HEMANS ESTATE Site Summary Report August 2015 Client Huw Jones Disclaimer Housing Projects Officer This document has been prepared by Bell Phillips Architects in accordance with the instructions of their Housing Development Team client detailed adjacent, for the sole use of the client Business Growth & Regeneration - Delivery and may contain confidential information. London Borough of Lambeth 3rd Floor, Hambrook House Any information provided by third parties and referred Porden Road to herein has not been checked or verified by Bell London Phillips Architects, unless otherwise expressly stated in SW2 5RW the report. No third party may rely upon this document without the prior and express written agreement of Bell th Issued 24 June 2015 Phillips Architects. Revision A Revised 5th August 2015 Author Ashmi Thapar / Elaine Mc Quaid Checked Hari Phillips BELL PHILLIPS ARCHITECTS Ltd First Floor 43 Tanner Street London SE1 3PL t: 020 7234 9330 e: [email protected] w: www.bellphillips.com Contents 1 Introduction 5 1.1 Purpose of the Document 5 1.2 Brief 5 2 Context 6 2.1 Location 6 2.2 Aerial Photograph 7 2.3 Existing Site Plan 8 2.4 Existing Site Photographs 9 2.5 Urban Grain 10 2.6 Building Heights 11 2.7 Ground Floor Use 12 2.8 Open Space 12 2.9 Routes and Frontages 13 3 Policy 14 3.1 Planning Policy 14 4 Consultation 16 4.1 Resident Consultation 01 16 4.2 Site Walk-around 18 4.3 Residents Consultation 02 20 4.4 Newsletter 22 5 Proposals 24 5.1 Site One - Lockyer & Charman House 24 5.2 Site Two - Option A - Disused Community Hall 30 5.3 Site Two - Option B - Existing Ballpark 36 5.4 Site Three - Adjacent to Hunter House 42 5.5 Site Four - Adjacent to Darlington House 48 6 Appendices 54 6.1 Minutes - Consultation 01 54 6.2 Area Schedule Site One 57 6.3 Area Schedule Site Two - Option A 59 6.4 Area Schedule Site Two - Option B 60 6.5 Area Schedule Site Three 61 6.6 Area Schedule Site Four 62 3 4 Hemans Estate Site Summary Report June 2015 1 Introduction 1.1 Purpose of the Document 1.2 Brief Hemans Estate has been identified by the London Borough As taken from Hemans Estate Development Project of Lambeth as a site with potential for new housing Community Engagement and urban Design Services development. Tender Brief: Bell Phillips Architects have been tasked with assessing • To assess the development potential for affordable the opportunities within Hemans Estate to maximise housing on the estate, considering other opportunities general needs residential accommodation, working with identified through the engagement and design process. residents in realising the potential of these infill sites. • Options must be developed through an on-going This document sets out the context and site analysis of engagement process with estate residents. Hemans Estate, the consultation processes with residents, • To run a number of workshops to understand local need planners and stakeholders undertaken to date, the and co-produce the scheme with local residents. opportunities and constraints of the five identified potential sites including survey information, and the initial proposals • A cost plan will be needed to provide outline scheme for each of these sites. costs for all options considered. • Assess any likely planning constraints • Assess the likely massing and height of development • To produce all viable options to RIBA stage 3, including undertaking appropriate financial apprasial and robust viability of all the options developed. • Report on any issues and costs associated with site clearance and demolition, including the costs of any required asbestos surveys, excluding the costs of asbestos removal. • Report on any subsoil and geotechnical issues likely to affect the project for example flood risk, contaminated land, right to light, flight paths etc. • Assess deliverability having regard to the UDP and planning policies both national and local. • Report on any constraints and opportunities of the project regarding best practice in sustainable low carbon design i.e. passive solar gain,good or bad orientation/ overshadowing for solar thermal or PV. • Benchmark notional or likely costs to achieve low carbon sustainable design and show additional costs required to meet levels 5 or 6 of the Code for Sustainable Homes, or an equivalent level. • Services to be delivered on a staged basis witha process of clarification to refine the scope at each stage into the final scheme design. This report comprises phase 1 ( Assessment, feasibility and design proposals) and phase 2 (first round consultation) The design will comply with the following: • London Housing Design Guide • Lifetime Homes • The Design will need to obtain Secured by Design (SBD) accreditation • The development will be designed with regard to national, regional and local policy and planning guidance and will consider the impact on the neighborhood in terms of landscaping, noise, view, shading effect, etc. 5 2 Context 2.1 Location L a m b e t h N Hemans Estate is located in the London Borough of Lambeth. The site is located close to Vauxhall railway station to the north east. Directly to the west of the site is the New Covent Garden Market. As part of the Nine Elms re-development, the market site is due to include a new market, food quarter, 3,000 new homes and 235,000 of office, retail and leisure (in the form of high rise towers) this is due for completion in 2022. A new tube station (Nine Elms tube station) and high rise residential is also planned for the Sainsburys site directly to the north of the Hemans Estate. The Nine Elms redevelopment will dramatically transform the surrounding area creating greater pedestrian and transport links to central London. 6 Hemans Estate Site Summary Report June 2015 2.2 Aerial Photograph 7 2 Context N 2.3 Existing Site Plan 1 PROPOSED NEW COVENT GARDEN MARKET DEVELOPMENT FUTURE NINE ELMS UNDERGROUND STATION Key 1 Existing Site Plan 2 Webb (to left), Johnson & Evans House (to right) 3 Communal Garden to Lockyer & Charman House (View South) 4 View east towards Hunter and Lockyer House 5 Communal Gardens to Hunter and Lockyer House (view South East) 8 Hemans Estate Site Summary Report June 2015 2.4 Existing Site Photographs 2 3 4 5 Hemans Estate is made up of 7 houses in 3 groups. Each of these houses has it’s own communal area in varying • Darlington House degrees of amenity and size and all have unrestricted access. • Hunter House There are some issues with the existing estate communal areas. • Charman House These include; • Lockyer House • General lack of use and used mainly by dog walkers from adjacent estates - Darlington & Hunter House. • Webb House • Lack of use and increased anti social behavior - Play • Johnson House area to north east of site. • Evans House • Garden used as hang out for drug users and slip road for joy riders - garden to Charman and Lockyer house. • Good use of play area and lack of anti social behavior -Webb, Johnson and Evans House. 9 2 Context N 2.5 Urban Grain 1954 Urban Grain today The historic map from 1954 shows the original Hemans Estate, The elements of this development that directly influence our which extended to form a more cohesive urban grain of medium site are; rise buildings that connect a series of public spaces. Some of • The New Covent Garden Market Development set for these buildings were replaced in the 1970s with the low rise completion in 2020. Part of this development will see the sheltered housing that remains alongside the estate today. addition of 4 new towers ranging from 23 - 29 storeys adjacent The existing New Covent Garden Market and acoustic wall which to the sites north western boundary. borders the Hemans Estate to the north west brings about an • A new tube station to the north west of the site adjacent incoherent and fragmented urban grain.This disparate relationship to charman & Lockyer House (Nine Elms tube station). The between neighbouring building forms and public space will tube station and coinciding residential towers ranging from 9 become further compounded between 2020 and 2030 due to the storeys to 40 storeys are due for completion in 2030. phased Nine Elms Development. 1 2 10 Hemans Estate Site Summary Report June 2015 2.6 Building Heights 3 4 5 The surrounding residential area is predominately 2 - 3 storeys in height with the exception of Darlington and Hunter House (Hemans Estate buildings) and flatted dwellings along Wandsworth road that are between 5 & 6 storeys in height. Key Key (building heights) 1 Proposed New Covent Garden Visual 1 Storey (Hemans Estate boundary in red) 2 - 3 Storeys 2 Nine Elms Tube Station Site Plan 4 Storeys Hemans Site boundary today 5 -6 Storeys 3 Wandworth Road facing south 11 Storeys 4 Wandsworth Road facing north 12 + Storeys 5 Nine Elms tube station site Hemans Estate Site Boundary Today 11 2 Context N 2.7 Ground Floor Use 2.8 Open Space The ground floor use around Hemans Estate is predominately Hemans Estate benefits from three play facilities - a ballpark residential, with a number of commercial enterprises along adjacent to Darlington House, a small ballpark adjacent to Johnson Wandsworth Road. The New Covent Garden Market proposals House and a childrens playground adjacent to Hunter House. include retail and commercial use at ground floor, with residential Communal gardens are distributed throughout the estate. above. Key Garages and parking Residential Community Key Retail / commercial Private green space Restaurant/ bar or public house Semi-private and communal green space Theatre / gym or entertainment Public green space Industrial Ballcourt Transport Playground Unidentified use or empty building Trees 12 Hemans Estate Site Summary Report June 2015 2.9 Routes and Frontages Key Pedestrian routes within Hemans Estate Vehicular access into Hemans Estate Pedestrian access into Hemans Estate Vehicular dead-end Pedestrian dead-end Inactive and rear frontages to the Hemans Estate Vehicular routes within Hemans Estate Residential front door 13 3 Policy 3.1 Planning Policy 3.1.1 Planning Proposal Map The London Borough of Lambeth Local Development Framework Proposals Map shows that the site is not within any area of specialist designation that prevents it from being developed.