Design and Access Statement

NORTHFIELDS Design and Access Statement

VOLUME 2 - Phase 1: Buildings A, B, C and D

Produced by: Terence O’Rourke

January 2018 St George Developments Limited St George House 16 The Boulevard Imperial Wharf Fulham SW6 2UB

All figures (unless otherwise stated) © Terence O’Rourke Ltd 2018.

Based upon the 2017 Ordnance Survey mapping with the permission of the Ordnance Survey on behalf of Her Majesty’s Stationery Office © Crown Copyright Terence O’Rourke Ltd Licence number 100019980. NORTHFIELDS Design and Access Statement

VOLUME 2 - Phase 1: Buildings A, B, C and D

Produced by: Terence O’Rourke

January 2018

St George Developments Limited St George House 16 The Boulevard Imperial Wharf Fulham SW6 2UB

All figures (unless otherwise stated) © Terence O’Rourke Ltd 2018.

1 NORTHFIELDS THE VISION

The vision for Northfields is to open and transform the site, reconnecting the local area with the Grand Union Canal and River Brent, creating and improving routes to Stonebridge Park station and providing new homes, new employment space, public open spaces and local amenities, including a community centre. These features will ensure Northfields complements the rest of Alperton, providing residents and the wider local community with a new place to live, work, relax and enjoy.

2,900 NEW HOMES INCLUDING OVER 1,000 AFFORDABLE HOMES

APPROXIMATELY 650 JOBS IN THE COMPLETED DEVELOPMENT

AROUND 19,000 SQM OF WORKSPACE

HALF THE SITE, 4.6 HECTARES, OPEN SPACE

UP TO 2,300 SQM OF SHOPS AND RESTAURANTS

AROUND 500 SQM COMMUNITY CENTRE

APPROXIMATELY 500 JOBS A YEAR DURING CONSTRUCTION

£60 MILLION CIL CONTRIBUTION AND £16 MILLION NEW HOMES BONUS

Four and a half hectares of high quality public realm, over half the area of the site, will be delivered in early phases of the masterplan, transforming the neighbourhood and including the 0.60 hectare Central Gardens and 0.83 hectare Riverside Meadows (including Riverside Walk). Northfields will contain local amenities and facilities such as shops, cafés and restaurants, and a circa 500 sqm community centre to complement the wider area. Celebrations such as the Alperton Summer Festival will be held in the new Central Gardens involving the wider community and bringing people together.

NORTHFIELDS A place to enjoy

NORTHFIELDS KEY FEATURES 1 Canal-side The interface between the new development and the existing community adjacent to Beresford Avenue – a vibrant space with south west facing bars, restaurant and cafés and home to the new community centre. Situated on the bend of the canal, this new public space becomes a focus along the towpath from both the A place to live Alperton and central London directions. 2 Community centre A new circa 500 sqm multi-functional facility, designed by the community, positioned to provide a focus and work to the canalside space and connect with the existing community. A new flexible main community hall that can be divided into three separate areas is supplemented by additional meeting spaces, nursery and a community kitchen. 3 Green avenue The main new east-west green pedestrian and cycle spine that opens up connectivity towards Stonebridge Park station, the canal and Alperton itself. Punctuated by the Central Gardens and Riverside Meadows, the route becomes a safe and varied artery that opens up the site to the surrounding community. 4 Central Gardens The central focus area at the heart of the site – a new 21st century London garden space with a meandering water feature that links the canal and river. The curving form recalls the former bends within the River Brent.

5 Riverside Meadows A natural parkland edge that reinstates a soft and green character to this stretch of the River Brent. Trim trails, places to relax and educational information are incorporated in this distinctive and relaxed landscape.

6 The Generator Designed by leading industrial architects Michael Sparks Associates, The Generator will be an innovative bespoke multi-storey industrial building, the first of its kind in the UK. It will provide a hub of 13,100 sqm light industrial workspace providing space for a variety of B1c and B8 uses. 7 Employment space Provision of high quality affordable workspace comprising 5,000 sqm of ground floor units, with residential above. These units will be flexible in size, from ‘seed bed’ units to larger units for more established businesses.

8 Entrance marker building An entrance marker building creates a gateway to the site and Alperton from the North Circular Road. The structure, and the existing 21 storey Wembley Point building, sit either side of the imposing railway arches acting as ‘bookends’ marking Stonebridge Park station. 9 Central Gardens marker building A marker building articulates the western corner of Central Gardens creating a clear focal point leading visitors towards the canal along the green avenue.

10 Townhouses Three storey townhouses are introduced along Beresford Avenue to create a variety of building typologies. 11 Mews streets Mews streets will link Beresford Avenue with the canal. 8

10 10 2 7 11 11 5

9 6

The Illustrative Masterplan has been developed in collaboration with the community, London Borough of Brent, Greater London Authority, Transport for London and other statutory consultees.

All images are for illustrative purposes only BERKELEY GROUP OUR VISION BERKELEY GROUP OUR VISION

OUR VISION OUR VISION To be a modern, world-class business generating long-term value by creating successful, sustainable places where people aspire to live.

THE BERKELEY GROUP OURFIVE VISION FOCUS AREAS INITIATIVE

BERKELEY ASPIRES TO BE A MODERN, WORLD-CLASS BUSINESS. THROUGH THE FRAMEWORK OF OUR VISION WE ARTICULATE OUR STRATEGY ACROSS OUR FIVE AREAS OF STRATEGIC FOCUS: CUSTOMERS; HOMES; PLACES; OPERATIONS; AND OUR PEOPLE. CUSTOMERS HOMES

By focusing on these areas, we ensure This report provides an overview of the EMBEDDING COMMITMENTS that we continue to provide customers Our Vision strategy and summarises INTO OUR BUSINESS with an exceptional service, whilst Theperformance Berkeley during Group the period is 1made May 2016 up of six autonomous companies: delivering high quality homes and places to 30 April 2017. It is an extract from the where communities can thrive. We also StBerkeley George, Group St Holdings James, Plc 2017 Berkeley, Annual HEADLINESt Edward, COMMITMENTS St William recognise that the skills, knowledge and Report. The full report can be found at Provide exceptional service to all of our customers Develop individually designed, high quality homes dedication of our people, alongside the andwww.berkeleygroup.co.uk/investor- St Joseph. New commitments launched every and put them at the heart of our decisions. with low environmental impact. efficient management of our operations, information/latest-annual-report. two years to ensure Berkeley continues are fundamental to the ongoing success The Berkeley Group build homesto aspireand neighbourhoods.to be a leading and We focus on of our business. world-class business creating beautiful, successful places in London and the South of Underpinning Our Vision is a core set of company values: having integrity; being England. We work together with other people to tackle the shortage passionate about what we do; showing LEADING COMMITMENTS respect for people; thinking creatively; of good quality homes, and make a lasting contribution to the and achieving excellence through detail. Existing commitments that were previously landscape and to the communitiesheadline we commitments help create. and are still PLACES OPERATIONS WE CONTINUALLY REVIEW AND DEVELOP OUR considered leading, either within the industry or across wider business sectors STRATEGY TO ADDRESS THE WeKEY are CHALLENGES London’s leading mixed-use developer and a FTSE 100 AND OPPORTUNITIES FACINGcompany. BERKELEY, The OUR Group has been responsible for shaping much of the INDUSTRY AND OTHER BUSINESSmodern SECTORS. development along centralBUSINESS-AS-USUAL London’s riverside, COMMITMENTS replacing former industrial areas with vibrantCommitments places that toare live,no longer work considered and play. Create great places where residents enjoy a good Make the right long-term decisions whilst running the leading but that continue to push the quality of life, now and in the future. business efficiently and working with our supply chain. company to ensure it is consistently a top Berkeley aspires to be a modern,performer world-class within the industry business. or across Through the wider business sectors framework of our Berkeley Group Our Vision Initiative we articulate our strategy across our five areas of strategic focus: customers; homes; places; operations; andNORMAL our people. PRACTICE Actions that are fully integrated as part of business activities and that do not By focusing on these areas, we necessarilyensure setthat Berkeley we apartcontinue from to provide OUR PEOPLE customers with an exceptional service,others within whilst the industry delivering or across wider high quality business sectors homes and places where communities can thrive. We also recognise that the skills, knowledge and dedication of our people, alongside the efficient management of our operations, are fundamental to the Develop a highly skilled workforce who run autonomous businesses, operate in a safe and supportive ongoing success of our business. working environment and contribute to wider society.

Underpinning Our Vision is a core set of company values: having OUR CULTURE AND VALUES integrity; being passionate about what we do; showing respect for HAVE BE RESPECT THINK EXCELLENCE INTEGRITY PASSIONATE PEOPLE CREATIVELY THROUGH DETAIL Learn more about Our Vision at www.berkeleygroup.co.uk/our-visionpeople; thinking creatively; and achieving excellence through detail.

2 3

8 EMBEDDING COMMITMENTS INTO OUR BUSINESS

Headline commitments New commitments launched A proud member of the Berkeley Group every two years to ensure Berkeley continues to aspire to be a leading and world-class St George is committed to delivering high business. quality new places where people aspire to live. Leading commitments We are passionate about making a difference and delivering sustainable development, with Existing commitments that were previously headline commitments standards being raised even higher through the and are still considered leading, Berkeley Group Our Vision initiative. either within the industry or across wider business sectors. Business-as-usual commitments Commitments that are no longer Placemaking is at the heart of our approach, considered leading but that we create attractive new places where people continue to push the company enjoy a great quality of life with on-site facilities to ensure it is consistently a top such as landscaped grounds, shops, cafés and performer within the industry or across wider business sectors. restaurants. Normal practice Actions that are fully integrated as part of business activities and that do not necessarily set Berkeley apart from others within the industry or across wider business sectors.

9 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

10 NORTHFIELDS Design and Access Statement VOLUME 2 - Phase 1 Buildings A, B, C and D

1.0 INTRODUCTION 3.0 THE MASTERPLAN 5.0 LANDSCAPE PROPOSALS 8.0 ACCESSIBILITY, SOCIAL 1.1 Executive summary CONCEPT 5.1 Beresford Avenue INCLUSION AND SAFETY 1.2 Content of the application 3.1 Creating a new place 5.2 Canal-side - Sub area 2A; The Gateway 8.1 Introduction 1.3 Overview and structure of this document 3.2 Initial design concept 5.3 Canal-side - Sub area 2B; Canal-side Walk 8.2 Access by a variety of modes 1.4 Client and professional team 3.3 Edges 5.4 Canal-side - Sub area 2C; Roof terraces 8.3 Creating an accessible public realm 1.5 Summary of planning context 3.4 Integration 5.5 Canal-side - Sub area 2D; Central 8.4 Access to buildings courtyard 1.6 Planning history 3.5 Spatial structure 8.5 Wheel chair accessible units – Phase 1 5.6 Central Gardens 1.7 Socio-economic context 3.6 Scale and massing 8.6 Safety and security trategy 3.7 Character areas 5.7 Phase 1 planting s 8.7 Designing out crime 5.8 Phase 1 hardworks strategy 2.0 SITE AND CONTEXT 5.9 Play and amenity space 2.1 Site location 9.0 PARKING 4.0 PHASE 1: KEY DESIGN 5.10 Lighting 2.2 Site description 9.1 Parking provision PRINCIPLES 5.11 Water strategies 2.3 Area context 4.1 Introduction 9.2 Parking and design 5.12 Landscape management strategy 2.4 Views around the site 4.2 Masterplan guiding principles 9.3 Parking numbers 5.13 Off-site infrastructure improvements 2.5 Historic context 4.3 Open space form and function 2.6 Historic development of the site 4.4 Movement/circulation 10.0 TECHNICAL 2.7 Surrounding land uses 4.5 Built form and function 6.0 BUILDINGS A, B AND C CONSIDERATIONS 2.8 Surrounding green space 4.6 Sustainability 6.1 Introduction 10.1 Site management 2.9 Structure and grain 4.7 Environmental design 6.2 Concept principles 10.2 Fire strategy 2.10 Transport and movement 4.8 Services strategy 6.3 Key design rationale 10.3 Structure and services design 2.11 Scale, character and materials 4.9 Public consultation 6.4 Design evolution for Buildings A, B and C 10.4 Drainage strategy 2.12 The edges of the site 6.5 Design proposals 10.5 Sound insulation and noise 2.13 Site summary

7.0 BUILDING D 11.0 SUMMARY AND 7.1 Introduction CONCLUSION 7.2 Concept principles 7.3 Key design rationale - building layout 7.4 Design evolution for Building D 7.5 Design proposals

11 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

12 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

PHASE 1: KEY DESIGN PRINCIPLES 4.0

LANDSCAPE PROPOSALS 5.0

BUILDINGS A, B AND C 6.0

BUILDING D 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

13 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

Site area

Phase 1 area

1.0 INTRODUCTION

The role of the Design and Access Statement This statement provides the link between The DAS will describe and justify the masterplan The DAS will also present an Illustrative (DAS) is to explain how the design proposals for the Parameter Plans submitted for approval, framework and its key attributes, and explain Masterplan for the Northfields site. This will Northfields have evolved and been informed by detailed information for Phase 1 and the how this has informed the design principles demonstrate how the scheme could be developed a thorough understanding of the site’s context, consideration of future Reserved Matters submitted as part of the outline and detailed in accordance with the associated Parameters constraints and opportunities. applications. approval. Plans, Framework Design Code and other supporting material submitted for approval.

Figure 1.1. Aerial view of the site looking north

14 1.1 EXECUTIVE SUMMARY Context Proposal site will be open space. Landmark buildings will 1.1.13 These key spaces, or character areas, are help draw people into the site. Two main spaces enhanced by outdoor activities and a vibrant mix 1.1.1 Northfields developed as a staging post 1.1.6 The proposals represent an provide entrances at the west and the east of the of uses in surrounding buildings. for the delivery of goods from around the world, important regeneration project for the site, and are connected via a green avenue. The 1.0 that were then distributed via the North Circular local area and borough, which will open up Canal-side to the west creates a new frontage to 1.1.14 Building forms, grouped around key Road and Grand Union Canal. During the 1930s it a currently inaccessible closed site, and the Grand Union Canal and the Riverside Walk spaces, are influenced by the local context and flourished as an industrial site and was eventually provide transformational change to the local and Riverside Meadows to the south provide a frame views to the Grand Union Canal and the owned and operated by SEGRO. Its regeneration neighbourhoods, creating links through the green link meandering along the River Brent. River Brent. Whilst there will be some variation in seeks to respect this historic background, but site to Stonebridge Park and Alperton stations architecture, the overall masterplan concept and open up the site to all. and beyond. The creation of a series of linked 1.1.12 At the heart of the development are the design guidelines ensure that there is an overall landscape spaces bounded by the Grand Union Central Gardens connecting these main spaces, cohesive design. 1.1.2 St George Developments Limited (the Canal and River Brent will provide access to these encouraging ecology and water play and providing applicant) acquired the former Northfields local natural assets for the community. Building visual amenity for all. It will have an intimate, Industrial Estate (the site) in April 2017 to deliver types will complement the newly created spaces, quiet atmosphere for people to walk through, sit an exemplary mixed-use development. Terence reflect the local context and create new healthy and relax. O’Rourke was appointed as planners, master streets and gardens. planners, landscape architects and architects for the site through a selection process with Berkeley 1.1.7 The site represents an important stepping Group. A full design team has been assembled to stone from Stonebridge in the east to Alperton The site represents an important stepping stone from Stonebridge in the east to ensure that the proposals are robust, technically in the west, and from Park Royal in the south to achievable and viable. Wembley in the north. It provides an opportunity Alperton in the west, and from Park Royal in the south to Wembley in the north. for new connectivity with the surrounding 1.1.3 Northfields (the proposed development) neighbourhoods, bringing vitality to the Grand will be an exemplary mixed-use scheme Union Canal and River Brent. comprising residential and employment floorspace with ancillary commercial, retail, 1.1.8 The proposed development will deliver EY BL PA M R leisure and community uses. The proposed 2,900 new homes in a mix of types and tenure, E K W development will include the demolition of all approximately 26,400 square metres* (sqm) of W AL E M existing buildings on site. flexible non-residential use (industrial, retail, R B T L N E Y community and leisure use), which will generate E

C 1.1.4 The site has many physical constraints. in the region of 650 new jobs. The 630-metre fence boundary along Beresford Avenue creates a barrier to the north. The River 1.1.9 Phase 1 of this proposal, to which this Brent bisects the site towards its southern edge volume of the DAS relates, will deliver 402 new ERT LP O N and so limits movement south. The Grand Union homes, 2,200 sqm commercial and employment A NEB RI D O G T E Canal and locked access bridge restricts access space, 1,610 sqm assembly and leisure / S to the west. The level change across the site community space. and Thames Water easement provide additional NORTHFIELDS constraints on site. 1.1.10 The masterplan proposes reconnection with the Grand Union Canal and the River Brent, 1.1.5 A central aspect of the masterplan process providing public access to the site for the first has been through extensive consultation with the time in its history. Proposals will create a new local authority, statutory consultees and advisory identity for the waterfront, and a new hub of GER L A N N groups as well as local residents, amenity groups cultural and commercial uses allowing people to A E H and the community through a series of events filter along and through the site. and programmes over the last eight months. This Site area engagement has influenced the design evolution of 1.1.11 To facilitate movement through the site a Current regeneration areas the masterplan, which has developed in response series of public spaces are proposed that provide to the views expressed and comments made. a sense of order to the masterplan, reinforced Railway by the building edges. Approximately 50% of the Roads

*NB: Please note: all floorspace figures provided are Gross External Area (GEA) unless otherwise indicated Figure 1.2. Delivering regeneration – Expanding the arc of opportunity

15 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 1.0 INTRODUCTION

1.2 CONTENT OF THE N APPLICATION The outline component of the application

1.2.1 The following pages provide an overview The detailed component of the application (Phase 1) of the hybrid planning application and the relationship between the DAS and the associated application material.

1.2.2 This application seeks outline approval for the use and quantum of development, with scale, appearance, layout and landscape to be addressed in future Reserved Matters applications. In addition, full planning permission is being sought Beresford Avenue for the first phase of development at Northfields.

1.2.3 The DAS should be read in conjunction Grand Union Canal with the application drawings (including Parameter Plans), the Planning Development Specification, Environmental Statement, Transport Assessment and supporting reports.

River Brent 1.2.4 The submitted documents include:

• Planning Supporting Statement • Framework Design Code • Environmental Statement • Affordable Housing Statement • Internal Daylight and Overshadowing Report • Statement of Community Involvement • Financial Viability Assessment

• Energy Statement Figure 1.3. Aerial view of the site and components of the application • Sustainability Statement • Dynamic Overheating Assessment • Framework Construction Method Statement • Ecological Baseline Reports 1.2.6 The Illustrative Masterplan demonstrates • Utilities Strategy Report and Logistics Plan how the site could be developed in accordance • Planning Development Specification • with the Parameter Plans and supporting Transport Assessment including Outline Car • Tree Survey and Arboricultural Impact Report Parking Management Plan and Delivery and 1.2.5 The DAS has been prepared to explain application material. It is submitted for illustrative • Servicing Plan Northfields Employment Strategy the process that has led to the design proposals purposes only. • for development at Northfields and to provide a • Residential Travel Plan Operational Waste and Recycling Management Strategy rationale for the masterplan design framework 1.2.7 The DAS also describes the proposed • Site Wide Framework Travel Plan and principles being submitted for approval. character of the landscape, public realm and • Fire Strategy architecture, and deals with the specific technical • Demolition Method Statement • Flood Risk Assessment components of the design for Phase 1 of the • Town Centre Uses Statement development. • Drainage Strategy

16 1.2.8 The DAS is divided into two volumes - 1.3.3 This volume, (Volume 2), has been to create thriving new communities in attractive Landscape architects: Terence O’Rourke 1.0 volume 1 providing detail regarding the overall prepared by Terence O’Rourke, architecture and landscaped environments. development and Volume 2 addressing Phase 1. landscape design and Michael Sparks Architects, 1.4.5 Terence O’Rourke has considerable and addresses masterplan proposals for Phase 1. 1.4.2 St George has built a strong reputation for understanding and expertise in the design 1.3 OVERVIEW AND Where appropriate, other members of the design delivering high quality mixed-use developments and construction of landscape schemes in a STRUCTURE OF THIS and consultant team have inputted into this DAS. including Battersea Reach, Beaufort Park in diverse range of fields including residential and DOCUMENT Barnet, Imperial Wharf in Fulham, St George mixed-use development, leisure and recreation, All figures and Illustrations are for illustrative Wharf in Vauxhall, Fulham Reach, Chelsea Creek education, and corporate headquarters. These 1.3.1 The DAS (Volume 2) has been prepared purposes only. and Putney Wharf. have included some of the UK’s most successful having regard to the Government publication projects such as the McLaren Technology and Guidance on Information Requirements and The content of the DAS is as follows: Architects: Terence O’Rourke Production Centre in Woking, Jaguar Landrover in Validation (2010) and guidance published by Coventry and the University of Exeter campus. • the Commission for Architecture and the Built Chapter 2.0 outlines the site extent, site 1.4.3 Terence O’Rourke is known for Environment (CABE). evaluation, historical development, the transforming places and believes every project 1.4.6 We are committed to the principle of contextual analysis, the constraints and deserves a local response to the context, landscape involvement in the development design 1.3.2 This Design and Access Statement (DAS) opportunities community and opportunities. The practice’s process, from planning through to the detailed design. Our interdisciplinary approach allows us is compliant with the provisions of Part 3 Article 9 • Chapter 3.0 sets out the masterplan concept residential work reflects a view of design as a of the Town and Country Planning (Development process embracing the following principles: to process the landscape, architectural, urban Management Procedure) (England) Order 2015. • Chapter 4.0 sets out key design principles for design and planning aspects of the brief at an Specifically, it sets out the design principles Phase 1 • We create inspiring, sustainable places in early stage. This involves considering not only the and concepts that have been applied to the which to live, work and relax technical aspects of the brief but also gaining an • Chapter 5.0 sets out the landscape proposals development and explains how issues relating to understanding of the ethos and aspirations of the for Phase 1 • access to the development have been dealt with. Through close consultation with key client and local communities. stakeholders, we develop imaginative solutions It also meets the DAS requirements set out in • Chapter 6.0 sets out the design details for to optimise the potential of any site Regulation 9(3) in so far as: Buildings A, B and C Commercial southern parcel architects: • We add value through design Michael Sparks Architects (a) explaining the design principles and • Chapter 7.0 sets out the design details for concepts that have been applied to the Building D • We formulate evidence-based, creative and 1.4.7 Michael Sparks Associates are Chartered development; viable schemes • Chapter 8.0 sets out responses to the Architects and were formed in 1988. The practice is committed to producing buildings of quality and requirements for accessibility, social inclusion • We are responsive and flexible to local policy (b) demonstrating the steps taken to appraise to maintaining the highest professional standards. and safety and guidance the context of the development and how The design team combines creative talent with the design of the development takes that • Chapter 9.0 describes the parking strategy • We bring local understanding and support extensive experience of commercial development context into account; work, gained from participation in projects for a • • Chapter 10.0 describes the technical We apply the appropriate strategy for project number of major corporate clients. (c) explaining the policy adopted as to access, components of the masterplan design promotion and how policies relating to access in proposals 1.4.8 Recent projects include the construction relevant local development documents have • We ensure best fit, to meet client objectives of 16,000 sqm of commercial space at Morson been taken into account; • Chapter 11.0 summarises the DAS Volume 2 and local needs. Road Navigation Park in Enfield for SEGRO, and a 1.4.4 125,000 sqm building for MEPC at Silverstone. In (d) s tating what, if any, consultation has been 1.4 CLIENT AND Terence O’Rourke has worked on a 2014 the company was awarded the IAS Awards undertaken on issues relating to access PROFESSIONAL TEAM number of award-winning masterplanning and for Developer of the Year. to the development and what account has mixed-use residential projects of varying scale been taken of the outcome of any such Client: St George Developments Limited and complexity. Key mixed-use residential consultation; and projects include the award winning Northstowe Planning consultant: Terence O’Rourke 1.4.1 St George is proud to be a member of the and Barton NHS healthy programme initiative, (e) e xplaining how any specific issues which Berkeley Group of companies and is London’s Stonebridge, Dollis Valley and Acton Gardens 1.4.9 The Terence O’Rourke planning team might affect access to the development leading mixed-use developer. The Berkeley Group regeneration. has considerable experience of working on have been addressed. regenerates brownfield land across the capital strategically important London sites, having

17 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 1.0 INTRODUCTION

been involved in a number of high profile during public consultations and from high profile • Utilities and services: Cooper Homewood 1.5 SUMMARY OF PLANNING projects over recent years. Examples include projects in over half of London’s boroughs and • Sunlight & daylight: Point 2 Surveyors CONTEXT Stonebridge, Acton Gardens and Dollis Valley. across the UK, including Deptford Wharves, the • Alperton growth area Terence O’Rourke was the lead consultant on Shell Centre, the regeneration of Heygate Estate, Townscape consultant: Lichfields 1.5.1 The Planning Supporting Statement these projects and has extensive experience and and Chelsea Barracks. • Public relations: Hard Hat Alpertonsubmitted housing in zone support of the application provides understanding of key strategic planning issues, a detailed analysis of the planning context. • Heritage consultants: CgMs Old Oak and Park Royal and recognises the importance of engaging in 1.4.15 Soundings has been appointed to ensure OpportunityThis includes Area an assessment of the proposed effective stakeholder consultation to deliver that the thoughts and views of local people and • Town centre uses: CBRE development’s compliance with planning policy Site boundary successful developments. stakeholders are recorded and considered in an at a national, London-wide and borough level. A • Demolition method: C&D Consultancy open and rigorous way. summary of the key planning considerations is set 1.4.10 Terence O’Rourke has been involved in the • Ground conditions: Delta Simons out below. proposed development from the outset and our 1.4.16 The following professional consultants • Employment strategy: JLL / Savills role has been to advise on all planning issues, have also been appointed: Planning policy context leading pre-application discussions with the • Wind / microclimate: RWDI • council and GLA as well as consultation with all Transport: Peter Brett Associates (PBA) • Arboriculture: SJA Trees 1.5.2 The development plan for the area statutory and other key stakeholders. • comprises the policies of the London Plan (2016), Site boundary Noise / vibration: PBA • Visuals: Millerhare and AVR London London Borough of Brent (LBB) Development • Air quality: PBA Alperton housing zone EIA consultant: AECOM • Fire consultant: Michael Slattery Associates. Management Policies DPD (2016), LBB Site • Engineers and flood risk: JSA consulting Specific Allocations DPD (2011) and LBB Core Alperton growth area 1.4.11 Environmental Impact Assessment (EIA) engineers Strategy (2010). The consultation draft London is a legal requirement for major projects, and is Plan (2017) has recently been published and is a • Energy & sustainability consultant: Hodkinson an integral part of the design development and material consideration. pre-planning process so that the final design enhances environmental and social benefits to the Alperton growth area Key planning considerations community. Alperton growth area 1.5.3 LBB’s Development Management Policies Alperton housing zone 1.4.12 AECOM was commissioned by the Alperton housing zone DPD facilitates the release of the northern part applicant to conduct an EIA of the proposed Site area development in accordance with the EIA Old Oak and Park Royal Regulations and to prepare the Environmental PhaseOpportunity 1 area Area Statement, which is submitted in support of the Designations plan 5 planning application. Site boundary Northfield St George Developments Limited Community consultation: Soundings 0 140 m I 1.4.13 Soundings delivers exemplary public Revision consultation and engagement that feeds Dwg no/

directly into emerging site masterplan and Drawn by: Checked by: building designs. They act as a neutral voice in 15 March 2017 JC LV the development process, creatively engaging Scale: 1:6,000 @A3 communities to inform design development and Based upon the 2016 Ordnance Survey 1:50,000 colour raster map with the permission of the Ordnance Survey on behalf of Her help to empower local groups committed to the Majesty's Stationery Office, © Crown copyright. Licence No. 100019980. For the definitive boundaries go to long term success of a place. https://www.brent.gov.uk/policies-map/ Copyright Terence O'Rourke Ltd, 2017 Northfields LONDON St George Developments Limited Linen Hall 1.4.14 Soundings creates tailored processes 162-168 Regent St N London working closely with local people, architects, W1B 5TE 0 150 m I BOURNEMOUTH developers and local authorities. The Soundings Everdene House Deansleigh Road Bournemouth Alperton housing zone and growth area team draws on extensive experience gained BH7 7DU

TELEPHONE Revision Figure 1.4. Alperton housing zone and growth area 020 3664 6755 www.torltd.co.uk Dwg no/

Status 18 January 2018 18 Drawn by: Checked by: Scale: 1:6,000 @A3 JC LV

Based upon the 2017 Ordnance Survey 1:10,000 colour raster map with the permission of the Ordnance Survey on behalf of Her Majesty's Stationery Office, © Crown copyright. Terence O'Rourke Ltd. Licence No. 100019980. For the definitive boundaries go to https://www.brent.gov.uk/policies-map/

LONDON 7 Heddon Street London W1B 4BD

BOURNEMOUTH Everdene House Deansleigh Road Bournemouth BH7 7DU

TELEPHONE 020 3664 6755

www.torltd.co.uk

Designations plan 6

Northfield St George Developments Limited

0 480 m I

Revision Dwg no/

Drawn by: Checked by: 10 March 2017 JC LV

Scale: 1:20,000 @A3

Based upon the 2016 Ordnance Survey 1:50,000 colour raster map with the permission of the Ordnance Survey on behalf of Her Majesty's Stationery Office, © Crown copyright. Licence No. 100019980. For the definitive boundaries go to https://www.brent.gov.uk/policies-map/

LONDON Linen Hall 162-168 Regent St London W1B 5TE

BOURNEMOUTH Everdene House Deansleigh Road Bournemouth BH7 7DU

TELEPHONE 020 3664 6755 www.torltd.co.uk The proposeddevelopment development will result provides in a significant an excellent contribution opportunity towards to the delivery of new housing and securenew employment the beneficial space re-use in the of borough,previously as developed well as delivering land. considerable economic, social and environmental benefits for residents, the local community and the borough as a whole

of the site from its designation as a Strategic both housing and employment floorspace the 4 and 6 Beresford Avenue (ref. 15/3103). Prior represent 14.3% and 11.6% of all employment 1.0 Industrial Location (SIL), in line with the London Mayor advocates the intensification of SIL land approval required and approved on 17/08/2015. in the borough. This is quite different from the Plan. Policy DMP14 of the DPD supports the through the co-location of employment floorspace Greater London labour market in which LBB lies, redevelopment of the northern part of the site for with other uses, such as housing. Unit 3, Ace Corner, North Circular Road, which is mostly dominated by the ‘professional, a mixed-use scheme that will deliver private and Stonebridge, London, NW10 7UD scientific & technical’ and the ‘business affordable housing alongside employment. 1.5.8 The development will provide significant administration and support services’ sectors, • Prior approval application for demolition of additional employment space, including accounting for respectively 14% and 11% of the detached single storey former warehouse 1.5.4 The proposed development of light the proposed bespoke Generator building, London’s employment. building occupying this site (ref. 12/2967). Prior industrial uses in the southern part of the site accommodating light industrial and storage and approval required and approved on 27/11/2012. is supported by the London Plan and LBB Core distribution uses on the southern part of the 1.7.3 Within LBB, the proportion of residents Strategy policies for SIL land. site. This is fully supported by the London Plan 13 Beresford Avenue, Northfields Industrial living in the social rented sector as opposed to and Brent’s Core Strategy policies for the use of Estate the private sector is 77%, which is the same as 1.5.5 Northfields falls wholly within the Alperton retained SIL land. the average rate across London (77%). In terms Housing Zone. This confirms that both the Mayor • Change of use from storage and distribution of earnings however, residence based earnings of London and LBB accept that residential 1.5.9 The proposed development provides an (Use Class B8) to General Industrial (Use Class are lower than workplace based earnings, and development will be delivered on site. Part of the excellent opportunity to secure the beneficial B2) with ancillary office accommodation (ref. significantly lower than the average figures for site also falls within the Alperton Growth Area and re-use of previously developed land for a range 97/1479). Granted permission on 19/08/1997. Greater London as a whole. Similarly, the borough has therefore been identified as a location that is of new housing types, employment, community suffers from significant barriers to access housing suitable for mixed-use regeneration. Therefore centre, shops, restaurants, and associated Gatehouse, Northfields Industrial Estate and services; and from rates of violent crime that the principle of redevelopment to provide a uses, which will generate significant economic, are slightly higher than those recorded within • Installation and display of various variety of uses has already been established at social and environmental benefits as part of a Greater London. As a result, LBB is currently advertisement signs to entrance (as revised by Northfields. comprehensive masterplan, in accordance with ranked 39th most deprived borough out of 326 plans dated 25/06/97) (ref. 97/0523). Granted national, regional and local planning policy. districts in England (1 being the most deprived), consent on 08/07/1997. Key planning priorities and is among the 20% most deprived areas in 1.6 PLANNING HISTORY 28 Beresford Avenue, Northfields Industrial England as defined by the 2015 English Index of 1.5.6 In London there is a significant need Estate Multiple Deprivation (IMD). for the delivery of new private and affordable 1.6.1 There is no significant planning history homes, which the Government has confirmed for the site of relevance to the proposals, based • Installation and display of one illuminated 1.7.4 In terms of social infrastructure, LBB should be a priority. The development will result on an online search on the LBB website. Recent fascia sign (ref. 95/1152). Granted consent on contains 59 primary schools and 15 secondary in a significant contribution towards the delivery applications at the site include the following: 19/09/1995. schools, as well as a number of independent/ of new housing and new employment space in private establishments. It benefits from numerous the borough, as well as delivering considerable Car park entrance, Northfields Industrial Estate 1.7 SOCIO-ECONOMIC large parks and open spaces which cover 45% of economic, social and environmental benefits for CONTEXT all open space in the borough, including Barham residents, the local community and the borough • Erection of a single storey building for a Park, Welsh Harp, Fryent Country Park, Gladstone as a whole. temporary period of 5 years for use as a 1.7.1 LBB is an outer London borough located Park, Roundwood Park and Roe Green Park. At Information Centre (Sui Generis Use) with in the north west of Greater London. Latest a more local level, the proposed development 1.5.7 In addition to delivering new housing, the associated landscaping and car parking (ref: information from the Office for National Statistics is located close to a number of parks and open Mayor of London has also highlighted a pressing 17/2380). Granted permission on 08/08/2017. (ONS) estimates that of a population of 324,000, spaces, in particular Heather Park, Tokyngton need to protect and make the best use of land 68% are of working age (defined as 16-64 years Recreation Ground and Abbey Estate are located 2, 4 and 6 Beresford Avenue, Northfields within defined Strategic Industrial Locations (SIL). old). Amongst the working age population of within 1.2km of the site and provide open and Industrial Estate Where sites are coming forward for regeneration, the borough there is an unemployment rate of play spaces for the residents of the proposed 7.9%, which is significantly higher than the 5.8% priority is placed on ensuring that sufficient • development. Prior approval application for the demolition unemployment rate of London as a whole. employment floorspace is retained within mixed- of existing buildings at 2, 4 and 6 Northfields use developments that is capable of meeting Industrial Estate (ref. 15/1988). Prior approval 1.7.2 Micro enterprises (comprising between London’s existing and future needs, supporting refused on 09/06/2015. and encouraging job retention and creation, and 1 and 9 employees) represent 92.2% of the contributing to the capital’s overall economic • Prior approval application for demolition of businesses in LBB. In terms of employment, the growth. In order to balance London’s need for existing industrial warehouse buildings at 2, labour market of LBB is largely dominated by the health and the retail sectors, which respectively

19 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

20 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

PHASE 1: KEY DESIGN PRINCIPLES 4.0

LANDSCAPE PROPOSALS 5.0

BUILDINGS A, B AND C 6.0

BUILDING D 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

21 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

2.0 THE SITE AND CONTEXT

This chapter provides a description of the site and its characteristics, and consideration of the local context in terms of key features, land use, built form, building structure and accessibility.

22 2.1 SITE LOCATION 2.1.4 The northern site (8.10 ha) is bounded by Beresford Avenue to the north, the Grand Union 2.1.1 Northfields is located in a mixed-use area Canal to the west and the River Brent to the comprising residential, industrial and commercial south. uses. 2.1.5 The smaller, southern site (1.06 ha) is 2.0 2.1.2 The application site extends to located to the north of the A404 North Circular approximately 9.16 hectares and comprises the Road between the Ace Café to the east and a former Northfields Industrial Estate, situated to storage warehouse to the west. the east of Alperton in the London Borough of Brent. 2.1.6 Stonebridge Park station (underground and overground services) is located approximately 2.1.3 The site is bounded to the south by the 0.3km to the north east of the site and Alperton A406 (North Circular Road), to the north by underground station is located approximately Beresford Avenue and to the west by the Grand 0.9km to the west. There are a number of bus Union Canal. The Ace Café and the junction of stops along Beresford Avenue as well as along the Beresford Avenue with the North Circular Road North Circular Road. contain the site to the east. The site is bisected by the River Brent which runs in a north-east/south- west direction.

Site area

Phase 1 area

Stonebridge Park station

Alperton Station Beresford Avenue Ace Café

Abbeydale Industrial Estate

Grand Union Canal

North Circular Road (A406) Abbey Estate River Brent

Figure 2.1. Site location

23 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

A Grand Union Canal (towards Alperton) B Pedestrian footbridge over River Brent adjacent to Ace Café (in private ownership) C River Brent (adjacent to Ace Café) D North Circular Road 2.2 SITE DESCRIPTION E Industrial units on Beresford Avenue 2.2.1 The site is broadly triangular in form, its F Trees and shrubs on the north bank of the River Brent shape dictated by Beresford Avenue, the Grand G Belt of trees fronting the Grand Union Canal Union Canal ((A) on figure 2.2), River Brent (B H Thames Water Main and C) and North Circular Road (D). The southern rectangular section of the site lies to the south I Gated vehicle accesses along Beresford Avenue (in private of the River Brent and the north of the North ownership) Circular Road. The site falls within the London J Old North Circular Road Borough of Brent (LBB) within the administrative K Grand Union Canal (towards North Circular Road) ward of Alperton. L Eastern end of site 2.2.2 The site formerly comprised a mix of low quality industrial, commercial, storage and warehouse buildings demolished due to their poor condition. The site is now predominantly hardstanding with some remaining vacant buildings situated in the centre and towards the A west of the site. The exception is three industrial units on Beresford Avenue, which are in third G party ownership (E) but are in the process of being Grand Union Canal acquired and form part of the application site. K

2.2.3 In addition to the buildings and areas of hardstanding, the site contains various isolated Beresford Avenue areas of vegetation. This includes a mix of trees and shrubs on the north bank of the River Brent F (F), a belt of trees to the north west of the site E along the Grand Union Canal frontage (G), isolated H Wycombe Road trees along the Beresford Avenue frontage and a series of trees and shrubs within the centre of the site running along a Thames Water easement I (H). A small pocket of land situated to the south of the site between the River Brent and the North Circular Road is overgrown with shrubs and trees.

2.2.4 In terms of existing access to the site, there are two gated vehicle accesses along B Beresford Avenue (I), and access to individual D premises from the south off the old North L Circular Road (J). Wycombe Road is a short minor A406 North Circular Road access road, temporarily stopped up, which runs C from Beresford Avenue into the site. A single pedestrian footbridge crosses the River Brent Site area Ace Café towards the south, connecting the site to the Ace Café car park (B). A pedestrian footbridge crosses Phase 1 area J the Grand Union Canal towards the industrial estate to the west (K). This is closed for access

Figure 2.2. Aerial view of the site looking north west

24 A B C

as the footbridge lands on private property across the canal.

2.2.5 There are currently no public walking or cycling routes through the site. Due to its size, the site represents an obstacle to wider pedestrian 2.0 and cycling permeability. The development provides a significant opportunity to address this severance issue by providing for new pedestrian Grand Union Canal River Brent from pedestrian footbridge running River Brent (back of the Ace Café to left) adjacent to Ace Café and cycle connections. D E F 2.2.6 The site slopes significantly from the north west towards the south east, with an overall level change of 8 metres. This is due to the difference in level between the River Brent and the Grand Union Canal, with the former running underneath the latter.

2.2.7 Historic uses have resulted in a poor relationship both visually and environmentally with the adjacent housing to the north on Beresford Avenue. The form and appearance Shurguard and North Circular Road context Commercial premises adjoining Beresford Avenue Trees and shrubs along edge of River Brent of the buildings on the site, the associated heavy goods vehicle traffic and the disturbance associated with industrial activities resulted in G H I an unneighbourly relationship with the nearby housing in Alperton.

Belt of trees adjoining Grand Union Canal Thames Water main Site entrance

J K L

Old North Circular Road Grand Union Canal (towards North Circular Road) Eastern end of site

25 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

2.3 AREA CONTEXT

2.3.1 The site has remained inaccessible to the public for many years and has blocked views towards the canal and river.

1 Harrow Road 15 Site area TOKYNGTON 15 Phase 1 area

Alperton masterplan zone

Alperton Station GLA designated housing zone Tokyngton recreation ground Lyon Park Avenue STONEBRIDGE • 15.68ha • Football pitches Ealing Road • Playground Stonebridge Park station • Informal play • Riverside walks 6 2 2 9 Heather Park Drive 16 14 10 ALPERTON 12 5 14 3 Alperton Station 7 Beresford Avenue Shri Vaddabh Nidhi Mandir 13 Brent Viaduct Hindu Temple • Built 1838 by Robert Stephenson 1 8 NORTHFIELDS • Listed 30 Sept 1981

3 13

4 Grand Union Canal Ealing Road 11

Grand Union Canal ABBEY ESTATE Alperton high street Ace Café Also known as ‘Little India’, Originally established as a roadside this area consists of a variety Carlyon Road River Brent diner in 1938 and rebuilt after the war of shops, restaurants and in 1949. The current facility includes a professional services North Circular Road (A406) café/bar and function spaces that host a range of daily events

4 5 6 7 8 9 10 11 12

Tower block on Atlip Road Mt Pleasant Open Space Alperton Community School Local businesses Grand Union Canal Lyon Park School Local shops River Brent Heather Park • Open play space: 0.29ha Secondary comprehensive - 1,362 Variety of B1, B2 and B8 uses Public towpath on south-western Primary school - 440 pupils Convenience shop x2, sale and • Open space: 1.68m • Playground: 0.11ha pupils (July 16) side of canal leads to the centre letting agent, off licence, fish • Playground: 0.10ha of Alperton to the north and and chip shop, bookmakers Paddington Basin in the south

Figure 2.3. Understanding the local context

26 2.4 VIEWS AROUND THE SITE

Stonebridge

2.0 1 4 7 Looking east along Beresford Avenue with the junction to Highcroft Avenue 1 6 5 3 Beresford Avenue 2

River Brent Grand Union Canal

2 North Circular Road

Location of photographs Ace Café from the old North Circular Road

3 4

Junction of Beresford Avenue and Mount Pleasant Railway arches on route to Stonebridge Park station

5 6 7

Grand Union Walk Bridge leading to Park Royal across North Heather Park Circular Road

27 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

2.5 HISTORIC CONTEXT

2.5.1 Although the site contains no designated heritage assets (the Grand Union Canal is designated as a conservation area in neighbouring Ealing, but the designation excludes the section adjacent to the site) it is recognised that the canal and aqueduct that passes over the River Brent close to the site, are of historic value.

2.5.2 The site formerly comprised a mix of industrial, commercial, storage and warehouse buildings, the majority of which have been demolished.

2.5.3 To the north along Beresford Avenue the area largely comprises post-war semi-detached and terraced housing of predominantly two storeys. Notable landmarks to the north include the former Rizla House, where Rizla produced cigarette papers until the building was taken over by Trading Post Prop Hire, a company that serves the London film industry. Figure 2.4. Ordnance Survey map 1874 Figure 2.5. Ordnance Survey map 1920 2.5.4 To the east of the site is the Ace Café, a well known transport café and notable venue in motorcycle culture, which originally operated from 1938 until 1969, then re-opened on the original site in 1997 and remains open today.

2.5.5 The figures 2.4 to 2.7 opposite show the development of the site from the late 1800s.

Figure 2.6. Aerial photograph circa 1936 looking west (© Historic England) Figure 2.7. Ordnance Survey map 1966

28 2.6 HISTORIC DEVELOPMENT OF THE SITE

2.6.1 The development of the site is set out in the following timeline. • 1800s - From 1805 and the opening of the • Early 1900s - Despite the opening of various • Mid 1930s – Following the completion of the • 1960s to date - The Ace Café reopens, 2.0 canal, the area was associated with the stations, the site remains largely unchanged North Circular in the mid 1930s there is a flurry becoming a world renowned destination for all transport of goods, with the surrounding area until the construction of the North Circular of activity as industrial uses are established motor enthusiasts, and is back in its original remaining in agricultural use. Road throughout the 1920s. The River Brent on the site and at the eastern end of Beresford site in 1997, fully reopening in 2001. The area is was realigned during this period as part of the Avenue, including Celotex and the former dubbed the ‘Asian Hatton Gardens’ in the 1970s construction of the North Circular Road. Rizla House (now Trading Post). Housing is due to the district’s cultural diversity. The site constructed to the north of the site to house is used for a variety of industrial land uses. the workers in the late 1930s. The Ace Café is established in 1938 but is bombed during WWII.

Grand Junction Alperton and Construction of the Northfields Ace Café Ace Café fully Canal opens to surrounding areas North Circular Road Industrial Estate temporarily reopens at its transport sand, used for cattle and begins (completed opens reopens original site hay, gravel and crop farming 1934) Ace Café coal to London Stonebridge Park bombed station opens

1805 1874 1895 1903 1912 1917 1921 1934 1938 1939 1948 1960s 1970s 2001 2017

Canal Cottage Alperton Bakerloo Line Ace Café opens London hosts Area dubbed Northfields becomes the first station opens for the first time the Olympics the ‘Asian dwelling on the site opens at Wembley Hatton Garden’

Alperton Station, 1903 Grand Union Canal Aqueduct, 1936 The original Northfields site factory Ace Café (1938) North Circular Road 1-3 Trading Post (former Rizla House © Historic England (Celotex Works), 1937 © Historic Key design cues: Rhythmic façade, Key design cues: Rhythmic (currently Trading Post,1936) England industrial/art deco style architecture, façade, industrial/art deco style Key design cues: Buff brick, rhythmic commercial aesthetic, vertical architecture, commercial aesthetic, façade, industrial architecture, brick window fenestration vertical window fenestration band detailing at plinth level, white horizontal banding and lintels

Figure 2.8. Timeline of key events

29 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

2.7 SURROUNDING LAND USES Site area 2.7.1 Alperton is an area of contrasts; open suburban residential streets abut densely Phase 1 area developed industrial estates, with a range of Residential building types including large scale industrial sheds, mixed-use development with flats, late Commercial / industrial twentieth century office blocks and traditional suburban terraces. The existing built form can be Schools divided into four distinct areas around the site that each have their own characteristics and common Retail features.

Area 1. The area to the west around Alperton Station and Ealing Road is characterised Stonebridge by relatively large buildings arranged in an Park station ad hoc manner. The principal structures are all linear in nature (Ealing Road, the canal and the railway arches), and are not ad well-defined by the buildings that surround Area 4 g Ro them. The area is characterised by retail, commercial uses and residential. Princess Royal Ealin Distribution Centre Area 2. This is an area characterised by residential and commercial development and a nal Ace Café Railway arches distinctive urban form. It is densely developed and intimate in scale. The ion Ca Area 3

streets are narrow and difficult to navigate and Un with a lack of open space. The buildings Area 1 Gr back onto the canal, disregarding the Area 2 ent potential of this attractive waterside r Br location. Housing stock in this area is Rive typically two and three storeys and semi- oad detached. ar R

Area 3. This area is defined by railway arches ircul

that sever the site from Stonebridge Park h C station, with a difficult route through to the transportation node due to the large vehicle Nort access to the Princess Royal Distribution Centre (Royal Mail) from the North Circular Road. The southern part of Area 3 is characterised by the industrial buildings of Park Royal.

Area 4. The area immediately north of Beresford Avenue is characterised by residential development and local retail built in the late 1930s with blocks of typically 4-6 dwellings with generous gardens and on Figure 2.9. Surrounding land uses street parking.

30 2.7.2 The Ace Café sits at the junction of the old North Circular Road and Beresford Avenue as a Site area landmark. Phase 1 area 2.8 SURROUNDING GREEN SPACE Green space 2.0 Tree belts 2.8.1 The site is in an accessible location, providing easy access to a range of green spaces Water features via sustainable methods of travel including walking, cycling, bus and rail.

2.8.2 The closest open spaces to the site are Heather Park and Mount Pleasant, to the north and north west of the site respectively, which provide play facilities as well as opportunities for Mount Pleasant outdoor sport and recreation. Heather Park

Figure 2.10. Surrounding green spaces and water resources

31 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

Site area

Phase 1 area 2.9 STRUCTURE AND GRAIN

2.9.1 The site was previously dominated by large, impenetrable industrial buildings with no pedestrian routes through the site. Trading Post (former Wembley Point Rizla House) 2.9.2 The urban grain of the site is linear, with the 630-metre long impenetrable Beresford Avenue only punctuated by Wycombe Road and Stonebridge Park station three commercial properties. The strong east- Heather Park west barrier of the site does not allow any north- Heather Park south connectivity. House

2.9.3 The area west of the site is dominated by Abbeydale Industrial Estate, which is a mixed industrial site with hotel and office buildings reaching 11 storeys in height. The existing Abbeydale development consists of large commercial / Industrial Estate industrial buildings which act as both a physical and visual barrier between the site and Abbey Estate, with limited pedestrian connectivity to the Abbey Estate towpath and beyond.

2.9.4 The area to the north of the site is characterised by 1930s suburban housing which wraps around Heather Park, its narrow streets and back alleys creating a claustrophobic, tight network of streets, bounded by the railway tracks. It is typified by semi-detached and terraced housing of 2 and 3 storeys with a perpendicular street pattern to create a distinctive neighbourhood.

2.9.5 To the north east is Trading Post, a film props storage building which was the former Rizla House, and Heather Park House which is located on the opposite corner to the gateway at the eastern tip of the site. The eastern end of the site is separated from Stonebridge Park station by the Bakerloo line and future HS2 routes, creating an unwelcoming environment and journey from the site to the station under several railway arches.

2.9.6 Stonebridge Park station, on the opposite side of the railway tracks, is adjacent to Wembley Point a gateway high rise building dominating the skyline at 21 storeys.

Figure 2.11. Figure ground diagram showing the existing context

32 Site area

Phase 1 area

2.0

33 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

2.10 TRANSPORT AND and Ealing Road (A4005), the main retail area of Avenue along the Old North Circular Road and 2.10.6 The closest waymarked London Cycle MOVEMENT the district, via Beresford Avenue. To the south is under the railway line, although this is not a Network routes to the site are as follows: the North Circular Road (A406), a busy strategic particularly attractive route. However, on the 2.10.1 Figure 2.12 illustrates the local highway that serves a wide area. Hanger Lane south side of Old North Circular Road close to the 1. Route 18 – from the site to Edgware Road movement network including key roads, public gyratory is located some 1.5 km to the south and site, a well-utilised traffic-free route crosses the Route 45 – from Harrow and Wealdstone to transport routes, cycle facilities and pedestrian links the North Circular with the A40 into central A406 North Circular via a bridge to provide safe 2. Chelsea crossings. London and the west. and convenient cycle access to the Park Royal estate. The Grand Union Canal towpath is also 3. Route 85 – from Ealing to Barnet 2.10.2 Accessibility through the Alperton area Pedestrian and cycle routes suitable for pedestrians and cyclists and offers an Route 6 – along the Grand Union Canal from is relatively poor at present, partly because of the alternative to on-road routes in the area including 4. Marnham Fields to Paddington severance created by the canal, railway line and 2.10.4 Pedestrian and cycle routes through the to Alperton station and Park Royal. the busy Ealing Road. area are available via the residential streets to the north and west. Access to the east and south 2.10.5 Figure 2.13 highlights that there are a Vehicular routes is more difficult because of the railway line and number of well signed, traffic-free routes in the North Circular Road on the southern boundary area surrounding the site, which provide direct 2.10.3 The site is bound to the north by of the site, and the waterways. There are links and safe cycle links to a number of key local residential streets, which link the site to Alperton to Stonebridge Park station from Beresford destinations.

d Ha a rro o w r R R al o cu a ir d C trh o N 6 40 A

Stonebridge Park (Bakerloo Line) 45 A4 04 Bre nt eld 18, 85

Alperton (Piccadilly Line)

ad A o b r R b la e uc y

ir R C o ht a r d o N 6 6 0 4 A Site area

85 Phase 1 area

Site area Signed A40

Hanger Lane

A (Central Line) Phase 1 area Quieter 4 Key 0

Key N Site Location

o Underground station Off road

r t Site Location Signed h

Park Royal C Underground Station i (Piccadilly Line) Quieter r

c Overground station Pedestrian only

u A40 Overground Station Off Road

R Bus Stops Pedestrian only

o Bus stops London Cycle Network a London Cycle Network d

Figure 2.12. Local movement network Figure 2.13. Cycle and traffic free routes

34 Public transport • Park Royal of national inter-city services to the West Uxbridge, central London and Cockfosters. The Midlands, North West and Scotland, and in the station is a 12-minute walk, 4-minute cycle • National rail and London Underground Wembley Stadium future will be the London terminus of HS2. or 4-minute combined walk/bus ride from the services • Wembley Central. edge of the development site. From here, King’s 2.10.10 Stonebridge Park is also served by the Cross St Pancras can be reached in 33 minutes 2.10.7 The site is well located to make full 2.10.8 Figure 2.14 illustrates the location London Underground (Bakerloo Line) between (for international connections on HS1 to Paris, 2.0 use of a diverse range of frequent and direct of these key interchanges in relation to the Harrow & Wealdstone and Elephant & Castle. Brussels and the south of France) and Heathrow rail services, comprising national rail, London Northfields site. The Bakerloo Line connects the site with central Airport in 45 minutes (via a change at Acton Overground and London Underground networks London (Oxford Circus and Piccadilly Circus) in Town). and all accessible from a variety of local 2.10.9 Stonebridge Park is the closest station about 30 minutes, with Paddington and connection interchanges. In order of proximity, these include: to the Northfield site, approximately 5 minutes’ with Crossrail in about 20 minutes, and Waterloo 2.10.12 Park Royal station is the next stop down walk and 1 minute by cycle from the site. This in 35 minutes. Paddington and Waterloo are also on the London Underground Piccadilly Line from • Stonebridge Park station benefits from both London Overground key central London rail termini. Alperton and offers the same level of service • Alperton and London Underground services. The London frequency and destinations. The station is a Overground runs between Watford Junction, 2.10.11 The site is also in close proximity to 25-minute walk from Northfields, a 9-minute • Hanger Lane Harrow & Wealdstone and London Euston serves Alperton London Underground station, which cycle or a 16-minute combined walk/bus ride. Stonebridge Park station. Euston is the terminus is served by Piccadilly Line trains between

Amersham Wembley Stadium

Wembley Central (Bakerloo Line)

Stanmore Ruislip Harrow & Finchley Central Pinner Wealdstone Burnt Oak Ruislip Manor Canons Park East Finchley 25 mins Ickenham North Harrow Colindale 27 mins Eastcote Kenton 9 mins Queensbury Crouch Hendon Central Highgate 7 mins Harrow- Preston 18 17 mins on-the-Hill Road Kingsbury 18 (every 4 mins) Rayners Lane Brent Cross 18 mins Ruislip 35 mins - transfer via Archway (every 4 mins) Gardens West Northwick Gospel Park 224 22 mins Harrow Golders GreenStonebridge Park Oak (every 15 mins) Hampstead South Kenton Neasden 40 mins - directHeath from 9 mins South Harrow Wembley Park Hampstead (every 10 mins) North Wembley Park Royal Tufnell Park Dollis Hill South Ruislip Wembley Central Kentish Holloway Road Willesden Green Finchley Road Town West Sudbury Hill Belsize Park Kentish Town Stonebridge Park Stonebridge Park & Frognal Kilburn23 mins - direct from Caledonian Road (Bakerloo Line) Harlesden Kensal Brondesbury StonebridgeWest Park Chalk Farm Northolt Rise Park Camden Sudbury Town Willesden Junction Hampstead Road Camden Town Brondesbury Finchley Road 5 mins Kensal Green Barnsbury 12 mins Swiss Cottage Mornington 1 min Alperton Queen’s Park Kilburn South Alperton Crescent High Road Hampstead St. John’s Wood King’s Cross (Piccadilly Line) 4 mins Stratford Greenford St. Pancras 224 4 mins Kilburn Park Paddington Marylebone (every 12 mins) Edgware Road Baker Great Portland Euston Maida Vale Street Street Warwick Angel Perivale Avenue Euston Edgware Warren Street Square 18 mins - direct from Road Royal Oak Farringdon Hanger Lane Stonebridge Park Regent’s Park Westbourne Park Russell Square Barbican Park Royal Bayswater Goodge 19 mins Ladbroke Grove Street Bond Oxford 7 mins Latimer Road Street Circus Moorgate North Ealing Marble Arch 112 10 mins Tottenham Holborn Chancery Lane (every 12 mins) East White Shepherd’s Notting Court Road Site area Acton City Bush Hill Gate Covent Garden Ealing Lancaster Broadway West North Holland Queensway Gate St. Paul’s Acton Park Green Park Leicester Square 25 mins Acton Wood Lane Phase 1 area Hyde Park Corner Piccadilly 9 mins Cannon Street Acton Central Shepherd’s High Street Kensington Circus Key Bush Market 112 Ealing Common Kensington 16 mins Overground and (Olympia) Mansion House (every 12 mins) South Acton Knightsbridge Charing Underground station Hanger Lane Goldhawk Road 35 mins - direct from Cross Underground stations Blackfriars Key (Central Line) South Barons Hanger LaneGloucester close toEaling the site Court Road Acton Town Hammersmith 40 mins - direct from St. James’s OvergroundSite Location station Victoria ParkOverground and Temple Overground and Park Royal Embankment Underground Station Northelds Chiswick Turnham Stamford Ravenscourt 30 minsWest - directEarl’s from South Sloane Westminsterunderground station Bermondsey Underground keyPark Green Brook Park Kensington Square Park Royal StonebridgeCourt park Kensington RailwayOverground station Station (Piccadilly Line) stationsBoston Manor close to the site Waterloo Osterley Gunnersbury Railway Station West Brompton Hounslow East Figure 2.14. Local interchanges Figure 2.15. London Tube and Overground map

Vauxhall DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

2.10.13 Hanger Lane station is served by London Underground trains on the Central Line between Wembley Stadium West Ruislip and Epping/Hainault. The Central Line serves high demand destinations in central London including Shepherd’s Bush, Oxford Circus, Wembley Central Tottenham Court Road, Bank and Liverpool Street. (Bakerloo Line) The station is approximately 19 minutes’ walk from To Brent Cross the Northfields site or a 7-minute cycle. It can Shopping Centre also be reached by a combined walk/bus ride in approximately 10 minutes.

2.10.14 Wembley Stadium is a national rail station served by Chiltern Railways services on the Chiltern Line between London Marylebone, High Wycombe, Banbury and Birmingham. The journey times to/ To Wembley Stadium Station from London Marylebone vary but can be as little as 8 minutes, which could make this an attractive commute option dependent on the final destination Stonebridge Park of the journey. The station can be reached by a (Bakerloo Line) 25-minute walk, 9-minute cycle or a 17-minute combined walk/bus ride.

2.10.15 Wembley Central is a key interchange station in northwest London, serving London Alperton (Piccadilly Line) Underground, London Overground, London Midland and Southern trains. The station offers services within a 27-minute walk, 7-minute cycle or an 18-22-minute combined walk/bus ride. It is served by:

• West Midland Trains provide services between Northampton, Milton Keynes, Watford Junction Site area and London Euston (1 train per hour off-peak only, To Mitchell Way Phase 1 area and not Sundays) Key No.18 • Southern Rail services between Milton Keynes Site Location Central, Watford Junction, Kensington Olympia No.112No. 18 and East Croydon (1 train per hour) No.224No. 112 • London Underground (Bakerloo Line) between No. 224 Harrow & Wealdstone and Elephant & Castle, as No.440 Hanger Lane per Stonebridge Park No. 440 (Central Line) Bus stops • London Overground between Watford Junction, Bus Stops Harrow & Wealdstone and London Euston, as per UndergroundUnderground station Station Stonebridge Park (3 trains per hour). Park Royal OvergroundOverground station Station (Piccadilly Line)

RailwayRailway station Station To Power Road 2.10.16 Figure 2.15 illustrates the main connections To Ealing in central London available from these stations Broadway Station within the London Underground and London Figure 2.16. Local bus services Overground networks.

36 Bus Route Frequency (min) Bus services 2.10.19 The site is served by four local bus No. routes. Service 224 operates via Beresford Weekday Saturday Sunday 2.10.17 In common with rail services, the site is Avenue, whereas services 112/440 operate on (0700- (0700- (0700- well served by buses as shown in figure 2.16, and Old North Circular Road to the south. Service 1900) 1900) 1900) figure 2.17 shows the bus routes serving the site, 18 operates on Harrow Road to the north of 112 Ealing Broadway – 12 12 15 as well as the connections to the local national Stonebridge Park station. 2.0 Stonebridge Park – rail and London Underground stations highlighted Neasden – Brent Cross in the section above. Sources: Esri, HERE, DeLorme, Intermap, 224 Wembley Stadium – 15 15 30 Alperton – Park Royal increment P Corp., GEBCO, USGS, FAO, NPS, – St Raphael’s 2.10.18 Table 2.1 indicates the bus services NRCAN, GeoBase, IGN, Kadaster NL, Ordnance 440 Gunnersbury – Acton 15 15 20 operating in close proximity to the site. Survey, Esri Japan, METI, Esri China (Hong Kong), – Park Royal – swisstopo, MapmyIndia, DigitalGlobe, GeoEye, Stonebridge Park Earthstar Geographics, CNES/Airbus DS, USDA, 18 Sudbury – Wembley 4 5 6-7 USGS, AEX, Getmapping, AeroGRID, IGN, IGP, © Central – Royal Oak – OpenStreetMap contributors, and the GIS User Euston Station Community Table 2.1. Bus services summary

Heather Park Drive Kenmore Gardens Beresford Beresford Avenue Avenue Mount Pleasant Heather Park Drive Kenmore Gardens Beresford Avenue Mount Pleasant Beresford Avenue

Site area Abbey Road North Circular Road No.112 Travelodge Wembley No.224

No.440

Bus stops

Iveagh Avenue Figure 2.17. Bus stops serving Northfields

37 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

Trading Post (former Rizla House building) Ace Café Stonebridge Viaduct 2.11 SCALE, CHARACTER AND MATERIALS

2.11.1 The former on-site buildings reflected their canalside heritage, with a predominance of large- scale structures constructed from the 1930s onwards, and were distributed in an unplanned, ad hoc manner across the site. Ground levels are variable, and a cutting located over the water main creates a significant barrier across the site. Surrounding building materials palette

2.11.2 The materials used across the site varied but generally comprised a palette of brick, concrete, glass and metal.

2.11.3 The surrounding local area contains buildings of a variety of scale, with a diverse palette of materials.

North

2.11.4 To the north across Beresford Avenue, the area is characterised by 2 storey pre-war terraces of maisonettes. Beresford Avenue Ace Café Shurguard building

East

2.11.5 Further along Beresford Avenue towards Stonebridge Park, the buff brick Trading Post (former Rizla House) and red brick Heather Park House sit opposite the post Deco modernist Ace Café south of the River Brent. Further east are a series of brick railway viaduct arches that cross the North Circular Road, and beyond this is the 21-storey Wembley Point office building.

Housing along Beresford Avenue Heather Park House Shurguard and Prospect House South (residential conversion) 2.11.6 South of the site are a series of mixed, uncoordinated, large buildings that front the North Circular Road, and include the modern Shurguard storage building and a residential conversion.

West

2.11.7 Neighbouring sites to the west include brick canalside industrial buildings.

Housing to the north of Beresford Avenue Wembley Point Commercial premises off the old North Circular Road Figure 2.18. Local character 38 ast alon northern s ng e g B he ide ki er t o oo e ng f B l sf o e w o l r e r a e i d g s V f A n o v i s r e d u n A u o

v e H e

2.12 THE EDGES OF n

North u ouse e H e to field izla ) at THE SITE nc s R the ra rly e nt e a E m s r te 2.12.1 o r The site has three f n ( t e distinct edges – Beresford s n o d 2.0

Avenue, the more formalised o g 3 f

2 n B

canalside and the straightened i

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riverside stretch along the r s T

River Brent. These edges have r

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RIVERSIDE

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ing s ollow traig l f ht ne en n in a g h c o f d 3 e t t h r e e r al edge v n i a a l c lon v e u e th g r th C

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Figure 2.19. Site edge analysis

39 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 2.0 SITE AND CONTEXT

1 Thames Water high pressure main

2.13 SITE SUMMARY Beresford Avenue River Brent

2.13.1 The study of the site and its context • Predominately 2 storey housing from the 1930s. • The natural character of the river was lost establishes the number of constraints and when it was straightened in the 1920s, and the • The palisade fencing of the existing industrial opportunities to the proposed development. steep northern banks are unstable. estate severs the site from the canal and river. • Due to the overgrown vegetation there is little 2.13.2 Key character features include the • Parking is currently provided along both sides interaction between the site and the river. following: of the road. With a large number of HGVs using this stretch of the road, the carriageway feels Site-wide narrow and restricts movement of vehicles. Some of the parking also appears to be Key opportunities include: 2 Varied ground levels • The site is triangular with a distinctly different commuters from Stonebridge Park station and character on each edge. not local residents (please refer to Transport • The comprehensive public transport Assessment). connections available to the site. • The Thames Water easement that runs the full width of the site prevents the development of • The Trading Post (former Rizla House) building • The proximity of the site to the Grand Union any structures in this location. is one of a few buildings in the proximity to the Canal to the west and the River Brent, which site that has any architectural merit. There are • bisects the site to the south. The construction of the Grand Union Canal has elements that can be taken from this building resulted in site levels being raised in the west to inform the design of any proposals including • The opportunity to deliver significant areas of to create an 8m change in level from the area materials, rhythm, proportion of openings, and green space. to the north east behind the Ace Café. brick detailing. This is reflected in the detailed • The network of parks and public open space design of the buildings along Beresford Avenue. • During the construction of the North within walking distance of the site. Circular Road the River Brent was culverted/ 3 Steep embankment to River Brent straightened, losing a lot of its natural charm Grand Union Canal • Being part of the transformation of the Alperton and resulting in steep northern banks that Growth Area. • The site engages well with the water along disconnect the river from the site today. The the majority of its western edge. Even with the bank is currently unstable and is only held existing industrial uses, it is easy to see how together by the roots of the trees along this opening this area up to the community would length, making them susceptible to falling allow it to become a vibrant hub of activity during strong winds. taking advantage of its south western aspect.

• The canal wall varies in height as it extends around the bend and connects into Alperton.

• An existing bridge across the canal is in private ownership and is currently locked and out of Homes along Beresford Avenue use. 4

• There is giant hogweed and Japanese knotweed at the site, which will need to be removed and treated to prevent it spreading further along the length of the canal.

40 Site area

Phase 1 area

Existing homes (Beresford Avenue)

Site gradient (falls away from the canal Heather Park approximately 8m)

High pressure water main (cannot be built on) 2.0 Trading Post (former Rizla House) Steep bank to River Brent

1m contour line 4 Ace Café Beresford Avenue +24.00 AOD 2

+32.00 AOD

Grand Union Canal

North Circular Road

+30.00 AOD

River Brent

Figure 2.20. Key site features

41 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

42 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

PHASE 1: KEY DESIGN PRINCIPLES 4.0

LANDSCAPE PROPOSALS 5.0

BUILDINGS A, B AND C 6.0

BUILDING D 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

43 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

3.0 THE MASTERPLAN CONCEPT

This chapter introduces the overall masterplan concept for the redevelopment of the site. It sets out strategic objectives and initial design concepts, discusses key themes and introduces character areas. These principles have formed a basis for the evolution of the Illustrative Masterplan.

44 3.1 CREATING A NEW PLACE CREATING A NEW PART OF ALPERTON 3.1.1 Urban regeneration is about transforming Place identity places and lives - reconnecting people and places. Regeneration initiatives aim to improve 3.1.4 Place identity is the way the physical the physical condition of a place (the site), environment can create a distinct and identifiable increase economic growth and environmental place that people will want to visit. The proposals sustainability, and facilitate better social lives for have been informed by the site’s characteristics new and existing residents. and surrounding context, drawing on its setting adjacent to two waterways and taking cues from 3.1.2 Successful regeneration needs to respond the wider area. to local context, considering not just physical but 3.0 IMPROVING CONNECTIONS OPEN, SAFE AND ENJOYABLE also social and cultural characteristics. Central Familiarity to this are three concepts that influence the • New routes through the local area • Green spaces open to all strategy for regeneration and the structuring 3.1.5 People are attached to areas that they • Active and safe spaces principles of the masterplan. become familiar with, either through living in • Improved connections to a locality, frequent visits or important events. Stonebridge Park station • A range of new homes and employment space Place dependence It is essential that amenity spaces within the • Opening up the canal development are accessible to existing as well as • A sociable space 3.1.3 Place dependence is the importance of new communities, and encourage return visits. providing conditions that support positive uses Strong associations with the development will be and activities, so that individuals both in the new, encouraged through the mix of uses proposed, and existing communities, will want to use the including the community centre, nursery, shops, amenities and facilities of the development. As cafés and restaurants and open spaces. detailed in the supporting SCI, a number of public consultation events have been held, including design workshops, to understand the views and opinions of local residents and stakeholders, which have subsequently informed the proposed HIGH QUALITY ENVIRONMENT OPENING UP THE WATERSIDE masterplan. • High quality architecture • Opening up the Grand Union Canal by providing a walkway and • Providing new homes, waterfront space employment provision, public space and facilities • Creating a riverside walkway and open space by the River Brent

A PLACE TO VISIT A RANGE OF GREEN SPACES

• Providing a range of local facilities • New parks, gardens and public and amenities creating a new squares place to visit and enjoy • Opening up the river and canal • New shops, cafés, restaurants and community centre

45 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

3.2 INITIAL DESIGN CONCEPT • Completing the southern side of Beresford • Creating a new public realm 1. Edges – the site’s interface with surrounding Avenue to create an integrated residential townscape including its land use, key • Creating permeability through the site 3.2.1 The initial design concept aimed to simply environment characteristics, strengths and deficiencies. and coherently establish key principles that would • • Creating a series of public spaces that Opening up views into and through the site influence the masterplan. 2. Integration – local connectivity and the potential complement the existing provision in the area • Creating a new waterside destination and point of enhanced connections into and through the site. 3.2.2 Key considerations arising from the • Creating new connections to the surrounding arrival 3. Structure – the internal structuring principles contextual and environmental analysis of the site area, including links through to Alperton and • Shaping the site through its landscape for the masterplan, shaped by the underlying included: Stonebridge Park. movement network, on site conditions, surrounding • Responding to the three distinct character areas townscape and proposed uses. • Opening up the canal and riverside to the local 3.2.3 A landscape-led approach to the surrounding the site – Beresford Avenue, the community masterplan, informed by the opportunities created canal and the river. by the canal and river, aims to address these issues. 4. Scale and massing – built form and landmark • Creating a vibrant waterside destination 3.2.5 The remainder of the chapter explores buildings and how this relates to the site context. 3.2.4 The key design principles of the initial the contextual cues that have determined the • Creating a gateway to Alperton 5. Character – the character of the townscape and design concept were: structuring principles for the masterplan under the landscape and how these have responded to the following headings: local context.

Early concept drawings (illustrative)

Figure 3.1. Public realm development sketches

46 6

To Wembley Central

Edge analysis

E N U E U UEE VE N U N N R D A VE R D A VEVE BERESFO R D A ORD A BERESFO BERBERESFOESF

R A G N D T U N N I E O R N B L A N A C R E V I R 3.0

Figure 3.2. Existing site interface Figure 3.3. Original course of the River Brent (1894) Figure 3.4. Establishing appropriate landscape edges

3.3 EDGES 3.3.5 The canal edge will enhance the Grand Union Canal and provide a bustling waterside 3.3.1 The general arrangement and nature of environment with recreational opportunities that the development’s edges have responded to the will integrate with active ground floor uses along existing site and adjacent land uses. These edges the western part of the site. New uses such as have provided the opportunity to create separate cafés and community facilities will be set within character areas and form new places and spaces a diverse linear landscape to create a vibrant with individual identities across the site. waterfront.

3.3.2 The character areas allow the masterplan 3.3.6 The river edge will consist of a new park to respect the various environments around the (Riverside Meadows) which creates a setting to site, from the housing along Beresford Avenue to the river, allowing residents to enjoy the natural the north, to the large industrial units separated amenity of the River Brent. The park will also by the canal in the south west and the fragmented provide a green connection from the north east and harsh environment across the river towards of the site to the west and link the site with the North Circular Road. Stonebridge Park station. The treatment of the riverside edge is designed to reflect the original 3.3.3 The masterplan aims to create an alignment of the River Brent, lost during its environment that contributes positively to the canalisation in the 1920s, and will be naturalistic surrounding area. Broadly, the development’s in character. The new edge will soften the existing boundaries will consist of two landscape edges on harsh and degraded river corridor through the the south western and south eastern sides of the introduction of informal open space, meadows site, (figure 3.4) designed to maximise the amenity and native planting. value of the two waterways. A built frontage is proposed on the northern edge which is designed 3.3.7 The northern edge will form a strong to complete and enhance the existing residential new frontage, with enhanced street planting and street scene. carriageway widening completing the avenue. Improved pedestrian and cycle links will connect 3.3.4 The employment uses, together with the proposals with the existing urban areas and help North Circular Road to the south of the canal create create a cohesive residential neighbourhood. a more industrial edge in this location. Early sketch of the canalside space 47 6 6 6

DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 3.0 THE MASTERPLAN CONCEPT

Integration analysis

Highcroft Avenue

To Alperton To Alperton To Alperton 2 1

Figure 3.5. Existing movement network Figure 3.6. Primary access into site Figure 3.7. Establishing new gateways

3.4 INTEGRATION 3.4.4 Primary gateways will be created to the east of the site 1 and immediately south of Highcroft Avenue 2 . Visual links into the 3.4.1 Redevelopment of the Northfields site will open up what gateway and the canal beyond will be emphasised. The space will is currently an inaccessible vacant site, knitting it into the existing form a key link between the site and the Alperton community from urban fabric and creating strong legible links to and from the wider the north and east, encouraging movement into the site and the movement network. This will create access to the under-utilised enjoyment of new community facilities, open space and access to the resources of the waterways, and foster social cohesion between waterways. the new and existing communities (figure 3.5. Existing movement network). 3.4.5 Pedestrian access from the north-eastern corner of the site allows direct access from Stonebridge Park station and is regarded 3.4.2 Integration with the wider urban fabric has been a as an important pedestrian / cycle connection to a key public fundamental consideration of the masterplan. Analysis of the transport hub. Establishing a direct, safe and legible link to the existing movement patterns of pedestrians, cyclists and vehicles has station will encourage use of the rail network and discourage use of been carried out to determine key existing nodes, desire lines and less sustainable modes of transport. obstructions to movement that should be overcome. 3.4.6 The southern site will require a strong frontage to create a 3.4.3 New pedestrian access points and strategically located definite edge along the major vehicular artery of the North Circular. routes are aligned with existing routes, connections and/or views and desire lines to encourage footfall to and through the site from the wider area (figure 3.7). These access points include two new View towards Highcroft Avenue (adjacent to the gateway 2 ) gateways at key intersections with the surrounding movement network.

48 6 6 6

Spatial structure analysis

To Alperton To Alperton To Alperton

3.0

Figure 3.8. Green spine Figure 3.9. Green lung Figure 3.10. Permeability

3.5 SPATIAL STRUCTURE 3.5.4 The green spine will be the key focal point of the scheme (figure 3.8), lying on the central east-west axis, and visible from two Landscape-led masterplan vehicular / pedestrian junctions with Beresford Avenue. The space will be a distinctive new landscape at the heart of the development 3.5.1 A key design objective is the delivery of a place with rich and that will define its identity and provide residents and the surrounding diverse public spaces through a landscape-led masterplan. This community with a collection of spaces to rest, relax and socialise. principle has been informed by consultation, local area analysis and guidance set out in planning policy. The spatial arrangement of the 3.5.5 Urban plots will be kept to a width of approximately 60-65m, masterplan and location of key spaces create visual connectivity in line with good urban design practice, in order to create a through the site, its streets and spaces, providing legible routes and permeable neighbourhood and allow easy access to the canal and recognisable places and landmarks. new areas of public realm.

3.5.2 The masterplan is landscape-led, and provides a series of spaces of varying size, character and use, connected by high-quality routes and public areas with a clear hierarchy of spaces. Routes and spaces are designed to create character, legibility and interest as well as connectivity.

3.5.3 The existing Thames Water main has an easement preventing any structures from being built along this length of the site. This provides an opportunity to introduce a green spine intersecting the site from east to west (figure 3.8) with a direct pedestrian and cycle link from Stonebridge Park station to the Grand Union Canal towpath.

49 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

3.6 SCALE AND MASSING activity at ground level and high levels of natural Figure 3.12. The arrival gateway surveillance 3.6.1 In order to address London’s housing crisis, • The higher number of residential homes will support to reduce pressure on greenfield sites and encourage commercial and community facilities, promoting a sustainable transport usage, there is a need to consider compact, walkable neighbourhood for new and future urban intensification and maximise the efficient use of Alperton residents suburban brownfield sites that are within walking distance of existing or proposed transport links. • Parking provision will be predominantly provided at basement level reducing its visual prominence in public 3.6.2 Landmark buildings help reinforce key public spaces and ensuring the development is safer through spaces and street hierarchy, to aid legibility. The scale of the prioritised pedestrian and cycle routes buildings across the site will complement existing heights in the surrounding context. Tall, landmark buildings have • Set around a generous public realm, the buildings, been proposed at strategic locations within the masterplan, positions and heights have been informed by sunlight / and prominent, interesting marker buildings will front key daylight analysis to create spaces that are enjoyable to Marker building becomes a focus from the North Circular Road spaces and site gateways. experience • Landscaped courtyards to the buildings are opened up 3.6.3 The benefits of this approach are as follows: to views and sunlight - the canalside buildings maximise views onto the waterway. • Large areas of the site will remain as open space, providing a variety of public spaces that complement and enhance those that already exist within the wider area

• Active ground floor uses front all areas, encouraging

Figure 3.11. Respecting Beresford Avenue

Completion of Beresford Avenue and focus on marker building

1 A strong terrace to Beresford Avenue 2 Creating permeability to the canal 3 Creating a focus to a new public canalside space

4 Adding interest by enhancing the vertical 5 Façade rhythms Continuation of terraces along Beresford Early concept sketch Avenue

50 Figure 3.13. By the side of the canal Figure 3.15. Illustrative overview

3.0

2 3 Sentry buildings rising up in scale towards main canalside space

Figure 3.14. A focus to the Central Gardens 5

1 2 3 4 5 6 7 ‘Sentry’ canal Height increases Massing and height The main gateway Canalside buildings A secondary marker Buildings create buildings rise in to create an arrival reduces towards marker sits are set around defines the Central a positive edge to height towards gateway to the Beresford Avenue adjacent to the green courtyards Gardens along the the landscaped the bend in the canal at the junction with a mix of North Circular Road maximising homes green avenue and riverside and are waterway, defining of Beresford and townhouses and and is the closest with waterside creates a sense of set back from the the vibrant new Highcroft Avenues. mansion blocks. to Stonebridge Park views. orientation leading river, leading to the waterside space. station. towards the canal. eastern gateway.

51 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 3.0 THE MASTERPLAN CONCEPT

3.7 CHARACTER AREAS 3.7.2 The facing page introduces the four • Ground floor uses • Landscape typology character areas and how they relate to • Materials • Plant palette 3.7.1 The site can be described in terms of the underlying structure of the proposed character areas, creating smaller pockets of development. The four areas share common • Elevational treatment • Function housing and commercial development and greater characteristics to ensure that the scheme is variety of urban form and function (figure 3.16). experienced as a cohesive whole, but will be • Massing • Degree of enclosure / openness. These areas respond to the built character of the distinct in the typology of both built form and • Landmark buildings surrounding townscape and landscape. landscape through variations in the following:

Canal-side space and Gateway

BERESFORD AVENUE

Riverside Gateway CANAL-SIDE RIVERSIDE CENTRAL GARDENS MEADOWS

Figure 3.16. Character areas

52 BERESFORD AVENUE CANAL-SIDE CENTRAL GARDENS RIVERSIDE MEADOWS

Bounding the northern edge of the site, Beresford The Canal-side character area will become a vibrant The Central Gardens character area will form the The Riverside Meadows will promote health and Avenue is a key existing route for pedestrian and centre of activity for recreation and leisure. core of the development providing a calm, quieter well-being that will complement both residential and vehicular movement through the area. Active location for relaxation and contemplation. employment uses within this character area. The uses of the ground floor will help to animate this Located at the junction between the new and informal landscape along the edge of the River Brent, important link to Alperton. Street planting and existing communities, the bend of the canal The lush green landscape with a water feature that will encourage the community to be active through carriageway widening will assist in completing the will form a gateway to activities beyond, which acknowledges the former meandering nature of the a trim trail and landscaped play areas, as well as 3.0 avenue. will include the community centre, nursery and River Brent, is less formal with its long sweeping enhancing the biodiversity of the area. other amenities such as cafés, restaurants and curves which will become the focus for the A lower building height will characterise the a convenience store that will make the most of homes that surround it. Whilst there will be some The architecture here will be informal, with the use architecture along Beresford Avenue to respond to the south western aspect and provide continuous references to the wharf-style buildings on the canal, of a mid colour buff brick that will help soften the the scale of the houses on the opposite side of the activity on and along the edge of the canal. the appearance is softened through the use of a architecture, and the opportunity for the roof line to road. The materials proposed and articulation of lighter brick and larger window openings. have more variation. the buildings will reflect the verticality and rhythm The character of the area will be defined by the of the residential avenue. wharf-style buildings and formal landscape that are Building heights remain relatively consistent with A more robust architecture, that respects the scale of typical of the canals throughout north west London. the exception of a single tower that provides a buildings along the North Circular Road, will be used landmark at the western end of the park. to front the roadside. Landscape concept Landscape

Architectural concept Architectural St Johns Hill (Hawkins Brown) St Johns Hill (Hawkins Brown) One Tower Bridge (Squire and Tower Works Leeds (Jestico & 535 Carlton (Cookfox Architects) Barts Square-Phase 1 LindePark Amstelveen (Stefona Hotel Central Park Partners) Whiles) (Maccreanor Lavington Architects) Architecten)

53 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

54 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

PHASE 1: KEY DESIGN PRINCIPLES 4.0

LANDSCAPE PROPOSALS 5.0

BUILDINGS A, B AND C 6.0

BUILDING D 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

55 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

Building D Beresford Avenue

Arrival Space Podium garden

Building C Canal-side space

Community Building B space

Podium Garden

Building A Grand Union Canal 4.0 PHASE 1: KEY DESIGN PRINCIPLES

This chapter provides a summary of the key design components of the Phase 1 development proposals.

56 4.1 INTRODUCTION Site area 4.1.1 The vision and objectives of the Illustrative Masterplan are informed by a comprehensive Phase 1 area analysis of the surrounding context, from which design principles were developed that informed the design vision of Phase 1. The Illustrative Masterplan design principles are set out in Chapter 3 of the DAS Volume 1. The six key principles are:

• Creating a new public realm • Creating permeability through the site 4.0 • Opening up views into and through the site

• Creating a new waterside destination and point of arrival

• Shaping the site through its landscape

• Responding to the three distinct character areas surrounding the site - Beresford Avenue, the canal and the river.

4.1.2 The Phase 1 proposals (detailed component) described in this volume respond to the masterplan guideline principles that underpin the proposed development.

4.1.3 Phase 1 comprises four Buildings - A. B, C and D, comprising 402 residential homes, community centre (490 sqm), nursery (230 sqm) and retail hub formed around the Canal-side piazza with an extensive high quality public realm and areas of open space.

Figure 4.1. Overall Illustrative Masterplan and Phase 1 location

57 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 4.0 PHASE 1: KEY DESIGN PRINCIPLES

4.2 MASTERPLAN GUIDING • Create a landmark and way-finding element to 4.2.4 Delivery of the community and social PRINCIPLES identify the site in strategic and local views. facilities within the first phase of development is critical to ensure the close inclusion and 4.2.2 The proposals are underpinned by the integration of the existing and new communities. 4.2.1 The detailed design proposals for the open following principles: space and Buildings A, B, C and D were developed 4.2.5 The design process has involved to respond to the following masterplan principles: • The masterplan should evolve from a significant consultation with key stakeholders landscape-led perspective, with the public and the local community. In addition, on-going • Improve connections realm strategy becoming the defining assessment and incorporation of mitigation • characteristic of the Northfields development Provide pedestrian routes measures as part of the Environmental Impact • Provide a new public urban space • The development should open up access and Assessment process, have informed the design. connection to the Grand Union Canal. These environmental, technical and community • Deliver community benefits 4.2.3 A new community hub situated opposite considerations are summarised in the following • Provide a high quality mixed-use development the junction of Highcroft Avenue and Beresford pages. • Animate the frontage with commercial Avenue unites the existing and proposed and residential uses communities. It comprises a community centre, mixed retail, community facilities and flexible civic • Respect surrounding height and massing space that draws visitors and existing residents • Respect assets of the canal and open views into the new development, and provides a key through the site arrival space and opens up views to the Grand Union Canal and canalside walk (refer to figures • Deliver a development of design quality and 4.2 and 4.3 below). with a density of scale and character

Arrival space

GRA N D U N I O N

C NA

Figure 4.2. Underlying spatial concept Figure 4.3. Underlying spatial concept

58 4.3 OPEN SPACE FORM AND 4.3.2 Our vision is to create a place which 4.3.3 Phase 1 provides the north western 4.3.5 All homes include usable private amenity FUNCTION reconnects people with the historic waterways arrival space, encouraging neighbouring residents space within roof terraces, courtyard gardens or from the formal Grand Union Canal to the banks and visitors into the new development and private balconies. Provision is in accordance with 4.3.1 The landscape strategy underpins of the River Brent. Proposals comprise a series of re-introducing them to the Grand Union Canal and local amenity space standards as referred to in the arrangement, scale and character of the spaces each with a distinct character, and reflect the varied facilities on offer. the Greater London Authority (GLA) London Plan. development proposals. Initial steps in design the characteristics of the surrounding waterways development established key structuring from the formal, crisp lines of the Canal-side 4.3.4 This large area of open space reflects 4.3.6 The Phase 1 proposals meet the play principles. These have been described in DAS Gateway, through the semi-formal Central the importance of the space to the integration standards set out in policy guidance targets Volume 1 and include: Gardens and finally to the informal character of of new and existing communities. The open through the provision of age appropriate the Riverside Meadows. space responds to local needs and incorporates equipment and spaces in suitable locations which • The relationship between the site and adjacent desirable functions and features identified during are easily accessible and benefit from natural land uses consultation events. surveillance. The play strategy for Phase 1 should be read with reference to the site wide strategy, • Primary movement network including key outlined in DAS Volume 1, Chapter 7. 4.0 desire lines, existing connections to local infrastructure and amenities and potential for improved pedestrian and cycle connectivity

• Distribution of existing facilities including amenity spaces, deficiencies, and potential to deliver community benefits

• Historic cultural associations with the site including historic land use and the identification of landscape features with the potential for restoration

• Landscape enhancement strategy including identification of key site landscape resources.

Phase 1 area

Community spill-out space and community garden

Café / food and drink spill-out space

Flexible civic space

Informal open space

Figure 4.4 Open space strategy

59 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 4.0 PHASE 1: KEY DESIGN PRINCIPLES

4.4 MOVEMENT/ Disabled access 4.4.5 Communal cycle stores are located at the Parking provision CIRCULATION ground floor or basement of each building for 4.4.3 Level changes across Phase 1 create cyclists who are also residents. 4.4.8 Car parking for occupants is located at 4.4.1 Movement around Phase 1 and the challenges to accessibility. The inclusion of ground level for Buildings A and B and within the wider Northfields site, and connections to the low gradient ramps and inter-connecting large Vehicular access basement parking for both Buildings C and D. surrounding area have been key considerations in level platforms at building thresholds and key The primary street and Beresford Avenue provide the design process. landscape spaces ensures that access for all 4.4.6 The vehicular access strategy creates on-street parking for retail, office space and users is provided across major access routes. a distinctive street hierarchy. This hierarchy drop-off and disabled parking for the community Pedestrian access It has been possible to maintain permeability promotes legibility and permeability across facilities (see figure 4.6 below). For further without the inclusion of unsightly ramps, the site, whilst restricting access through key information refer to Chapter 10. 4.4.2 At the wider scale, key desire lines inform often included where disabled access is an pedestrianised spaces. Road widths comply with a strong pedestrian network which permeates afterthought. general standards and ensure that access is throughout the entire development. At a more provided to all vehicles, including delivery and detailed scale, general landscape arrangements Cycle access emergency vehicles. have been used to emphasise primary pedestrian movement corridors, delineate spaces, frame 4.4.4 The proposed shared footpath and 4.4.7 The internal streets for Phase 1 provide focal points and highlight building entrance cycleway which runs along the southern edge of the primary vehicular link into the development, ways. Limiting vehicular access and promoting Beresford Avenue provides improved cycle links with direct access to basement and on street unlimited pedestrian access throughout the between Alperton and Stonebridge Park station. parking. gateway space have been of primary importance. At key facilities and civic spaces, including the gateway space, cycle parking will be provided. Its location ensures it is visible for residents and users of the gateway space, to reduce the potential for cycle related theft.

Shared footpath / cycleway Existing vehicular route

Primary pedestrian routes suitable for Proposed vehicular route disabled users Future vehicular link Primary pedestrian routes not suitable for disabled users

Figure 4.5. Circulation - pedestrian and cycle movement Figure 4.6. Circulation - Vehicular movement

60 4.5 BUILT FORM AND Flexible non-residential uses 4.5.6 In addition, all homes adhere to current 4.5.14 The proposed building typologies are FUNCTION residential standards for internal spatial and combined into groups that comprise the following: 4.5.3 The proposed development provides accessible requirements of the Lifetime Homes • Pavilion buildings - Buildings A, B and C Site-wide elevations opportunities for a wide range of uses within the Criteria and adhere to building regulations non-residential elements, to encourage variety minimum requirements. • Stepped terraces - Buildings A and B - wrapped 4.5.1 The masterplan responds to the three and flexible use(classes A1-A5 and D1-D2). 4.5.7 Two types of residential tenure are element to parking different contextual edges, with buildings and Commercial uses could therefore range from proposed within this phase of the development; public realm together creating a sense of place. retail to restaurants. • Canal buildings - Buildings D private tenure and intermediate tenure. Phase 1 addresses both Beresford Avenue and 4.5.4 Flexible non-residential uses are located • Taller buildings - Building D Gateway and the canal edge in a sensitive and positive manner, at ground level of the proposed development, 4.5.8 Affordable homes are designed to comply Marker element. responding to the existing context while creating a fronting Beresford Avenue. In Building C this will with all aspects of the internal environmental vibrant new space. comprise a nursery and community centre. In guidance as outlined in the National Housing 4.5.15 A key objective for the proposed Federation: Standards and quality in development development is that building typologies should 4.5.2 The individual design development Building D this is a mix of assembly and leisure, 4.0 employment and commercial space. - A good practice guide (2nd edition). function individually and as a family of buildings, evolution, façade treatment and elevational whilst responding to the neighbouring context appearance of the individual building proposals 4.5.9 Each residential tenure type benefits from to unify and create a distinct new urban are set out in the relevant Chapters 6 and 7. Residential accommodation identical external façades, balcony treatment and neighbourhood. allocation, provision of communal amenity space 4.5.5 All homes are designed to meet the recommended internal floor area and internal and other materials. Material space requirements of the GLA Mayor of London Housing SPG, March 2016 (MLSPG) Standards. Residential homes 4.5.16 Materials proposed for Buildings A, B, C and D appropriately express the design objectives 4.5.10 All homes within the proposed for each building, whilst complementing each development are designed to maximise direct other. sunlight or daylight to habitable rooms, particularly the living room areas, kitchen dining 4.5.17 The materials have been carefully selected spaces and bedrooms. (See Internal Daylight to reflect the more positive elements of the local and Overshadowing Report accompanying the context. More detail can be found in Chapters 6 application.) and 7.

4.5.11 Both affordable and market housing is provided as a mix of housing types including C Manhattans (studio apartments), 1-bedroom, 2-bedroom and 3-bedroom homes. A B Building typologies D 4.5.12 The existing context provides a framework for the various building typologies proposed within Residential the detailed component of the application. Community facilities 4.5.13 Phase 1 consists of a variety of canalside Retail / food and drink buildings including pavilion buildings, stepped terrace and taller buildings which are designed Concierge and marketing facilities to articulate a rich variety of building mass, scale and articulation to create a variety of settings for Undercroft parking residential living.

Figure 4.7. Ground floor uses

61 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 4.0 PHASE 1: KEY DESIGN PRINCIPLES

4.6 SUSTAINABILITY landscaping, to provide a sense of privacy and 4.7.5 An assessment was conducted on the 4.9 PUBLIC CONSULTATION reduce direct overlooking to private amenity space impact of future traffic flows on the proposals to 4.6.1 The proposals have been designed to where achievable. determine if internal and external noise criteria 4.9.1 Since acquiring Northfields in April 2017, incorporate many sustainability principles. could be met. The assessment concluded that St George has undertaken extensive consultation 4.6.9 Covered and secure resident bicycle the road traffic impact on the majority of the site with the local community, which has informed and 4.6.2 The proposed buildings have been storage space is allocated at ground floor and / or would be negligible, but proposed properties shaped the masterplan. designed to follow the Mayor’s Energy Hierarchy basement levels to promote cycling and facilitate fronting busy roads may require mitigation. More ‘be lean, be clean, be green’, incorporating healthy lifestyles. detail can be found in the Noise Assessment in 4.9.2 A Statement of Community Involvement building design measures to promote energy the Environmental Statement. has been produced by Soundings to accompany efficiency. 4.6.10 Courtyard gardens incorporate living the application and provides a record of the pre- roofs or grassland for improving biodiversity and Roof level application consultation and engagement between 4.6.3 The basement beneath Building D ecological habitats. The vegetation will be vibrant, April 2017 and January 2018. The strategy and key contains the site-wide Energy Centre and rich and visually pleasing when viewed from 4.7.6 Where possible, plant is contained at the findings are summarised below. Combined Heat and Power (CHP) systems which adjacent buildings. ground floor and basement levels. Reducing roof will provide efficient energy and reduce primary plant will free up space which can be used for 4.9.3 The aim of the Northfields consultation energy consumption without compromising the 4.6.11 The landscape design at ground and roof private amenity, for the benefit of residents of the strategy has been to provide opportunities for quality and reliability of the energy supply to level is described in more detail in Chapter 5. adjacent homes. the local community and key stakeholders to residents of the proposed development. More understand the development proposals and 4.6.12 The Sustainability Statement provides detail can be found in the Energy Statement 4.7.7 A proportion of roof levels on Buildings A, feedback comments to the applicant and the more details on the proposals. accompanying the application. B, C and D incorporate visually pleasing green and design team. / or brown roofs that provide ecological habitat. 4.6.4 BREEAM Very Good is to be targeted for 4.7 ENVIRONMENTAL DESIGN See Ecology – Chapter 13 of the Environmental 4.9.4 To ensure that sufficient time has been the non-residential component of the proposed Statement for more detail. allowed for local views to be properly assessed buildings. Wind mitigation and considered, the proposals have been 4.8 SERVICES STRATEGY presented to the community at key junctures of 4.6.5 The proposed buildings forming the 4.7.1 The prevailing wind direction has informed their progression. detailed component of the application will achieve the design of the taller buildings, urban space and 4.8.1 The primary shared services for the amenity space. a 40% reduction in regulated CO2 emissions, in proposed development will be located in Building excess of the London Plan requirement of 35% D basement and will comprise an Energy Centre, 4.7.2 (policy 5.2) and Brent requirement of 35%. The orientation of Building C addresses CHP, plant and electricity distribution and fire the streetscape and provides shelter to the new protection systems. This will provide hot water 4.6.6 All proposed buildings within Phase 1 urban realm. heating, domestic hot and cold water, drainage, incorporate appropriate measures for wind, noise electricity, comfort cooling and sprinkler / wet 4.7.3 The orientation of marker Building D and sun protection to provide usable amenity riser supplies to the proposed buildings. space for the balconies / courtyard gardens and provides a considered solution for wind mitigation terraces. Details can be found in the Internal and proximity to the surrounding context. The Daylight and Overshadowing Report. building has been wind tested as part of the Environmental Statement submitted in support of 4.6.7 The façade and ventilation strategy the application. Details on this can be found in the has been designed to balance the levels of Environmental Statement. thermal, acoustic and visual comfort with safety, accessibility, maintenance and aesthetic Noise excellence. More detail can be found in the Dynamic Overheating Assessment. 4.7.4 Incorporation of suitable noise attenuation has been considered for the residential 4.6.8 Visual separation between homes accommodation in the proposed buildings. is provided with glazed partitions and soft

62 4.9.5 These have been as follows: 4.9.10 In addition, LBB will undertake a statutory consultation process during determination of the • May 2017 – Masterplan principles and design planning application approach Community engagement events • July 2017 – Initial masterplan proposals

• September 2017 – Final Illustrative Masterplan 4.9.11 Consultation has informed and shaped the masterplan. Since April 2017, St George 4.9.6 Engagement and consultation events has undertaken extensive consultation with the have been appropriately promoted so that local local community. A Community Liaison Group communities and key stakeholders are informed, was established at the beginning of the project, and the consultation has covered a sufficient comprising 18 local residents and 10 local geographical area in relation to the scope and organisation representatives to act as a regular range of the proposals. These parameters sounding board. Consultation has also included 4.0 were discussed and agreed with LBB and local the following: members prior to the start of consultation. Introduction letters 4.9.7 In order to ensure that information exhibited has been accessible to those unable to • 8,000 households and 800 businesses attend exhibitions or other consultation events, a • 21 letters to councillors, ward councillors, MPs dedicated project website has been established to and GLA member present all relevant information and reports. A bi- • monthly newsletter summarising key information 49 letters to local community groups and has also been provided for the consultation area businesses in order to ensure further access to information. Four pop up street interviews Statutory consultation • St George has met with local people through pop up street interviews and had 125 4.9.8 Numerous workshops and meetings have conversations, with 60 canvas cards collected. taken place between the team and the following stakeholders: Three walk and talks • Walk and talks were held around the site and • London Borough of Brent local area, 19 participants attended on three • Transport for London different walks. • Greater London Authority Meetings • Canal and River Trust • 14 meetings with local groups • Commission for Architecture and the Built • Three meetings with local councillors Environment • Five Community Liaison Group meetings • Environment Agency including a visit to Beaufort Park, Collindale. • Natural England Design workshops • Wildlife Trust 4.9.12 A series of design workshops were held 4.9.9 More detail regarding these meetings inviting members of the community to contribute can be found in the Statement of Community thoughts and ideas towards elements of the Involvement and Planning Supporting Statement. masterplan.

63 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 4.0 PHASE 1: KEY DESIGN PRINCIPLES

Public exhibitions • The area lacks activities for children and young people, as well as diversity within the retail offer 4.9.13 A first public exhibition was held in May • 2017 over three days. The exhibition was attended Some local problems include traffic, lack of by 72 people. parking spaces, safety and pollution • Job provision and apprenticeships for younger 4.9.14 A second public exhibition was held in July people are needed 2017 over three days. The exhibition was attended • by 122 people. It is very important that the area is open, safe and an enjoyable place to be 4.9.15 A third exhibition was held in September • It is very important that there is a wide range of 2017 over three days. The exhibition was attended green spaces by 38 people. • Affordable housing is required Newsletter • The height of buildings along Beresford Avenue is particularly sensitive and should respond to 4.9.16 At four different stages of the design the existing context process, a newsletter summarising progress and public exhibitions where appropriate, was sent to • The relationship between Stonebridge and 8,000 households and 800 businesses. Northfields is important and needs to be improved Website • Walking routes and connections through 4.9.17 All information shown at the public the site and within the surrounding area are exhibitions, and conclusions drawn from these important events, has been made available to view and • The canal and river should be open and download on the Northfields website. accessible to the existing local community Northfields Community Information • Places to visit and socialise such as cafés and Centre restaurants, as well as leisure facilities are required 4.9.18 A Community Information Centre at the • Northfields site provides a point of reference There is need for community facilities for information relating to the consultation. The • There should be ample outdoor space in front centre has also been used as a resource for of the community centre meetings with local community groups, with • The community centre should include smaller regular drop-ins held from August to November and larger flexible use spaces, as well as a 2017. kitchen that can be used by the community Alperton Summer Festival • The open green spaces should include a range of activities, including informal play areas 4.9.19 Responding to the local demand for events and activities in the area, the Alperton Summer • Improvements to the route from Northfields Festival was set up in consultation with the to Stonebridge Park station should include Community Liaison Group. The festival took place lighting the arches, improving the quality of on the 17 September 2017 in Heather Park, close paving, more street crossings, segregated to the Northfields site, and was visited by around cycle provision on both sides of the roads. 500 local people. 4.9.21 More detail can be found in the Key themes Statement of Community Involvement, that accompanies the application. 4.9.20 Key themes emerging from the consultation were as follows:

64 4.0

65 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D

66 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

PHASE 1: KEY DESIGN PRINCIPLES 4.0

LANDSCAPE PROPOSALS 5.0

BUILDINGS A, B AND C 6.0

BUILDING D 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

67 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 1.0 INTRODUCTION

5.0 LANDSCAPE PROPOSALS

This chapter sets out the detailed aspects of the landscape proposals, the character of the landscape and how this has been designed to create a strong sense of place and active environment for Phase 1. All materials and planting depicted are for illustrative purposes only.

68 Consideration has been given to the Underpinning the site wide landscape Phase 1 sits at the convergence between contribution Phase 1 makes to the site-wide strategy is a network of distinct and three site wide character areas; the Canal- proposals and, in turn, to the townscape of interconnected character areas. Each side, Beresford Avenue and the Central Brent and its function as a key commercial, space has a distinct character but shares Gardens. This chapter describes how retail and amenity hub. The principles set a common thread of materials, planting the wider landscape strategy has been out in Volume 1 for the outline proposals typologies and boundary treatments. translated into the detailed arrangement permeate through all areas of the scheme, Changes in the landscape will be gradual and treatment of the Phase 1 development including Phase 1, and respond to the and designed to create a rich and proposals. For ease of reference and to sensitivities and opportunities of the pleasurable sequential journey through the explain the varied and diverse function and site and its context, the character of the development. The key changes in landscape treatment of each space, the three site-wide townscape, community needs and existing typology between each distinct character character areas have been further divided facilities. area are outlined in Volume 1. into a series of smaller spaces or ‘sub areas’. Each sub area serves different and overlapping functions and creates a distinct feel and atmosphere. 5.0

BERESFORD AVENUE

2C 2C CANAL-SIDE RIVERSIDE 2A MEADOWS CENTRAL GARDENS 2B 2D

1A. Beresford Avenue 3A 2A. Canal-side - The Gateway 2B. Canal-side - Canal-side Walk 2C. Canal-side - Roof terraces 2D. Canal-side - Central courtyard 3A. Central Gardens - Internal streets

Figure 5.1. Phase 1 sub areas in relation to overall site character areas

69 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 1.05.0 INTRODUCTIONLANDSCAPE PROPOSALS

Phase 1 area 9 8

7 2 5

1 1 3

12 6 13

Figure 5.2. Phase 1 area

70 Off-site infrastructure improvements

PHASE 1:

THE LANDSCAPE MASTERPLAN

1 Semi-private podium gardens / roof terraces (first floor access)

2 Nursery play area

3 Equipped public play area (Under 5)

4 Sensory garden / imaginative play area (5-11) 7 5 Kitchen / community garden 5.0 14 6 Public informal open space

7 Private front / rear gardens

8 Loading bay 1 9 Loading / nursery drop off and disabled parking

10 On street parking for commercial / retail units

11 Shared footpath / cycleway

12 Towpath

13 Stepped access to canal

10 14 Basement car park access

Primary building access (ground floor)

71 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 5.0 LANDSCAPE PROPOSALS

5.1 BERESFORD AVENUE

Figure 5.3. General arrangement of Beresford Avenue character area

Northern extent of Phase 1 area (off-site infrastructure works shown illustratively for context)

A 2 5 1 7

6 8

Beresford Avenue • Generous front gardens which reflect the Form and function Key components existing suburban character and incorporate 5.1.1 On the northern edge of the site, a consistent boundary treatment including 5.1.3 Phase 1 comprises a number of 1 Improved parking drop off for visitors of the Beresford Avenue is a key route for both clipped hedges and railings infrastructure improvements to Beresford nursery, community centre and retail units pedestrian and vehicular movement. Active uses Avenue including off-site highway works. These • 2 Road corridor widened by approximately 1m to on the ground floor will help to animate this Active streets with townhouses at ground floor, improvements are characterised by a uniform directly accessed from the street enable clear passage of buses along Beresford important artery to Alperton. A lower building and simple townscape. A bold planting palette, Avenue and improve the free flow of traffic height is proposed, to respond to the scale of • Clear sight lines to the central park, including a uniform row of low clipped evergreen A high quality palette of hard and soft materials the houses on the northern edge of the road and gateway space including the canal and clear trees and prominent specimen marker trees 3 to improve the wider Brent / Alperton complete the avenue. The proposed materials and waymarking to primary open spaces and at entrance points and gateways, creates an streetscape articulation of the buildings is discussed further facilities. enhanced avenue and significantly improves the in Chapters 6 and 7. existing degraded streetscape. The improvements 4 New 3m wide shared footpath/cycleway will comprise a number of key components. 5.1.2 Volume 1 outlines the site-wide proposals 5 Raised table to improve pedestrian circulation, for Beresford Avenue which can be summarised particularly between community facilities within as: the Northfields development (Phase 1) and Heather Park • Additional traffic calming measures, bus route, 6 Minimum 3.5 metre deep front gardens on street parking and resurfacing comprising simple architectural planting forms to maximise defensible space and privacy for • A comprehensive tree strategy to replace residents existing poplars with more appropriate tree species, creating a strong tree lined avenue 7 Vehicular access for undercroft parking (Buildings A and B) • A new integrated footpath and cycleway 8 Pedestrian link to canalside.

72 B

5.0 BB Building C - Northern face Building A - Northern face

A AA Existing footpath Widened carriageway 2.5m 3m - shared 3m - Private B Existing footpath Varies - widened carriageway Clipped 3m shared Northfields BB Designated footpath / front gardens hedgerow / low footpath / gateway / on-street cycleway ground cover cycleway community centre parking arrival space

Figure 5.4. Section A-AA: Highways improvements (not to scale): community centre ground floor facilities Figure 5.5. Section B-BB: Highways improvements (not to scale): residential ground floor use

73 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 5.0 LANDSCAPE PROPOSALS

5.2 CANAL-SIDE - SUB AREA 2A; THE GATEWAY

The Canal-side Key components 5.2.1 The Canal-side piazza will become a vibrant centre of activity for rest and recreation. Located at the junction between the new and The variety of spaces gives the gateway sub area a existing communities, the gateway to the canal will form an arrival multi-functional and flexible dynamic, and allows a diverse range of uses, which are as follows; space for a variety of uses, including the community centre, cafés, restaurants and artisan food outlets. The canalside makes the most 1 Community centre spill-out space and gardens: The of the sunny southwestern aspect and provides continuous activity spill-out space is located immediately adjacent to the along the edge of the canal. The character of the area will be defined community centre and takes advantage of the southern by wharf style buildings and formal landscape, typical of the canals aspect, providing a place for visitors to sit and socialise throughout north west London. within a bustling and uplifting environment. The community kitchen gardens provide a soft outdoor space 2A Canal-side - The Gateway overlooking the canal for non-intrusive recreational activities such as yoga and fitness clubs. 5.2.2 Sub area 2A lies within the Phase 1 boundary and is Restaurant spill-out space: This spill-out space is the primary gateway to the development, at the convergence of 2 located adjacent to the bars and restaurants to the south Beresford Avenue and the Canal-side. The two areas have their of Building D, and utilises the southern aspect. The own distinct character and the interaction of these spaces, their space allows pedestrian movement between parallel arrangement and aesthetic is key to ensuring that the gateway is rows of outdoor seating, which will provide views across not just a transitional space but also an intimate and active hub, that to the Grand Union Canal. encourages visitors to dwell and enjoy. Sensory garden: Located within the gateway space the Form and function 3 sensory garden and formal lawns provide a place to take part in informal recreational activities or relax in the 5.2.3 Alongside the Grand Union Canal, the wharf-style intimate planting areas. The raised terraced area allows architectural vernacular is pulled back to create a gateway space views up and down the canal whilst steps provide further which reconnects people with the canalside, and complements informal seating adjacent to the towpath and canal. the formal nature of the canal with strong, linear form. A mix of ground floor uses including the community centre, nursery, bars and Equipped play space: Located adjacent to the nursery, restaurants combine with the high quality public realm, making it a the equipped play space provides a free flowing 4 transition between the two play spaces and will vibrant and bustling hub for all. be provided within a challenging and imaginative environment, which best suits the targeted age group of 5.2.4 Visual links between the street scene and vibrant waterfront under-five-year-olds. are essential. Openness of the space is important to encourage free movement and entice local residents and visitors into the space. Civic space: This is located adjacent to Beresford Avenue 5 and the community centre within a flexible civic space. 5.2.5 Vegetation planted in formalised clipped blocks softens The civic space will act as a magnet, encouraging the gateway space and frames views to the canal, whilst shallow pedestrians in from the surrounding area. This location reflection pools complement the formality of the canal and add allows goods vehicles access in order to make deliveries visual and sensory richness to the space. and drop off stalls and equipment. The Gateway Garden: Located on the northern edge of 5.2.6 Within the Gateway, a variety of spaces are created which 6 Building D, the Gateway Garden softens the approach provide users with a mix of environments to enjoy. Some of the from Beresford Avenue and is designed to draw people spaces are larger and more open for informal recreation, whilst into the space and lead them to the age appropriate play smaller spaces provide a relaxing environment with more intimate equipment. Within the gardens a rich tapestry of shade planting. loving evergreen shrubs, grasses and ferns provide visual and tactile interest and frame the market space adjacent to the community centre.

An artist’s impression of the Gateway space, showing the improved connectivity between Beresford Avenue and the Grand Union Canal

74 Phase 1 area

5 6

1 C

5.0 4

3 2

Figure 5.6. General arrangement of Canal-side sub area 2A

75 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 5.0 LANDSCAPE PROPOSALS

5.2 CANAL-SIDE - SUB AREA 2A; THE GATEWAY

ied everg tpaths t vegetatio al recrea oor seat var re foo o a d n rm tio utd ing d en d id pe de fo n O n e l ip li in a a p lin e l n r n la - g c e o d h n e i a f c b d t r i t e i e e s e in r li l R T t is s n a g y l w x a s a p a l t m

a i

r o c

o n

o F

Figure 5.7. Section C-CC: The Gateway (not to scale)

76 ing shru ry gard te sea play fe er bs nso en ima ting tive atu ow a e nt a ac re fl nd S I re r s g a te p s n in e I v r e lo - n n n

i u a

S l s

5.0

77 DESIGN AND ACCESS STATEMENT - VOLUME 2 - PHASE 1 BUILDINGS A, B, C AND D 5.0 LANDSCAPE PROPOSALS

5.3 CANAL-SIDE - SUB AREA 2B; CANALSIDE WALK

5.3.1 Moving south across the Gateway the levels drop gently to the canal edge, providing opportunities to create a dynamic landscape which incorporates informal seating and provides elevated views over the Grand Union Canal. Large steps suited to informal seating form the edge of the terraced lawns. Ramped access is provided 4 across the entire gateway space with ramps set at a gradient no greater than 1:22, which complies with part M (Disabled Access to Building Regulations, 2010) and ensures that the site is D accessible to all. DD 3 5.3.2 Raised planters are also utilised to provide 5 enclosure to key spaces within the gateway such as the sensory gardens. These raised planters are faced with granite and set with coping stones. Retaining walls across the site are also faced in the same manner and 900mm stainless steel E balustrades are added to all retaining walls which 2 are above 500mm in height to comply with part M (Disabled Access to Building Regulations, 2010) . 1 2B Canal-side - The Canal-side Walk EE Form and function: Figure 5.8. General arrangement of Canal-side sub area, Canal-side walk Phase 1 area

5.3.3 The second sub area within the Canal-side Key components: is the Canal-side Walk and links the Gateway with Buildings A and B. This sub area is made up of 1 Towpath three quieter mews which link Beresford Avenue with the canalside edge and the towpath which Building B 2 Private front gardens Building C runs parallel with the Grand Union Canal. Along the Grand Union Canal private front gardens set 3 Pedestrianised mews street 600mm above the towpath provide residents with elevated views over the canal and an element 4 Mews with vehicular access to undercroft of privacy from the public towpath. Future parking connections along the Grand Union Canal to the west are also possible in the future. 5 Vegetation to screen off site

D DD E EE Shared footpath / vehicular access to Grand Union Canal Min 3.5m - Towpath 2m Raised private undercroft parking front gardens Figure 5.9. Section through mews Figure 5.10. Section through Canal-side Walk 78