Mercedes-Benz and Smart Colindale, Brent

MERCEDES-BENZ AND SMART COLINDALE, BRENT

Feasibility Study November 2019 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Site and context 1 LOCATION PLAN

EDGWARE ROAD

CARLISLE ROAD

CAPITOL WAY

STAG LANE

Existing site location plan - Mercedes-Benz and Smart Colindale, 403 Edgware Road, London Borough of Brent (LBB) Mercedes-Benz and Smart site boundary: 1.47ha / 3.64ac

LBB proposed site allocation area (BNSA1: Capitol Way Valley) 2 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Title Site and context Title pageheader Aerial Photograph

Fig ?.?: Caption title ?????? MERCEDES-BENZ AND SMART COLINDALE, BRENT

Site and context 2 THE EXISTING SITE

TNQ 19-storey tower

TNQ behind the site

Edgware Road 1

Mercedes-Benz frontage onto Edgware Road basement access

access from Edgware Raoad Aerial photograph from the north east*

Edgware Road 1 2

3 rear of Mercedes-Benz and Smart site 2

Carlisle Road

Plan showing location of street views Street views of the existing site and context* *images from Google Earth

4 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Site and context RECENT MIXED USE DEVELOPMENTS

3 Burnt Oak Broadway - complete (app. no. 05-0380) Mixed use development - retail floorspace + 73 residential units (266dph) 5-6 storeys Residential parking ratio: 0.9 spaces / unit

3 Burnt Oak Broadway London Borough London Borough of Brent of Barnet

EDGWARE ROAD

Green Point - complete (Barnet - app. no. H-03389-13) Green Point Mixed use development - A1 retail / B1 floorspace + 86 residential units (218 dph) 8 storeys CARLISLE ROAD Residential parking ratio: 1.4 spaces / unit

The Northern Quarter (TNQ) - complete/tower under construction (app. no. 08/2823) Mixed use development - 460 residential units (260 dph) 4-6 storeys above 2 storey podium with 17 storey tower above podium Residential parking ratio: 0.61 spaces / unit

1-8 Capitol Way - application approved (app. no. 17/0837) The Northern Quarter STAG LANE CAPITOL WAY Mixed use development - flexible commercial floorspace + 414 residential units (238 dph) 4-9 storeys Residential parking ratio: 0.6 spaces / unit

399 Edgware Road - under construction (app. no. 15/1337) Mixed use development - retail foodstore/commercial floorspace + 183 residential units 2-9 storeys Residential parking ratio: 1 spaces / unit 399 Edgware Road

Silver Works, Grove Road - complete (app. no. 14/2930) Mixed use development - affordable B1 workspace + 227 residential units (199 dph) 2-6 storeys Residential parking ratio: 0.6 spaces / unit

Aerial photograph showing recent mixed use developments in the surrounding area Mercedes-Benz and Smart site boundary: 1.47ha / 3.64ac Silver Works

LBB proposed site allocation area (BNSA1: Capitol Way Valley)

5 TRANSPORT FOR LONDON

MERCEDES-BENZ AND SMART COLINDALE, BRENT

Site analysis 3 LBB DRAFT PLANNING POLICY AREAS

N M-B site boundary

LBB current site allocation area (B/C3. Capitol Way)

LBB proposed draft site allocation area (BNSA1: Capitol Way Valley)

Locally Significant Industrial Site (LSIS)

Emerging Locally Significant Industrial Site (LSIS)

Tall building zone (includes core zone)

Tall building core zone

Growth area

TRANSPORT FOR LONDON PTAL output for Base Year Map key - PTAL 3 0 (Worst) 1a 26b Carlisle Rd, London NW9 0HL, UK 1b 2 Easting: 520424, Northing: 189946 3 4 5 6a 6b (Best) Grid Cell: 131086 Map layers

Report generated: 29/10/2019 PTAL (cell size: 100m)

Calculation Parameters Day of Week M-F Time Period AM Peak Walk Speed 4.8 kph Bus Node Max. Walk Access Time (mins) 8 Bus Reliability Factor 2.0 LU Station Max. Walk Access Time (mins) 12 LU Reliability Factor 0.75 National Rail Station Max. Walk Access Time (mins) 12 National Rail Reliability Factor 0.75 Site plan showing Brent Local Plan current and emerging planning policies Plan showing sites’ PTAL rating (source: TfL WebCAT online planning tool) PTAL output for Base Year Map key - PTAL 3 0 (Worst) 1a 26b Carlisle Rd, London NW9 0HL, UK 1b 2 6 Easting: 520424, Northing: 189946 3 4 5 6a 6b (Best) Grid Cell: 131086 Map layers

Report generated: 29/10/2019 PTAL (cell size: 100m)

Calculation Parameters Day of Week M-F Copyright TfL 2019 Time Period AM Peak Walk Speed 4.8 kph 1 / 2Bus Node Max. Walk Access Time (mins) 8 Bus Reliability Factor 2.0 LU Station Max. Walk Access Time (mins) 12 LU Reliability Factor 0.75 National Rail Station Max. Walk Access Time (mins) 12 National Rail Reliability Factor 0.75

Site analysis CONSTRAINTS AND OPPORTUNITIES

N M-B site boundary

Existing building footprint

Primary route

Potential link through to Carlisle Road

Existing vehicular access

Bus stop

Active frontage

Potential for gateway landmark

Daylight/sunlight medium sensitivity dwellings

Daylight/sunlight low sensitivity dwellings

CARLISLE ROAD Allowable storeys based on 30 degree rule*

Secondary residential windows EDGWARE ROAD

Back of industrial units (no windows)

Existing sub-station (to be retained/replaced)

Sun path

1-8 CAPITOL WAY TNQ (approved footprint)

CAPITOL WAY

Plan showing constraints and opportunities

7 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals 4 INDICATIVE CAPITOL WAY WIDER MASTERPLAN

N M-B site boundary

LBB proposed draft site allocation area (BNSA1: Capitol Way Valley)

Locally Significant Industrial Site (LSIS)

Existing building footprints

Approved building footprint (1-8 Capitol Way)

Indicative building footprints: co-location of employment and residential uses CARLISLE ROAD Employment uses to be re-provided/ EDGWARE ROAD intensified at lower levels within the LSIS

Employment / commercial uses at lower levels outside of the LSIS or already approved

Primary (north-south) vehicular links

Secondary (east-west) vehicular links

Potential pedestrian/cycle links

Illustrative trees / greening of the streets

Pocket parks / green spaces

Residential landscaped gardens STAG LANE

CAPITOL WAY Potential landmark / gateways

Key vista / way-finding marker

Indicative proposed masterplan for the wider Capitol Valley Way site allocation area

8 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals PROPOSED SITE PLAN

new prominent landscaped entrance

13 CARLISLE ROAD 7 A improved /EDGWARE greener public ROAD realm 5 show forecourt / visitor parking

residents’ podium garden 7 5 D green buffer 5 5 B

residents’ podium garden 5 5 residents’ podium mews street parking access C basement access 7 5 service road

workshop access

TNQ potential connection to Capitol Way

Proposed redevelopment of Mercedes-Benz and Smart site plan A Building reference (see schedule of accommodation)

No. of storeys above podium 5 (podium = 2 commercial storeys / 3 residential storeys) 9 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals 5 MASSING PRINCIPLES

1. Existing basement re-utilised for commercial car parking / car storage 2. Commercial frontage wrapping around Edgware Road to provide an active frontage

1-8 Capitol Way 1-8 Capitol Way (approved application) (approved application)

TNQ TNQ

CARLISLE ROAD CARLISLE ROAD

EDGWARE ROAD EDGWARE ROAD

Diagrams showing the proposed massing principles

10 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals Massing principles

3. Utilising the footprint of the site for residential car parking within podium - 3 levels = same height as 2 commercial levels 4. Residential accommodation wrapping around podium gardens - standard massing of five storeys above podium in response to adjacent 2 storey housing and to ensure sufficient sunlight into residents’ gardens above podium

1-8 Capitol Way 1-8 Capitol Way (approved application) (approved application) min. 2hrs sunlight into podium gardens on March 21st*

TNQ TNQ

CARLISLE ROAD CARLISLE ROAD

EDGWARE ROAD EDGWARE ROAD

30 degree rule from adjacent 2-storey housing**

* from BRE 2011 guidelines: Site layout planning for daylight and sunlight: a guide to good practice (BR 209) **from Brent Design Guide SPD 1 (November 2018), 5,1

Diagrams showing the proposed massing principles (cont.)

11 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals 6 MASSING PRINCIPLES

5. Additional height along the eastern edge to define pedestrian/cycle route from Capitol Way to Carlisle Road 6. Commercial frontage wrapping around Edgware Road to provide an active frontage and to respond to the height of TNQ and the approved height at 1-8 Capitol Way

1-8 Capitol Way 1-8 Capitol Way (approved application) (approved application)

TNQ TNQ

CARLISLE ROAD CARLISLE ROAD

EDGWARE ROAD EDGWARE ROAD

Diagrams showing the proposed massing principles (cont.)

12 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals PROPOSED FLOOR PLANS

commercial (Mercedes-Benz / retail / B1office)

car workshop / commercial space

residential apartments main entrance

primary residential cores / entrance lobbies

plant / bins / cycle stores

Mercedes-Benz showroom

residential mews street

residential commercial car parking car parking basement access workshop

service access

N utilising existing basement for commercial car parking - circa. 90 spaces (exact number of spaces subject to survey of existing) - potential to extend should further car parking / storage be required

Retained existing basement floor plan (commercial car parking) Proposed ground floor plan (commercial frontage, residential mews and podium car parking)

13 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals 7 PROPOSED FLOOR PLANS

commercial (Mercedes-Benz / retail / B1office)

car workshop / commercial space

void over entrance residential apartments

primary residential cores

plant / bins / cycle stores commercial (M-B or B1)

residential podium gardens at 2nd floor level

residential apartments / duplexes residential commercial car parking (M-B or B1) (2 levels)

residential podium gardens at 2nd floor level

void above workshop

Proposed first floor plan (commercial frontage, residential mews and podium car parking) Proposed 2nd to 4th floors plan (residential apartments) [Note: two levels of residential / podium car parking to one level of commercial]

14 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals Proposed floor plans

commercial (Mercedes-Benz / retail / B1office) * from BRE 2011 guidelines: Site layout planning for daylight and sunlight: a guide to good practice (BR 209)

car workshop / commercial space

residential apartments

primary residential cores

plant / bins / cycle stores

upper two floors step back built-form peeled back as TNQ adjacent from Edgware Road due to adjacencies to two-storey housing

height retained along western edge to define potential north- south pedestrian/cycle route east-west wings peeled back to allow N between Carlisle Road and min. 2hrs sunlight into podium gardens Capitol Way on March 21st*

Proposed 5th and 6th floors plan (residential apartments) Proposed 7th and 8th floors plan (residential apartments)

15 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals 8 PROPOSED FLOOR PLANS

commercial (Mercedes-Benz / retail / B1office) tower acts as a gateway marker to the junction between Carlisle Road and car workshop / commercial space Edgware Road residential apartments

primary residential cores

plant / bins / cycle stores

Proposed 9th to 13th floors plan (residential apartments) Proposed 14th to 15th floors plan (residential apartments)

16 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Project Name DEVELOPMENT AREA SCHEDULE Logo Client SUMMARY Project NameNumber DEVELOPMENT AREA SCHEDULE Logo ProjectClient Name DEVELOPMENTSUMMARY AREA SCHEDULE Logo ClientProjectIllustrative Number proposals SUMMARY ProjectCOMMERCIALSCHEDULE Number OF ACCOMMODATION Proposed Existing (approximate based on OS footprint) COMMERCIAL COMMERCIAL Proposed Commercial/Employment Commercial/Employment Existing (approximate based on OSCommercial/Employment footprint) Commercial/Employment COMMERCIALPROPOSED - PODIUM (MERCEDES-BENZ)GEFA NIFA/GIFA* EXISTING GEFA NIFA/GIFA* Proposed Existing (approximate based on OS footprint) Proposed Commercial/Employmentsqm sqft Commercial/Employmentsqm sqft Existing (approximate based onCommercial/Employment OSsqm mapping footprint)sqft Commercial/Employmentsqm sqft GF (showroom/retail/offices) 3,043 32,757 2,891 31,119 GF (showroom/offices) 1,894 20,387 1,799 19,368 PROPOSED - PODIUM Commercial/EmploymentGEFA Commercial/EmploymentNIFA/GIFA* EXISTING Commercial/EmploymentGEFA Commercial/EmploymentNIFA/GIFA* GF (workshop) 1,778 19,137 1,689 18,180 GF (workshop) 3,697 39,795 3,512 37,805 PROPOSED - PODIUM sqm GEFA sqft sqmNIFA/GIFA*sqft EXISTING sqm GEFA sqft sqmNIFA/GIFA*sqft 1F (offices) 2,193 23,601 2,083 22,421 1F (offices) 1,104 11,883 1,049 11,289 GF (showroom/retail/offices) 3,043sqm32,757 sqft2,891 sqm31,119 sqft GF (showroom/offices) 1,894sqm20,387 sqft1,799 sqm19,368 sqft GFTOTALS (workshop) 7,014 75,495 6,663 71,721 GFTOTALS (workshop) 6,695 72,065 6,360 68,462 GF (showroom/retail/offices) 1,7783,043 32,75719,137 2,8911,689 31,11918,180 GF (showroom/offices) 3,6971,894 20,38739,795 1,7993,512 19,36837,805 GF1F (offices)(workshop) 2,1931,778 19,13723,601 1,6892,083 18,18022,421 GF1F (offices)(workshop) 1,1043,697 39,79511,883 3,5121,049 37,80511,289 CAR PARKING sqm sqft sqm sqft 1FTOTALS (offices) 7,0142,193 23,60175,495 2,0836,663 22,42171,721 1FTOTALS (offices) 6,6951,104 11,88372,065 1,0496,360 11,28968,462 Basement (parking / plant) 3,167 34,090 3,009 32,385 TOTALS 7,014 75,495 6,663 71,721 TOTALS 6,695 72,065 6,360 68,462 ApproxCAR no. PARKINGparking spaces sqm sqft 90 sqm sqft Approx no. external spaces 35 Basement (parking / plant) 3,167 34,090 3,009 32,385 ApproxCAR total PARKING no. spaces sqm sqft125 sqm sqft ApproxBasement no. (parking parking / spacesplant) 3,167 34,09090 3,009 32,385 Approx no. externalparking spaces 9035 Approx total no. spaces 125 RESIDENTIALApprox no. external spaces 35 Approx total no. spaces 125

No of residential RESIDENTIAL Residential GEFA* Residential NIFA** Average Size %'age of No. of hab No. of RESIDENTIALBuilding homes (@ 70.5sqm Unit Type No. of units RESIDENTIAL (NdSS) mix rooms bedrooms / home***) sqm sqft sqm sqft No of residential Residential GEFA* Residential NIFA** Average Size %'age of No. of hab No. of BuildingPODIUM 4,242 45,661 3,182 34,246 homes (@45 70.5sqm 1B1PUnit Type 39 10 No. of40 units 40 40 No of residential (NdSS) mix rooms bedrooms Residential GEFA* Residential NIFA** 105 1B2P Average Size %'age of 121 No.242 of hab No. of BuildingA 9,879sqm106,338 sqft7,409 sqm79,753 sqft homes/ home***) (@ 70.5sqm Unit Type 50 30 No. of units 121 B 10,562 113,689 7,922 85,267 112 2B4P (NdSS)70 mix35 141 rooms424 bedrooms283 PODIUM 4,242sqm 45,661sqft 3,182sqm 34,246sqft / home***)45 1B1P 39 10 40 40 40 C 7,834 84,325 5,876 63,244 83 3B6P 95 25 101 404 303 PODIUMA 4,2429,879 106,33845,661 7,4093,182 79,75334,246 10545 1B1P1B2P 3950 3010 12140 24240 12140 D 5,461 58,782 4,096 44,087 58 TOTALS 100 404 1,111 747 BA 10,5629,879 106,338113,689 7,9227,409 85,26779,753 105112 1B2P2B4P 5070 3530 141121 424242 283121 TOTALS 37,978 408,795 28,484 306,596 404 BC 10,5627,834 113,68984,325 5,8767,922 63,24485,267 11283 2B4P3B6P 7095 2535 101141 404424 303283 CD 7,8345,461 84,32558,782 4,0965,876 44,08763,244 5883 3B6PTOTALS 95 10025 404101 1,111404 747303 PARKING TOTALS/ PLANT / BIKES 37,978 408,795 28,484 306,596 No.404 of car D 5,461sqm 58,782sqft 4,096sqm 44,087sqft 58 TOTALS 100 404 1,111 747 / BINS parking spaces TOTALS 37,978 408,795 28,484 306,596 404 PARKINGPodium - /Level PLANT 2 / BIKES 5,880 63,292 5,586 60,128 No.110 of car Site area 1.474 hectares 3.64 acres sqm sqft sqm sqft Podium - Level/ BINS 1 5,880 63,292 5,586 60,128 107 Density / unit 274 dph 111 dpa PARKING / PLANT / BIKES parkingNo. of spaces car Podium - Level G 3,555sqm 38,266sqft 3,377sqm 36,353sqft 60 Density / hab rooms 754 hph 305 hpa Podium - Level/ BINS 2 5,880 63,292 5,586 60,128 parking110 spaces Site area 1.474 hectares 3.64 acres TOTAL 15,315 164,851 14,549 156,608 277 Podium - Level 21 5,880 63,292 5,586 60,128 110107 SiteDensity area / unit 1.474274 hectaresdph 3.64111 acresdpa Residential parking ratio (space / unit) 0.69 Podium - Level 1G 5,8803,555 38,26663,292 3,3775,586 36,35360,128 10760 Density / /hab unit rooms 274754 dphhph 111305 dpahpa PodiumTOTAL - Level G 15,3153,555 164,85138,266 14,5493,377 156,60836,353 27760 Density / hab rooms 754 hph 305 hpa TOTALResidential parking ratio (space15,315 / unit) 164,851 14,549 156,608 0.69277 Outer London PTAL rating = 3 : maximum parking provision = 0.75 spaces per dwelling (Draft London Plan Table 10.3) Residential parking ratio (space / unit) 0.69 (Census data suggests car ownership 0.8 spaces / flat in the area) Notes Revision - Terence O'Rourke Ltd 12/11/2019 GEFA = gross external floor area / GIFA = gross internal floor area / NIFA = net internal floor area Revision - TerenceGIFA = NIFAO'Rourke for all non-residentialLtd uses. Non-residential NIFA / GIFA subject to fit-out and includes circulation and ancillary spaces 12/11/2019Revision - TerenceFor the GIFAO'Rourke and NIFA Ltd are calculated from the GEA using the assumptions below: 12/11/2019 * allowance for external walls from GEFA to GIFA 5% ** allowance for external walls, cores, circulation, bins, bikes and plant to derive the NIFA from GEFA 25% *** Average flat size (excluding external private amenity space) 70.5 sqm / 759 sqft **** Mix based on recent mixed used development planning approval at 1-8 Capitol Way. 25% to be family sized (3+ beds) - LBB Draft Policy BH6. Flat sizes based on Nationally Described Space Standards (NdSS) minimum sizes (as required by London Plan) + 5% uplift for inefficiencies.

17 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals 9 VIEW ALONG EDGWARE ROAD FROM THE NORTH

Illustrative view along Edgware Road from the north showing the new Mercedes-Benz entrance and tower marking the corner of Carlise Road MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals PROPOSED SECTION

N commercial (Mercedes-Benz / retail / B1office)

residential apartments

residential circulation

plant / bins / cycle stores

tower behind acting as a gateway marker to the junction between Carlisle Road and Edgware Road

approved building section key height: 9 storeys upper two floors step back as TNQ with commercial adjacent and proposed massing at ground floor 1-8 Capitol Way

massing onto Edgware Road acceptable as below 30 degree line from nearest habitable room window of adjacent existing property from 2m above FFL

residents’ garden above podium car parking

mews street forecourt retained for public / potential realm / visitor parking, pulling pedestrian/ 3.15m the massing away from the cycle link 2-storey housing rear garden backs residential car parking over 3 levels to 2 commercial levels onto Edgware Road commercial 4.5m 3.0m

staff/office space showroom

existing basement utilised for commercial car parking

1-8 Capitol Way Mercedes-Benz and Smart site Edgware Road 21 Greenway Close

*from Brent Design Guide SPD 1 (November 2018), 5,1

Proposed section

19 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals 1 PRECEDENT EXAMPLES

Precedent image examples

20 MERCEDES-BENZ AND SMART COLINDALE, BRENT

Illustrative proposals Precedent examples

Precedent image examples

21 London 7 Heddon Street London W1B 4BD Birmingham Enterprise House 115 Edmund Street Birmingham B3 2HJ Bournemouth Everdene House Deansleigh Road Bournemouth BH7 7DU

Telephone 0203 664 6755 Email [email protected] www.torltd.co.uk