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West End Lane to Finchley Road WEST END LANE TO FINCHLEY ROAD Principles for a new place Draft Supplementary Planning Document January 2021 1 CONTENTS 1. Introduction 6 2. The guidance: purpose and status 7 3. Vision and objectives 8 A New Place 12 A Different Pace 19 A Sustainable and Resilient Place 22 4. Area and Site Context 26 Area and Site Analysis 27 Local Engagement 40 Policy Context 42 2 3 TO HAMPSTEAD FORTUNE GREEN FINCHLEY ROAD & FROGNAL WEST HAMPSTEAD WEST END LANE THAMESLINK SPD AREA WEST HAMPSTEAD OVERGROUND FINCHLEY ROAD STATION WEST HAMPSTEAD STATION FINCHLEY ROAD SOUTH HAMPSTEAD SWISS COTTAGE 4 5 1.0 INTRODUCTION 2.0 THE GUIDANCE: PURPOSE AND STATUS 1.1 The focus of this planning guidance is this into sharper focus. This has revealed a 2.1 This document is intended to provide co-ordinated and “joined-up” are encouraged so the land and sites stretching from Finchley Road number of inequalities and impacts; meaning planning guidance and master planning they can resolve existing problems and improve town centre to the east through Blackburn Road that not only is the nature of shopping and principles to help guide future development of integration with the wider area. The objectives to West End Lane. Including the O2 Centre, its leisure being re-evaluated, but also the way this important area. It builds on established and principles identified later on are therefore associated car parking, Homebase retail store we live, work and travel, not only now, but in adopted planning policies and priorities for the intentionally focussed on some key themes and and neighbouring Audi/VW car showroom sites the future. Alongside meeting the challenges of O2 Car Park site and West Hampstead growth opportunities that emerge from an assessment there is a major opportunity for redevelopment climate change, the resultant implications and area, including the Camden Local Plan(2017) of the local context and nature of the area and to create a new place. Landsec, the O2 Centre issues that need to be addressed range from the Site Allocations Development Plan (2013) and surroundings and associated key issues and and Homebase site owners, are planning to way new homes and workplaces are designed; Neighbourhood Plan (2015). priorities identified through related policies, bring forward comprehensive development the sustainability of the delivery, distribution and aspirations and local community engagement. proposals for this significant area. The owners supply chains of goods and services; future car 2.2 The wider O2 Centre site, adjacent of the showrooms, 11,13 and Nido use; and the creation of the streets and spaces car showrooms, former Asher House site on 2.5 As such, this document is not intended student housing on Blackburn Road are also at that make walking and cycling easier and safer. Blackburn Road (now the Clockwork Factory) to cover all the planning policies and standards different stages in considering future and 11 Blackburn Road have also been put that may be relevant to future development set redevelopment options. 1.4 This also opens up the opportunity forward by their respective owners for future out elsewhere, nor intended to create new policy to consider the role and future of the O2 site allocations in a new Site Allocations Local or allocate land, so it is being produced as 1.2 With significant and comprehensive Centre itself. Its inclusion, as part of a more Plan being prepared and subject of initial supplementary guidance. redevelopment now being considered, it is comprehensive approach to redevelopment, public consultation in 2020. With this parallel proposed to bring forward complementary could crucially open up substantial opportunities production of a new plan, which will provide 2.6 With initial engagement with the guidance to support the opportunities for an to reassess, reshape and enhance the updated and more specific policy guidance on Neighbourhood Development Forum, integrated approach to proposals that can attractiveness and accessibility of the shopping, the development and use of land in the area, landowners and other local stakeholders on deliver a range of public benefits. These recreational, employment and community “offer” this guidance is intended to complement these the emerging draft guidance, and following benefits should help to meet our Camden within new development to existing and future evolving area and site policies and elaborate on wider public consultation and any necessary Plan ambitions, relevant Development Plan local residents. It could also help create a higher existing policies rather than duplicate them. revisions, it is planned to adopt the document policies and aspirations of the Fortune Green quality and improved forms of development. as a Supplementary Planning Document (SPD) and West Hampstead Neighbourhood Plan in 2.3 This guidance is therefore focussed on in Summer 2021. Drawing on the greater relation to the O2 Centre site and its immediate 1.5 Importantly, whilst sites are in different the area between West End Lane and Finchley recognition of the role of design and “place” surroundings. ownerships, redevelopment options and Road covering these sites to establish and in national and adopted development plan design approaches should not be considered illustrate some key principles and desirable policies and guidance, it will not have the 1.3 There is policy support for the in isolation. They should consider how they development outcomes for design teams weight of adopted development plan policies opportunities and principles of intensification will contribute to a more inclusive and inviting and developers to use in working up future in the London Plan, Camden Local Plan, Site in identified growth areas, such as West new place that together help integrate new proposals that support the overarching vision. Allocations Plan and local Neighbourhood Plan. Hampstead, and town centres and for development with existing neighbourhoods and However, the principles illustrated are not fixed However, once adopted it will have weight as a significant mixed use development, in particular opens up benefits to the wider local community. or inflexible and are intended to encourage and “material consideration” in assessing the quality for optimising the delivery of new housing. This includes successfully delivering better guide others in coming up with creative and of proposals as they evolve and are submitted However, changing patterns of shopping in a accessibility, more attractive routes and spaces, successful design solutions for proposals as as planning applications. pre-Covid pandemic world were already posing and the facilities needed alongside proposed they come forward. questions over the future nature of high streets new uses in a coordinated and comprehensive and town centres and the pandemic has brought way. 2.4 It also aims to guide the complementary evolution of future development and improvement project proposals around the SPD area and to support comprehensive approaches and collaboration between landowners and with other stakeholders, including Network Rail (NR) , Transport for London (TfL) and London Underground(LUL). Schemes that are 6 7 VISION OBJECTIVES Comprehensive development and intensification of an insular, low With sustainability and health and well-being a common thread, density and poorly connected place should create a new residential and taking key messages, shared priorities and aspirations neighbourhood with different types of housing, including affordable outlined in policies, and expressed through engagement, three homes, that connects West End Lane and Finchley Road… closely interrelated overarching themes have been identified on …with variety in uses and activities, creating new which our vision, objectives and principles have been based. opportunities for living, working, shopping, social interaction and supporting health and well-being... …enhancing and integrating the existing town centres A NEW PLACE of West Hampstead and Finchley Road, neighbourhoods and an enviable transport network… …linked by direct and environmentally friendly walking routes and a A DIFFERENT PACE vastly more attractive and inviting public realm, a network of inclusive new green spaces and improved connectivity, where the dominance of the A SUSTAINABLE AND car gives way to priority for pedestrians and cyclists... RESILIENT PLACE … that all positively combine to create a successful and sustainable new place FINCHLEY ROAD where shops, places to work and community infrastructure are on the doorstep of not just a new socially diverse residential neighbourhood, but also benefit existing neighbourhoods WEST END LANE END WEST 8 9 ACE PL W E N A West End Lane FINCHLEY West Hampstead Thameslink ROAD West Hampstead Overground EST W Finchley Road ANE L END Station West Hampstead Station E C A L P T RESILIEN E D C N A A P E T L N B E A N 10 R A AI 11 FE SUST A DIF 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
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