masterplan - camden

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is a 15 year plan to invest money in schools, homes and community facilities, financed by the redevelopment of out of date, or under used properties.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

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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


10 Signage Proposal


7Zenith House II

The combination of logo, colour and typfaces would form the base for the signage

7Zenith House II


7Zenith House II


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

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GP

Staff

Staff

Meetings

Office

Office

Reception

Abbey Area Phase 3 - Overall Plan

COMMUNAL COURTYARD

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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

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TYAR

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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

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EELCH

AIR

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IT

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EELCH

AIR

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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



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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Courtyard SectionsSection 1

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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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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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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


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


Sections

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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

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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

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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?

masterplan - camden

Documents