Abbey Area Redevelopment Project

Design and Access Statement January 2012

Abbey Area Redevelopment Project

1.0 IntroductionThis design and access statement has been prepared by Levitt Bernstein Associates on behalf of the London Borough of Camden in support of an outline planning application for the redevelopment of the Belsize Road Car Park and Abbey Co-op Estate. This statement should be read in conjunction with the application drawings and the outline planning design guide, also prepared by Levitt Bernstein, along with the other technical and planning reports which form a part of this application.

1.1 Project BackgroundLevitt Bernstein were appointed by LB Camden in early 2010 following a competitive interview process, as part of a team led by GVA to study a number of estates including the Abbey Estate, the Alexandra and Ainsworth Estate, the Langtry Walk Building, the Belsize Road Car Park Building and the Abbey Co-op Estate. As part of this study, a draft strategic masterplan framework for this area was presented at a public exhibition in July 2010, from which a preferred brief for the redevelopment of the Belsize Road Car Park Building and the Abbey Co-op Estate was identifiedbyLBCamden.Thecurrentproposalshave therefore been developed in parallel with a process looking at the long term development opportunities for the wider area, and have therefore been designed to complement an emerging development framework for regeneration of the area.

1.2 Project ScopeThe project team was initially asked to propose development options for the Belsize Road Car Park Building with a view to submitting an outline planning submission for the site; and to investigate what, if any, other potential development options may be feasible for the Abbey Co-op Estate if carried out in conjunction with the development of the Car Park Building. Following initial work examining the development options for both of these areas, as exhibited to the public with the draft Masterplan for the wider area in July 2010, the scope of the project was expanded to produce an outline planning submission covering the redevelopment of the remaining low and medium rise buildings on the Abbey Co-op Estate; to make best use of council owned land to provide: New affordable homes for existing residents to modern standards, which meet their current housing needs New safe entrances to the retained tower blocks, preferably controlled via a manned concierge station A range of higher quality public realm spaces, shops and services which better respond to the needs of the local area than the existing uses, including a new community centre and potentially a new health facility Funds through the provision of new homes for private sale; which will help fund the regeneration proposals and, Additional new affordable homes for rent, of a range of sizes including 3 and 4 bedroom homes, to provide a more sustainable mix of tenures in the area and to investigate the opportunities to generate funds for improvements to the wider area

Location plan showing site in relation to the surrounding area of West London

Site boundary with masterplan area shown outlined

Design and Access Statement: January 2012

1.1

1.3 The Project TeamThe consultant team comprises: GVA Project Management: Planning Valuation CPO Appraisal, Retail Assessment Procurement development Levitt Bernstein Associates: Urban Design Architecture Landscape Architecture & Consultation WSP: Engineering Services including: Transport Civils Structures Energy Sustainability Services design Wind Daylighting, and Noise Assessment

2.0 Context2.1 Planning Policy ContextThe Belsize Road Car Park site is currently a designated development site within Camdens Core Strategy for 2010-2025, which was adopted on November 2010. The remainderofthesiteisnotclassifiedasadevelopment site. The fenced section of the open green space behind the existing tower blocks on the site. Is also designated as Open Space in the current LDF. There is no recent planning history for major applications on the site, and the site has remained within LB Camden ownership since its construction of the current buildings in the late 1960s. During preparation of these proposals, reference has been made a wide range of both Local (LB Camden), Regional (GLA) and National planning policies, including the key LB Camden development policies listed below: Housing: DP2, DP4, DP5, DP6 Open Space and Play Facilities: DP31 Employment DP10, DP13, DP15 Sustainability and the Environment: DP22, DP23, DP28, DP32 Transport: DP16, DP17, DP18 , DP19, DP21 Design: DP24, DP25, DP26, DP30

2.2 Masterplan ContextA draft version of a strategic masterplan framework for the wider area surrounding the site was prepared by the project team in early 2010. This covered an area including the Abbey Estate, the Alexandra & Ainsworth Estate, the Langtry Walk building, as well as the application site itself. This framework was first presented at a public exhibition in July-August 2010 held in The Abbey Hive on the Alexandra and Ainsworth Estate. The masterplan aims to develop a longer term framework to help guide future development within the masterplan area, and includes theidentificationofkeyroutesandgatewaysalongwith potential future development sites. It is hoped that as development opportunities arise within the area in the future, this framework can be developed to help guide opportunitiestoachievestrategicgoalsidentifiedforthe area as a whole. The proposals for the Belsize Road Car Park Building and the Abbey Co-op Estate submitted for approval have been developed with reference to the current masterplan proposals.

A comprehensive assessment of the policy context for the project is included in the separate report prepared by GVA. KEY Local nodes along Belsize Road, Loudon Road and Abbey Road - these are established areas varying in hierarchy and the type of retail offer and form vital areas that should be well integrated into the spatial framework objectives. The proximity of high streets and major movement corridors such as Kilburn High Street and Finchley Road, make the site a well located residential quarter to reside in. Connections to these streets should be strengthened. A number of community facilities within the area are plotted on the plan. Within the site, these should be consolidated as part of the proposed nodes, making them accessible and easy to get to along main roads and junctions. The Abbey Estate may be suitable for redevelopment in the longer term, however in the short term, connectivity and public spaces could be improved to help make it a safer, more permeable residential area. Proposed new local node which needs rationalisation of mixed uses at ground level, an improved public space at this crucial junction and the opportunity to connect it seamlessly to the surrounding residential area. The Alexandra & Ainsworth Estate comprise mostly of listed buildings but there is potential to improve gateways to these areas, improve connections through them and improving public open spaces enclosed by them. The Langtry Walk site forms a key gateway to the estates in the west. It has the potential to be redevloped as a mixed use gateway, providing an improved entry to Alexandra estate and to connect into the public realm improvements along Loudon Road, making it a part of the spatial regeneration around South Hampstead station.

Draft strategic masterplan framework as displayed at the public exhibition held in July 2010


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2.3 Site DescriptionThe site is situated around the junction of Abbey Road and Belsize Road in Camden, close to the boundary with Westminster, and falls broadly between West Hampstead, Swiss Cottage and St Johns Wood. The site is characterised by a series of low and medium rise post war buildings located either side of Belsize Road, along with 2No 22-storey point blocks (Snowman and Casterbridge House) located on the north eastern side of the road junction. The main West Coast railway line runs directly to the south of the site, through a cutting approximately 6-8m deep.

Hinstock and EmminsterThese blocks, located on the northern side of Belsize Road are , are 5 and 8 storeys high respectively, and are organised as small deck access slab blocks siting above a 2 storey podium, which incorporates an undercroft parking level with 2 small rows of shops at street level oneitherside,anda1500m2medicalcentreatfirstfloor level. The upper levels of both blocks house a total of 74No1bedandstudioflats.Theseblocksaredesigned using a brutalist architectural style common at that period, and feature exposed concrete cladding and horizontal strip windows.

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Abbey Community CentreLocated directly to the west of Hinstock, the Abbey Community Centre is the smallest building within the estate and was originally built to serve the residents of both the Abbey Co-op and Abbey Estates. The building is approximately 1.5 storeys, and is differentiated from the other buildings on the Abbey Co-op Estate by featuring a late architectural style of painted render. The building contains500m2offloorspace,includingamulti-usehall, a kitchen and various meeting rooms arranged around a centralcirculationspace,withallareasbenefitingfrom goodlevelsofnaturaldaylight.TheCentrealsobenefits from a small area of private outdoor space to the rear of the centre incorporating a small garden and a play area for a crche.Emminster

Hinstock Abbey Community Centre

Belsize Rd Car Park building

Site plan

Belsize Road Car Park BuildingThe Car Park Building is located on the southern side of Belsize Road backing onto the railway line opposite Emminster and Hinstock, and contains 6 car parking storeys, including 1 at basement level, providing approximately 12,500m2 of floor space. Within this buildinganumberofgroundandfirstfloorareashave been converted over time to house a range of small businesses, many associated with the car industry such as taxis and repair workshops, but also including a picture framing workshop. The building is designed in similar style to Emminster and Hinstock, and also features exposed concrete cladding. The building lies directly adjacent with the railway cutting, with the site boundary marked by a fence located approximately 2m back from the top of the retaining wall to the cutting.

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Snowman House and CasterbridgeThese buildings are 2 identical 22-storey tower blocks, housingatotalof204No1and2bedflatssetwithina small open green space with play areas. The towers have been recently overclad with coloured white and light blue render which is quite distinctive in views of the estate from the surrounding areas. Parking areas for residents only are located at ground level access from Belsize Road with an area of hard standing between the towers used for bike and bin stores and as a turning area for service vehicles. The green space is fenced off with 2 sets of gates, and is generally used by estate residents but is also open to non-residents. Entrance to both towers is at street level facing Abbey Road, but is generally poorly overlooked and suffers from safety issues and at times unpleasant wind speeds. All of the buildings on the Abbey Co-op Estate are connected via a series of raised walkways at second floorlevelwhicharenowdisused/closedtopedestrians for safety reasons, with another disused footbridge located over the railway line which previously provided a pedestrian link for all of these buildings with the Abbey Estate located on the southern side of the railway.

View of the crossroads

Existing Belsize Road car park building

Railway line boundary to car park building

Under-used space between existing tower blocks

Poor connection to green space behind towers

Existing under-used space in front of towers

2.4 Site ContextThe area around the site is generally characterised by mid to late 19th century terraces and pavilion blocks tothe northernsideoftherailway,manywithstuccofinished fronts,interspersedwithanumberofmoremodernflat blocks particularly located nearer the railway line. These areas include the South Hampstead (formerly Swiss Cottage) and Priory Green Conservation Areas which are described in more detail in section 2.6. The Abbey Estate, located directly to the south-west of the site on the southern side of the railways, is a similar post war estate which also includes a 22-storey point block, Mary Green Tower, which is identical to the 2 blocks forming part of the Abbey Co-op Estate. The Alexandra & Ainsworth Estate is located on the southern side of the railway near to the site, which includes the modern Grade II* listed Alexandra Road buildings along Rowley Way, which form a key aspect to the general setting of the site..

Existing shops - Belsize Road

Existing shops - Abbey Road

Existing under-used space in front of Emminster block

Surrounding terraces - Belsize Road

Community centre on Belsize Rd with towers in the background

Boundary of car park building with victorian housing


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2.5 Archaeological ContextLittle is known about the site area during the early history of the site, but it appears that the site and surrounding area were predominantly used for agricultural purposes prior to the early 19th century. The main routes through the area, including West End Lane and Abbey Lane are likely to have been established during this time, but no concerted development of the area took place. Around the middle of the 19th century, residential development of the area started to develop around the 2 main roads, which at that time were called Upton Road and Knotts Road, and included the establishment of Priory Terrace. This development accelerated rapidly during the latter half of the 19th Century with the establishment of a Victorian street pattern on the site, including some mews developments. The development continued into the 20th century with periodic redevelopment of large areas both within the site and the surrounding area by the local Council, including the redevelopment of areas of the current Abbey Estate in the interwar period; the building of the remainder of the Abbey Estate and the current buildings on the site in the late 1960s; and the completion of the Alexandra & Ainsworth Estate in 1978. In terms of archaeological deposits on the site, modern developments are increasingly likely to have employed both basements and, in respect of the more substantial structures (including the tower blocks Snowman and Casterbridge House), significant foundations. These are likely to have had a substantial impact upon archaeological deposits, and any medieval development is therefore unlikely to remain substantially intact following the Victorian and Modern eras of development. In term of earlier remains, Post Medieval development is likely to have focused around the early road network, therefore it is feasible that material from other time periods may survive where unaffected by later development away from the main road network, but there is little evidence whether anysignificantearlierdevelopmenttookplaceinthearea or not. A more detailed desk top Archaeological Study of the area has been carried out by WSP, which is submitted separately in support of this application.

OS map 1869 - 1882

OS map 1891 - 1895

OS map 1912 - 1914

OS map 1940

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2.6 Heritage/CoThe site is located broadly at the junction of the 3 main Conservation Areas in the local area. Directly bounding the site to the north, east and west are the Priory Green and the South Hampstead (formerly Swiss Cottage) Conservation Areas, which are characterised by largely well preserved 19th Century3-4 storey terraces and pavilionblocks,withsomemoderninfillmansionblocks. To the south of the site, on southern side of the railway, lies the Alexandra and Ainsworth Conservation Area containing 20th Century apartment and maisonette blocks, along with the St Johns Wood Conservation Area further to the south which also consists largely of 19th Century 3-4 storey terraces. There are no archaeological assets subject to statutory protection within 500m the site, but there are a number of Listed Buildings within this area as shown on thediagramopposite.Themostsignificantoftheseare the Grade II* buildings on Rowley Way and Ainsworth Way, which were built by Camden in the late 1970s and now form part of the Alexandra and Ainsworth Conservation Area. This is a particularly important example of the pioneering social housing projects undertaken by Camden Council during this time. Any proposed redevelopment of the site therefore will need to demonstrate that it complies with the guidance contained in PPS 5:Planning for the Historic Environment (2010) relating to the effect of new developments on existing heritage assets for each of the 4 conservation areas near the site and the listed buildings also described above. . does harm the setting of any of the 4 different conservation areas in the surrounding area, or the setting of the listed buildings in the surrounding area, particularly the Grade II* buildings on the Alexandra and Ainsworth Estate. The key views that may be affected by any proposals would run in both directions along both Abbey Road and Belsize Road. An assessment of the effect of the proposals on these views and the Conservation Areas in general is including in the Heritage Assessment in the next section of this statement. The Victorian and post war buildings on the southeast side of the junction of Abbey Road and Belsize Road are not within a conservation area, although are clearly buildings of some quality which will be affected by any redevelopment of the site.

Location plan of conservation areas Key Site Boundary Listed building South Hampstead (formerly Swiss Cottage) Conservation Area Priory Green Conservation Area Alexandra & Ainsworth Conservation Area St Johns Wood Conservation Area


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2.7 Geographical ContextThe site is located on the western side of the LB of Camden near the top of a gentle rise giving it good views to the south towards central London. The site generally slopes downhill from north to south, with an overall fall over the site of approximately 2m. The road also falls away from the road junction along Belsize Road, falling approximately 1.5m on the western side of the junction as this section of the road passes through the site. The main West Coast railway line also lies directly to the southern boundary of the site, which lies approximately 6-8m below the level of the road bridge. Next to the site is an established open green space located behind the existing tower blocks, which contains a number of mature trees and is an area of some biological diversity. There are also a number of other mature trees in the area, particularly opposite the shops facing Abbey Road, and directly in front of the tower blocks facing the road junction, with sporadic street trees also located along each of the main roads.

2.8 Transport / InfrastructureThe site lies around the junction of Abbey Road and Belsize Road. It is well served by public transport and hasaPTALratingof5/6. The nearest tube stations are Swiss Cottage (800m) to the east, St Johns Wood (1Km) to the south and West Hampstead (1Km) to the north, all on the Jubilee Line; Kilburn Park to the west (600m) on the Bakerloo Line; and Finchley Road to the north-east (1km) on the Metropolitan line. The site also has good rail links with West Hampstead Station to the north (1Km) on the North London Line, and South Hampstead Station (600m) to the east, and Kilburn High Road Station (400m) to the west on the line into Euston. The site is also well served by bus routes with bus stops on both main roads. Bus routes stopping on Belsize Road serve White City Camden Town approx. every 6 minutes (routes 31, N31, N28); with buses stopping on Abbey Road serving West Hampstead to Waterloo, Brent Cross Marble Arch twice an hour (routes 139, 189). The site also contains a range of on and off street parking. The site is located within a controlled parking zone (CPZ) with street parking generally all resident permit parking only. Around the road junction there are a number of pay and display parking bays serving the 2 small parades of shops, and on both roads there are a number of disabled bays which presumably have been converted fromstandardCPZbaystoservespecificresidentsliving in the existing buildings on the site. The Belsize Road Car Park Building contains 5 levels of parking, which is currently used solely for commercial parking, including hirefleetparkingandindividualprivateparking.

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Transport links around the site

Tube stations Rail stations Major vehicle routes (A & B roads) Secondary streets Major green space Study area Strategic retail area Local community use Health facility Education buildingkey connections diagram

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2.9 Land UseThe site is located in a mainly residential area containing amixoffamilyhousingandflatblockswithanumberof major local centres within 10-15mins walking distance offering a wide range of shops and local services including Kilburn High Street to the west; West Hampstead High Streettothenorth;FinchleyRoad/SwissCottagetothe east;andStJohnsWood/AbbeyRoad/BoundraryLane to the south. The buildings on the site are mainly residential in use, with74NoflatsprovidedwithintheHinstockandEmminster blocks,andafurther204Noflatsprovidedwithinthetower blocks Snowman House and Casterbridge. The site also houses a number of key non-residential uses serving the area immediately surrounding the site, including a small community centre and NHS Health Centre. The Abbey Community Centre offers a wide range of services which mainly provide services for younger children (including a daily crche facility) and programmes for the over 60s. A number of local charities also have their officeslocatedwithinthecentre.TheBelsizePrioryHealth CentreislocatedatfirstfloorlevelbetweenHinstockand Emminster blocks and serves as home to 3No GPs along with a number of specialist clinics including a baby clinic and a minor surgery unit. The site also feature a total of 12No shop units in 2smallrowsofshopslocatedonthegroundfloorof Emminster and Hinstock, all of which are currently in use. These house a range of local and specialist shops includingaPianoshop,aPartyShop,anIndiantakeaway/ restaurant, an off-licence, newsagents, pharmacy and TheLilleyLangtrypublichouse.Themanagementoffice for the local housing co-op which manages the affordable homes on the site on behalf of the council is also currently housed in one of these shop units.

Building uses- Ground Floor

key A1 use A4 use A5 use B1 use C3 use D1 use Sui Generis, also incorporating secondary B1,B2, & B8 uses Building uses - First Floor C3 use on upper levels


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2.10 Site Analysis:The main constraints identified to the development of the site are:

Conservation IssuesThe site is bounded by 2 different conservation areas, and there are 2 further conservation areas to the south of the existingrailwaywhichmayinfluencetheheight,layout and detailed design of proposed new buildings. A number of listed buildings are also located nearby including the Grade II listed St Marys Church to the north and the Grade II* listed Alexandra Road buildings to the south5 6oad

RailwayThe main West Cost Railway line runs very close to the site and causes issues with noise, pollution, and access for construction and maintenance purposes, which may affect any future edevelopment of the adjacent Car Park Building.

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Continuity of uses on siteThe existing community and health centres on the site may require continuous provision either on site or elsewhere during any redevelopment of the application site. A similar issue may also involve the existing residents on site, depending on the approach taken to development.2

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Main RoadsBoth Abbey Road and Belsize Road are busy roads and bus routes, and cause noise, pollution and safety issues in terms of crossing and access to play areas for very young children.

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Tall buildingsThe site contains 2No existing 22 storeys tall tower blocks which form part of a group of 3No identical tower blocks in the area, including the Mary Green tower block located on the Abbey Estate to the south of the railway. These tower blocks currently dominate the existing townscape due to their scale and location, particularly in terms of their impacton long views towards the site from all directions. These form a distinctive group of buildings in the local area which is generally formed of 3-6 storey buildings. These buildings also produce uncomfortable wind speeds at pedestrian level due to their design. It is assumed that these buildings will be retained as part of any redevelopment proposals and will therefore also remain inhabited during any redevelopment. This raises, issues with development around/underinhabitedbuildingsduringconstruction,as well as ensuring continuity of access and maintenance of the towers and preserving privacy of the retained homes.

Form of constructionThe existing health centre building appears structurally tied into the residential blocks on either side of this building and therefore partial demolition of either building or the space between them is likely to be both expensive and very disruptive to residents.

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Proximity of surrounding buildingsConsiderationofamenityintermsofprivacy/overlooking /daylightingofadjacentbuildingsandassociatedprivate rear garden areas may affect the design of any new buildings near Priory Terrace, and the buildings to the southern side of Belsize Road

key 1 storey 1.5 storeys 2 storeys 3 storeys 4 storeys 5 storeys 6 storeys 10 storeys 22 storeys Existing building height diagram

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The main opportunities identified for the development of the site are:

Shops and Services QualityThe quality, type and size of existing commercial units limits the range of uses which may wish to be located on the site. There is an opportunity to provide better quality shop units andcommunity spaces which in turn may help sustainavarietyofhigherqualityhousing/publicrealm solutions on the site.

Belsize Road Car Park buildingThis building is currently underused and is designated a development site in the current LDF. The lease on this building is due to expire in 2012 after which there will be an opportunity to redevelop this site.

Sense of Place1 -Community centre building 2-Emminsterbuildingandretailofferalonggroundfloor

Housing QualityBoth the size and tenure of the existing homes on the site are very limited site, and dont meet the current housing needs of the existing tenants. There is an opportunity to provide new high quality homes with a balanced mix of tenures and sizes of homes.

The existing road junction, shops and community buildings do not currently create a distinctive sense of place. There is an opportunity to create new high quality public space, potentially located around the road junction, surrounded by shops and community buildings to help reinforce the sites current role as a local node for the surrounding area

Active frontagesThe location of the existing shops is poor in relation to the mainroads,andgenerallythegroundfloorareasofallthe buildings do not form active street frontages clearly visible from the existing roads, particularly around the base of the existing tower blocks.

Redevelopment of Underused space:The closed high-level access bridges, and the area of hard standing between and in front of the existing tower blocks are currently under-used and could form part of any redevelopment. The space in front of the shops at the base of Emminster is also currently poorly used with the landscaped area providing little in terms of amenity for either residents or those passing through the area or using the shops.

Taller buildings:Thesiteisnotindesignatedasasitesuitablefornew tall buildings within either current local or regional planning policies, but due to the proximity of a group of existing tall buildings both within and around the site, there may be an opportunity to introduce new tall building(s) which compliment this existing group of buildings rather than forming a new area of tall buildings.

3 - Poor sense of place to Belsize Road junction

4-Poor quality car park building

SustainabilityAnynewdevelopmenthastheopportunitytocreate moreefficientbuildingsintermsofenergy,wateruse and drainage systems, and a chance to increase the biodiversity of the site through the introduction of new street trees and green roofs.

5 + 6 - Access into public open space behind towers

7-Car Park obscuring green space

8 - Car park building dominant to road junction

9 - Under-used space at base of towers


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3.0 Consultation

Start up public consultation event

Local residents on a bus trip to recent housing developments

Use of models during public consultation events with local residents


3.1

Consultation Theproposalshavebeensubjecttoextensive consultation with existing residents, the local community, businesses, councillors and other key stakeholders Aseriesofpre-applicationmeetingshavebeen heldwithofficersintheLBCamdenplanning,designand highways departments along with the Greater London Authority and Transport for London (TfL) Other statutory consultees such as English Heritage, the Commission for Built Environment (CABE, now called the Design Council) and Network Rail have also been consulted on the proposals Anumberofworkshops,meetingsandfocus groups have been held with all stakeholders to inform the proposals prior to the submission of the planning application Twofullpublicexhibitionshavebeenheldduring the consultation process along with a Development Management Forum arranged by the Council A summary of the major design changes incorporatedintothefinalproposalsinresponsetothe consultation comments is set out below: Development on the existing open green space No area of the existing green space would need to be lost with the proposed development The height and number of tall buildings (over 10 storeys) was reduced following comments made by residents

Approach to tall buildings

Approach to massing near existing buildings

This is stepped down to reduce the impact on views and daylight conditions in the properties directly adjacent to the site No loss of existing parking, with proposed relocation of the existing car park to the north of Snowman House not pursued following comments made both by existing residents of the tower blocks and those adjacent to the north of the green space due to noise and safety issues This has been reduced in scale and concentrated near the commercial units inresponsetocommentsmadebybothLBCamdenDesignofficersand CABE design review Space for a larger facility than the existing centre has been allowed for within the proposals, with good levels of daylighting and natural ventilation possible in the new building Allproposednewshops/officeswillbeprovidedwithoff-streetdelivery/drop offareasfollowingconcernsraisedbyresidentsandLBHighwaysofficersthat potential uncontrolled on-street deliveries increasing highways safety issues The height of the proposed new buildings on the Emminster site will be not behigherthantheexistingbuildingstoensurenolossofdaylight/sunlightto those currently living in the tower blocks opposite Additional storage areas are proposed within the tower blocks for existing residents to replace and enhance the existing storage facilities

Car parking to retained tower blocks

Scale of new public space

Community building

Reducing congestion

Impact on existing residents

Storage for existing residents

Design of the new community building

The roof of the community centre would not be accessible to respond to noise/securityconcernstotheexistingtowerresidents

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Examples of boards from public exhibtions carried out during the development of the proposals

Itisintendedthatfurtherconsultationwillbe undertaken during the planning process and as part of any subsequent reserved matters applications in line with Camdens revised Statement of Community Involvement (July 2011), again including both residents living and working on the Abbey Co-op Estate and those living in the wider area.


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Place-making diagram showing sites proposed relationship within network of key local spaces

Creating a new destination - a local node along 2 key routes through the area

Destinations and gateways along the routeLocal Retail Strip - cafes, shops, showrooms etc....

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Creating a New DestinationKiImproving spatial connections to existing retail strips along the routes

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b Ab ey ad RoPotential to create an improved gateway at Langtry walk Scope to improve public realm and key open spaces within Alexandra and Ainsworth estates

4.0 Proposals4.1 Urban DesignAs noted previously, a draft strategic masterplan framework for the wider area surrounding the site was developed by the project team in early 2010. The masterplan aims to develop a longer term framework to help guide future development within the masterplan area, and so help coordinatedevelopmenttoachievestrategicgoalsidentified for the area as a whole. The diagram opposite highlight a set of proposed nodes within the masterplan area in relation to the established activity areas and nodes within the wider context. These diagrams illustrate how the Abbey Coopsitehasbeenidentifiedasavitalnodeatanimportant junction of 2 major movement corridors through the area - Belsize Road and Abbey Road, which could potentially form the primary phase of any redevelopment within the wider area. The proposed development site therefore has potential to become an established, prominent mixed use local activity hub, enabling public realm improvements which could form a stimulus to future development in the wider area.

Urban Design Vision for the SiteAkeyelementoftheopportunitiesidentifiedfortheAbbey Co-op site in the masterplan framework is the desire to transform the existing character of the road junction to create a distinct sense of place. This could help promote the regeneration of the area through encouraging a wider range of uses than the existing buildings and public spaces are able to support, and help create a safer, more desirable place to live and work in. To create a distinct identity and sense of place around the junction, the urban design vision for the site aims to: Create a small public space around the existing road junction. Activate this space through the creation of active commercial and community frontages around all sides of this space (particularly around the base of the existing tower blocks which is particularly in active at present) and the upgrading of the road junction treatment so that the junction itself feels like it forms part of the new space. Create high quality new buildings around the junction help enclose for the new space, and help transform approach sequences into the junction from along both of the main roads, including a landmark building marking the road junction. Create additional commercial spaces at street level with new homes above in the surrounding area to further increase activity levels and reinforce activity in the new buildings and facilities located around the road junction and make the new space more sustainable in the long term.

Concept 1 Create a space around the road junction

Concept 2 Activate the space with active frontages on all sides

Concept 3 Enclosed the space with a set of new buildings


4.1

4.2 Design DevelopmentBased on this urban design vision, a series of initial feasibility studies were carried out to explore the viability of using new build and refurbishment approaches to the redevelopment of the site both in financially and design terms. All options assumed the retention of the 2 tower blocks, Snowman and Casterbridge. It quickly became apparent that only 2 main approaches to the redevelopment of the site would be viable, with various partial demolition options proving unviable and/or unfeasible.Theviableoptionsidentifiedwere: Option A Retention and refurbishment of Emminster, Hinstock and the Community Centre buildings with the redevelopment of the Car Park Building Option B Demolition of all existing building and redevelopment with a range of new buildings Further design studies were then carried out in terms of the layout, massing and potential uses for the buildings on the site, including any retained buildings for each of these approaches. From this work, 3 distinct redevelopment options were identified as being able to deliver the proposed urban design concept whilst still remaining financially viable. These were presented at a public exhibition held in the Abbey Hive over an extended period during July and August 2010, alongside a presentation of the draft masterplan for the wider area.

The options presented at this exhibition were: Option A1 Open space along Belsize Road has been extended to the back of the towers MinimuminfillonEmminsterbuildingsite-to provide improved interface along street edge The car park site to be redeveloped as a series of courtyard buildings rising in height towards the junction Option B1 Open space along Belsize Road has been extended to the back of the towers, with built interface along the street edge and green roof overlooking this space. Redevelopment of Emminster building site - to provide improved interface along street edge and a communal courtyard to the rear. The car park site to be redeveloped as a series of courtyard buildings rising in height towards the junction. A central pedestrian plaza at the crossroads with improved sidewalks and strategic tree planting to definetheedges. Option B2 Open space along Belsize Road has been extended to the back of the towers, with built interface along the street edge and green roof overlooking this space Redevelopment of Emminster building site - to provide improved interface along street edge and a communal courtyard to the rear The car park site to be redeveloped as a series of courtyard buildings rising in height towards the junction,withataller-moresignificantlandmark building at the crossroads. A central pedestrian plaza at the crossroads with improved sidewalks and strategic tree planting to definetheedges A wide range of views were received, with general support for development of some nature on the Abbey Co-op estate from those who returned questionnaires at the exhibition. Responses were then weighted to give most prominence to those most affected by any redevelopment, withOptionB1identifiedasthepreferredoptions,based on it being the most popular option for residents living on the estate. The preferred option was then developed further based on the feedback received at the public exhibition.Initial building lines diagram New Public Space Option A1

Initial public space diagram New Active Edge New Public Space TrafficCalming Option B1

Initiallandmarks/gatewaydiagram Gateway -Strategic Gateway - Local Landmarks - Strategic Landmarks - Local (large) Landmarks - Local (small) Urban Design strategies

Option B2

Development Options presented at a Public Exhibition - July 2010

4.2


A further series of meetings were held with LB Camden planninganddesignofficers,CABEdesignreview,GLA, TFL and English Heritage, along with numerous meetings with existing residents, and representatives from the Abbey Community Centre and the Belsize Road Health Centre, to examine further design refinements of the preferred option. This process helped to develop: Public space size, and location options, and links Circulation routes between the new public space and the existing open green spaceApproaches to building massing in relation to the surrounding area and key views. Commercial and employment strategies. Housing design and level of affordable housing provision. Servicing and parking strategies. Sustainability and energy strategies. Indicative landscape and internal building layout design.

Option B4

Option B5a

Option B5b

A 2nd public exhibition was held in the Abbey Community Centre in November 2010 which presented Option B6, thedevelopedversionofthepreferredoptionidentifiedat the previous public exhibition. Most of the responses to the exhibition were positive (see the separate Statement on Community Involvement for further details) and the finalproposalsforthesitearebaseduponthescheme presented at this exhibition and the responses received.

Option B5c

Option B6 Early sketch of section through Abbey Rd and the new public space Aerial view of Option B6 as shown at the 2nd public exhibition held in November 2010

DevelopmentoptionexploringpublicspacedesigndiscussedCamdenPlanningofficersbetweenAugustandNovember2010


4.3

4.3 Access and Layout Perimeter BlocksGenerally,theapproachtothefinallayoutofthescheme uses perimeter blocks whose frontages are set out parallel to the main roads in order to maximize the potential for active frontages with entrances directly from the street along each side of both Abbey Road and Belsize Road, in contrast with the high level access via link bridges of the existing buildings on the estate. The perimeter blocks have been developed to form enclosed semi-private residential courtyards to the rear of each block to create cleardefinitionsbetweenpublicandprivateand/orsemiprivate spaces in the new development. Where these courtyards are accessible from the road, entrances will be gated with access control to ensure that the courtyards spaces remain safe and private areas which would are well overlooked. Blocks also generally extend to the site boundaries, to ensure that a continuous perimeter frontage is created, reducing security issues by blocking access to the rear of the blocks.

very strong building line is formed on either side of the street by the adjacent buildings. This is less so along Abbey Road, where the existing building lines are more fragmented in areas, and the new building lines proposed on either side of the street are largely dictated by the need to promote activity along pavements next to the principle commercial spaces within the proposals and ensure fully active frontages. Around the road junction itself, the buildings on the eastern side of the junction have been pulled back to help create a small new public space next to the junction. Along with proposed extensive upgrading of the public realm around the road junction to prioritize pedestrian movement around the junction as outlined in the accompanying design guide, this small new public space is designed to act as an informal spill out space to allow temporary uses linked to the adjacent shop units, and is a critical element to establishing the overall character and sense of place.

Pedestrian AccessPedestrian access into the proposed new buildings is designed to promote all principal entrances to residential blocks, shops and community facilities to be located directly off either Abbey Road or Belsize Road to maximize activity along these streets. This includes the location of cores, which are all assumed to be accessed directly off the street rather than from courtyards during later detailed design stage(s). A single pedestrian entrance to all residential and community uses in Block C is also proposed via a shared, public circulation space which forms the central part of the block. This is designed to maximize activity around the road junction and also to provide promote a new controlled public route through this new space to link, both physically and visually, the existing open green space to the rear of the block with pedestrian activity along Abbey Road, and also help concentrate activity around the road junction.Dependingonthefinaldesign,itisenvisagedthat this area circulation route may also house other functions serving the surrounding uses. This potentially could include a manned reception to control access into the base of both retained tower blocks, which could even be extended to managed access into the community centre and health centre as well depending on management agreements, but equally this space could also house more informal activities such as caf or exhibition spaces. Other alterations to the location of entrances into the existing green space to the rear of the existing towers have also

Podium BlocksThe exception to this layout approach is Block C, the new block proposed to the base of the existing tower blocks. The layout of this block effectively forms a new podium to the tower blocks above, with public frontages created on all sides, either facing the main roads, or facing onto the existing open green space to the rear of the tower blocks. Servicing areas for this block are largely concentrated around an existing parking area located on the eastern side of Casterbridge and to the rear of the base each tower block.

Proposed access parameter plan Fire Access Only Delivery Access Only Fire Access and Deliveries Access Shared Entrance Space (boundaries tbc during reserved matters) Existing Sub-station Primary Residential car park entrance Primary Commercial car park entrance Primary Community car park entrance Primary open space entrance (closed at night) Secondary Residential car park entrance Secondary Commercial car park entrance Residentialflat/core/ servicing area entrance zone Commercialentrance/ servicing area entrance zone Communityentrance/ servicing area entrance zone Commercial serving entrance only zone Community servicing area entrance only zone Primary route through shared entrance space to existing residential towers Primary route through shared entrance space to proposed community uses Sub-station access route Secondary Community entrance Secondary open space entrance (closed at night) Existing Fire Exit maintained from tower Proposed new Fire Brigade entrance into existing tower

Building Lines and Public Realm DesignThe design and public realm areas have also been carefully considered as part of the proposals. Blocks housingnewshops/communityusesatstreetlevelare carefully not to be set back too far from the pavement edge to ensure both adequate space for pedestrians and those using the new uses, whilst maintaining a strong visual connection with the main road to promote active frontages. Where new homes are located on the ground floor,frontagesaresetbackenoughtoallowthecreation of small front gardens to provide a level of privacy from pedestrians. Using this approach, the proposed building lines have been designed to follow existing conditions where possible, particularly along Belsize Road where a

4.4


been proposed within the design guide. Block B has also been designed to allow the potential to include an atria type circulation space at the centre of the block, which would allow dual aspect, naturally ventilated homes to be created either side of this circulation space, depending on the final design developed at reserved matters stage.

Cycle AccessThe layout of the proposed new roads and buildings have been designed to provide ease of access for residents, staff and visitors arriving by bicycle. Cycle storage design will form part of any later reserved matters application(s) both in terms of the design of the buildings and the landscape areas. The layout of the scheme has been designed to allow for the potential of cycle stores to be integrated within the building form accessed directly off the street, or in free standing stores located within private courtyards areas, including secure staff cycle storage for the new commercial units and community buildings. This is to ensure that access to cycle stores are in well overlooked areas directly from street level which do not require storage in basement areas or upper levels, or in areas which are also accessed by vehicles to increase safety, Visitor cycle parking is also proposed on either side of Abbey Road around the principle commercial and community uses to promote increased cycle use for those visiting the new development.

intended to provide access into either the residential or commercial spaces directly adjacent and is therefore a mainlytraffickedrouteratherthanapedestrianarea. Access via public transport to the site is also promoted, with the retention of all bus stops within the site area. As part of these proposals though it is envisaged that the location of some of the existing bus stops will require slight relocation in order to co-ordinate with new public realm design and to help make them more accessible, with bus stops moving up to a maximum of 5m from their current location. More details on the proposed vehicular and cycle parking and Sservicing arrangements for each block are examined later in Section 4.10.

Emergency AccessFire brigade emergency access is provided to all new blocks from the street facade with dry risers assumed to be installed within all new residential cores to avoid theneedforfiretenderstoaccessallsidesofthenew buildings. Fire access to the retained tower blocks will also be maintained. Access to Casterbridge will remain from the car park, whilst access to Snowman House will be protected by athe creation of a clear strip of landscaped areatotherearofBlockC(fittedwithreinforcedgrassor similar)suitableforfiretenderaccess.Thiswillprovide accesswhichwillallowafiretendertoreachanewfire tender to a new dry riser inlet to be located on the eastern side at the base of Snowman House. Servicing arrangements for each block are examined in more detail in Section 3.10.

Diagram showing new route to green space through proposed building at base of existing towers

Vehicular AccessThe proposed development has been designed to ensure that the proposed new uses can be easily and safely serviced by delivery and refuse vehicles; to provide good access to all new buildings for emergency vehicles; and also to provide a limited amount of new parking for residents of the proposed new homes. The scheme has been designed to retain and improve where possible all existing on-street parking provision; to provide dedicated off-street delivery areas for all new and retained buildings toavoiddeliveriesaffectingthetrafficalongthemain roads on the site; and to provide all resident parking for the development off-street, including the retention of all existing off-street resident parking bays. A short section of new road is proposed between Blocks A and B to provide service access to a covered serviceyardonthegroundfloorofBlockA,andentrance into a new underground car park and energy centre which extends under both blocks. This new road is not

Design precedents of a atria type residential block

Design precedents of communal entrance areas


4.5

4.4 Scale and MassingThemassingoftheproposedschemehasseensignificant changes during the development of the scheme, following consultation with both those living and working in the area, and discussions with various technical, design andconservationofficers.Theinitialmassingprinciples for the scheme aimed to create of a new, tall landmark element on the corner of the Car Park Building to mark the road junction and form a termination to long views looking north along Abbey Road and also west along Belsize Road. A new tall element was also proprosed on the corner opposite (on the former Emminster site), slightly lower than the new landmark block, so that with the existing tower blocks, forms a group of taller elements around the junction of Abbey Road and Belsize Road. Blocks generally reduced in height at the site boundary in response to the height of the surrounding buildings and then progressively stepped up in height along both Abbey Road and Belsize Road in a series of steps towards the higher points created around the junction, with continuous block frontages to be formed along both Abbey Road and Belsize Road. A llow, strongly horizontal podium block was also proposed around the base of the existing tower blocks to contrast with the more dominant vertical tower blocks, and to help reduce wind speeds at the base of the towers cause by the towers themselves funnelling wind down to ground level.

a new L shaped block (Block E) is proposed to allow the creation of a central wing of accommodation to help sub-divide the original large rear courtyard into two more domestically scaled courtyards, which also allows the lowering of building heights facing the street slightly through an increase in overall block frontage.

Building Heights near Adjoining PropertiesWhere the new blocks adjoin the boundary, the proposed massing has also developed to minimize its effect on neighbouring properties, both in terms of overlooking and overshadowing. This has been achieved by stepping down the massing towards the boundary (Blocks D and E where they meet Priory Terrace) and in the case of Block B by omitting a previously proposed wing of accommodation parallel to the boundary with No181 Belsize Road.

Option B3

Option B4

Use of HeightThe proposed location of the taller elements has also developed during the period of project. The concept for the location of taller elements has evolved to now place them around the edges of the new public space formed at the junction, rather than as initially proposed all grouped directly on the corners facing the road junction itself. This has been achieved by moving the taller element on Block D to the middle of the Abbey Road frontage of this block, where this block kinks to form the new public space, whilst ensuring that the highest point of this block is still lower overall than the top of the existing Emminster block. This helps to give the new public space a much better sense of enclosure and daylighting, and also allows the spire of St Marys church to continue to dominate views looking north along Abbey Road as you cross the railway and enter the new space formed around the junction, and act asasignificantlocallandmark.

Option B5

Option B6

Development of Massing ApproachFollowing comments received at an early stage of the project,includingfromLBCamdensdesignofficer,this approach was developed to respond more closely with the surrounding context which is predominantly characterised by terraced or semi-detached housing with a consistent eaves line. In line with the tse comments, the massing of the proposed new blocks was adjusted, to generally form a consistent parapet line with a set-back top storey behind, particularly along Belsize Road, before stepping up in height just around the road junction rather than in a series of steps as previously proposed. The height of the continuous parapet formed on either side of Belsize Road is approximately 3m above the height of the existing Car Park Building. The blocks proposed along Belsize Road were also revised to be sub-divided to allow both light and views through to the railway from Belsize Road, and to help reduce the scale of these new blocks to suit the scale of the surrounding area. On the former Emminster site,

Option B7

Option B8 Development of massing of preferred option

4.6


Landmark ElementAs described earlier, a landmark element is proposed within the scheme to help reinforce the character of the roadjunctionasasignificantlocalplace,inlinewiththe masterplan for the wider area. The landmark building is proposed to the corner of the car park building site as this point marks the end of the termination of views looking north along the long straight section of Abbey Road, and also forms the termination of longer views looking west along Belsize Road. This corner site therefore forms the most prominent site in terms of marking the development in long views from the surrounding area. The design of the new landmark building will need to be both distinctive and of a high architectural quality to ensure that it act as notable local building. To promote this, a tall building is proposed in this location. The new tall building aims to complement rather than compete with the existing group of tall buildings in the area formed by the 3No 22-storey tower blocks located on either side of the railway as described earlier, through the creation of a new slightly shorter building than the existing towers. Following guidance in CABE: guidance for taller buildings (2007), the development of the design of the tall landmark building has carefully considering the proposed buildings impact on both longer views in the surrounding area; its impact on shorter views around the building; and the new buildings effect on the pedestrian environment around the base of the new tall building. A number of studies in terms of the massing, height and proportions of this element of the scheme were discussed withLBCplanninganddesignofficers,CABE,andthe GLA, including a 10-storey and 12-storey option; as well as the use of 1 or a 2 storey set-back level at the base. Thefinalproposalisforathinner12-storeybuilding,which issignificantlyshorterthanthesurroundingtowerblocks and therefore should avoid competing visually with the existing buildings in longer views from the surrounding area. In more local views, the thinner shape of the building also tries to ensure the new building does not appear too bulky, particularly from views looking west along Belsize Road. A single storey set-back base is also proposed to help ensure the building does not feel too tall or oppressive to pedestrians at the base of the building. As this building is intended to form a key part of the new proposals, additional detail on the measures to ensure the design quality of this element are also included in the design guide.

Podium BlockThe form of the podium block (Block C) at the base of the retained tower blocks and the scale of the new public space formed opposite, has also been subject to numerous options during pre-planning discussions as illustrated in the diagrams opposite. The scale of the proposed new public space has been developed to ensure that it is appropriate to both the uses located around this space, and the character of the space within the network of other public spaces locally. The elevations of the podium building will also be highly visible from nearly all directions due to the location of largely public areas on all sides, and as such the building will be a very prominent in the way that it relates to the key views along the main streets and views through this block into the green space behind. Guidance on the how the detailed design of the entrance to this block and the other faades could be developed is therefore also included in more detail in the separate design guide to help ensure the required high level of design quality is achieved during later reserved matters stage.

key 1 storey 2 storeys 3 storeys 4 storeys 5 storeys 6 storeys 7 storeys 10 storeys 11 storeys 12 storeys Heights diagram of proposed outline planning submission

Parameter plans toleranceThe proposed parameter plans 010, 011, 012 and 015 include guidance on the minimum and maximum size of the building line and height of the proposed new buildings. This is to ensure that the proportions of any detailed building designs brought forward at reserved matters stage achieve the proposed design principles outlined above. In general, the massing tolerance between min andmaxislessflexiblewherethebuildingsfacethestreet or are near existing buildings to ensure that these critical areas achieve the required massing, but the massing toleranceismoreflexibleinlesscriticalareasofthedesign.

Examples of terraced housing forms in the area surrounding the site


4.7

4.5 Heritage / Townscape AnalysisThefollowinganalysisidentifiesthelocationofthekey heritage assets within and around the site; provides a brief assessment of their architectural and historic significance; and considers what, if any, impact the proposed development may have on the assets identified.ReferencehasbeenmadetoPPS5:Planning for Historic Environment (2010),the various Conservation Area character assessments published by LB Camden relating to the surrounding area, and the Guidelines for Landscape and Visual Impact Assessment(2002).

Significance of Key Heritage assetsThe South Hampstead and Priory Road Conservation Areas Conservation Area both border the development site to the north and the west respectively. The South Hampstead CA is a well preserved example of a leafy, Victorian suburb, almost exclusive residential in nature, which is characterised by large, semi-detached and terraced late-Victorian properties. The section of the conservation area nearest to the site is typical of the area and includes a number of well-preserved properties and mature trees, particularly along Goldhurst Terrace and the northern side of Belsize Road, which make a positive contribution to the character of the area. The Priory Road Conservation Area is a good example of mid-19th Century suburban housing, characterised mainly by ornate, Italianate semi-detached villas and terraces with painted stucco frontages. The area remains largely homogeneous in character and many of the roads near the site therefore offer typical examples of the character of the Conservation Area, including Priory Road, Priory Terrace, Abbey Road and to a lesser extent the northern side of Belsize Road and the southern side of Abbots Place, all of which make a positive contribution to the character of the area. The Grade II listed St Marys church also lies within the Conservation Area and forms a key termination for views looking north along Abbey Road towards the conservation area. Both the Alexandra Road and St. Johns Wood Conservation Areas are located to the south of the railway and therefore do not directly border the site, but are likely to be indirectly affected by the proposed development particularly in terms of its effect on key views both into and out of these conservation areas. The Alexandra Road Conservation Area includes the Grade II* listed Alexandra Road Estate, a significant example of late 20th social housing which remains largely as originally designed. The listed buildings along Rowley Way and Ainsworth Way, where these face the railway line and Abbey Road, form part of the views both out of and into the site along Abbey Road, and therefore these views will be affected by any proposed development. The character of the St. Johns Wood Conservation Area derives from the relatively low density residential development which is set out along quiet, spacious tree linedstreets.Nosignificantviewseitherintooroutof theConservationAreaasidentifiedintheConservation Area character assessment are affected by the proposed development.

Long view from the Junction of Abbey Road with Ainsworth Way (looking north)

Identification of Key heritage assets affected by the developmentNoheritageassetshavebeenidentifiedwithinthesite itself, but the following conservation areas are located in the area directly surrounding the site and may therefore be affected by any proposed development, as shown on the diagram below. 1. 2. 3. 4. South Hampstead (formerly Swiss Cottage) Conservation Area Priory Road Conservation Area Alexandra Road Conservation Area St Johns Wood Conservation Area

Short view from the Junction of Abbey Road with Ainsworth Way (looking north)

The following Listed Buildings are also located near to the site which may therefore also be affected by the development: Alexandra Road Estate (Grade II*) St Marys Church (Grade II)

Long view from the Junction of Abbey Road and Priory Road (looking south)

Short view from the Junction of Abbey Road and Priory Road (looking south)

4.8


Impact of the proposals on key heritage assetsThe proposed development is outside of any of the Conservation Area described previously, and therefore will not directly impact either the physical or cultural character of these Conservation Areas, but the proposals may have an indirect impact on key views looking either into or out of these Conservation Areas.

Effect on key views and the amenity value of these viewsLong view from the Junction of Belsize Road and Priory Road (looking east)

Road as it passes over the railway, but the proposals will have a larger effect on the buildings either side of Abbey Road in the Priory Road Conservation Area and the setting of the listed St Marys Church. Overall, the proposals are likely to have a neutral impact on these buildings, largely due to the lack of a cohesive building line on the site due to the existing 1960s buildings built on the site. Care will still need to be taken though with the detailed design of the gable ends of Block C and Block D which will both become more prominent in this view the existing buildings.

View from the Junction of Abbey Road with Ainsworth Way (looking north)The existing view illustrates the way the Alexandra Road Estate buildings abut Abbey Road, but this view is still largely dominated by the two, 20-storey high tower blocks on the proposed development site which form the background. The proposed development would be clearly visible in this view, with the proposed landmark corner building terminating the axis looking directly along Abbey Road. The existing tower blocks will still dominate the background to this view and the new development is unlikely to result in a negative effect on the setting of the listed buildings on the Alexandra Road Estate with Abbey Road. The spire of St Marys church is not visible in this existingvista,butthisbuildingmarksthesignificantpoint where the long straight Abbey Road turns west before becoming West End Lane. The proposals will potentially haveamoresignificanteffectonthesettingofthespire of St Marys Church, and care will need to be taken in the detailed design of the base of the landmark building so that views of the church spire remain visible as a local landmark as you cross the railway passing north along Abbey Road.

View from the Junction of Belsize Road and Priory Road (looking east)The mid Victorian villas on the corners of Priory Road and Priory Terrace visible in this view represent good examples of the character of the Priory Road conservation area, and along with the semis on the southern side of Belsize Roadwhichareofalowersignificance,characterizethis view. The proposed new development continues the established building lines on both sides of the road, whilst reinforcing the approach of using consistent eaves heights before rising up to including taller elements to mark the junction of the 2 roads. Due to the inconsistent character of either side of this road, and the strong use of a similar building line and building form as part of the proposed development, it is considered unlikely that the proposals will form a negative impact on this view.

Short view from the Junction of Belsize Road and Priory Road (looking east)

View from Opposite 136 Belsize Road (looking west)This view is characterized by consistent building lines and parapet heights on both sides of the road, but is quite mixed in terms of building treatments with only the buildings on the northern side of Belsize Road falling within the South Hampstead conservation area. The proposed development would form a significant change to the backdrop to this view, particularly where the prominent corner landmark building on the corner of Site A sits opposite the existing Victorian villas on the southern corner of the road junction, but due to the relatively small change from the scale and location of the existing buildings, it is unlikelythattheproposalswouldhaveasignificantimpact on the buildings which fall within the Conservation Area on the northern side of the road. The proposed use of new street tree planting on both sides of this road near the road junction is also likely to reinforce the existing character of the terraces within the conservation area and therefore the proposals are more likely to form a positive change to this view. 4.9

Long view from Opposite 136 Belsize Road (looking west)

View from the Junction of Abbey Road and Priory Road (looking south)This view includes buildings within 3 of the Conservation Areas identified above, along with both of the listed buildingsidentifiedinthesurroundingarea.Thisexisting view is dominated by the 2 tower blocks within the development site, but the church of St Marys and the short mid-Victorian Terrace on the eastern side of Abbey Road are also particularly prominent in the foreground, with the railway elevation of the Alexandra Road estate also just visible in the background. The proposed developmentwillnotsignificantlyaffecttheviewofthe Alexandra Road buildings due to the slight bend in Abbey

Short view from Opposite 136 Belsize Road (looking west)


4.6 Land UseThefinalproposalsforthesiteincludeamixofresidential, commercial and community spaces housed in 5No separate buildings (Blocks A-E), along with a series of landscaped, external spaces surrounding the new buildings providing amenity spaces, parking and servicing areas. The mix of proposed uses aims to increase the current amount and quality of residential space currently on the site, whilst re-providing a proportionally similar level of non-residential space (in comparison to the residential space) as currently provided on the site. This approach aims to ensure that the proposed commercial space serves a similar role in terms of the local area to the existing shops on the site, in that they primarily serve the homes on the site and in the immediate surrounding streets only, so that the proposed new commercial areas avoid displacing shopping from existing shops in the surrounding area. This approach also helps to reinforce the existing role of the site as a small local hub for community facilities, e.g: the health centre and community centre, rather than create a new neighbourhood centre. The proposed redevelopment also aims to provide new homes, community and commercial areas of higher quality than those currently on site, based on the key design principles outlined below. Please refer to the separate commercial, employment and planning statements, prepared by GVA, which also form a separate part of this submission, for a more detailed study of these aspects of the scheme content, including a detailed breakdown of the proposed amount of each land use. The following sections outline the design principles intended to be used during the detailed design of the proposed buildings to ensure that an appropriate level of environmental quality is achieved to support the proposed density. Further design guidance is also contained in the Design Guide which forms a separate part of this submission. Please note that the diagrams used to illustrate these design prinicples are taken from illustrative scheme developed as an example of how the parameter plans could be developed, but does not constitute a proposed scheme.B

C D key A1/A2use A1/A2/B1 E A A1/A2/A3/A4/A5use B1/D1use C3 use B Energy Centre Ancilliary Residential use (non living spaces) Proposedupperfloorusesparameterplan

C D key A1/A2use A1/A2/B1 E A A1/A2/A3/A4/A5use B1/D1use C3 use B Energy Centre Ancilliary Residential use (non living spaces) Proposedgroundfloorusesparameterplan

A

key Resident Parking Bay Energy Centre Car park entrance from street level Footprint of adjacent buildings at ground level

Proposed basement uses parameter plan

4.10


Health and Community building design principlesThe detailed design of these spaces will need to be carefully developed in conjunction with the building end userstoensurethattheymeetthespecificneedsofthose who use and work in them, and where possible should achieve the following design principles in order to achieve a high level of design quality. Where possible, facilities shouldalsobedesignedtobeflexibleenoughtoallow potential for changes in user requirements or even new uses for the building(s). The buildings should be designed to re-provide the existing health and community facilities currently provided on the site, and where possible, should be designed to meet the future needs of these facilities. All rooms should be naturally ventilated and cooled where practical, except for spaces such as multiactivity halls, kitchens, sanitary and medical areas etc which may need to incorporate mechanical extract locally. Air conditioning should be avoided where possible to keep plant requirements to a minimum. All rooms should achieve good levels of natural daylight internally. Noise breakout to existing homes within the tower blocks above should be kept to a minimum, with canopies used to screen noisy outdoor activities where appropriate. Officeuseshouldnotformthemainuseofthe overall building but is intended to form a subsidiary use only if required. Parking and servicing should stric tly be in accordance with the principles listed in sections 4.9 - 4.10. Access to the existing electrical substations within the tower blocks will need to be maintained at all times.

Commercial area design principlesThe detailed design of these areas will be largely dictated by the market requirements of the area, where end users are not yet know. As such, these spaces will need to be designed to cater for a wide variety of end users, and shouldbekeptasflexibleaspossible,butwherepossible should achieve the following: A range of unit sizes should be provided between 50m2 600m2 to allow for a wide range of potential uses. Allcommercialareasshouldhaveahigherfloor to ceiling than the proposed new homes above to both provide a stronger architectural base to the new buildings, and also allow possible use of serviced ceilings voids within these areas. All shop fronts facing the main roads should provide good levels of visibility into the shops to ensure an active street frontage is maintained and so should not be substantially covered with privacy filmand/orsignageetc. All public entrances to commercial areas should be directly off Abbey Rd or Belsize Road and not viaserviceareas/sideroads. Restaurant and other A3 - A5 uses should be restricted to the area of Block D which faces the new area of public realm to allow for potential use of this area for temporary seating. It is also assumed that this area would also be the only commercial units to be provided with a dedicated ventilation extract linked to roof level plant to accommodate extract ventilation if required. Foodstores/mini-supermarketusesshouldbe limited to Block A where a dedicated servicing yard is provided to the rear to cater for the greater frequency of deliveries. This area may also provide ceiling mounted plant space with the option for exhaust towards the railway if required. Parking and servicing should strictly be in accordance with the principles listed in sections 4.9-4.10.

Indicativefirstfloor

key AbbyCo-opOffice/ Conceirge Desk Community Centre Medical Centre

Indicativegroundfloor

Developmentsketchesshowingindicativefloorplansforcommunitybuilding

Abbey Road

Indicativegroundfloor

Green Space

Indicative sketch section through proposed community building


4.11

Housing design principles Tenure and MixThefinalmixandtenureoftheproposednewhomeswill form part of future reserved matter(s) applications, but any application will be based on the following principles. Further details on housing provision are also included in the planning statement which forms part of this application.

TenureA mix of both new social rent and private sale homes (and potentially affordable homes for shared ownership subject to further investigation) will be provided within the proposed new buildings, to help create a more stainable community on the site. The proposals will re-provide all of the existing social rent homes currently on the site, and maximize the number of additional social rent homes where economically viable. As a minimum, the scheme will provide 50% of the total number of bed spaces for social rent, including the re-provision of the existing social rent homes currently on the site.Ground Floor 1st Floor 2nd Floor 3rd Floor

4th Floor

5th Floor

6th Floor

7th Floor

1Bed 2Bed 3Bed 4Bed 8th Floor 9th Floor 10th Floor 11th Floor

4.12


MixThe mix of new homes to be provided (including any wheelchair homes) will be designed to meet the local housing needs as demonstrated at the time of any reserved matters application. This will include a mix of 1, 2,3and4bedhomeswithanyfinalmixofhomesincluding the re-provision of homes for all residents currently living in buildings which are due to be demolished as part of the proposals. All existing residents within the buildings proposed to be demolished will be offered a range of housing choices, both on and off the site, to meet their housing need at the time of the reserved matters application, rather than their existing housing provision which may not meet their current needs. A housing charter will be produced by LB Camden prior to any reserved matters application to clarify how this process will be carried out and to make clear the range of choices to be made available to the existing residents. Social rent homes provided in addition to this will also seek to maximize the number of family homes provided e.g.: 3 bed or more toreflectthecurrentneedsofthewiderboroughforthis type of housing provision. The new homes for private sale will also include a mix 1, 2 and 3 bed homes, with thefinalmixbeingdeterminedbythemarketconditions at the time of the reserved matters application within the limits set out in the planning statement which forms part of this application.

Ground Floor

1st Floor

2nd Floor

3rd Floor

4th Floor

5th Floor

6th Floor

7th Floor

Social rent dwellings Shared ownership dwellings Private sale dwellings

8th Floor

9th Floor

10th Floor

11th Floor


4.13

Wheelchair HousingIn addition to this, a minimum of 10% of the proposed new homes will be designed to be wheelchair accessible. Where these homes are provided for social rent, they will be designed to comply with the Habinteg Wheelchair Housing Design Guide (2008). Wheelchair homes for all other tenures will be designed to allow for the potential to be converted to becoming wheelchair accessible, assuming structural alterations or the loss of a bedroom will not be required for adaptation.

Housing Design StandardsIn line with both the policy requirements and aspirations of LB Camden, all proposed new homes will as a minimum be designed at reserved matters stage to meet the following standards: Habinteg Lifetime Homes Standards 2011(LTH) Mayor of London Interim Housing Design Guide 2010 required standards only (LHDG) Building for Life minimum Silver standard (BfL) Fullsecurebydesigncertification(SBD) Code for Sustainable Homes - Level 4 (CfSH)

In addition to this, the proposed scheme will also aim to use the following key design principles in terms of housing design for all new homes at reserved matters stage. Maximize the number of dual aspect homes Minimize north facing homes and avoid the need for any north facing single aspect homes Maximizethenumberofgroundfloorhomeswhich have their own direct street access Provide a lift for all homes with an entrance above groundfloor Minimize the number of homes accessed off a single corridor or access deck (up to a maximum of 10 homes) Maximize naturally ventilated homes (within the limitations of the noise and air quality requirements for the site) Maximise passive surveillance of street frontages and shared amenity areas to help promote security Ensure a minimum of 10m between windows to habitable rooms and any gable wall Ensure a minimum of 18m between habitable windows, circulation areas or balconies, unless privacy screening is provided Ensureprivacyatgroundfloorlevelsisprovided between new homes and public and semi-public areas, generally in the form of private front gardens

0

10m

Indicativetypicalhousingfloorplan

4.14


4.7 Amenity SpaceA key design aim of the scheme is to create a range of new public and private amenity spaces within the site, including new high quality public realm spaces serving those on the site and in the surrounding area, along with a range of new private residential courtyards formed to the rear of the proposed new perimeter blocks. All proposed new homes will be provided with private amenity space to fully meet the requirements of both LB Camden policies and the relevant housing standards list previously within the site boundary. These can be summarized as the following requirements: 9m2 per person, including both private and public amenity space, and play areas (LBC Policy DP31) Private amenity space: a minimum of 4m2 per home, with an additional 1m2 for every bed space for 2 person homes or larger (LHDG 2010) Thefinallayoutofthehowthiswillbeprovidedwillform part of any future reserved matters application(s), but the proposed parameter plans the following: All new homes will be provided with private external amenity space in the form of either a garden, a balcony or a roof terrace. The majority of new homes will also have secure access to a shared amenity space Minimum front garden depths will be 1.5m. Minimum back garden depths will be 4m. Minimum back garden area of 20m2. Minimum balcony area will be 6m2 per home, provided in a single area Minimum balcony depths will be 1.5m. All balconies and gardens must demonstrate that they are large enough to allow all members of a household to eat a meal together outside. No new public open space would be provided within the site area as part of these proposals

KeyPrivate gardens Communal amenity space Existing public open spaces surrounding the site Private roof terraces Proposed residential amenity space

Public Open SpaceProposed 475 m2 602 m2

Private Open SpaceProposed Gardens Proposed Balconies and 1525 m2 Roof Terraces Proposed Communal 2049 m2 Amenity SpaceDesign precedents for communal amenity spaces

Total

4176 m2


4.15

4.8 Play SpaceAn essential part of any proposals incorporating new homes is the provision of safe and appropriate play space for a range of users which are accessible to all new homes. The detailed landscape design of these areas will again form part of any future reserved matters application, but the current proposals have assumed that the detailed design will achieve the following: All play provision for 0-5yrs children will be provided on-site in the form of small, doorstep type play areas located within the communal courtyards to the rear of Blocks A, B, D and E. The distance to these areas should be minimized, and play areas should be safe and well overlooked in terms of passive surveillance, and avoid the need for any home which has access to these areas to need to cross a busy road. Play provision for all older children, including youth facilities, will be provided off-site. It is proposed that facilities for children aged 5-11yrs would be provided through the upgrading of the adjacent open green space to the north of the retained tower blocks. Any detailed design of this space would be carried out in close consultation with existing residents of the adjacent tower blocks who are currently the main users of this open space. Youth play provision would also be provided offsite through the upgrading of existing facilities located on the Alexandra & Ainsworth estate and the Abbey Estate, both of which are less than a 15 min walk of the site

Play Spaces in surrounding area

On site 0-5 yrs play On site 5-12 yrs play Off site 5-12 yrs play

Proposed play spaces

Play Space On SiteProposed Doorstep Play 5-12 yrs 12-18 yrs 400m2 250m2 0m2

Total

400m2

Design precedents for play spaces

4.16


4.9 Parking StrategyA range of on-street, and off-street parking is currently provided on the site. On-street parking within the site is currently provided by a mix of CPZ residential parking bays, pay & display bays, and a number of dedicated disabled parking bays. Off-street residential parking is provided in a gated, street level car park located on the southern side of Casterbridge House, operated via a permit system. Off-street staff parking for the Medical Centre, along with staff parking for the existing shop units is also provided in an undercroft area located below the Medical Centre. No staff or visitor parking is currently provided for the community centre building. A temporary gated parking bay is also currently provided off Belsize Road, located directly outside of the existing Community Centre, for use by a mobile library vehicle. This space is not intended for any other residential or staff parking use. The existing Car Park Building was originally built to provide off-street resident parking for homes on the Abbey Co-op and the Abbey Estates over 5 parking levels, accessible via the high level walkways which join the buildings on both estates together. The Car Park building is now used exclusively to provide a mix of commercial parking, and a range of other business services, many of which are parking related such as a taxi service, a limousine service and a specialist car workshop. At present, the Abbey Medical Centre also rent a number of parking spaces within this building which provides the only parking for this medical centre.

Existing on-street parkingCPZ permit parking bay Disabled parking bay Total 21 3 36 Pay & display parking bay 12

Existing off-street parkingResident parking bay Belsize Rd medical centre bay Shop unit parking bay Total Bus stop 34 12 8 54

level located below Blocks A and B on the Belsize Road Car Park site. This will be formed by the redevelopment of the existing basement parking level within the existing car park building, accessed via a new service road located off Belsize Road formed between these 2 blocks. This will be the only level of parking retained from the original building and therefore overall, the existing level of parking provision currently on the site will be greatly reduced. The access into this car park will be securely gated and fittedwithanaccesscontrolforsecurity.Thedesignof the residential homes above the new entrance to the car park will also be designed to ensure the road and entrance is well overlooked from windows and balconies on higher levels to maximize passive surveillance and increase security.

Proposed Staff Parking - Commercial and Community UsesWithin the new proposals no off-street staff parking is proposed for either the new community centre or the new medical centre to replace the existing health centre staff parking currently located in the undercroft parking area below the existing health centre. Re-provision of the existing parking rented by the Abbey Medical Centre within the current Car Park Building would be re-provided as part of the proposals.

o

20m

Application boundary

Existing parking survey plan

Proposed Visitor Parking All usesVisitor parking for all new buildings and the retained homes, is provided via the existing pay & display parking bays located on both Abbey Road and Belsize Road, which would be expanded to include an additional 2No new on-street pay & display parking bays as part of the proposals to cater for the additional number of homes. The proposed new off-street underground parking area which forms the basemen

Documents

Abbey Area Redevelopment Project