The OPDC Delivery team has been working over 2024/5 in preparing proposals which have now been published as a Masterplan Framework. The version of the document as endorsed by OPDC Board on Novermber 20th 2025 can be downloaded from the OPDC website. This is not yet the final version, and OPDC officers have delegated authority to make final amendments.
The area covered by the Masterplan Framework runs from Willesden Junction to North Acton station.
The OPDC’s proposed Complulsory Order covers this same area. This Order was approved (‘made’ by the OPDC on September 12th and those affected had the chance to submit objections by October 8th 2025. The OPDC team are currently trying to reach agreement with objectors, before submitting the final draft Order to the Secretary of State of State. A public inquiry is now expected in the autumn, rather than the earlier part of 2026.
The Masterplan Framework will be a key document in discussions and negotiations between OPDC and prospective ‘master developer’ partners during 2026. It defines OPDC’s aspirations for high-density high- rise development delivering around 8,000 housing units and 150,000-200,000m sqm of employment space. A CGI of the potential outcome of such development is below:
In recent months, our neighbourhood forum has been questioning OPDC about the status of this Framework document in relation to the OPDC’s 2022 adopted Local Plan. OPDC consulted on a set of ‘Spatial Principles’ and an ‘Illustrative Masterplan’ during 2024 and 2025. At this stage, the maps and images presented to the public were described as one way in which the area might be developed.
The November 2025 Planning Committee was advised that the Framework will enable OPDC (as delivery agent) to inform, guide and coordinate future planning applications across the Old Oak area. In relation to the 2022 Local Plan, the committee report explained that While the Masterplan and Framework are capable of being material considerations for planning decision-making purposes, the judgment as to the weight they should be given will be for the Local Planning Authority to make when considering particular applications, in accordance with usual practice.
This wording of ‘capable of being material considerations‘ prompted OONF to query with OPDC the status and significance of the Masterplan in relation to the Local Plan. Our first letter on this subject is below:
No reply was received to this letter, so we wrote again on 1st December objecting specifically to the wording in the Framework stating that All detailed development proposals within the Old Oak area are expected to take account of the vision, principles and guidance set out in the Masterplan Framework. We questioned why OPDC had not chosen to prepare the Framework as a development plan document, thereby updating and replacing policies and site allocations in the 2022 Local Plan.
We also objected to a section of the document on ‘The Place Today‘ claiming that Old Oak is an exceptionally well connected with the new HS2 and Elizabeth Line station at Old Oak Common, Willesden Junction providing Overground and Bakerloo line services, and North Acton linking to the Central Line. This scenario of ‘connectivity’ remains 10-15 years into the future.
A response to this second letter was provided by Claire O’Brien at OPDC, and is below:
This did not answer all our questions, but confirmed that OPDC was taking ‘extensive legal advice’ on the way in which the Development Corporation is proceeding on its Masterplan Framework. The email used wording similar to that used by OPDC’s Director of Planning at the November OPDC Board that It would be irresponsible for me to make predictions as to the weight of the masterplan framework at the time of making a planning decision as this would fetter our discretion.
As we see the position, there remains insuffient clarity on whether OPDC see the Masterplan Framework effectively as a replacement for policies and site allocations in the 2022 Local Plan, with these new 2025 proposals taking precedence. While the email gave an explanation of why OPDC has not chosen to update its Local Plan via a Partial Review, or one or more Area Action Plans (which are development plan documents), we have so far found their reasoning to be unconvincing. Hence our third letter sent on 9th December 2025:
This time we did receive a reply, in an email from OPDC Director of Planning dated 4th February. This is below
We continue to feel that for OPDC to proceed with their delivery programme on the basis of a non-statutory masterplan remains a risk. As compared with other major regeneration projects that have taken place in London, this situation creates a level of uncertainty for all parties involved. Developers will not know whether their proposals should meet all the policy requirements in the 2022 Local Plan (and the London Plan)? Or should they pay more heed to the content (mainly maps, diagrams, and drawings) in the Framework document. How will Planning Inspectors interpret the ‘material weight’ of the Masterplan in the event of a refusal and appeal?
Our latest letter to OPDC is below. We think that this correspondence may resurface at a later date, should legal issues arise on how the Masterplan is used by OPDC’s Planning Committee in making future decisions on planning applications.
For the time being we have ‘agreed to disagree’ with OPDC planning officers on this subject. OPDC have confirmed that there will be no single outline planning application for the masterplan, consent to which would give developers greater certainty in framing their own subsequent applications. This was the route used in 2006 to underpin regeneration at Kings Cross. Nor will there be any Area Action Plans or Supplementary Plans prepared by OPDC (both of which have ‘developent plan’ status) in advance of the full revision of the OPDC Local Plan. OPDC’s timeline for adoption of an updated Local Plan is autumn 2028.
We await a final published version of the Framework document, to see if any of the wording to which we have objected is reframed or removed.