WEST HENDON PHASE 4 RESERVED MATTERS DESIGN AND ACCESS STATEMENT November 2016
Allies and Morrison Makower Architects Mikhail Architects Cameo Landscape Architects David Bonnett Associates CONTENTS
1 INTRODUCTION 4.13 Secure-by-Design Consultation 61 1.1 Form of the Application 5 4.14 Transport and Parking 63 1.2 Purpose of the Document 7 4.15 Refuse and Servicing Strategy 65 1.3 Description of the Development 7 4.16 Acoustics and Noise 67 1.4 A Vibrant Neighbourhood 11 4.17 Air Quality 68 4.18 Energy and Sustainability Strategy 68 2 SITE CONTEXT 4.19 Services Strategy 70 2.1 Strategic Context 13 4.20 Phasing and Decant 70 2.2 Site Location and Context 15 2.3 Site History 17 5 DETAIL SCHEME 2.4 Recent construction on site 19 (BLOCK H1, H2, J, K1, K2 AND M) 5.1 Location 73 3 MASTERPLAN: 5.2 Evolution of Detail Blocks 77 DESIGN EVOLUTION 5.3 Amount of Development 79 3.1 Design Objectives 21 3.2 Summary of Masterplan Evolution 23 BLOCK H1 5.4 Introduction and Layout 83 4 ILLUSTRATIVE MASTERPLAN 5.5 Scale and Massing 87 4.1 Approved 2013 Masterplan 27 5.6 Appearance 89 4.2 Use and Amount 29 5.7 Public Realm and Courtyard 93 4.3 Masterplan Layout 33 5.8 Servicing Strategy 94 4.4 Arriving in West Hendon 35 5.9 Refuse Strategy 95 4.5 A New Part of the Broadway 37 4.6 Framework of Public Spaces 41 BLOCK H2 4.7 Levels and Access 43 5.10 Introduction and Layout 97 4.8 Street Hierarchy and Access 47 5.11 Scale and Massing 101 4.9 Materials and Character Areas 49 5.12 Appearance 103 4.10 Street Character 51 5.13 Public Realm and Courtyard 107 4.11 Entrances and Courtyards 57 5.14 Servicing Strategy 108 4.12 Daylight and Sunlight 59 5.15 Refuse Strategy 109 BLOCK J 6.2 Design Guidelines: 5.16 Layout 111 Statement of Compliance 171 5.17 Scale And Massing 113 6.3 Schedule of Non-conformities 177 5.18 Appearance 115 5.19 Public Realm and Courtyard 119 7 LANDSCAPE 5.20 Servicing Strategy 122 7.1 Introduction 179 5.21 Refuse Strategy 127 7.2 Existing Townscape And Character 181 7.3 Baseline Information 183 BLOCK K1 AND K2 7.4 Landscape Vision and Concept 185 5.22 Introduction and Layout 129 7.5 Landscape Masterplan 187 5.23 Scale and Massing 134 7.6 Hard Landscape Materials Strategy 223 5.24 Appearance 136 7.7 Soft Landscape Materials Strategy 229 5.25 Public Realm and Courtyard 143 7.8 Play Strategy 245 5.26 Servicing Strategy 144 7.9 Tree Removal Strategy 252 5.27 Refuse Strategy 145 8 ACCESS BLOCK M3 / M4 8.1 Introduction 255 5.28 Introduction and Layout 147 8.2 Overview of Proposals 262 5.29 Scale and Massing 157 8.3 Arrival 263 5.30 Appearance 159 8.4 Landscaping 270 5.31 Public Realm / Private Amenity 163 8.5 Residential Buildings – Overview 273 5.32 Servicing Strategy 164 8.6 Access Overlays 276 5.33 Refuse Strategy 165 8.7 Residential Buildings – Individual 282 5.34 Design Review Panel 166 8.8 Residential Layouts 286 5.35 Major Highway Works 168 8.9 Typical Layouts 288 Appendix 1 | References For Inclusive Design 299 6 DESIGN GUIDELINES Appendix 2 | Glossary Of Terminology 303 AND PARAMETER PLANS Appendix 3 | List Of Drawings Reviewed 305 6.1 Parameter Plans: Statement of Compliance 171 PROJECT TEAM
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 WEST HENDON WEST HENDON PHASE 4 WEST HENDON PHASE 4 RESERVED MATTERS PHASE 4 RESERVED MATTERS PLANNING AND DEVELOPMENT RESERVED MATTERS DRAWING SCHEDULE, DRAWINGS SPECIFICATION CONFORMITY AND ACCOMMODATION SCHEDULE STATEMENT DESIGN AND ACCESS STATEMENT November 2016 November 2016 November 2016
Quod Allies and Morrison Allies and Morrison Makower Architects
Mikhail Architects Cameo Landscape Architects David Bonnett Associates
Planning and Development Design and Access Statement (DAS) Drawing Schedule, Drawings and Accommodation Schedule Specification Conformity Statement
Application Form Design and Access Statement (DAS) Drawing Schedule, Drawings and Accommodation Schedule Covering Letter Accommodation Schedule Planning Application Fee Detailed Design Landscape Drawings Planning and Development Specification Conformity Statement Application Boundary Plan Cil Assessment Transport Statement Daylight, Sunlight and Overshadowing Analysis Statement of Community Involvement
Summary of planning application documents for outline and detailed planning application 1 INTRODUCTION
1.1 FORM OF THE APPLICATION
This Design and Access Statement (DAS) has quality, diverse and appropriate design proposals been prepared by Allies and Morrison Architects, for the site. These principles are described in the Makower Architects, Mikhail Architects, Cameo parameter plans and design guidelines which were Landscape Architects and David Bonnett Associates approved as part of the outline planning approval. on behalf of the developer Barratt Metropolitan Limited Liability Partnership (BMLLP). This The principles already established and document is in support of a reserved matters implemented in this proposal demonstrate the application to London Borough of Barnet, seeking client’s commitment to developing a high quality approval for the next phase of development, Phase scheme for West Hendon. 4, at the West Hendon Estate in London Borough of The statement forms part of a suite of documents Barnet, north-west London. which support the reserved matters application. This document begins with a description of the The DAS explains the design and access principles context, design objectives and proposals which which have been applied to the development. informed the consented development that was The illustrations in this Design and Access granted outline/detailed planning permission Statement, where these relate to the outline in 2013. application, are consistent with the Parameter This application seeks permission for 6 residential Plans but are presented as illustrative for blocks (Blocks H1, H2, J, K1, K2,and M), consisting information purposes only. Illustrations relating of 7 buildings, with 607 residential units of mixed to the reserved matters application are also tenure and public realm. illustrative and for information purposes only. This Design and Access Statement (DAS) refers to The design proposals outlined in the “detail approved Outline Planning documents: scheme” section of this document illustrate how principles of the masterplan have been •• WH2.1 Design and Access Statement (DAS) incorporated into the detail design for this. •• WH2.2 Design Guidelines The masterplan established a framework within •• WH2.3 Planning Application Boundary which Allies and Morrison Architects (Block J), •• WH2.4 Outline Application Parameter Plans Makower Architects (Blocks H and K) Mikhail Riches Architects (Block M) and Cameo and Partners (Landscape Architects) have developed high
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 5 Hendon Station
BROADWAY (A5)
West Hendon Playing Fields West Hendon Estate
COOL OAK LANE
Welsh Harp (Brent Reservoir)
Aerial view of the West Hendon Estate and surrounding context
6 1 INTRODUCTION
1.2 PURPOSE OF THE DOCUMENT 1.3 DESCRIPTION OF THE DEVELOPMENT
The format and content of the Design and Access The outline/detailed planning application received Statement has been based upon the guidance permission for a residential-led mixed-use scheme developed by CABE in their publication “Design including up to 2000 residential units, a two form and Access Statements – How to write, read and entry primary school with nursery, a community use them” and The National Plannign Practice centre and commercial space along with associated Guidance. parking provision, highways works, public realm proposals and pedestrian bridges across the Silk The document is arranged in three broad sections Stream and Cool Oak Lane. The residential units which cover Site Context and Analysis, Design are mixed tenure and 25% of the housing provided Objectives and Proposed Scheme supported by the will be affordable. A full description of the Access Statement. development can be found in the Development Specification contained in the documentation for Site Context and Analysis: Setting out the site the original outline application. constraints and opportunities which have guided the approved outline design proposals for the The reserved matters application for Phase masterplan. 4 seeks permission for the layout, scale, appearance, landscape and access to buildings Design objectives and evolution: Describing the H,J,K and M with a total of 611 residential project objectives, consultation and the evolution units of which 193 are affordable, and new of the approved masterplan design. landscaped public space. Approved outline scheme: Describing the illustrative masterplan and the key principles underpinning the design which informed the Parameter Plans.
Proposed Scheme for Reserved Matters application: Describing the detailed design principles and proposals of the design.
Proposed Landscape Design: Describing the key principles and proposals of the landscape design and the public realm for the Reserved Matters application.
Access Statement: Focusing on the provision for access to the development and wheelchair housing and principles applied to the reserved matters application.
Given the nature of the site and the various requirements for decant and viability, the masterplan site illustrative masterplan for the site seeks to ensure site of special each reserved matters application is based on a scientific interest deliverable and viable scheme.
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 7 8 1 INTRODUCTION
Phase 4
Illustrative Masterplan 2013 showing Phase 4
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 9 Proposed view from Station Road looking towards the Welsh Harp
10 1 INTRODUCTION
1.4 A VIBRANT NEIGHBOURHOOD
The objective of the Proposed Masterplan Development is to secure the regeneration of the West Hendon Estate by transforming what today are an unappealing group of buildings and disconnected external spaces into a thriving and cohesive neighbourhood. Whilst this involves responding to a range of complex issues three straightforward aims drive this vision:
Make an enjoyable place to live Integrating with its surrounding context the new neighbourhood will create enjoyable places to live where people want to stay by providing significant benefits including public parks, play spaces and community facilities as the setting for new high quality homes. The development creates new routes to link existing public open spaces and streets around the site. The people taking up the homes will bring valuable custom to support and sustain local business on the Broadway (A5). This in turn will also build a vibrant and sustainable community.
Re-establish connections The redevelopment of the West Hendon Estate offers the opportunity to re-establish a clear visual connection between the site and with a major natural asset the Welsh Harp (Brent Reservoir) whilst respecting its ecology. The proximity of rail and bus services means that the site is well connected to other parts of Barnet and central London. This accessibility when considered in combination with the potential to improve the route to and from Hendon Station makes the site ideal for a new high density residential community.
Create a distinct part of London The proposed new homes together with the generous public parks, new primary school, community centre, pedestrian bridge link to Metropolitan open space and high quality architecture will build upon the early phases of the regenerated West Hendon scheme already completed by BMLLP. This integrated approach to regeneration will transform the West Hendon Estate into a thriving and sustainable neighbourhood. It will be integral to London but with its own distinct character related to its urban and natural setting adjacent to the Welsh Harp. WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 11 Montrose Playing Fields Sunny Hill Park Colindale
Colindale Park
Roe Green Park Kingsbury
Hendon Central
Silver Hendon Jubilee Park Park Hendon Station Fryent Church Lane Country Park Recreation Ground West Sturgess Hendon Park Brent Cross Kingsbury Playing Woodfield Town FC Fields Park Brent Cross Shopping Centre
M1
A406
A5
Clitterhouse Playing Fields Seahorse Brent Reservoir Clarefield Sailing Club (Welsh Harp) Park
Neasden Recreation Ground
Wembley Park
Gladstone Park
Neasden
Dollis Hill
12 2 SITE CONTEXT
2.1 STRATEGIC CONTEXT
West Hendon Estate is located on the south western edge of the London Borough of Barnet
Enfield (LBB) in North West London. The West Hendon Estate is a site identified by LBB for regeneration Barnet as a high density development. Other clusters of
Harrow Haringey Waltham Redbridge Havering higher density developments in key regeneration Forest areas are at Stonegrove and Spur Road, Colindale Camden Hackney Brent Islington Hillingdon Barking & and Brent Cross/Cricklewood. Barratt London has Dagenham commenced the redevelopment of Stonegrove City of Tower Newham Ealing Hammersmith Westminster City Hamlets & Fulham and Spur Road and therefore has a particular Kensington Southwark & Chelsea understanding of working within LBB. Greenwich Hounslow Richmond Bexley Lambeth upon The strategic and historical development of Barnet Thames Wandsworth Lewisham has been characterised by its topography, geology and transport routes. Historically these factors Kingston Merton upon have led to settlements being located in parts of Thames Bromley
Croydon the borough with higher points including Hendon, Sutton to the east of the site, whose historic core is located on a hill. This pattern of development was also driven by the local geology which is characterised predominantly by clay soil and is
Location of West Hendon Ward within London Borough Barnet difficult to cultivate and drain in the lower lying areas. However, the areas of high land in the borough expose gravel or sandy silty material which is easier to build on. The earliest roads connected key settlements between these high points. Construction of the railways and advances in building technology led to the development of the areas around the historic settlements and railway stations on lower ground within the borough which is where the West Hendon Estate is located. The site is located on the edge of the Brent Reservoir, known as the 'Welsh Harp' named 1 after a now demolished local public house. Whilst the Welsh Harp is no longer a functioning reservoir it is still of strategic importance as the reservoir and surrounding area is designated as a SSSI (Site 2 of Special Scientific Interest) for the ecology which Regeneration areas in Barnet and the West Hendon Ward the water body supports. 4 5 1 Stonegrove and Spur Road The London Borough of Barnet is well connected 2 Colindale 3 with an extensive road and rail network. The M1 3 Brent Cross/Cricklewood 4 West Hendon Ward motorway provides access to the north whilst the 5 West Hendon Estate M25 and A1000 provide access to Central London. The overland and northern line serve the borough with links to central London. The site is located near Hendon train station with a frequent service to King's Cross (15 minutes journey time) and is also located on the Broadway (A5) where there are links to the
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 North Circular (A406) and four main bus routes. 13 Hendon Station 3 Ramsey Close
BROADWAY (A5)
1
Brent Reservoir (Welsh Harp) Pilot scheme completed
4 2
COOL OAK LANE
Aerial photograph 2013 showing site boundary
14 2 SITE CONTEXT
2.2 SITE LOCATION AND CONTEXT
The West Hendon Estate is a unique site located in the West Hendon Ward and characterised by a set of diverse interfaces at each edge of the site boundary in terms of scale, use and character.
The Broadway The eastern edge of the site is bounded by the heavily trafficked Broadway (A5) containing a mixture of Victorian and more recent commercial and residential units. The backs of the properties on the Broadway are 3-6 storeys high and in a varying state of condition and repair. Hendon Train Station is located further east on the other side of
1 The Broadway the Broadway. Welsh Harp The Welsh Harp (Brent Reservoir) to the west of the site has an important relationship with the Site of Special Scientific Interest (SSSI). The Silk Stream which feeds the Welsh Harp encloses the north- western site boundary. The site looks out across the Welsh Harp towards the West Hendon playing fields and Metropolitan Open Land.
Ramsey Close Ramsey Close to the north of the site consists of two storey semi-detached houses built in the 1980s with rear gardens backing onto the site. 2 Welsh Harp Cool Oak Lane The southern edge of the site is bordered by the rear gardens of the two storey properties on Cool Oak Lane. The new development by BMLLP known as Lakeside (Phase 2) is currently being completed on the south western boundary of the site and forms the entrance to the site from Cool Oak Lane. This follows on from Phase 1 known as the Pilot Houses to the south east of the site.
3 Ramsey Close 4 Cool Oak Lane
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 15 1796 1865 1896
Approximate location 8 Cavendish Square West Hendon Regeneration Approximate location 8 Cavendish Square West Hendon Regeneration st London W1G 0ER of the Site is edged in London W1G 0ER OS 1 Edition 1:2500 Sheet oIXf .6the Site is edged in OS 1:2500 Sheet IX.6 red Tel: 0207 465 7200 c. 1r8ed65 Tel: 0207 465 7200 1896 Not to scale. Fax: 0207 465 7272 Not to scale. Fax: 0207 465 7272 Figure 14.4 Figure 14.5
796 Regeneration don urvey of 1 Hen oke’s s West n Co re Joh Squa 14.3 dish Figure ven 1G 0ER 8 Ca W 200 ndon 7 Lo 7 465 272 020 Tel: 7 465 7 of 020 tion ax: loca F e in red roximat dged App is e Site the o scale. Not t
1914 1973
16 Reproduced from the 1973 8 Cavendish Square West Hendon Regeneration Ordnance Survey 1:2500 scale London W1G 0ER map with the permission of The OS 1:2500 1973 quare Hendon Regeneration Controller of Her Majesty’s Tel: 0207 465 7200 Approximate location 8 Cavendish S West 1G 0ER OS 1:2500 Sheet IX.6 Stationery Office, © Crown Fax: 0207 465 7272 of the Site is edged in London W 0207 465 7200 1914 Copyright red Tel: Licence Number AL52328A0001 Fax: 0207 465 7272 Not to scale. Approximate location of the Site is Figure 14.7 Figure 14.6 edged in red. Not to scale 2 SITE CONTEXT
2.3 SITE HISTORY
Over the course of two centuries the area around West Hendon has evolved from a rural area with few settlements to the mixture of urban and suburban development that exists today. The area has been characterised by the introduction of significant pieces of infrastructure during this period from roads (M1 and North Circular) and railways to the Brent Reservoir to serve the wider growth of London.
Watling Street The area was originally settled by the Romans Aerial photograph looking south across the Silk Stream in 1922 who built the original Roman Road known as Watling Street (the Broadway/A5) as a strategic route connecting London to the North of England. Originally Hendon was a civil parish in the County of Middlesex but the name comes from 'Hendun' meaning 'highest hill'. The remainder of the surrounding lower lying land remained mainly unsettled as the heavy clay soil made cultivation and drainage difficult for agriculture and building.
Rivers and Reservoir The site to the north and south is formed by the Silk Stream and river Brent respectively. Historically there was a fording point over the river Brent to the south of the site which linked Hendon with Kingsbury. In the 1820s the Regent's Canal was not Photograph looking east across the Welsh Harp during the construction of the Estate in the late 1960s holding water at the top of the canal in Camden Town. To resolve this issue a reservoir was built in West Hendon by damming the river Brent near its confluence with the Silk Stream. This flooded a large area of low lying farmland to create the reservoir. Later this was bridged over along Cool Oak Lane.
Railway The construction of the Midland Railway in the 1860s brought additional development around Hendon consisting mainly of terraced houses on what is now the West Hendon Estate. People traditionally took day trips out to the Welsh Harp from central London to take advantage of the open space and would stop for refreshment at the The Old Welsh Harp inn was demolished in 1971 to make way for the Staples Corner flyover now demolished Welsh Harp public house. The properties on the Broadway are the remaining fragment from this era following bomb damage
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 in WWII and the construction of the estate in the 17 1960s. July 2016 - progress on site
18 2 SITE CONTEXT
2.4 RECENT CONSTRUCTION ON SITE
The two blocks developed for the detailed part of the outline planning application (phase 3A) were Building E and Building G1/2. These are located STATION ROAD in two areas of the site which after analysing possible locations across the site did not require any demolition work prior to construction of the new buildings.
These locations were chosen to facilitate commencing the scheme but also because they are adjacent to the new public space linking the
HERBERT ROAD HERBERT Broadway to the Welsh Harp.
Building G1/G2 is located to the east of the site on THE BROADWAY (A5) the old location of the Perryfield Way carpark. It occupies the highest part of the site and it repairs Block G4 Block H3+4 and encloses part of an existing urban block on the (phase 3B+C) (phase 3B+C) Broadway. The current location of the Perryfield Way gyratory becomes East Street and Building G1/ Broadway Place G2 is located at the intersection of East Street and G2 G1 the new public space leading to the Welsh Harp. PERRYFIELD WAY PERRYFIELD
EAST STREET Building E is located to the west of the site adjacent to, but set back from the Welsh Harp. It occupies one of the lower areas of the site,
Block F Phase 4 overlooking the Welsh Harp and York Park. (phase 3B+C) The Green Blocks E1, E2, E3, E4, G1 and G2 are completed. Blocks G4, H3, H4, and F are due to commence on site in 2016.
WEST STREET E4
E2 E1
E3
York Park
Brent Reservoir (Welsh Harp)
Recent construction on site (2013 Masterplan)
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 19 Initial sketch diagram showing ideas for streets and spaces
20 3 MASTERPLAN: DESIGN EVOLUTION
3.1 DESIGN OBJECTIVES
Through the context analysis and briefing process the following key design objectives for the development were identified:
•• Community: Phasing and decanting to manage the regeneration of the West Hendon Estate for the existing community. •• Enhancing links: Reinforce and enhance the route between the Station and the Welsh Harp and redefine the sequence of spaces along this route. •• Integrating with the Broadway: Retain the majority of the Broadway to minimise the cost and disruption of the CPO process and to retain the commercial and social continuity. •• Welsh Harp: Set back from the Welsh Harp to respect this edge and to create a new public park. Optimise the number of homes with an aspect towards the Welsh Harp. •• Creating places: Allow buildings to form edges to streets and spaces to create a set of diverse places rather than compete for attention. •• Forming streets: Restore the street pattern on the West Hendon Estate to make it part of the continuous fabric of the City with buildings and entrances facing onto the streets to provide natural surveillance and activation. •• Providing homes: Provide high quality homes with private amenity space and secure shared courtyards with play spaces. •• Landscape: Enable increased access to green spaces by connecting the neighbourhood with the West Hendon playing fields with a new bridge and providing new parks as an integral part of the scheme. •• Identity: Create a distinctive place with a clear sense of orientation and address. •• Coherence: Suggest a consistent architectural language with variations on a theme to create visual richness whilst maintaining a coherent sense of place.
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 21 22 3 MASTERPLAN: DESIGN EVOLUTION
3.2 SUMMARY OF MASTERPLAN EVOLUTION
ORIGINAL MASTERPLAN 2013 MASTERPLAN The design of the masterplan scheme was informed and evolved through many consultation meetings, not financially viable development financially viable development presentations and exhibitions within the Borough
provision of a variety of sizes of public spaces of Barnet, Greater London Authority, stakeholder provision of new public park across the site so that these are closer to and local residents’ groups. people’s homes opens up a new visual link to Welsh Harp from no visual link to Welsh Harp from the From the early strategic proposal of opening the Broadway and reinforces the route to Hendon Broadway up the Broadway to the Welsh Harp, the design train station developed significantly, taking on board comments delivers Natural England aspirations to open up no clear link between The Broadway and the the Welsh Harp to the community as a natural raised along the way. Welsh Harp asset road and parking as designed creates The existing Broadway has been retained and seeks to deliver an integrated interface between a barrier and disturbance between the SSSI and new community integrated into the scheme and a robust public community and the Welsh Harp realm strategy has been developed which code for sustainable homes level 3 code for sustainable homes level 4 integrates the new development into the existing
cohesive masterplan integrated with the context context. The scheme seeks to engage positively reliant on the complete demolition of the e.g. existing properties retained on the Broadway with the Welsh Harp, opening up new routes along existing context where possible the edge of this natural asset and providing new Ramsey Close and buildings along the reduced impact on existing community through neighbourhood parks, as well as linking in with Broadway replaced the retention of Ramsey Close existing open spaces in the surrounding area. more appropriate delivery of commercial floor space in terms of location, bespoke in scale and new commercial centre replacing existing design. Allows existing business to benefit from commercial spaces along The Broadway growth rather than 100% demolition and new build more balanced and sustainable community. Future reprovision of existing affordable homes provision of affordable homes but with greater integration with other tenures and uses the highways modelling results show that the A5 capacity improvements newly proposed highway works will perform more effectively than the previous scheme the new proposals go forward with an overall parking ratio of 0.8 in order to encourage more 1:1 Parking trips by non car modes. The mixed use nature of the site would also look to encourage trips by foot or cycle as part of the new development there will be improvements in pedestrian accessibility of improvements to the local pedestrian and cycle public transport and cycleway improvements network the new development proposals continue to ensure that a quality pedestrian route is provided new pedestrian and cycle routes and facilities throughout the site and up to Hendon train including improved access to Hendon Railway station. The development will improve pavements Station and provision of Cool Oak Lane and along Station Road and crossings over the Silk Stream bridges Broadway (A5). Silk Stream bridge is also to be provided and subject to LPA's priorities for S106 commitments provision for Cool Oak Lane bridge
Table comparing the features of the original Masterplan and 2013 Masterplan
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 23 2013 masterplan site model
Hendon Station
WILBERFORCE ROAD
STATION ROAD
RUSSELL ROAD
HERBERT ROAD HERBERT GARRICK ROAD GARRICK
THE BROADWAY (A5)
commercial
commercial commercial
Broadway Place
A B G G PERRYFIELD WAY PERRYFIELD BORTHWICK ROAD BORTHWICK RAVENSTONE ROAD RAVENSTONE
community RAMSEY CLOSE
primary F nursery NORTH STREET C school The Green CROSS STREET
WEST STREET
Silk Stream
E E
E G D D R I B A M R E S T P R E D S I L K O P O S York Park
Brent Reservoir (Welsh Harp)
26 4 ILLUSTRATIVE MASTERPLAN
4.1 APPROVED 2013 MASTERPLAN
An illustrative outline masterplan was prepared BRENT VIEW ROAD for the site. The process of developing the a large PARK ROAD part of the masterplan provided the opportunity to evaluate the architectural character, as well as test the environmental and social implications of the proposals. Therefore development of the illustrative masterplan had an important role in providing a basis for developing the Parameters and Design Guidelines for the development as a whole.
The key design principles that evolved during the STANLEY ROAD
MILTON ROAD course of the design development and consultation commercial process are set out on the following pages.
Broadway Place Phase 1 This section includes a summary of the 2013 (Pilot Houses) masterplan as a reminder of the parameters within H1 H2 Phase 1 which the design for the reserved matters scheme (Pilot Houses) for Phase 4 has been developed. EAST STREET Pocket Park
J5 J6 J1
J6 J4 The Green M3 J4 J3
M4
WEST STREET J2 K1 K2 SOUTH STREET Phase 2 (Lakeside)
COOL OAK LANE
Phase 2 (Lakeside)
WOOLMEAD AVENUE Memorial Trees
Phase 4 boundary
2013 Illustrative Masterplan
27
bridge PROPOSED ILLUSTRATIVE MIX - 75% PRIVATE AND 25% AFFORDABLE (2013 MASTERPLAN)
1. Private Units FLAT/HOUSE TYPE NIA FOR EACH LONDON DESIGN PROPOSED UNITS Total NIA (sqm) UNIT % OF MIX FLAT TYPE (SQM) GUIDE
1 Bed flat (1B2P) 50 50 410 20500 27%
2 Bed flat (2B3P) 68 68 768 52224 52%
2 Bed duplex (2B4P) 87 87 86 7482 6%
3 Bed flat (3B5P) 90 90 110 9900 7%
3 Bed duplex (3B5P) 100 100 110 11000 7%
3 Bed houses (3B6P) 115 115 5 575 0.5%
4 Bed houses (4B7P) 127 127 5 635 0.5%
TOTAL 1494 102316 100%
2. Affordable Units 2a. Rented
1 Bed flat (1B2P) 51 50 57 2907 26%
2 Bed flat (2B4P) 72 70 82 5904 38%
2 Bed duplex (2B4P) 83 83 32 2656 15%
3 Bed flat (3B5P) 86 86 22 1892 10%
3 Bed duplex (3B5P) 96 96 9 864 4%
3 Bed house (3B6P) 106 115 3 318 1%
4 Bed flat (4B7P) 109 109 7 763 3%
4 Bed house (4B7P) 117 127 7 819 3%
TOTAL 219 16123 100%
2b. Intermediate
1 Bed flat (1B2P) 50 50 77 3850 27%
2 Bed flat (2B3P) 68 68 105 7140 37%
2 Bed duplex (2B4P) 87 87 19 1653 7%
3 Bed flat (3B5P) 90 90 52 4680 18%
3 Bed duplex (3B5P) 100 100 34 3400 12%
TOTAL 287 20723 100%
2000 139162 3. Total Affordable Units 1 Bed flat 51 50 134 6757 26%
2 Bed flat 70 68-70 187 13044 37%
2 Bed duplex 85 83-87 51 4309 10%
3 Bed flat 88 86-90 74 6572 15%
3 Bed duplex 98 96-100 43 4264 9%
3 Bed house 106 115 3 318 1%
4 Bed flat 109 109 7 763 1%
4 Bed house 117 127 7 819 1%
506 36846 100% 4. Total Units (Private and Affordable) 1 Bed flat 50 50 544 27257 27%
2 Bed flat 69 68-70 955 65268 48%
2 Bed duplex 86 83-87 137 11791 7%
3 Bed flat 89 86-90 184 16472 9%
3 Bed duplex 99 96-100 153 15264 7.5%
3 Bed house 111 115 8 1893 0.5%
4 Bed flat 109 109 7 763 0.5%
4 Bed house 122 127 12 1454 0.5%
2000 139162 100%
% of Private Mix 75%
% of Affordable Mix 25%
NIA (sqm) GIA (sqm) GEA (sqm) Total Residential 139162 178276 198864 Total Community 0 3288 3566 Total Commercial 0 1630 1766 Total Basement 0 16134 0 Total Undercroft 0 35747 0 Total Combined Undercroft and Basement 0 51881 51531 TOTALS 235075 257075 Total Habitable Rooms 5976 Site Area (sqm) 129902 4 ILLUSTRATIVE MASTERPLAN
4.2 USE AND AMOUNT
Residential The location of the tenures is informed partly The residential accommodation proposed in the by the phasing and decant strategy. The need for masterplan is defined by the need to deliver a larger units also places an element of affordable viable scheme and the need to provide suitable on the south of the site towards Cool Oak Lane housing for decanting secure tenants on a needs in the new townhouses M3 and M4. The remaining basis. Accommodation will be designed to the affordable units are distributed across the site Lifetime Homes requirements and to comply and within phases, sharing courtyards with with the Mayor’s Housing Design Guide. There other tenures. will be a provision for 10% adaptable accessible Commercial and Community Use units spread across all tenures and unit sizes. The residential mix is 75% private (market) and 25% There is approximately 1600sqm of commercial affordable (shared ownership and social rent). floor space is to be incorporated into the scheme. All secure tenants will be re-housed on the site. 1230sqm of this commercial space is in Phase 3B+C. The proposed masterplan will provide 2000 new This commercial space is located on the Broadway residential units. 34 units are retained in Ramsey and in Broadway Place and is envisaged to be Close and 30 units within the retained buildings suited to small retail units, convenience stores, along the Broadway. restaurants or cafes. A new community centre and two form entry primary school with nursery are also The table opposite outlines in detail the amount, accommodated within the masterplan. mix and types of residential accommodation proposed.
G A B H2 H1
J5 J6 J1
C J4 J6 M3 F J4 J3
M4 J2 K1 K2
D E
Market Intermediate Social rent
Phase 4 boundary Tenure distribution
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 29 crossings commercial improved crossings commercial space over the Broadway at ground floor
Ramsey Close (35 units retained) EAST STREET
community centre
primary school NORTH STREET and nursery
WEST STREET
community gardens are being provided for residents in each block
bridge pedestrian route York Park link to playing fields no vehicles on the creates quality outdoor and bowling club water’s edge compared space for residents and to previous application visitors alike
30 4 ILLUSTRATIVE MASTERPLAN
station road Broadway Place improved link from new link between Broadway Hendon Station and Welsh Harp
THE BROADWAY
Phase 1 completed development H2 H1 (8 units)
EAST STREET pedestrian priority across east road J5 J6 J1
J6 M3 J4
J4 J3 local play areas children’s play areas located in all courtyards M4
J2 K1 K2
SOUTH STREET COOL OAK LANE Phase 2 development completed (186 units)
Memorial Trees
bridge Phase 4 boundary
CHP plant Vista Brent Reservoir Plan diagram to show components of 2013 Illustrative Masterplan located at lower a new connection SSSI Site ground and basement to the water
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 31 1 The Masterplan boundary 2 The waters edge
3 Connection to waters edge 4 Open space
5 Urban framework 6 Soften the grid adjacent to water
Sketch diagrams showing 2013 Masterplan principles
32 4 ILLUSTRATIVE MASTERPLAN
4.3 MASTERPLAN LAYOUT
The diagrams on the adjacent page highlight the design principles for the masterplan:
•• Identify a clear hierarchy of pedestrian and vehicular routes across and around the site private and •• Make positive use of the level change from the shared amenity Broadway to the waters edge to conceal parking in undercrofts where possible •• Develop a street and building layout which will function as a piece of legible townscape used by many different people not an isolated and closed estate buildings •• Provide a clear and understandable sequence between streets, courtyards, entrances and front doors •• The masterplan is also ‘stitched’ into the existing urban fabric with a very similar interface with individual houses to the north and south end of the site building up to a more urban environment around the new park •• Provide an improved yet appropriate interface public open space with the waters edge and SSSI
public roads and footpaths
Masterplan elements
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 33 Existing view from Station Road towards the Broadway Existing view from Broadway towards Hendon Station
View from Station Road towards the Welsh Harp
34 4 ILLUSTRATIVE MASTERPLAN
Hendon Station 4.4 ARRIVING IN WEST HENDON
On arrival by train to Hendon Station an improved pedestrian route with a wider footpath and public realm provides residents with an enhanced connection to the development and the Broadway.
The public space that leads to The Green, at the centre of the development, has been aligned with the pedestrian footpath to ensure that the visual link to this green public space and subsequently to the Welsh Harp is reinforced. The image on the adjacent page shows how this view emerges on the route from the station down to the Broadway allowing a vista through the development to the STATION ROAD shared surface green edge of the Welsh Harp waterfront, which is access to be formed as part of phase 3.
This new public space called “Broadway Place” will create a sense of arrival to the new neighbourhood for residents and visitors as well as providing a link to the Welsh Harp via The Green.
indicative layout for Deerfields site
new two way junction
improved THE BROADWAY pedestrian crossings
new route and view to Welsh Harp
Route from the station, 2013 Masterplan
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 35 36 Buildingstobedemolished enablePhase3B+C Elevation oftheBroadway(buildings forCPOhighlightedinred) Aerial photooftheBroadway(buildingsforCPOhighlightedinred)
PERRYFIELD WAY PERRYFIELD WAY (to bedemolishedto enable Phase3B+C)
Parade Terrace TELFORD ROAD 181 -193
PERRYFIELD WAY
TELFORD ROAD (to bedemolishedto enable Phase3B+C) 195 -197
RAVENSTONE ROAD
BORTHWICK ROAD
RAMSEY CLOSE
PERRYFIELD WAY 4 ILLUSTRATIVE MASTERPLAN
4.5 A NEW PART OF THE BROADWAY
One of the principal studies undertaken as part subject to CPO: of the masterplan review was to understand the condition of the buildings on the Broadway. •• No. 181-193 the Broadway: to enable a new Properties that could be retained were identified public space and this minimised the Compulsory Purchase Order •• No. 195-197 the Broadway: to enable a new (CPO) commitments while also maintaining social public space continuity. •• No. 229-231 the Broadway: to improve the street frontage We identified buildings that can be kept and looked at ‘soft spots’ that can be repaired but the •• No. 233 the Broadway: to allow for highways aim was to reduce the extent of the CPO. Many improvement buildings along the Broadway are not in use with •• No 234-236 the Broadway: to allow for highways the impact of the economic downturn visible. improvement However, these buildings have potential to be re- used and form part of the historic character of the area with the empty plots offering opportunities The demolition of buildings 181-193 and 195-197 for growth and future development. Below are the Broadway are included in Phase 3B + C. the key properties on the Broadway which will be
229 - 231 233 RAMSEY CLOSE RAMSEY BORTHWICK ROAD BORTHWICK RAVENSTONE ROAD RAVENSTONE
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 37 MILTON ROAD Block H (Phase 4) Block H
Elevation of the Broadway
Plan of the Broadway
38 4 ILLUSTRATIVE MASTERPLAN
Block G No. 199-211 THE BROADWAY Block G
BROADWAY commercial PLACE commercial
THE BROADWAY
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 39 3
Broadway Place and The Green
40 4 ILLUSTRATIVE MASTERPLAN
4.6 FRAMEWORK OF PUBLIC SPACES
The masterplan is structured around a coherent The key public open spaces are: framework of public places each with a distinctive 1 Pocket Park character that relates to the site's context 2 Link space ranging from the urban character of the Broadway 3 Broadway Place and The Green through to the natural character of York Park. The 4 York Park Landscape chapter reviews in detail the public open spaces but the studies on this page and Broadway Place and The Green, when completed the next page are provided in order to describe as part of phase 3, will open up a view from how the framework of public places proposed is the Broadway to the waters edge of the Welsh structured across the masterplan. Harp. This will reinforce a key concept of the masterplan, to transform the journey from train station to the beautiful amenity of the Welsh Harp and its environs via a safe, accessible and visually interesting route which celebrates the transition from city to nature.
1
3
2
4
2013 Masterplan
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 41 Welsh Harp York Park Block E WEST STREET Block F
Section through The Green, looking north 4 ILLUSTRATIVE MASTERPLAN
4.7 LEVELS AND ACCESS
The levels from the Broadway to the Welsh Harp fall by 9-10m. The proposals incorporate an accessible route down to the Welsh Harp from the Broadway which is integrated with the landscape and public realm. This change in level also has the benefit of enhancing the views towards the Welsh Harp from the Broadway and Station Road.
This accessible route is accessed via The Green and Broadway Place.
Block F EAST STREET Block G4 THE BROADWAY 44 View of The Green, looking towards the Broadway
Phase 4
vehicle priority
pedestrian priority
THE BROADWAY
York Park
Roads and footpaths, 2013 Masterplan
primary road (the Broadway)
secondary road (East Street)
traffic-calmed zone (West Street)
pedestrian path (York Park)
THE BROADWAY
WEST STREET
York Park
Street hierarchy, 2013 Masterplan
46 4 ILLUSTRATIVE MASTERPLAN
4.8 STREET HIERARCHY AND ACCESS
The pedestrian routes are simple, distinctive The design of the main streets which are parallel and continuous in design and are formed by the to the Welsh Harp and the Broadway have been building frontages. A wide pedestrian route is conceived with varying characters in order to provided connecting the Broadway to the Welsh make the transition from the busy Broadway to the Harp Reservoir and the development, where the waters edge and the SSSI. These are shown on the new commercial units are to be located. This adjacent diagrams: will further integrate the development into the wider local community as well as enhance public The Broadway open space. The pedestrian routes will connect The axis of the new pedestrian link to the to existing adjacent residential areas providing waterfront has been aligned with the pedestrian cross routes, and the layout takes advantage of the footpath on Station Road to allow views for topography of the site making it accessible to all pedestrians walking along this route down to the levels of ability. waterfront.
Parking provision is to be located both on street East Street and within the undercrofts and basements of the This is a formal straight street parallel to the residential blocks. Accessible parking bays within Broadway. The northern end of East Street the undercrofts are located in close proximity is completed by a public space serving the to each of the service cores minimising travel community centre. distances. Accessible parking provisions on street for the new community centre and commercial West Street units will be developed in accordance with current The geometry of West Street parallel to the design standards that will seek to future proof the waterfront has evolved into a soft geometry. changes in local population requirements. This is so as to respond to the edge of the SSSI. This creates a varying width of street and allows smaller pockets of spaces with trees and landscape to be incorporated into the street.
York Park York Park is an informal pedestrian route set back from the waters edge which links into the route across the Silk Stream and over the water at Cool Oak Lane.
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 47
HERBERT ROAD HERBERT GARRICK ROAD GARRICK STATION ROAD STATION
THE BROADWAY (A5)
commercial
commercial commercial G
A B BORTHWICK ROAD BORTHWICK RAVENSTONE ROAD RAVENSTONE
EAST STREET community RAMSEY CLOSE
F
commercial commercial NORTH STREET C A
WEST STREET
Silk Stream
E E E G I D R B D A M R E S T I L K S E D S P R O P O York Park
Materials pallette across illustrative 2013 Masterplan
48 4 ILLUSTRATIVE MASTERPLAN
4.9 MATERIALS AND CHARACTER AREAS
The use of materials across the masterplan are BRENT VIEW ROAD described in more detail in the Design Guidelines. A key principle in relation to streets and building frontages is to make a transition from the urban character of the Broadway to the natural setting of the Welsh Harp:
•• Broadway and Broadway Place connecting Station
PARK ROAD Road to East Street. The colour and materials will respond to the context of the existing materials on the Broadway.
STANLEY ROAD •• Main Streets running North to South should be of
MILTON ROAD commercial coherent appearance and change in character with East Street being more ordered and urban and West Street becoming more varied adjacent to the Welsh Harp. H1 H2 Phase 1 •• Secondary streets running East to West should be greener with additional landscaping and should allow views through the site to York Park which will visually connect these streets and the town beyond J5 J6 J1 with the landscape along the edge of the Welsh Harp. J6 •• Tall buildings are located on the edge of York Park J4 MM3 with a restrained geometric shape as a subtle J4 J3 counterpoint to the natural, landscape and tree line alongside the Welsh Harp. M4 •• Courtyard and buffer spaces between the buildings
J2 are light and informal and should express their K1 own, more varied identity. KK2 SOUTH STREET
COOL OAK LANE
Phase 2
WOOLMEAD AVENUE Phase 4
Broadway: character response to existing street Brent Reservoir (Welsh Harp) East Street: character linear formal street West Street: character informal street York Park: character opens out towards the Welsh Harp
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 49 900 1000 2000 4800 2000 4800 2000 4800 2000 1000 900
East Street section
26200 varies
East Street section
private space defensive space pavement road parking
East Street plan
50 4 ILLUSTRATIVE MASTERPLAN
4.10 STREET CHARACTER
East Street East Street is a street with a more consistent and even parapet height. It plays an important role as the street which runs parallel to the Broadway. At the northern end of the street the Community Centre visually completes the street. At the southern end of the street a pocket park provides a compact area of informal landscape as a visual contrast to the linear nature of East Street. Where the street crosses over Broadway Place priority is provided to pedestrians walking to and from the Broadway. Parking bays and trees are organised in clusters varying between parallel parking and perpendicular parking to give variation along the length of the street.
East Street will be begin to be formed on completion of Block F.
Bay study of entrances on East Street
View along East Street
WEST HENDON PHASE 4 RESERVED MATTERS Design and Access Statement November 2016 51 View to East Street and Blocks H and J (and Block M in the distance)
900 1000 1700 4800 2000 4800 2000 3000 1000 1700
West Street section
22900 varies
West Street section
private space defensive space pavement road parking West Street plan
54