Project 363 Edgware Road
Subject Design & Access Statement February 2021
Contents
Section 1: Context 1.1 Introduction 1.2 Site Location 1.3 Transport Links 1.4 Site Description 1.5 Topography 1.6 Massing 1.7 Character
Section 2: Consultation 2.1 Brent Planning & Regeneration 2.2 Greater London Authority & TfL 2.3 Public Consultation 2.4 Beis Yaakov Primary School
Section 3: Design and Access Principles 3.1 Design Objectives 3.2 Opportunities and Constraints 3.3 Future Development 3.4 Massing 3.5 Density 3.6 Affordable Housing 3.7 Dual Aspect Dwellings 3.8 Unit Mix 3.9 Accessible Units 3.10 Playspace 3.11 Shared Amenity 3.12 Streetscape 3.13 Active Frontage 3.14 Access for Pedestrians and Cyclists 3.15 Servicing Strategy 3.16 Car Parking 3.17 Appearance
Section 4: Visualisations
1.0 Context Introduction
This Design and Access Statement (DAS) forms part of an application for detailed planning permission for the redevelopment of the site at 363 Edgware Road, London Borough of Brent.
The site is located within the Colindale/ Burnt Oak Opportunity Area in the Draft Intend to Publish London Plan, and the Colindale/ Burnt Oak Growth Area in Brent’s Core Strategy. Brent Council anticipates the delivery of 2,500 homes within the area.
The site fronts the Edgware Road axis and provides opportunity for a major high quality residential led mixed use development. The scheme includes 165 new flats, private and shared amenity space, car parking, and commercial space at street level. The inclusion of commercial space ensures employment is retained on site.
The applicant and site owner is Utility Warehouse Limited. The application has been prepared by a team of consultants led by Jefferson Sheard Architects and Pegasus Group, whose Planning Statement can be found as a separate document within the application.
The application is supported by a broad range of specialist technical reports also to be read in conjunction with this DAS.
4 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.2 Site Location
1. Hillingdon 12. Islington 23. Wandsworth 2. Harrow 13. Hackney 24. Lambeth 3. Barnet 14. Haringey 25. Southwark 4. Enfield 15. Camden 26. Lewisham 5. Waltham Forest 16. Westminster 27. Greenwich 6. Redbridge 17. Kensington 28. Bexley 7. Barking & Dagenham 18. Hammersmith 29. Bromley 8. Havering 19. Brent 30. Croydon 9. Newham 20. Ealing 31. Merton Ward of Fryent, Brent 10. Tower Hamlets 21. Hounslow 32. Sutton 11. City 22. Richmond 33. Kingston
5 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.2 Site Location
The site is located within the Colindale Retail Park at the junction of Edgware Road and Windover Avenue. The site forms part of the area identified as the Colindale/ Burnt Oak Growth Area in Brent’s Core Strategy. Council policy anticipates the delivery of 2,500 homes within the area. GROVE PARK
EDGWARE ROAD (A5)
COLINDEEP LANE
SITE
Colindale/ Burnt Oak WINDOVER AVE Growth Area Colindale Retail Park
SITE
Trust Ford Car Dealership
HAY LANE
6 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.2 Site Location
Edgware Road (A5) forms the boundary between the neighbouring London Borough of Brent and Barnet. The “Burnt Oak, Colindale and The Hyde Placemaking Plan” describes this part of the A5 corridor an area of major opportunity and change. Key requirements for transformation include; • Major high density mixed use development with lower floors of key sites providing the commercial/retail and community activity required to create a lively, busy and thriving place; • Public realm improvements with high quality robust materials to achieve a consistent, uncluttered and coherent streetscape with the introduction of street trees to help deliver a stronger landscape character; • Improvements in transport connectivity and access for cyclists and pedestrians.
Edgware Road Extract from Burnt Oak, Colindale and The Hyde Placemaking Plan
7 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.3 Transport Links
10 mins
Edgware Road forms part of the Strategic Road Network (SRN). The nearest part of the Transport for London Road Network (TLRN) is the A406 (North Circular Road), approximately 2.5 kilometers to the south of the site accessed from Edgware Road. Edgware Road is highly accessible by public transport with frequent bus services serving the 5 mins site. The Colindale tube station is approximately a 10-minute walk or 4-minute cycle and is within a half an hour journey of central London. The site has a Public Transport Accessibility Level (PTAL) of 3, however, a few metres beyond the northern boundary is categorised as PTAL 4.
8 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.4 Site Description
The site measures approximately 0.35 hectares and is situated within the Colindale Retail Park. The existing site comprises a large ground plus 3 storey multi-storey car park with a car show room on the ground floor level. The showroom fore court parking covers the entire front edge of the site along Edgware Road. The commercial space at ground floor has a floor GROVE PARK to floor height of approximately 3.5meters. The existing building footprint is approximately two-thirds of the site, is tight to the site boundary EDGWARE ROAD (A5) on the northern, western and southern edges, and Zenith House fronts Edgware Road, Windover Avenue and Horizon Beis Yaakov Colindale Retail Park. Apartments Primary School Immediately to the north of the site is the locally COLINDEEP LANE listed Beis Yaakov Primary School and to the north west the Horizon Apartments residential McDonalds development. Fast Food Opposite is Zenith House residential development SITE and on the other side of Colindeep Lane a McDonalds restaurant and drive through.
Immediately to the South East at 333 Edgware Colindale WINDOVER AVE Road are commercial office premises also owned Retail Park Offices by Utility Warehouse Limited.
Trust Ford Car Dealership
HAY LANE
9 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.5 Topography
The site levels vary from the front boundary along Edgware Road to the rear boundary with Colindale Retail Park. Windover Avenue has a gradient of approximately 1 in 20 making the rear boundary approximately 3m higher than Edgware Road.
Zenith House, opposite, sits lower than the existing car showroom/ multi storey car park which is set back and elevated.
Colindale Retail Park SITE
Zenith House
EDGWARE ROAD (A5)
10 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.6 Massing
The majority of buildings within the immediate 1-2 storeys context are between 3 and 8 storeys in height. 3 Moving beyond Edgware Road and particularly to 3-5 storey the south, south east and south west of the site there are large areas of 2 storey housing. 6-8 storeys
There are some notable tall buildings along the 13 storeys Edgware Road corridor including Zenith House 16 storeys 2 directly opposite to the site, Utility Warehouse, and The Northern Quarter residential complex to 19 storeys the north.
In October 2019 LB Brent granted planning permission subject to S106 agreement (ref. 17/2284) for an 18 storey residential-led scheme with ground floor retail. The approved Park Parade Mansion development is located at the junction of Grove Park and Edgware Road on the site immediately north of the Beis Yaakov Primary School. (4)
4
1 2 3
1
SITE
Zenith House, Edgware Road Utility Warehouse, Edgware Road TNQ London, Edgware Road (16 Storeys) (13 Storeys) (19 Storeys)
11 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.7 Character
1. The immediate context is largely dominated by the Colindale Retail Park consisting a large 2 3 area of surface car parking and perimeter retail stores which have a red brick base with aluminium cladding above, glazed shop fronts branded with signage and marketing. 2. At the entrance to the retail park is a prominent brick six storey office building with horizontal strip windows also owned by Utility Warehouse Limited. 3. Alongside the existing multi-storey car park is the Locally Listed Beis Yaakov Primary School. The original school building is brick symmetrical neo-Georgian style and faces Edgware Road. 4. On the opposite of Edgware Road is the Zenith House development. The corner tower, the dominating feature, is clad in terracotta in grey, buff and russet tones. The 5 to 7 storey blocks are in red brick with projecting glazed 4 contemporary bay windows and balconies with glass balustrading.
1
12 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 1.7 Character
1 There are a range of recent mixed use residential developments in the vicinity of the site. The architectural character varies; 1. The Northern Quarter residential development consists of 460 apartments in five buildings. A feature corner tower and frontage on the Edgware Road is clad in a natural stone effect cladding. The remainder of the development is predominantly a light render with some areas of timber effect cladding. 2. To the north of the site at 399 Edgware Road is a recently delivered mixed use scheme including a residential development of circa 2 4 180 flats and houses, a 420 pupil primary school, a 40,000ft² Morrisons supermarket, and additional retail in the form of an oriental shopping centre and food hall. The residential buildings are almost entirely brick and the retail zone is in aluminium cladding and glass. The scheme has delivered public realm improvements along Edgware Road 3. The Serena House development adjacent to the site and to the rear of the Beis Yaakov Primary School is a series brick buildings with projecting balconies and glazed balustrades.
4. The Zenith House development. Brick facades 3 face inwards onto a large central courtyard garden and childrens playspace.
13 363 Edgware Road Design and Access Statement Jefferson Sheard Architects
2.0 Consultation 2.1 Brent Planning & Regeneration
The project team lodged an initial pre-application enquiry reducing impact and improving the quality of the public with Brent Planning and Regeneration, validated in March realm whilst also optimising extent of active street 2019. frontage. • Consideration of sun-path in relation to the podium The project team received initial advice from Brent Planning courtyard gardens and shared amenity space. and Regeneration dated April 2019 and an initial pre- • Designation of residential entrance cores, to ensure that application meeting was subsequently held in May 2019. these provide legibility and a strong sense of arrival for Further pre-application meetings were held in August 2019, residents. January 2020, plus a virtual meeting with Brents Urban • Support of a car park access and servicing as in the Design Advisor in Spring 2020. existing situation removing conflict with traffic and servicing locations. The fundamental principle of re-generation of the site at 363 Edgware Road is supported by existing and emerging Impact on heritage assets policy context. A high level summary of design comments • Impact upon the Locally Listed neo-Georgian Beis received during the pre-application consultation process Yaakov Primary School to the north requires design are as follows; consideration including extent of set-back from Edgware Road and articulation of the façade. Principle of development • Provide an indicative masterplan for the Colindale Relationship with neighbouring properties Retail Park to demonstrate that the development • Provide adequate privacy distances for new and existing proposals do not prejudice potential future phases of residents including 9m minimum distance from habitable the site re-development. rooms to boundaries and 18m between habitable room • Some flexibility of the commercial floorspace and sub- windows. (Brent Design Guide SPD1) division of units could be beneficial to serve local retail • A daylight and sunlight assessment in line with the BRE and employment needs. guidelines to be utilised to review impact upon nearby residential occupiers. Affordable housing and housing mix • Target of 50% affordable homes with a minimum Residential Living Standards threshold of 35%subject to viability testing. • Provision of adequate private amenity space of 20sqm • Policy target of 25% family sized units. per 1bed or 2bed flat and 50sqm for family housing. • Aim to maximise the proportion of family-sized (Brent Policy DMP19) affordable homes in preference to smaller units. • Balconies to have a minimum depth of 1.5m. • Avoidance of single aspect units particularly those that Design, scale and mass of proposal are north facing. • Brent Planning and Regeneration supported the • The Mayor’s Housing SPG also requires 90% of units to horseshoe arrangement with preference of mass being meet Building Regulations M4(2) ‘accessible and located on the northern edge, Edgware Road, and adaptable homes’ standards and 10% to meet M4(3) Windover Avenue. ‘wheelchair accessible homes’ standards. • Bulk and mass to be broken down through considered • Avoidance of awkward shaped units and internal layouts articulation of blocks, set-backs and recessed balconies. to be provided to demonstrate that the Technical • Elevations to consider vertical versus horizontal Housing Standards are met. architectural language. • Rationalise the number of cores where possible and • Allow set-back of building footprint from boundaries entrances into cores from street requires further
15 363 Edgware Road Design and Access Statement Jefferson Sheard Architects Pre-application Meeting 01 - View towards the corner of Edgeware Road and Windover Avenue 2.1 Brent Planning & Regeneration
consideration. • Provide communal amenity space at podium and on roof terraces including children’s play space. • Provide defensible space (minimum of 1.5m to landscaped buffer) to podium level and roof terrace level units.
Designing Out Crime We met with London Borough of Brent’s Design Out Crime Officer, Connie McDonnell, on 4th August 2020. Feedback in relation to site security and the discouragement of anti-social behaviour can be summarised as follows; • Fundamentally the context to the building has a clear front and rear aspect. The retail park car park from late evening onwards will have virtual no surveillance increasing the fear of crime and ultimately crime such as theft of bicycles and robbery. • Residential entrances should be orientated to Edgware Rd and Windover Avenue where surveillance is at its highest. • Commercial frontages activating the elevations to Windover Avenue and the retail park compliment the existing retail park configuration and are welcomed. • The area to the north of the building should be controlled and landscaped appropriately as the potential for anti- social behaviour is high due to the blank elevations at ground level. • Recommendation for a defensible strip around the building line to move the public away from it to create a physical buffer between the retail car park as the existing colonnade design creates opportunities for people to congregate/loiter. • Recommendation that the car parking provision be for residents only or if shared designed in such a way that the residential car park provision is secure from public access. • Recommendation that access to the residential floors is controlled for the resident of each of the floors and their visitors only. • Flat doors at podium level should be behind a secure line as all residents have access to the podium courtyard gardens and playspace.
16 363 Edgware Road Design and Access Statement Jefferson Sheard Architects Do not scale from this drawing.
0m 1m 2m 3m 4m 5m The contractor is to check all dimensions on site and report any discrepancies to the Architect.
All rights described in chapter IV of the copyright, designs and Do not scale from this drawing. VISUAL SCALE 1:50 @ A0 patents act 1988 have been generally asserted. 0m 1m 2m 3m 4m 5m The contractor is to check all dimensions on site and report any discrepancies to the Architect. Notes
All rights described in chapter IV of the copyright, designs and VISUAL SCALE 1:50 @ A0 patents act 1988 have been generally asserted. Notes 2.2 Greater London Authority & TfL
22 21 20 19 18 17 16 15 14 1
A A - - It was identified that the nature of the development results in it - - - - being a strategic application that requires referral to the Mayor of
B05-10 B05-08 Affordable Private London and, therefore, we are advised to engage with the Greater 70 m² 66 m²
B05-07 Commercial 415 m² London Authority (GLA) and Transport for London (TfL). On 24th 2 2
UP UP UP October we presented the developing proposals to the GLA and UP B05-11 Affordable 11 m²
3 B05-13 B05-14 3 Affordable B05-27 PrivateUP B05-19 18 m²UP Commercial 19 m² TfL, and in November 2019 we received the GLA’s formal Affordable 13 m² 26 m² B05-31 Private 29 m² assessment of the proposals. Key feedback included the following; UP UP UP
4 B05-09 4 Private 127 m² 10 10 B05-29 19 18 17 Private 3 m² B05-12 Affordable • The proposed scheme would deliver new homes and 92 m² 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse 5 5
B05-26 Affordable B05-17 B05-18 1100L Refuse 1100L Refuse 1100L Refuse 1100L Refuse 1100L Refuse 1100L Refuse 1100L Refuse 240L Food 240L Food 240L Food 240L Food 240L Food commercial units and is therefore strongly supported in 240L Food 240L Food 240L Food 240L Food 240L Food 5 m² Affordable Private 69 m² 67 m² 240L Food 240L Food 240L Food 240L Food 240L Food 11 UP 11 BINS240L Food 240L Food 240L Food 240L Food 240L Food BINS UP
1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L 1100L strategic terms given its optimisation of land use for housing Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse Refuse UP 6 6
B05-16 B05-30 Affordable Shared 22 m² 79 m² B05-15 delivery. Commercial 674 m² 12 12
• The GLA confirmed that they are supportive of the distribution 7 7
B05-28 Commercial UP of the height proposed. 11 m²
B05-21 Plant 130 m² 8 8 1100L Refuse • GLA officers are supportive of the provision of “B” use classes. B05-24 Private TEMPORARY 40 m² 1100L Refuse B05-23 240L Food Private UP
21 m² 240L Food B05-22 BINS Plant BIN HOLDING 1100L Refuse 1100L Refuse • Full details of the allocation of units across the affordable 75 m²
Do not scale from this drawing. 1100L Refuse 1100L Refuse AREA 0m 1m 2m 3m 4m 5m The contractor is to check all dimensions on site and report any discrepancies to the Architect. 9 9 All rights described in chapter IV of the copyright, designs and tenures should be provided with the formal application. VISUAL SCALE 1:50 @ A0 patents act 1988 have been generally asserted. Notes
Rev Description Date By Chk
Fulcrum 22 21 20 16 15 14 1 2 Sidney Street • Notwithstanding Brent’s 50% affordable housing target the ACCESS TO SERVICING & Rev Description Date By ChkSheffield S1 4RH Telephone+44(0)114 2761651 Fulcrum Website www.jeffersonsheard.com 2 Sidney Street Sheffield S1 4RH BASEMENT REFUSE Telephone+44(0)114 2761651 development proposals are to meet or exceed 35% affordable Website www.jeffersonsheard.com CAR PARK COLLECTION 22 21 20 19 18 17 16 15 14 1 housing by habitable room through viability testing. Project
Project
Drawing • The applicant is encouraged to work with the Council to ensure GA Plans Sheet 2
Drawing GA Plans Sheet 1 A A - - Scale Drawn Date that the design of the building does not have an adverse - - - - 1 : 100 ?? 05/13/15 Drawing Purpose Status Scale Drawn Date 1 : 100 ?? ??/?? C01-04 C01-05 Ref Rev. 1 Bed 1 Bed Drawing Purpose 1234-JSAStatus-XX-XX-DR-A-02002 B01-04 52 m² 52 m² 1 Bed A0 B01-03 50 m² C01-03 impact on the locally listed Beis Yaakov school. 1 Bed 1 Bed Ref Rev. 52 m² 50 m² 1234-JSA-XX-XX-DR-A-02001 A0
B01-05 3 Bed • There is scope to introduce an improved public realm at street 83 m²
C01-06 2 Bed 70 m² 2 2
level along Edgware Road stepping back the building line B01-02 C01-02 2 Bed 2 Bed 75 m² 67 m²
B01-06 Studio 37 m² further to allow for a more generous public realm offer as well 890 UP UP 3 3 UP as provide visual amenity for residential balconies. UP C01-01 3 Bed 76 m² B01-01 3 Bed • Residential access routes should be simplified to allow easily 86 m² 4 4 accessible access to all dwellings across the scheme, with equal 10 10 D01-04 19 18 17 2 Bed 70 m² A01-03 3 Bed 86 m² design quality. Cycle access should also be better considered 5 5
on the ground floor. 11 11 D01-03 2 Bed 66 m² UPUP • Provide street-level activation around as much of the building 6 6
as possible is crucial. 12 12
D01-02 2 Bed A01-02 7 66 m² 7 2 Bed • The proposal to recess balconies facing Edgware Road is 74 m² A01-04 1 Bed welcomed. Nonetheless, balconies and private amenity space 51 m² 8 8
D01-01 4 Bed 100 m² UP should be moved to other facades wherever possible. A01-01 UP 2 Bed • GLA recommends aiming for 75% dual aspect dwellings. 72 m² 9 9 • Play space calculated using the GLA Population Yield Calculator 885 should be accommodated in the main shared podium space to 22 21 20 16 15 14 1 Rev Description Date By Chk
Fulcrum 2 Sidney Street Sheffield S1 4RH
Telephone+44(0)114 2761651 ensure equal access across tenures. Website www.jeffersonsheard.com • 10% of new build dwellings to meet Building Regulation requirement M4(3) ‘wheelchair user dwellings’, the remaining Project
Drawing to meet M4(2) ‘accessible and adaptable dwellings’. Unnamed
Scale Drawn Date 1 : 100 Author 07/24/19
Drawing Purpose Status
Ref Rev. 1234-JSA-XX-XX-SP-A-00002 A0
17 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 2.3 Public Consultation
Utility Warehouse Limited appointed Huddle HUMMINGHUMMING BIRD KIA BIRD CAR KIA SHOWROOM CAR SHOWROOM Communications to manage a Public Consultation REDEVELOPMENTREDEVELOPMENT CONSULTAITON CONSULTAITON process. Virtual consultation events were held following a letter drop to local residents. The public consultations took place on Thursday 5th November and Saturday 7th November. The Client Representative, Planning Consultant and Architect presented the proposals and were available to input into a virtual Q&A. Proposed RedevelopmentProposed Redevelopment of Kia Hummingbird of Kia Hummingbird car showroom car showroom HAVE YOURHAVE YOURSAY ON SAY PROPOSALS ON PROPOSALS TO REDEVELOP TO REDEVELOP A separate virtual consultation meeting was held HUMMINGHUMMINGHUMMING BIRD BIRD KIA BIRD KIA CAR KIACAR SHOWROOM CAR SHOWROOM SHOWROOM Utility WarehouseUtility Warehouse REDEVELOPMENTLtd is currently Ltd is currently in In linein CONSULTAITON withIn linegovernment with government guidelines guidelines on on with representatives of the Beis Yaakov Primary discussionsdiscussions with the London with the Borough London Boroughpublic eventspublic and events to ensure and to the ensure the of Brent ofto Brentredevelop to redevelop the Humming the Humming safety of safetyall, we of are all, consultingwe are consulting via a via a School on Monday 9th November with a Bird Kia carBird showroom, Kia car showroom, 363 Edgware 363 Edgwareseries of seriesonline ofwebinars, online webinars, the times the times Road, Colindale,Road, Colindale, NW9 6TD. NW9 6TD. and datesand of which dates canof which be found can bebelow: found below: subsequent meeting on site on Thursday 12th Our proposalsOur proposals will provide will providemuch much• Thursday • Thursday 5th November, 5th November, from 5pm from 5pm needed homes,needed commercialhomes, commercial space space• Saturday • Saturday7th November, 7th November, from 12pm from 12pm November. and new andemployment new employment opportunities. opportunities. We are committedWe are committed to working to withworking the with the Before weBefore submit we an submit application, an application, we local we communitylocal community and our stakeholdersand our stakeholders Huddle Communications created a website at would likewould to share like toour share plans our with plans aswith the plansas the evolve. plans Furtherevolve. detailsFurther details local residentslocal residents and businesses and businesses and of and the consultationof the consultation and how and you how you listen to whatlisten you to what have you to say have about to say aboutcan provide can feedbackprovide feedback can be foundcan be found https://363edgwareroad.com containing details of the proposals.the proposals. overleaf. overleaf. the development proposals. Members of the public could register for the online webinar for an ProposedWWW.HUMMINGBIRDREDEVELOPMENT.COM RedevelopmentWWW.HUMMINGBIRDREDEVELOPMENT.COM of Kia Hummingbird car showroom opportunity to ask questions to the design team HAVE YOUR SAY ON PROPOSALS TO REDEVELOP during the consultations. HUMMING BIRD KIA CAR SHOWROOM Utility Warehouse Ltd is currently in In line with government guidelines on discussions with the London Borough public events and to ensure the The initial webinar is available for public review on of Brent to redevelop the Humming safety of all, we are consulting via a Bird Kia car showroom, 363 Edgware series of online webinars, the times the website where feedback/comments can also Road, Colindale, NW9 6TD. and dates of which can be found below: Our proposals will provide much • Thursday 5th November, from 5pm be submitted. needed homes, commercial space • Saturday 7th November, from 12pm and new employment opportunities. We are committed to working with the For further details please refer to the Statement of Before we submit an application, we local community and our stakeholders would like to share our plans with as the plans evolve. Further details local residents and businesses and of the consultation and how you Community Consultation that accompanies the listen to what you have to say about can provide feedback can be found Planning Application. the proposals. overleaf. WWW.HUMMINGBIRDREDEVELOPMENT.COM
18 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 2.4 Beis Yaakov Primary School
The Beis Yaakov Primary School raised initial concerns about the height, scale, mass and bulk of the development and the impact on school. A virtual consultation meeting was arranged and held on Monday 9th November with Beis Yaakov Primary School representatives; Andrew Cohen, Chair of the Governors, and Emily Benedek from Urban Planning Practice. Key concerns related to the potential loss of daylight, and safeguarding of children from potential overlooking of the school grounds including outdoor play space and the roof top MUGA. The project team talked through the results of the daylight and sunlight assessment which has concluded that in terms of daylight and sunlight, adhering to the BRE guidelines, the overall impact is considered negligible. With regards to overshadowing on surrounding amenity spaces the results showed that all the amenity spaces will continue to receive good levels of sunlight without any significant changes to the current situation. The project team listened to concerns regarding overlooking from the northern elevation of the proposals and particular concerns relating to the Level 7 roof top terrace. Concerns relate to overlooking and/or harassment of school children within the school grounds. The school invited representatives of the design team to attend the school site to gain a better understanding of these concerns. A site visit took place on Thursday 12th November. Photographs are shown opposite. Full details of the consultation are contained within the Statement of Community Consultation.
19 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 2.4 Beis Yaakov Primary School
With regards to potential overlooking of the Beis Yaakov Primary School we confirm the following design measures; • At level 7 roof terrace we have introduced a 1.5m wide walkway which is fenced off for maintenance access only. In front of the walkway is a 1.2m planter incorporating seating that looks towards the residential courtyard. The parapet height is also increased to 1.5m. These measure ensure no overlooking from the roof terrace. • The residential units are dual aspect with all living spaces facing the central podium gardens. The access walkways are over 3m deep ensuring bedroom windows are set back limiting the potential of overlooking from within the residential units. • The access decks are likely to have a relatively low occupancy with controlled access for residents of the immediate units. 3 units per floor have front doors onto the access walkways. • The corner units on Edgware Road have projecting balconies and bedroom windows facing north, however, these are to a greater extent forward of the school site overlooking the public realm on Edgware Road.
20 363 Edgware Road Design and Access Statement Jefferson Sheard Architects
3.0 Design and Access Principles 3.1 Design Objectives
Key strategic aims and objectives for the development can be summarised as follows;
• Support the aspiration for Colindale/ Burnt Oak as an opportunity and growth area through regeneration and delivery of a high quality residential led mixed use development, delivering new homes whilst retaining employment uses, to include affordable workspace, through re-provision of commercial premises at street level. • Develop massing, building heights and an arrangement which responds positively to the strategic context and scale of neighbouring developments whilst facilitating improved connectivity for pedestrians and cyclists. • Deliver significant improvements to the public realm along Edgware Road, both in terms of quality and quantity providing a greater sense of space around the perimeter of the development and reinforcing the street scape with active frontages. • Deliver high quality new homes providing a mix of unit sizes, typologies and tenures whilst optimising development density on Edgware Road. • Maximise opportunities for dual aspect units avoiding north facing units where practicable to maximise the benefits of good daylighting. • Provide appropriate allocation of suitably sized, good quality communal and private amenity spaces with consideration of site constraints such as noise, privacy and sunlight.
22 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.2 Opportunities and Constraints
1. Vehicular access for servicing and deliveries is best positioned to the rear of the site. The existing multi- 1 2 storey car park is accessed at the NW corner of the existing building. An existing service area for the car EDGWARE ROAD EDGWARE ROAD show room adjacent to the car park entrance is retained. The primary pedestrian entrances to the residential building will be best positioned on Edgware Road and Windover Avenue on primary frontage and close to the public transport network and walking routes. Commercial space will benefit from access from all three public faces of the proposed building. 2. The site has a natural frontage to three elevations, onto Edgware Road, Windover Avenue and Colindale Retail Park and will greatly benefit from commercial, WINDOVER AVENUE retail or community uses at ground floor level bringing increased activity and place making. There may be opportunity for a footpath along the north west elevation facing the Primary School and, therefore, this elevation would also benefit from an active frontage and overlooking. The diagram opposite indicates a hierarchy for active visual engagement 3 4 between those in the street and those on the ground 7 STOREY and upper floors of the proposed building. EDGWARE ROAD EDGWARE ROAD 3. The site topography and that of the surrounding area falls away in a north easterly direction. Un-interrupted TOWER views outwards from the low levels of the building are focussed along the Edgware Road axis and to the north east. On upper floors, views to the south west 7 STOREY
are also long distance beyond the intensification of TOWER the Edgware Road corridor and across relatively low density communities. Views towards the site are focussed along the Edgware Road corridor, from Colindeep Lane, and from within the retail park. 6 STOREY 4. The site dimensions have led to an optimum U-shaped WINDOVER AVENUE WINDOVER AVENUE footprint with podium level courtyard gardens over 6 STOREY ground floor commercial space. The corner of Edgware Road and Windover Avenue is considered appropriate for a tower feature stepping down to 6 and 7 storeys. The block on Windover Avenue is lowest to ensure good levels of sun light and daylight into the podium gardens and to inward facing residential space.
23 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.3 Future Development
The site of the office building at 333 Edgware Road and the remainder of the Colindale Retail Park offer further future opportunity for redevelopment and intensification along the Edgware Road corridor. COLINDALE AVENUE As part of the Burnt Oak Colindale Growth Area GROVE PARK and adopted and emerging Site Allocations (refs. B/C2 and BNSA2 respectively), the wider site is also promoted for mixed use regeneration SILVERWORKS CLOSE facilitating a shift in character and use towards a traditional street pattern supporting pedestrian movement, street frontages and green space. The COLINDEEP LANE development will need to be designed in such a way as to easily ‘dovetail’ with any subsequent EDGWARE ROAD development on its boundaries. The future re-development of Colindale Retail Park offers the opportunity to provide pedestrian and vehicular links with the Silverworks Close development to the north, and potential pedestrian connectivity with Evelyn Avenue to the south-west. EVELYN AVENUE The diagram opposite indicates a transition in scale with multiple storey high density blocks along Edgware Road corridor to lower density town housing along the south western boundary. The site is broken down to provide routes through and green spaces for pedestrians and cyclists.
HAY LANE
24 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.4 Massing
The horseshoe footprint with three blocks; one to the north (facing the Beis Yaakov Primary School), east (facing onto Edgware Road) and south (facing onto Windover Avenue) is supported in principle by both Brent and the GLA. The building mass has been set-back from Edgware Road to provide ‘breathing space’ and improved public realm. Further setback of the ground floor commercial space in the form of a tall colonnade helps to offset the impact of the busy road at street level, provide a sense of protection, whilst allowing a good level of daylighting. The building footprint is also set-back on Windover Avenue and facing the Beis Yaakov Primary School to further improve the public realm and to reduce impact upon the school. The building comprises ground floor commercial use plus 19 storeys accommodating residential uses and rooftop plant space. The tower element is slender and set-back above the eighth storey facing Edgware Road. The elevation facing Edgware Road is staggered, breaking up the overall form and mass and responding to the geometry of the site whilst retaining rectilinear internal spaces. The orientation of the courtyard together with the reduction in height of the south facing Windover Avenue block creates more welcoming podium courtyard gardens at first floor level, improved daylighting and increased direct sunlight to inwards facing windows. In response to the formal pre-application critique a reduction of the overall quantum of the scheme Site Zenith House combined with further refinement of the composition of mass has resulted in a simplified more coherent solution which responds to the identified opportunities and constraints presented by the local context.
25 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.5 Density
The scheme provides a total of 165 units arranged over ground plus part 19, 17, 14, 8, 6 and 5 storeys of accommodation. The total residential accommodation equates to a site density of 471 units per hectare and on average 2.8 habitable rooms per unit. Although the residential density exceeds the guidance range set out in Table 3.2 of the London Plan, the proposals would optimise land use for housing delivery including affordable housing. The GLA have confirmed they have no in-principle EDGWARE ROAD objection to a higher density development subject to compliance with other planning policy objectives including design quality.
20 storey
18 storey
17 storey
15 storey
9 storey
8 storey
7 storey
6 storey
5 storey
1 storey
26 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.6 Affordable Housing
The proposed scheme would deliver 18% affordable housing by habitable room with a proposed tenure mix of 82% affordable rent and 18% Shared Ownership. The U-shaped building plan is formed by 4 blocks serviced by a dedicated circulation core within each, and three entrances facing Edgware Road and Windover Avenue. The entrance on Windover Avenue provides access to the affordable rent homes. The southern entrance on Edgware Road provides access to the shared EDGWARE ROAD ownership homes at first floor level. A key principle of the scheme design is that the affordable and private dwellings are of equal design CORE DECK ACCESS quality. The access provision within each block has identical characteristics; CORE • A clearly defined main entrance on a primary frontage. • Access to the shared podium courtyard garden/ childrens’ playspace at first floor level. CORE • A deck access arrangement to the north and south wings maximising dual aspect dwellings. DECK ACCESS • In most instances each core serves between 4 CORE and 6 units, with fewer on the upper floors of the tower, and with the exception of a single floor within the private tenure where the single core serves a total of 7 dwelling. • Level access to a shared cycle store from a dedicated entrance on Windover Avenue.
27 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.7 Dual Aspect Dwellings
The building is positioned with a NNW to SSE orientation. In order to remove NNW facing single aspect dwellings a deck access arrangement is proposed for the north wing and south wings. The deck access arrangement provides dual aspect units with living space and private amenity orientated to the south. Dual aspect units have been maximised within the Edgware Road block by introducing dual aspect units at the centre of the plan in conjunction with a smaller tower footprint ensuring a higher EDGWARE ROAD proportion of dual-aspect corner units within the tower itself. The proposals provide 70% dual aspect dwellings overall. Each residential unit is provided with private amenity space in accordance with the London Plan dependent on the unit size/occupancy. Private amenity is provided in the form of recessed or projecting balconies. Living space and private balconies are maximised to the south facing perimeter of the courtyard overlooking the shared amenity and providing connectivity and a sense of community.
Dual Aspect Dwellings
Private Amenity
28 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.8 Unit Mix
A full breakdown of the units by floor and by AFFORDABLE RENT UNITS SHARED OWNERSHIP UNITS PRIVATE TOTAL NO. DUAL tenure is provided in the accommodation schedule Level Level PER FLOOR ASPECT opposite. Studio 1 Bed 2 Bed 3 Bed Studio 1 Bed 2 Bed 3 Bed Studio 1 Bed 2 Bed 3 Bed 1 0022 0330 1233 19131 2 0022 0663 19132 3 0022 0663 19133 4 0022 0663 19134 5 0022 0663 19135 6 1563 159 6 7 0322 7 3 7 8 0322 7 3 8 9 2201 5 4 9 10 1301 5 4 10 11 1301 5 4 11 12 1301 5 4 12 13 1301 5 4 13 14 1301 5 4 14 15 0111 3 3 15 16 0111 3 3 16 17 0111 3 3 17 18 0101 2 2 18 Studio 1 Bed 2 Bed 3 Bed Studio 1 Bed 2 Bed 3 Bed Studio 1 Bed 2 Bed 3 Bed 165 115
No. 0 0 10 10 0 3 3 0 9 58 40 32 70% Dual Aspect
Units Percentage 0.0% 0.0% 50.0% 50.0% 0.0% 50.0% 50.0% 0.0% 6.5% 41.7% 28.8% 23.0%
Total Units 20 affordable rent 6 shared ownership 139 private units
Habitable Rooms 0 0 30 40 0 6 9 0 9 116 120 128 Total Habitable 70 habitable rooms 15 habitable rooms 373 habitable rooms Rooms Percentage by 15.3% 3.3% 81.4% Habitable Room
Tenure Split by 82.4% 17.6% Habitable Room
TOTAL UNITS TOTAL UNITS
Studio 1 Bed 2 Bed 3 Bed Studio 1 Bed 2 Bed 3 Bed
No. 9 61 53 42 No. 9 61 53 42
Percentage 5.5% 37.0% 32.1% 25.5% Rate 1 1.5 2 2
Total 165 units Cycles 9 92 106 84
Family Sized 25% Total Cycles 291
29 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.8 Unit Mix
The proposals provide a range of unit types and size from a two person studio to family sized dwellings. 25% of dwellings are 3 bedroom family sized in light of the pre-application advice received from Brent which sought to encourage such provision. The design seeks to provide a bias of family sized accommodation within the affordable wing with half of affordable units being 3 bedroomed. All residential units are designed to meet the “Technical housing standards - nationally EDGWARE ROAD described space standard” as a minimum. * 10% of the units are designed as wheelchair accessible or adaptable.
*
*
Studio 1 bed 2 person * 2 bed 3 person
2 bed 4 person
3 bed 4 person
3 bed 5 person * Accessible Unit
30 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.9 Accessible Units
In accordance with pre-application advice all units have been designed to meet Part M4(2). As such, reasonable provision must be made for people to gain access to and use, the dwelling and its facilities, and the provision made must be sufficient to meet the needs of occupants with differing needs, including some older or disabled people and to allow adaptation of the dwelling to meet the changing needs of occupants over time. In accordance with pre-application advice 10%of the units have been designed to meet Part M4(3). As such, in addition to the requirements of Part M(2) the provision made must be sufficient to allow simple adaptation of the dwelling to meet the needs of occupants who use wheelchairs. Wheelchair users can approach and gain step free access to the private entrance, private amenity space/ balcony, and accessible car parking provision. The wheelchair accessible units are designed to meet additional space requirements. The building is designed to provide unencumbered access for wheelchair users throughout all common parts and to enable access to the communal podium courtyard gardens, roof terrace areas, cycle and refuse store areas.
31 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.10 Play Space
Children’s playspace is to be focussed within the first floor level podium courtyard, with additional smaller playspace areas provided within the roof terraces at sixth and seventh roof levels. The overall provision of 910sqm playspace will comfortably exceed the policy requirement of 880sqm. The play spaces are designed to create imaginative, innovative and stimulating play and will follow the principles for designing successful play spaces including; • Provide a wide range of play experiences; active play, interactive and sensory, and informal • Make use of natural elements and soft landscape features. • Safe and accessible for all • Meet community needs and including spaces for adults to meet amongst childrens play zones • Allow children of different ages to play together • Sustainable, easily maintained and flexibility for change • Artificial external lighting
Please refer to the Landscape Design Consultant design statement for full details of the amount, locations and design concepts for childrens playspace.
32 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.11 Shared Amenity
Outdoor amenity space is a vital part of people’s living environment. Set on a podium at first floor the south- west facing courtyard is a multifunctional, flexible space for relaxation, informal recreation and play for all residents, young and old. The courtyard offers a quality shared amenity, enclosed on three sides providing privacy, shelter and shade.
Further shared amenity space is provided on all other available roof terraces to maximise the provisions within the confines of the site. The elevated position of the roof terrace gardens provides a unique perspective with spectacular views across the borough.
Shared amenity spaces will embody the principles of good design to create a valuable sense of place where a diverse range of people wish to spend time; making a valuable contribution towards the quality and the character of the development. Podium and roof terrace amenity will include; • Paving, grassed areas, small trees and planting. • A safe environment with integrate lighting design • Raised planters and screens to delineate private amenity to perimeter dwellings. • Planting and fixed screening to provide shelter from the elements and covered spaces for gathering. • Places for quiet relaxation and contemplation. • Defined spaces integrated into the courtyard which allow parents to watch over their children in a relaxing space • Flexible, spacious informal zones for a range of activities Please refer to the Landscape Design Consultant design statement for full details of the amount, locations and design concepts for shared amenity space.
33 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.12 Streetscape
There is a clear drive for public realm improvements along the Edgware Road corridor as set-out in various policy documents which identify the current poor quality public realm environment, a lack of consistency and identity, and a poor maintenance regime as a contributing factor to the relatively slow pace of regeneration in this part of the borough. The design principles are for a mixture of hard surfaced and soft landscaped public realm and, subject to technical feasibility in relation to below ground services etc, the creation of a tree lined avenue similar to other developments in the area (precedents opposite). The design proposals are fully integrated with the site levels to the perimeter of the development which allows for a simple, uncluttered solution. Please refer to the Landscape Design Consultant design statement and drawings for full details for public realm space.
34 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.13 Active Frontage
An active frontage at street level has a key role in improving the quality, safety and impression of the public realm environment. The site slopes approximately 3m from Edgware Road to the rear face of the building. In order to maximise the extent of glazed frontage to all elevations commercial space is provided to a large proportion of the building perimeter. All residential and commercial entrances respond to the site level changes and are provided at grade with the public footpath providing connectivity with the street scene. Commercial space is provided at street level. The commercial space can be further sub-divided into units or varying size depending upon market demand. The units and entrances address the focal corners and provide a continuous active frontage to Edgware Road and Windover Avenue plus some frontage facing the existing retail park and to the north.
At grade entrance to Commercial Unit At grade entrance to Residential core
Commercial Space
Private Residential Entrance
Affordable Residential Entrance
Active Frontage Secondary Frontage
Focal Corner
35 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.14 Access for Pedestrians and Cyclists
All residents can enter the building from Edgware Road or Windover Avenue. Glazed entrance lobbies are clear and legible from the street and provide immediate access to vertical circulation cores. The Windover Avenue entrance provides access to the affordable rent homes. Shared owneership homes are accessed from the corner entrance at the Edgware Road and Windover Avenue junction. The approach route to all entrances for residents is safe, convenient and step-free or is gently sloping to suit changes in floor levels. Cyclists can easily access secure cycle stores at grade from a separate entrance on Windover Avenue and via adequately generous corridors with easy access back into the three primary circulation cores. Cycle parking spaces for residents are provided in accordance with the new draft London Plan. The design will ensure that doorways and corridor widths are compliant in terms of suitable widths, as per the London Cycle Design Standards (LCDS).
Entrance route to affordable dwellings
Entrance route to private dwellings
Entrance to shared cycle store
36 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.15 Servicing Strategy
Servicing to the commercial space and refuse collection will take place, off street, away from the main public highway at the rear of the development as currently is the case for the existing commercial premises. Refuse and Recycling storage for residents is provided with direct access for bin collection operatives from the rear of the building. Residents access the bin stores via the lift cores with horizontal travel distances no greater than 30 meters from the flat entrance doors for the majority of units and without the need to traverse any stepped approach.
Refuse and Recycling storage capacity’s are in accordance with Brent’s guidelines providing storage for waste, dry recycling and food waste to be contained in containers of appropriate size. Additional storage space, accessed from within the bin stores, is to be provided for bulky waste ACCESS TO such as furniture and white goods. BASEMENT CAR PARK A central commercial bin store is provided with access from the servicing corridor and smaller waste holding areas are provided within the units on Windover Avenue.
Service bay as existing
Affordable dwellings waste removal
Private dwellings waste removal
Servicing to commercial space
Vehicular access to basement and semi basement car park
37 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.16 Car Parking
0m 3m 6m 9m 12m 15m Do not scale from this drawing. A subterranean car park is provided which The contractor is to check all dimensions on site and report any discrepancies to the Architect.
All rights described in chapter IV of the copyright, designs and accommodates 59no spaces in total. VISUAL SCALE 1:150 @ A1 patents act 1988 have been generally asserted. Notes
Department Vehicular entry to the car park is via the retail park Studio Affordable to the rear of the site. This access road and entry 1B2P Private point is as the existing access into the existing 2B3P Bin Store multi storey car park. 2B3P WCH Commercial
The proposed development provides a basement 2B4P Cycle Store split over 2 levels, taking into account site levels, to 2B4P WCH Plant
E 3B4P Substation accommodate car parking. Each residential core D 2 G 00 04 W A- 3B5P Switch R- D M A X- & Room can be accessed directly from the car parking X E - X 1 E R X q u E 46.20 m ip m 4B5P 4 e 0 n R 0 t area. 1 0 O - 1 -A 0 R 0 A 04 -D - D X 5 -A X 2 9 R 3 - s D 0 X m - 0 2 v X 1 X e k 0 1 n -X - t X -A 5 X R The development commits to providing 20% of 4 8 -D 7 XX 0 1 X- 15 X 2 2 4 6 1 the spaces with electric charging points, with 5 7
4 5
M passive provision for all remaining spaces in O T 5 O 6 R C Y C L E 45.80 m S accordance with the new draft London Plan. S LE 4 YC 8 C R 5 TO 5 O M Plant 4 Car Park Basement 2 9
2 Two accessible bays are allocated for commercial 3
2 5 4 4 use. The remaining 57 bays (maximum) are 4 0 2 5 4 5 3 4
5 1 allocated for residential use. Accessible bays are 2 6 4 5 2 2 2 Car Park Basement 2 provided on the ratio of 3% (5no.) of dwellings 7 - 5 0 3 1 4 2 1 8 with the ability to expand to upto 10% (17no.) 2 0
0 2 2 48.35 m 9
1 4 9 0 s v m 3 e k n 0 t 0 3 1 8
0 4 1 3 3 7 1 9
Car Park Basement 1 3 0 1 8 5 6
3 2 3 0 7 6
1 5 0 3 7 3
3 1 6 3 4 4 1 0 0 40 8 -0 A 4 3 R- 0 D 0 5 - 01 UP 46.60 m XX - - -A 47.80 m XX R -D XX 0 - - 9 XX
1 0
1 1
3 P8 Planning Issue 08/01/21 CA JD 1 1 00 2 4 Rev Description Date By Chk -0 47.60 m A R- -D 1 XX 3 - 3rd Floor XX 7-15 Rosebery Avenue London EC1R 4SP 1 E 4 3 U 3 00 Telephone+44(0)203 8746707 01 N A- E Website www.jeffersonsheard.com R- D V X- A -X XX R VE O D IN W
Project 363 Edgware Road
Drawing GA Plan - Basement -1-2
Scale Drawn Date 1 : 200 FG 01/03/19
Drawing Purpose Status PLANNING SUBMISSION S5
Ref Rev. 1375-JSA-XX-XX-DR-A-02202 P8 A1
38 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.17 Appearance
A light buff brick with mixed tones has been chosen for the main body of the building that subtly contrasts with artificial stone banding at each floor level and window head detail. The artificial stone banding is further highlighted by a 450mm band of soldier course brickwork at a level immediately above the artificial stone head to window openings and recessed balconies. The soffit above the colonnade at street level and above recessed balconies is also to have a brick appearance. Considering that this is the predominate facing material within the development it is deemed important to find a brick rich in variation to ensure the blocks don’t appear too monolithic. The brick will also pick out the different buff and red brick tones in the area as described in section 1.7. The residential windows are set a minimum of one brick deep (215mm) from the face of the facade to add depth and thus help break down the massing of the development. The ground floor frontage consists of a mixture of curtain wall glazing set between brick piers and brick facades. Alongside the car park entrance ramp is an area of decorative “hit and miss” brickwork to assist in providing fresh air intake to the car park which is extracted at the lowest basement level ensuring the required ventilation of pollutants.
39 363 Edgware Road Design and Access Statement Jefferson Sheard Architects 3.17 Appearance
A dark bronze polyester powder coated finish that emulates an anodised finish has been chosen for all of the window frames and decorative perforated metal panels that front full height window opening vents. The bronze polyester powder coated decorative perforated panels are also used as a wind mitigation screen around the perimeter of the 18th storey private terrace. The balconies are proposed as factory fabricated units to be attached to the building via a bolted connection. The balustrading itself is comprised of metal flat elements that are set out vertically at 100mm centres surrounding the base of the balcony and creating a semi-enclosure. The projecting bolt-on balcony balustrading, facias and soffit are all to be finished in the dark bronze polyester powder coated finish that emulates an anodised finish. Note that the balustrade flats project to the base of all projecting balconies as in the precedent images opposite. Extract ventilation to bin stores and plant spaces terminates at the facade where louvre panels are introduced and are finished in the dark bronze polyester powder coating to match.
40 363 Edgware Road Design and Access Statement Jefferson Sheard Architects
4.0 Visualisations View along Edgware Road North
42 363 Edgware Road Design and Access Statement Jefferson Sheard Architects View from Colindeep Lane
6000 x 5000 17mm 43 363 Edgware Road Design and Access Statement Jefferson Sheard Architects View on Edgware Road South
44 363 Edgware Road Design and Access Statement Jefferson Sheard Architects View from within Podium Courtyard
45 363 Edgware Road Design and Access Statement Jefferson Sheard Architects View towards Windover Avenue
46 363 Edgware Road Design and Access Statement Jefferson Sheard Architects View along Edgware Road North
47 363 Edgware Road Design and Access Statement Jefferson Sheard Architects