linden homes and wates developments 258-264 goldhawk … road... · 2013-07-15 · capco and...

Linden Homes And WATes deVeLoPmenTs258-264 Goldhawk Road

Welcome

Aerial View of the Site (highlighted in red)

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The project team, led by Linden Homes and Wates Developments, would like to welcome you to this exhibition of our early proposals for the redevelopment of 258-264 Goldhawk Road.

Our plans include the demolition of the existing building (the Carpet Right store) and its replacement with a high quality scheme comprising up to 44 residential apartments as well as a small amount of commercial/retail space.

We are aware that previous applications for the redevelopment of this site have been refused or withdrawn. We firmly believe in consulting with local communities in order to achieve the best outcome for all concerned. This is the first stage of what will be a comprehensive programme of engagement with residents, stakeholders and the London Borough of Hammersmith & Fulham.

Today is an opportunity for you to view, discuss and comment upon our initial plans. We are here to answer your questions and receive your feedback. Please take the time to complete a form and tell us what you think – both about the overall scheme and in response to some specific questions that we have posed.

Thank you for visiting today.

Introduction The Site: 258 - 264 Goldhawk Road

East view along Goldhawk Road

View looking west of Goldhawk Road showing the Carpet Right building

Ravenscourt Park

Site

G o l d h a w k R o a d

P a d d e n s w i c k R o a d

A s k e w R o a d

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RCM College Hall

St Andrew Bobola Church

Water Colour, Reigate

Connect, Haywards Heath

Heron Heights, Reigate

ColladoCollinsArchitects 11001

This scheme proposes a mixture of residential and retail uses within Europe’s largest Registered Ancient Monument (Bishop’s Palace) including the part removal of the moat. The scheme includes a Tesco Express, three independent retail units and 60 residential apartments and houses within the conservation area. Two locally listed gatehouses are retained on the site and used as an entrance gateway to the mews development to the rear of the site.The residential buildings pick up the scale and rhythm of adjacent buildings to compliment the existing form of the area.

Fulham High Street

Location Fulham, West LondonClient Spenhill/Bellway HomesContractSum £20mStatus Planning ConsentComposition 60 apartments Convenience retail store 3 retail units

ColladoCollinsArchitects

Location LB Hammersmith Client Precis HoldingsContract Sum £25m Status Detailed PlanningComposition 83,000 sqft refurbished office space 56,000 sqft extension office space

Shepherds Bush Road

The former Ford Motor Company garage along Shepherd’s Bush Road will be adapted adding three new floors to the Grade II listed building housed in a striking glass dome. The design comprises over 115,000 sqft of office space across six floors and proposes the creation of a unique, high quality office space that incorporates contemporary design elements. 50,000ft² of new office accommodation is proposed above the existing building and is a modern take on an historical precedent using modern diagrid technology.

10036Fulham High Street Shepherds Bush Road

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West Hall

Kensington Olympia is one of London’s most iconic exhibition and conference venues built in the latter part of the 19th Century to celebrate the empire. ColladoCollins are presently engaged in the estate’s largest investment programme for nearly 100 years, creating new exhibition halls, upgrading public realm and entrance points, refurbishing existing listed halls and bringing forward residential and potential hotel developments. The entire complex is listed and sits across the London Boroughs of Hammersmith and Fulham and Kensington and Chelsea.

Location Olympia, KensingtonClient CapCo and EC&OContract Sum TBCStatus PlanningComposition Refurbished exhibition Hall, new WC’s, plant Rooms & staff offices Facilities


Location Olympia, KensingtonClient CapCo and EC&OContract Sum £7.1mStatus CompletedComposition Refurbishment of existing Exhibition halls, Conference spaces & new Entrance

Olympia Central

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The Olympia Exhibition and Conference Centre is situated in West Kensington. The internal configuration of the Olympia building has been the subject of significant alterations over the years.

Following a review of the existing function of this building, by EC&O, used for its connectivity to exhibitions with the adjacent halls, it is proposed to fully convert the ground floor plan into a marshalling and servicing areas this means the majority of vehicles, can be accommodated on site, reducing congestion.

ColladoCollinsArchitects West Hall, Olympia Olympia Central

Wates Developments is an expert in land, planning and joint ventures for residential developments throughout southern England.

As well as investing in residential land ourselves, a core element of our business is to invest in the home building stage of the development process through 50:50 joint venture partnerships with some of the UK’s leading house builders. This brings together our skills in investment and planning with the complementary expertise of our partners in the professional building and selling of new homes.

Our aim is to produce the best solutions to development opportunities ensuring every residential scheme makes a strong contribution to the local and wider community. Engagement and collaboration with all our partners and stakeholders is at the heart of how we work. Listening to and understanding the needs of a community is vital to our success.

Linden Homes – part of the Galliford Try Group - is one of the UK’s top five house builders. Operating from 11 regional offices, we deliver new homes across England, from Cornwall to County Durham.

With a reputation for bespoke and creative sustainable developments in prime locations, Linden Homes prides itself on high quality design. We were named Best Large House Builder 2012 at the What House? Awards and House Builder of The Year at the Ideal Home Blue Ribbon Awards 2013.

Working with local communities comes as second nature to Linden Homes. We understand that if we are to deliver homes that not only meet the aspirations of those who seek to live in them but also enhance the existing neighbourhood, then we need to talk to, and engage with local people.

We are proud to be part of the Considerate Constructors’ scheme and work hard with local communities throughout the construction process.

Linden Homes Wates Developments

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Example of ColladoCollins’ Experience in the London Borough of Hammersmith & Fulham

Development Partners: Linden Homes and Wates Developments

Architect: Collado Collins Architects, London-based specialists in mixed use urban projects. Examples of their work are shown below.

Planning Consultant: Rolfe-Judd Planning, an award-winning, London-based practice of town planners, architects and interior designers.

Transport Consultant: i-Transport, an independent and innovative transport planning consultancy, specialising in development planning work.

Daylight/Sunlight: CHP Surveyors, experts in issues around daylight and sunlight and rights of light, CHP have been involved in projects ranging from small scale domestic to large prestigious commercial developments.

Communications: Remarkable Group, an integrated communications agency, with expertise in delivering innovative public consultation.

Project Team Examples of Completed Linden Homes Scheme in the South East


The Project Team

Bird’s eye view of the site 2008 Scheme (Hunters) 2011 Scheme (Hunters)

2006 Scheme (Allies and Morrison) 2011 Scheme (Hunters)

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Site Location Previous Planning Submissions

Site History

Site Photos

258-264 Goldhawk Road, London

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THE SITE TODAY

Kings Parade Houses along Greenside Road Existing Site

Road Layout Goldhawk Road frontage Existing Site

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View of existing retail building and Greenside Road

Houses along Greenside RoadSouth view of the site and Greenside Road

View looking west of Goldhawk Road showing the Carpet Right building

South East view of Goldhawk Road

Buildings to the East of the SiteBuildings opposite the site on Goldhawk Road

North East view along Askew RoadNorth view down Askew Road

The site, at the junction of Goldhawk Road, Askew Road and Greenside Road, is currently occupied by a Carpet Right retail warehouse. Strategically located where the A402 (Goldhawk Road), a primary road artery into central London, and the local B408 (Askew Road) meet, it is a key marker on the local road network.

In terms of public transport, the site is very well connected. Several bus routes pass along Goldhawk Road, with routes 237 and 94 both having bus stops in close proximity to the site. Three tube stations are also within walking distance: Ravenscourt Park and Stamford Brook to the south provide access to the District Line while Goldhawk Road gives access to the Hammersmith & City Line.

There are existing cycle routes that run along the site: route 31 along Askew Road and route 35 along Goldhawk Road.

In 2006, an application to redevelop the site, which included a 10 storey tower, was dismissed at appeal, following an earlier refusal by the London Borough of Hammersmith & Fulham.

A subsequent application for the redevelopment of the site for a part 4, part 6 storey building was withdrawn in 2008 for commercial reasons.

We are aware that a further scheme was discussed with officers in 2011 which was of a similar scale and design to the withdrawn scheme.


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Indicative birdseye view towards site

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VIEW 02

Looking North East from Goldhawk Road


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Indicative view from Goldhawk Road towards development site

VIEW 03

Indicative view showing Greenside Road elevation


Site

Constraints

Improving the Urban Grain

Opportunities

Existing urban grain Proposed response to existing urban grain

The site is subject to a number of constraints which influence its redevelopment as follows:

Possible contamination of the forecourt

Constrained access points onto the site

Close proximity of surrounding accommodation

Party walls and party fences

Daylight, sunlight and overlooking

The majority of the existing site is occupied by the Carpet Right retail shed. The building has poor flank elevations that front Greenside Road and Goldhawk Road. The parking forecourt to the front of the site pushes the front facade away from Goldhawk Road and therefore breaks the Askew Road - Goldhawk Road building line.

In summary, the existing site:• Contains a retail shed with large building footprint

• Has no positive street frontage

• Has an unattractive forecourt

• Does not continue or support the existing building line

• Displays poor architectural quality and detailing

Existing forecourt

Existing forecourt

Proximity to existing buildings


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THE SITE TODAY

Kings Parade Houses along Greenside Road Existing Site

Road Layout Goldhawk Road frontage Existing Site


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THE SITE TODAY

Main Forecourt View of existing Site View along Goldhawk road

View towards site Goldhawk Road frontage Existing Site along Greenside Road

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URBAN DESIGN PRINCIPLES

ENHANCEMENT OF THE CONSERVATION AREA

The Allied Carpets Warehouse block currently occupies an area which is within the Starch Green conservation area. In terms of urban design we feel the current property does not enhance the local area. We outline the key factors below:

Scale and Mass – The site does not command a road side frontage and does not relate in scale or mass to the properties that front Goldhawk Road or Askew Road.

Street Rhythm – Owing to the nature of the site use, the current building does not provide a natural rhythm to the street through articulation of windows, entrances etc. This is particularly noticeable along Greenside Road.

Street frontage animation – The current block is set back from the pavement edge with a parking court in front. Adjoining shop premises discharge directly onto the pavement create more animation to the parade of shops.

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The site has a number of positive attributes which lend themselves to an exciting redevelopment opportunity. These include:

Continuation of the street edge

Views into Ravenscourt Park to the south

Location at a prominent road junction approaching Shepherd’s Bush

Potential for new attractive streetscape and improved public realm along Goldhawk Road and Greenside Road

Redefine urban block

History of site as a local landmark

Regeneration of currently under- utilised and unattractive site

The proposed building form seeks to readdress the street edge. Its relationship to both Greenside Road and Goldhawk Road will reinstate a building line which will reinforce and animate the street.

By creating a larger block towards the corner of Goldhawk Road and Greenside Road, the new development will create a presence over the open space and road junctions that surround it.

The building plan will also complete the urban block and emphasise new street frontage.

In summary, the proposal will:

• Reinstate the Goldhawk Road building line

• Reduce the building footprint

• Logically complete the urban grain

• Improve the public realm

• Provide active frontages

• Be of high quality architectural design

Opportunity for building of greater presence

Improved public realm and views towards open green spaces

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A number of strategic areas are located in close vicinity to the development site. These include:

•St Andrew Boblola RC Church Leysfield Road.

•Starch Green .

•Ravenscourt Park.

•Seven Stars.

It is therefore imperative that the new design is designed sensitively to these areas of special interest.

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RC Church along Leysfield Road Area around Starch Green Ravenscourt Park Seven Sisters


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A number of strategic areas are located in close vicinity to the development site. These include:

•St Andrew Boblola RC Church Leysfield Road.

•Starch Green .

•Ravenscourt Park.

•Seven Stars.

It is therefore imperative that the new design is designed sensitively to these areas of special interest.

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RC Church along Leysfield Road Area around Starch Green Ravenscourt Park Seven Sisters


Constraints & Opportunities

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Goldhawk Road Analysis

Response to the StreetSurrounding Streetscape

Proposal responds to buildings on Greenside Rd

Proposal responds to buildings on Goldhawk Rd

Proposed layout follows building line of Askew Rd

Proposed site layout


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The Allied Carpets Warehouse block currently occupies an area which is within the Starch Green conservation area. In terms of urban design we feel the current property does not enhance the local area. We outline the key factors below:

Scale and Mass – The site does not command a road side frontage and does not relate in scale or mass to the properties that front Goldhawk Road or Askew Road.

Street Rhythm – Owing to the nature of the site use, the current building does not provide a natural rhythm to the street through articulation of windows, entrances etc. This is particularly noticeable along Greenside Road.

Street frontage animation – The current block is set back from the pavement edge with a parking court in front. Adjoining shop premises discharge directly onto the pavement create more animation to the parade of shops.

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LOCAL MATERIAL CONSIDERATION

White render is prevalent in the local vernacular. either through fully rendered buildings or in particular detailing such as cornices or window surrounds.

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LOCAL MATERIAL CONSIDERATION

Varying grades of multi stock brickwork can be seen in the local vernacular. These are typical of the larger building blocks around but vary enormously in type and colour of the brickwork.

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NGoldhawk Road

Askew Road

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G O L D H A W K R O A D

G O L D H A W K R O A D

Four storey + roof residential building

Six storey retail/residential building

8 storey residential building

8 storey residential building

Ravenscourt Park

Prominent corner building opposite the site

The surrounding streetscape is varied in both architectural character and building scale. The images to the right describe the buildings and areas that front Goldhawk Road and these are indicated on the diagram below.

The images show the open green space at Ravenscourt Park, large semi-detached residential villas and taller flatted developments that punctuate the streetscape.

There are many fine architectural features and details present on the surrounding buildings. Of particular note is the brickwork detailing of the public house and the window reveals and surrounds of individual residential dwellings.

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The aim is to provide an instantly recognisable residential environment that through scale, mass and form will sit well within the existing context.

By defining the urban block the new development will integrate into the surrounding context and add to the character that currently exists.

The proposed form seeks to readdress the street edge. Its relationship to both Greenside Road and Goldhawk Road will reinstate a building line which will reinforce and animate the street.

Placing a taller element to the new scheme at the corner of Goldhawk Road and Greenside Road will also provide a suitable presence when viewed from Ravenscourt Park to the south and on this prominent road junction approaching Shepherd’s Bush to the east.

The building plan will also complete the urban block and emphasise new street frontages.

Site


Scheme Composition

The proposal will seek to retain the local landmark profile of the site by introducing an attractive presence on this promiment junction of three separate routes which also provides an appropriate setting for Ravencourt Park to the south

Active frontages bring interest, life and vitality to the public realm. They should have frequent doors and windows with few blank walls, articulated facades and lively internal uses visible from the outside, or spilling onto the street. Active frontages are part of the character of important streets.

An improved public realm allows space for the public to inhabit. This will have a positive effect on both the streetscape and the surrounding environment.

To aid integration of the proposal into the adjacent urban grain, the street edge and street character of Greenside Road will be continued and incorporated into the design of the proposed building on Greenside Road; this continuation will be residential in its scale.

A three block composition visually breaks the scheme down into individual blocks that relate to the varied massing and uses surrounding the site, whilst also addressing different boundaries and streetscapes separately.

To aid integration of the proposal into the adjacent urban grain, it is proposed that the street edge will be continued from Askew Road. The proposal picks up and continues the existing building line that fronts Askew Road and Goldhawk Road.

The corner component of the proposal needs to relate to its immediate adjacencies; the open space of Ravenscourt Park and Goldhawk Road. Due to this and the importance of its corner location, this element should be the tallest part of the scheme.

Improve public realmRelationship of proposal to Ravenscourt ParkCreate active frontages

Three block composition Continue urban grain - Greenside Road Continue urban grain - Askew Road Continue urban grain - Askew Road

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Askew Road

Goldhawk Road

Askew Road


Design Principles

Public Realm

The Carpet Right warehouse site currently occupies an area which is within the Starch Green conservation area. In terms of urban design we feel that the current property does not enhance the local area. We believe the proposal for the site should provide appropriate:

• Street Frontage Animation (bringing life to the street)

• Street Rhythm (continuing the architectural character of the area)

Street Frontage Animation

The current block is set back from the pavement edge with a parking court in front which provides little interest to the street.

Adjoining shop premises open directly onto the pavement and create more animation to the parade of shops.

The proposal should therefore contain uses that bring vitality and interaction to the street. The proposal will be serviced by a loading pad on Goldhawk Road (see diagram to the right).

The proposal provides an opportunity to improve and enhance the public realm to the north of the mini roundabout on Goldhawk Road and, in part, Greenside Road.

Extra residential car parking spaces will be provided on Greenside Road where the existing forecourt egress will be blocked off. The existing vehicular forecourt can be converted to public realm with high quality street furniture and planting.

Improved public realm

Residential cycle parking

Loading pad

Residential vehicular access

Additional parking spaces

Example of a shared use arrangement

Street Rhythm

Owing to the nature of the site use, the current building does not provide a natural rhythm to the street through articulation of windows and entrances. This is particularly noticeable along Greenside Road.

The proposal aims to address this by incorporating entrances and fenestration on Greenside Road (see diagram to the right).

Urban Design - Residential Layout

Urban Design - Commercial Layout

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84-90b Fulham High Street Transport Assessment

10 Servicing/delivery Arrangements

10.1 Servicing/Delivery Arrangements 10.1.1 The express store will provide 405 sqm of retail floor area. A store of this size requires 2

servicing vehicles per day. One within the 7-9am period and one during the 5-7pm period.

10.1.2 The typical service vehicles used for the store will be a 10 metre rigid vehicle. Drawings included under Appendix E show the path of service vehicles entering and existing the bay which is shown as 40m in length and 3m wide. These dimensions provide for accommodating a second (unplanned)10m rigid vehicle arriving whilst the bay is already occupied and thus sufficient space to service all those retail elements of the development.

10.1.3 The loading bay space will be designed and constructed as a shared use facility, giving improved pedestrian space when not occupied by a loading vehicle. Outside of the dedicated loading times this space could also provide for dedicated disabled parking for part of the day and the time for this will be discussed in detail with LBH&F.

10.1.4 An example of a shared use arrangement is shown in Figure 10.1

Figure 10.1: An example of shared use arrangement

10.1.5 The timing of the arrival of these vehicles and there operation will be strictly controlled by

condition. It is important that demand for loading and delivery activity is managed as this can create congestion, harm road performance and reduce the operational effectiveness of Fulham High Street. Providing kerbside loading as shown above complies with the Mayors objective of smoothing traffic flow and is in line with Transport for London‟s Freight Units “kerbside loading guidance” which benefits the local economy.

10.1.6 Importantly this shared use arrangement maintains an unobstructed route for pedestrians and whilst loading is being carried out the vehicles do not obstruct the passage of pedestrians, wheelchairs and children‟s pushchairs.

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Loading pad

Cycles

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Scheme Layout & Access

Local Vernacular & Precedent Images

The images below show buildings in close proximity to the application site. They all feature rich architectural details such as half level entrances, window and door surrounds, banding and plaster work/render.

White window reveals and door surround

Half level entrances and bay windows

Brick banding on the building opposite the site

These images to the right show successful, contemporary examples of brick buildings.

A brick facade can be detailed to add visual interest to a building. Several different types of brick detailing are shown here.

Brick detailing can be used to pick up and continue features present on existing and adjacent buildings to help marry a proposal with its context.

Grosvenor Waterside, Allies and Morrison

Baumschlager

City Lit Building, Allies & Morrison, Camden, London

Greenside Road - View Looking North

Greenside Road - View Looking SouthView from Goldhawk Road

Brick panel detail


Scheme Views

Thank you for taking the time to attend our event today. We hope you found it useful and would be grateful if you could take the time to fill out a feedback form and tell us what you think. You can either drop this in the ballot box today or ask one of our team for a freepost envelope so that you can return it over the next few days.

Should you have any further questions or comments, or if you would like to discuss the plans with the team following this exhibition, you are welcome to contact us using the details on the feedback form.

Following today’s exhibition, we will undertake a full and thorough analysis of all the feedback received which will help to inform the design evolution. In due course, we will present more developed proposals to community representatives. If you would like to be involved at that stage, please indicate this on your form.

For many, the visible sign of Linden Homes’ investment in their local community will be the new homes that we build. We are proud of the quality of our product but we also know that our investment stretches far beyond bricks and mortar. Our houses provide homes for families, work for local businesses and opportunities for new apprentices.

To demonstrate what this can mean for a community, we conducted a case study into our £19.4 million residential scheme at Ogwell Brook, South Devon.

• 186 new homes are currently being built

• A direct investment of £19.4 million into the local community

• Up to 280 jobs are being created both on site and in the supply chain (the Home Builders Federation states that every home built creates 1.5 full time jobs on site and in the supply chain)

• 73 jobs have been created on the first two phases of this three-phase scheme

• A further 13 architects, surveyors and engineers are retained on the project, in addition to our team of four locally-based Linden Homes’ staff

• Local businesses have undertaken the majority of the work on site

• Working with local firms, we have been able to train 11 young apprentices

• Our experience at Ogwell Brook is replicated on the majority of our schemes across our entire national development network.

When we say we work with communities, we mean it.

During 2013 Linden Homes is launching a national apprenticeship scheme with First 4 Skills (a national training provider).

Our aim

• To have 500 apprentices participating in our programme within the next three years

The importance of apprenticeships

• Apprenticeships are key to sustaining and developing skills vital to UK house building

• Without a skilled workforce, house building will struggle to deliver the new homes we need

Achievements to date

• 100 apprentices were recruited in the last two years as part of our pilot programme in the south west

Reviewing Your Feedback Investing in Communities National Apprenticeship Programme

Contractors and apprentices at Ogwell Brook Young apprentices with their pointing towels Our 100th apprentice in the south west


Working with the Community

linden homes and wates developments 258-264 goldhawk … road... · 2013-07-15 · capco and...

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