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TOWN AND COUNTRY PLANNING ACT 1990 LOCAL GOVERNMENT (MISCELLANEOUS PROVISIONS) ACT 1976 ACQUISITION OF LAND ACT 1981

LONDON BOROUGH OF HOUNSLOW (LAND SOUTH OF BRENTFORD HIGH STREET) COMPULSORY PURCHASE ORDER 2017

PROOF OF EVIDENCE PAUL MONAGHAN

APP/NPCU/CPO/F5540/77609 1 INTRODUCTION

1.1. We have been appointed by Ballymore as part of a wider design team to develop proposals for the regeneration of Brentford Waterside. The design practices involved in the masterplan were Allford Hall Monaghan Morris architects, Glen Howells Architects, Maccreanor Lavington Architects and Grant Associates Landscape Architects

Qualifications and Experience 1.2. I, Paul Monaghan, am a founding director of Allford Hall Monaghan Morris, an architecture practice I established in 1989 with Simon Allford, Jonathan Hall and Peter Morris.

1.3. I am a member of the Royal Institute of British Architects and am registered as an architect with the Architects Registration Board. I studied architecture at the University of Sheffield and the Bartlett School of Architecture, University of London.

1.4. In addition to my project work, I am an active speaker, teacher and judge for competitions and awards, and a frequent media contributor and commentator. I am a visiting professor at the Bartlett and Sheffield schools of architecture, and have taught and examined at the universities of Liverpool, Nottingham, Kingston and Westminster, and been the Harry S. Shure Professor at the University of Virginia.

1.5. I have been Vice Chair of the CABE Schools Design Review Panel and am currently on the CABE National Design Review Panel. I am also a RIBA Client Design Advisor. I have been chair of the Young Architect of the Year Awards, chaired the RIBA Awards panel until 2010, and was a judge for Allford Hall Monaghan Morris studio, Morelands, Clerkenwell the RIBA Stirling Prize in 2016. 1.7 Allford Hall Monaghan Morris’ work includes Allford Hall Monaghan Morris acclaimed office developments such as the Angel 1.5 Allford Hall Monaghan Morris was founded in and Tea Buildings; housing developments including 1989 and is a RIBA Chartered Practice. It is now William Street Quarter and Adelaide Wharf; one of the largest architecture practices in the the Saatchi Gallery and several projects at the UK, with more than 350 staff based in offices in Barbican Centre; Kentish Town Health Centre and London, Bristol and Oklahoma City and a project North London Hospice; and many award-winning office in Liverpool. It operates internationally and schools around the UK. Current and recent projects is currently working on projects across the UK, in include the new Metropolitan Police headquarters the Netherlands and Germany, in the United States at New Scotland Yard; the Royal Court Theatre and in India. in Liverpool; Google’s offices in Kings Cross; the University of Amsterdam’s Roeterseiland campus; 1.6 Allford Hall Monaghan Morris has won 27 RIBA and White Collar Factory. National Awards and a further 16 Regional Awards, in addition to 19 Civic Trust Awards and many 1.8 The practice has led or is currently leading others for the design of housing, commercial, masterplan teams for Blossom Street in east residential, arts and education buildings and London; the redevelopment of BBC Television masterplans. The practice was awarded the RIBA Centre; Hawley Wharf in Camden; and Barking Stirling Prize in 2015 for Burntwood School in Central, the latter winning RIBA, BCI, Housing south London, having previously been shortlisted Design and London Planning Awards as well as the for the prize three times. European Prize for Public Urban Space

2 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Burntwood School AHMM New Scotland Yard AHMM

Kentish Town Health Centre AHMM

Liverpool Royal Court Theatre AHMM

University of Amsterdam’s Roeterseiland campus AHMM Barbican Arts Centre AHMM PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 3 Glenn Howells Architects they received the Residential Award at the New 1.9 Glenn Howells Architects (GHA) is a UK London Architecture Awards. architectural practice with offices in Birmingham and London. GHA has been a different kind of 1.16 Maccreanor Lavington’s housing project in practice from the start in that it has grown into a Cambridge, Accordia, received the RIBA Stirling studio with national and international reach from a Prize in 2008. Other accolades include the Housing base outside London. Design Awards Community Consultation Award for St. Andrews in 2011. Their work on the Olympic 1.10 GHA employs over 120 people across both studios Legacy Communities Masterplan received the and works throughout the UK in many sectors Masterplan prize and was named Overall Winner at including masterplanning, residential, office, the New London Architecture Awards 2012. education, culture, retail, health and leisure. 1.17 Their work has been cited as a case study in various 1.11 GHA’s projects have won a diverse range of awards publications on housing, schools and urban design, including those of the Royal Institute of British and are on four of the Greater London Authority Architects, the British Council for offices, National and Transport for London Architecture, Design and Homebuilder, Housing Design and RICS awards, Urbanism Panels, several housing association and Civic Trust and Civic Voice awards, and Concrete local authority frameworks. Their senior team are Society and Brick Award. GHA’s Savill Building was members of several London Design Review Panels, also shortlisted for the RIBA Stirling Prize in 200. including Camden, Islington, Croydon, Newham, Harrow and the DSE (Design South East) review. 1.12 GHA’s work includes the nationally acclaimed Savill Richard Lavington was appointed as a Mayor’s Building, The Triangle and Gloucester Services. Design Advocate earlier this year. Current and recent projects include London City Island, the National Memorial Arboretum and the 1.18 Maccreanor Lavington was delighted to be placed Westonbirt Walkway. 54 in the top 100 architectural practices in the 2017 AJ100, the annual list compiled by the Architects’ 1.13 The practice has led or is currently leading Journal. masterplan teams for Paradise Birmingham; the development of Royal Wharf in London and Icknield Grant Associates Landscape Architects Port Loop and Hagley Road in Birmingham. 1.19 Grant Associates are a landscape architecture and urban design practice offering a global service Maccreanor Lavington Architects from bases in Bath UK and Singapore Asia. With 1.14 Maccreanor Lavington is an award-winning a growing international portfolio, the Company is architectural practice established in the early building a reputation for contemporary landscape nineties by Gerard Maccreanor and Richard design across a number of countries through a Lavington. Working from offices in London and variety of scales and types of urban and rural Rotterdam, Maccreanor Lavington has built up projects. a diverse portfolio of individual buildings and large-scale urban design projects, with particular 1.20 Founded in 1997, they are inspired by the creative expertise, in masterplanning, housing, mixed-use possibilities of sustainable landscapes and driven developments and regeneration. by the desire to connect people and nature.

1.15 Maccreanor Lavington’s work has been recognised 1.21 Under the leadership of our three principal by numerous prestigious awards. In 2017 they directors Andrew Grant, Keith French and Peter received an RIBA National Award for our Dujardin Chmiel our teams in the UK and Singapore include Mews scheme, designed in collaboration with top professionals in landscape architecture, Karakusevic Carson Architects and a housing architecture, urban design and product design. Design Award for Garden Halls in Bloomsbury Grant Associates are strong believers in creative designed in collaboration with TP Bennett. In 2016, collaboration, and enjoy close working relationships their Queen’s Park station scheme received the with an extensive network of international NLA Award for Unbuilt and Mixed Use. In 2014, consultants and local partners. Saxon Court and Roseberry Mansions received an RIBA National Award, a Civic Trust Special Award 1.22 Grant Associates have also won a number of for Brick, and a Camden Design Award, and in 2013 prestigious awards for their landscape proposals.

4 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Accordia Maccreanor Lavington and Grant Associates

Saxon Court and Roseberry Mansions Maccreanor Lavington

Beekpoort Maccreanor Lavington

London City island Glenn Howells Architects

Accordia Grant Associates Printworks Glenn Howells Architects

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 5 2 INVOLVEMENT IN THE PROJECT

Scope of Instruction within the Grand Union Canal and Boston Manor 2.1 Allford Hall Monaghan Morris were instructed by Conservation Area. As such, one of the key tasks Ballymore in November 2011, alongside Glenn of producing the Masterplan was an assessment Howells Architects, Maccreanor Lavington of the Site’s existing buildings and their landscape Architects and Grants Associates Landscape setting. Below, I describe the Site’s history, its Architects to prepare an architectural masterplan context and the Site as it is today (Section 3, 4 and (the “Masterplan”) and assemble a hybrid planning 5). application for the redevelopment of the Waterside site (including part of Brentford High Street). 2.6 I describe the concept of the Masterplan and the The application comprises an outline application way the proposals have evolved in Section 6. for the entire development site with a detailed application being developed for Plots B, C and K. 2.7 I also explain the Parameter Plans and Design Code The application reference is 00607/BA/P2. I was that defines the implementation of the Masterplan the partner in charge of the project. in Section 7.

2.2 Ballymore’s original brief for the regeneration of 2.8 At Section 8, I explain the detailed proposals for the site comprised the following elements: Plots B, C and K • Housing including affordable housing • A new retail frontage to Brentford High Street Scope of Evidence • A large trading grocery store 2.9 My evidence covers; • Leisure and retail space adjoining the river/canal • The history of the Site • Overnight boat mooring • The wider context • Small/flexible business space • The site today • Community facilities, including the potential to • The design concept and scheme evolution relocate the Watermans Arts Centre. Options for • Defining the parameter plans and design guidelines this should be explored to allow for more detailed • The detailed proposals for Plots B, C and K commercial discussions to take place between • The detailed proposals for Plot D Ballymore and the Council. • My response to specific objections • Open space including play space • My conclusions • Car parking for residential • Car parking for the grocery store 2.10 To assist in the understanding of the scheme’s • General retail car parking design, I will present my evidence with the assistance of visual material, based on material 2.3 The aim of the Masterplan is to bring about that exists in the original application. the transformation of the Site and to realise the potential of an underutilised, but nevertheless, important area in Brentford, by replacing the ad- hoc waterside arrangement with a new urban development that connects the High Street with the waterside. One of the key objectives of the Masterplan is to re-establish north-south routes across the Site that connects the existing High Street to the waterside, making it accessible.

2.4 The proposals involve the replacement of a number of existing buildings of different use with new, mixed use buildings containing retail, restaurants, cafes, commercial and residential use connected with a variety of public spaces. The Masterplan proposes 876 residential units with a mix of dwelling sizes and tenure, all benefiting from private and shared amenity space in the form of private balconies and larger communal gardens. The proposals also include carparking for residence and visitors.

2.5 The site includes a number Buildings of Local Townscape Character and a number of buildings that are Grade 2 and Grade 2* listed, and these were identified within the Brentford Area Action Plan. There are also parts of the Site that sit Illustrative sketch of proposals from Workhouse Dock

6 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM KEY

Application Boundary

Grand Union

Workhouse Docks

Town Wharf Basin

St Lawrence’s Church

St Lawrence’s Church Green

Brentford Lock

Brentford Lock House

Magistrates Court/ Town Square

Magistrates Court

Plan of the existing site identifying key features

View of the proposed waterside looking west with Workhouse Dock on the right

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 7 3 HISTORY OF THE SITE

3.1 The English Heritage 2000 report provides an 3.4 In 1861, the line was doubled, a standard gauge excellent summary of the site: track being laid alongside the original broad “Brentford is unusual as it has been continually gauge track. The new track was used by the freight inhabited since pre-roman times and its services, while passenger trains continued to use development encompasses many facets of the broad gauge track. Complete conversion of the industrial archaeology, from the early river borne line to standard gauge took place in 1875. transport of local produce and simple water related industry, through to its heyday as a booming 3.5 By 1895 the town had begun to slowly re-orientate industrial town. Here extreme poverty existed in itself from the canal to the railway terminus as the the mist of splendid civic buildings; the peaceful importance of the railway expanded. River Brent gave way to the gritty working wharves and industries of the GWR railway and dock. These 3.6 By 1935 the town was much more focused on the features, which were so important in shaping the railway and the, once strongly defined, frontage history and development of industry and transport of the High Street starts to become eroded. across the country, and despite years of neglect By this time Catherine Wheel Yard had been and economic decline, are still evident today.” widened and, in fact, turned into a road, creating greater permeability between the High Street and 3.2 Brentford emerged as a major transport waterside. The weir structure is also adjusted to interchange and dock, facilitating rail and waterway extend the tidal zone. connections. The mid-nineteenth century saw the development of a near continuous High Street 3.7 After World War II, and certainly by 1961, commerce frontage, which fully integrated St Lawrence’s and industry shifts once again back towards the Church into its street frontage. By 1865 the town High Street as private transport (in the form of was oriented around the High Street with working motor vehicles) became the primary form of ‘yards’, lining secondary streets to the waterside transport and communication. The northern side to the south. The yards were semi-public spaces of the High Street saw the most dramatic re- organised to service local industry. By this time development, with gaps sites starting to appear the market square, on the northern side of the in anticipation of future development. Importantly, High Street, was already well-defined by building the southern side of the High Street starts to re- frontages on all sides. establish a strong frontage again. However, the introduction of Brent Way located between the 3.3 In August 1855, an Act of Parliament incorporated High Street and the waterside slices through the the Great Western & Brentford Railway Company, historic yards and changes the historic formation which had been promoted by the GWR. of buildings that ran from the High Street to the Construction of the line, and the dock at Brentford, waterside. began shortly after, with Isambard Kingdom Brunel as chief engineer. However, it took three years to 3.8 Recent years have borne witness to the removal of complete due to the need to build a three-level the GWR Railway depot and dock. A linear housing bridge at Windmill Lane, Southall, where the line block on the southern side of the watercourse passed underneath both the road and the Grand has subsequently been established. More recent Junction Canal. The line and the dock were officially development includes the Morrisons Supermarket opened on 15 July 1859, with freight services on and carpark, which cuts off the route to St Pauls the line commencing three days later. From the Church from the High Street. The definition of the outset, these services were run by the GWR, who High Street is further eroded with the widening at leased the line from the Great Western & Brentford the junction and an open carpark appearing beside Railway Company. In February 1872, following a the Vicarage. Poor quality housing and failing retail number of disputes, the Brentford company was has led to the High Street’s decline. amalgamated into the GWR.

Aerial photo of Brentford Dock 1964 Brentford Dock 1928

8 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Town orientated around the High street with working ‘yards’ 1865 linking the High Street to the canal. The railway had just recently arrived. Key changes:

• Near continuous High street frontage with semi-public yards extending back to the water • Market square is well defined on all sides • Weir on dock road controls tidal river • GWR terminus and dock by Isambard Kingdom Brunel • Church is fully integrated into the High Street frontage

The town begins to slowly re-orientate itself from the canal 1895 to the railway terminus. Key changes:

• Expansion of the railway • Introduction of a street between the high Street and St Pauls

1935 Town is now much more focused on the railway as the primary line of communication. Key changes: y

• Erosion of the high street frontage; • Additional permeability through to the waterside created a Catherine Wheel yard (becomes road); • Changes to the weir structure to extend the tidal zone; • Further expansion to the railway.

1961 Commerce and industry shifts again, this time back toward the High Street as motor vehicles become the primary form of communication. Key changes:

• Dramatic redevelopment of the Northern part of the High street • introduction of Brent way • Redevelopment of the Southern side of the High Street changes the structure of perpendicular routes to slice through the old yards

2010 Town completes its shift from railway to carriageway. Key changes:

• GWR railway depot and dock removed and replaced with social housing block • Morrison’s supermarket and car park removes the road between High Street and St Paul’s church • Further erosion of the High Street and widening of the carriageway at the junction • Building between vicarage and other historic high street building replaced with surface car park - • New residential development opposite church

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 9 4 THE WIDER CONTEXT

4.1 The proof of Marilyn Smith provides the background 4.5 Brentford has several distinct characteristics. The of the planning context of the development A4 Great West Road/M4 flyover provides a key proposals and the regeneration benefits the commercial area to the north of Brentford town scheme will deliver. The proposals respond directly centre and an important gateway to London. to the local context and policy documents that Brentford’s economic success has been based, in recognise the need for change and regeneration. part, on these excellent communication links. The Hounslow Loop rail line runs east/west through the LOCATION area and stations at Syon Lane, Brentford and Kew 4.2 Brentford is located within west London in the Bridge provide connections with central London, London Borough of Hounslow. The M4 motorway and parts of Surrey, terminating at Weybridge. begins in Brentford and the River Thames and the Grand Union Canal wind their way through the 4.6 Whilst large commercial developments dominate area to meet at the town centre. Brentford is an the Great West Road, the town centre provides area of great diversity that has been the subject of smaller commercial and retail development, flanked continual development pressure over recent years. by new higher density residential developments Brentford was recognised as a regeneration area which have taken place along the River Thames to by the Government in 1995. The Brentford Area the East (Ferry Quays) and the Grand Union Canal Action Plan (BAAP) explains that; “many previously to the West (Brentford Lock). derelict sites now provide new jobs, new homes and new opportunities for local people. The fact 4.7 Brentford also includes two major waterways: The remains that there is still much to do to complete River Thames forms its southern border whilst the regeneration.” Grand Union Canal provides links to northwest London and, ultimately, to the Midlands. The 4.3 Brentford lies in the eastern part of the London confluence of these two waterways provides a Borough of Hounslow, an outer London borough unique historical and environmental context for to the west of central London. Parts of Brentford the area. border the London Boroughs of Richmond-upon- Thames and Ealing. The Grand Union Canal runs POLICY north to south to join the River Thames south of 4.8 The Site has a number of designations within local the High Street and the Site. Kew World Heritage planning policy. These include being part of the Site lies immediately to the South West along the Brentford district centre boundary, part of the southern banks of the River Thames. Thames Policy Area, within an area of open space deficiency and an archaeological priority area. 4.4 Brentford is strategically located at the start of the M4 motorway, which leads westwards out of 4.9 At the time the Scheme was prepared and the London along the elevated section above the Great planning application considered, the key planning West Road to emerge into the wide-open spaces policy etc was the BAAP. This document has of Boston Manor and Osterley Parks. It is a major now been replaced by the Hounslow Local Plan gateway to the centre of London from Heathrow (2015). The Order Land is allocated in the new airport and, as such, supports major national and Local Plan (site 17) for a comprehensive mixed use international companies and institutions such development (see section 5.0 of Marilyn Smith’s as GlaxoSmithKline, Sky, the University of West evidence). The objectives of the new Local Plan London and Audi. replicate those of the BAAP, with both seeking sustainable development and regeneration with

Location plan Transport and connections

10 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM the main objective of transforming the land south for redevelopment remain in the area and the of the High Street to the waterside. The BAAP primary task is to develop them in such a way identified the Site as a major redevelopment site that maximises their regeneration effect whilst to regenerate Brentford town centre as well as ensuring that they deliver development that is protecting, promoting and enhancing waterside sustainable and responsive to the needs of the related uses and increasing accessibility to such local community. uses. Environmental challenges, sustainable development THE BRENTFORD AREA ACTION PLAN 2009 and community needs 4.10 The Site sits within the area considered by the 4.13 Accommodating growth and promoting Brentford Area Action Plan 2009. The plan regeneration presents real challenges. Brentford is addressed the key issues facing the Brentford characterised by poor air quality, noise from high area through the delivery of sustainable new levels of traffic, aircraft and industrial uses, areas at development on brownfield sites. In particular the high risk of flooding, open space deficiencies and plan focuses on regenerating Brentford town centre a social and physical infrastructure that already in a way that respects its unique waterside location struggles to match the pressures placed on it. and seeks to enhance the strategic economic role of the Great West Road and its history as an iconic Urban Design gateway to London. 4.14 The BAAP explains that Brentford presents opportunities for new and innovative design 4.11 The BAAP identified the following key issues, provided it is of a high quality and respects which were key touchstones for the development local distinctiveness, and there are already an of the Masterplan: abundance of well-designed buildings and spaces. However, the overall townscape lacks a cohesive Accommodating growth and promoting regeneration sense of quality, with high quality historic and 4.12 The BAAP suggests that it is likely that over the contemporary development fragmented by areas plan period the population of the Action Area of lower townscape or public realm quality. could increase by another 45%. Large sites ripe

Brentford Area Action Plan Character Area Zones

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 11 Realising the value of the waterways the Brentford Waterside site. The document is 4.15 Being located on the confluence of two major far reaching and makes 114 recommendations waterways gives Brentford a unique identity and which are broad in their scope. These range sense of place. The Grand Union Canal, combined from recommendations relating to land use and with the River Brent, joins the River Thames at the sustainability through to the retention of existing Thames Lock location south of the High Street, buildings and historic yards. and provides the gateway to the inland waterways that flow through the rest of the country. The 4.20 The document also contains detailed contribution of the waterways to the quality of the recommendations, including, amongst other local environment, biodiversity and recreational things, the introduction of a rickshaw service, amenity are of fundamental significance. improved pedestrian crossings and a community extranet. Delivering Town Centre Regeneration 4.16 Brentford town centre is designated as a District The Princes’ Foundation centre within the Hounslow Unitary Development 4.21 The Prince’s Foundation was asked by the Plan and also in the London Plan. However, the Brentford High Street Steering Group and the BAAP suggests that it currently struggles to Ballymore Group, supported by the Isleworth & perform its function to provide local goods and Brentford Area Committee, to run a one-day local services with regards to both the quantity and stakeholder workshop to analyse the potential quality of floorspace provided. The town centre regeneration of the High Street and the area also has a relatively run-down appearance and between the south-side of the High Street and the suffers from a constant stream of traffic travelling waterside, largely comprising the land assembled along the High Street. by Ballymore. The workshop was carried out on the 22nd March 2010 with 35 key stakeholders 4.17 The BAAP encourages new town centre attending. The purpose of the workshop was as development, which will serve existing and new follows; communities well, offering them a variety of • To develop a strategic vision building on goods and services, maximising the advantages Ballymore’s brief, the Community Vision and the of its distinctive waterside setting, and providing a Brentford Area Action Plan (BAAP) centre that people are proud of and enjoy visiting. • To produce a concise development brief that was broadly signed up to by local stakeholders and TOWN CENTRE MASTERPLANS could be used as the basis for a more detailed 4.18 Prior to the development of the Masterplan, the masterplanning brief for the site. Site has been the subject of other masterplans and study exercises. These can be summarised as 4.22 The broad outcomes of the study can be follows: summarised as follows: • An importance of building upon the existing Brentford High Street: The Community Vision character of the area. This is comprised of the 4.19 The Brentford High Street: The Community Vision is historic buildings, the historic links and the canal a document produced by the Brentford High Street area with its boatyards and the overall industrial Steering Group in 2007. As well as considering nature of many of these features. the High Street, the document also includes

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Brentford Community Vision Design Recommendations The Prince’s Foundation Design Recommendations

12 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM • Consensus was reached on the importance of the connecting streets between the High Street and waterside that could be attractive alleys themselves with uses such as restaurants, pubs or cafes at ground level. • There was also a general agreement on the area in front of the Magistrate’s Court as a potential focal point such as a market square. • Interventions that would enhance the pedestrian experience and compatible activities that would attract more people from the wider area were seen as necessary for revitalising Brentford, its retail and its built heritage.

Thames Landscape Strategy 4.23 The Thames Landscape Strategy (TLS) is one of three sub-regional strategies for the River Thames (the others being the Thames Strategy Kew to Chelsea and the Thames Estuary Partnership Tower Bridge to Shoeburyness). The TLS brings together a partnership of organisations, individuals and local groups to provide strategic guidance for the Thames corridor between Hampton and Kew, to act as a catalyst to implement project work on the ground and as a day-to-day link between the authorities, the strategic vision and the community.

Canal and River Trust 4.24 The Brentford Area South of the High Street masterplan is located on the Grand Union Canal, under the management of the Canal and River Trust. The following illustrated plan is a summary of recommendations from the Brentford Waterspace Strategy document 2010, produced by the Canal and River Trust. In addition to a review of this document, the design team met with the Canal and River Trust on a number of occasions during the design process to ensure their views and comments were incorporated into the masterplan design.

Thames Landscape Strategy Canal and River Trust recommendations

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 13 CURRENT DEVELOPMENTS 4.25 The surrounding context is the subject of a number of recent applications and proposed developments. The wider area is therefore subject to change and will evolve in the coming years. Some of these wider developments are as follows:

• The Morrisons Site at 228-246 Brentford High Street The application made in December 2016 proposes the demolition of the existing food store, with a replacement retail space and 221 private residential apartments

• The Police Station Site at Half Acre, Brentford The application made in August 2017 proposes the demolition of the Police Station and section Proposal for the Morrisons Site house building to provide a new arts centre and 105 dwellings

• The Watermans Arts Centre site at 40 and 40A at Brentford High Street The application made in August 2017 proposes the demolition of the existing office building and arts centre to provide 193 new dwellings with ground floor retail and café use.

4.26 North-west of the site is also the Brentford Lock West development, which is a residential-led mixed use scheme, delivered over multiple phases, bring

a substantial amount of new homes and activity to Proposal for the Police Station Site Brentford’s waterside.

4.27 Further northwards are a number of residential developments that include GWQ Westgate House development by Barrett Homes and Westside by Bellway Homes; both are located just south of the M4.

4.28 The other major development that is likely to come forward in the coming years is the proposed Brentford Community Stadium. This will provide a new stadium and residential development.

Proposal for the Brentford Lock West

Proposal for GWQ Westgate House

14 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 5 THE SITE TODAY

THE SITE of Hounslow identifies three further buildings which 5.1 The Site comprises an area of 4.79 ha within the are ‘Buildings of Local Townscape Character’: London Borough of Hounslow. The Site is located the former Vicarage at 139 High Street, 81 High in Brentford town centre, west London, between Street and the Brewery Tap public house (which is the High Street and the Grand Union Canal excluded from the Site boundary). The majority of which comprise the Site’s northern and southern the Site is not located within a Conservation Area boundaries respectively. although small parts of the Site are within the Grand Union Canal and Boston Manor Conservation Area. 5.2 The Site is bounded to the west by Augustus Close, close to its junction with the High Street. 5.9 The Site is accessed from the High Street via Dock The eastern boundary of the Site is the Heidelberg Road and Catherine Wheel Road. Catherine Wheel building approximately 50 metres to the east of Road provides access to Brent Way which provides the junction of High Street and Dock Road. an east-west connection through the Site before connecting back to the High Street to the west of 5.3 The Site excludes Johnsons Island and the existing Augustus Close. boat yard off Dock Road. The Brewery Tap public house, 79 High Street, 80 High Street, the Magpie 5.10 Dock Road provides a vehicle and pedestrian and Crown public house, and 99 High Street are connection over the Grand Union Canal and to located within the Site but outside of the planning the south. There is also a pedestrian bridge over application. the canal, which connects a short section of canal side path within the Site to Augustus Close, and 5.4 The Site has a PTAL rating of 3. It is approximately a pedestrian bridge to Johnsons Island that then ten minutes walk to the south of Brentford Railway connects to Thames Lock. Station and approximately 1km to the south of both the A4 and M4 5.11 The Grand Union Canal is non-tidal due to impoundment by the Thames Lock and a weir 5.5 The majority of the Site comprises industrial and immediately to the south of the Site. commercial buildings, many of which are vacant and derelict, although some are occupied on SURROUNDING AREA short term leases. Many of these buildings are in 5.12 With regards to the surrounding area, the High a dilapidated condition, with buildings typically Street comprises a mix of retail, food/beverage being two to five storeys and being of a variety of and office buildings, some of which have residential constructions. use above. Further to the north is predominantly residential, including the 17th century estate, 5.6 The existing buildings fronting the High Street The Butts. To the south of the canal is the Site are generally occupied by retail and office Brentford Dock development, which comprises buildings, with some residential space located at large residential blocks of typically three to five upper floors. The majority of these buildings are storeys. The canal connects with the River Thames occupied, but again some are vacant and in a approximately 100m to the east of the Site. To the dilapidated condition. south of the River Thames is Kew Gardens, whilst Syon Park is approximately 500m to the south- 5.7 At the western end of the Site, at the junction of west of the Site. High Street and Augustus Place is St Lawrence Church, which is included within the Buildings KEY ISSUES at Risk Register. The church, which is Grade II* 5.13 In practical terms, the incremental development of listed, is set within a churchyard to the south. The the site over the last 150 years has given rise to churchyard is currently overgrown and contains a key problems which the proposed redevelopment number of mature trees. The church is currently seeks to address. derelict and deconsecrated and there is no public access to either the church or the churchyard. Connectivity 5.14 The Site currently suffers from a lack of 5.8 The other listed buildings within the Site are connectivity between the High Street and the Numbers 80 and 129-130 High Street, which waterside. This results in a significant plot of land are both Grade II listed. In addition to the listed being underutilised and a waterside asset that buildings present at the Site, the London Borough is largely inaccessible. The waterside itself also

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 15 suffered from not have a continuous pedestrian Land Use connection along its length. 5.16 Whilst the Site does contain a mix of uses; it broadly comprises a retail frontage at ground A Sense of Place level to the High Street, with relatively low quality 5.15 The Site comprises many derelict buildings and residential accommodation above; with the land external spaces that have fallen into disuse. The to the south of the High Street comprised almost existing road network, which is frequently lined entirely of commercial and storage and distribution with the backs of buildings or buildings set-back uses. A significant amount of buildings (over 25%) behind boundary walls, does little to create a are empty. The Masterplan seeks to create a truly sense of place. The sites existing assets, such as mixed-use scheme that encourages a vibrant and the historic High Street and the waterside, are accessible area. compromised.

Existing site photographs

1 St Lawrence’s Church & Vicarage 2 Jupp’s Wharf

4 Magpie & Crown Pub 5 129-130 High Street 6 Lock House

7 The Brewery Tap Pub 8 The grinding shop 8 The grinding shop

16 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Existing site photographs

1 Brentford Dock 2 Town Wharf Basin 3 Grand Union Canal

4 View north from The Ham 5 Town Wharf Basin 6 Marvin’s Wharf

7 Brentford High Street 8 Catherine’s Wheel Yard 9 MSO Marina

10 Workhouse Dock 11 Workhouse Dock sheds

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 17 6 DESIGN CONCEPT AND SCHEME EVOLUTION

DESIGN BRIEF of the Masterplan proposal is a detailed assessment 6.1 The brief for the site is comprehensive and far- of these buildings to establish their contribution to reaching. These range from ambitious regeneration the area and to the emerging proposals. objectives that align with those set-out in local policy, such as the Brentford Area Action Plan; Connectivity through to technical requirements, including flood 6.6 An important principle established through the risk and third-party landownership. The brief workshop process has been connectivity between also requires a consideration of the delivery of the High Street and waterside. Historically these the Masterplan and, as such, the proposals also lanes, or ‘yards’, were small-scale pedestrian routes. consider the phasing and implementation of the A central ambition of the brief was to establish a scheme. clear hierarchy of routes through the site. The uses along the waterside should be clearly identifiable 6.2 The principal aspects of the brief can be and accessible from the High Street. summarised as follows: Public Space Regeneration 6.7 There is little existing public open space that is not 6.3 A central aspect of the Masterplan is the roadway. The proposals seek to create a number regeneration of the town centre whilst protecting of public and semi-public spaces that are well and promoting the existing assets of the site connected and create a legible hierarchy of spaces. and its surroundings. The brief seeks to create a vibrant, mixed-use development that builds on the 6.8 The Masterplan has the potential for a number of historic assets of the site and makes the waterways new public spaces with different characters and more publicly accessible. uses. Retail and leisure uses, lining the waterside, should be consolidated with easy and direct access Mix of Uses to and from the High Street. A well-considered 6.4 The brief proposes a true mix of uses that seeks to series of public spaces that are appropriate and create a sense of place by extending the use of the humane have the potential of creating a strong site throughout the day and night. In outline, the sense of place. proposed uses can be summarised as follows: Flood Risk • Housing including affordable housing 6.9 The site is located within a flood risk area. In • A new retail frontage to Brentford High Street order to create a successful place and sustainable • A large trading grocery store community, the Masterplan needs to consider the • Leisure and retail space adjoining the waterside key implications of this, particularly in connection • Overnight boat mooring to ground floor residential uses and the provision • Small/flexible business space of appropriate flood storage. • Community facilities, including the potential to relocate the Watermans Arts Centre. 6.10 A proportion of the site lies within a flood risk area • Open space including play space and discussions with the Environment Agency, • Car parking for residential British Waterways and the local authority have • Car parking for the grocery store identified positive measures, which embrace the • General retail car parking flood plain as a dynamic feature of the proposals. Wetlands, particularly within the ‘Peninsular’ Existing Buildings area allow periodic flooding to wash through the 6.5 The site contains a number of existing buildings of landscape. varying quality and significance. A key undertaking

Early concept sketch

18 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Phasing buildings where possible 6.11 The brief also required the Masterplan to consider 09 Accommodate a range of uses and residential the delivery of the scheme in phases. The proposals typologies allow for a number of self-contained phases to be 10 Structure a hierarchy of amenity spaces: public developed over a period of time. and semi-public yards and courtyards

Scale and Grain 6.15. These Ten Ideas are developed in the following 6.12 The existing urban gain of the Site is disparate four main concepts: and whilst the High Street has continuity and is reasonably well-defined along its southern edge, A High Street the yards have largely disappeared - the cobbled B Waterside Dock Road being an exception. C Yards D Heritage 6.13 The grain of the Masterplan should create a legible, easy to navigate piece of city that is pleasant to use THE HIGH STREET and benefits from identifiable new buildings and 6.16 The existing stock of High Street buildings consists public spaces. The scale of the development must of a wide-range of architectural styles, height have a relationship with the existing sub-urban and general condition - a number are nationally High Street, but there is a need for high-density, and locally listed buildings. The variety of scale mixed-use scheme in order to regenerate the area and character of buildings along the High Street in an ambitious way. Taller buildings should act as has been a central consideration for the overall ‘markers’ for major new open spaces scheme.

THE MASTERPLAN VISION 6.17 The balance between development and 6.14 Developing a vision for the overall masterplan conservation has been a central consideration in breaks down into a series of initial ideas for places developing the Masterplan. The proposed retail of special interest. These key touchstones have development strives to retain the unique character helped develop and steer the strategic distribution of the area, blending recognisable larger high of retail, leisure, business and residential buildings street outlets with smaller independent shops and as well as inform the strategy for public space. The businesses within the yards. The primary retail area 10 central themes are as follows: anchored around the Market Square and a high- quality food-store forms a major connection down 01 Develop a vibrant new destination with diverse to the waterside area to the south. character 02 Encourage high quality architecture and diversity 6.18 The existing High Street, whilst, benefiting from in the public realm a relatively well-defined building line along its 03 Develop an appropriate urban grain – maximise southern edge, comprises a series of disconnected footprint to reduce height segments. The Masterplan attempts to intensify 04 Rejuvenate the High Street the High Street by adopting a number of key 05 Create an appropriate waterside setting with principles: particular uses 06 Improve wider context connectivity through and • Generous usable public realm across the site • Concentrated centre of activity 07 Respond to local environmental conditions, • Continuous active frontage including level changes and flood risk • Coordinated Signage Strategy 08 Allow for flexibility in phasing, retaining heritage • Defined beginning and end

High Street Brentford High Street

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 19 • Coherent building Heights from 3-5 storeys 6.24 A very detailed analyse and audit of the historical • Coherent Building Line layout and use of the original yards was undertaken • Tree lined High Street and is included in the original application as part of the Heritage Report. In summary, each yard was 6.19 As set out previously, the current High Street is a assessed using three main criteria: result of changes in transport, infrastructure and industry over the past century and a half. As such, • The quality of its existing condition the routes connecting the High Street with the • The viability of re-establishing the route waterside to the south has evolved in an ad hoc • The value of permeability afforded by the yard way over that period. Most of these, however, are still blocked off by security fences and disused 6.25 Thereafter, the sum of these scores totalled a structures. The routes are erratic and without a final grade, or value (high, medium high, medium clear logic or hierarchy. Blocks width range from low, and low). Several of the yards technically no 35 to 140 meters. longer exist, or they may be completely overgrown and unrecognisable. Whilst most of the yards to 6.20 The Masterplan proposes to create a series of the east of the site scored well, those to the west interconnected routes connecting the High Street proved more complex to assess. The final outcome retail area with the waterside leisure functions. of the yard retention therefore had to be further The proposed routes, running perpendicular to tested in relation to proposed scheme options. the High Street, create more regular punctuation points along the High Street. 6.26 The western end of the Masterplan has undergone extensive iterative development and the final THE YARDS proposal has been informed by community 6.21 The historic lanes or yards (running north-south consultation. Connections to and from the between the High Street and waterside) are a major Magistrate’s Court played a key role in defining the feature of the scheme. Restoring, redefining and final layout of the Masterplan. reinterpreting these yards provides a unique urban grain and historic reference, where the connections 6.27 Whilst there is a consistency to the overall design between homes and workplaces, between the approach, inspiration has been taken from existing High Street and waterside are promoted to create places to provide character for each yard. Some of a better sense of place. the principles are as follows:

6.22 A hierarchy of yards with pedestrian-friendly shared • Tight grain, European feel surface treatment is used to promote the spirit Primarily pedestrianised or pedestrian friendly, the of the historic dockyards whilst accommodating yards invite people to wander from end to end and emergency and service vehicles into the scheme enjoy the hustle and bustle of the passage as an in a controlled manner. Old Dock Road, a cobbled event in itself. street, remains an important artery connecting to Brentford Dock with high pedestrian footfall • Awnings providing vibrancy, interest across the site. They create an intimacy and an invitation to stay and linger. 6.23 Importantly, the general north-south orientation of the yards enables residential homes to benefit • Place making from morning and afternoon sunlight. Street naming, graphics and signage give a sense of setting, rather than just being a route through.

Yards Historic photo of Bradbury’s Yard

20 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Reconfiguration of north-south connections between High Street and waterside WITH WATERSIDE

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 21 building to retain building to replace yard / connection to establish Dock Road Still Yard Catherine Wheel Rd Plough Yard Yard Bradshaw’s Yard Head Boar’s Alley Church

ABC Still Yard Dock Road Catherine Wheel Rd

A Catherine Wheel Rd Plough Yard Bradshaw’s Yard Bradshaw’s Boar’s Head Yard Head Boar’s

B Church Alley Church Boar’s Head Yard Head Boar’s

C RENTFORDHeritage MASTERPLAN buildings | VOL. IV : DESIGN and AND yard ACCESS STATEMENT:retention PART I OVERVIEW & OUTLINE MASTERPLAN

Overlay of historic yards onto proposed plot layouts

22 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM • Night time use to reconnect this special environment to the High Commercial activity gives the opportunity to Street. enhance the yards for night time use and periodic celebrations marking community events. HERITAGE 6.31 Brentford’s heritage has been a key consideration • Continuum of plinth in developing the Masterplan. A detailed study A consistent architectural language allows the and audit has been undertaken on all the existing ground plane to be easily recognised and read as structures and external spaces within the Site. The uniform yet varied, tying the masterplan together. methodology and recommendations are set out, in detail, in the Heritage Report that forms part of the • Shopfronts with character original Planning Application. Seen as a different character form the slightly more commercial High Street, the yards provide smaller 6.32 As well as undertaking a detailed site study, a units for the potential of a more independent number of previous reports and studies on the flavour. heritage of the site has also been considered. In addition to the detailed study, local action groups THE WATERSIDE were also consulted through a series of workshops, 6.28 Brentford waterside is largely underused and allowing for a transparent and inclusive decision- inaccessible and is characterised by a series making process. of unused or derelict buildings. The landscape and spaces between the buildings are similarly 6.33 51 buildings were included in the detailed study, underused. The extraordinary amenity of the however the vast majority of these are of poor waterside – a mixture of canal, basin, weir and river quality and condition. Predominately all buildings - forms the main focus of leisure activity within considered to be of high value and some of the the Masterplan and complements the proposed medium valued buildings have been retained in the regeneration of the High Street. Restaurants, cafes Masterplan proposals. This makes up approximately and leisure facilities located along the waterside, 20% of the existing structures on site. support and complement the retail functions lining the High Street.

6.29 Existing access to the waterside is limited. The southern edge of the site is predominantly private and comprises a mix of private industrial canal side buildings or residential canal moorings resulting in a lack of public realm at the water’s edge. The public footpath, operated by British Waterways, snakes through and around the Site and offers the only existing public access.

6.30 The masterplan seeks to enrich the existing character of the waterside and harness its potential to become a great public environment for the residents of Brentford and the wider community. The key design driver of the waterside is to open- up the currently hidden waterside and basins and

Existing Waterside Access Hidden potential of Brentford Waterside

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 23 CHARACTER AREAS Workhouse Dock 6.34 Specific Character Areas were identified early in 6.37 The basin at Workhouse Dock is currently the design process to ensure a rich townscape and overgrown with vegetation and isolated from public realm was embedded into the masterplan the public realm. The scheme seeks to reveal the proposals. The character areas are intended to potential of the basin to residents of Brentford and reflect and enhance existing conditions within the attract a new populous to the area. The vision is to Brentford Area South of the High Street. create a public realm environment that supports a mixed-use waterfront environment by providing Gateway safe and healthy places to live and be socially 6.35 The terminus to Station Road provides the inclusive, engendering a sense of ownership. opportunity for a conceptual gateway into the scheme and down to the waterside. The existing Peninsula and Retaining Moorings Wilson & Kyle warehouse building is a positive 6.38 Though the existing peninsula edge is one of the prominent ‘marker’ on the High Street. The future only places you can currently access the waterside, loss of this building is regrettable due to the it is privately owned. The design aspiration is to street widening programme, but opportunities to open the edge to footfall by setting the proposed re-insert buildings of a more industrial character buildings back from the water’s southern edge. onto the High Street should be encouraged where The peninsula has the potential to become the appropriate. ecological heart of the scheme, attracting new species through a rich variety of landscaping Town Square treatment, including a potential wetland 6.36 The re-vitalisation of the town square is one of environment. the main catalysts for improving the High Street. The Town Square site lies outside of the Site and Town Wharf Basin is the subject of a separate planning application 6.39 The buildings surrounding the basin are in a poor by a third party. The current proposals include the state of repair. The Wilson & Kyle site, for example, introduction of high quality public realm onto the is derelict. To the west, the basin faces the back High Street which links positively with the setting elevation of a two-storey building, which is also back of the building on the south side of the High not in use. The basin is currently accessed from Street. Catherine Wheel Road and hosts a permanent

Gateway

24 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM boat community. There is a need to regularise programme considered are a working heritage the number of moorings on the site, the tenure boat yard, craning location for boats of all sizes, and under which they are held and the condition and dry boat stack for leisure crafts. Though the nature appearance of the vessels themselves. of the programme proposed does not prohibit adjacent residential use, buildings surrounding 6.40 Amongst other things, the masterplan proposes Montgomery Wharf will need to address noise the following: specifications in their detail design. • The refurbishment of the canal walls and enhance the existing waterside features • Make full connections along the Thames footpath, allowing public access across the site at the water’s edge. • Create high quality public realm that enjoys a direct relationship with the water. • Retain a reasonable number of boat moorings, and provide ancillary facilities. These will include installing permanent pump out facilities, parking spaces, power and water. • The retention and refurbishment of two existing buildings that face the water, dedicated for leisure and retail uses.

Montgomery Wharf 6.41 The existing MSO marine working boat yard is one of the few remaining indicators of the industrial heritage of the Brentford waterside and presents a unique opportunity to engage with this character. Design proposals relate to the working industrial character of Brentford by including boat related programme and building uses. Potential

Town Square An early vision

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 25 MASSING STRATEGY 6.42 Conceptually the masterplan aspires to provide above the podium. This typology allows for parking Brentford with a reinvigorated urban environment, and other ancillary uses to be contained within the recalling the historic grain of the yards and scale of centre of the blocks, maximising active frontages historic warehouse and industrial buildings while across the scheme and leaving few undesirable maintaining the scale of the existing High Street. and back-of-house areas across the Site. Therefore, the massing of the scheme is generally defined by 3-5 storey High Street area, 5-7 core Taller Buildings area and two taller 7-10 storey landmark buildings 6.44 Following a careful contextual analysis, two ‘marking’ the basins. locations have been identified in the masterplan as the most appropriate positions for taller buildings, 6.43 Because a number of existing building on the High creating new landmarks for Brentford. Specific Street are fit for reuse and have been retained, consideration was given to CABE’s Tall Buildings their massing defines the datum of the scheme at criteria, outlined below, in the location and design this location. The scale of buildings is in keeping of the buildings: with the larger High Street context and provides a positive pedestrian-friendly scale. The geometry 01 Relationship to context of the lanes creates a dense middle zone, 02 Effect on historic context accommodating a variety of uses at ground level, 03 Effect on world heritage sites with dual and single aspect residential dwellings 04 Architectural quality of the building

Illustration of massing strategy

26 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Plot K Architectural Quality 6.45 The split plan and adjusted geometry, together 6.47 The architectural quality of the taller buildings with the stepped mass enables the building at references the industrial heritage of Brentford Plot K to accommodate a taller building, because through quality and detailing of materials, bringing the overall mass is broken-up and articulated a refined scale and proportion to the conceptual as different elements. The scale of Plot K has a massing strategy. They sit as foreground buildings positive relationship to the waterfront, town centre on the waterside against a backdrop of even and church yard, and differentiates the waterfront density and their materiality should reflect this from an even height of 5-7 storeys to the yards. contrast.

Plot H 6.46 The form and location of the building in Plot H recalls the historic form of the overhanging warehouse known as Jupp’s Wharf, seen as an important part of the industrial heritage of Brentford waterside, although unfit for reuse. Its presence marks Town Wharf basin and directs movement to the waterside character areas.

Sectional strategy

Tall building strategy

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 27 DESIGNING FOR DAYLIGHT AND SUNLIGHT light to the existing residential properties and the 6.48 The proposals have been progressed with a daylight quality within the proposed habitable consideration of daylight and sunlight issues. The rooms. proof of Oliver Law provides a fuller explanation of • Most units within the proposed development Daylight/Sunlight matters, however, I summarises incorporated dual aspect windows which further the key aspects as follows: improve the potential for daylight within • The proposed habitable rooms will achieve very • The daylight and sunlight assessments were good daylight levels, which would be considered carried out on all residential properties around the commensurate with an urban location. site and all assessments have been undertaken in accordance with the methodologies set out within ACCESS & PARKING STRATEGY the Building Research Establishment Report 209, 6.49 The clarity and legibility of key routes reflect Site Layout Planning for Daylight and Sunlight: the importance of pedestrian, cycle and vehicle A guide to good practice (Second Edition, 2011) movement and activity within the Site. The success “BRE Guidelines” and the British Standard 8206- of defining the street hierarchy is essential to 2:2008. achieving a strategy where pedestrian movement • The residential properties are mainly located to the is given priority. north of the site, along the High Street and to the South on the opposite side of the River Brent. 6.50 Parking is largely contained within the podium of • The proposed blocks have been designed Plots E, D, the basement of Plot B and within the sensitively and have been stepped back to retain multi-storey car park of Plot G. On-street parking is similar building heights along the High Street. This provided for employment uses, visitor and drop-off helped to maintain good daylight and sunlight parking. The on-street activity created by people levels and reduce any noticeable impacts to the coming and going gives life and animation to the existing neighbouring properties. The larger street. The position of car parking within the street massing elements are located to the south of has been coordinated with strategic landscaping the site where there are very good separation principles (such as the location of street trees) as distances from the existing residential properties. has the location of points of access to car parks • The good separate distances between the beneath blocks. proposed blocks help to improve the visible sky/

ACCESS TO SITE TWO WAY

EMERGENCY P SERVICING G 606 SPACES ACCESS TO SITE TWO WAY F EMERGENCY EMERGENCY SERVICING SERVICING

P E EMERGENCY SERVICING D 72 SPACES P H GROCERY ST. SERVICING C ACCESS TO CAR PARK 32 SPACES SITE TWO WAY ENTRANCE P P

B J 130 SPACES

A CAR PARK EXIT K

ACCESS FROM SITE ONE WAY

Proposed parking and access strategy

28 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM LANDSCAPE highlights in the paving will also reflect the 6.51 The proposals for the landscape and public industrial heritage of the docks using materials realm has been developed by Grant Associates. such as timber, metalwork, stone and concrete. The proposals are a comprehensive strategy of all aspects of the public and semi-public spaces 6.55 Inspiration has been taken from the existing within the masterplan. Grant Associates have character and materials such as the worn granite produced a comprehensive design statement setts found along Dock Road and the industrial that accompanies the hybrid application, and I character of the Boat Yard at Montgomery Wharf. summarise the main aspects of the proposals as The scale of the Yard materials will reflect the follows: historic character and be well detailed. The central strip of each Yard will be defined through varying 6.52 The masterplan makes special reference to the the size, colour and texture of the paving providing historic grain and alignment of the historic Yards a highlight distinguishing the character of the and re-establishes the connections running north- Yards. Reference to the industrial heritage will be south between the high street and the waterside made with the use of steel and wood in the street and, as such, enhances the connections from the furniture. High Street to the Waterside. Key focal points and destinations celebrating the Waterside at Habitat and Biodiversity Strategy Workhouse Dock and Town Wharf are created. 6.56 The landscape proposals also consider biodiversity and a habitat strategy. Layers of planting are 6.53 The landscape proposals create a simple, unified proposed across the site to create a network of ground-plain providing a consistent treatment potential habitats building on the wildlife corridor across the site creating a canvas, which knits the of the River Brent and providing stepping stone site together. connections to neighbouring green spaces and water bodies within Brentford. In summary, the 6.54 The hard landscape materials strategy is based proposals include: on a simple palette of paving materials and laying patterns to create an understated backdrop - a • Existing woodland pockets around Church Green canvas for varying styles of architecture across and along the river’s edge are being retained the site. Street furniture, edge treatments and where the health of trees allows and enhanced to

HALF ACRE

MONTGOMERY WHARF ALLEY

MARKET PLACE DOCK ROAD

EASTERN GATEWAY

MARKET PLACE

STILL YARD 8

CATHERINE WHEEL YARD 9 7

BRENTFORD HIGH STREET MONTGOMERY’S WHARF 6

1 5 10 TOWN WHARF BASIN

JOHNSON’S ISLAND

4 WESTERN GATEWAY

12 11 STAFFORD 14 WHARF 3 THAMES LOCK 15

2 17 16 13

RIVER BRENT 19

18 AUGUSTUS CLOSE

THE HAM

Illustrative landscape masterplan

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 29 reinforce the river corridor. to Workhouse Dock. Within podium courtyards, • New planting to enhance the existing tree groups ornamental and fruiting tree species are proposed including improved planting strata to maximise to add height, shade, seasonal colour and habitat habitat potential. potential. • Existing mudflats are retained. • Lighting proposals will be sensitive to the wildlife Waterside corridor of the River Brent. 6.58 Workhouse Dock is re-connected via Bradshaw’s • Strategic trees, street trees, pocket gardens, Yard and Bradbury’s Yard to the High Street. Key residential gardens, wetlands, roof gardens and design considerations for the public realm along a series of habitat orientated podium courtyard the dockside can be summarised as follows: gardens provide a variety of habitat types across the site. • Incorporating public leisure use at Workhouse • Vertical foreshore interventions are proposed in Dock and creating new access to the water. strategic locations to existing riverside edges. • Opening-up the water’s edge to public use, making best use of south-facing open spaces. 6.57 Existing trees in good health within Church Green • Providing a flexible urban space adjacent to the and along the riverside will be retained and dock for markets, exhibitions and meeting friends. supplemented with a site-wide proposed tree • Inside-outside connections to the adjacent ground planting strategy. Landmark trees are proposed floor building uses. within hard landscape areas to provide orientation • Appropriate tree planting and publicly accessible between spaces and provide height and mass in pocket gardens. proportion with the proposed adjacent built form. • Enhancement of existing habitats, encouraging Street trees are proposed within several yards, increased biodiversity. with specimen trees with interesting form or • Creating permeable spaces with improved foliage proposed adjacent to Workhouse Dock and connections along the River Brent. Town Wharf. Woodland habitat planting including • New stepped seating area reflecting the previous tree species is proposed to enhance the existing location of a slipway and improving the connection areas of Church Green and the riverside adjacent to the water.

NECTAR RICH HABITAT GARDEN

WOODLAND UNDERSTORY HABITAT GARDEN

RIPARIAN HABITAT GARDEN

PLAY GARDEN

PRODUCTIVE GARDENS

MUDFLATS

CHURCH GREEN

OODLAND WETLAND OR W RID WETLAND WALK OR C ER IV R

Diagram showing the biodiversity and habitat concept

30 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM KEY 1. Ramp access for underground car park, with separate access road slipway and dock. connecting The Ham to New Brent Way. Tree planting with shrub understory 6. Pollarded Willow planting to frame a define the edge of the basin. enhancing link between Church green woodland and river corridor. 7. South facing bench seating along dock edge. 2. New steps and access ramp providing a continuous pedestrian 8. Stepped stone and timber seating allowing access to waterside. connection between The Ham and Workhouse Dock. 9. New public square on east side of Workhouse Dock with landmark 3. Residential courtyard entrance to Plot K. specimen tree (Populus nigra) and seating. Wetland planting defining edge 4. Terrace providing seating area overlooking Workhouse Dock including of terrace. stepped seating and ramped access to water and new pontoon. 10. Terrace connecting to ground floor Leisure and Food & Beverage uses 5. Workhouse Dock with new moorings for floating market and leisure with a water rill linking Bradbury’s Yard to the waterside. boats. Existing dock edge alignment retained with reference to existing 11. Existing tree and shrub planting enhanced along southern edge of dock.

9 10 6 7 8

6 5

11

4

1 3

2

Waterside Workhouse Dock and the creation of a new public space allowing opportunities for water related leisure activities

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 31 7 DEFINING THE PARAMETER PLANS AND DESIGN CODE

7.1 I have described above the context and key aspects landscaping and access. The Parameter Plans of the Masterplan and how it attempts to meet the also identify those elements of the scheme which aspirations and objectives of the developer and are fixed as part of the planning consent. The how it relates to key policy documents such as the Parameter Plans define the following elements: Brentford Area Action Plan. In this section, I intend to describe the supplementary design documents Parameter Plan 01 (forming part of the planning application) that Site Location Plan defines the implementation of the Masterplan. Identifies the boundary of the planning application site in context 7.2 The Parameter Plans, together with the Design Code, constitutes a set of controls which Parameter Plan 02 establishes a framework within which Reserved Application Boundary Matters applications may be brought forward. Identifies the boundary of the planning application These documents set-out clear expectations on site in context the quality, character and scale of future buildings to assist the local authority in future negotiations. Parameter Plan 03 They also retain sufficient flexibility to allow Ballymore Group Ownership for future buildings to respond to changing Identifies the Ballymore Group and third-party expectations regards sustainability, residential land ownership requirements, market conditions and the further evolution of the surrounding context as the project Parameter Plan 04 proceeds. Existing Site Levels Identifies the existing site levels PARAMETER PLANS 7.3 Within the planning application the principles of the Parameter Plan 05 proposed development are defined by a series of Existing Section A-A, Existing Section B-B Parameter Plans, which effectively set out the rules Identifies the existing topographic site levels in governing all future Reserved Matters applications section in respect of the development’s layout, scale,

10-PROPOSED PLOTS PLAN

APPLICATION BOUNDARY

DEVELOPMENT ZONE

MONTGOMERY WHARF ALLEY

m ~52915 ~42197 G m Street High Brentford DOCK ~63919 m ROAD m ~54840

m ~45306 STILL ~58411 YARD F m E Magistrates Court CATHERINE WHEEL ~48714 m

~68338

YARD ~31102

m m m D m ~60612 BRADBURY'S H ~82368 Town Wharf

YARD Basin ~27282

Street High m Brentford C ~40211 L m BRADSHAW

~84360 m m S YARD ~14659 ~67290 ~69500 m m

B ~70024J m

CLITHEROW'S WAY

m NEW BRENT ~47796 ~93298 YARD A Workhouse Dock ST. LAURENCE'S m CHURCHYARD ~24854 m ~51519 m K

The Ham

BRENTFORD WATERSIDE VOLUME II: PARAMETER PLANS 1:1500 @ A3

Parameter Plan 10 Proposed plots plan

32 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Parameter Plan 06 Parameter Plan 13 Existing Section C-C, Existing Section D-D Horizontal Deviation Upper Floors Identifies the existing topographic site levels in Identifies the permitted plan deviation in plot section perimeters at upper levels.

Parameter Plan 09 Parameter Plan 14 Demolition Plan Proposed Levels and Drainage Identifies the existing buildings to be demolished Identifies the topographical levels of the external and retained ground plane

Parameter Plan 10 Parameter Plan 15 Proposed Plots Plan Maximum Storey Heights Identifies the dimension and geometry of the Identifies the maximum storey heights across the proposed development plots site

Parameter Plan 11 Parameter Plan 16 Proposed Phase 1 Zone Development Boundary Vertical Deviation Identifies the Phase 1 Zone, which comprises a Identifies the maximum and minimum allowable detailed planning application forming part of the building height hybrid planning application. Parameter Plan 17 Parameter Plan 12 Proposed Ground Floor Land Use Plan Horizontal Deviation Ground Floor Identifies the land use at plot perimeters at ground Identifies the permitted plan deviation in plot floor perimeters at ground level.

MIXED USE OPTION FOR PLOT F

17-PROPOSED GROUND FLOOR LAND USE PLAN

APPLICATION BOUNDARY

DEVELOPMENT ZONE

DOCK

ROAD SEPARATE PLANNING APPLICATION

DETAILED PLANNING

STILL YARD F PREDOMINANTLY RESIDENTIAL

PREDOMINANTLY COMMERCIAL/ RETAIL

PREDOMINANTLY LEISURE/ CULTURAL

PREDOMINANTLY RESIDENTIAL + COMMERCIAL/ RETAIL

PREDOMINANTLY COMMERCIAL/ RETAIL + LEISURE/ CULTURAL PREDOMINANTLY CAR PARKING MIXED USE OPTION FOR PLOT F

MONTGOM

ERY

W NOTE: H ARF ALLEY RESIDENTIAL CORES/ BACK OF HOUSE CAN BE LOCATED ANYWHERE WITHIN THE PLOT, APART G FROM THE HIGH STREET. Street High Brentford DOCK THE PREDOMINANT LAND USE IS DEFINED TO ROAD ALLOW AN AMOUNT OF FLEXIBILITY (THIS IS DEFINED AS 51% OF THE FRONTAGE). THIS IS NECESSARY TO ENSURE THAT LOBBY AREAS AND CORES RELATED TO DIFFERENT LAND USES STILL F TO THOSE DEFINED AS PREDOMINANT CAN BE YARD INCORPORATED. FOR EXAMPLE, THE GROUND LEVEL OT THE WESTERN FACADE OF PLOT D IS Magistrates Court CATHERINE SHOWN AS PREDOMINANTLY COMMERCIAL, BUT LOBBY AREAS TO RESIDENTIAL FLOORSPACE E ABOVE CAN BE PROVIDED. WHEEL

YARD D

BRADBURY'S

Town Wharf H

YARD Basin

High Street Brentford C L BRADSHAW

S

YARD

B J

CLITHEROW'S WAY

NEW BRENT

YARD A Workhouse Dock ST. LAURENCE'S CHURCHYARD

K

The Ham

BRENTFORD WATERSIDE VOLUME II: PARAMETER PLANS 1:1500 @ A3

Parameter Plan 17 Proposed ground floor land uses

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 33 Parameter Plan 18 Parameter Plan 22 Proposed Upper Floor Land Use Plan Proposed Private Communal Courtyards Plan Identifies the land use at plot perimeters at upper Identifies the approximate location and levels of floors private communal courtyard space

Parameter Plan 19 Parameter Plan 23 Proposed Basement Use Plan Proposed Vehicular Movement Identifies the land use at basement level Identifies the main access roads to the site as well as primary, secondary and tertiary routes with the Parameter Plan 20 Site Proposed Carpark Zones Identifies the extend and type of carparking Parameter Plan 24 Proposed Pedestrian & Cycle Movement Parameter Plan 21 Identifies the main pedestrian & cycle access roads Proposed Public Realm Plan to the site as well as primary and secondary routes Identifies the public realm character of external with the Site public spaces

Design Code High Street

34 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM DESIGN CODE • Frontages 7.4 The role of the Design Code is to add a further level • Entrances and Signage of detail to the Parameter Plans for the purposes of • Retail Strategy the future Reserved Matters applications in respect • Roofscape of the proposed development. • Church Woodland • Materials & colour 7.5 Within the Masterplan a number of key design • Environment issues were identified, which in turn informed the • Principles of plots structure and content of the document. These were identified as follows: 7.6 I do not describe the contents of the various Parameter Plans and Design Codes, which were • Principles of the Waterside approved as part of the hybrid planning application • Principles of the Yards process. However, the detailed application for Plots • Principles of the High Street B, C and K embodies much of the aspects outlines • Principles of Massing in the Design Code, and I describe these aspects of • Orientation the application in the next section.

5.0 QUALITY + CHARACTER 5.0 QUALITY + CHARACTER 5.1 HIGH STREET 5.3 YARDS

5.1.1 Variation in elevation 5.1.2 Expression of ground floor 5.3.1 Perspective 5.3.2 Projecting Balconies

Diversity is intrinsic by using different architects on The public realm is of paramount importance and The predominant view of buildings seen within yards Generally any Yard fronted by two adjacent plots different plots. Material pallettes are controlled but retail residential/ frontages are to be maximised and is from an oblique angle. Building façade treatments offers a mix of projecting and recessed balconies. the architecture of the yards is to be predominantly continuity maintained so far as possible. and proportions respond to perspective projection. Face to face to balconies are not to be precluded if brick with highlights of other materials to add Balconies and parapets are to be carefully controlled the positioning is staggered or street widths permit. interest. A predominately ground floor retail use across the to shape the spaces and protect views, daylight and site defines an important ground floor datum, which privacy. Materials reflecting more industrial/ heritage could be articulated in a variety of ways. character on the waterfront buildings are encouraged.

The proximity of High Street to Waterfront means that any one building could introduce different treatments to suit context.

Buildings on the High Street are encouraged to articulate sublte changes in height in as a means of breaking down the massing of the High Street. Building ensemble Ground Floor retail Depth of Facade Inset and Juliet Balcony

Less than 15m

More than 15m

Figure title; Figure description Figure title; Figure description

BRENTFORD MASTERPLAN | VOL. III : DESIGN CODE BRENTFORD MASTERPLAN | VOL. III : DESIGN CODE

Design Code High Street Design Code Yards

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 35 8 PHASE 1: PLOTS B,C AND K DETAILED PROPOSALS

8.1 The Hybrid Application contains a detailed incorporates the key concepts of the Masterplan application for Plots B, C and K and envisaged, at and Design Code. the time of the application, to comprise the first phase of the development. 8.5 Phase 1 reinvigorates the High Street across 2 blocks and proposes the key food store building within 8.2 The Phase 1 site occupies the western half of the the primary retail area opposite the Magistrate’s development focussed around the Workhouse Court. As such, a significant improvement to the Dock, Magistrates Court and the proposed food High Street is include in the first phase. store, which forms the heart of the retail anchor of Brentford Waterside. Phase 1 is formed around one 8.6 The yards are an integral part of the scheme; putting of the two basins in order to create a new waterside back the historic urban grain and facilitating high- destination. The preference for the western density, low-rise mixed use residential and retail dock site resulted from the need to incorporate development. the food store as a catalyst for the High Street’s regeneration. 8.7 The extraordinary Waterside context of Brentford is brought into Phase 1 ensuring the initial 8.3 The three distinct plots (Plots B, C and K) were development stretches from the High Street to the developed, to a detailed level, by three architectural Waterside and incorporates a foreground landmark practices as follows: building onto the canal and basin.

• Plot B developed by Maccreanor Lavington 8.8 The Heritage of the site is integrated into the • Plot C developed by Allford Hall Monaghan Morris High Street blocks. A number of locally listed and • Plot K developed by Glenn Howells historic buildings are integrated into the detailed proposals, ensuring that the regeneration of the 8.4 As such, Phase 1 comprises specific complementary High Street and waterside respects the existing building designs, creating a new piece of town that and unique character of Brentford.

Phase 01 Plan Level 01

36 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM PLOT B PROPOSALS the ‘back of house areas’ serving the High Street 8.9 The proposals for Plot B include a new build shops. mixed-use development providing a combination of retail and residential uses at ground floor with Clitherow’s Yard residential accommodation above, together with 8.13 Clitherow’s Yard has been disconnected from the associated landscaping, amenity space, car and waterside since the early 1900’s. There are currently cycle parking. In addition to the new buildings, the no traces of this space. However, its location, next proposals for Plot B include the refurbishment and to St Lawrence’s Church, makes it an important extensions of two existing High Street buildings, desire line accessing the churchyard from the east. number 129 -130 and 131-134 Brentford High Street, Reinstating this yard creates a positive connection the first of which is locally listed. between the waterside, High Street and the wider street network. 8.10 The site is located towards the western end of the masterplan site with the majority of the site nestled 129-130 High Street behind existing High Street shops and the Magpie 8.14 This high street shop is listed and is currently in & Crown Public House. The Masterplan proposals use by Motorwise, a car-parts shop. The building is involve re-instating an historic yard (Clitherow’s currently in a reasonable state of repair. However, Yard), restructuring an existing yard (Boars Head improvements are proposed as a part of the Yard) and re-locating an existing yard (Bradshaws application to refurbish the historic facade and Yard) which is currently adjacent to the Magpie & extend the shop area to the rear to make the Crown Public House. most of this attractive location and improve the residential units, above.

8.11 Due to the generous site proportions and prime 131-134 High Street location to the south-west of the Magistrates Court 8.15 This building is the first High Street building one and the new proposed town square, Plot B was sees when entering Brentford High Street from the identified as the best site for a new quality food west. It is therefore of significant importance when store. considering its proximity to the proposed anchor store and town square. Its location on the corner of HERITAGE CONSIDERATIONS Clitherow’s Yard, opposite the church and vicarage, Magpie & Crown Public House also makes this an important ‘marker’ building. 8.12 The Magpie and Crown Public House is not within the masterplan boundary but consideration has Refurbishment Strategy been given to this important local landmark. This 8.16 The original Design & Access Statement analyses corner building also marks the current entrance the retained buildings (129 -130 High Street and 131 to Boars Head yard which currently connects - 134 High Street) in detail and proposes how they Brentford High Street to Brent Way, the only are integrated into the proposals. existing route through the site providing access to

Key Plan

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 37 DESIGN EVOLUTION Widen Pavement Holding the Site 8.17 In line with the broader masterplan vision, the 8.18 The site is largely held on the High Street by three southern side of the High Street has been widened important historic buildings. The site footprint to create a more generous public place. This wraps the existing shops with new buildings on the widening happens at a key desire line, linking far east and west of the high street. As the Magpie the Magistrates Court to Workhouse Dock via & Crown Public House is outside the application Bradshaws Yard. In addition, it marks the entrance boundary the development area wraps around the to a new retail anchor store, which will offer a high- Pub’s ownership boundary creating new entrance quality food store. The increased pavement also to Boars Head Yard. responds to the Magpie & Crown Pub - the pub becoming a ‘book-end’ terminating the ‘primary’ High Street retail offer and defining the western edge of the new ‘Town Square’.

Create Linear Blocks Create Building Ensemble 8.19 Linear blocks link the High Street to the waterfront, 8.20 In order to break up the mass of the development creating a strong vista from the Magistrates Court plot and in order to relate to the different character and Town Square to the waterfront at Workhouse zones, the fingers are broken into smaller buildings. Dock. The block orientation maximises east-west Separate buildings allow for a strong material and elevations allowing for efficient layouts and direct tectonic response to each corner context, in this daylight to the residential units in the morning and way Plot B becomes an ensemble of different evening. This is helped by the generous courtyard buildings and characters. width and the block being kept open to the south.

38 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Pull Back Residential Blocks Kink Blocks 8.21 Above the ground floor podium residential blocks 8.22 In addition to being pulled back from the podium, are pulled back to increase the face-to-face the upper level residential blocks are gently kinked distances between residential yard blocks. While to avoid parallel facing blocks on the upper floors maximising the upper level distances the ground and creating pinch-points at the entrance and level podium keeps a tighter relationship giving exits of the yard to control viewpoints through the the yard an intimate feeling, this stepping back is a yards and reinforce the feeling of passing through particular architectural characteristic of Plot B. a series of spaces.

Block Orientation Vary Block Heights 8.23 Plot B is oriented on a slight north-west/south- 8.24 The Masterplan outlines 3 clearly defined massing east pitch between the High Street and waterside, zones: (a) 3-5 storeys on the High Street; (b) 5-7 which results in the majority of residential units stories along the yard and (c) 6-10 storeys on the either having a south-west or north-east aspect. waterfront. Plot B sits within zones (a) and (b). The All north aspect units are dual aspect, and all proposals respond to the existing scale of the High others are facing north-east/west or north-south Street by creating a series of individual buildings of which means there are no north facing single varying scale and proportion carefully responding aspect units. to the different aspects of the site. The linear yard

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 39 blocks, which pull back from the High Street, step DESIGN PROPOSALS up to a medium height of 6 storeys. Block heights Cores & Entrances are varied to break up the massing and to respond 8.27 Each floor has a lift to the upper levels and also a to the Plot’s context. The block lining Bradshaws stair that connects directly to the podium level to Yard maintains an even height of 6 stories while access the communal courtyard. Natural lighting the western most block on Clitherow’s Yard steps and way finding has been given a priority in these from 5 to 7 stories towards the south west corner open and transparent entrance areas. The upper in response to the similar scale of Plot K and the level entrance lobby is also naturally lit and the long views towards Syon Park and the Church Yard lobby proportioned to avoid long, dark corridors, Green. resulting in well-proportioned, wide entrance areas, lit through the stair and lift lobby. This space Private External Balconies has been designed to cluster front doors around a 8.25 The balconies on these courtyard elevations will positive and active communal area. be external steel balconies with a special colour and finish to add an industrial decorative quality to Materials & Character this space. Taking advantage of the wide courtyard 8.28 Due to the relationship with the existing High and generous face-to-face block distances, the Street buildings (that are being retained and balconies are a generous 2.5 meters deep, giving refurbished) Plot B is never seen as one object an identity to the courtyard space. building but rather as a collection of different blocks clustered around a courtyard; two small Private Roof Terraces buildings on the High Street and two larger blocks 8.26 Top floor apartments have been designed with defining the Yards. The block being composed out independent roof access to an additional flexible of a collection of different buildings has been an use space that could be used as a third bedroom, important strategic driver in the development of study or living room opening onto a generous this plot. Rather than attempt to unite the site in private roof terrace. a single built form the opportunity to separate

Plot B Application Drawing First floor plan

40 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM and articulate individual elements is embraced. This separation created an opportunity for each building to relate to its immediate context. As a result, the building has emerged as a complex collection of otherwise simple interventions. The ensemble of new buildings is comprised of the following key character spaces; The High Street, Bradshaw’s Yard, Clitherow’s Yard and the Communal Courtyard.

8.29 The approach to character and materials relates to these very different conditions and is set out in detail in the original Design & Access Statement. In summary, however, Plot B consists of a restrained material palette with three primary materials: Pre- cast concrete at ground level and mezzanine, high quality brickwork to the residential blocks above and to the west, and natural stone to special areas such as the first and second floor of the small high street buildings and roof terrace pavilions. Metalwork forms an important fourth material completing the rich palette, with factory produced powder coated steel balustrades, railings and balconies.

Proposed view of town square looking south-west towards Plot B

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 41 PLOT C PROPOSALS 8.30 Plot C is a new build mixed-use development 8.33 The pavement width along the High Street is providing a combination of retail and leisure uses widened to make the pedestrian experience more as ground floor with residential accommodation pleasant, but also to enhance the civic nature of above, together with associated landscaping, this part of the High Street. amenity space, car and cycle parking. In addition to the new buildings, Plot C incorporates the A Waterside Boardwalk refurbishment and extension of an existing 8.34 The Workhouse Dock forms one of the main building. character areas in Phase 1 and a significant new piece of public realm for Brentford. The southern DESIGN EVOLUTION ends of Plot C’s principle buildings form an Articulation along the High Street appropriate sense of enclose to the Waterside. At 8.31 The original High Street had a great deal of variety ground level, the building line steps back to form a in the architectural style, materials, width and shelter arcade along the waterside. This not only heights of its buildings. As such, the High Street provides a pleasant place to walk, but creates a is composed of a series of discernible, individual sheltered place for outdoor eating and drinking buildings separated by party walls. The proposals and creates a layered threshold between building for Plot C reflects this variety by presenting three and public space. articulated building treatments to the High Street. The ends of the proposed buildings are expressed Heritage Assets to enhance the variation along the High Street. 8.35 Bradshaw’s Yard is the most direct link between the new square and waterside and visually connects A Civic Presence the High Street with Plot K, which I describe below. 8.32 The Magistrate’s Court and Town Square provides a civic backdrop to Plot C. Plot C also has a 8.36 Bradbury’s Mews contains two existing brick reciprocal relationship and forms the southern warehouses that will be retained. They are modest edge of, what could be, a new civic focus to the in scale, a long two-storey equivalent building High Street. As such, the elevational treatment and and shorter three-story equivalent building will massing strategy for Plot C attempts to create a be extended with new additions at either end. new civic setting along the High Street. The retention of these buildings not only provides

Key Plan

42 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM valuable commercial space within the wider DESIGN PROPOSALS scheme, but gives one the key yards a unique Plinth character. 8.39 The footprint of the ground floor largely fills the plot, albeit set back in strategic locations to form Varied Roofscape colonnades at ground level. The ground floor 8.37 The scheme creates an anchor for the new therefore defines strong building lines on all fours envisaged Town Square and Workhouse Dock sides of its perimeter, helping to create a well- waterside setting. It provides the most significant articulated and legible ground floor experience. frontage onto both of these character areas. The roofscape is articulated to respond to the various 8.40 The ground floor remains animated on all four sides, perimeter conditions that surround the plot. with a mixture of High Street and independent retail units, residential entrances, eateries and Massing and Orientation service entrances. 8.38 The central courtyard located at first floor podium level is open to the south, benefiting from good Yards levels of daylight and sunlight. 8.41 The elevations that present themselves to the

private carpark

Retail

Leisure

Apartments

Commercial

Orientation Land-use

ittfBdb’YdtDesign study of Bradbury’s Yard entrance

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 43 yards (Bradshaw’s Yard and Bradbury’s Mews) forms a key element in the development as the connections from the High Street to the waterside is a pivotal element of the scheme. They form a strong ensemble with the adjacent plot (Plot B) whilst creating something distinct.

Ends 8.42 More depth and modulation occur along the ‘end’ Elevations to the High Street and waterside. They are distinctly different to the elevation addressing the yards. They are viewed much less obliquely than the yards and form strong, formal backdrops to the Town Square and Workhouse Dock settings. Their language begins to relate more to Plot K’s taller more industrial approach, which I describe later.

Proposed view of town square looking south down Bradshaw’s Yard

44 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM PLOT K PROPOSALS 8.43 Block K is the most southerly of the Phase 1 proposed New Brent Way. The building’s western buildings. The building has been conceived as part edge will accommodate the new connection of of the Masterplan strategy as a building with two ‘The Ham’ (road) into New Brent Way. clearly expressed simple volumes connected by a common core in the centre. The building provides 8.45 The bridge on Augustus Close, locally referred to a mix of 66 private dwellings over a ground floor as the ‘Viaduct’ runs in close proximity south of the plinth with a cafe/restaurant unit facing the dock site across the canal. It is approximately 5m above and an energy centre in the ground and basement the site level and serves as the main connection in the eastern part of the building. The location to the Brentford Dock development to the south of the energy centre allows it to be delivered east. An additional pedestrian bridge to the east of independent from the rest of the building to serve Plot K connects the small peninsula that separates the Phase 1 buildings north of the plot if they are Workhouse Dock and the Canal with the existing constructed first. Brentford Dock development. Furthermore, the Church Yard Green on the western edge of the 8.44 Plot K is located along the northern edge of the masterplan site extends with a slither of landscaped waterside. The existing Workhouse Dock lies to the public realm to the western edge of Plot K. east. To the north, the building will face onto the

Key Plan

Plot K Plot K High Street Urban space Secondary vehicular routes Active frontage Flood line High Street & Waterfront cconnection Flood Wall Constraints diagram Opportunities diagram

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 45 DESIGN EVOLUTION Two Blocks A Single Core 8.46 Plot K has been identified as a ‘marker building’ 8.49 Plot K is not large enough to accommodate two within the Masterplan with a taller building separate blocks comfortably. Bringing the blocks element addressing the historic Workhouse Basin. together and serving them with a single central Initially the Masterplan concept was for 2 separate core is a more responsible approach. buildings divided by the existing road (The ‘Ham’). 8.50 This also frees-up space on the west of the site West Block Rotated to accommodate the existing road (The Ham), 8.47 The space constraint of incorporating the existing allowing the benefit of an unbroken generous road (The Ham) and responding to the bend of public realm along the canal edge. In addition, canal generated the idea that the western block the single main entrance is made more generous, should be rotated by 90 degrees. This allowed a improving its legibility, and with increased users, better architectural relationship with the slender safety through passive surveillance. ends of both blocks now addressing the water. The eastern block now faces east towards Workhouse Terminating a Vista dock and the western block now faces south 8.51 A primary driver of the Masterplan was the need towards the Canal. to link the High Street with the waterside, via the yards. It is therefore important that Plot K, as a 8.48 Rotating the western block improved the two waterfront ‘marker’ building, should be visible separate building option, but this still resulted in on the approach from the High Street along a relatively inefficient building. Relatively small Bradshaw’s Yard. To achieve this, Plot K was moved floor plates with proportionally large elevations a few metres east, closer to Workhouse Basin. would inevitable result in difficulties in achieving This allowed the opportunity for a clear vista to an energy efficient and sustainable building. be terminated at the southern end of Bradshaw’s Yard.

Plot B Plot C Plot B Plot C

Two blocks with existing road continued between Block joined which allows road to be removed from centre of plot

Plot B Plot C Plot B Plot C

YARD

BRADSHAW'S

West block rotated in response to canal and site constraints Building moved closer to basin in order to terminate vista from Bradbury’s Yard 46 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 8.52 Reducing the size of the space between Plot K and more even density of the wider Masterplan, which Workhouse Basin also ensures that the main urban respects the relationship to existing buildings focus is to the east of the basin where a more along the High Street and yards. generous public open space is created. This also accentuated the character of Plot K as a waterside 8.55 The heights of the buildings have been tested building close to Workhouse Dock. An additional in detail and these are presented in the original benefit of this move was the provision of a more Design & Access Statement. The final massing comfortable space on the west side of Plot K for proposals have the eastern block at 10 stories, the vehicular road (The Ham). whilst the western block is 7 stories.

Cranking the Building 8.56 In addition to providing a ‘marker’ building that 8.53 The plan is ‘cracked’ in order to give the building links the High Street with the waterside, placing a sense of permeability, to the open the façades the taller element on the east side of Plot K means up to the waterside and to improve views from that the over shadowing of the central core is the central circulation core. The cranked plan also minimised, as the lower block is on its south- creates a better sense of arrival at the building’s western side. main entrance. ORIENTATION DESIGN PROPOSALS 8.57 Plot K is orientated on a northwest-southeast pitch MASSING between New Brent Road to the north and the 8.54 Plot K is located on the waterfront and as part of Grand Union Canal to the south. The rotation of the the overall Masterplan strategy is considered a western block means that most residential units ‘marker’ building. As such, it is appropriate that have either a south-east or south-west aspect. Plot K has a recognisable change in height to the With the inclusion of corner windows, this also

Plot B Plot C

Building cranked to respond to the canal bend and relate to masterplan

Massing strategy Elevational strategy

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 47 means there are no purely north-facing, single- aspect units. 8.62 Balconies play an important role in creating rhythm and depth to the building’s facade. Plot K 8.58 Plot K enjoys a fine southern aspect overlooking utilises two types of balconies to relate to varying the waterside to the south and Syon Park to the conditions. Shallow, but adequate balconies, are south-west. used on the long elevations where it is important to emphasise the strong pattern of the framed CORES & ENTRANCES warehouse form. These also primarily relate to the 8.59 Plot K is anchored by a single generous entrance smaller studio and 1 bed units. Larger balconies and circulation core, which sits between the are designed to take full advantage of the prime principle blocks. Cranking the building creates a waterside location on Workhouse Dock. These will generous main entrance, which opens to the south encourage an active and ever-changing backdrop and addresses the waterside. The main entrance is for the new urban space proposed to the east of supported by a secondary entrance on the north Workhouse Dock. side, in effect allowing a continuous route from New Brent Road through to the waterfront. 8.63 Larger balconies will also create a bold termination to the vista at the southern end of Bradshaw’s 8.60 The circulation core rises boldly between the Yard. two blocks, connected to each block by external walkways. This allows the circulation core to be CHARACTER & MATERIALS clearly articulated, enhancing legibility for users. 8.64 Plot K represents a change in character from the intimate yards of the Masterplan and signifies the GARDENS & BALCONIES more expansive nature of its waterside location. 8.61 The rooftops are fully utilised to provide both The building’s materials and character will communal and private gardens, taking full contrast with the surrounding brick context of advantage of the dramatic views along the the proposed Masterplan, but still carefully relates waterside and towards Kew Gardens. The balconies to the emerging context by following a series of provide private external amenity space for all carefully considered elevation principles, common apartment types. This is especially important for to all plots. the larger family 2 and 3 Bed units,

Assembly study of building components Illustrative view of Plot K buildings in context

48 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM Form frames are medium/dark grey aluminium powder 8.65 Envisaged as a contemporary interpretation of a coated. They may be darker than the surrounding dockside warehouse, Plot K takes the form of a frame, which will help to punch out the simple simple framed building. The scheme is composed framed elevation strategy. of two simple framed forms echoing the waterside and warehouse location and industrial heritage of 8.68 The stair cores are clad with open metal mesh, solid the site. The two blocks gently splay to open-up enough to provide protection from precipitation. to the southern waterside aspect. These forms This will still allow partially obscured views from are anchored in place with a central core. These the inside and allow silhouettes to be seen from simple, strong forms recall the buildings of the the outside, providing animation to the stair core. Historic Brentford Dock. 8.69 The balconies will be fabricated from vertical steel Materials flats and small sections of solid and perforated 8.66 There is a strong industrial built heritage still panels. Perforated panels used on the east and present on the site, and it was important that Plot south elevations will be the same metal mesh used K establishes a link with this tradition, through for the stair core. materials. This means high quality robust materials, simply detailed with a limited in palette. GENERAL PROPOSALS 8.67 The frame is clearly expressed and clad with light/ 8.70 The detailed development of the design for Plots medium grey pre-cast concrete panels. This will set B, C and K includes consideration of the technical up the simple frame within which more detailed, aspects that I do not intent covering in this Proof colour and articulation is proposed. The infill panels of Evidence. However, these aspects are explained are from copper alloy, pre-patinated to provide a in the original Design & Access Statement for each rich industrial finish. The panels are given a strong plot proposal and covers, amongst other things, a corrugation to provide depth and shadow to the detailed explanation of the setting out of blocks elevation. The metal panels are a lively brown/rust in relation to the Parameter Plans contained in the colour, providing animation and drama balancing Masterplan, access and serving proposals, car and well with the simple concrete frame. The window cycle parking, waste and fire strategies.

Proposed Workhouse Dock at night viewed from the south-east

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 49 9 PROPOSALS FOR PLOT D

9.1 Since developing the proposals for the masterplan, an application for Plot D has come forward for the affordable housing element of the Scheme. In broad terms, the proposal generally complies with the principles set out in the masterplan. The proposals for Plot D enables the principle routes and public realm to be implements, as set out in the masterplan.

9.2 The current proposals for Plot D does propose the replacement of the NatWest Bank building (originally retained in the masterplan proposals). However, this gives rise to the opportunity for increasing the pavement width and public realm along the High Street and, on balance, we take the view that this has benefits in urban design terms.

50 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 10 DESIGN REVIEW

10.1 As part of the development of the planning blocks appear appropriate in this context…. application a number of statutory consultees were We applaud the joined-up thinking around the engaged with; Amongst these were Commission Magistrates Court and the decision to create a for Architecture and the Built Environment (CABE) unified public space around the building. and the Greater London Authority (GLA), both of which were supportive of the proposals. The east-west route parallel to the canal and the high street has the potential to become a thriving CABE place with shops and active frontages; 10.2 The proposals were presented to the Design Council CABE Review in December 2012. A formal We welcome the richness of the proposal and response was made by CABE in February 2013, the fact that a number of skilled architects have and considered the proposals as follows: worked together to create a homogenous, new piece of Brentford. We think that the proposal has “We welcome the proposal and applaud the the potential to become a vibrant place to live.” client for their commitment to design quality. We commend the thoughtful analysis which informed GLA the scheme. The new quarter sits comfortably 10.3 The proposals were reviewed by the GLA twice in the historic context and has the potential to during the development of the proposals; first in become a successful addition to Brentford. November 2012 and then in March 2015.

The proposed masterplan works well within the 10.4 In their response of March 2015, the GLA concludes historic setting and provides a street pattern that that the scheme is acceptable in strategic terms has the potential to draw people in and to create and should make a significant contribution to a vibrant waterfront destination. In our view, the the regeneration of Brentford and the delivery scheme has a strong identity based on the careful of homes for London. As such, the GLA makes integration of historic elements, and we think that the recommendation for the London Borough of the height and volume of the proposed perimeter Hounslow to determine the planning application.

Proposed view of Workhouse Dock

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 51 11 RESPONSE TO OBJECTIONS

Objection from Wellington Pub Company in connection Objection from Tamar Z Burns in connection to the to the Magpie & Crown Public House, 128 High Street Magpie & Crown Public House, 128 High Street 11.1 Loss of Southern Access to the pub’s rear garden 11.7 Access to the south will render the entrance 11.2 An existing passageway (Boar’s Head Yard) inaccessible. currently connects the High Street with Brent Way 11.8 As set out above, the existing passageway (Boar’s and runs along the eastern edge of the Magpie Head Yard), currently running along the eastern & Crown Public House. This passage is partially edge of the Magpie & Crown Public House., is retained in the detailed proposals for Plot B, partially retained in the detailed proposals for Plot enabling the rear garden of the pub to be accessed. B. This enables the rear garden of the pub to be accessed. 11.3 The development will block light to the beer garden and Premises Objection from Brentford Dock Limited 11.4 The southern boundary of the rear yard to the pub 11.9 No case demonstrated in the public interest for is lined with the single storey podium of Plot B. As acquiring interest in Dock Road; Ballymore owns such, the taller massing is intentionally kept away plots either side of Road and would be capable of from the pub’s southern boundary. The gardens on development without CPO top of the podium and spacing of the proposed 11.10 The waterside and its integration into the buildings will allow a degree southern daylight to proposals is a key element of the masterplan. The enter the rear yard. proper redevelopment of the entire water’s edge is key in creating a coherent and meaningful public 11.5 The rear of the Magpie & Crown Public House realm. In order to create an holistic and joined- presents itself to Brent Way in a similar fashion to up treatment of the waterside it is important the majority of adjacent properties that front the to consider the entire water’s edge within the High Street in this location. As such, Brent Way is Site. In addition to the overarching urban design presented with a series of ‘backs’, characterised principles, considering the entire water front has by high brick walls and solid gates to private rear practical benefits. A continuous pedestrian route yards. In its historic context, the introduction of along the northern edge of the water creates Brent Way is a relatively recent change to the urban important connections through the site making the fabric of Brentford and could be described as an waster’s edge accessible for all. The establishment inactive service road with largely blank elevations of properly designed infrastructure at the at ground level. This is a rather poor piece of urban waterside also makes the site accessible for private design and any meaningful redevelopment of the and service vehicles which are a vital aspects of Site should address the inactivity along Brent Way. the masterplan’s success.

11.6 The masterplan proposes to remake the Site by 11.11 Reinstatement of yards as per Design and Access creating a coherent and legible hierarchy of streets Statement is not justified. and passageways. As such, the ‘backs’ of the High 11.12 The reinstatement of the Yards and their Street properties (existing and proposed) are contribution to the overall masterplan is justified in integrated into coherent plots that are integrated the Design & Access Statements, Heritage Report into the existing urban fabric. As such, a series of and in this Proof. In summary, the Yards create active frontages create animated edges to the new important north-south connections between the Yards and to the realigned New Brent Way. This High Street and waterside. The Yards also create is a central tenant of the masterplan and detailed defined development plots, the overall dimensions application, and we believe has immense benefit to of which support the mixed-use functions within the overall success of the regeneration of the Site. each plot. The urban and landscape design of each Yards has been carefully considered and will create high quality public realm that is an essential component of the masterplan proposals and, ultimately, for the regeneration of the Site.

52 PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 12 CONCLUSIONS

12.1 The proposals for the redevelopment of Brentford number of problems that I consider any proposal Waterside are ambitious, complex and multi- for the Brentford Waterside site and surround land faceted. The Masterplan and detailed proposals needs to comprehensively address in order to for three of the Plots seeks to ensure that the secure the long-term and sustainable regeneration proposals are carefully considered and address the of the area. existing fabric in a sensitive way. 12.5 One of the key aspects of achieving this 12.2 The proposals do involve the development of transformation is the introduction of far greater buildings with different uses, each with their own connectivity and permeability across the site, commercial and operational needs. The proposals connecting the existing High Street with the acknowledge the requirements of adjacent land not underused waterside. The waterside, itself, also within the Site, and respond to existing buildings requires greater connectivity and access across and features of the Site within the Site boundary. its length to make it publicly accessible in order to The proposals engage with the perimeter of the truly harness the potential of this unique site. Site with a wide range of different urban conditions and requires major improvements in the quality of 12.6 The proposals overlay a wide spectrum of uses – the wider public realm. The proposals establish retail, leisure, commercial and residential onto the appropriate relationships to key historic structures site, increasing the areas diversity and vitality. following a careful audit of their significance. 12.7 One of the positive aspects of the Masterplan is 12.3 The Masterplan represents an attempt to the alignment of the development brief with the bring about the complete and comprehensive planning objectives of the local authority. The transformation of the existing High Street and proposals have been carefully considered in this waterside, to make it a more attractive place to respect and the scale of development required visit and a more popular place in which to live and to achieve the necessary step change in the work. This is done in the context of local policy, regeneration of Brentford, it also represents an most notably the Brentford Area Action Plan. appropriate response to the significance of its setting. 12.4 I have set out that the Site currently suffers from a

Proposed view of Workhouse Dock

PROOF OF EVIDENCE BRENTFORD WATERSIDE | PM 53