City of London, Sydenham Hill Residents & Councillors

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City of London, Sydenham Hill Residents & Councillors Presentation LB Lewisham

23.07.19 Cover Image The current proposal

Housing London Plan Targets

LB Lewisham is required to deliver 13,847 new homes between 2015 and 2025 in the Mayor of London’s current London Plan.

This increases to 21,170 by 2028/2029 in the new Draft London Plan (2018).

Current London Plan Draft London Plan

10 year target 10 year target 2015 -2025 2018/19 -2028/29 13,847 21,170

New Homes New Homes in Lewisham in Lewisham Housing The City Corporation Housing Delivey

The City Corporation plans to create 3,700 new homes for Londoners, including 700 new social housing units on its estates by 2025.

The City Corporation’s vision for the Sydenham Hill Estate is to create new much-needed homes as well as improve open space, landscaping and shared amenities for existing residents.

The City Corporation Housing Target for 2025

3,700 700 New Homes New Social Homes by 2025 by 2025 Introduction Project Brief

Proposed Mix Housing Split

Proposals 1 Beds 30%

1B2P(S) = 7% Lewisham 1B2P = 23% 50%

Proposals 2Beds 51% City of London 2B3P = 21% 2B4P = 30% 50%

Proposals 3+ Beds 19%

3B5P = 9% 4B+ = 10% Project Development Previous Consultation Proposal

New Homes 134

1 Bed 2 Bed 33% 47%

3 Bed 4+ Bed 11% 9% Project Development Consultation & Design Changes

Consultation Main Design Changes

07.11.18 - Community Consultation Event 01 1. Number of homes reduced

13.12.18 - Resident Steering Group Meeting 01 2. Building height reduction

31.01.19 - Resident Steering Group Meeting 02 3. Ball court retained and improved

06.02.19 - Community Consultation Event 02 4. Central space designed to retain two distinct areas

07.03.19 - Residents Steering Group, Meeting 03 5. Central play space removed

21.03.19 - Residents Steering Group Meeting 04 6. Balconies with solid elements introduced

27.03.19 - Community Consultation Event 03 7. Basement Removed

08.05.19 - Resident Steering Group Meeting 05 8. Rear defensible space introduced

20.05.19 - Public Meeting with local Community & Councillors

01.07.19 - Resident Steering Group Meeting 06

02.07.19 - Forest Hill Assembly Presentation Project Development Current Proposal

New Homes

120 1

1 Bed 2 Bed 36 61 2

3 Bed 4+ Bed 11 12

Key 1. Mais House - 108 homes 2. Otto Close - 12 homes

The Site The Site Physical & Urban Context

The urban grain of Sydenham Hill is suburban in character, owing to the steep topography of the area. This has led to disconnected branches of low-density terraced housing with individual blocks of flats, semi-detached and detached houses. Sitting at the crest of the hill, however, the site forms part of a line of prominent mansion houses. This would suggest a larger block might be an appropriate response on the Mais House site.

Sydenham Hill is strongly defined by its leafy character and so retaining or reintroducing areas of outdoor space would be essential within any new development. 1 2 3

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Key 1. Farley House 8. Sedley Court 2. The Cedars 9. Dulwich View 3. 34a Sydenham Hill 10. 6-20 Kirkdale 4. TBC 11. Rose Court 5. 40-57 Lammas Green 12. 13-23 Lammas Green 6. Mais House 13. Otto Close 7. Castlebar The Site Physical & Urban Context

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Completed in 1957, the Lammas Green estate is a series of Grade II listed buildings by the well respected architect Donald McMorran of Farquharson & McMorran. 1 2

Built for the City of London (CoL) the brick buildings were made with hand-made Essex Bricks and pantiled roofs.

The two apartment blocks of three storeys each face the street, helping to define the entrance to the internal courtyard to the separate the community from the noise of Sydenham Hill. These blocks and the entrance to the courtyard can be seen in images 1 and 4.

The other three sides of this community facing courtyard are two storey terraced homes. These respond to the site topography by stepping down the landscape ensuring level access for the residents.

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SYDENHAM HILL ROAD

Images 1 & 4, Copyright Will Greenwood The Site History: The Mansions

As can be seen in the previous pages, the architectural character of the area until the post-war period was defined by the large, detached Mansions that were built on the ridge of 1 2 Sydenham Hill.

These majority of these mansions were built during the 19th century following the relocation of Crystal Palace to the south- western end of Sydenham Hill in 1854.

Castlebar is one of these homes (see images 1&2). Completed in 1879 Castlebar is representative of these homes; grand formal entrances, decorative masonry, mature trees & less formal gardens to the rear. Castlebar has since been converted and is now a nursing home adjacent to the Mais House site.

Mais House is a comparatively recent development. Prior to it’s construction in the 1970’s the site was home to St Sidwells (otherwise known as Otto House). Now demolished this building shared a design language with the other Mansions on the ridge that still exist today (see images 3&4).

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G 81.7m 3 2 I Sports Court 50 V 49 The Site History: Three Development Periods

Victorian Post War 1970s The Site Remaining Tree Structure

Remaining tree structure Cat A trees Cat B trees Cat C trees

to studio 11 Design Review Panel July 2019 The Site BS Tree Catagories

BS tree survey tree catagories Cat A trees Cat B trees Cat C trees

to studio 13 Design Review Panel July 2019 The Site Kirkdale Conservation Area & Listed Buildings

DULWICH WOOD

KIRKDALE

MAIS HOUSE

SYDENHAM HILL ROAD

LAMMAS GREEN

Key

Locally Listed Building

Nationally Listed Building

Site boundary

Conservation Area The Site Existing Trees

DULWICH WOOD

KIRKDALE

SYDENHAM HILL ROAD

OTTO CLOSE

Key Tree Category A - Root Protection Zone LAMMAS GREEN Tree Category B - Root Protection Zone

Tree Category C - Root Protection Zone

Site boundary

Buildings to be demolished The Site Overlooking

DULWICH WOOD

KIRKDALE

SYDENHAM HILL ROAD

OTTO CLOSE

Key 21m overlooking distance LAMMAS GREEN 18m overlooking distance

15m overlooking distance

Site boundary

Buildings to be demolished The Site Development Areas

DULWICH WOOD

KIRKDALE

SYDENHAM HILL ROAD

OTTO CLOSE

Key Potential Development Area* LAMMAS Overlooking GREEN

Existing Root Protection Areas

Site boundary

Buildings to be demolished

*without impact on existing trees or overlooking to/from existing buildings

Proposed Development Proposed Development Building Diagrams: Existing Proposed Development Building Diagrams: Demolition Proposed Development Building Diagrams: Improve Route Between Kirkdale & Lammas Green Proposed Development Building Diagrams: Otto Close Completion Proposed Development Building Diagrams: Continue Building Line Proposed Development Building Diagrams: Define Historic Rhythm Proposed Development Building Diagrams: Define Building Heights Proposed Development Building Diagrams: Continue Street Rhythm Proposed Development Building Diagrams: Create Shared Communal Entrance Proposed Development Building Diagrams: Frame Arboretum Proposed Development Building Diagrams: Shift Proposed Development Building Diagrams: Moments of Height Proposed Development Building Diagrams: Twist Proposed Development Building Diagrams: Proposal - Safeguard Trees Proposed Development Landscape: Composite Masterplan

Landscape strategy : composite masterplan

to studio 21 Design Review Panel July 2019 Proposed Development Landscape: Landscape Principles

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07 06

05 02 06

04 12 10 01

Landscape principles

1. Retain trees to Sydenham Hill frontage 5. Create upper terrace garden for Mais House 9. Make a new street with terrace houses 2. Preserve historic wall and gateway 6. Retain open spaces to Otto Close frontage 10. Remove rear alley and improve link to Kirkdale 3. Vehicle access and servicing as existing 7. Make new path link from Mais House to existing path 11. Potential new residents garden in place of ramps 4. Define gateway into residents garden 8. Retain majority of existing tree group to boundary 12. Refurbish ball court

to studio 22 Design Review Panel July 2019 Proposed Development Landscape: Minimising Trees Removed

Minimising trees removed Cat A trees Cat B trees Cat C trees Trees removed

to studio 23 Design Review Panel July 2019 Proposed Development Landscape: Ecology Strategy

08 01 05

1. Retain existing trees where possible 5. Retain sawn logs and thinnings on site for habitats 2. Provide new tree planting to mitigate trees lost 6. Add bird/bat refuges to building fabric Ecology strategy 3. Increase species diversity with emphasis on native plant species 7. Potential for living roofs to some/all new build blocks 4. Enhance ground cover and low shrub layer with additioinal species 8. Enhance boundary hedgerows for connectivy

to studio 24 Design Review Panel July 2019 Proposed Development Landscape: Enhanced Arboretum

Landscape strategy : Enhanced Arboretum

to studio 25 Design Review Panel July 2019 Proposed Development Landscape: Shrub and Field Layer Planting

Landscape strategy : shrub and field layer planting

to studio 26 Design Review Panel July 2019 Proposed Development Landscape: Composite Green Masterplan

Landscape strategy : composite green masterplan

to studio 27 Design Review Panel July 2019 Proposed Development Landscape: Upper Terrace

Landscape strategy : Upper terrace

to studio 31 Design Review Panel July 2019 Garden & Colonnade Overview

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07 05

03 01

1. New access into garden. This could be gated, but not locked. 5. Ramped access into play space 2. Upper terrace for Mais House 6. Toddlers slide Rockery playspace 3. Existing retaining wall 7. Stepped path connection down to existing pathway 4. New play space as part of rockery. 8. Community hub

to studio 32 Design Review Panel July 2019 Garden & Colonnade Previous Proposal Image

IMAGE REMOVED AS REFERS TO PREVIOUS SCHEME Copyright Hawkins\Brown Architects No implied licence exists. This drawing should not be used to calculate areas for the purposes of valuation. Do not scale this drawing. All dimensions to be checked on the site by the Plans contractor and such dimensions to be their responsibility. All work must comply with relevant British Standards and Building Ground Floor Regulations requirements. Drawing errors and omissions to be reported to the architect. To be read in LL conjunction with Architect's specification and HI other consultant information. HAM DEN Rev Description Date SY P01 Issued for Information 24.05.19 P02 Issued for Information 31.05.19

REFUSE REFUSE

BIK BIKES ES

1BStudio 1B2P 2B3P 2B4P 3B5P 3B6P 4B6P 3B5P House

COM 3B6P House MUNITY ROOM 4B6P House Circulation Private Amenity

0m 3.2m 6.4m 9.6m 12.8m 16m

VISUAL SCALE 1:200 @ A1

ESTATE OFFICE

BIKES

Project Mais House 44 Sydenham Hill Forest Hill, London SE26 6ND

Drawing Ground Floor GA Plan

Scale @ A1 Date As indicated May 2019

Drawn By Checked By CM IGC

Job Number Status Purpose of Issue 18049 S2 Information

Drawing No. Rev SYDH-HBA-XX-XX-SK-A-XX-0002 P02 Copyright Hawkins\Brown Architects No implied licence exists. This drawing should not be used to calculate areas for the purposes of valuation. Do not scale this drawing. All dimensions to be checked on the site by the Plans contractor and such dimensions to be their responsibility. All work must comply with relevant British Standards and Building First Floor Regulations requirements. Drawing errors and omissions to be reported to the architect. To be read in conjunction with Architect's specification and other consultant information. Rev Description Date P01 Issued for Information 24.05.19 P02 Issued for Information 31.05.19

1BStudio VOID 1B2P VOID 2B3P 2B4P 3B5P 3B6P 4B6P 3B5P House 3B6P House 4B6P House Circulation Private Amenity

0m 8m 16m 24m 32m 40m

VISUAL SCALE 1:500 @ A1

Project Mais House 44 Sydenham Hill Forest Hill, London SE26 6ND

Drawing First Floor GA Plan

Scale @ A1 Date As indicated May 2019

Drawn By Checked By CM IGC

Job Number Status Purpose of Issue 18049 S2 Information

Drawing No. Rev SYDH-HBA-XX-XX-SK-A-XX-0003 P02 Copyright Hawkins\Brown Architects Copyright Hawkins\Brown Architects No implied licence exists. This drawing should No implied licence exists. This drawing should not be used to calculate areas for the purposes not be used to calculate areas for the purposes of valuation. Do not scale this drawing. All of valuation. Do not scale this drawing. All Plans dimensions to be checked on the site by the dimensions to be checked on the site by the contractor and such dimensions to be their contractor and such dimensions to be their responsibility. All work must comply with responsibility. All work must comply with Typical Floor relevant British Standards and Building relevant British Standards and Building Regulations requirements. Drawing errors and Regulations requirements. Drawing errors and omissions to be reported to the architect. To be omissions to be reported to the architect. To be read in read in conjunction with Architect's specification and conjunction with Architect's specification and other consultant information. other consultant information. Rev Description Date Rev Description Date P01 Issued for Information 24.05.19 P01 Issued for Information 24.05.19 P02 Issued for Information 31.05.19 P02 Issued for Information 31.05.19

1BStudio 1BStudio 1B2P 1B2P 2B3P 2B3P 2B4P 2B4P 3B5P 3B5P 3B6P 3B6P 4B6P 4B6P 3B5P House 3B5P House 3B6P House 3B6P House 4B6P House 4B6P House Circulation Circulation Private Amenity Private Amenity

0m 3.2m 6.4m 9.6m 12.8m 16m 0m 3.2m 6.4m 9.6m 12.8m 16m

VISUAL SCALE 1:200 @ A1 VISUAL SCALE 1:200 @ A1

Project Project Mais House Mais House 44 Sydenham Hill 44 Sydenham Hill Forest Hill, London Forest Hill, London SE26 6ND SE26 6ND

Drawing Drawing Typical Floor GA Plan Typical Upper Floor 01 GA Plan

Scale @ A1 Date Scale @ A1 Date As indicated May 2019 As indicated May 2019

Drawn By Checked By Drawn By Checked By CM IGC CM IGC

Job Number Status Purpose of Issue Job Number Status Purpose of Issue 18049 S2 Information 18049 S2 Information

Drawing No. Rev Drawing No. Rev SYDH-HBA-XX-XX-SK-A-XX-0004 P02 SYDH-HBA-XX-XX-SK-A-XX-0005 P02 Copyright Hawkins\Brown Architects Copyright Hawkins\Brown Architects No implied licence exists. This drawing should No implied licence exists. This drawing should not be used to calculate areas for the purposes not be used to calculate areas for the purposes of valuation. Do not scale this drawing. All of valuation. Do not scale this drawing. All dimensions to be checked on the site by the Plans dimensions to be checked on the site by the contractor and such dimensions to be their contractor and such dimensions to be their responsibility. All work must comply with responsibility. All work must comply with relevant British Standards and Building Upper Floor relevant British Standards and Building Regulations requirements. Drawing errors and Regulations requirements. Drawing errors and omissions to be reported to the architect. To be omissions to be reported to the architect. To be read in read in conjunction with Architect's specification and conjunction with Architect's specification and other consultant information. other consultant information. Rev Description Date Rev Description Date P01 Issued for Information 24.05.19 P01 Issued for Information 24.05.19 P02 Issued for Information 31.05.19 P02 Issued for Information 31.05.19

1BStudio 1BStudio 1B2P 1B2P 2B3P 2B3P 2B4P 2B4P 3B5P 3B5P 3B6P 3B6P 4B6P 4B6P 3B5P House 3B5P House 3B6P House 3B6P House 4B6P House 4B6P House Circulation Circulation Private Amenity Private Amenity

0m 3.2m 6.4m 9.6m 12.8m 16m 0m 3.2m 6.4m 9.6m 12.8m 16m

VISUAL SCALE 1:200 @ A1 VISUAL SCALE 1:200 @ A1

Project Project Mais House Mais House 44 Sydenham Hill 44 Sydenham Hill Forest Hill, London Forest Hill, London SE26 6ND SE26 6ND

Drawing Drawing Typical Floor GA Plan Typical Upper Floor 01 GA Plan

Scale @ A1 Date Scale @ A1 Date As indicated May 2019 As indicated May 2019

Drawn By Checked By Drawn By Checked By CM IGC CM IGC

Job Number Status Purpose of Issue Job Number Status Purpose of Issue 18049 S2 Information 18049 S2 Information

Drawing No. Rev Drawing No. Rev SYDH-HBA-XX-XX-SK-A-XX-0004 P02 SYDH-HBA-XX-XX-SK-A-XX-0005 P02 Proposal Sydenham Hill, Key View 01

Existing Proposal Sydenham Hill, Key View 01

Current Scheme

Proposal Sydenham Hill, Key View 02

Existing Proposal Sydenham Hill, Key View 02

Current Scheme

Otto Close Plans

No implied license exists. This drawing should not be used to calculate areas for the purposes of valuation. Do not scale this drawing. All dimensions to be checked on site by the contractor and such dimensions to be their responsibility. All work must comply with relevant British Standards and Building Regulations requirements. Drawing errors and omissions to be reported to the architect.

Revisions

P01 08.03.19 Issued for Information P02 29.03.19 Stage 2 Issue

1BStudio

1B2P

2B3P

2B4P

3B5P

3B6P

4B6P

3B5P House OC-00-13 3B6P House OC-00-14

OC-00-01 4B6P House

OC-00-02 Circulation

Private Amenity OC-00-03

Root Protection Area OC-00-04 Sydenham Hill OC-00-05 Estate Boundary Site Boundary OC-00-06

OC-00-07

OC-00-08

OC-00-09

OC-00-10

OC-00-11

OC-00-12

Project Mais House 44 Sydenham Hill Forest Hill, London SE26 6ND Drawing Otto Close GA Plan

Scale Date 1:500 March 2019

Drawn by Checked by CM IC

Job No. Status Purpose of Issue Otto Close GA Plan 18049 S2 Information 1:500 Drawing No. & Revision SYDH-HBA-OC--A-DR-200050 Otto Close StreetKey Elevation

1 Brick type 1 2 Reconstituted Stone 3 PPC window 4 Timber panelling 5 Galvanised rainwater goods 6 Standing seam zinc 7 Reconstituted stone sill / head

4 1 7 6 5 3 2

20_0265

93960

88575

Otto Close Terraces Front Elevation (Northern)

1:200

Revisions Copyright Hawkins Brown Architects LLP Scale Date Job Number Project

P01 08.03.19 Issued for Information No implied license exists. This drawing should not 1:200 March 2019 18049 Mais House be used to calculate areas for the purposes of P02 29.03.19 Stage 2 Issue 44 Sydenham Hill valuation. Do not scale this drawing. Drawn By Checked By Status All dimensions to be checked on site by the Forest Hill, London contractor and such dimensions to be their CM IC S2 SE26 6ND responsibility. All work must comply with relevant British Standards and Building Regulations requirements. Drawing errors and omissions to be Drawing Number & Revision Purpose of Issue Drawing reported to the architect. SYDH-HBA-OC-XX-DR-A-20_0250 Information Terraces - Front Elevation Copyright Hawkins Brown Architects LLP

No implied license exists. This drawing should not Otto Close be used to calculate areas for the purposes of valuation. Do not scale this drawing. All dimensions to be checked on site by the Street Section contractor and such dimensions to be their responsibility. All work must comply with relevant British Standards and Building Regulations requirements. Drawing errors and omissions to be reported to the architect.

Revisions P01 08.03.19 Issued for Information P02 29.03.19 Stage 2 Issue

BED BED

KITCHEN WC LIVING

Otto Close Path Parking Shared Surface Path Proposed Terraces Private Amenity Existing Access Rose Court

Private Amenity

Project Mais House Otto Close Terraces - Section AA 44 Sydenham Hill 1:200 Forest Hill, London SE26 6ND Drawing Otto Close Teraces - Section AA

Scale Date 1:200 March 2019

Drawn by Checked by CM IC

Job No. Status Purpose of Issue 18049 S2 Information

Drawing No. & Revision SYDH-HBA-OC--A-DR-200350 Area Schedule (Terrace Type A) FLOOR FINISHES

Level Area Entrance Mat Otto Close Vinyl HomeLevel 0 Plans 48 m² Tile Level 1 42 m² Carpet Level 2 30 m² 120 m²

Kitchen / Dining 13 m²

Bedroom Bedroom 14 m² 14 m²

Store 1 m² Store 2 m²

Bedroom Store 8 m² 1 m²

Living 17 m² Bedroom 9 m²

Level 00 Level 01 Level 02 1 : 100 1 : 100 1 : 100

Rev Description Date Copyright Hawkins\Brown Architects Scale @ A3 Date Job Number Project P01 Issued for Information 08.03.19 P02 Stage 2 Issue 29.03.19 No implied licence exists. This drawing should As indicated March 2019 18049 Mais House not be used to calculate areas for the purposes of valuation. Do not scale this drawing. All Dimensions to be checked on the site by the Drawn By Checked By Status 44 Sydenham Hill contractor and such dimensions to be their Forest Hill, London responsibility. All work must comply with relevant CM IC S2 SE26 6ND British Standards and Building Regulations requirements. Drawing errors and omissions to be reported to the architect. To be read in Drawing No. Rev Purpose of Issue Drawing conjunction with Architect's specification and other consultant information. SYDH-HBA-OC-ZZ-DR-A-20_0150 P02 Information Terraces - Unit Type A Otto Close Ground Floor & Garden

Pedestrianised street

Private defensible space

Recessed entrance porch

Kitchen Diner

Entrance Corridor

Store

Living Room

Garden as extension of the living room Otto Close Proposal Otto Close Ball Court Refurbished

02 05

01 04

1. Additional access into court 5. New high quality ball stop fencing with mega graphic 2. Sound absorbent curtain to house 6. Evergreen climbing plants into fencing to two sides Ball court refurbished 3. New furniture 7. Retain open views into court through fencing 4. Remove gates to car store area 8. Resurface, add markings to studio 33 Design Review Panel July 2019