4.0. Proposals. View from Claremont Park Road (Plot 13 shown illustratively in the background)

Transcription

1 4.0. Proposals Fig. 54 View from Claremont Park Road (Plot shown illustratively in the background) Brent Cross South Plot - Design Statement Maccreanor Lavington

2 4.. Scheme overview 4... Introduction The proposals for Plot seek to provide high quality dwellings on a key site within the first phase of BXS. The proposals are for contemporary residential buildings that relate to their surroundings and the wider context of North London. The location sits at the centre of the east-west axis between the proposed new Thameslink station and Brent Cross underground station and the northsouth axis between Brent Cross Shopping Centre and Clitterhouse Playing Fields. This central position means it will form a strong link between the existing fabric to the south and the new town centre to the north and between Claremont Park Road and the High Street. The proposed massing splits the site into two buildings, wrapped around residential courtyards. The building to the north (N) offers a strong urban frontage to the High Street, whilst sheltering a publicly accessible pocket park. The building to the south (S), formed around a raised central courtyard, opens up at the southern end, offering a more articulated frontage to Claremont Park, creating a visual connection to the residential courtyard and opening more views to the landscape beyond. Between the two blocks, a pocket park is created with an east-west route across the site, introducing more permeability to the area. A basement car park spans across the site and is accessed from the east side of the south block. It offers parking spaces of which are accessible to disabled residents. The north block (N) houses affordable homes including the reprovision of homes for the residents of the Whitefield Estate, together with a number of private market sale units. Generous retail units span the whole length of the High Street frontage whilst the residential entrances, together with their associated services, and the housing office, are accessed from the pocket park and side streets. The apartments are organised around two cores, with the larger units at the corners to benefit from a dual aspect. The south block (S) accommodates the private market sale units in a U-shaped building around a podium courtyard. The raised ground floor allows residential units to overlook the streets contributing to the character of the public space whilst maintaining an appropriate level of privacy. Maisonnettes benefit from their own entrance with steps down to the street whilst further contributing to an active residential streetscape. A communal garden at podium level is accessed from the residential core. Units facing onto the courtyard enjoy a private terrace, which provides high quality amenity space as well as sufficient privacy space to mitigate overlooking from the communal garden. This also provides a secondary level access entrance to the maisonettes via a lift in the cores. The expression of the buildings and their materiality is designed to respond positively to their surroundings. Precedents for the appearance of the building are drawn from examples around London of solid brick facades with a simple composition. The primary material proposed is brick, largely for its robustness, quality, and appropriateness for residential use. Each block will be in a different but complementary brick colour, to create a family of related buildings. Those areas of the buildings that people will experience up close, such as entrances and ground floor plinths, will be accented through the use of contrasting brickwork or precast concrete. Individual entrances will be marked with porches of precast concrete. Higher up the building, where balconies project, they will be made from metal, their lightness contrasting with the heaviness of the surrounding masonry facades Pre-Application discussions This reserved matters application has been brought forward following detailed pre-application discussions with planning, design and highways officers at the London Borough of Barnet at the following dates: Pre-App 0/0/7 Pre-App 0/04/7 Pre-App /05/7 Pre-App 4 0/0/7 Pre-App 5 9/0/7 Pre-App 0/0/7 Pre-App 7 /0/7 Pre-App 4/0/7 Other stakeholders consulted: Meeting with Designing Out Crime Officer 7/09/7 Meeting with refuse officers 0/05/7 Over the course of various meetings and other discussions, the proposed development has evolved and alterations have been made to the scheme to reflect feedback received. Additionally, we have taken part in a series of consultation events with the local community throughout the pre-application process to inform the community and gather precious feedback. The following groups have been consulted seperately, with events tailored to the specific needs and interests of each group: The Whitefield Estate Residents The wider local community Consultative Access Forum (CAF) Further information regarding the consultation process can be found in section 7 of this document and is summarised within the Statement of Community Involvement (and, in relation to the CAF, the Access and Inclusivity Statement). 4 Maccreanor Lavington

3 4... Design Guidance and Requirements The proposals have been developed taking into consideration the following guidance and requirements: Section 7 Permission documents: Revised Parameter Plans Revised Design and Access Statement (RDAS) Revised Design Guidelines (RDG) Revised Development Specification and Framework (RDSF) Section 7 Permission requirements: London Housing Design Guide 00 (LHDG) (for private amenity space, we are following the requirements of the DAS) GLA Housing SPG 0 Code for Sustainable Homes level 4 Lifetime Homes Wheelchair housing design guide, nd edition by Stephen Thorpe and Habinteg Housing Association Secured by Design Part GLA requirements: The London Plan 0 (Policy.5 and Table.) London Borough of Barnet (LBB) requirements: Provision of Household Recycling and Waste Service (07) Statutory requirements: Building Regulations (with the exception of Part M4) Fig. 55 View of the North-South Street Brent Cross South Plot - Design Statement Maccreanor Lavington 5

4 4.. Land Use High Street Building Plot comprises two residential buildings, with ancillary uses and retail accommodated at ground floor, predominantly along the High Street South. In the north building (N), residential units are located on first floor and above with the exception of two maisonettes facing the Pocket Park, with entrances at ground level. In the south building (S), the raised ground floor allows for residential units overlooking the street whilst retaining privacy. Larger apartments are accessed from the cores, and maisonettes enjoy steps down to street level from the front door, helping to animate the street frontage. Tower In addition to private amenity space, communal areas are provided; namely the publicly accessible Pocket Park at ground level adjacent to the north block (N) and a raised podium courtyard in Plot S, for use by residents of that building. Pocket Park A shared single level basement car park spans the whole footprint of the site and is accessed via a ramp on the west facade of the south building. Ancillary areas such as cycle stores, bin stores and plant services are located at ground floor level or in the basement, minimising their frontage to the street. Courtyard Courtyard Building Non-residential uses Retail (A/A) Café (A) Housing office Residential cores and entrances Plant, cycle stores and bin stores Private Sale bp flat - PS b4p flat - PS b5p maisonette- PS Fig. 5 Ground and upper ground floor plan. Affordable Rent 4bp flat - AR Maccreanor Lavington

5 4.. Scale and massing Please note that for exact distribution of private market sale units in N, refer to page 9 of this document. Plot is divided into two distinct blocks. An L-shaped block, housing the Whitefield Estate replacement units (together with additional private market sale units), fronts onto the High Street South to the north of the site and forms two sides of an open courtyard. It reads as two buildings: an eight storey building with a setback top floor forming the main frontage along the High Street South, and a taller element responding to the prominent location along the High Street. Market sale units are housed in the southern U-shaped building, which fronts onto Claremont Park and encloses a private courtyard. The massing references a mansion block scale with seven storeys and a set back above. The two sides of the courtyard are linked by a lower six storey building with a set back top floor maximising sunlight into the pocket park to the north. The scale of the buildings seeks to establish a strong presence for the development, with an urban frontage to the High Street, and a more articulated massing to the park edge. + The massing also seeks to mediate between the lower rise existing buildings to the south of Claremont Park, and the higher density and height proposed in the rest of the BXC redevelopment Whitefield Estate units Market Sale units Fig. 57 Current massing with tenure split. Brent Cross South Plot - Design Statement Maccreanor Lavington 7

6 4.4. Amount of development The scheme comprises a total of 9 residential units, with a wide range of types from studio flats to 4 bed apartments, across three different tenures: Affordable Rent, Shared Equity and Private Sale. Affordable units The affordable units are located in the north block (Plot N). The Affordable Rent and Shared Equity units have been quantified to match the requirements identified by a Housing Need Survey undertaken by LB Barnet relating to the Whitefield Estate. The mix is as follows: Residential uses Bed Bed Bed Bed 4 Bed Bed Maisonette Affordable Rent Shared Equity Private Sale Total Table Summary accommodation schedule. Total 9 Affordable Rent units; Shared Equity units; Private units The private units are accommodated predominantly in the south block (Plot S), with a small number (0 units) in Plot N, and consist of units of studio to bedroom units distributed according to the mix described in table. Larger units (B5P) are provided as maisonettes in the plinth of the building to provide active frontage along the secondary streets and the Pocket Park. The remainder of B5P units will be provided in penthouses on Level 7. Smaller units will be located on upper levels, with one-bedroom units typically single aspect and two-bedroom units provided as a mix of single aspect, through and corner units. Residential density The scheme achieves a density of units per hectare (or 9 habitable rooms per hectare) which is within the density of units per hectare identified in the S7 Permission Revised Development Specification and Framework. Parking The scheme includes the provision of parking spaces, of which 5 spaces are allocated to the residents of the 0 Whitefield Estate replacement units. The remaining 9 basement parking spaces will be allocated to the other residential units, representing a parking ratio of 0.5. Non-residential uses GIA GEA Retail m m Café 05 m 7 m Housing Office 50 m 5 m Total 77 m 59 m Table Non-residential uses summary Private unit mix Target mix* (%) Target units (units) Proposed mix (units) Proposed mix (%) Studio / Bed 5% 0 0 % Bed 47% 04 57% / 4 Bed % 0% Total 00% 7 00% * As defined in Table of RDSF, section. Table Private Sale mix summary A further on-street parking spaces will be provided. Maccreanor Lavington

7 MLUK-549-A-L-XX Do not scale from this drawing. Verify all dimensions on site. Drawing should be read in conjunction with information from all other design consultants and contractors. All drawings in digital format are for reference only, paper copies are available on request. RMA SUBMISSION Maccreanor Lavington Ltd. Private Sale Studio flat - PS 0.5 M 5.0 M bp flat - PS bp flat - PS b4p flat - PS b5p flat - PS b5p maisonette- PS Affordable Rent bp flat - AR b4p flat - AR b4p flat - AR b5p flat - AR b5p maisonette - AR 4bp flat - AR Shared Equity b4p - SE Level B - Unit Distribution Level 00 UG - Unit Distribution Level 0 - Unit Distribution Level 0 - Unit Distribution Level 0 - Unit Distribution Level 04 - Unit Distribution Level 05 - Unit Distribution Level 0 - Unit Distribution Level 07 - Unit Distribution Level 0 - Unit Distribution Level 09 - Unit Distribution Level 0 - Unit Distribution Level - Unit Distribution Level - Unit Distribution - Rev Details Drwn Chkd Date Fig. 5 Unit distribution diagram. 77 Bastwick Street, London, ECV PZ t +44 (0) e uk@ml-architects.com Client Brent Cross South Limited Partnership Project 549 Brent Cross - Plot Brent Cross South Plot - Design Statement Maccreanor Lavington 9 Title: Unit Distribution Strategy Scale: : A0

8 4.5. Layout Below ground uses Car park The proposals incorporate a split-level below-ground car park, with a semi-basement car park provided underneath the south block and a deeper full basement car park underneath the north block. Disabled parking Cycle store Boiler room The car park is accessed from the green north-south street on the west side of Plot S, via a ramp going half a level down to the upper basement beneath the south block. A second ramp then continues down to the lower basement under the north block. 4 5 Ramp from street level Ramp to lower basement The car park provides spaces of which will be accessible to disabled residents. Plant space and services In addition to the car parking facilities, the basement also houses the majority of the required plant space, as well all the cycle storage for residents. Boiler Room The boilers to supply hot water to phase (south) of BXS is located in the basement as described further in the Energy and Sustainability Statement. Lower basement 4 5 Upper basement Plant, cycle stores and bin stores Basement car park Fig. 59 Lower basement plan. 0 Maccreanor Lavington

9 4.5.. Ground floor uses The ground floor has been designed to maximise active frontage on all aspects. In Plot N, retail uses are positioned along the more visible High Street South frontage, as well as on the south-east corner of the north building, facing the proposed temporary open space and northsouth tertiary street. The main entrance to the High Street block faces onto the pocket park to maximise activity and use within the park. The entrance to the tower faces east to respond to the temporary open space and later contribute to activating the street frontage. The rest of the ground floor is occupied by ancillary spaces and a housing office. Two residential maisonnettes also help to provide an active frontage to the pocket park Residential entrance Cycle store Residential bin store Substation Basement car park entrance Private entrance via steps Private entrance via front garden Private terrace with gate onto courtyard In Plot S, a café occupies the prominent location on the south-east corner, where the proposed temporary open space and north-south street meet Claremont Park and Clitterhouse Playing Fields. A number of residential units line the streets at ground floor to provide active frontage and natural surveillance of public realm. To ensure privacy in these units they are located on a raised ground floor. Maisonnettes span the depth of the building and have level access via the podium courtyard as well as an individual entrance with steps up from the street. The remaining four apartments are accessed via the podium and cores, and two of them also benefit from a stepped entrance to the street. Substation A substation will be provided along the eastern elevationof the north block, allowing for direct vehicular acces as required by UKPN. 5 Housing office A housing office is provided in the north block. It is located in between the two affordable cores and facing onto the courtyard, overlooking the play facilities. Non-residential uses Retail A/A Café A Housing office Residential cores and entrances Plant, cycle stores and bin stores Private Sale bp flat - PS b4p flat - PS b5p maisonette- PS Fig. 0 Ground and upper ground floor plan. Affordable Rent 4bp flat - AR Brent Cross South Plot - Design Statement Maccreanor Lavington

10 Roof th Floor Roof 7th Floor 7th Floor th Floor th Floor 5th Floor 5th Floor 4th Floor 4th Floor rd Floor rd Floor nd Floor nd Floor st Floor st Floor Upper Ground Level High Street Level Park Edge Level Basement B Basement B Basement B Fig. Longitudinal section of Plot showing the stepped basement and level change at ground floor Maccreanor Lavington

11 4.5.. Core Strategy - Ground floor North Block (Plot N) To allow an uninterrupted retail frontage to the High Street South, and ensure a residential feel to the entrances, Core A is accessed via an entrance lobby fronting onto the pocket park. Core B has an address to the street, but enjoys a secondary access to the pocket park, which will also function as fire egress. Do not scale from this Do drawin not s dimensions on site. Drawing dimensi conjunction with information conjunc consultants and contractors. consulta format are for reference format onlya available on request. availabl RMA SUBMISSION RMA Maccreanor Lavington Ltd. Maccre South Block (Plot S) Core C is accessed from the pocket park and core D opens onto the northsouth street to the east of Plot, while cores E and F are accessed from Claremont Park Road. A B M In addition to the spacious lobby to the street, each core also has a secondary access to the raised courtyard, that provides a fire escape and step free access to the maisonettes Core Strategy - Upper levels North Block (Plot N) Both cores in the north building serve six units per floor. The design has been optimised to limit the length of communal corridors, and provides natural light to the cores. South Block (Plot S) Cores C and D serve seven units per floor, two of which via a short deck, increasing the number of dual aspect flats and encouraging a sense of community. Cores E and F serve a maximum of six units per floor. As per the north building, corridor lengths have been kept as short as possible and, all cores have access to natural light. C D E F Rev Details Rev Det 77 Bastwick Street, London, ECV PZ 77 Bastw London, B Core name Client Client Brent Cross South Limited Brent CP Project Project 549 Brent Cross Plo B Title: Title: Core Strategy Core St Fig. Core strategy diagram. Scale: Scale: : A : 500 MLUK-549-A-L-XX Brent Cross South Plot - Design Statement Maccreanor Lavington

12 Balcony strategy The choice of balcony type on each elevation is dependant on outlook and the scale of the space overlooked. * Inset balconies Semi-inset balconies are used along the High Street South and on the tower to articulate the facade and give a sense of shelter to the amenity space, especially at the upper levels of the tower. Inset balconies are used on the corners of the south block to articulate the massing. Projecting balconies On the elevations facing the larger open spaces of the Pocket Park and the courtyard, the private amenity is provided in the shape of projecting balconies. Juliet balconies Along the north-south street, where either inset or projecting balconies may compromise the quality of the flats themselves or those surrounding, units are oversized and provided with Juliet balconies. Fig. Inset and semi-inset balcony locations Fig. 4 Projecting balcony locations Fig. 5 Juliet balconies locations In these cases, in addition to the extra internal living space added in lieu of the amenity space, the deficit in private amenity space is compensated for in the communal courtyard area. Key frontages Parameter plan 00 allows projecting balconies on key frontages (the High Street South and Claremont Park Road) to overhang the footway only at heights of m and above the finished ground level. All balconies on these elevations comply with this requirement with the exception of the first floor balcony at the base of the tower (*), which is at 4m above the finished ground level. This minor departure is considered acceptable as the overhang (.5m) is well within the allowed horziontal projection (m) and the balcony forms the canopy to the retail unit below; canopies are noted as exceptions to the requirements set out in Parameter Plan 00 (fig. ). Fig. Semi-recessed balconies to the High Street South elevation Fig. 7 Recessed corner balconies to the Claremont Park Road Elevation 4 Maccreanor Lavington

13 4.5.. First floor plan In both blocks, the proposed scheme accommodates a range of unit sizes, with the larger apartments generally situated at the corners to benefit from a dual aspect. On the first floor, the upper floors of the maisonette types are accessed internally, reducing the number of units accessed off each core at this level Typical floor The design is optimised to reduce the length of corridors in the common areas. Each core distributes or 7 units. On the south building, 4 central units are accessed via a short deck. This space, shared between two dwellings provides an intermediate level of privacy, encouraging a sense of community. This arrangement is repeated up to the fourth floor. 4 4 Private Sale bp flat - PS bp flat - PS b4p flat - PS b5p maisonette- PS Affordable Rent bp flat - AR b4p flat - AR Inset balcony b4p flat - AR Projecting balcony b5p maisonette - AR Private terrace 4bp flat - AR 4 Short access deck Fig. First floor plan. Fig. 9 Typical upper floor plan. Brent Cross South Plot - Design Statement Maccreanor Lavington 5

14 4.5.. Fifth floor On the fifth floor, the middle section of the south block facing north, steps back to allow more sunlight into the Pocket Park Sixth floor The layout is similar to the floor below, but the south building separates into two distinct volumes. The design is optimised to reduce the length of corridors in the common areas. Each core distributes 5 or units. 4 4 Private Sale Studio flat - PS bp flat - PS bp flat - PS b4p flat - PS Affordable Rent bp flat - AR Inset balcony b4p flat - AR Projecting balcony b5p flat - AR Private terrace 4bp flat - AR 4 Short access deck Fig. 70 Sixth floor plan. Fig. 7 Seventh floor plan. Maccreanor Lavington

15 Seventh floor In the north building, the arrangement is identical to the floor below. In the south building, the volume is set back from the main facade, with the space providing private roof terraces for the top floor unit. The design is optimised to reduce the length of corridors in the common areas. Each core distributes units on the north block and or 4 on the south block Eighth floor The High Street block of the north building steps back from the main facade, with the space providing private roof terraces Ninth floor plan From the 9th floor, only the east wing of the north building remains. It accommodates units per floor, with a large three bed unit enjoying a triple aspect on the north side. Private Sale Studio flat - PS bp flat - PS b4p flat - PS b5p flat - PS Affordable Rent bp flat - AR b4p flat - AR b4p flat - AR b5p flat - AR 4bp flat - AR Inset balcony Shared Equity Projecting balcony b4p - SE Private terrace Fig. 7 Eighth floor plan Fig. 7 Ninth floor plan Brent Cross South Plot - Design Statement Maccreanor Lavington 7

16 4.5.. Upper floor plan The arrangement of the 9th floor is repeated on the 0th, th and th floors, however the tenure varies. The tower accommodates units per floor, with a large three bed unit enjoying a triple aspect on the north side. Fig. 74 Tenth floor plan Fig. 75 Eleventh floor plan Private Sale b4p flat - PS b5p flat - PS Affordable Rent b4p flat - AR b5p flat - AR Inset balcony Shared Equity b4p - SE Projecting balcony Private terrace Fig. 7 Twelfth floor plan Maccreanor Lavington

17 4.. Street precedents with stepped access Front steps leading to individual entrances contribute to the creation of a dynamic streetscape as well as reinforcing the residential feel of these streets. By lining the north south streets with stepped entrances, the proposals differentiate between urban feel of High Street South to the north, and the more domestic character towards the centre and south of the plot. Where dwellings have a stepped front door to the street, level access is provided through a secondary entrance via the courtyard. Additionally, the raised ground floor shall not exceed the 0 cm defined in the S7 Permission (refer to section 9.0 for details of compliance). Fig. 77 Brooklyn, New York Fig. 7 Kaizersgracht, Amsterdam Fig. 79 Noel Road, London Fig. 0 Eaton Square, London Brent Cross South Plot - Design Statement Maccreanor Lavington 9

18 4.7. Maisonette layout The raised ground floor with semi basement car park below the south building provides the opportunity for steps up to the maisonettes which line the north-south streets in Plot S. While these maisonettes will have their own entrance with steps up from the street, a secondary level access will be provided via the communal lobby and core to the podium courtyard level, where residents will be able to access their units via their private amenity space. The steps provide articulation to the street elevation and the arrangement has the benefit of raising living spaces above the street level to improve residents privacy whilst ensuring the public realm is overlooked. The maisonnettes are designed in pairs in a scissor arrangement. The lower level extends through the building from the street to the courtyard, while the upper floor, rotated 90 degrees, benefits from a wide frontage to host the bedrooms. Each unit has an entrance to the street and a private terrace to the garden. This arrangement minimises the frontage to the street while increasing the number of entrances, helping to activate the public realm. Fig. Layout of a set of scissor maisonnettes Fig. Axonometric view of a scissor maisonette 40 Maccreanor Lavington

19 MLUK-549-A-L-XX-50 Do not scale from this drawing. Veri dimensions on site. Drawing should conjunction with information from al consultants and contractors. All dra format are for reference only, paper available on request. RMA SUBMISSION Maccreanor Lavington Ltd. 0.0 M Storage Bedroom 0 Bathroom Bedroom 0 Storage Bedroom 0 En-suite Upper Floor WC Utility Terrace Living/Kitchen/Dining Private Typical Bedrooms Sale 5 persons B5P maisonette Maisonette Private Sale Lower Floor NOT FOR APPRO ILLUSTRATIVE O - RMA Submission Rev Details D 77 Bastwick Street, London, ECV PZ t +44 e uk@ Client Brent Cross South Limited Partners Project 549 Brent Cross - Plot Title: Typical Unit Plan Type PS-M-B-5P-S-XX-B Brent Cross South Plot - Design Statement Maccreanor Lavington 4 Scale: A

20 4.. Apartment layouts Do not scale from this drawing. Verify all dimensions on site. Drawing should be read in conjunction with information from all other design consultants and contractors. All drawings in digital format are for reference only, paper copies are available on request. RMA SUBMISSION Maccreanor Lavington Ltd. 0.0 M 4.0 M Storage Living/Kitchen/Dining Bedroom 04 Storage WC Bathroom Utility Balcony Bedroom 0 Storage Bedroom 0 Living/Dining Kitchen Bedroom 0 Bedroom 0 Utility Bathroom Bedroom 0 Balcony Affordable Rent B4P Flat Typical Bedrooms 4 persons Affordable rent / Shared Equity Typical 4 Bedrooms persons Affordable rent Affordable Rent 4BP Flat - RMA Submission OJ GW 5/0/7 Rev Details Drwn Chkd Date 77 Bastwick Street, London, ECV PZ t +44 (0) e uk@ml-architects.com Client Brent Cross South Limited Partnership Project 549 Brent Cross - Plot 4 Maccreanor Lavington NOT FOR APPROVAL ILLUSTRATIVE ONLY Title: Typical Unit Plan Type AR-F-B-4P-S-XX-C Scale: A

21 Do not scale from this drawing. Verify all dimensions on site. Drawing should be read in conjunction with information from all other design consultants and contractors. All drawings in digital format are for reference only, paper copies are available on request. RMA SUBMISSION Maccreanor Lavington Ltd. 0.0 M 4.0 M En-suite Bathroom Bedroom 0 Storage Bedroom 0 En-suite Utility Living/Kitchen/Dining Storage Utility Living/Kitchen/Dining Bedroom 0 Bathroom Bedroom 0 Balcony Private Sale B4P Flat Typical Bedrooms 4 persons Private Sale Typical Bedroom 4 persons Private Sale Private Sale B4P Flat NOT FOR APPROVAL ILLUSTRATIVE ONLY - RMA Submission OJ GW 5/0/7 Rev Details Drwn Chkd Date 77 Bastwick Street, London, ECV PZ t +44 (0) e uk@ml-architects.com Client Brent Cross South Limited Partnership Brent Cross South Plot - Design Statement Project Maccreanor Lavington Brent Cross - Plot Title: Typical Unit Plan