westbury estate open space v2 (1)

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