Welcome Thank you for visiting our online consultation for the redevelopment of 42 Station Road, in Colliers Wood. Please take a look through our proposals on the following slides and Have Your Say via our online polls. We will also be available on email, phone and text message to receive your feedback. Introduction
These virtual exhibition boards, and our HAVE YOUR SAY digital platform, are here to open a dialogue between us to discuss this exciting opportunity for a high-quality mixed-use development on the banks of the Wandle. They are also for you, as local residents and stakeholders, to tell us what you think are the most important points to consider.
This is an opportunity to:
- Become acquainted with our project team - Understand our vision and aspirations for the site - See how the proposals have evolved in recent months - Share your views on our updated proposals Who is Hadley Property Group?
Hadley Property Group specialises in the delivery of sustainable, progressive and inclusive housing-led development. We work in collaboration with industry- leading design teams across London and in other major UK cities.
Our company was founded in 2003 and is one of only a handful of private developers to be selected for LDP2, the Mayor of London’s framework for the delivery of new homes on publicly owned land in London.
In recent years, Hadley has also formed strategic alliances with a number of Housing Associations and Local Authorities. These partnerships have enabled us to provide high levels of affordable homes in our developments, such as Totterdown Reach in Bristol (100% affordable), South Grove in Walthamstow (55% affordable) and at Greenwich Square (48% affordable). A Selection of Our Previous Projects
South Grove Totterdown Reach Greenwich Square Waltham Forest Bristol Royal Borough of Greenwich
518 Homes 55% Affordable 161 Homes 100% Affordable 666 Homes 55% Affordable Our Team
We have assembled an experienced and award-winning project team to help us deliver our vision. Gort Scott, our lead designers, have helped to realise our ambitions for this project, drawing inspiration from the rich history and heritage of our surroundings. They have previously worked alongside BOCCA London Borough of Merton and TfL to enhance the public CONSULTING realm of Colliers Wood Town Centre to help rebalance road use in favour of pedestrians and cyclists.
Landscape architects, Fabrik, have been selected to ensure high quality public realm improvements.
Household names such as Buro Happold and Waterman add further assurances of quality as our planners and engineers, and additional specialist consultants have been appointed to ensure that the river is treated with sensitivity and consideration. The Opportunity The site is located to the west of the local Sainsbury’s supermarket, with Merton Abbey Mills just to the south. The River Wandle flows along the site’s western border with suburban housing beyond. Local Area
Located within the South Wimbledon/ Colliers Wood opportunity area, the proposed development site sits within a mixture of residential housing and commercial property. This varied mixture of accommodation types provides excellent opportunity for a modern urban housing development.
The rich history of the local area is well symbolised within Merton Council’s logo of a waterwheel, representing the Wandle river and the waterwheel that sits on the river at Merton Abbey Mills. A Rich History
Colliers Wood is linked to the charcoal burners of ‘colliers’ of the middle ages, that worked local woodland. The world’s first public railway was the Surrey Iron Railway, which passed through Colliers Wood on its route from Croydon to Wandsworth. The historic Merton Priory educated the likes of Thomas Becket, Nicholas Breakspear, the Archbishop of Canterbury and Pope Adrian IV. Merton Abbey Mills is a former Liberty & Co. dyeworks.
It was said to have more mills per mile than any other river in the world - 90 mills on 11 miles of river. The leader of the Arts and Crafts Movement, William Morris had a factory nearby, which was adapted for stained-glass production, textile printing and carpet weaving.
The work of Morris is referenced within our design strategy, something you will see further on in this exhibition. Site History
This site has been utilised for a range of uses over the years. During the 12th century, the site made up parts of the grounds of the Merton Priory. More recently in the mid 1900s, the site was utilised for industrial manufacturing.
In more recent years, the location has been used for light industrial operation and most recently was home to a local soft play business. Unfortunately, the eastern banks of this section of the River Wandle has been inaccessible to the public for hundreds of decades. We hope to change this. Constraints
Whilst the site is located in an ideal setting for a mixed- use housing development, it does present a range of natural and man-made constraining factors. To the east, the site is bordered by the Wandle. To the west, it is limited by the Sainsbury’s access road and their land holdings. Major services are also present and historical pockets of contamination from previous industrial uses can also be found. To Tooting Broadway
Haydons Road Recreation Ground To Wimbledon Site Connectivity Wandle Park
1 Colliers Wood Recreation Ground The area is well connected with excellent access to local stores and the high street. Colliers Wood 8 Station is a short walk along the river, with South Wimbledon, Tooting, Wimbledon and South 2 3 4 Merton stations also close. 5
There are a number of bus routes on Merantun way and additionally 6 from Merton High Street, linking to Clapham Junction and Lavender Park surrounding areas. The site is also services by good pedestrian links to surrounding businesses, along the River Wandle and to Abbey Recreation ndle Ground Wa the wider area.
River This strong connectivity and close proximity to shops and businesses presents an ideal location for a residential-led development. Furthermore, it also means that there is no need to increase traffic in the area with the inclusion of private car parking 7 (apart from Blue Badge provision) on site.
1 Colliers Wood Underground Station Morden Hall Park 2 South Wimbledon Underground Station N 3 Sainsbury’s Superstore 4 Site 5 Merton Priory Chapter House 6 Merton Abbey Mills 7 Morden Road tram stop 8 Gort Scott’s Connecting Collier Woods project
7 Vision We realise how fortunate we are to be working in a location so rich in heritage which offers inspiration from such a range of sources.
Our ambition is to deliver a beautifully sculpted mixed-use development with an accompanying waterside environment which is opened up for the enjoyment of the public. Our Aspiration
Our proposals will provide elegant, modern housing for Colliers Wood which not only meets the current need but also responds to the rich local context. Affordable housing is integral to all Hadley developments, and 40% of the proposed homes will be affordable housing.
We hope to complement the range of uses at Merton Abbey Mills with a mixture of flexible workspace specifically tailored at local SMEs and and with the potential inclusion of a riverside café.
We aim to provide a development which is considered and responsive to the local context, sensitively integrating much-needed new modern homes into the area’s existing setting - as well as recognising and respecting the site’s relationship with the historic Merton Abbey. Emerging London Plan/ Housing Need
London is in the midst of a housing crisis and Merton is responding to this accordingly. London Borough of Merton has been allocated a housing target of 9,000 homes over the next 10 years. The emerging London Plan notes that the Colliers Wood area has high growth potential for residential development and lists it as an Opportunity Area with a target of 5,000 new homes and 6,000 new jobs. As a member of the Mayor of London’s preferred housing delivery framework (LDP2), Hadley places strong emphasis on delivering on the Mayor’s Strategic policy aims. Development Benefits
As the proposals continue to develop, we are committed to providing benefits that will benefit local residents and the community of Colliers Wood.
- New jobs - New river front public space - Affordable Housing - The Regeneration of derelict land - Local contributions, such as Community Infrastructure Levy and Section 106 payments Our Emerging Design Our plans have been developing over the past six months and following some initial meetings with the Local Authority’s Planning department, discussions with elected members and through presentations to the Merton Design Review Panel, we are able to share our ideas with you for your consideration and comment. Design Evolution
Our current proposals have been through several iterations and are the result of our responding to the constructive comments
In on received from the Local Planning Authority, iti iti al i is de cqu as, ’s a its elected members and the highly respected following the site Merton Design Review Panel. e m he sc As you will see from the following slides, the new tt co rt S g Go proposals are more elegant in form, less bulky Our evolvin and provide a considerable improvement to the proposed public realm and riverside frontage which was proposed originally.
It er ati on ) No. 020 2 (March – April 2 Design Evolution
Initial designs saw proposals for a single elongated building which took up much of the site. Seeing that this approach was too bulky and constraining on the ground level we have now separate the structure into two slender buildings. Whilst improving the visual appeal of the development, this change has also enabled an increase in the amount of public river fronting garden and significantly enhanced the quality of the ground level environment.
In comparison to the early designs, the total quantum of development has been reduced. Separating the buildings has provided a more varied and appealing skyline, allowing more light through the site into the homes. Reducing the bulk and mass has additionally lowered the visual impact on surrounding streets and properties. Current Design
Our architectural vision for the treatment of the buildings has evolved to pay homage to the rich history of the past.
The proposals would include a 14 storey and 8 storey buildings, providing 120 new homes. We have undertaken substantial levels of modelling to ensure that the location and heights of the buildings have a low impact on the site’s residential neighbours.
We have also ensured a high number of dual aspect flats (72%). The proposals are also more sympathetic to surrounding neighbours and 100% compliant with BRE guidelines for sunlight and overshadowing. A New Pedestrian Bridge
One aspect we are considering is to introduce a pedestrian bridge to the north of the site, which will improve access to Sainsbury’s and surrounding areas.
Please visit our polls and let us know your thoughts.
New link bridge connecting the site to the surrounding roads Improved connections from Station Road
Playspace Residential accommodation
Cycle cafe/ work- shop space Co-working space
New public realm Riverside Play trail enhancements New link bridge connecting the site to the surrounding roads Housing and Ground Floor Uses New Homes
As in many London Boroughs, Merton is under significant pressure to deliver new homes, and in particular affordable homes for local residents. There is a significant disparity between income and housing affordability in the Borough, which is one of the reasons we believe it is so important to deliver affordable family housing on site. Of the 120 proposed new homes 40% will be affordable housing for the residents of Merton.
The proposed accommodation will include a mix of 1,2 and 3 bed apartments. A proportion of the homes will be built to Wheelchair accessible standards and will additionally meet all current building regulations including energy use and thermal performance. Ground Floor Uses
Our proposals will meet the public realm with landscaping and help create active frontage, shared amenity space will improve the river front setting. Our plans will ensure that the ground floors will be accessible to the public and enable local access to the riverfront.
Our aspiration is for the public realm and ground level of our buildings to be active. Our ground floors are integral to the way which we deliver place. We plan to create several new ground floor spaces for local commercial and food and beverage businesses.
We love the Abbey Mills setting and hope to create a complimentary offering along this stretch of the river. Landscaping and Outside Space Landscaping
We have a vision for a new publicly accessible riverside space, that maintains mature trees, contributes towards biodiversity and ecology and offers local residents a new riverside environment to enjoy.
Our concept plans include new pathways, seating and landscape enhancements contributing towards a useable natural space that is daylit, legible, safe and inclusive. A new riverside garden is located at the heart of the scheme which enjoys light throughout the day.
We plan to improve connectivity into and through the site and are currently considering the introduction of a new bridge linking the northern tip of the site to Dame Road.
The sites rich history has been drawn upon to inspire the landscaping proposals, this will include inspiration from William Morris’ wallpaper designs and the use of plans of PLANTING PALLETS REPRESENT the ornamental planting palette. THE WILLIAM MORRIS HERITAGE New Public Space
Within this public space you can encounter riverside seating, a walking trail, a play area, natural play features throughout the landscape, fitness apparatus, information boards about local history and ecology and a foot bridge.
We are engaging with local bodies and schools about how the riverside should be treated, what you would like to see here and invite local schools to be apart of the landscaping and planting process.
Please visit our polls to tell us what you would like to see here. Play Space
The play space is an important part of any public realm and of all modern housing developments. We aim to provide play space for children of all ages that goes above and beyond the norm. It has been designed to take inspiration from the rich natural ecology of the site and engage visitors of all ages.
Children will have safe, fun and educational features to play on, under and with throughout the public space.
Is there anything in particular that you would like to see incorporated into play space here? Biodiversity and Ecology
Our planting strategy looks to reflect the site history, include local and native plant species, improve biodiversity and the riverside habitat. With guidance from a specialist ecologist, there is the opportunity to improve the biodiviersity of the River Wandle by clearing overgrown areas and through the addition of riverside and woodland understory planting.
The river is a beautiful natural asset of the local area. We plan to re-naturalise this aspect of, it encouraging natural wildlife back to it and securing its protection for future generations to come. Environment
The Energy Strategy will be committed to reducing energy demand and targeting C02 savings of 35% onsite reduction.
The develoment will use affordable, low-carbon heating which will in turn reduce the impact upon air quality in the local area. Active Travel
The Mayor of London’s Transport Strategy highlights the desire for 80% of all journeys to be made by foot, cycle or public transport by 2024.
Hadley are passionate about carbon reduction and understand our role in reducing car travel and emissions for the communities in which we develop.
We are proposing a car free development with the exception of blue badge parking. Not only does this drastically reduce any carbon impact associated with the development, it also encourages active travel through Merton, complementing already existing cycle routes, such as, The Wandle Trail and the Kingston to Mitcham cycleway.
Hadley plan to provide a high level of visitor and resident cycle parking on the site, as well as cycle hire for those who don’t own their own bike.
We are working closely with cycle providers, such as Brompton, to find the best low cost cycle hire initiative for the location. Reducing Emissions and a Car Free Future
Hadley is passionate about protecting the environment and minimising the carbon footprints created by our developments.
Our aim is to help reduce car usage and ownership in London and we have devised a number of innovative and accessible sustainable transport solutions for our residents and the local community to use. These include:
▶ Cargo bikes ▶ E-bikes/ scooters/ folding bikes ▶ Resident access to a 100% electric car club ▶ Blue badge parking
In addition to the above initiatives, we will be providing over 100 safe cycle storage spaces within the scheme.
Cycle storage will be provided within the footprint of the development. Our proposals will also allow visitor cycle parking to ensure that everyone is able to enjoy the environment. Opportunities and Benefits We believe the site presents an opportunity to bring forward a scheme which delivers real benefits for both existing and future residents. We want to explore this with you as we develop our proposals and have included some of the key principles which will guide us as we continue to work up our designs over the coming months. Opportunities
Improved and inclusive play space
The site offers a great opportunity to provide a safe and inclusive outdoor play area on the ground floor of the site. Improved connectivity links will enhance its availability to surrounding residents.
Commercial space for Conservation of the Colliers Wood River Wandle
We know the site has made The river is an outstanding local an important contribution asset and we think it should to the local area and want to be celebrated and protected. ensure that this continues in Our plans will see the banks of the future. the river replanted to improve local biodiversity, habitat and ecological balance. Opportunities
New homes for local people
We think this is a great location for new homes. Hadley has an excellent reputation for delivering high levels affordable housing in our developments and often provide more than local authorities request. 40% of the homes on the site will be affordable.
Improvements to the Sustainable infrastructure and pedestrian connectivity a car free development
We think that improving north- The CS7 cycle superhighway south connectivity to Merton and Wandle Trail give us an Abbey Mills is important, as well amazing opportunity to partner as providing a better eastwest with public cycle providers to pedestrian link between ensure as many residents as Sainsbury’s, Station Road and possible have access to active Dame Road. and sustainable travel options. Sustainability and Social Impact Social Impact and Sustainability
We believe that the way we go about our business is just as important as the places we create. All of our developments seek to generate positive social impact, and sustainability is at the heart of our vision for the site.
We pride ourselves on the fact that the homes, schools, community spaces and shops we build don’t just look beautiful but also leave a positive legacy for everyone – not just the residents who haven’t arrived yet.
At the start of our work, we look at exactly how our work is able to benefit both the existing community and the residents of the future.
We then work hard to deliver results throughout the process, benchmarking our successes and failures as we go. Social Impact and Sustainability
By measuring and displaying the steps that we take Economic Objective throughout the planning and construction phases we are to help build a strong, able to show the commitment to sustainable and ethical responsive and competitive economy development which runs through our work.
We have done this by forming a partnership with the
Social Value Portal, which enables us to hold ourselves Social to account on some of the social, environmental and Impact Environmental economic issues which we as a city are faced with. Social Objective Objective to support strong, to contribute to protecting We have highlighted some of the ways in which we will put vibrant and healthy and enhancing our communities our sustainability vision into practice, creating a positive natural, built and historic legacy for local communities. environment Creating Social Impact
We are committed to understanding the communities we invest in. We know that creating sustainable communities requires long term investment in the health and wellbeing of local residents.
As part of our work so far and throughout the construction phase, we are proud to commit to:
- Over 400 hours of volunteering including school engagements, business support and charity work
- Socially distanced outdoor activities for children and young adults over the summer months, all delivered by our partners at the Serge Betsen Rugby Foundation
- Festivals of Sport, inspiring more than 200 local children and young adults with sports-related activities in the local area. Our partners at Sport Inspired will be working closely with schools and community groups to help improve mental and physical health, wellbeing and teamwork. Driving Economic Growth
We want to support the economies and people of Merton by ensuring that local residents have the access to job opportunities that they need. As part of this, we are committed to:
- Creating over 200 jobs through construction and completed development stages
- Ensuring that at least 30 of these jobs go to local residents
- Providing almost 30 job opportunities for people further from the labour market (i.e. NEETs*, long-term unemployed and ex-offenders)
*Not in Education Employment or Training) Driving Economic Growth
Diversity is the foundation of any well-balanced community.
We place great importance on establishing communities where individuals and local businesses can demonstrate their potential to the fullest and are truly inclusive. We will do this by committing to:
- Equality, diversity and inclusion training for 80% of the entire workforce
- 20% of the total construction costs to be delivered to local businesses and SMEs
- Over 3,500 weeks of apprenticeships from our design and construction partners Environmental
We are seeking to develop an environmentally sustainable revival of Colliers Wood, delivering a greener and healthier place for all. We are doing this by:
- Seeking to provide a new bridge linking the northern tip of the site to Dame Road
- Investing in access to environmentally friendly modes of transport, including e-bikes and cargo bikes
- Providing access to previously restricted areas of the Wandle river Environmental
At the heart of our strategy is understanding the value that green spaces can provide to the health and well-being of local communities.
Our proposals include:
- The creation of a number of new spaces including a new riverside garden to support health & wellbeing
- The preservation and enhancement of biodiversity through sensitive and considerate landscape design
- The preservation of mature trees and open space for everyone to enjoy Next Steps Thank you for taking the time to take part in this online consultation on the future of 42 Station Road. Any comments you provide will be reviewed by the project team in advance of a planning application submitted in Winter 2020. Next steps
Thank you for taking the time to take part in this online consultation on the future of 42 Station Road. Any comments you provide will be reviewed by the project team in advance of a planning application submitted in Winter 2020.
The next public exhibition will take place in autumn 2020 and will be open to everyone who lives or works locally.
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