A New Place Create a New Neighbourhood

CREATE A NEW NEIGHBOURHOOD • Development must be based on a strong and • A new place of distinct and diverse areas in creative vision to deliver a new urban place terms of design, uses and activity builds on that positively responds to and integrates the varying characters, scale and nature of contrasting neighbouring areas adjoining areas and town centres. • Through intensification, excellent design and • Existing neighbourhoods and town centres architecture a new neighbourhood should should become more connected by a direct establish its own qualities and identity and attractive east-west walking route • Development should be comprehensive through a new neighbourhood and “joined up” and by making far more effective use of land ensure that the delivery of tangible benefits to the wider area can be realised • A new neighbourhood should be a place that is diverse, welcoming, inclusive and accessible to all and not a gated community A NEW PLACE A new mixed use neighbourhood with its own distinct character: that integrates seamlessly into the wider city; that is a more outward looking and inclusive place of exceptional quality; and a contemporary and vibrant new neighbourhood for living and working, which also benefits neighbouring communities and Camden Goods Yard town centres - Allies and Morrison New affordable homes and community play facilities as part of Central Somers Town, Adam Khan Architects West End Lane Finchley Road West Hampstead Thameslink West Hampstead Overground Finchley Road Station West Hampstead Station 12 13 A NEW MIXED USE PLACE ENHANCED VITALITY OF FINCHLEY ROAD AND WEST END LANE TOWN CENTRES • A residential led mixed –use place can be • The mix should include replacement and • Development should contribute to West End • A new residential and working population created where the potential for new housing new uses and activities such as workspaces Lane and Finchley Road as distinct centres should create a new customer base and is optimised and development provides and jobs, shops and supporting social and with different functions, characters and choice wider catchment supporting each town centre significant new housing of different types, community infrastructure, including health of shops and services that see each centre thrive in their own ways, where more people including family sized homes and genuinely facilities, where new demands are created benefit from a wider and more connected new can be attracted to shop locally affordable housing at social rent levels • A denser mix of uses and activities should neighbourhood area • Development and associated public realm • Redevelopment of the O2 Centre as create more engaging, active and safer • A chance to create and integrate existing improvements, including a high quality part of a more comprehensive approach streets, places and spaces throughout the and new retail, leisure and community uses pedestrian route linking West End Lane and should deliver demonstrably higher quality day and night successfully within both a new place and Finchley Road, can be used to present new outcomes that integrates new development • Intensification can be delivered in different with existing local neighbourhoods and town “front doors” into and from West Hampstead seamlessly with the wider area and deliver forms and building typologies and the centres and Finchley Road town centres benefits in terms of new spaces and walking acceptability of the scale and height of • New uses should complement, support and • Development can encourage investment and routes, where a range of retail, leisure and buildings will be determined by a range add to (rather than compete with) the vitality improvements to other land and properties community uses are adequately reprovided. of factors. These include design quality, and diversity of existing town centres around the SPD area and in local centres • New and replacement uses should delivery of much needed affordable housing, complement and add to the mix and the quality of the public realm and size of character of uses across areas and open spaces, supporting social infrastructure neighbourhoods– not a “one size fits all” and the impact on the character of approach , but with diverse types and scale neighbourhoods, views and skyline. of uses and activities created within an overall masterplan Central Parade, Walthamstow (Gort Scott) - Mixed-use scheme provides a bakery, café and events space, retail spaces and coworking areas with meeting rooms and studio units for up to 50 independent creative businesses. The basement includes rehearsal spaces and recording studios East Grove, Elephant Park (AHMM) mid-rise blocks on podium with Agar Grove Plot B, Hawkins\Brown with Mae, LBC (Image: ForbesMassie) Tidemill Academy and Deptford Lounge (PTE) - A new civic heart Trafalgar Place (by drmm) - Communal garden courtyard active ground The development follows the principles of Passivhaus architecture, Deptford town centre. The projects combines a primary academy, district floor uses facing onto central green space allowing for greater energy performance and cutting down fuel poverty. library, community centre, artists’ studios, affordable homes and a market square 14 15 A NEW “FRONT DOOR” FROM FINCHLEY ROAD TO A NEW NEIGHBOURHOOD KEY Existing building footprints Major development creates the opportunity to • Locate high quality activated public spaces take a fresh look at the O2 Centre to consider its and routes closer to Finchley Road that look Indicative building frontages future role and relationship with the town centre onto and contribute to the vitality of the high and Finchley Road. Any development should street New east west pedestrian and cycle route meet the following objectives: • Introduce new retail frontages designed to Vehicle, cycle and pedestrian streets • Support strong, inclusive and sustainable respond more appropriately to the adjacent Pedestrian and cycle routes economic renewal and enhance the vibrancy terrace and prevailing high street townscape of Finchley Road as a town centre and local Public open space high street Public green open space • Successfully unlock a “backland” area that Though it would limit the ability to deliver integrates with the town centre and facilitates a number of important objectives and Biodiversity corridors direct and attractive pedestrian and cycle opportunities, if the O2 Centre were to be friendly routes through a new neighbourhood retained as a part of proposals it would need Street trees to West End Lane to embed itself far more successfully with the Active Frontages existing town centre to create a new mixed-use • Create a community asset of an inclusive and place. This would require significant intervention convenient place to meet and socialise Key intersection and improvement to achieve the following: • Make access, entrances and routes into and • A more inviting, interesting and stimulating from development inviting, attractive and mixed use destination, providing the retail, interesting – to draw people through to new leisure, working and community uses that uses, spaces and facilities can attract and employ local residents • Significantly improve the pedestrian and • A more welcoming pedestrian and cycle streetscape quality of this part of Finchley entry into new development through Road measures such as improved crossings, reduced traffic lanes, wider footways, Redevelopment of the O2 centre as part of a greening and animating the sides of the O2 comprehensive approach would be more likely centre BLACKBURN ROAD to support delivery of these objectives and also FINCHLEY ROAD • More active and engaging frontages, open up other opportunities to: entrances and streetscapes at ground floor • Create a modern, flexible and adaptable level on all public facing sides retail and leisure environment that is • A more open, clearer and more accessible designed for the high street of the future route through the centre • Create a new set back building line to • A high quality urban space to the rear that increase pavement width and introduce tree can integrate the existing with the new and is planting along Finchley Road designed for people and not the car • Form more accessible level changes on Finchley Road into and from new Finchley Road development Station • Provide different routes that align more with movement choices and destinations (eg road * crossings, public transport and other shops) to create a more permeable place Potential comprehensive redevelopment * If 02 Centre 16 17 is retained AN ATTRACTIVE AND WELCOMING PLACE OFF WEST END LANE • Development along Blackburn Road from KEY West End Lane should be used to create Existing building footprints a more coherent and engaging street and an effective transition between the existing Indicative building frontages town centre and a new residential led neighbourhood New east west pedestrian and cycle route • New development should facilitate and/or Vehicle cycle and pedestrian street improve pedestrian and cycle access through improvements to the streetscape quality from Pedestrian and cycle streets West End Lane through Blackburn Road to Public open space reflect an enhanced role as a key entrance into major new development Public green open space • The public realm from West End Lane, Biodiversity corridors Blackburn Road, Billy Fury Way and around Granny Dripping Steps should be improved Active Frontages to create attractive spaces connecting with Set buildings back and improved passive new pedestrian/cycle routes through to surveillance.

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