westbury estate open space v2 (1)
DESCRIPTION
Open Space Presentation Shared by Metropolitan Workshop on 3rd September 2015TRANSCRIPT
Open Space, Landscape & Parking
Westbury Estate – 05rd September 2015
Recap…..
Recap…..
• Density is not just about how many homes but what
housing mix / no. of people
• Current density on Westbury Estate is approximately
80 DPH
• Proposed density likely to be 145 - 170 DPH in
accordance with London Plan (PTAL rating)
• High density does not mean high rise
• Design exercise demonstrated such a density (150
dph) should be possible by building mostly 4-6
storeys of new build.
• If buildings are retained on site, new buildings are
likely to be taller due to existing site layout
• Building height and provision of public/private space
are closely interlinked
• Height can be used to indicate main streets and
spaces
• Daylight and sunlight levels to streets and spaces
can be influenced by layout of buildings
• Layout of open spaces can affect density
Recap…..
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”
- Due for adoption in
2015
- 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.
This can be increased under policy to
0.25 hectares (increase of 3.5 times original)
Existing Play Space on Westbury Estate
0.07 hectares
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
Streets as social spaces – not just for moving traffic.
Chatting, playing and wandering
Integration of car parking
Design Exercise 1
Analysis of Westbury Estate
Design Exercise 2
Organisation of open space