Design and Access Statement

NORTHFIELDS Design and Access Statement

Volume 1 - Outline application

Produced by: Terence O’Rourke

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

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

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

Volume 1 - Outline application

Produced by: Terence O’Rourke

January 2018

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

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

1 NORTHFIELDS THE VISION

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

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

APPROXIMATELY 650 JOBS IN THE COMPLETED DEVELOPMENT

AROUND 19,000 SQM OF WORKSPACE

HALF THE SITE, 4.6 HECTARES, OPEN SPACE

UP TO 2,300 SQM OF SHOPS AND RESTAURANTS

AROUND 500 SQM COMMUNITY CENTRE

APPROXIMATELY 500 JOBS A YEAR DURING CONSTRUCTION

£60 MILLION CIL CONTRIBUTION AND £16 MILLION NEW HOMES BONUS 3 Four and a half hectares of high quality public realm, over half the area of the site, will be delivered in early phases of the masterplan, transforming the neighbourhood and including the 0.60 hectare Central Gardens and 0.83 hectare Riverside Meadows (including Riverside Walk). Northfields will contain local amenities and facilities such as shops, cafés and restaurants, and a circa 500 sq m community centre to complement the wider area. Celebrations such as the Alperton Summer Festival will be held in the new Central Gardens involving the wider community and bringing people together.

NORTHFIELDS A place to enjoy 5 KEY FEATURES

NORTHFIELDS 1 Canal-side The interface between the new development and the existing community adjacent to Beresford Avenue – a vibrant space with south west facing bars, restaurant and cafés and home to the new community centre. Situated on the bend of the canal, this new public space becomes a focus along the towpath from both the A place to live Alperton and central London directions. 2 Community centre A new circa 500 sq m multi-functional facility, designed by the community, positioned to provide a focus and work to the canalside space and connect with the existing community. A new flexible main community hall that can be divided into three separate areas is supplemented by additional meeting spaces, nursery and a community kitchen.

3 Green avenue The main new east-west green pedestrian and cycle spine that opens up connectivity towards Stonebridge Park station, the canal and Alperton itself. Punctuated by the Central Gardens and Riverside Meadows, the route becomes a safe and varied artery that opens up the site to the surrounding community. 4 Central Gardens The central focus area at the heart of the site – a new 21st century London garden space with a meandering water feature that links the canal and river. The curving form recalls the former bends within the River Brent.

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

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

8 Entrance marker building An entrance marker building creates a gateway to the site and Alperton from the North Circular Road. The structure, and the existing 21 storey Wembley Point building, sit either side of the imposing railway arches acting as ‘bookends’ marking Stonebridge Park station.

9 Central Gardens marker building A marker building articulates the western corner of Central Gardens creating a clear focal point leading visitors towards the canal along the green avenue.

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

6 8

10 10 7 2 11 11 5

9 6

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

All images are for illustrative purposes only

7 BERKELEY GROUP OUR VISION BERKELEY GROUP OUR VISION

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

THE BERKELEY GROUP OURFIVE VISION FOCUS AREAS INITIATIVE

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

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

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

2 3 EMBEDDING COMMITMENTS INTO OUR BUSINESS

Headline commitments New commitments launched A proud member of the Berkeley Group every two years to ensure Berkeley continues to aspire to be a leading and world-class St George is committed to delivering high business. quality new places where people aspire to live. Leading commitments We are passionate about making a difference and delivering sustainable development, with Existing commitments that were previously headline commitments standards being raised even higher through the and are still considered leading, Berkeley Group Our Vision initiative. either within the industry or across wider business sectors. Business-as-usual commitments Commitments that are no longer Placemaking is at the heart of our approach, considered leading but that we create attractive new places where people continue to push the company enjoy a great quality of life with on-site facilities to ensure it is consistently a top such as landscaped grounds, shops, cafés and performer within the industry or across wider business sectors. restaurants. Normal practice Actions that are fully integrated as part of business activities and that do not necessarily set Berkeley apart from others within the industry or across wider business sectors. DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

10 NORTHFIELDS Design and Access Statement Volume 1 - OUTLINE APPLICATION January 2018

1.0 INTRODUCTION 3.0 THE MASTERPLAN 7.0 THE LANDSCAPE 10.0 TECHNICAL 1.1 Executive summary CONCEPT PROPOSALS CONSIDERATIONS 1.2 Content of the application 3.1 Creating a new place 7.1 Landscape and public realm objectives 10.1 Site management 1.3 Overview and structure of this document 3.2 Initial design concept 7.2 Open space strategy 10.2 Fire strategy 1.4 Client and professional team 3.3 Edges 7.3 Playable landscapes 10.3 Structure and services design 1.5 Summary of planning context 3.4 Integration 7.4 Tree strategy 10.4 Drainage strategy 1.6 Planning history 3.5 Spatial structure 7.5 Natural environment and ecology 10.5 Sound insulation and noise 1.7 Socio-economic context 3.6 Scale and massing 7.6 Water strategy 3.7 Character areas 7.7 Maintenance 11.0 SUMMARY AND 2.0 THE SITE AND CONTEXT CONCLUSION 2.1 Site location 4.0 C ONSULTATION 8.0 ACCESSIBILITY, SOCIAL 2.2 Site description AND COMMUNITY INCLUSION AND SAFETY 2.3 Area context INVOLVEMENT 8.1 Introduction 2.4 Views around the site 4.1 Consultation strategy 8.2 Access by a variety of modes 2.5 Historic context 4.2 Statutory consultation 8.3 Creating an accessible public realm 2.6 Historic development of the site 4.3 Community engagement events 8.4 Access to buildings 2.7 Surrounding land uses 8.5 Safety and security 2.8 Surrounding green space 5.0 DESIGN EVOLUTION 8.6 Designing out crime 2.9 Structure and grain 5.1 Design principles 2.10 Transport and movement 5.2 Timeline of design evolution 9.0 PARKING 2.11 Scale, character and materials 9.1 Parking provision 2.12 The edges of the site 6.0 THE MASTERPLAN 9.2 Parking and design 2.13 Site summary 9.3 Parking numbers PROPOSAL 6.1 Overview of Illustrative Masterplan 6.2 The planning application 6.3 Land use 6.4 Movement, circulation and access 6.5 An active streetscape 6.6 Building heights and marker building 6.7 Building typologies

11 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

12 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

13 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

Site area

Phase 1 area

1.0 INTRODUCTION

The role of the Design and Access Statement This statement provides the link between the The DAS will describe and justify the masterplan The DAS will also present an Illustrative (DAS) is to explain how the design proposals for parameters plans and Framework Design Code framework and its key attributes, and explain Masterplan for the redevelopment of Northfields have evolved and been informed by submitted for approval, detailed information for how this has informed the design principles Northfields. This will demonstrate how the a thorough understanding of the site’s context, Phase 1 and the consideration of future Reserved submitted as part of the outline and detailed scheme could be developed in accordance with constraints and opportunities. Matters applications. components of this application. the associated Parameters Plans, Framework Design Code and other supporting material submitted for approval. Figure 1.1. Aerial view of the site looking north

14 1.1 EXECUTIVE SUMMARY Context Proposal by the building edges. Approximately 50% of the 1.1.13 These key spaces, or character areas, are site will be open space. Landmark buildings will enhanced by outdoor activities and a vibrant mix of 1.1.1 Northfields developed as a staging post 1.1.6 The proposals represent an important help draw people into the site. Two main spaces uses in surrounding buildings. for the delivery of goods from around the world, regeneration project for the local area and borough, provide entrances at the west and the east of the 1.0 that were then distributed via the North Circular which will open up a currently inaccessible closed site, and are connected via a green avenue. The 1.1.14 Building forms, grouped around key spaces, Road and Grand Union Canal. During the 1930s it site, and provide transformational change to the Canal-side to the west creates a new frontage to are influenced by the local context and frame views flourished as an industrial site and was eventually local neighbourhoods, creating links through the the Grand Union Canal and the Riverside Walk and to the Grand Union Canal and the River Brent. owned and operated by SEGRO. Its regeneration site to Stonebridge Park and Alperton stations and Riverside Meadows to the south provide a green Whilst there will be some variation in architecture, seeks to respect this historic background, but open beyond. The creation of a series of linked landscape link meandering along the River Brent. the overall masterplan concept and design up the site to all. spaces bounded by the Grand Union Canal and guidelines ensure that there is an overall cohesive River Brent will provide access to these local 1.1.12 At the heart of the development are the design. 1.1.2 St George Developments Limited (the natural assets for the community. Building types Central Gardens connecting these main spaces, applicant) acquired the former Northfields will complement the newly created spaces, reflect encouraging ecology and water play and providing Industrial Estate (the site) in April 2017 to deliver the local context and create new healthy streets visual amenity for all. It will have an intimate, quiet an exemplary mixed-use development. Terence and gardens. atmosphere for people to walk through, sit and O’Rourke was appointed as planners, master relax. planners, landscape architects and architects 1.1.7 The site represents an important stepping for the site through a selection process with the stone from Stonebridge in the east to Alperton Berkeley Group. A full design team has been in the west, and from Park Royal in the south to The site represents an important stepping stone from Stonebridge in the east to assembled to ensure that the proposals are robust, Wembley in the north. It provides an opportunity technically achievable and viable. for new connectivity with the surrounding Alperton in the west, and from Park Royal in the south to Wembley in the north. neighbourhoods, bringing vitality to the Grand 1.1.3 Northfields (the proposed development) will Union Canal and River Brent. be an exemplary mixed-use scheme comprising residential and employment floorspace with 1.1.8 The proposed development will deliver ancillary commercial, retail, leisure and community 2,900 new homes in a mix of types and tenure, EY BL PA M R uses. The proposed development will include the approximately 26,400 square metres* (sq m) of E K W demolition of all existing buildings on site. flexible non-residential use (industrial, commercial, W AL E M community and leisure use), which will generate in R B T L N E Y 1.1.4 The site has many physical constraints. The the region of 650 new jobs. E

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

Roads

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

15 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 1.0 INTRODUCTION

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

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

1.2.2 This application seeks outline approval for the use and quantum of development and access, with scale, appearance, layout and landscape to be addressed in future Reserved Matters applications. In addition, detailed planning Beresford Avenue permission is being sought for the first phase of development at Northfields as shown in figure 1.3. Grand Union Canal 1.2.3 The DAS should be read in conjunction with the application drawings (including Parameter Plans), the Planning Development Specification, Environmental Statement, Transport Assessment and supporting reports. River Brent 1.2.4 The submitted documents include:

• Planning Supporting Statement

• Framework Design Code

• Environmental Statement

• Affordable Housing Statement

• Internal Daylight and Overshadowing Report

• Statement of Community Involvement

• Financial Viability Assessment Figure 1.3. Aerial view of the site and components of the application • Energy Statement

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

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

17 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 1.0 INTRODUCTION

125,000 sq m building for MEPC at Silverstone. In the development process, creatively engaging 1.4.16 The following professional consultants Alperton growth• Visuals: area Millerhare and AVR London 2014 the company was awarded the IAS Awards communities to inform design development and have also been appointed: Alperton housing• Fire zone consultant: Michael Slattery Associates for Developer of the Year. help to empower local groups committed to the Old Oak and Park Royal long term success of a place. • Transport: Peter Brett Associates (PBA) Opportunity1.5 Area SUMMARY OF PLANNING Planning consultant: Terence O’Rourke • Noise / vibration: PBA 1.4.14 Soundings creates tailored processes Site boundaryCONTEXT 1.4.9 The Terence O’Rourke planning team working closely with local people, architects, • Air quality: PBA 1.5.1 has considerable experience of working on developers and local authorities. The Soundings • Engineers and flood risk: JSA consulting The Planning Supporting Statement strategically important London sites, having team draws on extensive experience gained engineers submitted in support of the application provides been involved in a number of high profile during public consultations and from high profile a detailed analysis of the planning context. projects over recent years. Examples include projects in over half of London’s boroughs and • Energy & sustainability consultant: Hodkinson This includes an assessment of the proposed Stonebridge, Acton Gardens and Dollis Valley. across the UK, including Deptford Wharves, the • Utilities and services: Cooper Homewood development’s compliance with planning policy Terence O’Rourke was the lead consultant on Shell Centre, the regeneration of Heygate Estate, at a national, London-wide and borough level. A • Sunlight & daylight: Point 2 Surveyors these projects and has extensive experience and and Chelsea Barracks. summary of the key planning considerations is set understanding of key strategic planning issues, • Townscape consultant: Lichfields out below. and recognises the importance of engaging in 1.4.15 Soundings has been appointed to ensure • Public relations: Hard Hat Site boundary effective stakeholder consultation to deliver that the thoughts and views of local people and Planning policy context successful developments. stakeholders are recorded and considered in an • Heritage consultants: CgMs Alperton housing zone open and rigorous way. • Town centre uses: CBRE 1.5.2 The development plan for the area Alperton growth area 1.4.10 Terence O’Rourke has been involved in the comprises the policies of the London Plan (2016), proposed development from the outset and our • Demolition method: C&D Consultancy London Borough of Brent (LBB) Development Alperton growth area role has been to advise on all planning issues, Alperton growth area • Ground conditions: Delta Simons Management Policies DPD (2016), LBB Site leading pre-application discussions with the Specific Allocations DPD (2011) and LBB Core • Employment strategy: JLL / Savills council and GLA as well as consultation with all AlpertonAlperton housing housing zone zone Strategy (2010). The consultation draft London statutory and other key stakeholders. • Wind / microclimate: RWDI Plan (2017) has recently been published and is a Site area material consideration. Old Oak and Park Royal • Arboriculture: SJA Trees EIA consultant: AECOM PhaseOpportunity 1 area Area Designations plan 5 1.4.11 Environmental Impact Assessment (EIA) Site boundary Northfield is a legal requirement for major projects, and is St George Developments Limited an integral part of the design development and pre-planning process so that the final design 0 140 m I enhances environmental and social benefits to the Revision community. Dwg no/

Drawn by: Checked by: 1.4.12 AECOM was commissioned by the 15 March 2017 JC LV applicant to conduct an EIA of the proposed Scale: 1:6,000 @A3 development in accordance with the EIA Based upon the 2016 Ordnance Survey 1:50,000 colour raster map with the permission of the Ordnance Survey on behalf of Her Regulations and to prepare the Environmental Majesty's Stationery Office, © Crown copyright. Licence No. 100019980. For the definitive boundaries go to Statement, which is submitted in support of the https://www.brent.gov.uk/policies-map/ planning application. Copyright Terence O'Rourke Ltd, 2017 LONDON Linen Hall 162-168 Regent St London Community consultation: Soundings W1B 5TE BOURNEMOUTH Northfields Everdene House Deansleigh Road St George Developments Limited Bournemouth 1.4.13 Soundings delivers exemplary public BH7 7DU N 0 150 m consultation and engagement that feeds TELEPHONE I 020 3664 6755 directly into emerging site masterplan and www.torltd.co.uk building designs. They act as a neutral voice in Alperton housing zone and growth area

Figure 1.4. Alperton housing zone and growth area Revision Dwg no/

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

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

LONDON 7 Heddon Street London W1B 4BD

BOURNEMOUTH Everdene House Deansleigh Road Bournemouth BH7 7DU

TELEPHONE 020 3664 6755

www.torltd.co.uk

Designations plan 6

Northfield St George Developments Limited

0 480 m I

Revision Dwg no/

Drawn by: Checked by: 10 March 2017 JC LV

Scale: 1:20,000 @A3

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

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

BOURNEMOUTH Everdene House Deansleigh Road Bournemouth BH7 7DU

TELEPHONE 020 3664 6755 www.torltd.co.uk The development will result in a significant contribution towards the delivery of new housing and new employment space in the borough, as well as delivering considerable economic, social and environmental benefits for residents, the local community and the borough as a whole

Key planning considerations and encouraging job retention and creation, and • Prior approval application for demolition of labour market of LBB is largely dominated by the 1.0 contributing to the capital’s overall economic existing industrial warehouse buildings at 2, health and the retail sectors, which respectively 1.5.3 LBB’s Development Management Policies growth. In order to balance London’s need for 4 and 6 Beresford Avenue (ref. 15/3103). Prior represent 14.3% and 11.6% of all employment DPD facilitates the release of the northern part both housing and employment floorspace the approval required and approved on 17/08/2015. in the borough. This is quite different from the of the site from its designation as a Strategic Mayor advocates the intensification of SIL land Greater London labour market in which LBB lies, Industrial Location (SIL), in line with the London through the co-location of employment floorspace Unit 3, Ace Corner, North Circular Road, which is mostly dominated by the ‘professional, Plan. Policy DMP14 of the DPD supports the with other uses, such as housing. Stonebridge, London, NW10 7UD scientific & technical’ and the ‘business redevelopment of the northern part of the site for administration and support services’ sectors, • Prior approval application for demolition of a mixed-use scheme that will deliver private and 1.5.8 The development will provide significant accounting for respectively 14% and 11% of the detached single storey former warehouse affordable housing alongside employment. additional employment space, including London’s employment. building occupying this site (ref. 12/2967). Prior the proposed bespoke Generator building, approval required and approved on 27/11/2012. 1.5.4 The proposed development of light accommodating light industrial and storage and 1.7.3 Within LBB, the proportion of residents industrial uses in the southern part of the site distribution uses on the southern part of the 13 Beresford Avenue, Northfields Industrial living in the social rented sector as opposed to is supported by the London Plan and LBB Core site. This is fully supported by the London Plan Estate the private sector is 77%, which is the same as Strategy policies for SIL land. and Brent’s Core Strategy policies for the use of the average rate across London (77%). In terms retained SIL land. • Change of use from storage and distribution of earnings however, residence based earnings 1.5.5 Northfields falls wholly within the Alperton (Use Class B8) to General Industrial (Use Class are lower than workplace based earnings, and Housing Zone. This confirms that both the Mayor 1.5.9 The proposed development provides an B2) with ancillary office accommodation (ref. significantly lower than the average figures for of London and LBB accept that residential excellent opportunity to secure the beneficial 97/1479). Granted permission on 19/08/1997. Greater London as a whole. Similarly, the borough development will be delivered on site. Part of the re-use of previously developed land for a range suffers from significant barriers to access housing site also falls within the Alperton Growth Area and of new housing types, employment, community Gatehouse, Northfields Industrial Estate and services; and from rates of violent crime that has therefore been identified as a location that is centre, shops, restaurants, and associated are slightly higher than those recorded within • Installation and display of various suitable for mixed-use regeneration. Therefore uses, which will generate significant economic, Greater London. As a result, LBB is currently advertisement signs to entrance (as revised by the principle of redevelopment to provide a social and environmental benefits as part of a ranked 39th most deprived borough out of 326 plans dated 25/06/97) (ref. 97/0523). Granted variety of uses has already been established at comprehensive masterplan, in accordance with districts in England (1 being the most deprived), consent on 08/07/1997. Northfields. national, regional and local planning policy. and is among the 20% most deprived areas in 28 Beresford Avenue, Northfields Industrial England as defined by the 2015 English Index of Key planning priorities 1.6 PLANNING HISTORY Estate Multiple Deprivation (IMD).

1.5.6 In London there is a significant need 1.6.1 There is no significant planning history • Installation and display of one illuminated 1.7.4 In terms of social infrastructure, LBB for the delivery of new private and affordable for the site of relevance to the proposals, based fascia sign (ref. 95/1152). Granted consent on contains 59 primary schools and 15 secondary homes, which the Government has confirmed on an online search on the LBB website. Recent 19/09/1995. schools, as well as a number of independent/ should be a priority. The development will result applications at the site include the following: private establishments. It benefits from numerous in a significant contribution towards the delivery 1.7 SOCIO-ECONOMIC large parks and open spaces which cover 45% of of new housing and new employment space in Car park entrance, Northfields Industrial Estate CONTEXT all open space in the borough, including Barham the borough, as well as delivering considerable Park, Welsh Harp, Fryent Country Park, Gladstone economic, social and environmental benefits for • Erection of a single storey building for a 1.7.1 LBB is an outer London borough located Park, Roundwood Park and Roe Green Park. At residents, the local community and the borough temporary period of 5 years for use as a in the north west of Greater London. Latest a more local level, the proposed development as a whole. Information Centre (Sui Generis Use) with information from the Office for National Statistics is located close to a number of parks and open associated landscaping and car parking (ref: (ONS) estimates that of a population of 324,000, spaces, in particular Heather Park, Tokyngton 1.5.7 In addition to delivering new housing, the 17/2380). Granted permission on 08/08/2017. 68% are of working age (defined as 16-64 years Recreation Ground and Abbey Estate are located Mayor of London has also highlighted a pressing old). Amongst the working age population of within 1.2km of the site and provide open and 2, 4 and 6 Beresford Avenue, Northfields need to protect and make the best use of land the borough there is an unemployment rate of play spaces for the residents of the proposed Industrial Estate within defined Strategic Industrial Locations (SIL). 7.9%, which is significantly higher than the 5.8% development. unemployment rate of London as a whole. Where sites are coming forward for regeneration, • Prior approval application for the demolition priority is placed on ensuring that sufficient of existing buildings at 2, 4 and 6 Northfields 1.7.2 Micro enterprises (comprising between employment floorspace is retained within mixed- Industrial Estate (ref. 15/1988). Prior approval 1 and 9 employees) represent 92.2% of the use developments that is capable of meeting refused on 09/06/2015. London’s existing and future needs, supporting businesses in LBB. In terms of employment, the

19 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

20 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

21 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

2.0 THE SITE AND CONTEXT

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

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

Site area

Phase 1 area

Stonebridge Park station

Alperton Station Beresford Avenue Ace Café

Abbeydale Industrial Estate

Grand Union Canal

North Circular Road (A406) Abbey Estate River Brent

Figure 2.1. Site location

23 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

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

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

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

Figure 2.2. Aerial view of the site looking north west

24 A B C

estate to the west (K). This is closed for access as the footbridge lands on private property across the canal.

2.2.5 There are currently no public walking or cycling routes through the site. Due to its size, the 2.0 site represents an obstacle to wider pedestrian and cycling permeability. The development provides a significant opportunity to address this Grand Union Canal River Brent from pedestrian footbridge running River Brent (back of the Ace Café to left) adjacent to Ace Café severance issue by providing for new pedestrian and cycle connections. D E F

2.2.6 The site slopes significantly from the north west towards the south east, with an overall level change of 8 metres. This is due to the difference in level between the River Brent and the Grand Union Canal, with the former running underneath the latter.

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

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

J K L

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

25 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

2.3 AREA CONTEXT

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

1 Harrow Road 15 Site area TOKYNGTON 15 Phase 1 area

Alperton masterplan zone

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

3 13

4 Grand Union Canal Ealing Road 11

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

4 5 6 7 8 9 10 11 12

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

Figure 2.3. Understanding the local context

26 2.4 VIEWS AROUND THE SITE

Stonebridge

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

River Brent Grand Union Canal

2 North Circular Road

Location of photographs Ace Café from the old North Circular Road

3 4

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

5 6 7

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

27 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

2.5 HISTORIC CONTEXT

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

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

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

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

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

28 2.6 HISTORIC DEVELOPMENT OF THE SITE

2.6.1 The development of the site is set out in the following timeline.

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

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

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

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

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

Figure 2.8. Timeline of key events

29 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

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

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

the potential of this attractive waterside Area 3 and Un location. Housing stock in this area is typically Area 1 Gr two and three storeys and semi-detached. Area 2 ent r Br Area 3. This area is defined by railway arches that sever Rive the site from Stonebridge Park station, with oad a difficult route through to the transportation node due to the large vehicle access to the ar R Princess Royal Distribution Centre (Royal Mail) ircul

from the North Circular Road. The southern h C part of Area 3 is characterised by the industrial buildings of Park Royal. Nort

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

2.7.2 The Ace Café sits at the junction of the old North Circular Road and Beresford Avenue as a landmark. Figure 2.9. Surrounding land uses

30 2.8 SURROUNDING GREEN SPACE Site area

2.8.1 The site is in an accessible location, Phase 1 area providing easy access to a range of green spaces Green space 2.0 via sustainable methods of travel including walking, cycling, bus and rail. Tree belts

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

Mount Pleasant Heather Park

Figure 2.10. Surrounding green spaces and water resources

31 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

Site area

Phase 1 area 2.9 STRUCTURE AND GRAIN

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

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

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

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

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

Figure 2.11. Figure ground diagram showing the existing context

32 Site area

Phase 1 area

2.0

33 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

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

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

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

Alperton (Piccadilly Line)

ad A o b r R b la e uc y

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

85 Phase 1 area

Site area A40 Signed

Hanger Lane

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

Key N Site Location o Underground station Off road

r t Site Location Signed h

Park Royal C Underground Station i (Piccadilly Line) Quieter r c Overground station Pedestrian only

u A40 Overground Station Off Road

R Bus Stops Pedestrian only

o Bus stops London Cycle Network a London Cycle Network d

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

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

Amersham Wembley Stadium

Wembley Central (Bakerloo Line)

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

Vauxhall DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

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

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

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

• West Midland Trains provide services between Site area Northampton, Milton Keynes, Watford Junction To Mitchell Way Phase 1 area and London Euston (1 train per hour off-peak Key only, and not Sundays) No.18 Site Location

• Southern Rail services between Milton Keynes No.112No. 18 Central, Watford Junction, Kensington Olympia No. 112 and East Croydon (1 train per hour) No.224 No. 224 • London Underground (Bakerloo Line) between No.440 Hanger Lane Harrow & Wealdstone and Elephant & Castle, No. 440 (Central Line) Bus stops as per Stonebridge Park Bus Stops • London Overground between Watford Junction, UndergroundUnderground station Station Harrow & Wealdstone and London Euston, as Park Royal OvergroundOverground station Station per Stonebridge Park (3 trains per hour). (Piccadilly Line)

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

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

2.10.19 The site is served by four local bus routes. Service 224 operates via Beresford Avenue, whereas services 112/440 operate on Old North Circular Road to the south. Service 18 operates on Harrow Road to the north of Stonebridge Park station.

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

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

No.440

Bus stops

Iveagh Avenue Figure 2.17. Bus stops serving Northfields

37 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

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

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

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

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

North

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

East

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

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

West

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

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

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Figure 2.19. Site edge analysis

39 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 2.0 SITE AND CONTEXT

1 Thames Water high pressure main

2.13 SITE SUMMARY Beresford Avenue River Brent

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

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

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

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

40 Site area

Phase 1 area

Existing homes (Beresford Avenue)

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

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

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

+32.00 AOD

Grand Union Canal

North Circular Road

+30.00 AOD

River Brent

Figure 2.20. Key site features

41 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

42 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

43 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

3.0 THE MASTERPLAN CONCEPT

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

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

A PLACE TO VISIT A RANGE OF GREEN SPACES

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

45 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 3.0 THE MASTERPLAN CONCEPT

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

Early concept drawings (illustrative)

Figure 3.1. Public realm development sketches

46 6

To Wembley Central

Edge analysis

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

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

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

3.3 EDGES 3.3.5 The canal edge will enhance the Grand Union Canal and provide a bustling waterside 3.3.1 The general arrangement and nature of environment with recreational opportunities that the development’s edges have responded to the will integrate with active ground floor uses along existing site and adjacent land uses. These edges the western part of the site. New uses such as cafés have provided the opportunity to create separate and community facilities will be set within a diverse character areas and form new places and spaces linear landscape to create a vibrant waterfront. with individual identities across the site. 3.3.6 The river edge will consist of a new park 3.3.2 The character areas allow the masterplan (Riverside Meadows) which creates a setting to the to respect the various environments around the river, allowing residents to enjoy the natural amenity site, from the housing along Beresford Avenue to of the River Brent. The park will also provide a the north, to the large industrial units separated green connection from the north east of the site to by the canal in the south west and the fragmented the south west and link the site with Stonebridge and harsh environment across the river towards the Park station. The treatment of the riverside edge North Circular Road. is designed to reflect the original alignment of the River Brent, lost during its canalisation in the 1920s, 3.3.3 The masterplan aims to create an and will be naturalistic in character. The new edge environment that contributes positively to the will soften the existing harsh and degraded river surrounding area. Broadly, the development’s corridor through the introduction of informal open boundaries will consist of two landscape edges on space, meadows and native planting. the south western and south eastern sides of the site, (figure 3.4) designed to maximise the amenity 3.3.7 The northern edge will form a strong value of the two waterways. A built frontage is new frontage, with enhanced street planting and proposed on the northern edge which is designed to carriageway widening completing the avenue. complete and enhance the existing residential street Improved pedestrian and cycle links will connect scene. proposals with the existing urban areas and help create a cohesive residential neighbourhood. 3.3.4 The employment uses, together with the North Circular Road, to the south of the canal create a more industrial edge in this location. Early sketch of the canalside space

47 6 6 6

DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 3.0 THE MASTERPLAN CONCEPT

Integration analysis

Highcroft Avenue

To Alperton To Alperton To Alperton 2 1

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

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

the wider area (figure 3.7). These access points include two new View towards Highcroft Avenue (adjacent to the canalside gateway 2 ) gateways at key intersections with the surrounding movement network.

48 6 6 6

Spatial structure analysis

To Alperton To Alperton To Alperton

3.0

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

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

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

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

49 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 3.0 THE MASTERPLAN CONCEPT

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

Figure 3.11. Respecting Beresford Avenue

Completion of Beresford Avenue and focus on marker building

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

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

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

3.0

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

Figure 3.14. A focus to the Central Gardens 5

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

51 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 3.0 THE MASTERPLAN CONCEPT

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

Site area Phase 1 area Canal-side Gateway

BERESFORD AVENUE

Riverside Gateway CANAL-SIDE RIVERSIDE CENTRAL GARDENS MEADOWS

Figure 3.16. Character areas

52 BERESFORD AVENUE CANAL-SIDE CENTRAL GARDENS RIVERSIDE MEADOWS

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

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

53 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

54 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

55 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

4.0 CONSULTATION AND COMMUNITY INVOLVEMENT

Since acquiring Northfields in April 2017, St A Statement of Community Involvement has The strategy and key findings are summarised George has undertaken extensive consultation been produced by Soundings to accompany on the page opposite. with the local community, which has informed the application and provides a record of the and shaped the masterplan. pre-application consultation and engagement between April 2017 and January 2018.

Dedicated project website 56 4.1 CONSULTATION STRATEGY • Environment Agency Design workshops Key themes • Natural England 4.3.2 A series of design workshops were held 4.3.10 Key themes emerging from the 4.1.1 The aim of the Northfields consultation • inviting members of the community to contribute consultation were as follows: strategy has been to provide opportunities for Wildlife Trust thoughts and ideas towards elements of the the local community and key stakeholders to 4.2.2 More detail regarding these meetings masterplan. • The area lacks activities for children and young understand the development proposals and can be found in the Statement of Community people, as well as diversity within the retail offer feedback comments to the applicant and the Involvement and Planning Supporting Statement. design team. Public exhibitions • Some local problems include traffic, lack of parking spaces, safety and pollution 4.2.3 In addition, LBB will undertake a statutory 4.3.3 A first public exhibition was held in May 4.1.2 To ensure that sufficient time has been consultation process during determination of the 2017 over three days. The exhibition was attended • Job provision and apprenticeships for younger allowed for local views to be properly assessed and planning application. by 72 people. people are needed considered, the proposals have been presented to • It is very important that the area is open, safe the community at key junctures of its progression. 4.3 COMMUNITY 4.3.4 A second public exhibition was held in July and an enjoyable place to be ENGAGEMENT EVENTS 2017 over three days. The exhibition was attended 4.1.3 These have been as follows: by 122 people. • It is very important that there is a wide range of • May 2017 – Masterplan principles and design 4.3.1 Consultation has informed and shaped green spaces approach the masterplan. Since April 2017, St George 4.3.5 A third exhibition was held in September • Affordable housing is required has undertaken extensive consultation with the 2017 over three days. The exhibition was attended 4.0 • July 2017 – Initial masterplan proposals local community. A Community Liaison Group by 38 people. • The height of buildings along Beresford Avenue • September 2017 – Final Illustrative Masterplan (CLG) was established at the beginning of the is particularly sensitive and should respond to project, comprising 18 local residents and 10 local the existing context 4.1.4 Engagement and consultation events Newsletter organisation representatives to act as a regular have been appropriately promoted so that local • The relationship between Stonebridge and sounding board. Consultation has also included 4.3.6 At four different stages of the design communities and key stakeholders are informed, Northfields is important and needs to be the following: process, a newsletter summarising progress and and the consultation has covered a sufficient public exhibitions where appropriate, was sent to improved geographical area in relation to the scope and Introduction letters 8,000 households and 800 businesses. • Walking routes and connections through the site range of the proposals. These parameters and with the surrounding area are important were discussed and agreed with LBB and local • 8,000 households and 800 businesses Website members prior to the start of consultation. • The canal and river should be open and • 21 letters to councillors, ward councillors, MPs 4.3.7 All information shown at the public accessible to the existing local community 4.1.5 In order to ensure that information and GLA member exhibitions, and conclusions drawn from these • Places to visit and socialise such as cafés and exhibited has been accessible to those unable to • 49 letters to local community groups and events, has been made available to view and restaurants, as well as leisure facilities are attend exhibitions or other consultation events, a businesses download on the Future Northfields website. required dedicated project website has been established to present all relevant information and reports. A bi- Four pop up street interviews Northfields Community Information • There is need for community facilities monthly newsletter summarising key information • St George has met with local people through Centre • There should be ample outdoor space in front of has also been provided for the consultation area in pop up street interviews and had 125 the community centre order to ensure further access to information. 4.3.8 A Community Information Centre at the conversations, with 60 canvas cards collected. Northfields site provides a point of reference for • The community centre should include smaller and larger flexible use spaces, as well as a 4.2 STATUTORY Three walk and talks information relating to the consultation. The centre CONSULTATION has also been used as a resource for meetings kitchen that can be used by the community • Walk and talks were held around the site and with local community groups, with regular drop- • The open green spaces should include a range 4.2.1 Numerous workshops and meetings have local area, 19 participants attended on three ins held from August to November 2017. of activities, including informal play areas taken place between the team and the following different walks. stakeholders: Alperton Summer Festival • Improvements to the route from Northfields Meetings to Stonebridge Park station should include • London Borough of Brent 4.3.9 Responding to the local demand for events lighting the arches, improving the quality of • Transport for London • 14 meetings with local groups and activities in the area, the Alperton Summer paving, more street crossings, segregated cycle Festival was set up in consultation with the provision on both sides of the roads. • Greater London Authority • Three meetings with local councillors Community Liaison Group. The festival took place 4.3.11 More detail can be found in the Statement • Canal and River Trust • Five Community Liaison Group meetings on the 17 September 2017 in Heather Park, close of Community Involvement, that accompanies including a visit to Beaufort Park, Collindale. to the Northfields site, and was visited by around • Commission for Architecture and the Built the application. Environment 500 local people.

57 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

58 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

59 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

5.0 DESIGN EVOLUTION 5.1 DESIGN PRINCIPLES Alignment of site 5.1.2 Initial concepts considered a sequence of Building on the framework principles, a number of masterplan options have been explored and 5.1.1 Two key principles have informed the open spaces to flow from the existing alignment considered, following consultation with the local community, London Borough of Brent, GLA design: of Wycombe Road, which could continue to the and reviews with CABE. This chapter sets out the evolution of the Illustrative Masterplan. 1. A landscape-led approach, maximising river. However the diagonal alignment of the the opportunities created by the Thames Water main added little to connect the waterways and ensuring that public development with the wider area and the river due realm and open space were considered to the significant topographical changes, and this from the outset. approach was rejected at an early stage.

2. Br eak down the block that the existing 5.1.3 Working with the Thames Water main, site creates between the community an east-west route along this alignment would and the site’s greatest assets: the Grand provide links through the site towards Stonebridge Union Canal and River Brent. Early in Park station to the east and access to the canal the process, informed by consultation and employment areas further to the west. Early with local residents, a concept developed concept sketches and diagrams played a key role around the creation of a sequence in shaping the arrangement of spaces on site, see of distinct landscaped areas flowing figure 5.1. through the site. 5.1.4 The area adjacent to the bend in the river close to Beresford Avenue and directly to the south of Highcroft Avenue (linking to the existing local centre to the north), forms a natural place to create a new waterside destination. South- westerly facing, this arrival space creates an appropriate place for community space and bars and restaurants to directly overlook and open up the canal to the surrounding community.

5.1.5 Several locations for the main Central Gardens area were proposed and it was positioned to allow linkages across the River Brent to the south of the site, as well as connecting new streets leading north towards Beresford Avenue.

5.1.6 As a strategy for public realm began to emerge, the location of active and commercial street frontages became apparent.

Development of massing

5.1.7 The massing of the proposed development was influenced by the sympathetic scale required along Beresford Avenue. Various options were considered in order to create the right balance between the sensitive edge of Beresford Avenue and the creation of a gateway marker building.

60 5.1.8 Buildings along Beresford Avenue have 5.1.14 A number of options were considered for been reduced in height to create a lower edge the two principal marker buildings, in order to 1. The meeting of the river and canal 2. The green avenue along the water adjacent to the existing housing to the north. create a sense of elegance and height within the main local context. 5.1.9 The arrival space and interface with the existing community have evolved over time. The Proposed development of the public original continuous frontage line along Beresford realm Avenue was not considered to be a strong enough ‘gateway’ to this important new Canal- 5.1.15 The public realm and landscape strategy side area. This was modified to create a double are a fundamental element of the scheme. The splay with two gateway markers. Following the massing of the buildings has been developed first CABE review, one of the splayed wings was around the character spaces. Consultation realigned along the avenue, creating a more direct revealed a desire for a variety of different kinds relationship with the orientation of Highcroft of space, as it was considered that much existing Avenue to the north and creating more space open space is of a similar character. along the side of the canal. The massing to the realigned building was revised to be subservient 5.1.16 Key public realm principles were to the main gateway building. 3. New Riverside Meadows, a gateway 4. A Central Gardens connected established as follows: 5.0 from Stonebridge Park north and south 5.1.10 The massing alongside the canal evolved • New entrances open up the site over the design period to define the Canal-side space, increasing the height of the buildings • Connectivity to the surrounding context towards this important vibrant public space. • Arrival squares

Location of markers • A network of connections

5.1.11 The visibility of the development was • A hierarchy of spaces considered important in creating a successful • A physical and visual amenity place, but this has had to be carefully designed so that the proposals are sensitive to the • A contrasting series of landscape spaces that surrounding townspace. are more formalised adjacent to the canal and become more informal towards the river. 5. Developing the canal edge 6. A Riverside Walk 5.1.12 Discussions considered the idea of a taller element to the east of the site that could 5.1.17 Following consultation, it was considered potentially be a gateway to Alperton from the east important to incorporate an outdoor community and the North Circular Road. The building would garden adjacent to the Canal-side area. highlight the route to Stonebridge Park and have a synergy with the Wembley Point building, to the 5.1.18 The proposed Riverside Meadows was east of the railway. seen as a desirable new space by the community, with potential for informal education uses for both 5.1.13 An additional marker building was casual visitors or organised school trips. proposed to highlight the Central Gardens. Both were considered to be of the same height initially but after discussions with the local authority, it was decided to create a hierarchy between them; the taller gateway building providing the outward marker, and a lower building defining the Central Figure 5.1. Arrangement of spaces Gardens and the east-west avenue to the canal and beyond.

61 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 5.0 DESIGN EVOLUTION 5.2 TIMELINE OF DESIGN EVOLUTION

Masterplan amendments Initial consultation Ongoing LBB consultation with planners CLG 1 CLG 2 CABE 1

May 2017 June 2017 June 2017

The following timeline lists the Engagement Engagement Outcomes engagement process undertaken throughout the design evolution and the CLG 2, Exhibition CABE 1 • Looking at options for the Realignment of the arrival space issues that were considered. The outcome naturalisation of the River boxes that follow demonstrate how the Planning consultation with LBB • Enhanced street hierarchy – Brent corridor design team have responded to these. rationale evolved and detailed • Significant reduction in single aspect design showing difference • Reduction of hard surfacing homes between primary, secondary to side of the canal, green Engagement and tertiary streets avenue and Central Gardens • Increase in width of towpath improving biodiversity and • Relocation of ground floor SUDs Community Liaison Group (CLG) 1, • Provision of a series of townhouses uses, in particular office Beresford Avenue Exhibition fronting Beresford Avenue to reflect • Realignment to buildings scale, height and character • Increase in street parking along Beresford Avenue, and Original -a low key gateway to the canal and Planning consultation with LBB associated relocation and continuous building • Increased prominence and presence of • Removal of housing from increase of open/ social space • Creation of distinctive public realm the community centre land south of River Brent and to southern canal frontage spaces replaced by employment use • Elevations along Beresford Avenue • Activity along direct canal • Reinforced importance of opening up amended to respond to the scale of • Incorporation of SUDs frontages – buildings are now canal housing opposite C features such as swales and wrapped with residential D enhanced biodiversity • Creation of safe east / west routes • Hierarchy of the two marker buildings • Buildings split up to create created • Increased ground floor active • Improving Beresford Avenue mews streets to connect Beresford Avenue frontages with residential Beresford Avenue with the • Providing adequate on-site parking front doors and gardens canal, and to help break up Intermediate - pushing back Buildings C and D the frontage along Beresford to create an arrival space Avenue

D C

Beresford Avenue

View along canal-side towards Building D Concept masterplan CAD model Canal-side space concepts Active edges to the canal Current - realigning Building C to re-focus space

Northfields Block A-D 3D View back to the canalside St George 139809B SK 618/ -/ Scale NTS @A1 Scale to be used for planning purposes only August 2017 © Terence O’Rourke Ltd 2016

62 Ongoing LBB consultation with planners

Outcomes (continued) Outcomes

Building C was realigned along the avenue to: Mews streets to create permeability to the canal • Create a stronger avenue frontage

• Position an arrival space focused towards Highcroft Avenue Long terraces along Beresford Avenue have been opened up to create three 5.0 • Enlarge the south facing Canal-side space separate buildings with mews streets between, to increase permeability • Locate the community centre in a prime location adjacent to both the Previous elevation along Beresford Avenue between Beresford Avenue and the canal. existing and new communities Idea Idea Original thoughts Mews street added

Modified elevation along Beresford Avenue

Proposed

Revised

Existing permeability to the canal

Mews strategy Development option for Canal-side space

63 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 5.0 DESIGN EVOLUTION 5.2 TIMELINE OF DESIGN EVOLUTION

Ongoing LBB consultation with planners CABE 1

June 2017 (continued)

Outcomes Outcomes

Street hierarchy and increase in street parking Townhouses, larger homes and a reduction in single aspect apartments The urban structure has been developed to create a series of distinctive streets and spaces. • Townhouses have been added to The design of the public realm has been developed to create spaces with a distinct character to the internal streets. create a greater mix of typologies on site. Positioned in terraces opposite Green avenue Secondary street Primary street the existing 1930’s housing, the Initial proposals townhouses respect the scale and Initial proposals rhythm of Beresford Avenue. Together with an increase in the number of 3 bed apartments, the townhouses provide Original apartment terraces a higher number of larger homes on site. The addition of larger apartments and revised floor layouts (incorporating redesigned cores and circulation) has significantly reduced the overall number of north facing and single aspect homes.

Design development Design development • The addition of townhouses creates a Evolution of Beresford Avenue more varied roofline to add interest to include townhouses to the street scene along Beresford Avenue.

• The avenue has been widened to increase its • A difference in scale between main vehicular streets and secondary prominence as the primary green spine of the streets has been created development. • More structured landscape characterises the vehicular streets. • A softer, more organic landscape defines The primary street is characterised by a clear formality through pedestrianised streets. a repetition of soft and hard elements and a strong rhythm. The secondary streets are now more informal, consisting of a series of shared spaces, visitor parking and a more diverse arrangement of planting and road layout to reduce traffic speeds and emphasise the pedestrian ownership Typical townhouse styles • Street parking has been increased to create additional life and pedestrian movement within vehicular streets

64 Ongoing LBB consultation with planners WORKSHOPS

August 2017

Outcomes Engagement

Landscape enhancements FUTURE WORKSHOPSNORTHFIELDS • The landscape masterplan has been developed to maximise the biodiversity PUBLIC EXHIBITION SEPTEMBER 2017

potential of the proposals. Initial surveys and measures of the existing COMMUNITY• Flexibility CENTRE built into community biodiversity potential of the site have been taken. Through consultation and centre A PLACE FOR THE LOCAL COMMUNITY DESIGN A 5,000 sq ft community centre will be part of the first phase The new community centre has been designed with the local ongoing design development, the current proposals have introduced significant of the Northfields development, open to both the existing and community to ensure that the right mix of uses and spaces new community.• The community centre, located at the ground are provided. The results from these workshops can be seen floor of BuildingAddition C, will be accessible from of both Beresfordcommunity on board B. garden areas of native planting and sought to maximise the structural habitat diversity. Avenue and the Canal Side. A distinctive design will mark the 5.0 entrance to the community centre. HOW WILL THE CENTRE BE USED • Play spaces integrated into • Open to local groups and individuals, the community centre The strategy now includes brown roofs designed to support a diverse range of will provide flexible indoor and outdoor spaces that can host a range of differentlandscape activities, including classes, workshops, species and serve to attenuate floodwater within the site wide SUDs strategy. events and performances.

• Public open space now also comprises significant areas of species rich Beresford Avenue grassland, native scrub and native deciduous woodland, particularly focussed

Entrance Bikes Office along the banks of the River Brent, to semi-naturalise the river corridor. Storage Kitchen

Entrance of the community centre Reception

• Through ongoing biodiversity measures, the proposals will result in a Nursery Update needed Main hall

Meeting room biodiversity gain. Storage Studio Studio Storage

• The broad arrangement of the landscape has also been developed to improve Outdoor seating access for all and so the new towpath adjacent to the canal has been increased Community play to a minimum width of 3.7m. The large majority of the towpath, however, will be Community garden

in excess of 4.5m and will link a series of spaces which have been developed to Plan of the community centre and outdoor spaces Bright open reception area with exhibition space Community kitchen Large flexible hall space for performances and other activities maximise the volume of native planting and soft spaces balanced with flexible and highly active civic spaces. Current Canal-side proposal

Original Canal-side proposal Current Canal-side proposal Current Central Gardens proposal

65 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 5.0 DESIGN EVOLUTION 5.2 TIMELINE OF DESIGN EVOLUTION

Ongoing LBB consultation with planners CLG 3 and CABE 2

September 2017

Engagement Outcomes Engagement CLG 3 Exhibition Idea Idea Proposed Podium to basement parking

Planning consultation with LBB The three storey parking podiums within the original proposals have been replaced by a basement car • Increase in 3 bed homes park in the northern half of the site. This has allowed the creation of ground floor courtyards which engage directly with the public landscaped areas which form CABE 2 the centrepiece of the new development.

• Revised architecture to gateway buildings

• The form of parking within the Architecture of Building C form, height and massing has been The arrival facing gateway element development developed to complement Building provides a strong visual focus and The design of Building C has evolved D and provide an individual sense of utilises an architectural palette that to create a sense of arrival at this identity to Building C. links directly to Building D. important pedestrian gateway to the development and the canal. The

Proposed Idea

Podium

Prominence of the existing community to the north, The option chosen provides a community centre visibility along Beresford Avenue and bold and elegant entrance to the Various locations for the community potential for a direct relationship community centre that complements with the canal. Numerous entrance the elegant architecture of centre were within Phase 1 were Previous three storey car parking podium considered. The realigned Building features and canopy designs have Building C. C provides the most logical location been considered to create a distinct because of its proximity to the identity to the community centre.

66 Ongoing LBB consultation with planners

Employment uses relocation and • Employment space is also provided in expansion Building L to the east of the site and has been redesigned to provide a further circa 5,000 sq • The original concept provided employment m of workspace in the ground floor podium accommodation in the form of office space incorporating flexibly sized units including 5.0 (Class B1a) located throughout the site within ‘seed bed’ units for new businesses to larger the ground floor areas. units for more established businesses.

• The proposals now include a significant quantum of employment floorspace to create an exemplary mixed-use development Previous ground floor employment strategy - site wide at ground floor level (shown as purple) in a dedicated employment building (The Generator). Designed by leading industrial architects, the Generator will be an innovative, bespoke, multi-storey industrial Building L Basement parking plan for Phase 1 building providing a hub of circa 13,100 sq m of light industrial workspace.

Proposed upper floor plan of The Generator

The Generator

Basement now replacing podium Proposed flexible new employment building Proposed employment uses in Building L Proposed ground floor plan of The Generator (The Generator) and The Generator

67 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

68 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

69 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

6.0 THE MASTERPLAN PROPOSAL

VISION NEW EMPLOYMENT SPACE

The vision for Northfields is to open and transform the site, reconnecting the local area with the Grand A variety of new employment spaces will be provided within the site, with a total of approximately Union Canal and River Brent, creating and improving routes to Stonebridge Park station and providing 19,000 sq m space for B1a, B1c and B8 uses. The ground floor of the new Building L, along with The new homes, new employment space, public open spaces and local amenities, including a community Generator, located in the southern portion of the site, will provide approximately 18,100 sq m light centre. These features will ensure Northfields complements the rest of Alperton, providing residents industrial floorspace which will attract a variety of occupiers, including start up firms, in smaller more and the wider local community with a new place to live, work, relax and enjoy. flexible units. A PLACE TO ENJOY NEW CONNECTIONS

Four and a half hectares of high quality public realm, approximately half the area of the site, will New routes through the site and potential bridges across the water will open them up for the benefit of be delivered in early phases of the masterplan, transforming the neighbourhood and including the the wider area, improving accessibility to Stonebridge Park station. 0.60 hectare Central Gardens, and the 0.83 hectare Riverside Meadows (including Riverside Walk). Northfields will contain local amenities and facilities such as shops, cafés and restaurants and a LOCAL INVESTMENT circa 500 sq m community centre to complement the wider area. Local activities and events such as the Alperton Summer Festival can be held in the new Central Gardens involving the wider community and Beyond the provision of new homes, jobs, community facilities and open spaces on the site, the bringing people together. development will make a substantial contribution towards the provision of enhanced infrastructure to support the development of the borough. This will be through the Community Infrastructure Levy NEW HOMES (CIL) with LBB’s list of infrastructure to be funded through the CIL including infrastructure such as health and education, and the New Home Bonus. Further, once completed, Northfields is estimated to A range of homes will meet the needs of the local and wider community, complementing the area with create an additional £34m spend each year in the local economy alongside significant community and highly sustainable and attractive apartments. A significant number of affordable homes will include infrastructure benefits. rented and shared ownership tenure for local people on lower incomes to get on the housing ladder. LOCAL EMPLOYMENT AND TRAINING

As well as being a great place to live and visit, Northfields will also be a place that provides employment opportunities. Increased local employment in modern industries (more than double the current level) will be supported through local training initiatives. A dedicated work-place coordinator will secure employment and training opportunities for the local community providing local employment and training opportunities, including circa 500 construction jobs a year.

70 6.1 OVERVIEW OF ILLUSTRATIVE 6.2 THE PLANNING APPLICATION MASTERPLAN 6.2.1 The planning submission is a hybrid application 6.1.1 The masterplan proposes the demolition of all comprising an outline application for the demolition of existing buildings on the site and the delivery of a truly existing buildings and redevelopment to provide up to mixed-use development. 309,400 sq m floorspace (excluding basement) for a mixed- use development, with detailed planning permission sought 6.1.2 The masterplan is landscape-led, ensuring high for Phase 1 Buildings A, B, C and D. quality landscape and open space that encourages a vibrant community to thrive. Key routes and spaces open 6.2.2 A full description of development can be found up the closed site to the new and existing community. in the Planning Supporting Statement and the Planning Development Specification. 6.1.3 The Illustrative Masterplan shows 13 buildings. There is a clear height strategy across the site (as 6.2.3 The planning application will deliver: discussed in chapter 3) with taller buildings at key locations. • 2,900 homes (Class C3), including 1,015 affordable homes (35% of the total number of homes) 6.1.4 The masterplan provides generous areas of open • Up to 2,300 sq m of commercial floorspace (Class A1-A5) space; 4.6 hectares of the 9.16 hectare site will be open, • Up to 19,000 sq m employment floorspace (Class B1a- responding to the scale of the 1930s suburban housing B1c/B8) to the north, and the industrial buildings to the south and • Up to 2,900 sq m of community floorspace (Class D1 and west. D2) 6.1.5 A variety of public spaces are proposed, comprising • Energy centre 6.0 a vibrant Canal-side, Central Gardens and Riverside • Public and private open space Meadows (including Riverside Walk). These complement • Public access along the River Brent and Grand Union and enhance those that already exist within the wider area. Canal. 6.1.6 New routes respond to the local context, connecting • Parking for up to 1,694 cars, 33 vans, 3 HGVs, 81 the site to Alperton and Stonebridge Park station. motorcycles and up to 4,909 cycles The masterplan is highly permeable and accessible, • New site access and ancillary infrastructure. encouraging footfall through the site, activating streets, 6.2.4 This document should be read in conjunction with spaces and the canal edge. the submitted Parameter Plans that provide a framework for future Reserved Matters applications. 6.1.7 The masterplan responds to the site’s three distinct edges, Beresford Avenue, the Grand Union Canal and the 6.2.5 The first phase, and detailed component of the River Brent. The masterplan proposes: application, will comprise four buildings (Buildings A, B, C, and D). The detailed application will deliver: • A positive, consistent frontage with Beresford Avenue • 402 homes (Class C3) • High quality public realm and active uses fronting the Grand Union Canal, creating a bustling area of activity • 1,290 sq m of commercial space (Class A1-A5) • 910 sq m employment space (Class B1a) • A green corridor adjacent to the River Brent that allows enjoyment of the site’s natural features and creates a • 1,610 sq m of community space (Class D1 and D2) pedestrian connection between the site and the station. including a 490 sq m community centre • 256 car parking spaces, up to 721 cycle and 18 6.1.8 Full details regarding Phase 1 can be found in motorcycle parking spaces Volume 2 of the Design and Access Statement. • Public access along the Grand Union Canal and public open space

• New site access arrangements with associated landscaping and infrastructure works.

71 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 6.0 THE MASTERPLAN PROPOSAL

Site area

Phase 1 area

10 10 7 2 11 11

4 1

Figure 6.1. Illustrative Masterplan

72 KEY FEATURES

1 Canal-side The interface between the new development and the existing community adjacent to Beresford Avenue – a vibrant space with south west facing bars, restaurant and cafés and home to the new community centre. Situated on the bend of the canal, this new public space becomes a focus along the towpath from both the Alperton and central London directions.

2 Community centre A new circa 500 sq m multi-functional facility, designed by the community, positioned to provide a focus to the canalside space and connect with the existing community. A new main flexible community hall that can be divided into three separate areas is supplemented by additional meeting spaces, nursery and a community kitchen.

4 Central Gardens The central focus area at the heart of the site – a new 21st century London garden space with a meandering water feature that links the canal and river. The curving form recalls the former bends within the River Brent.

5 Riverside Meadows A natural parkland edge that reinstates a soft and green character to this stretch of the River View along Canal-side 6.0 Brent. Trim trails, places to relax and educational information are incorporated in this distinctive Character sub areas and relaxed landscape. Riverside Meadows: incorporating: Canal-side incorporating Central Gardens: incorporating: 6 The Generator 1 Riverside Meadows 1 Canal-side Gateway 1 Green avenue Designed by leading industrial architects Michael Sparks Associates, The Generator will be an 2 Riverside Walk 2 Canal-side Walk 2 Central Gardens innovative bespoke multi-storey industrial building, the first of its kind in the UK. It will provide a 3 Riverside Gateway 3 Roof terraces

hub of 13,100 sq m light industrial workspace providing space for a variety of B1c and B8 uses. 4 Central courtyard

7 Employment space Riverside Gateway Provision of high quality affordable workspace comprising 5,000 sq m of ground floor units, with Canal-side Gateway residential above. These units will be flexible in size, from ‘seed bed’ units to larger units for more established businesses. 3 BERESFORD AVENUE

3 3 8 Entrance marker building 1 2 An entrance marker building creates a gateway to the site and Alperton from the North Circular 4 1 Road. The structure, and the existing 21 storey Wembley Point building, sit either side of the CENTRAL GARDENS CANAL-SIDE RIVERSIDE imposing railway arches acting as ‘bookends’ marking Stonebridge Park station. 2 MEADOWS

9 Central Gardens marker building

A marker building articulates the western corner of Central Gardens creating a clear focal point 1 leading visitors towards the canal along the green avenue. 2 10 Townhouses Three storey townhouses are introduced along Beresford Avenue to create a variety of building typologies.

11 Mews streets Link Beresford Avenue with the canal. Figure 6.2. Character and character sub areas

73 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 6.0 THE MASTERPLAN PROPOSAL

6.3 LAND USE 6.3.6 Of this, 910 sq m of B1a employment that a commercial gym will be located within the THE GENERATOR floorspace will be delivered as part of Phase 1 building. 6.3.1 Proposals are for a mixed-use and will be provided in Building D at ground 6.3.15 A key part of the masterplan is the development, comprising residential development, floor level. Commercial uses delivery of a bespoke light industrial workspace employment and commercial uses, community hub, comprising B1c and B8 uses. The proposed centre and open space. Community facilities 6.3.13 Across the site, the proposals incorporate hub, named the ‘The Generator’ will provide the delivery of a total of up to 2,300 sq m of c. 13,100 sq m of light industrial accommodation. Residential 6.3.7 Proposals include floorspace for commercial floorspace, defined as consisting Full details are included within the accompanying community uses (classified as D1 non-residential of Class A1, A2, A3, A4 and A5 uses. Of this, Northfields Employment Strategy. 6.3.2 The proposal provides for a range of institutions and D2 assembly and leisure) across 1,290 sq m of commercial floorspace will be housing types and sizes across the site as a whole the site extending up to 2,900 sq m. delivered as part of Phase 1 and will be provided 6.3.16 Jones Lang Lasalle has been advising on including townhouses and apartments (up to in Building D at ground floor level. the type of occupiers to expect within the scheme 283,000 sq m). The indicative housing mix for the 6.3.8 This space is intended for use by residents and their expectations. The list of occupiers is scheme is the following: of Northfields and the wider community. 6.3.14 The commercial floorspace will comprise expected to contain businesses such as: a range of types and sizes suitable for occupation • 8.1% Manhattan (studio apartment) 6.3.9 A 490 sq m community centre together by a number of different operators. It will be • Light assembly with a nursery (230 sq m) will form a key part of capable of serving a range of functions including • • 30.7% 1-bed the first phase of the Northfields development, shops, financial and professional services, R&D/prototyping open to both the existing and new residents. The restaurants and cafés, drinking establishments • Prop hire • 39% 2-bed community centre, located at the ground floor and hot food takeaways. The precise use and of Building C, will be accessible from Beresford location of the commercial floorspace for the • Film companies including camera/lighting • 22.2% 3-bed Avenue and the Canal-side. A distinctive design outline part of the application will be determined equipment hire will mark the entrance to the community centre. at Reserved Matters stage. 6.3.3 For Phase 1, the proposed schedule of • Media/publishing accommodation is shown in Table 6.1. 6.3.10 Open to local groups and individuals, the • Digital printing companies community centre will provide flexible indoor and 6.3.4 Of the proposed 2,900 new homes across outdoor space that can host a range of different • Textiles the site, up to 1,015 (35%) would be delivered as activities, including classes, workshops, events affordable housing, with a split of 70% affordable / and performances. • High-end food companies e.g. artisan bakers rented housing and 30% intermediate housing. 6.3.11 The community centre has been designed • Arts & crafts (a recent Future of London report Employment alongside the local community to ensure that the estimated up to 30% of artist studios are being right mix of uses and spaces are provided. More lost in London) 6.3.5 The employment floorspace across the detail can be found in DAS volume 2. • Recording (sound proof) studios site will be 19,000 sq m. The majority of the floorspace comprises light industrial (Class B1c) 6.3.12 Also within Phase 1, Building D has • Photographic studios with some storage and distribution (Class B8). additional space which could be used for a variety of community / leisure uses and it is envisaged

Building A Building B Building C Building D Total

Units HR Units HR Units HR Units HR Units HR Manhattan 12 12 9 9 10 10 45 45 76 76 1-bed 8 16 9 18 4 8 59 118 80 160 2-bed 27 81 29 87 27 81 96 288 179 537 3-bed 0 0 0 0 4 16 63 252 67 268 Total 47 109 47 114 45 115 263 703 402 1041

Table 6.1. Proposed residential schedule of accommodation

74 Design parameters and levelling equipment at each bay will allow for different sized vehicle beds. A management suite 6.3.17 Illustrative designs have been developed controls this area, ensures that it is kept tidy, and with a brief to provide flexibility to the unit, to allow that vehicles are not present for any period where different uses to be accommodated adjacent to they are not being loaded or unloaded. one another. For example, provision for extraction should be carefully considered; the illustrative 6.3.19 The majority of goods are expected to plans suggest that this can be accommodated be delivered by van and transferred by hand or within the separating walls to the servicing by means of a pallet truck into the premises. corridors with any fumes extracted to the roof. However goods lifts should also be provided to facilitate the vertical circulation of goods. Larger 6.3.18 Loading and unloading will be specific lifts can accommodate forklift trucks that can to the requirements of each user. It is not drive into the rear of articulated lorry trailers and expected that there will be frequent use of deliver straight into the requisite unit. Corridors heavy goods vehicles, however these should should be sized to allow forklift trucks to pass one be accommodated. The loading area should be another, with trolleys and safe pedestrian routes. suitable for a variety of vehicles at the same time, Figure 6.3. Upper levels indicative layout

6.0

Figure 6.4. Ground floor indicative layout

Proposed interior of the Generator building

75 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 6.0 THE MASTERPLAN PROPOSAL

6.3.20 At the ground floor, smaller traditional units may be accommodated that can provide loading straight to the unit’s front door, alternatively an additional floor of serviced workshops could be located at this level. This should be explored in detail in a future Reserved Matters submission.

6.3.21 The River Brent is an important design consideration. The proposed development to the north of the river embraces this feature and incorporate it into the public realm, and the employment on this southern side should also front the river. Well-landscaped footpaths and seating areas will allow employees areas of respite and calm and improve links to Stonebridge Park underground station.

6.3.22 There are several constraints that will affect the final layout, including the flood zone Proposed elevation from across the River Brent Proposed elevation from the Old North Circular Road limitations and access. Access into the site should be in accordance with the transport consultants’ recommendations. Box junctions should be used in order to prevent traffic from blocking the entrance, and will ensure quick access into and out of the site.

Elevational treatment

6.3.23 The site is in a prominent position fronting the North Circular Road. The building should be modern and dynamic, allowing views into and out of the building. The south-facing units should take into consideration glare and heat gain. Solar control in the form of brise soleil, and treatment within the glazing, should be utilised.

6.3.24 To the rear, the façade will face the new housing. Materials should be sensitive and reflect those used to the north of the river. Car parking and servicing areas should be screened, both acoustically and visually, to protect the amenity of the residents opposite. The building itself will form an effective barrier from the A406 whilst providing a strong marker building to the road itself.

Proposed elevation approaching from Park Royal

76 Proposed elevation from the Old North Circular Road

6.0

DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 6.0 THE MASTERPLAN PROPOSAL

FLEXIBLE B1c WORKSPACE Design parameters WITHIN BUILDING L 6.3.30 The concept assumes the units are serviced from a central servicing area within the building 6.3.25 The co-location of high quality workspace and below the residential podium garden so that with residential above will be the final element of the industrial activities do not affect the amenity of the significant employment offer at Northfields. residents.

• High quality, flexible B1c accommodation; 6.3.31 Each unit will benefit from an external • From ‘seed bed’ units to larger premises to cater pedestrian access creating active frontages and a for a range of occupiers; and pedestrian friendly environment. Additionally each unit will have rear access to the servicing yard for • Harmonious co-location of workspace and deliveries and parking. All units will benefit from residential apartments. shared welfare and management facilities and the wider amenities being delivered as part of the proposed development including shops, cafes, Concept restaurants, a nursery and public open space.

6.3.26 The final piece of the employment offering 6.3.32 The flexible workspace units will be at Northfields is the provision of 5,000 sq m (c. incorporated into the ground floor of Building L. A 50,000 sq ft) of flexible B1c accommodation in the range of unit sizes will ensure maximum flexibility Illustrative view of Building L at the eastern end of Beresford Avenue ground floor of Building L. Each unit will provide for incoming tenants. The proposed development between 124 sq m (1,335 sq ft) and 661 sq m (7,115 must be designed sensitively to ensure the sq ft) of accommodation. St George has worked industrial activities operate harmoniously with the with Michael Sparks Associates and Terence residential apartments above. The importance of O’Rourke to design flexible workspace that can design mitigation is highlighted in Policy D12 Agent successfully co-locate and therefore integrate with of Change in the Draft New London Plan (2017). the residential uses above. 6.3.33 This policy seeks to ensure that new 6.3.27 The co-location and intensification of light noise-generating development, such as industrial industrial uses with housing, fully accords with use, should put in place measures to mitigate Policy E7 of the Draft New London Plan (2017). and manage any noise impacts for neighbouring Building L residents. Mitigating measures could include 6.3.28 Research undertaken by JLL has identified soundproofing, layout and access design, a demand for business space that incorporates a orientation, servicing, public realm and air quality. balance of industrial and office elements. Providing These measures are being considered as the design a 6m clear height allows the inclusion of mezzanine evolves for Building L. accommodation offering quality ancillary office space alongside flexible B1c workspace within 6.3.34 The internal servicing arrangement allows each unit. the external elevation to create a series of ‘shop fronts’ to give a vibrancy to the different contexts 6.3.29 Offering light industrial workspace in around this important gateway building. To the Building L alongside the more traditional industrial north, this active frontage creates life to Beresford space that is available within the Generator will Avenue opposite the commercial Trading Post Ground floor plan showing how the internal service area creates external active frontages allow Northfields to attract a variety of occupiers building (former Rizla House). To the south, the to Building L and cater to a wide range of requirements. southern frontage together with potential retail / café space marking the corners of the building, animate the main gateway to the site and the generous green space along the riverside (Riverside Meadows).

78 6.0

View of ground floor employment workspace in Building L looking 79 towards the Central Gardens DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 6.0 THE MASTERPLAN PROPOSAL

6.4 MOVEMENT, CIRCULATION 6.4.3 Cycling will be an effective mode of travel surrounds the site. This will include the 6.4.9 New planting will further improve the area, AND ACCESS for the development and will be encouraged for enhancement of 630m of footway on the southern reducing the dominance of the traffic and helping local and integrated journeys where interchange side of Beresford Avenue along the length of the to define clear connections to the wider pedestrian 6.4.1 A key objective of the Northfields with other modes can be achieved. The relatively site, that will form part of a new 3m foot and cycle and footpath network. masterplan is to create new linkages and shorter journey times on some national rail path. Section 7 provides further detail on the connections with the local area, particularly routes services for regular commuting, for example, could outline proposals for Beresford Avenue. 6.4.10 At the junction between Beresford Avenue though the new development for pedestrians be attractive to Northfields residents who may and Old North Circular Road the proposals include and cyclists. This aspiration is born out of the wish to cycle to Wembley Stadium or Wembley Links to Stonebridge Park station turning the junction into a raised ‘table top’ applicant’s commitment to creating beautiful Central. This may also be preferable to avoid more junction to reduce vehicle speeds, and upgrade the places that can be enjoyed by all. Central to this congested peak time services. 6.4.7 St George is proposing to significantly existing refuge islands on each arm of the junction ethos is the creation of a network that encourages enhance the route to Stonebridge Park. The with a zebra crossing on each arm of the junction. sustainable modes of transport and is a safe and 6.4.4 The proposed development incorporates pedestrian route to the station on Old North pleasurable space to move around. secure, integrated, convenient and accessible cycle Circular Road passes under several rail bridges, 6.4.11 The scheme also includes modifying the parking facilities in line with London Plan and LBB which are dark and narrow in places at present. junction priority with Blackmore Drive from a Pedestrian and cycle routes policy requirements. roundabout to a T-junction. The purpose of this is 6.4.8 Detailed improvements will include the to reduce vehicle speeds at the junction and create 6.4.2 The masterplan has been designed to 6.4.5 Fitness trails and ramps provide improved realignment and re-surfacing of the road corridor safer crossing facilities for existing and proposed prioritise pedestrians and cyclists by creating access and interaction with the River Brent. and pedestrian / cycle path using high quality residents travelling to and from the station. pedestrian and cycle only routes, including along paving materials to define clear connections to the Grand Union Canal, River Brent and the Off-site works the railway station and safe crossing points to the On-site works

Heather Park Trinity House Lighting Gantry Heather Park Parade 35.9m 15 82

5 152 linear park and Park Royal to the east. Enhanced Parade 2

green avenue running through the heart14 of the LB TCB 36.7m 70 32.2m Heather Park L Twr Heather 11 street lighting and a foot and cycle path between Lighting Gantry 6.4.12 Park It is proposed that the new Central 200 Trinity House Beresford Avenue Key Heather35.9m Park Parade 15 development. (PH) 82

KENMERE GARDENS Posts 5 12 58 152 SL Heather Park 15 planning application boundary 27 2 Lighting Gantry 4m-5m in width will be provided. Parade Deltra House 32 Trinity House Gardens will be created within the site and provide 217 Heather Park Parade 15 Heather Park Signal Gantry 35.9m 82 30 14 Community 28 Link House maximum outer extent of perimeter plot LB TCB 5 Nursery Centre 152 6.4.6 Works to Beresford Avenue include (+/- 2.5m exclusive of balconies) 2 36.7m Parade 20 44 an attractive car free link through the development 70 D Fn 216 28 4 32.2m 14 23 23 Offices 214 L Twr LB TCB Heather 2 primary vehicular route 11 improvement of the pedestrian36 network that 24 Park 24 1 200 36.7m 27 28.0m 19 70 Heather Park 208 Key from north of the junction of Old North Circular (PH) 32.2m Lighting Gantry L Twr Trinity House 30 1 CR Heather Park Parade Heather 35.9m 15 secondary vehicular route 11 KENMERE GARDENS 82 Posts Park MP 7 200 5 12 23a 152 58 198 Key Road and Beresford Avenue through to the Grand SL (PH) 2 Playground LABURNUM CLOSE 15 El Sub Sta planning application boundary Parade 27 Warehouse services and emergency access only 27

KENMERE GARDENS 14 14 11 26 Deltra House Posts 32 458 217 LB TCB 12 LB 58 36 Signal Gantry Heather Park SL HIGHCROFT Union Canal to the west of the site. This will 30 39 KENMERE GARDENS 188 15 planning application boundary 36.7m 27 Community 70 28 Heather Park House primary pedestrian route Maximum outer extent of perimeter 32.2m Link House AVENUE Deltra House 4 L Twr maximum outer extent of perimeter plot Centre 32 Nursery 217 Heather Heather Park 11 17 Signal Gantry Park 30 HEATHER PARK encourage pedestrian and cycle access through 200 DRIVE (+/- 2.5m exclusive of balconies) 25 178 CRAIGMUIR PARK 4 secondary pedestrian routeplot Community 28 1 Key (PH) 20 Link House 35 maximum outer extent of perimeter plot 15 Nursery Centre 14 44 3 45 Und 14 El Sub Sta D Fn 216 KENMERE GARDENS 11 48 28 Posts 4 Central Gardens. 23 55 (+/- 2.5m exclusive of balconies) 23 12 Offices (+/- 2.5m exclusive of balconies) 214 58 cycle and pedestrian route 8 65 SL 23.6m Boro Const & Ward Bdy 20 15 planning application boundary 27 75 103 85 44 2 101 D Fn 95 primary vehicular route 216 28 97 Deltra House Shelter 324 NEWCOMBE PARK 36 99 illustrative proposed bridge linking northern and 217 23 23 24 Offices 214 24 1 107 AVENUE Signal Gantry Heather Park 2 1 Ace Corner 30 27 BERESFORD 28.0m southen site (final location subject to +/- 25M Surgery Shelter Beresford Avenue 19 2 208 Community 1 along length of river, subject to detailed design) 2 28 Link House 14 109 maximumprimaryPrimary vehicular outer vehicular extent route of perimeter route plot Nursery Centre 111 109b 109a 36 24 6.4.13 Other permeable routes will open up the 18 24 1 30 1 CR 27 28.0m 1 Shelter existing bridge secondary(+/- 2.5m exclusive vehicular of route balconies) 208 19 20 AVENUE BERESFORD 44 D Fn Line Of Posts MP 7 site more efficiently to improve accessibility to 216 23a 30 1 CR 28 4 WYCOMBE ROAD basement car park access (final location subject 23 23 Offices secondary vehicular route 214 198 El Sub Sta to detailed design) Secondary vehicular route Playground 4 3 El Sub Sta LABURNUM CLOSE 2 2 6 MP 7 primary vehicular route Alperton Station (to the west) and employment 23a 100 Warehouse services and emergency access only 27 7 36 24 NOTE:

10 198 24 Warehouse 14 1 11 27 NorthfieldsPlayground Industrial Estate 28.0m 26 El Path and Cycle Path Notes/Revisions 19 El Sub Sta 208 LABURNUM CLOSE Sub 29 458 Final alignment of internal roads, footpaths and cycleways are LB Sta Warehouse services and emergency access only zones to the south east. El Sub Sta subject to detail deisgn 27 36 27 Services and emergency access only

14 HIGHCROFT 30 1 CR 11 39 KENMERE GARDENS 188 26 458 secondary vehicular route 13 LB primary pedestrian route 36 Heather Park House 29.9m 25 MP 7 23a HIGHCROFT AVENUE 26 39 KENMERE GARDENS 188 Bollard Bollard 198 Abbey Playground Primary pedestrian route Works primary pedestrian route 17 Capital House Heather Park House LABURNUM CLOSE El Sub Sta Vehicular access Warehouse HEATHER PARK services and emergency access only 27 AVENUE DRIVE 178 CRAIGMUIR PARK 14 4 25 secondary pedestrian route 11 1 29.9m 26 17 16 River Brent 458 El Sub Sta 35 LB 15 Warehouse Warehouse HEATHER PARK 36 14 25 DRIVEUnd Secondary pedestrian route CRAIGMUIR PARK 4 HIGHCROFT secondary pedestrian route 178 El Sub Sta 45 14 KENMERE GARDENS 11 1 39 48 188 Warehouse 263 GENERAL NOTES: 265 266 35 - Levels are in metres AOD unless otherwise stated 6.4.14 There will be four points of vehicular 15 55 Heather Park House primary pedestrian route 14 5 - All discrepancies to be notified to Terencecycle O'Rourke Ltd.and pedestrian route 45 Und El Sub Sta AVENUE Boro Const & Ward Bdy 8 14 11 - Widths and construction of footpaths and cycle routes to 48 65 23.6m provide maintenance access to the perimeter of all buildings. access from Beresford Avenue. These will 75 Boro Const & CRWard Bdy 17 259a 55 273 Cycle and pedestrian route 103 101 85 cycle and pedestrian route HEATHER PARK 8 95 65 FB Northfields23.6m Boro Const & Ward Bdy 97 DRIVE 178 CRAIGMUIR PARK 4 Warehouse Shelter 25 secondary pedestrian route NEWCOMBE PARK 272 1 260 Works comprise two primary accesses and two secondary 99 75 St.George Developments Ltd illustrative proposed bridge linking northern and 103 85 101 275 35 15 107 AVENUE 2 1 95 Ace Corner 14 BERESFORD 22.6m southenN site (final location subject to +/- 25M 97 ABBEYDALE ROAD Grand Union Canal - Paddington Branch 45 Shelter Und NEWCOMBE PARK El Sub Sta Surgery 14 11 Shelter illustrativeIllustrative proposed proposed bridge linking bridge northern linking and 48 Beresford Avenue accesses. The primary access (labelled 2 on 99 1 along length of river, subject to detailed design) 107 AVENUE 14 River Brent 109 2 0 20 40 60 80 M 1 BERESFORD 55 El Sub Sta Ace Corner southencycle and site pedestrian (final location route subject to +/- 25M 111 109a 109b 257 northern and southern site (final Surgery Shelter Boro Const & Ward Bdy 8 The Silverdale Beresford65 Avenue 23.6m Tow figure 6.5) leads to the principal street within 1 Centre 18 Path Paddington Branch along length of river, subject to detailed design) 268 14 109 75 LB Parameter Plans 103 101 85 Warehouse Shelter location subject to 111 109a 6 existing bridge 109b El 95 261 Proposed Movement Plan within the Site Sub 30.2m the development. This will provide access to the 97 18 Sta Shelter 256 NEWCOMBE PARK 22.4m El Sub Sta illustrative proposed bridge linking northern and 99 Revision: AVENUE Shelter +/- 25M along length of river, subject BERESFORD 107 AVENUE 139809 DAS existing- bridge 2 1 Line Of Posts Ace Corner WATER ROAD BERESFORD Works southen site (final location subject to +/- 25M residential basement parking and on-street visitor Surgery Shelter Warehouse Beresford Avenue WYCOMBE ROAD 269 to detailed design) El basementDate issued: car park access (final location subject BERESFORD AVENUE 1 along length of river, subject to detailed design) ABBEYDALE ROAD 109 14 Sub 277a PLANNING January 2018 Sta 255 El Sub Sta Line Of Posts 111 109a Works to detailed design) and commercial parking as well as delivery and 109b Warehouse WYCOMBE ROAD 277b 270 basement car park access (final location subject 4 18 Cellphone House Drawn by: Checked by: 3 2 Scale 1:2000 @ A3 IM RC 6 El Sub Sta Shelter 100 278 existingto detailed bridge design)

7 servicing. Works NORTH CIRCULAR ROAD Existing bridge (private use)

4 ABBEY ROAD 3 CCR NOTE: 10 North Circular Road Warehouse 2 Based upon the 2017 Ordnance Survey Mastermap vector data with the 6 BERESFORD AVENUE 271 100 El Sub Sta permission of the Ordnance Survey on behalf of Her Majesty's Stationery 7 Northfields Industrial Estate Line Of Posts Office, © Crown copyright. Terence O'Rourke Ltd. Licence No. 100019980. El Path and Cycle Path Notes/Revisions Works FinalNOTE: alignment of internal roads, footpaths and cycleways are 10 Sub 29 Warehouse WYCOMBEUnd ROAD 278a © Terence O’Rourke Ltd 2018 Scale to be used forbasement planning purposes only car park access (final location subject El Filling Basement car park access Sta El Sub Sta ChemicalLaboratory Research Sub Sta Outfall Station 6.4.15 The secondary accesses (labelled 1 and 4) Northfields Industrial Estate 279 subject to detail deisgn 27 264 El Warehouse El Sub Sta Path and Cycle Path Notes/Revisions Const & LB Bdy 29.9m to detailed design) Asly El Sub Sta Final alignment of internal roads, footpaths and cycleways are Sub 29 LONDON 4 (final location subject to detailed Boro Const, GL Linen Hall 3 Sta Aqueduct 2 El Sub Sta Warehouse 276 subject162 - 168 toRegent detail Street deisgn serve ground level residential car parking within 254 6 27 London 100 CR

7 Def W1B 5TE Drain Drain design) 13 NOTE: 100 10 Warehouse BOURNEMOUTH Warehouse 253 Buildings A and B and light industrial employment Everdene House

29.9m Northfields Industrial Estate267 25 Deansleigh Road El Path and Cycle Path Notes/Revisions 13 Figure 6.5. Pedestrian and vehicle movement Bournemouth 26 BH7 7DU Sub 29 Hotel Final alignment of internal roads, footpaths and cycleways are 281 Und uses in Building L respectively. Bollard Bollard Warehouse Line Of Posts 74 Sta 29.9m El Sub Sta 76 25 Abbey subjectTELEPHONE to detail deisgn 27 Sluice 020 3664 6755 26 Works www.torltd.co.uk Capital House 80 6 Bollard Bollard 5 Abbey 82 84 Works Capital House 13 2 86 96 88

LONGLEY 90 29.9m 92 25 QUEENSBURY ROAD Works 29.9m Const & LB Bdy 16 AVENUE Asly River Brent 26 River Brent El Sub Sta Crown House Boro Const, GL Warehouse Bollard Bollard Warehouse 29.9m Abbey 16 Works River Brent El Sub Sta Capital House Warehouse Warehouse

Warehouse 263 GENERAL NOTES: 265 266 - Levels are in metres AOD unless otherwise stated

Warehouse 263 GENERAL NOTES: 265 - All discrepancies to be notified to Terence O'Rourke Ltd. 266 29.9m - Levels are in metres AOD unless otherwise stated 16 River Brent - Widths and construction of footpaths and cycle routes to El Sub Sta Warehouse Warehouse provide- All discrepancies maintenance to accessbe notified to the to Terenceperimeter O'Rourke of all buildings. Ltd. - Widths and construction of footpaths and cycle routes to Boro Const & CRWard Bdy 259a 273 provide maintenance access to the perimeter of all buildings. Warehouse 263 GENERAL NOTES: 265 FB 266 Boro Const & CRWard Bdy Northfields 259a 273 - Levels are in metres AOD unless otherwise stated Warehouse 272 260 WorksWorks -St.George All discrepancies Developments to be notified to Ltd Terence O'Rourke Ltd. FB Northfields 275 Warehouse - Widths and construction of footpaths and cycle routes to 272 260 WorksWorks St.George Developments Ltd 22.6m provide maintenance access to the perimeter of all buildings.N

ABBEYDALE ROAD 275 Grand Union Canal - Paddington Branch Boro Const & CRWard Bdy 259a 273

22.6m N ABBEYDALE ROAD FB Grand Union Canal - Paddington Branch River Brent Northfields 0 20 40 60 80 M Warehouse El Sub Sta 272 260 WorksWorks St.George Developments Ltd 257 River Brent 275 The Silverdale El Sub Sta 0 20 40 60 80 M Tow Centre Path Paddington Branch 268 257 22.6m N LB ABBEYDALE ROAD The Silverdale Grand Union Canal - Paddington Branch Parameter Plans Warehouse Tow Centre Path Paddington Branch 268 261 El Proposed Movement Plan within the Site LB Parameter Plans Sub Warehouse 30.2m River Brent Sta 0 20 40 60 80 M 256 22.4m El Sub Sta 261 El Sub Sta El Proposed Movement Plan within the Site Sub Revision: 257 30.2m Sta The Silverdale 256 22.4m Tow 139809 DAS - Centre El Sub Sta Path Paddington Branch WATER ROAD Revision: 268 Works LB Parameter Plans Warehouse Warehouse 139809 DAS - 269 WATER ROAD Works El Date issued: 261 El Proposed Movement Plan within the Site ABBEYDALE ROAD Sub Sub

Warehouse 277a 30.2m PLANNING January 2018 255 Sta Sta 269 256 22.4m El Date issued: El Sub Sta Works Warehouse ABBEYDALE ROAD Sub Revision:

277a PLANNING January 2018 255 277b Sta 270 Drawn by: Checked by: Works Cellphone House 139809 DAS - WATER ROAD Warehouse Works Scale 1:2000 @ A3 IM RC 277b 270 Cellphone House Drawn by: Checked by: Warehouse 278 269 Works Date issued: NORTH CIRCULAR ROAD Scale 1:2000El @ A3 IM RC ABBEYDALE ROAD Sub ABBEY ROAD 278 CCR 277a PLANNING January 2018 255 Sta Works North Circular Road Works NORTH CIRCULAR ROAD Based upon the 2017 Ordnance Survey Mastermap vector data with the 271 El Sub Sta Warehouse ABBEY ROAD CCR permission of the Ordnance Survey on behalf of Her Majesty's Stationery 277b North Circular Road 270 Cellphone House BasedOffice, upon© Crown the 2017 copyright. Ordnance Terence Survey O'Rourke Mastermap Ltd. Licence Drawnvector by:dataNo. 100019980. with Checked the by: Works 271 El Sub Sta Scalepermission 1:2000 of the Ordnance @ A3 Survey on behalf of HerIM Majesty's Stationery RC Und Office, © Crown copyright. Terence O'Rourke Ltd. Licence No. 100019980. 278 278a © Terence O’Rourke Ltd 2018 Scale to be used for planning purposes only El Filling Works Works NORTH CIRCULAR ROAD ChemicalLaboratory Research Sub Sta Outfall Station 279 Und ABBEY ROAD 264 Warehouse CCR 278a North Circular Road © Terence O’Rourke Ltd 2018 Scale to be used for planning purposes only El Const & LB Bdy 29.9m Filling Asly Based upon the 2017 Ordnance Survey Mastermap vector data with the ChemicalLaboratory Research Sub Sta El Sub Sta Outfall Station 279 271 El Sub Sta LONDON 264 Warehouse permission of the Ordnance Survey on behalf of Her Majesty's Stationery Boro Const, GL Aqueduct Linen Hall Const & LB Bdy 29.9m Office, © Crown copyright. Terence O'Rourke Ltd. Licence No. 100019980. Asly El Sub Sta Warehouse 276 162 - 168 Regent Street Works 254 LONDON London CR Boro Const, GL Aqueduct Linen Hall Und 278a Def © Terence O’Rourke Ltd 2018W1BScale 5TE to be used for planning purposes only Warehouse El 276 Drain Filling 162 - 168 Regent Street 254 Drain ChemicalLaboratory Research Sub Sta Outfall Station London 279 CR 100 Warehouse 264 Warehouse Def BOURNEMOUTHW1B 5TE 253 Const & LB Bdy Drain 29.9m Drain Asly El Sub Sta Everdene House

100 LONDON 267 Deansleigh Road Warehouse BOURNEMOUTH Boro Const, GL Aqueduct Linen Hall 253 EverdeneBournemouth House Warehouse 276 162 - 168 Regent Street 254 Hotel BH7 7DU 267 LondonDeansleigh Road 281 CR Warehouse Und Bournemouth Line Of Posts Def W1B 5TE 74 Drain 76 Hotel Drain TELEPHONEBH7 7DU Sluice 281 020 3664 6755 Warehouse 100 Und Warehouse Line Of Posts 74 www.torltd.co.ukBOURNEMOUTH 253 76 EverdeneTELEPHONE House 6 Sluice 020 3664 6755 5 267 Deansleigh Road www.torltd.co.uk 82 Bournemouth 84 6 BH7 7DU 5 Hotel

281 Und 82 Warehouse 84 Line Of Posts 74 2 76 86 96 88 TELEPHONE Sluice 94 020 3664 6755

LONGLEY 90 2 www.torltd.co.uk 92 86 96 88 6 QUEENSBURY ROAD 94 Works AVENUE 5 Const & LB Bdy

LONGLEY 90 Asly 92 82 River Brent 84 QUEENSBURY ROAD Crown House Boro Const, GL Works AVENUE Const & LB Bdy Asly River Brent 2 Crown House 86 96 88 Boro Const, GL

LONGLEY 90 92 QUEENSBURY ROAD Works AVENUE Const & LB Bdy Asly River Brent Crown House Boro Const, GL 6.4.16 The second primary access on Beresford New bridge Travel plans Parking Avenue (labelled 3) provides a second access and egress for the residential basement car parking. 6.4.22 The development will provide an 6.4.26 Use of more sustainable travel options 6.4.27 Resident, visitor and employee parking opportunity to deliver a new bridge across the will be encouraged by the implementation of will be provided in a range of locations across 6.4.17 The two accesses on Old North Circular River Brent linking the north of the site to The a Residential Travel Plan and Site Wide Travel the site. This includes basement and ground Road (labelled 5 and 6) serve the light industrial Generator to the south. Plan, which will include a range of measures floor and on-street parking. Vehicular parking employment in The Generator building. designed to reduce single occupancy car travel is provided at a ratio of 0.53 parking spaces per Public transport and encourage travel by sustainable modes. home whilst cycle parking is provided in line with 6.4.18 Highway works will be required to The travel plans will also include details of requirements of the London Plan. More detail accommodate the additional traffic generated 6.4.23 The site is in a highly sustainable location the on-site and/or surrounding car club, and regarding parking can be found in Chapter 9. along Beresford Avenue and the North Circular and is a short distance from both Stonebridge resident/occupier welcome packs. The proposed Road by the proposed development. This Park and Alperton stations, and numerous bus development will result in the creation of a rationalisation of vehicular traffic allows the other services. The masterplan has been carefully walkable and cycle-friendly environment. connections around the site to be predominantly designed to encourage movement links to car free, with access only provided for deliveries transport nodes and improve accessibility. and emergency services.

PTAL

Street design 6.4.24 The site benefits from its close proximity 6.4.19 The street design in terms of widths and to Stonebridge Park and Alperton stations and appropriate provision has been undertaken in existing bus services. The opening up of the accordance with Manual for Streets while also site for public access and the creation of new 6.0 fulfilling delivery and servicing requirements pedestrian and cycleway connections will increase based on guidance with Designing for Deliveries. the Public Transport Accessibility Level (PTAL) Based on TfL’s Street Types for London approach, rating across the site. the majority of the internal roads have both low place and movement functions, and have 6.4.25 Access to public transport and links been designed to reflect this with substantial to the local area will be further enhanced by pedestrian provision and minimum carriageway improvements to Beresford Avenue and the widths, whilst adhering to London Cycling Design enhancement of the existing pedestrian and cycle Guidance. link to Stonebridge Park station that is considered by the local community to be unattractive and 6.4.20 New streets will be twice the width of unsafe in its current condition, discouraging its typical Alperton residential street, providing use. Together, these measures will result in the ample space for pedestrians. Improvements are existing PTAL score increasing across the site also proposed for Beresford Avenue, widening the with the majority of the site achieving level 3 road to create a 30m distance between the main (moderate) and the removal of all existing areas section of existing residential terraces and new scoring level 0 and 1b (very poor). homes.

6.4.21 The majority of the internal roads will remain private and designed to adoptable standard. There will be horizontal and vertical deflections, such as raised tables across the site to reduce vehicle speeds and prioritise the environment for pedestrian and cyclists.

Photo by Josh Wilburne on Unsplash

81 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 6.0 THE MASTERPLAN PROPOSAL

6.5 AN ACTIVE STREETSCAPE

6.5.1 The ground floor uses generally reflect the character of each area:

• Beresford Avenue contains a mix of commercial, residential and retail uses at ground level, to provide an active frontage along the length of the street

• The Canal-side piazza includes uses such as cafés, restaurants and community facilities that will create a vibrant atmosphere lining the edge of the water

• The Riverside Meadows will be predominately residential use, with buildings and the landscape using slightly softer architectural forms that reflect the more natural character of this area

• The Central Gardens will be a mixture of residential and employment uses

• New light industrial business units are created at the eastern end of the site within the podium of Building L (as shown opposite). These are located close to The Generator building to the south and convenient for Stonebridge Park station. Site area

Phase 1 area

Site area/red line boundary - 9.16 ha B1c: Business (northern site only) Residential apartments

B1c/B8: Business (southern site only) Residential town houses A1-A5: Commercial (including retail & Food &Beverage) D1-D2: Assembly and Leisure Storage (excl. community centre and nursery B1a: Business - Building C) Residential car parking

D1-D2: Community centre / nursery

Figure 6.6. Illustrative ground floor use plan

82 6.6 BUILDING HEIGHTS AND MARKER BUILDINGS

6.6.1 The proposed scale and massing has responded to the character areas, the emerging London scale and 21st century urban living principles, and is characterised by hierarchy of streets of 20m, 25m and 30m wide, set around large open spaces.

Beresford Avenue

6.6.2 The building heights are generally low along Beresford Avenue, and building heights here will respect the existing built form. Heights will gradually step up along the avenue approaching both main gateways into the site.

6.6.3 At the key junction of Beresford Avenue and Highcroft Avenue, the buildings peel away from the road to encourage movement towards the previously inaccessible canalside, creating a 6.0 community space. Gateway buildings rise to 14 storeys to signify the new focal social space at the bend of the canal, see below.

Canal-side

6.6.4 Stepped building heights are proposed Site area along the Canal-side edge, increasing in height from the south to the north, fronting the arrival Phase 1 area square at its highest point. This building will act as a marker on the bend of the canal, terminating views down the vista of the canal when Figure 6.7. Proposed building heights (AOD) approaching from Alperton or Park Royal to the south east. This varied approach will provide an Central Gardens Landmark building articulated skyline when viewed from the west. 6.6.5 The Central Gardens provide a social 6.6.6 The site’s tallest building is proposed space for relaxation and fun. The proportion of at the eastern gateway, on the approach from the space allows the location of a taller marker Stonebridge Park station. This landmark building building holding the corner of the Central will create a sense of arrival from the east and Gardens, which will provide visual connectivity promote a recognisable address for the site. from the site’s perimeter to the centre of the The building will reflect the form of the adjacent development and establish a townscape marker, Trading Post (former Rizla House), and provide a creating interest, rhythm and articulation to the strong vertical element, creating a sense of place built form. for the site. The building has been designed to reflect the softer historic footprint of the adjacent Trading Post.

83 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 6.0 THE MASTERPLAN PROPOSAL

6.7 BUILDING TYPOLOGIES Beresford Avenue

6.7.1 A series of building typologies have been 6.7.4 The pavilion mansion buildings sit along developed to respond to the character edges Beresford Avenue in both detached and terraced around the site – Beresford Avenue, Canal-side, forms. Lower in scale to respect the existing Riverside and the inner Central Gardens area. housing to the north, the elevations are of a domestic character with strong verticals to give a 6.7.2 Key strategies that informed the massing rhythm to complete the avenue. of the proposed development were: 6.7.5 Townhouses are introduced between the • Creating a variety of architectural form pavilion mansions, creating a variety of height and interest along the street. • Responding to existing context Central Gardens and Riverside • Using a selective palette of materials Meadows • Creating a coherent neighbourhood 6.7.6 Mansion buildings form the core of • Creating an appropriate setting for existing the inner area around the Central Gardens buildings of local architectural interest and Riverside Meadows areas. A taller marker building holds the corner of the major central 6.7.3 The masterplan comprises the following space. As a group of buildings, they provide strong building types: definition to the open spaces.

• Pavilion mansion building Canal-side

• Inner mansion building 6.7.7 Courtyard urban buildings are created at the rear of mansion buildings, and a series of • Townhouses sentry buildings will front the canal. Five of these buildings rise in height towards the main Canal- • Canal podium urban buildings with sentry side space, creating a strong rhythmical gateway buildings to those approaching Alperton along the towpath.

• Marker buildings. View within the Canal-side piazza space

Figure 6.8. Typologies based on Building D Grand Union Canal

Building D

Building C

Beresford Avenue

Addressing Beresford Avenue Building along vehicular streets Arrival gateway Canal-side focal building

84 Northfields Building L Marker buildings

6.7.8 Two marker buildings are proposed:

1. The eastern building, Building Plot L (up to 111.95m AOD) will provide a gateway marker for not only the development, but also Alperton itself. The building is designed as a wedge shape, angled towards the eastern approach. The building is key to creating a visual link between Stonebridge Park station and new access to the canal.

2. Whils t the central tower (up to 98.10m AOD) provides a marker for the Central Gardens and creates a focus within the public space, It has intentionally been designed to a lower height than the primary eastern gateway marker building. It will lead the visitor through the site along the new east-west avenue, marking 6.0 the western end of the Central Gardens.

85 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

86 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

87 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

7.0 THE LANDSCAPE PROPOSALS

The Illustrative Masterplan is landscape-led and has been developed from a landscape perspective. This chapter sets out the key landscape principles, character and how the proposals have been designed to create new active spaces with a strong sense of place.

88 In developing the landscape proposals, Underpinning the landscape strategy is a The diagram below describes the key changes = consideration has been given to the contribution core set of principles that will ensure the in landscape typology from the formalised and the site will make to the townscape of Brent and development provides a high quality public strong, crisp lines of the Canal-side to the loose, its new function as a key commercial, retail and realm. While each space has a distinct character, naturalised planting of the Riverside Meadows amenity hub. there is a common thread of materials, planting via the semi formal, bold yet relaxed landscapes typologies and boundary treatments. Changes of the Central Gardens. The principles set out below permeate through in the landscape will be gradual and reflect all areas of the scheme and respond to the the underlying character areas, ensuring that Beresford Avenue remains a distinct space with opportunities and sensitivities of the site and a sequential journey along the green spine its own character, which reflects and enhances its context, the character of the townscape, and between the two gateways is a rich and the existing street scene, completing the avenue community needs and existing facilities. pleasurable experience. and creating a pleasant environment.

7.0

Formal

Semi-formal

Informal

Beresford Avenue

Figure 7.1. Landscape typology

89 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 7.0 LANDSCAPE PROPOSALS

10 1 8

2 7

6 3

Figure 7.2. Landscape plan

90 10 9 8 7 6 5 4 3 2 1 Intimate, pedestrian friendly mews streets. cyclists. and asafer environment for bothpedestrians and of anew street trees, generous front gardens Avenue through thereplacement andintroduction Beresford Avenue –Enhancement ofBeresford a green settingto thenew homes. comprising shared surfaces, diverse plantingand Green streets –Pedestrian-orientated streets create leafy urbanstreets. linearity andrhythm, linedbyimposingtrees to movement network, characterised byastrong Tree linedavenues –Theprimaryvehicular semi-naturalise thebanks oftheRiver Brent. Riverside Meadows, seeking to stabilise and The Riverside Walk –Anextension ofthe point to thebusy urban spaces. and meanderingpathscreate arelaxed counter- meadow grasses, native planting,parklandtrees The Riverside Meadows –Richswathes of parkland attheheartofdevelopment. Northfields, amulti-functionalandhighly active The Central Gardens –Thenew green lungof Beresford Avenue. the Canal-side,Abbey Estate to thewest and and multifunctionalgreen corridor between of thenew neighbourhood,providing arich The Avenue –Thepedestrianised green spine activities suchasrowing, canal boats etc. drink hubsandsupportadiversity ofwater-based retail, community centre, nursery andfood and pedestrianised piazzaconnecting aseriesof canal corridor, theCanal-sideisabustling, The Canal-side–Includingrestoration ofthe existing communities. canal andencourage theintegration ofnew and civic space designedto openupaccess to the The Gateway –Avibrant, bustling andflexible

RIVERSIDE MEADOWS CENTRAL GARDENS CANAL-SIDE BERESFORD AVENUE 4 1 3 2 OBJECTIVES • • • • • • holistic strategy designedto provide: (SUDs), ecology, formal andinformal openspace andplay into one 7.1.4 variety ofdifferent users are catered for. informed byfeedback from existing local residents to ensure thata 7.1.3 cohesion ofnew andexisting communities. integration ofthenew neighbourhoodandto ensure thelong-term the day, for alldemographics andsocialgroups. Thisiskey to the development performs atits highest possible capacity throughout variety ofamenitiesandrecreation facilities ensuringthatthe family homes,commercial andretail space. Itwillprovide adiverse 7.1.2 surrounding movement corridors, thathasdriven themasterplan. is thisunderlying network, andinparticulartheirconnectivity with a variety andnetwork offormal andinformal green openspaces. It and plantingwillcomplement thesecorridors andhelpto establish civic spaces andgreen avenues. Additionalincidental landscapes PUBLIC REALM AND ANDSCAPE 7.1.1 7.1

Improved structural habitat diversity to enhance biodiversity. to enhance diversity habitat structural Improved strategy planting comprehensive and A site-wide gardens ofcommunity provision the through landscape Productive for exercise opportunity the providing spaces exercise and ofplay A number Walk. Union Grand and Estate Abbey Park, Stonebridge Alperton, between links cycle and pedestrian enhanced direct, and routes walking ofcircular A variety homes family new for setting verdant and attractive An

L The s The r The publicr The landsc ole ofeachspace hasbeencarefully considered and trategy bringstogether sustainable urbandrainage ape infrastructure isexpansive, comprising parks, ealm creates arichandverdant settingfor new 91 7.0 7.0 = DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 7.0 LANDSCAPE PROPOSALS

1 BERESFORD AVENUE

7.1.5 Bounding the northern edge of the site, Beresford Avenue is a 7.1.8 The landscape proposals reflect this simple rhythm, employing Private front gardens 5 Designated on-street key existing route for both pedestrian and vehicular movement and the consistent boundary treatments, a simple palette of surface materials, 1 parking / delivery lay-by primary interface between the new and existing residential areas. ornamental planting and street trees that respond to the built form and New tree lined streets movement network to create an overall more predictable and legible 2 comprising single species 6 Pedestrian crossings at 7.1.6 The site will become a new southern gateway to Alperton and movement corridor. street trees at regular primary pedestrian links to as the primary interface with surrounding neighbourhoods, the quality spacing main amenity spaces and character of Beresford Avenue are essential to the success of 7.1.9 A new combined footpath / cycleway is located to the south the scheme in improving the wider area and that positively responds of the street, providing direct links to Stonebridge Park, Alperton and 3 Clipped hedgerow and 7 Direct pedestrian links to and assimilates with its surroundings and protects and enhances the the primary amenity spaces within Northfields. Creation of a safer ornamental groundcover central amenity spaces amenity of existing residents. The key aim of the proposals is to create environment will encourage visitors and existing residents to explore planting a significantly more cohesive, safer and calmer street scene. Central to the network of pedestrian and cycle friendly spaces within the new 8 Widened carriageway this ideal is consistency, the overall effect a new tree-lined and highly development, fostering healthier lifestyles and aiding integration. 4 New combined footpath / active avenue. cycleway with priority over 9 Existing on street parking on 7.1.10 Street parking on the southern edge of Beresford Avenue will be vehicles at junctions northern edge of Beresford 7.1.7 Massing and the relationship of buildings to the road edge seeks provided, and residential properties fronting onto and accessed from the Avenue retained to complete the avenue, achieving a comfortable degree of enclosure street will replace the existing poor quality industrial interface, reducing and a consistent relationship with existing residential properties to the street clutter and animating this important artery between Stonebridge north and between Highcroft Avenue and Heather Park. and Alperton.

6 5

4 AA 3

2 1 7

92 = Land ownership boundary

The southern edge of Beresford Avenue The majority of the existing trees along UtilitiesUtilities will be improved, through the creation of Beresford Avenue are Lombardy Poplar. A 4.5m AA 2.5m Existing usable 2.5m a consistent boundary treatment, clear, Parking Parking Intense remedial work has left the poplar trees road corridor unobstructed footpath, off-highway cycleway, looking misshapen and unappealing. As well as high quality surface treatment, simple 7m 3.8m 9m 3m Existing Existing industrial estate poor aesthetics, the existing trees are expected Private garden Existing footpath Total existing road corridor Existing footpath Poplars softworks and new front gardens. to have a limited lifespan (less than 20 years). and verge with central divide and grass verge and fence In order to ensure the quality and success of the new development the proposals will replace Section A-AA: Existing road corridor the existing poplars with longer lived species Not to scale in an over-compensatory tree planting strategy which will enhance biodiversity, improve the microclimate and strengthen the aesthetics of Beresford Avenue (refer to the Tree Survey and Arboricultural Impact Report). 7.0 Adoption boundary

Utilities A AA Raised tables adjacent to the primary The road corridor will be widened to vehicular gateways into the development will improve traffic flow and on-carriageway 7m 3.8m 2.4m 6.4m Varies 2.2m 4.8m Edge of emphasise the internal street hierarchy and parking replaced with designated parking Private garden Existing footpath Existing Realigned and widened road Proposed Ornamental Private garden the built and verge parallel corridor footpath/ /structure development control traffic speeds, creating a space that and delivery bays on the southern edge. parking cycleway planting/ is equally safe and navigable for pedestrians. Parking bays will be located where bays new street Section A-AA: Typical section through proposed infrastructure improvements trees visibility for pedestrians and cyclists can be Not to scale maintained.

93 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 7.0 LANDSCAPE PROPOSALS

2 CANAL-SIDE

7.1.11 The Canal-side district will become a centre 8 8 of activity for rest and recreation and includes cafés, 1 restaurants and community facilities that will create a vibrant atmosphere lining the edge of the water. BB 4 2 7.1.12 The character of the area and landscape will be defined by the wharf-style buildings and formal landscape that are typical of the canals throughout northwest London. The primary open space associated with the Canal-side character area lies adjacent to the canal and 3 enclosed by high quality wharf-style buildings, home to B 9 a diverse retail and community offer. By its nature, the space is linear, providing a pedestrianised promenade that links a series of multi-functional and highly animated civic spaces.

7.1.13 The sequential journey of the visitor along the side of the canal has influenced landscape design. While 7 the underlying typology is strictly formal, employing a simple geometry and clean, crisp lines, the Canal-side 1 Northfields Gateway comprising raised planters will consist of a series of varied spaces, each with a and tree-lined corridors emphasising key walking distinct feel and supporting diverse and complementary routes and defining vistas that terminate at landmark uses. buildings / retail / café features CC 7.1.14 Located at the junction between the new and 2 Café / retail spill-out space elevated above water existing communities, the intersection of the canal and level to improve outlook and define areas with contrasting functions Beresford Avenue will form the northern gateway to the development and activities beyond. It will include 3 Towpath following side of the canal and leading to the a community centre, nursery and other amenities, canal crossing / green space 5 potentially including cafés, restaurants and artisan food C outlets that will make the most of the south-western 4 Community kitchen gardens comprising fruiting trees 3 aspect and provide continuous activity on and along the and raised planters for seasonal planting edge of the canal throughout the day. 5 Raised planters incorporating integrated and 7.1.15 It is these facilities that will provide the draw informal seating, planting and lawns for existing residents and visitors, creating vibrancy 6 Rill and boulevard and fostering integration between the existing and new communities. 7 Secondary residential street 6 8 Community facilities

9 Sensory gardens - amenity space for residents at more peaceful areas of the scheme

94 =

As the primary social hub and centre of the new The principal aim of the gateway is to open community, the gateway will be characterised by up views and access to the canal. Currently, high quality materials that reflect and respond the canal is an under-utilised resource, the to the materiality and treatment of the building proposals will place the canal at the heart of B BB façades, accenting main entrances and aiding the new community, strengthening the sense of Grand Union Canal Min 3.7m - Towpath 2m Raised private front wayfinding. place of both Northfields and Alperton. gardens Section B-BB Not to scale

7.0

31.15+ 31.60+

30.50+

High performance and flexible landscapes The soft landscapes will be characterised by will support a diversity of functions including simple, bold planting consisting largely of C CC markets, community gardens, play spaces, evergreen species with vibrant foliage and Canal Minimum 4m Informal play / seating and Semi-private food and drink hub, neighbourhood centre, seasonal interest. Towpath varied amenity zone amenity space community centre, nursery, and informal layabout areas. Section C-CC Not to scale

95 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 7.0 LANDSCAPE PROPOSALS

3 CENTRAL GARDENS

7.1.16 A distinct new landscape will be provided at the heart of the development that 7.1.18 The gardens will support a number of recreational functions, arranged according 1 Flexible amenity space comprising will define the identity of the development and provide residents and the surrounding to varying needs and designed to ensure that neighbouring uses are compatible. The gentle grass mounding and a strong community with a collection of spaces to rest, relax and socialise. area will provide play spaces, contemplative sensory gardens and café spill-out space, sense of enclosure, exploiting sunnier private residential gardens and tree lined avenues within a green and predominantly aspect 7.1.17 The Central Gardens will form the core of the development providing a calm, pedestrianised area. The soft nature of the character area will form a relaxed quieter location for relaxation and contemplation. The verdant green landscape becomes counterpoint to the bustling spaces along the Canal-side and Beresford Avenue. 2 Intimate sensory gardens offering less formal, with long sweeping curves that will become the focus for the homes that contemplation space for residents and surround it. Whilst there will be some references to the buildings on the canal, the 7.1.19 The lush green landscape includes a water feature that acknowledges the former workers. Strong sense of enclosure created by small scale planting, defined appearance is softened. The water feature reflects the historic meandering of the river. meandering nature of the River Brent. edges and seating. Outlook from cantilevered deck over a linear reflection pool into adjacent gardens

3 Imaginative play space incorporating N D natural play features that complement the waterfront character

4 Marginal aquatics planted in bold blocks and simple swathes

8 5 Semi private space for residents 6 Informal seating overlooking water 3 channels incorporating natural play features that mirror the underlying Entrance riverine landscape concept 11 7 10 7 Planting typology comprising vibrant, naturalistic ornamental grasses and evergreen shrubs which provide 1 seasonal interest and enclosure to 6 spaces E 4 8 Private residential space with raised garden terraces exploit sunnier aspect and provide views over the park and gardens 2 9 Rapid inspired water features create 9 visual and acoustic interest, adjacent to decked seating areas EE 10 Interactive stepping stones form a natural play feature which provides greater permeability and interest

5 Interactive shallow play fountains DD 11 adjacent to the natural play area, provide spaces for children to play

96 =

D DD

Raised private Imaginative play space Tree lined Water channel Flexible amenity space Cycleway / Semi-private space space pedestrian walk maintenance / delivery The landscape spaces are designed to encourage informal play within access a relaxed environment. Café spill-out spaces, residential properties and light industrial workspace (within Building L) fronting the gardens provide natural surveillance, ensuring that the space remains safe and attractive to residents and visitors. Section D-DD Not to scale

7.0

The Central Gardens will be Clear, legible green links provide Simple changes in level, gentle characterised by a looser arrangement access to the gardens from the wider mounding, low retaining elements and of planting than the Canal-side, landscape framework. To the east, a clever use of planting create intimate

E EE forming bold swathes of evergreens the gardens lead to the naturalistic spaces of a human scale without and perennials that have a long Riverside Meadows, to the west, sub-dividing the space or creating flowering season and provide seasonal the vibrant Canal-side and north obstructions. interest. to Beresford Avenue and existing Gentle mounding / Intimate seating areas Decked Sensory gardens / communities. informal seating bridge contemplation places

Section E-EE Not to scale

97 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 7.0 LANDSCAPE PROPOSALS

4 RIVERSIDE MEADOWS

Riverside Meadows 7.1.23 A number of challenges and constraints will be overcome to realise the 1 Central Gardens 7.1.20 The River Brent is a valuable, yet potential of the river. The existing structure currently degraded landscape resource. of the river corridor is poor, consisting 2 Café spill-out area enjoying elevated views across wetland Historically, the river’s meandering course of concrete walls and slabs to the north park to the River Brent was surrounded by hay meadows and native east of the site. To the south west of the 3 Tiered platforms - sensory gardens and seating areas woodland. However, post 1900, the river was site, the steep river banks are in relatively G canalised and culverted and its soft natural poor condition, vegetated with invasive 4 Natural play area setting replaced with man-made industrial shrubs and self-seeded with native trees. units. Over time, its ecology and landscape In ecological terms these invasive areas of 5 Semi-private space / residential value has been lost, access limited and knotweed and giant hogweed provide little through poor maintenance has seen the diversity. In arboricultural terms the trees 6 Wetland walk through native reedbeds 9 spread of invasive weeds and self-seeded located alongside the banks of the River GG trees along its banks. Brent are classified as having limited value 7 Pedestrian bridge to the North Circular Road, Ace Café and (categories C and U) in terms of amenity and Stonebridge Park 7.1.21 The River Brent still holds significant diversity. Cantilevered deck platform overlooking wetland park potential amenity and biodiversity value 8 and realising this value is a key aim of the 7.1.24 The proposals comprise two distinct 9 Pedestrian footpath to Beresford Avenue landscape strategy. Enhancements of the zones; the Riverside Meadows and the river corridor at Northfields are part of Riverside Walk. 10 High retaining wall the ongoing and long term restoration of 7 the River Brent, continuing the successful 11 Riverside Walk hydrological and ecological improvements 6 at Tokyngton Recreation Ground, Pitshanger 12 Tiered naturalistic riverside bank 8 Park and Perivale Park. 13 Private amenity space / residential 7.1.22 The Riverside Meadows character area is centred on the improved river 2 4 corridor, establishing the river as a key focal element within the landscape network and setting for new riverside homes. The 3 riverside setting will promote health and well-being within a naturalised setting, 1 comprising publicly accessible wetland, grassland and meadows which will partially restore the natural condition of the river banks. 12 11

10 F 5 13

98 =

27.50 28.10

1:40 1:3 27.00

24.90 1:4

23.07 1:4 3.6m F 23.57 FF 25.40 Landscape woodland feature Service track/ Stabilised river bank 20.90 footpath with native planting The Riverside Meadows will comprise swathes of grasses, riverbank, providing nesting sites for birds and habitats for small 2m 4m 4.9m River Brent perennials, shrubs and woodland species tolerant of intermittent mammals. The existing concrete river walls will be lowered to Riverside Meadows: Section F-FF flooding and native marginal aquatics. Following ecological provide better access to the River Brent and improved amenity advice, a dense woodland buffer consisting of alder, birch, value. New natural spaces for play, contemplation and relaxed Not to scale hawthorn and other native species will be located adjacent to the recreation will weave through the informal landscape. 7.0

25.55

23.95 23.95

G GG 1:8 23.00 5m 2m 11m 20.90 Natural play space Artist’s impression of the Riverside Meadows native planting footpath Regraded river bank with River Brent native woodland planting The Riverside Walk provides a pleasant, pedestrianised link between the Riverside Meadows with the Canal-side along the edge of the River Brent. The walk will be separated from the River Brent by a series of low-tiered walls, which will stabilise the existing bank and will be inter-planted with native woodland species and non-invasive shrubs such as privet, willow and whitebeam. The low-tiered walls will also provide maintenance access to the bank and vegetation when required. Riverside Meadows : Section G-GG Not to scale

99 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 7.0 LANDSCAPE PROPOSALS

100 7.2 OPEN SPACE STRATEGY = 7.2.1 The open space and landscape proposals constitute a major element of the proposals and, once complete, will provide a strategic new area of informal and formal open space. The following section sets out how the landscape has been designed to deliver play and amenity space within the landscape infrastructure.

7.2.2 Proposals are for a clear hierarchy of spaces that define the private and public domain. The area of open space currently covers an area of 4.6ha, equivalent to circa 50% of the site area and represents a significant area of open space.

7.0

Publicly accessible open space

Semi-private open space

Public open space with limited vehicular access for on-street visitor parking

Figure 7.3. Open spaces

101 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 7.0 LANDSCAPE PROPOSALS

7.3 PLAYABLE LANDSCAPES

Play provision

7.3.1 After assessing the existing local play facilities and taking on board the general public’s views at public consultation, a site wide play strategy which provides play spaces for all ages has been developed in accordance with GLA play space requirements.

7.3.2 The play space requirement for the proposed masterplan is based on 2,900 new homes and will comprise a mixture of Manhattan, 1, 2 and 3 bed homes of market, intermediate and affordable tenure. The above tenure split would generate an estimated child occupancy of 936 children. By age group this equates to (utilising the SPG Calculation Spreadsheet and subject to rounding):

• 486 children under 5 (52%)

• 288 children aged 5 to 11 (31%)

• 162 children aged 12+ (17%).

7.3.3 When assessed against the GLA targets for the minimum provision of 10 sq m of play space per child, this would result in the need for 9,356 sq m of play space.

7.3.4 Table 7.1 summarises the play space requirements for the Northfields development, utilising the current tenure split (subject to rounding). Figure 7.4. Play provision Play strategy GLA play space requirements Northfields play space provision 7.3.5 Play has been central to the masterplan Age group (Illustrative Masterplan) (Illustrative Masterplan) strategy since inception, and will be a core element of a rich landscape infrastructure, Under 5 4,865 sq m 4,975 sq m providing a number of different opportunities for 5-11 2,900 sq m 2,999 sq m all age groups. It is St George’s vision to create a truly vibrant and active new place. The sense 12+ 1,591 sq m 1,601 sq m of activity that children create and the draw this Total 9,356 sq m 9,575 sq m creates for young families is central to this.

7.3.6 We have avoided creating isolated pockets Table 7.1. Indicative play space provision of equipped play areas in favour of much more

102 varied and extensive playable landscapes. A mix of 7.3.10 The third key play area is the Riverside 7.3.12 All spaces will be engaging for young • Equipped and informal play within the Central = informal open space, playable features, landscape Meadows. A wholly naturalistic landscape, the children and will incorporate places for parents to Gardens elements and formal equipment will be provided area will comprise a rich and verdant setting for sit while supervising their child. The equipment throughout the green infrastructure. children to play and explore. Imaginative play will be a combination of climbable objects such • Natural play and small kickabout within the is fostered in this area through the introduction as stepping-stones, logs and boulders, and will Riverside Meadows 7.3.7 The typology of these spaces and activity of natural play features, informal play spaces incorporate sand and water features. Boundaries • Trim trail. they support will respond to the underlying and interactive sculptures. The area will provide could be created using landscape features and character of the landscape. children the opportunity to learn and discover informal planting rather than obstructive fencing. Young people 12+ years natural riparian habitats. 7.3.8 Interactive elements including sculptures Children 5 to 11 year olds 7.3.15 These areas are social spaces for young and water play will be located along the side of Children under 5 people aged 12 and over to meet, hang out and the canal, particularly within the gateway space 7.3.13 These play areas will consist of a range of take part in informal sport or physical activity. The and adjacent to the community centre. The nature 7.3.11 Doorstep play spaces will be provided for equipment to support a variety of activities. The facilities will include informal kick about areas, and aesthetic of these elements will reflect the toddlers under 5 years of age and located within facilities will include equipment integrated into seating areas on the edge of the activity space, more formalised and urban character of the each private courtyard, in addition to informal the landscape to allow children to swing, slide and a trim trail of exercise/fitness equipment and an Canal-side and benefit from excellent natural and equipped spaces distributed throughout the climb. Further informal spaces consisting of small outdoor stage. There will be three areas for young surveillance offered by the community centre public realm, ensuring that all homes are within kick about areas, seating, sand and water features people across the site and within 800m walk itself, new homes and café/retail units. 100m walking distance. Within the public realm, will be provided within the primary parks. These distance. These will be located adjacent to the an equipped active play space will be located spaces will be landscaped to create a natural feel, community centre, within the Central Gardens and 7.3.9 Within the central green spine and Central adjacent to the community centre in addition to including changes of level and grassed mounds. trim trail distributed along the Riverside Walk. Gardens, the playscape will comprise a linear water and sensory play features throughout the sequence of more active play features which central gateway. A second area will be located 7.3.14 A total of five play spaces for 5 to 11 reflect the semi-informal and broad swathes adjacent to the 5-11 and 12+ children’s play area year olds will be distributed throughout the site, of planting and water elements. Landscaped in the Central Gardens, allowing supervision including: mounds, a rill, stepping stones and mini rapids and children of different ages to visit and play will extend between the Canal-side and Riverside together. The final area will be within the • Equipped, sensory and water play adjacent 7.0 Meadows within a traffic free and entirely safe Riverside Meadows and will consist of natural play to the community centre (delivered as part of zone for children of all ages to play. Seating areas features that encourage imaginative play. Phase 1) and café spill-out spaces will be provided for parents to sit and supervise.

103 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 7.0 LANDSCAPE PROPOSALS

Amenity space 7.3.17 Northfields would generate an overall 7.4 TREE STRATEGY hierarchy with interesting form, character and need for 18,407 sq m of amenity space when colour. Where possible trees will be used to 7.3.16 As part of the landscape-led approach a assessed against the GLA targets, or 58,480 sq m 7.4.1 Future climate change will be taken into frame views of focal buildings or good vistas. generous amount of public and private amenity of amenity space when assessed against the LBB account when selecting the tree species to include Trees will be chosen to ensure that the ultimate space has been provided which provides a natural, targets. The proposals incorporate 37,295 sq m a minimum of 10% non-native trees and a large size is appropriate to the location. Tree positions green environment for informal recreation and of amenity space, which is equivalent to 12.9 sq m diversity of plants. Any plants that are susceptible will be co-ordinated with utilities, SUDs and relaxation. per home. This represents a surplus of to disease will not be used within the planting parking and root barriers, structural growing 18,888 sq m above the GLA targets. scheme and mitigation planting will reflect media and / or suspended pavement or crate GLA amenity LBB amenity Northfields successfully growing local species, appropriate to systems will be used where appropriate. space space overall 7.3.18 The masterplan meets the GLA standards the wider townscape character of Brent. requirements requirements amenity space through the provision of easily accessible and age 7.4.3 Planting within front gardens will provision appropriate equipment and playable spaces which 7.4.2 The street planting will be selected to consist of ornamental hedges of a species and benefit from natural surveillance. provide local distinctiveness by creating a street size appropriate to the space allowed and the 18,407 sq m 58,480 sq m 37,295 sq m specific character type of their location. There will also be a mix of planting including shrubs, Table 7.2. Indicative amenity space provision ground cover, grasses and perennials that will be carefully selected according to aspect and ground conditions. Private front gardens 7.4.4 Formal public open space will contain Semi-private courtyards trees, shrubs, some herbaceous species and (excluding under 5 play space) areas of grass. Larger tree species will be used with greater longevity and long term public amenity within areas of public open space.

7.4.5 Informal open space will use ornamental and native hedges and low understorey planting ensuring that there is sufficient visual surveillance around access points and along footpaths and cycleways.

7.4.6 Planting within the play areas will be non- toxic species that are suitably robust with colour, scent and texture. The planting chosen will ensure that visual surveillance is maintained.

Figure 7.5. Amenity space provision

104 BERKELEY GROUP ARE COMMITTED TO DELIVERING A MEASURABLE BIODIVERSITY NET GAIN THROUGH 9 KEY MEASURES 7.5 NATURAL ENVIRONMENT 7.6 WATER STRATEGY AND ECOLOGY 7.6.1 The proposed drainage strategy is 7.5.1 The landscape-led masterplan provides Green infrastructure Connectivity Buildings and hard designed to not exacerbate any existing flood risk numerous opportunities to enhance the local landscaping associated with properties situated upstream environment in terms of its ecology. Indeed, or downstream of the site in accordance with Berkeley Group are committed to delivering principles set out within the NPPF. a measurable biodiversity net gain through 9 key measures as shown opposite. The site has 7.6.2 Sustainable drainage systems (SUDs) will currently a low ecological environmental value, be implemented throughout this development and in accordance with the NPPF and the London scheme and have been calculated to incorporate Plan, the proposals could include the following an additional 30% allowance from increases in measures to enhance biodiversity: Habitats and Management Species diversity peak rainfall due to climate change, again as set vegetation types and adaptability out in the NPPF (refer to the Drainage Strategy). • Sowing of native wildflower species within the Riverside Meadows and along the river banks. 7.6.3 The proposed development drainage This could be incorporated in smaller spaces arrangement will comprise a traditional drainage such as planters and/ or beds in courtyard network that will be supplemented, where spaces, or as part of a green roof appropriate, with various SUDs devices to provide source control, water quality treatment and • Planting of native tree and shrub species biodiversity enhancements, and could include bio- across the site Seasonality and maturity Local ecological character Links to the community retention areas, rain gardens and shallow swales. and distinctiveness The exact arrangement and number of SUDs • Using species that attract urban pollinators devices will be provided at the detailed design such as honey bees, bumblebees, solitary stage following further consultation with the local bees, wasps, hoverflies, other flies, butterflies, authority and relevant regulatory bodies. moths and beetles. This could include a variety 7.0 of substrates and topography to attract a variety of insects 7.7 MAINTENANCE

• Installation of insect habitats such as an urban 7.7.1 The management of the public realm, insect box, urban bee nester, and beepot landscape, affordable housing, and civic/ (concrete planter) and bee hotels commercial buildings are all seen as being central to the long term success of Northfields. • Installation of self-cleaning bat shelters (where lighting levels are appropriate). 7.7.2 St George takes pride over the places it creates and wishes to see a community 7.5.2 An independent commissioned by St established that has a high sense of civic George has shown that Northfields will result in pride and that will benefit from well-managed significant net biodiversity gain. community facilities and public open space. Making the management of Northfields exemplar is a key aim. A separate management plan will be prepared that sets out what facilities will be managed and by whom.

105 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

106 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

107 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

8.0 ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY This chapter demonstrates how the development proposals have taken into account the needs of all users, and how environmental design has considered safety and security.

108 8.1 INTRODUCTION 8.1.3 Our access strategy is based on an 8.1.8 The Equality Act, although not 8.3 CREATING AN ACCESSIBLE inclusive model of disability. Impairments are prescriptive, includes an intent to offer disabled PUBLIC REALM 8.1.1 The Illustrative Masterplan proposals have considered as individual not categorised and the people an accessible environment which does been developed with reference to regulations, design philosophy seeks to achieve an inclusive not discriminate against them because of 8.3.1 The Illustrative Masterplan for the site adopted planning policy and guidance including: design that maximises access for all disabled their impairment. Statutory regulations and has been based on the provision of access for people. recommendations for the built environment all. The proposals are fully compliant with policy • The Building Regulations 2000, Access to provide parameters for how an accessible including London Plan Policies 7.3, 7.5 and 7.6; and Use of Buildings, Approved Document M, 8.1.4 The design approach has been informed environment can be achieved. Compliance and Brent adopted policies CP5, CP6 and DMP1. HMSO, 2004 by Secure by Design principles and consultation with these regulations and recommendations They provide access for all including those with with the Metropolitan Police Secure by Design is not proof that Equality Act issues have been access needs, including sight, comprehension and • The Building Regulations 2000, Fire Safety, officer. addressed. They do go a long way to ensuring hearing as well as mobility. Volume 1 - Buildings other than Dwellings, such issues are considered. Approved Document B, HMSO, 2006 Disability definition 8.3.2 The proposed development will open up 8.1.9 In the Act, the term disability includes not • The Building Regulations 2000, Fire Safety, the site considerably and incorporate significant only disabled people, but also people who have Volume 2 - Dwelling houses, Approved 8.1.5 The term ‘disability’ has been viewed in areas of publicly accessible spaces, services and an association with a disabled person (e.g. carers Document B, HMSO, 2006 its broadest sense and includes impaired mobility, facilities, which will not only serve residents but sight, comprehension and hearing. This approach and parents) and people who are perceived to be also the wider community. The site has not been • British Standard 8300:2009 +A2010 Design of addresses not only the short-term compliance disabled. Further consideration should be given accessible for some time and has not provided Buildings and their Approaches to Meet the with the intent of the Equality Act together with to the ageing population, people with temporary any benefits to the local community while it has Needs of Disabled People - Code of Practice, the relevant planning policies, but also the long- injuries, pregnant women and people with young been in this state. British Standards Institution, 2010 term implications of sustainability. The aim is children. therefore to provide an inclusive environment 8.3.3 All public open space within the site will • British Standard 9999:2008 Code of Practice for throughout. 8.2 ACCESS BY A VARIETY OF benefit from recreational routes, providing links Fire Safety in the Design, Management and use MODES through the development and a green connection of Buildings, British Standards Institution, 2008 The Equality Act (2010) and disability and setting for the development as a whole. 8.2.1 As already described in Chapter 2, the • London Plan (2016) Policies 7.2: An Inclusive site is well served by the local road network and Environment, 7.3: Designing out Crime, 7.5: 8.1.6 The Equality Act has been in force since 8.3.4 The Central Gardens, Riverside Meadows by public transport and cycle routes. A key aim Public Realm and 7.6 Architecture October 2010, and replaces, amongst other and Canal-side open spaces will be fully legislation, the Disability Discrimination Act of the masterplan has been to connect the site accessible and will contain areas of public realm • Brent Core Strategy (2010) Policies CP5: (DDA). However, the same underlying philosophy to the wider area, and the proposals encourage that will provide opportunities for recreation as 8.0 Placemaking and CP6: Design & Density in regarding discrimination on the grounds of movement across the site to the surrounding well as informal play and sport. Place Shaping disability applies, and the duties placed on the neighbourhood and transport nodes. physical design of the built environment remain 8.3.5 In addition to the primary open spaces, • Brent Development Management Policies Local unchanged. 8.2.2 The proposals include measures to the area between each building will be publicly Development Document (2016) Policy DMP1: improve the safety of the route to and from accessible, which ensures the development is Development Management General Policy 8.1.7 In summary, the Equality Act 2010 Stonebridge Park station, which will contribute open to and integrates with the wider community, towards encouraging more trips by train. A range • London Plan; Accessible London: Achieving an aims to protect the nine identified ‘protected creating a fully inclusive permeable environment. Inclusive Environment SPG, 2004 characteristics’ of which one includes disability. of attractive cycling routes will also be delivered, With regards to disability, the Equality Act and cycle parking facilities will be distributed 8.3.6 Where changes in level are required to • Brent Council SPG17. provides legal rights for disabled people in the throughout the site. respond to adjacent levels, ramps with a gradient areas of: no greater than 1:20 are proposed. No single Design philosophy 8.2.3 Four vehicular accesses are proposed ramp will be excessively long and they will provide • Employment from Beresford Avenue, described earlier in a change in level of no more than 0.5m. Around 8.1.2 The design aspiration for this development Chapter 6. Vehicular access to the site will also the perimeter of the site proposed levels and is the creation of an inclusive environment • Education be improved through junction improvements gradients are designed to tie in with existing throughout. All issues relating to inclusive access and the upgrading of Beresford Avenue, which • Access to goods, services and facilities pavement levels. have been, and will continue to be, considered will result in a significantly enhanced and safer throughout the design process. • Buying and renting land or property environment for both the new and existing

community. In addition, access to the site from the • Functions of public bodies. south will be improved to create a safer arrival to the employment uses than is currently provided. 109 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION 8.0 ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY

8.4 ACCESS TO BUILDINGS 8.4.6 To achieve inclusive access, the 8.5 SAFETY AND SECURITY 8.6.3 Measures such as access control, masterplan has been guided by adopted policy, intruder detection systems and number plate 8.4.1 Approaches to buildings have been guidance and standards including: 8.5.1 The approach to security has been to recognition will be incorporated into the scheme. designed to comply with relevant statutory deliver an integrated system that brings together These measures to design out crime will be regulations, in particular: • London Plan Policies 7.2: An Inclusive technical, physical and operational measures in a designed in accordance with appropriate BS/EN Environment, 7.3: Designing out Crime, 7.5: proportionate and appropriate manner. standards, supported by CCTV to provide security • The Building Regulations Access to and Use of Public Realm and 7.6 Architecture coverage within public and private areas of the Buildings, Approved Document M, 2004 8.5.2 This approach acknowledges the development, including car and bicycle parks. • Brent Core Strategy (2010) Policies CP5: mixed-use nature of the development and the • The British Standard 8300:2009 and 2010 Placemaking and CP6: Design & Density in 8.6.4 Access points and the principal public Place Shaping? connections created through and around the site, Amendment - Design of Buildings and their particularly over the Grand Union Canal and River spaces into the scheme will be well lit to provide Approaches to meet the needs of Disabled • Brent Development Management Policies Local Brent. facial recognition. Residential cores will also be People - Code of Practice, British Standards Development Document (2016) Policy DMP1: well lit and prominently positioned with recessed Institution, 2010 Development Management General Policy 8.5.3 The creation of public spaces throughout entrances only used in specific locations. • Best Practice Guidance provided through the the scheme allows natural surveillance which • Brent Council SPG 17 8.6.5 To ensure the principles of Secure By Urban Design Guide Creating inclusive public will perhaps make the biggest contribution to the Design were considered at an early stage, during spaces. • creation of a safe and secure environment. MLHSPG - Mayor of London Housing the pre-application design process a meeting Supplementary Planning Guidance; March 2016 8.4.2 was held between the client, design team and Horizontal access into building lobby areas Part 2 8.5.4 The design is based upon a detailed allows ample space for clearance and turning for assessment which considers the full range of the Secure By Design officer for Brent from the those who are mobility impaired, with the required • NDSS - National Described Space Standards; criminal and terrorist threats and risks, as well as Metropolitan Police. The scheme was discussed clearance widths and depths to allow turning March 2015 issues associated with protest, disorder and anti- at both a masterplan and detail level for Phase for wheelchair users and access to vertical social behaviour. 1, and subsequent amendments were made to circulation. • HQI - Housing Quality Indicator (721v4) incorporate the advice given where possible. These include but are not limited to: • Building Regulation Approved Documents 8.6 DESIGNING OUT CRIME 8.4.3 Common corridors are at minimum 1,200mm wide with 1,500mm turning space at • AD Part M4(2) - 90% units to meet MLHSPG 8.6.1 In developing the scheme the philosophy • Reduction in depth of the recessed entrances suitable locations. All communal and private of crime prevention through environmental design • Omission of bin stores to Building D at ground entrance doors will exceed the minimum 850mm • AD Part M4(3) - 10% units to meet MLHSPG and the principles of Secure by Design have floor level reduces the opportunities for requirements. (Affordable units: Wheelchair Accessible / been applied. Residential glazing and doors will unauthorised access to residents’ areas Market units: Wheelchair Adaptable) be Secure by Design certified. The majority of 8.4.4 Regarding vertical access, there is one lift • STGDS - St George Design Standards• STGoV - buildings have a buffer of commercial space at • Relocation of the cycle store for Building C per communal core in Buildings A-C and two lifts St George Our Vision Design Team Guidance street level before residential accommodation residents to Building B where there is the per communal core in Building D. Wheelchair begins at first floor level. Home Office guidance space for a double door entry system accessible lifts will have a minimum door width of • STGTK - Creating Successful Places Tool KIT; concerning the protection of crowded places has 800mm and be located alongside an accessible stair Master planning considerations also been followed. • Review of the service strategy to the core. The lifts exceed the minimum internal car size commercial units in Building D to avoid shared • BS 5906:2005 Waste Management in Buildings - prescribed as 1,100mm wide by 1,400mm deep. 8.6.2 The landscape is fully publicly accessible access between commercial uses and residents Code of Practice. with the exception of private areas of amenity to the cycle store at ground floor level. 8.4.5 space. All public spaces are overlooked by Residential dwellings comply with 8.4.7 Residential and commercial buildings will 8.6.6 It is part of a continual review process residents and non-residential users and will the provision of 10% adaptable dwellings feature level thresholds with hearing aid induction to design out crime with further meetings and be covered by CCTV linked to the central as prescribed in Mayor of London Housing loops where required. Landscape areas leading discussions to be held between the team and the management company offices. CCTV will be Supplementary Planning Guidance. to public buildings will have a gradient no greater Secure by Design officer as the detailed design designed in accordance with HOSDB/ CAST than 1:20 with level landings to prevent no vertical continues to develop for the site. rise from being more than 500mm in height. standards to deliver coverage of the public realm to augment natural surveillance.

110 8.0

111 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

112 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

113 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

9.0 PARKING The chapter sets out the parking strategy for the proposed development. More detail can be found in the Transport Assessment supporting the application.

114 9.1 PARKING PROVISION 9.2 PARKING AND DESIGN 9.3.3 The residential parking provision 9.3.10 It is proposed that the development will associated with later phases as follows: provide the following Electric Vehicle Charging 9.1.1 Parking will be provided for residents, 9.2.1 The level of parking provision on the site Points (EVCPs) in accordance with the London visitors and employees in a number of locations has been determined with regard to relevant • 1,228 standard parking bays Plan (2016) requirements. across the site. This will predominantly be standards and the site specific characteristics, • 63 Blue Badge parking bays. accommodated within a single basement but with access to the site and sustainability objectives • Shops: 10% active and 10% passive some ground floor parking within Buildings A and to encourage sustainable development. As 9.3.4 The total residential parking provision • Residential: 20% active and 20% passive B and on-street parking. In addition, it is proposed demonstrated within the Transport Assessment, upon full build-out will comprise the following that parking for the light industrial buildings will the level of parking proposed will not be components: • Employment: 20% active and 10% passive be separate and self-contained within the building detrimental to the public realm or pedestrian and • Leisure: 10% active and 10% passive (in lieu of plots. cycle movement, and will minimise the risk of off- • Main basement car park comprising 1,407 site parking and is therefore appropriate to serve standard parking bays, 75 Blue Badge bays any standards). 9.1.2 The basement parking will comprise the development. for use by disabled persons and 81 motorcycle Motorcycle parking secure undercrofts (with entry barrier or shutter) parking bays. This car park will primarily serve and multi-storey car parking. A new single 9.2.2 The design and location of the parking has residents living in Buildings D-M and will be 9.3.11 Phase 1 will include provision of 18 basement will be formed (extending to up to been considered to ensure that the development located beneath Buildings D, E, G, H, K and L motorcycle parking bays. Later phases will also 42,000 sq m GEA) providing space for car parking retains a significant degree of landscaping across provide motorcycle parking, with a total of 81 to serve Buildings B, D, E, F, G, H, J, K, and L. the site to contribute to the creation of a high • Ground level car parks within Buildings A and motorcycle parking bays currently proposed to The basement has capacity to provide 1,482 car quality public realm, and ensure that there will be B providing 25 standard / 1 Blue Badge bay serve the entire development. This equates to parking spaces (including 75 disabled spaces) and priority to cyclists and pedestrians. (Building A) and 19 standard / 1 Blue Badge approximately 5% of total car parking provision. cycle storage areas. The basement incorporates bays (Building B). internal access ramps, access cores to floors 9.2.3 The basement parking strategy that has 9.3.5 The total residential parking provision 9.3.12 Demand for motorcycle parking will be above, plant and an energy centre (located under evolved during the design period has considerably across the site is therefore as follows: monitored during Phase 1 and each subsequent Building D). enhanced placemaking within the site. Green phase to inform provision made for subsequent ground floor courtyards now form part of the • 1,451 standard resident parking bays phases. 9.1.3 Parking will also be provided on generous landscape that provides the central Beresford Avenue, where existing parking will be focus to the proposal. • 77 Blue Badge resident parking bays. reorganised to provide lay-by parking. Cycle parking 9.3 PARKING NUMBERS 9.3.6 This equates to a ratio of 0.53 parking bays per residential unit based on a total of 2,900 9.3.13 Across the development up to 4,909 cycle 9.3.1 The proposed parking provision units. parking spaces will be provided, comprising up to reflects the development mix proposed and the 4,746 residential spaces, 68 for employment uses, accessibility of the site. Phase 1 will comprise 9.3.7 In addition to the residential parking, the up to 65 commercial spaces and up to 30 spaces Buildings A-D, for which the following parking development will provide a total of 23 employee associated with assembly and leisure uses. provision will be made: spaces and 20 van spaces within Building Plot 9.0 L and 75 spaces and 13 van spaces within the • Ground level residential car parks within Generator (Building Plot N), subject to the Buildings A and B providing 25 standard and 1 detailed design. Disabled employment parking Blue Badge bays (Building A) and 19 standard in both of these building plots will be 10% of and 1 Blue Badge bays (Building B). provision in accordance with the London Plan.

• Basement residential car parking beneath 9.3.8 Building Plot L is capable of Building D will provide 179 standard parking accommodating 3 HGVs. bays and 12 Blue Badge bays. 9.3.9 The development will also provide a total 9.3.2 The total residential parking provision of 68 on-street parking bays for commercial and for Phase 1 will therefore comprise 223 standard visitor use on the north of the site. parking bays and 14 Blue Badge bays. This equates to a ratio of 0.59 parking bays per residential unit based on a total of 402 units.

115 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

116 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

117 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

10.2 FIRE STRATEGY will have a disabled refuge with an emergency voice communication system complying to BS 10.2.1 A Fire Strategy prepared by MSA 5939-9:2003 with Type B outstation with the accompanies this application and sets out the master control station in the concierge. ways in which the development mitigates the risk of fire. A summary of this is set out below. Fire service access and hydrants

Apartments 10.2.5 The fire access around the site is designed so a fire appliance can get within 18m of the main 10.2.2 Apartments will all have sprinklers entrance to each core. Hydrants are located so and fire detection systems. They will operate a that they are within 90m of the inlets and within ‘defend in place’ evacuation strategy, so that only 90m of each other. the occupants of the apartment containing the fire (the ‘apartment of origin’) are expected to External wall construction make an escape. This approach is supported by national guidance for the Building Regulations. 10.2.6 The external walls of the blocks will be The success of this strategy is based on each designed based on the following: apartment being designed as a 60 minute fire rated compartment, ventilated protected common • The façades will be designed to limit the spread corridor and fire rated stair enclosures. of flame over them

• Non-combustible insulation products will be Common corridors used in the façade

10.2.3 The common corridors in all cases will be • Where the use of non-combustible insulation designed to be 60 minute fire rated compartments is not possible, the system chosen will be and will connect each apartment to the fire rated designed to meet the fire performance of the stair enclosure. The common corridors will be BRE135 report based on a full-scale fire test to 10.0 TECHNICAL CONSIDERATIONS provided with smoke ventilation in the form of BS 8414- 1:2002 or BS 8414-2:2005. either mechanical smoke extraction or natural smoke ventilation. In addition, common corridors 10.2.7 The Fire Strategy, which provides more detail, is submitted in support of this application. This chapter provides detail on some of the more technical aspects of the proposed will be fitted with a fire detection system solely for development. More detail regarding these elements can be found in the technical activating the corridor smoke ventilation system documents supporting the application. or grounding the lifts. The system will not contain 10.3 STRUCTURE AND any call points or sounders. SERVICES DESIGN

10.1 SITE MANAGEMENT Basement 10.3.1 The development will be served by a central energy centre comprising gas fired boilers Refuse 10.2.4 The basement is proposed to be fitted with and Combined Heat and Power (CHP) plant. a fire detection and alarm system. The basement District heating will be circulated to each block via 10.1.1 Waste storage provisions have been calculated using British Standard will operate a simultaneous evacuation strategy highly insulated district heating mains. 5906:2005 for residential and commercial uses. In terms of residential waste, sufficient in that detection of smoke or fire anywhere in storage will be provided for a week’s (7 days) worth of storage. Storage will be provided the basement will cause the full evacuation of all 10.3.2 Active electric car charging will be for mixed dry recyclables (MDR), food waste and residual waste. MDR and residual areas of the basement. The system will be fitted provided to 20% of car parking spaces (with a waste will be stored within 1,100L Euro bins and food waste will be stored within 240L with sounders and manual call points throughout future 20% passive electric spaces provided). wheeled bins. and a mechanical smoke extraction system which will be designed to maintain the stairs free from 10.3.3 Electrical substations will be provided at 10.1.2 Details of the Phase 1 refuse strategy can be found in the Waste Strategy smoke ingress in the event fire and will clear strategic locations to serve multiple blocks with section prepared by AECOM in DAS Volume 2. smoke after a fire event. Each basement stair both primary and secondary power supplies.

118 10.3.4 Fibre optic lines will be brought into BREEAM areas for the residents and visitors and will also 10.4.5 Appropriate management and Phase 1 of the development. From a central hub contribute to mitigating the urban heat island maintenance of the drainage network and SUDs position fibre will be extended through below 10.3.8 A minimum of BREEAM Very Good is to effect through localised evapotranspiration. system will be implemented after construction ground ducts to serve each building. be targeted for all non-residential uses around has been completed. The SUDs scheme will the site. Sustainable construction incorporate all relevant pollution control 10.3.5 Gas will be provided to a number of measures as required. ground floor commercial units Gas will not be Water efficiency 10.3.15 The site will aim to achieve a ‘Beyond provided to the apartments. Best Practice’ score with the Considerate 10.4.6 Foul water flows will discharge via gravity 10.3.9 Flow control devices and water efficient Constructors Scheme and will closely monitor to the existing public foul sewer in Beresford fixtures and fittings will be installed in all construction site impacts. Avenue, the Brent Valley trunk sewer and a Sustainability, energy and overheating dwellings to target a maximum internal daily 750mm diameter public sewer in the south site water consumption of 105 litres/person/day. Energy strategy 10.4 DRAINAGE STRATEGY area. Waste and recycling 10.4.1 A drainage and flood risk strategy has 10.3.6 The development will target at least a 10.4.7 Full details can be found in the Drainage 35% reduction in regulated CO emissions through been developed by JSA alongside the Illustrative 2 10.3.10 Adequate facilities will be provided Strategy accompanying the application. Masterplan for Northfields. The site is vacant a combination of advanced fabric energy efficiency for domestic and construction related waste, brownfield land, and therefore has existing measures exceeding Part L 2013 TER and TFEE, including segregated bins for refuse and 10.5 SOUND INSULATION AND surface and foul water drainage networks. and a site-wide heat network supplying heat recycling. NOISE from a centrally located gas powered CHP energy Existing surface flows from the site assumed to drain uncontrolled into the River Brent. centre to be constructed within the basement to Materials 10.5.1 The potential acoustic impacts of noise Building D. In addition, a PV array is proposed for and vibration for the development have been 10.4.2 Surface water ground infiltration Building Plot N. 10.3.11 Where practical, new building materials assessed based on detailed sound surveys of the techniques cannot be used as the geology is will be sourced locally to reduce transportation existing situation and modelling as set out in the predominantly highly impermeable London Clay, Overheating risk mitigation pollution and support the local economy. New Environmental Statement. materials will be selected, where possible, based therefore a SUDs strategy has been developed 10.3.7 The risk of overheating in the new which will control surface water run-off from the on their environmental impact and responsible 10.5.2 This assessment demonstrates that with dwellings in Phase 1 has been assessed in site at source using a modular attenuation tanks, suppliers will be used where possible. appropriate mitigation measures, the site is accordance with the guidance as set out in CIBSE swales and permeable paving. suitable for development. TM59: 2017, which has guided design to ensure Inclusive access appropriate mitigation measures have been 10.4.3 The surface water drainage network has 10.5.3 The assessment notes that noise sources incorporated to reduce the risk to an acceptable 10.3.12 90% of the new dwellings will be been designed taking into account the existing within the area are the surrounding road network, level. These measures include balcony shading designed to meet Building Regulations Approved sewers and water mains that pass through the the Ace Café and nearby industrial uses. Existing and solar control glazing. Overheating mitigation Document M4(2) and 10% will meet Part M4(3). site. Peak run-off rates from the site will be industrial uses are unlikely to result in significant design principles will be incorporated site wide reduced to as close as possible to greenfield impacts on the development and future traffic to minimise risk of future overheating to later Sustainable transport runoff rates. flows are also not identified to impact on the buildings with detailed assessments to be 10.3.13 The site will benefit from a good existing majority of the site, although some properties undertaken to support each Reserved 10.4.4 Proposed SUDs systems will be designed public transport network and sustainable modes fronting busy roads may require mitigation. In Matters stage. not to flood any part of the site in a 1:100 year will be encouraged through the provision of up to addition, properties fronting on to the Ace Café +40% climate change return period design storm. 4,909 secure and covered cycle storage spaces. may require further mitigation. 10.0 During extreme storm periods, surface water sewers may be inadequate and surcharge causing Biodiversity and ecology 10.5.4 The dwellings are to target an surface water to flood from manholes. This will improvement on Building Regulations Part E cause floodwaters to flow to low points with the 10.3.14 Enhancements will be implemented through party walls and floors. through the provision of visually pleasing site, these proposed low points will be located within landscaped areas away from the buildings landscaped areas, play space, green/ brown 10.5.5 Unacceptable levels of noise or vibration to mitigate the risk of flooding to occupants as roofs and extensive tree and shrub planting are unlikely to adversely affect the existing and much as possible. across the site. This will enhance local ecological new development and the development is unlikely biodiversity, provide pleasant external amenity to cause unacceptable noise pollution or vibration.

119 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

120 INTRODUCTION 1.0

THE SITE AND CONTEXT 2.0

THE MASTERPLAN CONCEPT 3.0

CONSULTATION AND COMMUNITY INVOLVEMENT 4.0

DESIGN EVOLUTION 5.0

THE MASTERPLAN PROPOSAL 6.0

THE LANDSCAPE PROPOSALS 7.0

ACCESSIBILITY, SOCIAL INCLUSION AND SAFETY 8.0

PARKING 9.0

TECHNICAL CONSIDERATIONS 10.0

SUMMARY AND CONCLUSION 11.0

121 DESIGN AND ACCESS STATEMENT - VOLUME 1 OUTLINE APPLICATION

11.0 SUMMARY AND CONCLUSION

122 11.1 This Design and Access Statement sets out • Central Gardens – at the heart of the development the landscape-led Illustrative Masterplan for a high connecting main spaces and providing a calm, quality mixed-use development on the Northfields quiet location for relaxation and contemplation site, submitted as part of a hybrid planning application comprising an outline application for the • Canal-side – at the west of the development, site and detailed component for Buildings A-D. creating an new frontage to the Grand Union Canal • Riverside Meadows– to the south of the 11.2 The proposed development will: development, providing a green walk and open space along the River Brent. • Provide 2,900 new homes, of which 1,015 will be affordable 11.6 Landmark buildings are proposed in key locations to identify the site and provide legibility • Deliver up to around 26,400 sq m of flexible around the area. non-residential space, including employment, commercial, community and leisure space, which 11.7 The layout maximises the potential to link will generate in the region of 650 new jobs to the local areas, with an improved frontage to Beresford Avenue immediately to the north of the site, • Establish high quality public realm and landscape improved route to local railway stations (including • Open up access to the Grand Union Canal and River Stonebridge Park station) and Alperton town centre. Brent. Pedestrian and cycle routes provide links through the site, with vehicular routes limited to primary streets. 11.3 Phase 1 will bring forward key elements of Parking is provided at basement level and limited the overall masterplan, importantly the interface amounts of parking are available on internal streets. between the new development and existing community. This includes the gateway into the site 11.8 The proposed development will open up the from Beresford Avenue, and the Canal-side which site considerably and incorporate significant areas includes bars, restaurants and cafés as well as a new of publicly accessible spaces, services and facilities, community centre and residential development. It which will not only serve residents but also the wider will provide a precedent for the development of later community. phases of the site. 11.9 The design proposals have been subject 11.4 A key objective is to establish an attractive to scrutiny through a comprehensive consultation and sustainable living environment that contributes process with a range of stakeholders, including the positively to the borough. The application seeks local community and interest groups and relevant to bring forward much-needed new homes and officers from the LBB, CABE, GLA, Secure by Design, employment space on a vacant site that has been the Canal and Rivers Trust and the EA. identified in local policy as an area of potential. It will provide access for local residents to a previously The vision for Northfields is to open and transform inaccessible site, creating a new identity for the the site, reconnecting the local area with the Grand waterfront as a hub of commercial and cultural uses, Union Canal and River Brent, creating and improving and new routes through the area. routes to Stonebridge Park station and providing new homes, new employment space, public open 11.5 The masterplan concept is the creation of a spaces and local amenities, including a community 11.0 number of character areas formed around a series of centre. These features will ensure Northfields open spaces. These comprise: complements the rest of Alperton, providing residents and the wider local community with a new • Beresford Avenue - to the north of the place to live, work, relax and enjoy. development a new frontage will complete this existing predominantly residential avenue

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© Terence O’Rourke Ltd 2018 Based upon the 2018 Ordnance Survey mapping with the permission of the Ordnance Survey on behalf of Her Majesty’s Stationery Office © Crown Copyright Terence O’Rourke Ltd Document designed by Terence O’Rourke Ltd Licence number 100019980.