Open Space, Landscape, Parking & Security by Design Central Hill Estate 2016
Recap..
Density is not just about how many homes but what housing mix / no. of people Current density on Central Hill Estate is approximately 67 DPH Proposed density likely to be 145-170 DPH in accordance with London Plan (PTAL rating) High density does not mean high rise Building height and provision of public/private space are closely interlinked.
Landscape and open space
What different types of spaces are there? Public Space Communal Space Private Space
Coin Street community
Public Space
Public Space includes streets and public realm
Communal Space
Private Space
Transition between communal space and private space
Defensible space Transition between street and front door
Privacy Strips
Privacy Strips
Privacy Strips
Landscape / Open Space design issues that need to be resolved include:
Ensuring that all publicly accessible and communal open spaces benefit from a degree of overlooking and natural surveillance
Relationship with retained trees and their root systems
Making sure that communal areas, particularly above ground, are accessible to all (including wheelchair users)
Safeguarding the privacy and amenity of neighbouring homes by good site planning, careful layout and the judicious use of planting and screening;
Thinking about management responsibilities and costs and insurance liabilities (particularly for play features) early on in the design process.
Policies on Space Provision
Emphasis should be on access and quality of provision not just fulfilling obligations of enough space
- Aligns with London Plan objectives
The council requires at least the following level of external amenity space for all residential units For new houses at least 30m2 private amenity space For new flatted developments, communal amenity space of at least 50m2 per scheme plus a further 10m2 per flat provided as a balcony/ terrace / private garden or consolidated with the communal amenity space.
Houses, ground floor flats and family sized units should preferably have access to a private garden.
Lambeth policy on play space per child The London Plan Supplementary Planning Guidance Shaping Neighbourhoods: Play and Informal Recreation (2012) states that provision should be based on a minimum of 10m2 per child.
LHDG Standards for private open space Studio 4 m2 1 bed 2 pers unit 5 m2 2 bed 3 pers unit 6 m2 2 bed 4 pers unit 7 m2 3 bed unit 5 pers unit 8 m2 4 bed unit 6 pers unit 9 m2
Dealing with carparking
Streets as social spaces not just for moving traffic. Chatting, playing and wandering
Integration of car parking
Car parking - key principles No single best solution to providing car parking. A combination of solutions will often be appropriate Rediscover the street as a beautiful car park On-street parking is efficient, understandable and can increase vitality and safety Rear courtyards need to support on-street parking, not replace it.
Efficiency of types of parking Level of efficiency/flexibility Type of parking Comments High On-street (communal) Most efficient as parking spaces are shared and the street provides the means of accessing the spaces. Off-street communal Requires additional access and circulation space. Off-street allocated spaces but grouped Although more inflexible, this arrangement allows the potential for future changes in allocation. Off-street allocated garages but grouped Inflexible, and largely precludes shared use. Also security concerns. Low Off-street within individual dwelling curtilage Garages within individual dwelling curtilage Inflexible in perpetuity and more space consuming due to need for driveways.
Exercise
Security without Fortification
Large publically funded post war housing
1970 s
Solutions 80 s 2000
Housing demand high density now the key driver.
Mix tenures and make them indistinguishable.
Distinction between security and privacy.
Self policing of live frontages.