Gondar Gardens exhibition boards

Gondar Gardens Frontage

The Site

Gondar Gardens

Gondar Gardens Exhibition Boards

December 2011www.rolfe-judd.co.uk

Welcome to the Linden Homes and Wates Developments exhibition to discuss the development proposals for the former reservoir site.

Since the previous planning application, Linden Homes and Wates Developments Design Team have been developing options for a residential scheme on the frontage of the site.

Members of the project team are on hand to discuss the plans, answer your questions and listen to your feedback.

Our project team:

• Linden Homes

• Wates Developments

• Rolfe Judd – Architects and Planning

• James Blake Associates – Ecology

• Indigo Public Affairs

Linden Homes is the housebuilding company of the Galliford Try Group and operates across the country. Linden Homes has established award-winning sustainable communities across its operating regions and continues to strive for the highest standards in design and construction maintaining our commitment to building the very best new homes and delivering excellent customer service.

Wates Developments is part of the Wates Group which was established in 1897. It is one of the largest family owned construction and development companies in the UK with a wealth of experience creating homes and communities

Linden Wates and Wates Developments acquired this exceptional site in January 2010. The client team remain committed to developing a solution that creates an environment that present and future generations would admire. The team carried out two public consultations in July and October 2010 to discuss the future of the site.

This exhibition is to present an alternative proposal that will retain the majority of the grassland on the site and proposes a residential development at the front of the site facing Gondar Gardens.

Welcome & Who We Are

HilfieldRoad



The reservoir site is disused and has fallen into disrepair.

Structural investigations on behalf of Linden Wates and the Council agree that the excessive water penetration through the roof willleadtodeteriorationandthatsignificantmaintenance is required to keep the structure in a sound condition.

Options for the Future of the Site

Option 2 – Appeal the refused schemeYou will be aware that the Council refused the recent application to redevelop the reservoir structure for 16 houses. Linden Wates were disappointed by this decision and will be appealing this scheme to the Secretary of State later this month.

Members of the community will be kept informed by the Council on the progress of this appeal.

Option 1 – Do nothingThe existing structure on the site is of such a size and scale that the burden of the maintenance of the site should not be underestimated. Structural advice is that the roof will deteriorate if the repairs to the roof are not completed and without a realistic economically viable use for the existing structure then the site and roof of the reservoir must remain secure from trespass.

The Reservoir



Option 3 – Develop a frontage scheme

The site is recognised as being a Site of Nature Conservation Importance. The current scheme aims to protect and enhance the ecological value and importance of the site whilst also providing a long term solution for this site.

The scheme proposes:

• 28 new residential units, comprising 19 private homes and 9 affordable homes

• Active frontage to Gondar Gardens

• Removal of the reservoir roof and internal structure and replacement of grassland within the reservoir bowl

• Retain the views across the site

• Sustainable development (Code for Sustainable Homes Level 4)

• Private ecological wildlife site, with the potential for controlled access for educational use by local schools and community groups

• Off street parking for the residents

• The scheme will be accompanied by a Basement Impact Assessment in line with Camden Council's policy

N

Options for the Future of the Site

Existing reservoir roof

Slow worms

Protective fencing to protect slow worm habitat during works

Slow worms



A key aim will be to maximize the area of rough grassland under a hay-meadow type management regime, and thus enhance the site for wildlife, post development.

Thiswillinvolveturfing/seedingthereservoirbowl (including base of reservoir and slopes). Once established, an appropriate grassland management regime will be necessary for the wholesitetoincreasefloraldiversity,reduceencroachment of ruderal weeds, and maintain a mosaicgrasslandofvariedstructuretobenefitthe existing slow worm population and to improve the diversity of the sward.

The three sides (north, east and south) of the reservoir bowl will be sloped (not the west due to proposed basement parking facility). Somefillingofthereservoirbottommightbenecessary so that the slopes are not too steep to enable access for management

An Independent Conservation Body have shown interest in taking on responsibility for the wildlife area. They would maintain the wildlife area and could allow limited public access for local interest groups and school

The Conservation Body taking over management will be encouraged to involve local residents in voluntary wardening, habitat management work parties, open day events etc. This should be encouraged as a key Camden Biodiversity Action Plan objective.

The two main objectives for the long term management are:

a) to increase the structure and diversity of the grass-sward; and

b) to protect and enhance the habitat for slow worms with a view to increasing population stability and numbers

Minimal planting of trees and shrubs at the site boundaries will enable the movement of birds, bats and mammals throughout the site and beyond. Further enhancements in the form of bat, insect and bird boxes, and construction of slow worm hibernacular, will protect and enhance the area for local wildlife in the long term.

The designation of the site from Borough Grade II to Grade I is a long-term aspiration.

Ecology

Landscaped base of old redundant Resevoir

Landscaped base of old redundant Resevoir

The streets surrounding the site are lined with terraced housing and mansion blocks. The proposals therefore aims to continue streetscapeandcharacterbyinfillingthespacewith a mixture of houses and apartments. In order to retain a view across the site the new mansion blocks have been split. The break in the streetscape respects and listens to previous feedback received from earlier consultations.

The buildings footprint has referenced the mansion blocks to the north and the south of the site. The proposed contemporary buildings also follows similar principles in terms of elevational treatment by expressing a street rhythm through the use of projecting bays. Proportions and fenestration also intend to differentiate plot widths and room use of housesandapartment/mansionblocks.

The proposals extend into the redundant structure making full use of views across the landscaped base. The roof of the old structure will be removed addressing the maintenance problems associated with the wider site. The perimeter buttresses will be retained below graded grass banks mirroring the existing slow worm population currently enjoys.

The demolition material and arisings from the reservoir roof and arches will be utilised on site to create the graded grass banks, which willthereforehelpminimisetrafficmovementsduring construction.



Design Development

Proposed Section A-A through site with banked perimeter

Proposed Section B-B through site with banked perimeter

Expressed Bay Windows

Strong Horizontal/Vertical Division

1

1 2

3

3

Repetition and Even Geometry

1 21 2

H1H2

P1P2

P4

P6

P5

P3

P7

A3

A2

MAINTENANCE SHED

PLANTREFUSE

H2P1

P2

P3

P4

A1

A2

H2

H1

P8

P9

P10

P11

P12

A5

A4

H1H2

P14

P13

P15

P16

P17

P18

A7

A6

P13 H2H1

P14

P15

P16

A8

Thehousesandflatsaredesignedtomakeuseofthedepthofthereservoir,withalowergroundfloorabove basement which overlooks the grassland totherear,withgroundplusthreefloorsfacingGondar Gardens.



HouseApartmentDuplex

Design Development

Ground Floor Plan

First Floor PlanLower Ground Floor Plan

Second Floor Plan

Basement Floor Plan

Third Floor Plan



Design Development

Site Elevation along Gondar Gardens

Solid Facade reinforces street

Developing Elevational Treatment

Site

Site

Site

Pop out Bays picks up on existing context

Detailed Elevations



TrafficManagement

The proposed residential development is located in a highly accessible location for public transport

Proposedtrafficmanagementforthedevelopmentinclude:

• Parking provision of 19 spaces for the private homes and 2 disabled spaces

• Access to the residents’ private parking will be via a car lift

• Anytrafficassociatedwiththedevelopmentislikelytobeatitshighest level during morning and evening rush hours

• IntermsofconstructiontrafficLindenWatesareexperiencedresidential developers who have been involved in may similar constrained sites and therefore have experience of dealing with local issues during the construction period

• ConstructiontrafficwouldberoutedtothesitefromthejunctionwithMill Lane from the direction of Shoot Up Hill. This will avoid the tight residential roads to the north of the site

• AConstructionTrafficRoutingagreementandConstructionManagement Plan will be agreed with the Council for the life of the construction period

The Next Stage

Pleasefillinacommentsformandplaceinthecomments box.

Linden Wates will be attending the Development Management Forum, chaired by London Borough of Camden on the 14th December 2011.

Further to the outcome of that meeting and consideration of the comments received today, the scheme will be developed further.

The aim is to submit a planning application in January 2012.

Gondar Gardens exhibition boards

Documents

Transcript of Gondar Gardens exhibition boards