the subject of live planning applications.

Local economy & LondonIt is important to understand Tolworth’s role and function within the Royal Borough of Kingston upon Thames, the South London Partnership area and Greater London. Despite the relatively large number of food outlets, Tolworth town centre is largely serving local population needs. The offer lacks real diversity and the absence of a creative or cultural offering is acting as a barrier to attracting younger visitors and residents to Tolworth.

Opportunity for growthThe case for Crossrail 2 is compelling. It will improve the frequency of service and accessibility to and from Tolworth to central London and beyond, opening up access to a wider housing, job and leisure market. Tolworth’s PTAL value, a measure of connectivity to the public transport network, is good. With continued transport investment, this may increase in the future.

Hogsmill Nature

Reserve

A3

A3

A240

Red Lion Business

Park

Tolworth Hospital

Kingston University

Sports Ground

Tolworth

King George’sField

HogsmillOpen

Space

A240Chessington & Davis Road Industrial

Estate (SIL)

Tolworth today

The engagement and consultation approach for the Tolworth Area Plan makes a clear commitment to listening to local opinions. The team met with members of the local community, including; residents, businesses and landowners, to get their views on Tolworth. A number of engagement events have been undertaken to ensure a wide range of opinions are captured, including:

Stage 1 engagement: — A SWOT workshop with RBK officers — A walking workshop with RBK councillors and

officers — ‘Remarkable Tolworth’ walking workshops

with invited members of the local community, landowners and businesses

— A series of key local stakeholder meetings

Stage 2: Early engagement: — Three public engagement drop-in events inviting

local residents and workers to discuss the future of Tolworth. The events raised awareness of the Tolworth Area Plan project and facilitated open conversations about the findings within the appraisal work, aims, vision and guiding principles. The public were invited to contribute feedback and ideas.

engagement & consultation

345people attended engagement drop-in sessions

4walking workshops

5one to one local stakeholder meetings


The consultant team carried out an appraisal and analysis study of Tolworth, to develop a comprehensive understanding of its historical, current and future context. The study provided an evidence base to develop strategic moves and projects .

The appraisal and analysis study covered the following:

— A spatial analysis of Tolworth exploring current land use, current ‘live’ developments and quality of green spaces

— A review of current planning policy presented within local planning documents such as RBK’s Core Strategy and forthcoming Local Plan, along with London wide planning policy. A particular focus was given to key planning designations that contribute both constraint and opportunity towards future development,

— A market analysis, exploring current demand in the residential, office, retail and leisure sectors, taking into consideration projections relating to Crossrail 2

— An economic study focusing on Tolworth’s key employment areas, local demographic and economic activity examining the current performance of the district centre with regards to local amenities and provision, and other comparator centres within the Royal Borough of Kingston upon Thames and London.

— An audit of transport, movement and infrastructure within Tolworth investigating issues around connectivity, along with air quality and noise pollution.

The following key findings were drawn from the appraisal and analysis study.

Investigating opportunities for new homes and growthThe development opportunity within the TAP area is currently heavily restricted by MOL designations, static residential areas and developments which are already consented. An assessment of ‘live’ developments shows all but two major sites coming forward with permission of which a large proportion contribute high densities to the area.

Live developments including Tolworth Tower are delivering a large quantum of residential units demonstrating that there is already substantial change and housing growth taking place in Tolworth, prior to the confirmation of Crossrail 2. This is reflected in the market analysis for residential development in Tolworth which shows there is a high demand, although sales values are slightly lower when compared with the surrounding area.

The industrial areas within the local area are successful owing to the proximity to the A3, M25 and Heathrow and Gatwick airports, and strong links with the London market. Local growth sectors are driven by the presence of the industrial parks. The Chessington & Davis Road Industrial Estate is a vital employment area within the borough which must be supported and protected. The importance of industrial land should not be underestimated and opportunities to improve its economic relationship with the town centre should be seized.

rBK planning designations south west london’s growth and comparator centres

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Current planning designations have been studied, in relation to the borough, Greater London and the wider region. The figure above depicts the headline planning designations across the TAP study area.

Town centre boundaries

Metropolitan Open Land (MOL)

Green Belt

Site of Importance for Nature Conservation

Strategic Industrial Land (SIL)

Local Significant Industrial Site (LSIS)

Strategic Rail Freight Site

Tolworth Area Plan study area

RBK borough boundary

Opportunity Areas

Emerging Areas of Opportunity

South London Partnership

Proposed Crossrail 2 route

Crossrail 1 route

Thameslink

London borough boundaries

High Speed 2

Comparator centres


In the Direction of Travel document (DoT) for RBK, the number of new homes and jobs for both Kingston and Tolworth town centres is not defined. The 2015 London Plan has projected an addition of 6,434 new homes over the next 10 years, within the borough. The London Plan identifies that there will be an addition of 13,000 jobs within the borough by 2036. The figures on the plan are potential growth numbers from the ‘City in the West’ document by the Mayor of London. The relationship to other areas of growth or defined opportunity areas has been a key spatial and economic consideration.

summary of appraisal & analysis study findings


Acknowledging ‘Tolworthness’Tolworth might lack built heritage, but has a rich cultural heritage of music, sports and leisure which could define ‘Tolworth-ness’ and support a much-needed distinct identity for regeneration.

There are a number of active local community groups and individuals who are already contributing to projects which offer both social and economic benefit to Tolworth. This activity should be seen as an asset in itself and as fundamental to the future identity of the area. Community-led activities should be supported particularly as new residents and businesses move into the area, to enable greater cohesion.

Assessing the quality of green assetsThe Metropolitan Open Land provides a key green asset to local people in Tolworth. However, the MOL is complicated owing to its varying quality, diverse set of uses and ownerships.

The MOL could work much harder for Tolworth and its communities with improved facilities and accessibility. Currently generous green spaces such as the Hogsmill Nature Reserve are underused owing to poor connectivity from the north, and a lack of public activity to engage local communities. The Hogsmill River Walk, which connects to a wider green network within the borough, is at times uninviting owing to a lack of maintenance and underuse, creating poor accessibility and a lack of security.

RBK and Kingston University collectively own a large portion of the MOL, which could unlock improved amenity and leisure offers, and therefore increase the public use of these green assets.

The impact of existing and new infrastructureSeverances are particularly pronounced in Tolworth. Accessibility to the range of assets it has can be challenging. Significant physical severances include the railway and the A3, along with private ownership boundaries. These severances contribute to a lack of cohesion between the northern and southern areas of the TAP area, leisure and recreation activities within the MOL, and are ultimately an impediment to growth.

The A3 has a significantly negative impact upon residential values. Development close to the A3 will require increased densities in order to compensate for lower values or consider significant infrastructural mitigation measures.

The main source of air pollution in Royal Borough of Kingston upon Thames is road traffic. The Air Quality Action Plan published by RBK in April 2016 promotes alternative, more sustainable sources of transport than road traffic to tackle road traffic emissions.

Comparing the local economy and other centresTolworth town centre serves an important function providing the local population with every day goods, but it is currently underperforming for a number of spatial and economic reasons. Indications are that the town centre needs to provide a better retail and leisure offer for both existing residents, who currently tend to visit other centres such as Surbiton, as well as accommodating new residents.

Tolworth has a low level of national chain operators, however, there has been interest from these types of occupiers in the past, and there may be opportunity to attract them in the future. A key issue is that occupiers are unable to find the type of space they are looking for ie. existing units are too small for modern requirements. To capture a greater level of demand and spend in the local economy, the centre will also need to accommodate a greater number of comparison retail and leisure units, particularly those which support an evening and cultural economy. (i.e. restaurants, cinemas and bars).

The market analysis also revealed that there is currently a lack of demand for office space in Tolworth. The town is not considered to be an office location due to infrequent rail services and lack of good quality stock. This makes it unattractive to larger businesses in particular.

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a vision for Tolworth Guiding principles

Tolworth will be an accessible and well-connected place, known for its quality of life, community, and distinct role within the Royal Borough of Kingston upon Thames.

The quality and diversity of Tolworth’s leisure and recreational offer will be known across Royal Borough of Kingston upon Thames and south west London. Tolworth Station will offer quick and frequent access to central London within a mixed-use district containing commercial and employment uses alongside new homes and public spaces. The station will be well connected to a busy and successful Broadway, which will offer a diversity of shops, services and civic uses. A family friendly evening economy will re-enliven Tolworth’s rich history of entertainment.

The A3 will no longer divide the town. Tolworth will also benefit from new pedestrian, cycle and bus routes that make it easy for workers at the successful Chessington and Red Lion industrial estates to make frequent use of local shops and social venues. Facilities at the Kingston University sports ground will complement the Hogsmill Nature Reserve, open spaces and healthy streets. Open space amenity will be easy to reach for all, with people often taking advantage of the rest of Tolworth when they visit.

4. Encourage low emission transport

2. Build a strong local high street and

wider economies

3. Make the most of green assets

6. Promote local identity5. Connect Tolworth

1. Support regeneration opportunities

Tolworth’s retail offer could be strengthened with comparison retail and leisure uses. These new opportunities will provide expansion space for local businesses, complement social and civic uses, promote Tolworth as a district centre, and encourage people to choose to walk or cycle to shops and services.

Should Crossrail 2 be delivered, Tolworth will have faster, more frequent connections to central London and beyond. Alongside a good placemaking strategy, these connections will promote Tolworth, provide a boost to the local economy, increase demand for space, and make change a viable proposition.

Tolworth’s large areas of open space are difficult to access in parts and of varying quality. By optimising the quality of open space, supporting groups that use open space, improving access and providing new facilities, more residents will be encouraged to use local open space, enhancing their quality of life.

The A3 and railway are a barrier between the north and south of Tolworth. Overcoming these would make green spaces, Tolworth Railway Station, and Chessington Industrial Estate more accessible.

Improved cycle and pedestrian connections across Tolworth and beyond can contribute towards healthier streets, a happier place, and placing more business and services within reach.

Despite its history and assets, Tolworth’s contemporary identity is undefined and unclear. The TAP will build on local strengths and history to promote a distinct identity which new development will respond to this.

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urBan desiGn fraMeworK & TransforMaTion sTraTeGies

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levers of change & opportunity sites

The TAP identifies a set of key levers of change, which are sites that have the potential to unlock transformation and support regeneration opportunities in Tolworth. The key levers for change include:

Live development sites which will potentially deliver a large quantum of new homes:

— Tolworth Tower — King George’s Gate site

New transport infrastructure which could attract further development in Tolworth and address issues around connectivity and air pollution:

— New Crossrail 2 station — A3 crossing

Significant employment areas within the borough which have the potential to be intensified and better connected to Tolworth centre:

— Chessington Industrial Estate — Red Lion Business Park

Large green assets which offer leisure uses to local people, but are currently poorly connected:

— Hogsmill Nature Reserve — University Parks

Identified opportunity sitesThe TAP has identified 25 potential development sites, which provide the opportunity for introducing new land uses to support existing assets and the local economy. Specific development guidance has been provided for a selection of these sites.

Tolworth Broadway

Chessington Industrial Estate

Tolworth Tower

Hogsmill Nature Reserve Kingston University Sports Ground

A3 CrossingKing George’s Gate site

Tolworth Station

HogsmillRiver

Kingston RoadJubilee Way

Kingston UniversitySports Ground

King George’sFields

TolworthBroadway

Ewell Road

A3

A3

Tolworth

Red Lion Business Park

Sunray

Chessington & Davis Road Industrial Estate

(SIL)

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Levers of change

Identified opportunity sites



Tolworth is made up of a number of distinct and identifiable places and neighbourhoods. Each possess certain characteristics, constraints and opportunities that should be considered in any future vision for Tolworth.

The study identifies seven transformation areaswhich have been paired to reflect overlapping characteristics and development opportunity, along with links created by over arching strategic moves.

Transformation areas

HogsmillRiver

Kingston RoadJubilee Way


King George’sFields

TolworthBroadway

Ewell Road

Tolworth


Sunray

A3

A3


(SIL)

SunrayThe Sunray estate is home to a long-standing and active community which has seen significant changes in recent years. It is a vital and relatively historic part of Tolworth, and should be supported to continue to be home to generations of Tolworth families.

University ParksKingston University Sports Ground is valued by the people of Tolworth. It is home to a number of local sports teams, and there are hopes that this role can continue and expand into the future. The adjacent Knollmead Allotments are also well-used and popular, and are a key ingredient in Tolworth’s distinct character. However, a lack of signage and the busy A3 means that not everyone is aware of these resources, or feels confident about finding them. Improving this situation, and bringing the University Parks closer to the heart of Tolworth is an opportunity.

Red Lion Road Red Lion Road is an important thoroughfare for Tolworth, providing an alternative north-south route to Tolworth Broadway. People agree that the presence of traffic generating uses like Tolworth Girls School, Tolworth Hospital, Tolworth Recreation Centre and the Red Lion Business Park does place pressure on road capacity. These pressures are concentrated at peak hours, with commercial vehicles the main concern. Red Lion Road is also well used by people on foot. As a result, improving the pedestrian experience, including larger footways, should be a priority.

Jubilee Way and CorinthiansTolworth residents are proud of both Corinthians FC and the successful Chessington & Davis Road Industrial Estate. Both make valuable contributions to Tolworth’s identity, despite being on the periphery of the town centre. There are opportunities to realise some long-held ambitions to better connect Chessington & Davis Road Industrial Estate with Tolworth Station and Tolworth Broadway. This would help Tolworth as a whole, and support the continued success of Chessington & Davis Road Industrial Estate as a place of employment of London-wide importance.

Tolworth ParkThe Hogsmill Nature Reserve is valued as a historic part of Tolworth, and the general feeling is against any development on the designated MOL. The degree to which people visit the Hogsmill Nature Reserve is influenced by where they live in Tolworth, with residents north of the A3 more likely to visit Alexandra Park. The lack of signage, physical barriers to entry, and limited through-routes contribute to this lack of engagement. People are inspired by future opportunities, with wildlife habitats, lakes, a swimming pool, cycle paths and a visitor centre all possibilities.

KEY

Tolworth Broadway

Tolworth Station

Sunray

University Parks

Jubilee Way and Corinthians

Red Lion Road

Tolworth Park


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Tolworth BroadwayTolworth Broadway provides for daily shopping and service needs, and is well-used by residents. Service provision has shrunk recently with banks closing, and Kingston and Surbiton are more popular destinations for shopping. Tolworth Broadway should consolidate this ‘supporting’ role, concentrating shops and services to the north and centre of Tolworth Broadway. There are opportunities for further improvements to shopfronts and to the quality of the pedestrian environment, and to re-establish a family friendly evening economy.

Tolworth StationThough Tolworth Station is an asset, it could be more welcoming, offering a better arrival experience into Tolworth, assuming the status that its art-deco architecture deserves. People are aware of the opportunity to create new commercial and community space around Tolworth Station, and support change, but this should not be at the expense of Tolworth Broadway, and should present a different offer. The adjacent Premier Inn and Lidl developments could be integrated into this, though there are concerns about the cumulative impact of development on the road network.


2. Build a strong local high street & wider economies

3. Make the most of green assets

1.support regeneration opportunities

Engagement findingsThe position of Tolworth on the edge of London means that a number of people are uncomfortable with the ‘London’ densities proposed in projects like King George’s Gate and Tolworth Tower.

However, there is also an appreciation that new development could help re-invigorate Tolworth, and change perceptions for the better. There is a desire from some people to ‘upgrade’ Tolworth by introducing a wider range of uses and attractions including those that support an evening economy.

Opportunity in TolworthFuture development in Tolworth should be steered to ensure there is maximum benefit to both existing and new residents, by seeking opportunity to uplift the local economy and provide much needed local services and amenities. To support positive regeneration opportunities in Tolworth the TAP proposals include:

— A number of identified sites which offer opportunity for future development, providing a mix of uses within the town centre which also support a night time economy

— Outline development briefs and guidance for sites that can consolidate and support commercial activity on Tolworth Broadway and provide space for new occupiers

— Potential options to improve the A3 junction, which present opportunities to further unlock regeneration opportunities contributing towards a cohesive centre

Engagement findingsThere is substantial public good will towards Tolworth Broadway, and local people want it to succeed and become a place they want to visit and use on a daily basis. A number of people highlighted the recent loss of a number of independent businesses and services, including banks and shoe shops.

Though vacancy rates are low on Tolworth Broadway, many local people feel replacement businesses have a negative impact on Tolworth’s character. They would prefer ‘higher status’ businesses with the ability to compete with neighbouring centres such as Surbiton. The lack of a leisure or evening economy is also an issue, and contributes to feelings that Tolworth lacks a sense of community and civic pride. People feel they currently have nowhere to meet and socialise.

Opportunity in TolworthThe TAP aims to create a healthy town centre which provides residents with new reasons to stay in Tolworth, and reasons for visitors from elsewhere in the borough to visit. To help build a strong local high street and economy the TAP proposals include:

— Support for the intensification of employment activities at Red Lion Road and Chessington Industrial Estates

— Emphasis on improved connectivity between employment areas and Tolworth station

— A set of catalyst projects which support long term initiatives, including meanwhile uses within vacant units and spaces that galvanise clusters of community activity, along with new commercial and leisure activities that help to instigate an evening economy

— Suggested improvements to the pedestrian and cycling environment along the Broadway and establishment of civic public spaces, which contribute towards a cohesive centre that encourages people to spend time in Tolworth.

Engagement findingsThe early engagement process revealed that generally either the public is unaware of the large areas of green open space that Tolworth possesses, or people are discouraged to visit owing to the severance of the A3.

In general, people who did visit the Hogsmill Nature Reserve felt that future improvements should retain the ‘wild’ quality the open space currently possesses, whilst realising opportunities to utilise the Hogsmill River as both an ‘open space’ and a key pedestrian and cycle route.

Opportunity in TolworthThe TAP highlights the opportunity to celebrate the green assets within the MOL, which will contribute to an increased sense of well being. To optimise the open spaces the TAP proposals include:

— Support towards establishing Tolworth as a leisure and recreational hub by increasing recreational activities within the MOL, and enhancing existing leisure amenities, to encourage the public to visit the green assets.

— Promotion of biodiversity within the Hogsmill Nature Reserve through educational and leisure activity

— Improved connectivity to, and within, the MOL through new and improved walking and cycling routes, which would be supported by a clear way finding system across Tolworth.

The vision statement, guiding principles, levers of change and areas of transformation were presented at the early engagement events to prompt discussion about the key areas of focus which impact upon the future transformation of Tolworth.

The feedback from the engagement events highlighted various challenges and opportunities within Tolworth, and established the key issues and priorities of both local residents and workers. Feedback from the public has been collated and categorised according to the relevant guiding principle and summarised opposite.

The summary describes how the Tolworth Area Plan has responded to this feedback, and supports each guiding principle including the application of key strategic headlines and potential projects.

findings & opportunities

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6. promote local identity5. connect Tolworth

Engagement findingsThe connections offered by the A3 are acknowledged as vital to Tolworth’s continued success as both an employment centre and commuter town. However, the pollution and congestion it creates is possibly the single biggest issue in Tolworth. The psychological obstacle the A3 presents is evident in the unwillingness of people to cross it to use Tolworth Station or the Hogsmill Nature Reserve.

Tolworth Station is seen as an asset for Tolworth, but inferior to Surbiton in terms of service frequency, station quality, and wider connectivity. Any opportunity to better connect Tolworth Station with major bus routes should be seized, as this could increase patronage of Tolworth Station and enhance its appeal to commercial interests.

Opportunity in TolworthThe TAP explores opportunities to overcome the physical barriers between the north and the south, as well as providing better connectivity across Tolworth. To achieve these aims the TAP proposals include:

— Improved connectivity between neighbourhoods for pedestrians and cyclists, providing greater mobility choice

— Increased and extended bus services which enhance connectivity between employment areas, the station, and public amenities.

— Improvements to the A3 crossing for pedestrians and cyclists

Engagement findingsThere is a lack of confidence in Tolworth as a coherent community. There are few identifiable places for local people to congregate, and a general lack of well maintained civic space and children’s play space.

Tolworth’s linear structure, combined with the severance caused by the A3 and railway line, contributes to this by creating confusion about ‘where Tolworth is’ and what it contains. In combination, these issues erode local confidence and civic pride, and limit aspirations for the future.

Opportunity in TolworthA range of physical, spatial and economic interventions should celebrate Tolworth’s local strengths, historic culture and existing active community groups which contribute towards a distinct local identity including:

— Opportunities to enhance the existing leisure provision establishing Tolworth as a distinct ‘leisure hub’.

— Public realm enhancements which create spaces for people to gather

— Development opportunities which establish Tolworth as a defined local centre, by bridging the A3 and connecting the Broadway to the station, as well as landmark gateway buildings at key locations.

— Support for existing community initiatives in Tolworth

4. encourage low emission transport

Engagement findingsTolworth is perceived by many as having a low quality public realm, which suffers from a lack of maintenance. Recent initiatives to encourage people to choose more sustainable modes of transport, such as the Greenway, are broadly supported and seen as moderately successful.

However, there is doubt about the long-term success of these projects and their ability to convince Tolworth residents to leave their cars at home. The impact that the A3 has upon air quality discourages people from walking and cycling, and there is also a suspicion that existing cycle lanes are unsafe.

Opportunity in TolworthCreating healthier streets which provide better cycle and pedestrian connections is a key priority within the TAP. To encourage the use of low emission transport the TAP proposals include:

— New and improved walking and cycling routes, which enhance connectivity between neighbourhoods, employment areas and local assets.

— A range of mitigation measures to improve air quality and reduce pollution

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The collated findings and opportunities have been drivers behind the development of the Urban Design Framework within the Tolworth Area Plan. This includes the establishment of key strategy headlines along with the following four strands which structure the transformative proposals for Tolworth:

— Land uses and spatial strategy — Economic strategy — Public realm and open space — Transport, movement, air quality and

sustainability

Responding to findings & opportunities


strategy headlines& key moves

newhousing

park

green

space

nature space

Broadway

Glue Tolworth back together by improving the crossing of the A3 and extending Broadway south to the station and MOL. Introduce new development and frontage south of the A3.

Potential outcomes — Unlock regeneration opportunities — Improve placemaking with new improved

frontages, public realm, pedestrian routes — Residents on the north of the A3 would have

better access to the MOL on the south — Improve access to Tolworth Broadway and station — Enhanced the local environment

These six strategic moves represent the big ideas of the framework and projects outlined in the Tolworth Area Plan. They unite the ambitions of the Guiding Principles and have the potential to unlock regeneration opportunities to Tolworth.

Realise the potential of new mixed use development in Tolworth to strengthen the town centre and ensure it meets the needs of existing and future residents and businesses within its catchments.

Potential outcomes — Provide new commercial space for comparison

retail — New family oriented evening uses — Become a more effective and attractive business

location — Improve the public realm — Strengthen the identity of Tolworth Broadway — Provide more affordable commercial space and

new homes

high

street

leisure business

industrial employment

business space

Connect the economic assets with the town centre, open space and station through improved pedestrian, cycle, public transport and vehicular links.

Potential outcomes — Tolworth becomes a more effective business

location for Kingston and South London — Support the success and growth of the existing

industrial estates

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1. Glue Tolworth together 2. deliver a mixed use town centre

3. connect local economies


Hogsmill Riv

er

n a t

u r e

space

leisure

recreation

park

Build on Tolworth’s existing leisure assets and strengths by creating an accessible cluster of leisure south of the A3 that can provide new recreation opportunities for residents and strengthen Tolworth’s identity.

Potential outcomes — Improved access for residents to existing open

space and leisure facilities — Strengthen local identity — Provision of new leisure amenities

AB

C

D E FG

HI J

KL

MN

OP QR

ST

U

V

industrial employment

recreation and leisure

neighbourhood

Broadway

neighbourhood

Enable ‘quick win’ projects across the TAP area that can be brought forward in short timescales. These include projects which introduce civic infrastructure, promote local identify, build skills and employment and enhance public realm.

Potential outcomes — Support existing local projects and encourage

civic participation — Provide a positive signal about the

transformation of Tolworth — Change external perceptions of Tolworth — Build skills and employment that can support the

local economy — Public realm enhancements that can improve the

quality of the urban environment

Make key connections between neighbourhoods and assets and deliver a choice of movement options as well as improve the connection across the A3 junction.

Potential outcomes — Improvements to the A3 junction can be a

catalyst for regeneration — Greater mobility choice — A reduction in local air pollution — Improve access to assets within Tolworth

including the MOL and Broadway

4. create a hub for leisure and recreation

5. catalyse change through ‘quick win’ projects

6. stitch together assets and neighbourhoods

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Towards an urban design framework

Stemming from these headline strategy key moves, the detailed Urban Design Framework brings together the appraisal and analysis study, results from the engagement and Guiding Principles. It outlines spatial strategies that build on the existing strengths of Tolworth.

This is presented at a range of scales and informs the phasing and implementation of change in Tolworth.


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land uses & spatial strategy

economic strategy public realm & open space

The land uses and spatial strategy sets a framework for future development which will support growth in Tolworth whilst meeting the needs of both existing and new residents, and introduce a mix of uses which will support the local economy and create a vibrant centre full of public activity.

— Deliver a mix of uses in Tolworth: New development can support regeneration opportunities with higher densities, which provide homes, workspace, leisure facilities, as well as attract new occupiers to support an evening economy.

— Integrate landmark buildings and high density buildings in gateway locations: there are a number of locations where landmark development should be considered to strengthen Tolworth’s identity, help with legibility, and form key gateways into the centre.

— Support employment growth: important employment areas including the SIL should be protected and supported. Through incremental intensification by redeveloping under-utilised land, more workspace could be provided.

— Improve civic infrastructure and leisure: there is an opportunity to improve access to popular leisure facilities and introduce a new programme of activity

The economic strategy aims to ensure Tolworth is acknowledged as one of the most distinctive and vibrant district town centres in South London, with a more coherent and diverse offer.

— Recognise the wider economic geography: to achieve its potential, Tolworth needs to develop stronger links between the town centre and the its other economic assets; principally the industrial areas and green spaces

— Enhance the economic identity of Tolworth: it is important that partners act to change external perceptions of Tolworth as a place to visit and invest.

— Ensure Tolworth town centre meets the need of residents and businesses within catchments: respond better to the needs of existing and future populations

— Ensure that Tolworth becomes a more effective business location for Kingston and South London: need to become a more effective participant in the Kingston and South London economies by providing more quality affordable space, diversifying the business base and encouraging innovation and productivity

— Capitalise upon grassroot and civil society

activity: acknowledging existing grassroots projects which offer both social and economic benefit, as an asset is fundamental to the future identity of the area.

The public realm and open space strategy primarily supports making the most of Tolworth’s green assets by improving accessibility and amenity, along with encouraging low emission transport by improving the pedestrian and cycling environment within Tolworth’s centre.

— Creating healthy streets: a number of public realm interventions can help to mitigate issues relating to air quality and noise pollution, creating a more pleasant environment for pedestrians and cyclists, as well as more enjoyable spaces to rest and socialise on the street.

— Optimising open space: establishing a hierarchy of public spaces will ensure that Tolworth’s wealth and diverse range of open spaces strategically function well, meeting the needs and desires of its users.

— Enhancing green links to open space: a sequence of public realm interventions can increase connectivity to open spaces as well as promote the parks to ensure local people are aware of what the green assets have to offer.

Transport, movement, air quality & sustainability

The transport and movement strategic proposals aim to improve connectivity and placemaking within Tolworth whilst improving the quality of the environment. This is supported by options for mitigating poor air quality whilst also promoting sustainable development and infrastructure.

— Connect neighbourhoods and assets: Improving the pedestrian, cycle and vehicle routes and filling in the missing links will ensure local assets such as Tolworth Park, employment areas, the Broadway and Tolworth station are more accessible.

— Upgrade bus connectivity: encourage local people to use public transport by improving connectivity to key transport nodes, other neighbourhoods and local assets.

— Enhancing the A3 junction: a range of possible options exploring how the A3 junction could be improved to enhance placemaking and create regeneration opportunities for Tolworth, as well as improving the connection for pedestrians and cyclists across the junction.

— Improving air quality: A number of proposals including improvements to transport and the public realm, along with a new low bus emission zone to help mitigate poor air quality.

— Seek new development that contributes to achieving environmental sustainability: sustainable development options include ‘green’ buildings, retention and reuse of existing buildings where appropriate, reusing materials, providing recycling facilities and introducing measures to reduce water use in buildings.

— Synchronising development and infrastructure: ensure that development is synchronised with the provision of necessary infrastructure to support the growth proposed.

— A progressive approach to energy and sustainability: including decentralised heat and power systems and on-site renewable energy generation.


ewell road junction & Tolworth Broadway

Development opportunity for TolworthA combination of a new mixed use development, junction realignments and focused public realm improvements contributes to an improved gateway into the northern end of Tolworth Broadway.

A proposed landmark development on the existing Esso petrol station incorporates a mix of uses including space for the existing Headmasters Training Academy, a valuable training and employment use on site. The ground floor consists of town centre uses with an active frontage which provides a continuation of Tolworth Broadway. The upper floors consists primarily of residential development taking advantage of the site’s proximity to the Broadway, school and other amenities.

The reconfiguration of Ewell Road junction both improves pedestrian crossings, whilst also providing an opportunity to establish a new public space outside the new development, helping to define the northern entrance to Broadway. This can be complemented with parklets on the opposite side of the road. Together this provides spaces for people to spend time in the town centre, increasing a sense of well-being for local residents, workers and visitors.

Tolworth Broadway

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Tolworth Station

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King George’s Playing Fields

King George’s FieldsIndoor Bowls Club

Corinthian-CasualsFootball Club

Hook RiseSouth

Jubilee Way

HogsmillNature Reserve

a3 junction & Broad oaks

Development opportunity for TolworthA number of options for development around the A3 junction have been developed according to the scale of the future reconfiguration of the A3 roundabout.

The first option (pictured) has been developed on the basis of a potential penisularisation of the A3 junction, which would significantly improve the pedestrian and cycle access across the A3. This intervention could also create a new landmark public space at the southern end of the Broadway, which can contain intensive greening to mitigate the air and noise pollution caused by the A3.

A partial decking over the A3 can also open up opportunity for a significant landmark development on the corner of Tolworth Broadway. Reconfiguration of the junction allows the development plot to extend to the east and align with the existing Broadway frontage. The development would provide both ground floor town centre uses such as retail and food and beverage with residential above. A key pedestrian and cycling connection from Broadway to Hamilton Avenue would be maintained.

The second option for development opportunity on this site has been developed on the basis that there is no peninsularisation of the A3. The development would similarly provide ground floor town centre uses such as retail and food and beverage with residential above and maintain a key pedestrian and cycling connection from Broadway to Hamilton Avenue.

Development opportunity for TolworthA number of new developments in and around Tolworth station helps to glue together the centre of Tolworth by creating a cohesive and continuous spine of town centre and leisure uses.

A new development on the station site should allow for the functional requirements of the station, whilst also providing an active frontage onto Kingston Road, which help to support and define a new civic public space. This space should provide an attractive entrance to Tolworth and include both interchange facilities, and information wayfinding signage.

Within the station commercial uses are proposed including food and beverage or convenience retail. Upper floors would accommodate commercial workspace. The site will need to incorporate pedestrian access route to the station as well as vehicle drop off and bus stops in the open space.

A temporary workspace location that can provide flexible workspace for a range of new entrepreneurial business in Tolworth is proposed for the Kingston Road edge of the Strategic Rail Freight site. The development should have a positive frontage.

The edges of leisure amenities such as Goals! Tolworth should also be activated by accommodating both formal and informal recreational uses.

Tolworth station &strategic rail freight site

King George’s fields & hogsmill nature reserve

Development opportunity for TolworthA sequence of public realm interventions can ensure improved connectivity to a public use of green assets in Tolworth. The illustration above presents public realm enhancements that provide an improved link between Hook Rise South and the Hogsmill Nature Reserve.

Improved gateway signage and wayfinding into King George’s Fields and Hogsmill Nature Reserve contribute to placemaking and ease navigation for pedestrians and cyclists. Green links which incorporate intensive greening can also be implemented at the edges of green spaces within residential neighbourhoods and the town centre. Activating the frontages of existing leisure facilities including the bowls club and football club will also help to promote local identity and place-making.

An increased feeling of safety amongst users of the green spaces should also be addressed by improving lighting along key routes. This includes the new proposed link between the Chessington and Davis Road Industrial Estate and Tolworth station.

Physical interventions can be put in place to improve access into the Hogsmill Nature Reserve from Jubilee Way, which is currently poor.

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phasing & delivery

The Tolworth Area Plan has a strong focus on delivery and comprises ‘quick win’ proposals and those which can be delivered in the short-term (within the next 5 years) to medium-term (from 6 to 11 years). A detailed Phasing Strategy and Implementation Plan including a project risk assessment will be produced following public consultation and engagement, and will be incorporated within the Area Plan.

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‘Quick win’ projects

The Tolworth Area Plan includes a set of ‘quick win’ projects across the TAP area, which can be brought forward within a short timescale. The projects will either support and/or act as a catalyst for larger transformational projects including future live developments and new infrastructure. The projects are organised into the following three categories:

1. Civic infrastructure: which helps to promote the local identity of Tolworth, supporting active community groups and building upon existing local assets.

1.1 Express CIC community hub 1.2 Tolworth playzone 1.3 Host ‘test-bed’ space 1.4 Crèche and workspace

2. Build skills and employment: to help build a strong local economy, along the high

street and within other key employment areas.

2.1 Support The Community Brain CIC 2.2 Restaurant residencies 2.3 Affordable workspace 2.4 Whole area business network 2.5 Welcome into My Nature Reserve

3. Public space enhancements: which enable local residents and workers to make the most of the green assets on their doorstep, as well as encouraging low emission transport by improving the quality of the environment.

3.1 Skip Garden 3.2 Connections and linkages 3.3 New or enhanced entrances to green assets 3.4 Tolworth Spa 3.5 Hogsmill River Walk

Ewell Road

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Tolworth Hospital

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Tolworth Recreation Ground

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Hogsmill Nature Reserve

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Connections and linkages

New or enhanced entrances to green spaces


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