Cressingham Gardens Estate, Brixton DRAFT Masterplan Objectives for discussion September 2015
Contents Introduction 1 Project objectives 2 Masterplan objectives 4 Draft masterplan objectives for the Cressingham Gardens Estate: Summary 5 Draft masterplan detailed objectives for the Cressingham Gardens Estate 6 Design Engagement Principles 10 Tibbalds Planning and Urban Design 19 Maltings Place 169 Tower Bridge Road London SE1 3JB Telephone 020 7089 2121 mail@tibbalds.co.uk www.tibbalds.co.uk 5568 Cressingham Gardens Estate
Introduction Tibbalds Planning and Urban Design was commissioned by Lambeth Council to help develop these initial masterplan objectives for the redevelopment of the Cressingham Gardens Estate in Brixton. This is in anticipation of the next stage of work that will see proposals developed for the estate under a development management led team appointed by the Council to work with residents and stakeholders. In undertaking this work we have reviewed much of the earlier project information produced over the past 2-3 years. This includes: We have also reviewed: Work prepared by Cressingham Gardens TRA, (including the Cressingham Gardens Estate Analysis Questionnaire Results 8th Sep 2013 and Engagement Statement by residents June 2013) Issues identified by residents as documented on the Save Cressingham Gardens website; and Issues raised by others in press releases about the estate and its residents available online. As part of this work, we have prepared an initial high level design assessment of the estate in an attempt to better understand the way that the estate works now. Work carried out by Social Life from June 2013 to February 2014 Living on Cressingham (report on conversations with over 100 residents on Cressingham Gardens Estate Developing a cooperative approach to engagement for Lambeth s estate regeneration programme (Lessons learnt from Social Life s work, June 2013-February 2014) Summary of results of workshop on 7th November 2014 Briefing Pack for Developing options for Cressingham Garden Estate Workshop 1, Nov 7th 2014 Understanding well-being on Cressingham Gardens 29th January 2012 Work carried out by Karthaus Design Ltd Massing options Reports prepared by LBL Acuity Household Needs Survey March 2015 Dwelling Stock 7 Residents Report 19 July 2015-08- 27 Garage Stoke Report 5 July 2015 1
Project objectives The rebuilding of Cressingham Gardens Estate is part of a wider programme of estate rebuilding being progressed by Lambeth to deliver More and Better Homes for the people of Lambeth. There are various programme level objectives that have been defined through Lambeth s Cabinet Decisions, which are applicable to all estate regeneration projects. These provide the context in which Masterplan Objectives for individual estates are formulated. The changes that are being made to Lambeth s estates through this programme needs to create places that: are sustainable; create desirable, high quality residential neighbourhoods that provide a good quality of life for residents and enable the formation and continuation of cohesive and supportive communities; are cost effective to manage and maintain into the future, that enable the formation of mixed communities with a variety of income profiles; and that provide good quality environments, are resource efficient and provide good local amenity. These strategic aspirations can be interpreted on individual projects as follows: to maximise the number of new homes in response to housing demand, taking into consideration planning constraints and expectations and local social and physical infrastructure; to meet the housing needs of the residents on the estate; to achieve the best possible viable balance of tenures for the additional new homes, with an aspiration to secure up to 60% homes for council rent and 40% private sale/ private rent; to harness the process of estate regeneration to deliver positive benefits to the local area; and In working together with residents to seek to achieve these objectives, it has to be recognised that design proposals for projects must adhere to the following constraints: Development strategies for estate regeneration projects must be both viable and practicably deliverable. They must be feasible; projects must deliver the re-provision of existing homes in line with the Key Guarantees to residents; and projects must meet as a minimum Council planning policy and Council tenancy strategy on affordable housing for the net additional new homes. In parallel with the feasibility work on estates within the estate regeneration programme, Lambeth has been developing its own Lambeth Design Standards that will apply to all new homes within the programme. The Council will be consulting more widely with residents on these new Standards in parallel with early work on masterplanning of estates. In addition to the project level objectives noted above, Lambeth has made commitments to residents through its Key Guarantees: The Council will make every effort to ensure that people only have to move once by phasing development so that some new homes are built before existing homes are demolished: those households, who require adaptations to their property due to their disability or to the disability of a family member, will have this carried out before they are required to move into a new property. Any necessary adaptations will be carried out in consultation with the user and with relevant professionals e.g. Occupational Therapists or Social Workers. to seek to minimise the disruption caused to existing residents during both the decant and construction processes. 2
The Council has further developed consultation principles, which will guide the process by which the Council engages with residents on the development of masterplans for each estate. These are: Keep uncertainty for residents to a minimum; ensure residents have an understanding of the bigger picture; make it clear to residents that their voices have been heard by decision makers; and ensure that residents have the information they need to make the best choices about their families futures. Photographs from within the Cressingham Gardens Estate 3
Masterplan objectives Introduction The overarching objective for the regeneration of the Cressingham Garden Estate is to provide more and better homes for the benefit of current and future residents. This includes providing additional affordable homes for residents of the Borough in housing need. It is important that in developing plans for its redevelopment the qualities of the current estate are properly understood in terms of both its social and physical characteristics. As well as well-documented problems with existing buildings there are a number of positive qualities that should strongly inform whatever is planned to replace it. Understanding these positive qualities and the process of integrating them into the masterplanning should be undertaken alongside residents and key stakeholders. Residents within the Cressingham Gardens Estate feel they have a strong sense of ownership and form part of a local community Cressingham Gardens is a strong community and all efforts should be taken to preserve this. New proposals should enable residents who wish to remain in the estate the possibility to do so. In doing so, residents should be clearly explained the financial and other consequences of this. Proposals as much as possible should allow for residents of current blocks to stay close together as the strongest social networks are currently mainly within blocks. This is particularly important since a lot of people on the estate are in ill-health and reliant on their current immediate neighbours. New proposals will avoid the segregation of residents and will aim for a real mixed community where everyone s new homes are given the same consideration regardless of their tenancy, age, family size, background, health and economic means. The Rotunda community centre is of importance to the community The new masterplan will retain a community centre to provide activities to serve all residents. This space could also be rented out to generate income and assist with the cost of running activities. 4
Draft masterplan objectives for the Cressingham Gardens Estate: Summary 1 Deliver a minimum 50% increase in the number of homes on the estate to increase the amount of affordable homes within the borough. 2 Redevelop the estate to provide all new homes to high standards of construction, size and energy consumption, as defined by the emerging Lambeth Design Standards (on which the Council will be consulting with residents in the near future). 3 Minimise the impact of the new development on the Brockwell Park conservation area. The central open space is at the heart of the estate 4 Integrate the new development with surrounding development and open spaces. 5 Work closely with residents and stakeholders to understand those qualities of the estate that should be used to inform the future masterplan/redevelopment proposals. 6 Create a strong masterplan with a distinct and coherent identity. 7 Plan the new development around the desire to keep existing resident groups together. 8 Re-provide the rotunda community facility in consultation with the TRA and local residents. 9 Retain a central open space within the heart of the estate. The estate s strong design qualities should inform future proposals 10 Create robust new buildings that will remain in good condition into the future There are strong social connections within blocks, which should be encouraged and preserved where possible 5
Draft masterplan detailed objectives for the Cressingham Gardens Estate 1 Deliver a minimum 50% increase in the number of homes on the estate to increase the amount of affordable homes within the borough. This means going from 306 to more than 464 homes, a number which has been subject to initial testing and is considered a reasonable but not excessive increase given the estate s strong landscape character, heritage context and the housing needs of existing residents. Pocket Pocket 2 Redevelop the estate to provide all new homes to the new Lambeth Design Standard (in development) of construction, size and energy consumption. For Cressingham Gardens, this will also mean: Pocket Pocket Park Edge 2.1 Provide a good mix of types and sizes of accommodation in an integrated way across the estate. 2.2 Ensure that kitchens and living rooms overlook streets and arrival spaces to help ensure they are active and that good levels of interaction is supported between residents. 2.3 Develop an approach to movement and car parking on the estate that allows it to retain its calm and quiet character, not dominated by traffic and roads. 2.4 Address aspects or areas of the estate that do not work well at present, including safety concerns in some areas and poor overlooking of some routes. Gateway Space Tulse Hill Elevation Central Space Pocket Pocket 3 Minimise the impact of the new development on the Brockwell Park conservation area. In assisting with this, the future masterplanning will need to ensure: 3.1 New development takes into account its setting (adjacent to Brockwell Park conservation area) and minimises any negative impact on the views from the park. 3.2 The massing and scale of new buildings is broken up, and as much as possible shaped by existing mature trees on site. Community Hall Main pedestrian route Pedestrian links Private gardens Pocket The estate has limited vehicular routes, this creates a peaceful and quiet environment 6
4 Integrate the new homes with surrounding development and open spaces. The estate should retain a strong identity but needs to relate well to its neighbours. New development should acknowledge existing neighbouring buildings and routes of movements. 4.1 The form and density of new development should respond to its context. Tallest buildings should be located along Tulse Hill Road and the north west corner of the site and lower density more modest in scale buildings should address Trinity Rise and the edge with Brockwell Park. 4.2 The new masterplan should provide an improved route between Tulse Hill and Brockwell Park. This could be a more direct, better overlooked route that also allows for some visual connection. 4.3 New proposals should better address Tulse Hill Road by providing an active frontage at ground floor level. Current tallest building fronts onto Tulse Hill Road 5 Work closely with existing residents and stakeholders in understanding those qualities of the existing estate that should be used to inform the future masterplan/redevelopment proposals and to engage with them as it is developed. Learning from what works now, positive physical characteristics in the replacement scheme could include: 5.1 A thorough assessment of the current design of the estate to understand the aspects of the current design that support the social interaction of residents, and have a positive impact upon people s lives; 5.2 Maximising the number of new homes that are able to have their own front door onto a street or external entrance space; New proposals should make the most of the views of Brockwell Park 5.3 Recreating the gently stepping village character of the pedestrian ways; 5.4 Retaining a central green space as the heart of the development; 5.5 Maintaining strong links with Brockwell Park, including maximising the number of homes with views of the park and the central green space; 5.6 Shaping the development around existing mature trees and a strong overall landscape character; Existing mature trees - retaining this will assist in preserving the green character of the estate 7
5.7 Maintaining the strong sense of overlooking provided across the estate; 5.8 Clustering homes into small neighbour groups; 5.9 Creating façades that step in and out, are well articulated and with softened, broken up rooflines; 5.10 Variation in scale with the tallest buildings along the western edge of the site; 5.11 Giving opportunities for residents to look after, garden and care for the areas around where they live; and 5.12 Include a range of types of private, communal and shared open spaces that encourage social interaction and communal activity. 6 Create a strong masterplan with a distinct and coherent identity. As well as being responsible to the positive qualities of the existing estate, the masterplan should enable legible movement with a clear structure, distinct sub-areas and a safe and enjoyable place to live. 7 Plan the new development around the desire to keep existing resident groups together, wherever this is possible. This will allow existing support networks and groups to continue and help support both long term and new residents. This could be achieved by: Well overlooked spaces is a current design quality of the estate 7.1 Avoiding large monolithic blocks and arranging buildings as small clusters of units around a more intimate communal space/street; and 7.2 Clustering different dwelling types together or within blocks. This will also encourage a more diverse community. 8 Re-provide the rotunda community facility in consultation with the TRA and local residents, ideally in such a way as it does not need to close for construction i.e. the replacement is constructed before the existing facility needs to close. It is important that the new community centre: 8.1 Is located in close proximity to the central open space and easily accessible to all residents; There are accessibility issues within the estate, new proposals should avoid this 8
8.2 Continues to be a feature building. This could be designed as part of a larger building but clearly expressing its use and function. Or it could be a free-standing pavilion type building. Either approach should ensure the new community centre building brings vitality and strong character to the estate; Brockwell Park 8.3 Is flexible enough to be able to accommodate different range of activities for different types and numbers of users (e.g. be able to sub-divide etc); and 8.4 The brief for the new community facility should be developed with existing user groups. 9 Retain a central green space within the estate as amenity space and consult with residents over its design or arrangement. 9.1 The relationship with Brockwell Park is of great importance, existing and new green spaces should be designed to feel like an extension of the park. Gateway Space Central Space Gardens back onto open space Central Space pulls the park into the masterplan 9.2 Existing trees should be retained (as far as possible) and new routes and spaces should be well landscaped to assist maintain the green character of the estate. 10 Create robust new buildings that will remain in good condition into the future and that minimise on going or difficult maintenance regimes for buildings and spaces. This means considering from the very early stages creating buildings that work well for the occupants as well as those who will own and maintain them over time. 10.1 The Council and housing providers should ensure a better system for reporting and dealing with repairs are in place as part of the new project. 10.2 Future repairs and planned maintenance should be carried out on time and using high quality workmanship and materials. Main entrance to estate. Vehicle routes lead to parking garages under Block A types Tulse Hill Higher 3.5 storey Block A types create a strong edges to the site along Tulse Hill Buildings front on to pedestrian routes Main pedestrian route links open spaces and the community hall 10.3 The estate management team should acknowledge and support existing gardening clubs set up by residents and involve them in the design and maintenance of open spaces. A thorough assessment of the current design of the estate will help to understand the design qualities that currently support the strong social interaction of residents 9
Design Engagement Principles This section covers important development principles that are set out to form part of the masterplan process and that will assist with: moving the masterplan/project forward; keep uncertainty for residents to a minimum; ensure residents have an understanding of the bigger picture so that informed decisions can be made; make it clear to residents that their voices have been heard by decision makers; and ensure that residents have the information they need to make the best choices about their families futures. 1 Agree a process for working up a masterplan for the replacement homes that is based on good up to date information and clear communication with residents. This should be based on: Up to date survey information about the estate gathered at the start of the process, including mapping the location and importance of existing trees, heritage issues related to the park, key views, and other site constraints information e.g. services, rights of way etc. The most recent housing needs survey of existing residents that gives a reasonable indication of the likely housing need at the time the project is expected to be completed. This should include understanding the specific requirements of residents with particular accessibility requirements. Providing clear design information and mapping in a way that residents can easily understand what is proposed, so that they can contribute to the process of providing useful information about the estate. Keeping residents updated with project progress and the current status of the project, as a minimum every 4 weeks (confirm). 2 Communicate regularly with residents and keep them informed and updated about the project and engaged in the scheme as it is developed. This includes: Involving residents in the selection of the consultant and design team. Providing consistent named contacts and contact points (web pages, email address and phone numbers) throughout the duration of the project for both Council Officers and the development management team, once appointed. Making information available to residents in a broad variety of ways that allows different people to access it. e.g. printed maps, models, online, email, SMS, social media, posters etc. Use digital channels to provide rapid updates if required rather than waiting for print deadlines. Keeping residents informed of any changes to the project drivers or changes to the project objectives. Explaining planning policy considerations and guidance to residents and how this will impact on the scheme. Consider offering residents the support of an independent advisor who can help them with their engagement with the masterplanning and design process. Working to engage with the full range of residents on the estate, including both those who regularly or occasionally attend events and those who do not. Supporting the TRA in their role of communicating with and engaging with residents on the estate and providing an important link between residents and the Council. Explaining the timescales, process and programme for the masterplanning project and any other related work to residents and keeping them regularly informed of any changes. 10
Explain the masterplanning process and to engage residents in key decisions at the appropriate times, to offer training that may help residents engage with the design process more effectively and to understand what is proposed and what it may mean for them. Sharing information with residents about viability and trade offs within the project i.e. where to invest money to get the best outcomes e.g. larger community facility versus additional affordable homes, or the additional costs associated with particular development options or delivery arrangements. Explaining the constraints that control what the Council is able to do and what it cannot. Sharing in a timely manner any emerging plans for temporary re-housing, construction phasing, delivery timescales or other aspects of the project where they will be affected as part of the redevelopment, giving them the opportunity to comment and input to those proposals. Provide residents with access to financial planning information that will help them work out how they will be able to afford to stay on the estate once redeveloped, or to move away if that is what they want to do. Share and develop details of a local lettings policy with residents in the lead up to construction. 11