masterplan - camden
TRANSCRIPT
Abbey Area Masterplan
Phase 2
Phase 1
Phase 3
Development of Abbey Area has been the subject of consultation with residents, ward councillors and community organisations as part of the Community Investment Programme, which is led by the Council’s Housing Directorate. The Community Investment Programme is a 15 year plan to invest money in schools, homes and community facilities, financed by the redevelopment of out of date, or under used properties.
Abbey Area Redevelopment will take place in 3 phases and will provide the following:
- Phase 1: Provides 141 new homes, shops, business units, parking and the energy centre for all phases.
- Phase 2: Provides a new community centre; health centre and co-op offices. In addition Phase 2 will provide improved green space including play spaces for children.
- Phase 3: Provides 100 new homes; shops and business units grouped around a new courtyard garden.
View of Phase 1
PR
I OR
Y T
ER
RA
CE
A B B E Y R O A D
B E L S I Z E R O A D
Abbey Area Phase 2 - Plan and Co-op Office
PHASE 2
PHASE 3
HEALTHCENTRE
COMMUNITY CENTRE
Plan of new Co-op Office
The new Co-op office will be located within the first floor of Casterbridge Tower
WAITING AREA
SHARED CIRCULATION SPACE
OFFICE
RECEPTION
MEETING ROOM
INTERVIEW ROOM
KITCHENETTE
WC
COMMUNITY CENTRE
HEALTH CENTRE
CO-OP OFFICE
The new Co-op office will be located within the first floor of Casterbridge Tower.
The new office will have its own entrance and staircase; people with mobility issues can use the Casterbridge lift if required.
The plans shown here today have been developed in close consultation with the Co-op team.
3D plan of new Co-op Office
Abbey Area Phase 2 - Community Centre
Ground floor
First floor
COMMUNITY CENTRE
HEALTH CENTRE
CO-OP OFFICE
The new Community Centre will be re-located to the west of Snowman House.
The plans show here today have been developed in close consultation with the Community Centre team.
The new Centre will provide a wide range of facilities and the plans illustrate how the new building will be laid out and all the services included.
The new building will be two storeys high and will have its own entrance off Abbey Road.
Abbey Area Phase 2 - Health Centre
Ground floor plan
First floor plan
Examples of Health Centres
Arrangement of public and private spaces
Idea
10 Signage Proposal
The signage could be extended into futher graphics for communal areas - entrances, corridors, stair wells etc
10 Signage Proposal
The signage could be extended into futher graphics for communal areas - entrances, corridors, stair wells etc
10 Signage Proposal
The signage could be extended into futher graphics for communal areas - entrances, corridors, stair wells etc
7Zenith House II
The combination of logo, colour and typfaces would form the base for the signage
7Zenith House II
The combination of logo, colour and typfaces would form the base for the signage
7Zenith House II
The combination of logo, colour and typfaces would form the base for the signage
Wayfinding and artwork
The new health centre will be located on the site of the existing resident parking to the east of Casterbridge House. The existing parking is reprovided (please refer to the landscape banners).
The new health centre will include a range of facilities. The plans shown here today indicate how the new building will be laid out and the services included.
The new building will be two storeys high and will have its own entrance off Abbey Road.
The design of the new building is illustrated here including plans and some drawings to show how it might look.
View of the Health Centre from Abbey Road
View of the Health Centre from Green community amenity space
Section of new Health Centre
Ground floor plan
First floor plan
Castlebridge House
Castlebridge House
GP
Children
Wait
Treatment Rooms
WC's
Trea
tmen
t Roo
ms
GP
Staff
Staff
Meetings
Office
Office
Reception
Abbey Area Phase 3 - Overall Plan
COMMUNAL COURTYARD
P RI O
RY T E R
RA C
E AB
BE
Y R
OA
D
SNOWMAN HOUSE
B E L S I Z E R O A D
3 STO
REY MEWS H
OUSES
3 STOREY MEWS H
OUSES
BLOCK H PRIVATE
BLOCK J PRIVATE
BLOCK K AFFORDABLE
PASSAGEWAY
BLOCK L
AFFORDABLE
& SHARED
OWNERSHIP
RAMP TO
BASEMENT
CARPARK
WHEELCHAIR
UNIT
WHEELCHAIR
UNIT
Ground floor plan
Basement carpark / cycle store plan Typical upper floor plan
BLOCK L
PLANT
RAM
P
BLOCK K
BLK J
BLOCK H
PLANT
PLA
NT
CYC
LE STO
RE
CO
UR
TYAR
D
LIFT & STA
IR
Commercial Units
3B5P Affordable Houses
3B5P Private Houses
1B2P Affordable/Shared Ownership
2B4P Affordable/Shared Ownership
3B4/5P Affordable/Shared Ownership
1B2P Private
2B4P Private
WH
EELCH
AIR
UN
IT
WH
EELCH
AIR
UN
IT
Phase 3 will start on site after the construction of Phase 2. This means that the Health Centre and Community Centre will already have been re-provided in new facilities before the demolition of the Phase 3 site. Residents from Emminster and Hinstock have the option to move to Phase 1 or move away temporarily and come back to Phase 3.
Phase 3 provides 15 mews houses and 85 new flats in blocks of apartments above shops and business units. There are 36 council; 12 shared ownership and 40 private homes. 12 of the new homes are suitable for wheelchair users. The buildings are grouped around a diamond shaped pedestrian courtyard garden. The scheme also has a basement level for cars and cycle parking.
1 Bed 3 Bed house2 Bed
GROUND FLOOR
FIRST FLOOR SECOND FLOOR
Plans of affordable homes
Abbey Area Phase 3 - What will it look like?Phase 3 will be built using high quality and robust materials to allow the buildings to age gracefully and also be easily maintained. The main material will be brick in a selection of colours to compliment Phase 1 but also allow Phase 3 to have its own character.
We have included a selection of views on this banner to show you how Phase 3 will look.
Careful thought has gone into the detailing of all the parts of the new buildings including welcoming attractive entrances; generous balconies and shop fronts. Some examples of this are also shown on this banner.
Sketch view of phase 3 mews houses & courtyard
Sketch view of phase 3 from Abbey Road
Sketch view of entrance to courtyard from Belsize Road
Sketch view of phases 1 & 3 at junction of Abbey Road and Belsize Road
ENTRANCE TO NEW HOMES ON BELSIZE ROAD
ILLUSTRATION OF NEW SHOP FRONT ON BELSIZE ROAD
ENTRANCE TO MEWS HOUSE
INSET BALCONY WITH RAILING DETAIL
INSET BALCONY WITH PERFORATED METAL BALCONY
Abbey Area Next stepsPHASE ONE SITE ACCOMMODATION
Demolition of the multi-storey car park site is almost complete. The Council has entered into a Pre-contract Services Agreement with Wates Living. Wates Living are carrying out detailed design work with Pollard Thomas Edwards Architects and it is expected that they will be on site to start building Phase One in October this year.
Wates Living will need to set up site accommodation during the build of Phase One. Wates Living are proposing to locate this at the east end of the open space area, adjacent to 170 Belsize Road. It is expected that they will start installation of porta-cabins in September.
Wates Living will work with the Abbey Co-op to ensure that disruption to residents is minimalized as much as possible. When the accommodation is set up, Wates Living will be holding a ‘Meet the Contractor’ event which local residents will be invited to attend.
Phase 1 CONSULTATION CONSTRUCTION
Phase 2 CONSULTATION CONSTRUCTION
Phase 3 CONSULTATION CONSTRUCTION
2013 2014 2015 2016 2017 2018PLANNING APPROVAL
RESERVED MATTERS PLANNING APPLICATION AUGUST 2015
COMPLETION JAN 2018
PLANNING APPLICATION AUGUST 2015 COMPLETION JAN 2018
PHASE TWO AND THREE: PLANNING APPLICATION
We will be submitting a planning application covering the details of phases two and three in August this year. The contents of this application will be the same as what you have seen in today’s exhibition. You will have an opportunity to comment on the planning application as part of the statutory planning consultation process that the Council’s Planning team will carry out.
However, if you have any further comments or questions following this about this exhibition, or anything else about the Abbey Area project, please feel free to contact a member of the Regeneration Team:
Petra Clarke [email protected] 0207 974 1871
Dan Friel [email protected] 0207 974 3202
Clementina Ugah [email protected] 0207 974 3619
Logistics
PROPOSED PROJECT OFFICE LOCATION Abbey Area Regeneration, Camden
New Project Office Location
Abbey Area Phase 3 Landscape
Concept DiagramsCourtyard Plan
Key
1. Refuse, fire & emergency access2. Crossing point between phase 2 and 33. Pedestrian access4. Soft play terraces5. Sand and water play6. Pop up lift and stairs with access to basement car park7. Natural play and planting8. Buffer planting to buildings9. Crossing point between phase 2 and 3
Precedent Images
Breaking up the courtyard Playful paths and routes
A pop up lift as part of the landscape Creating a green north-south link
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0m 5m 10m 15m
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Courtyard SectionsSection 1
1 8
1. Mews houses with private front gardens
2. Buffer planting to Mews houses
3. North-south green route
4. Soft play terraces with climbing structures in elevation
5. Sand pit with timber decking edge
6. Connective play paths
7. Woodland play with slide
8. Pop up lift9. Entrance path to flats10. Buffer planting to retail
units and flats11. Private flats and retail
units
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0m 1m 2m
Biodiversity & planting Seating integrated in the landscape Groves of trees Play terraces
1. Mews houses with private front gardens
2. Buffer planting to Mews houses
3. North-south green route
4. Soft play terraces with climbing structures
5. Connective play paths
6. Play planting and natural play
7. Connective play path8. Buffer planting
to retail units and flats9. Private flats and retail
units
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9
80m 1m 2m
Section 2
Courtyard Views
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Playful levels and edges Biodiversity & planting Seating opportunities Groups of trees A playable landscape
• Creating a playful, green courtyard with interesting level changes
• Providing doorstop play for children 0-5 years old
• Providing local play for children 5-11 years old
• Seating and spaces for quiet relaxation
Abbey Area Site Wide MasterplanSite Wide Masterplan
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1. Crossing point between phases: Additional crossing points provides safe links between the phases2. Phase 3 courtyard: A green courtyard with opportunities for play and quiet relaxation. A north - south route provides improved connections through the space3. Streetscape to new retail units: Seating protected from junction by improved planters retaining the existing trees 4. Improved junction: Diagonal and timed crossings are introduced to provide safe and improved ways to cross the street5. Green entrances to community amenity space: New entrances into the green community amenity space between the towers are introduced6. Welcome slope: A large grass slope welcomes you into the improved space between the towers7. Entrance to the Community Centre8. Private entrance to Snowman 9. Private entrance to Casterbridge10. Entrance to the Health Centre11. Nursery/crèche outdoor space and community garden
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12. Garden terraces to Snowman and Casterbridge: Planted garden rooms with opportunities for seating and socialising for the residents with views of the green community amenity space between the towers 13. Space between the towers: Opportunity to place some of the play provision at the centre of the space. This could include play equipment for younger children as well as some seating for parents and careers14. Woodland edge to the boundaries: The planted edge will increase biodiversity and wildlife and provide a green backdrop and boundary to the private gardens adjacent to the space15. Central lawn: Large lawn space with opportunities for informal play for children of all ages16. Parking court for residents of Snowman and Casterbridge: Car and motorcycle parking for existing residents17. Community Centre18. Health Centre19. Casterbridge20. Snowman21. Mews Houses22. Flats, retail and commercial units to phase 323. Flats, retail and commercial units to phase 1
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0m 10m 30m20m
Key
Community Centre
HealthCentre
Belsize Road
Belsize Road
Abbey Road
Abbey Road
Green community amenity space
Green buffer
Crossings between phases
Green playful courtyard
Diagonal junction
Concept Diagram
Extending the green community amenity space: The existing green community amenity space behind Snowman and Casterbridge will be extended to the space in between the towers. Visual and actual connections will also be extended to Abbey and Belsize Road.
Extending and enhancing the green buffer: The existing green buffer to phase 2 will be extended and enhanced. As many of the existing mature trees as possible will be retained. One gap in the existing planter will be created to add permeability into the space between the towers.
Improving crossings & connections between phases: Two new crossings will be created; one between phase 1 and 3 and one to link phase 2 and 3. These will help to ensure that the community amenity space and streetscape can be used and enjoyed by residents across all phases.
Providing a green playful courtyard: A playful and green courtyard to phase 3 will be created. This will provide play and relaxation opportunities. Planting and grass will provide year round greenness and interest.
Adding a diagonal junction: An improved junction with the addition of diagonal, timed crossings will provide a safer way to cross the busy Abbey and Belsize Roads.
The development aims to improve and build on the existing landscape values in the area and provide an improved and safer streetscape. A green landscape that will provide play and open space for existing and new residents will be created. This will achieved by:
• Creating a leafy and safe environment across all phases
• Improved crossings and junction to ensure a pedestrian friendly and community focused realm
• Extending and enhancing the green buffer between road and buildings
• Enhancing the existing green open space and providing an attractive frontage and setting to the buildings
Abbey Area Masterplan
Total number of proposed trees:
12 Street trees5 Proposed trees to planters23 Courtyard trees9 Trees to central space6 Trees to green open space
Soft Landscape
Existing Trees
Belsize Road
Belsize Road
Abbey Road
Abbey Road
Snowman
Casterbridge
Emminster
Hinstock
Community
Centre
Multi story
car park
Belsize Road
Belsize Road
Abbey Road
Abbey Road
Snowman
Casterbridge
Existing Soft and Hard Landscape Plan Proposed Soft and Hard Landscape Plan
Belsize Road
Belsize Road
Abbey Road
Abbey Road
On street parking:
Existing bus stops
Relocated bus stop Pay & display parking bay
CPZ parking bays
Disabled parking bay
Loading bay/ refuse, fire & emergency access stopping point
Refuse, fire & emergency access stopping point
Crossing points
Residential parking:
Parking for existing residents phase 2 - on site
Parking for existing residents phase 2 - basement phase 3
Proposed Parking Strategy
Proposed Tree Removal
Community Centre
HealthCentre
Belsize Road
Belsize Road
Abbey Road
Abbey Road
Proposed Tree Strategy
Trees to be retained
CAT A
CAT B
CAT C
Trees to be removed
CAT B
CAT C
CAT U
T74
T73
T7
T6T5
T4
T69
T3
T70
T2
T1
T10T8
T9T11
T12T13
T14T15
T16T17
T18
T19
T19a
T22
T20T21
T75
T57
T58
T59
T60
T61T62
T63
T64
T65
T66T67
T68
T23
T24
T25T26
T27
T28
T29
T30
T31
T32 T33
T34
T35
T36
T37T38
T39
T43 T40
T41
T42
T44
T45
T46T47
G2
G8
T49G1
G7
T48 T72
T71
T50
T52
T53T54
T55
G3
G6
G5
G4T56
T51
The tree survey identified:
1 Cat A trees 43 Cat B trees33 Cat C trees5 Cat U trees
82 Total trees
Trees to be removed:
0 Cat A trees10 Cat B trees15 Cat C trees5 Cat U trees
30 Total trees to be removed
30 Total existing trees to be removed
Existing trees to be retained
Street trees:• Acer campestre
‘Streetwise’
Proposed trees to planters:• Betula utilis var• Jacquemontii
Acer griseum
Courtyard trees:Groups of trees planted in the hard landscape using root cell system. Species to include:• Carpinus betulus
‘Frans fontaine’• Prunus avium
‘Plena’• Tilia cordata
‘Greenspire’• Sorbus aucuparia
‘Streetwise’
Trees to central space:Groups of small ornamental trees planted in the hard landscape using root sell system. Species to include:• Prunus avium
‘Plena’• Sorbus torminalis• Tilia cordata
‘Streetwise’
Trees to green open space:Medium size specimen trees planted in groups. Species to include:• Acer campestre• Carpinus betulus
‘Fastigiata’• Castanea sativa• Fagus sylvatica• Quercus robur
‘Fastigiata Koster’
• Liriodendron tulipifera
Fruit trees to private back gardens:• Malnus spp.• Prunus spp.
55 Total proposed trees
Soft Landscape
Existing Trees
Proposed Trees
Belsize Road
Belsize Road
Abbey Road
Abbey Road
Existing Parking
• Enhancing and increasing the existing green landscape
• A carefully considered on street parking strategy to provide safer crossings and junction
• Retaining as many of the existing trees as possible
• Proposed replacement tree strategy to mitigate any tree loss
Acer campestre ‘Streetwise’ Betula utilis var. Jacquemontii Acer griseum
Fagus sylvaticaCarpinus betulus
Raised planters with trees and planting
View of T44, T48 ad T47
View of T23 and T24 View of T32
Acer campestre ‘Streetwise’ Carpinus betulus ‘Frans fontaine’
Prunus avium ‘Plena’
On street parking:
Bus stops
Pay & display parking bay
CPZ parking bays
Disabled (loading) parking bay
Residential parking:
Parking for existing residents of phase 2 (indicative layout)
52 Total existing trees retained
Abbey Area Masterplan
Sections
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0m 5m 10m 15m
N
Precedent ImagesA landscape on different levels Biodiversity & planting Garden terraces with seating Informal park landscape A playable landscape
• Improving the existing green open space with play opportunities for children of all ages
• Creating areas for quiet relaxation
• Creating a improved, green landscape with private zones for residents and an interesting green community amenity space for use by existing residents in phase 2 and new residents of phase 1 and 3
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Key
1. Crossing point between phase 2 and 32. Entrance to Community Centre3. Private entrance to Snowman4. Entrance to green community amenity space5. Private entrance to Casterbridge6. Entrance to Health Centre7. Access to space between the towers for residents of phase 28. Welcome slope9. Garden terraces providing a green wrap around the towers10. Play opportunities for younger children 0-5 year olds
11. Play opportunities for older children 0-11 year olds12. Grass play terraces for children of all ages13. Nursery/crèche garden14. Growing space for community centre garden club15. Growing space for phase 2 residents16. Central lawn17. Space for quiet relaxation18. Natural play space for children of all ages19. Residential car park with provision for 18 cars and 5 motorcycles20. Woodland edge21. Tall grassland edges
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1. Residential outdoor space around the towers with garden terraces providing greenery and privacy
2. Circulation path with seating and trees
3. Play opportunities for younger children as well as more challenging play for older children
1 2 3 2 13 2
Space between towers
1. Health Centre2. Maintenance path
around with Health Centre with planted buffer zone and potential swale edge
3. Circulation path 4. Park with large extents
of lawn for free play as well as formal and informal areas for play
5. Tall grassland edge underneath existing tree
6. Woodland boundary edge to the edges of the park to increase and promote biodiversity
Health Centre / Park Section
1 2 3 64 5 3
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Proposed Phase 2 Masterplan
Abbey Area Phase 2 Landscape
Potential fencing line to open space at the back
Potential fencing to the back of Snowman residential space
Potential fencing to community centre growing garden
Fencing to Community Centre nursery garden
Potential gates to space between towers
Gated access to car park for residents
Existing fencing to green open space
Potential Fencing OptionsProposed Zoning
Existing Landscape
Play Strategy
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1. Young children play area:• 0-5 year olds• Accessible play for
younger children and seating for carers and parents
• Opportunity for creative, fantasy and sensory play experiences
1. Exercise:• Walking• Running• Cycling• Stretching
1. Scattered / spread out
2. Climbable play area:• 0-11 year olds• Fun organic play shapes
with climbable play edges
• Opportunity for more challenging play as well as play for younger children
2. Social:• Playing• Meeting friends• Sitting with you family
2. All in one place
5. Young activity play area:• 12+• Space for young people
to enjoy
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3. Playable grass terraces:• 0-11 year olds• Playable grass terraces
with climbable equipment and edges as well as informal play
• Opportunities to climb, jump, roll, run around, and relax, as well as more challenging play
3. Relaxing:• Sunbathing• Sitting• Reading
3. Near the buildings
4. Formal Play area:• 0-11 year olds• Zones of equipment
to replace the existing provision
• Opportunities for swinging, climbing, balancing and jumping
4. Other:• Let us know how you use
the space
4. Away from the buildings
1. Open and park like 2. More intimate with areas of quiet and relaxing
3. Subtle and natural 4. Fun and colourful
6. Natural play area:• All ages• Landscape natural play
zone with tree trunks, balancing beams and mounds
• Opportunities for discovery and sensory play as well as physical play
7. Growing play area:• All ages• Raised growing beds for
food growing• Sensory play experiences
that can be enjoyed by all ages
8. Circulation and space between the towers:• All ages• Circulation path allowing
for year round use for running and cycling
• Space between the towers with fun paths for free play
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For us to provide a environment you will enjoy, we welcome your feedback
We will soon have a meeting about the play spaces, and what type of play areas you would like. Children of all ages are welcome - please come and get involved! Help us to develop and design a space that you will enjoy!
2. How do you want the space to feel?
• The space is fully paved and used for parking, with trees and planting only along the boundary and within the exisitng green open space
• Vehicles and bins occupy the central space between the buildings making it a unsafe and undesirable play area
• There is no clear definition between the road and residential area
• Hedges along the boundary offer screening but there are regular gaps
• Steps, fencing and vehicles make navigation and circulation through the space awkward
• There are mature, attractive trees along the frontage
• Paving and parking is replaced by trees and shrub planting to create a leafy, attractive environment between the buildings
• Vehicles are prohibited and the central space is fully pedestrianised so children can play safely
• Gates at the entrances provide security and define the residential area
• Hedges along the boundary provide screening between the road and buildings
• Navigation and circulation through the space is easy and it is fully accessible for all residents
• Many of the existing trees are retained to provide a sense of maturity and offer screening
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Proposed Landscape
Private residential
Community and health centre
Community amenity space Existing residents of phase 2 and new residents of phase 1 and 3
Green buffer to street
1. How do you use the space now?
3. Positions of play areas?