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Urban Design Brief February 5, 2014 Doman Developments Inc. - Corporate Commercial Campus

Urban Design Brief

Proposed Residential Apartment Development

2179-2201 Hyde Park Road

Old Oak Properties Inc.

February 5, 2014

AUGUST 22, 2014

Urban Design Brief Old Oak Properties 2179-2201 Hyde Park Road

Page | 1 Zelinka Priamo Ltd.

Table of Contents

Introduction

SECTION 1 – Land Use Planning Context

1.1 The Subject Lands

1.2 The Proposal

1.3 Design Goals and Objectives

1.4 Design Response to City Documents

1.4.1 Multi-Family, High Density Residential Policies

1.4.2 Urban Design Policies

1.5 Spatial Analysis

1.5.1 Community Context (400m)

1.5.2 Community Context (800m)

1.6 SWOT Analysis

1.7 Conclusions

SECTION 2 – Design Principles and Design Responses

2.1 Conceptual Design

2.2 Public Realm

2.3 Sustainability Techniques

Figures

Figure 1 Subject Lands Figure 2 Streetview image of Subject Lands Figure 3 Streetview image of Subject Lands Figure 4 Official Plan Map Figure 5 Zoning By-Law Map Figure 6 Site Plan Figure 7 Community Context Map (400m and 800m) Figure 8 Landscape Plan Figure 9 3D Rendering of Building Figure 10 3D Rendering of Building Figure 11 3D Rendering of Building Figure 12 885 Southdale Road Image Figure 13 885 Southdale Road Image Figure 14 885 Southdale Road Image Figure 15 Southdale Road Panorama Figure 16 North Elevation Figure 17 East Elevation Figure 18 South Elevation Figure 19 West Elevation Appendix A Neighbourhood Character Statement

Appendix B Compatibility Report



Introduction

The purpose of this Urban Design Brief is to provide design details of the proposed development by Old

Oak Properties Inc. of three apartment buildings and an associated parking structure at 2179-2201 Hyde

Park Road, as part of the site plan approval application for the property.

SECTION 1 – Land Use Planning Context

The subject lands are located within the City of London municipal boundaries (Figure 1). More

specifically, the site is located at the southeast corner of the Hyde Park Road and future Dyer Road, in

the northwest quadrant of the City of London, at the limit of the Urban Growth Boundary.

1.1 The Subject Lands

The subject lands are made up of two separate parcels; 2179 Hyde Park Road is 3.69 ha (9.12 acres) in

area and 2201 Hyde Park Road is 0.35 ha (0.86 acres) in area. In total, the subject lands are 3.95 ha

(9.76 ac) after the required road widening on Hyde Park Road and have 160 m (525 ft) of frontage along

Hyde Park Road, an arterial road, and 245 m (804 ft) of frontage along Dyer Drive, a future local road.

The subject lands were previously occupied by a landscape supply establishment (Fisher Topsoil), but

are currently vacant. Topographically, the subject lands are relatively flat, with a slight slope from west to

east. Vegetation on the lands consists of sporadic trees and bushes. (Figures 2-3)

The surrounding area consists of agricultural and commercial uses, with a large area to the east intended

as future residential lands. As the subject lands lie at the westerly limit of the City of London Urban

Growth Boundary, the majority of the lands to the west are used for agricultural uses, with a small section

of rural residential and commercial uses along Hyde Park Road. A fire station lies adjacent to the subject

lands to the north, across Dyer Drive, and medium density residential lands are located adjacent to the

existing fire hall. Single-family dwellings are being constructed to the east of the subject lands along

Tokala Trail. Lands adjacent to the east are current vacant, but are designated for high density

residential development. Lands to the south and southeast are occupied by a Lowe’s home improvement

store and retail and restaurant uses as part of the larger commercial node at Fanshawe Park Road and

Hyde Park Road.



1.2 The Proposal

Old Oak Properties Inc. is proposing to construct three apartment buildings on the subject lands, with

terraced profiles that will achieve a maximum of 16 storeys and contain 600 units (200 units per building).

A four storey podium anchors the base of each building along the street frontages. The proposed

buildings are “L” shaped in plan and are located at the northwest, northeast, and southwest corners of the

subject lands (Figures 6-7). Parking is to be provided by small surface parking areas located close to the

buildings as well as a two-storey parking structure located in the southwest corner of the subject lands

which will be screened from public view by the proposed apartment buildings and landscaping. Vehicular

access to the site is proposed by way of a full turn access from Dyer Drive located centrally along the

Dyer Drive frontage as well as a secondary full turn access near the northeast corner of the site.

The proposed apartment buildings employs many of the desirable and praiseworthy design attributes of

the recent high-density residential development at 885 Southdale Road, at the corner of Southdale Road

and Pomeroy Lane. As such, this report includes images of the completed 16-storey apartment building

that addresses the corner of Pomeroy Lane and Southdale Road (Figures 12-15). As the remainder of the

development is currently under construction, images of the completed forecourt, amenity area, and

landscaping are not available.

1.3 Design Goals and Objectives

The overall goal for the development of these lands is to provide an attractive urban residential

environment that contributes to the appearance and quality of the public realm. In order to effectively

achieve this goal, the following design objectives have been identified:

Provide a building design that uses the combination of its massing, orientation, pedestrian

entrances, architectural elements, detailing, and material selection to create an attractive street

presence along Hyde Park Road and Dyer Drive;

Introduce clearly articulated definitions (which includes a four-storey podium) between the base,

body, and caps of buildings by terracing the upper floors, cladding the lower three floors and

portions of the fourth floors with architectural stone;

Address the intersection of Hyde Park Road and Dyer Drive with the massing and architectural

treatment of the northwesterly apartment building, including large curved balconies that front onto

the corner;

Develop site grading and finished floor heights that best integrate the proposed buildings with the

elevation of adjacent rights-of-ways;

Screen the parking areas and parking structure through building placement and sloped

landscaping and locate them away from public view;



Provide a quality pedestrian experience along this section of Hyde Park Road and Dyer Drive

through the introduction of trees and vegetation along the streetscape. This will establish a

positive standard for the urban streetscape in this developing area;

Develop a landscape plan that helps to visually integrate the new development into the

surrounding environment;

Create an appealing interface between the buildings and the bounding roads through the design

and construction of an attractive, curb free, landscaped forecourt between the front facade and

Hyde Park Road;

Limit sun shadowing impacts on the adjacent properties through building locations;

Locate all waste and recycling storage within the apartment buildings and provide pick-up areas

that are located away from public view; and

Position the resident’s outdoor common spaces to contribute to views to and from the public

realm.

1.4 Design Response to City Documents

The design polices relevant to the proposed development are taken from the City of London Official Plan.

The subject lands are currently designated “Multi-Family, High-Density Residential” in the City of London

Official Plan and the policies that are relevant to the proposed development are outlined below.

1.4.1 Multi-Family, High Density Residential Policies

The proposed development is consistent with the policies under Section 3.4.1 of the Official Plan since

the primary permitted uses within the Multi-Family, High Density Residential designation include low-rise

and high-rise apartment buildings; apartment hotels; multiple-attached dwellings; emergency care

facilities; nursing homes; rest homes; homes for the aged; and rooming and boarding houses.

1.4.2 Urban Design Policies

Section 11.1.1 of the City of London Official Plan provides the policy framework to ensure that urban

design principles are incorporated into the designs of new buildings and structures within the City. The

design of the proposed development is consistent with the relevant policies as follows and are further

detailed in Section Two of this Brief:

There are no significant natural features on or adjacent to the site, but the design of the proposed

development will provide new enhanced landscaped edges along both Hyde Park Road and Dyer

Drive (Subsection i);

The proposed development will add new trees and vegetation to the site (Subsection ii);



The site does not benefit from any views of natural features or existing landmarks; however, the

proposed development will act as an important and visible landmark at the intersection of Hyde

Park Road and Dyer Drive, positively defining a major entrance to the City of London from the

north (Subsection iii);

This location serves as a gateway to the city from the north. Hyde Park Road is an important

north/south arterial road and any high-density development in this location, as permitted by the

current zoning, will be highly visible. With this in mind, the proposed development has been

designed to respond to the obligation to provide a high quality architectural, site and landscape

design (Subsection iv);

The site of the proposed development is flanked on the north, east and west sides by

undeveloped lands. To the south lies an existing large-scale home improvement store, associated

parking area, and a stormwater management pond. The proposed development will have the

opportunity to encourage a desirable architectural character for the streetscape along Hyde Park

Road and Dyer Drive and the future residential areas to the north and east; (Subsection v);

The proposed development will replace undeveloped land with a use and built form that is

compatible with the objectives of the Official Plan and the surrounding built and developing uses.

(Subsection vi);

The proposed development has been designed to establish a strong positive precedent for this

section of the Hyde Park Road and future Dyer Drive streetscape and to allow for their seamless

integration as fully urbanized roads (Subsection vii);

The proposed development enhances the pedestrian environment by providing enhanced

landscaped areas, building entrances with canopies oriented to public streets, and an extensive

landscaped forecourt with decorative paving (Subsection vi);

The location of the subject lands and the siting, massing, and orientation of the proposed

development will result in little potential adverse impact on the year-round sunlight conditions on

adjacent properties. The subject lands are located to the north of the adjacent home improvement

store and associated parking lot, and consequently, will not project shadows onto that property.

The lands located to the east of the subject lands are intended to be developed as high-density

residential. However, the building design and siting will allow for sunlight penetration through the

subject lands onto lands to the west during late afternoon hours. Adjacent to the existing fire hall,

lands to the north are also intended for residential development and are separated from the

subject lands by the Dyer Drive road allowance, over which the majority of shadows will be

projected (Subsection ix);

Landscaping will be used to enhance the appearance of building setbacks and yard areas, and to

screen parking, loading, garbage and service facilities from adjacent properties and the street

(Subsection x);



The proposed buildings have been positioned to define useable and secure open space areas

and privacy for the individual dwelling units. At grade, a landscaped forecourt has been positioned

between the proposed buildings and the street. Also, at grade, a landscaped outdoor common

area with a pond, decorative paving, seating, and a covered area has been centrally located

between the three proposed apartment buildings. Additional outdoor common areas have been

provided in the form of landscaped open outdoor terraces located on the 15th floors of each

apartment building overlooking the pond area (Subsection xi);

The building has been designed to facilitate access and use by incorporating the City of London

Facility Accessibility and Design Standards (Subsection xii);

The majority of parking for tenants and visitors has been provided in a two-level parking structure

that will be screened by the proposed apartment buildings and sloped landscaping. This parking

structure has been designed to be compact in form and to minimize the amount of exposed

surface parking. Access and loading areas have been designed to facilitate manoeuvrability on

site and to reduce any potential traffic flow disruption resulting from turning movements to and

from the property (Subsection xiii);

The proposed buildings have been designed and located to minimize the loss of privacy for

adjacent properties. Elevations containing larger window and balcony areas have been located

furthest away from the future residential uses to the east (Subsection xiv);

In addition to the identified outdoor common areas, each apartment unit has been provided with

an individual exterior balcony (Subsection xv);

Indoor and outdoor recreational and amenity space has been provided including exercise rooms

and community rooms (Subsection xvii);

Waste handling, composting and recycling facilities have been incorporated into the site design

(Subsection xix);

Where practical, the proposed apartment buildings will make use of appropriate sustainability

techniques (Subsection xx); and

The design, massing, orientation, and siting of the proposed buildings have been developed to

create a new landmark and to act as a gateway to City of London and the future residential

community to the east (Subsection xxi).

1.5 Spatial Analysis

The subject lands are comprised of two parcels of land located on the southeast corner of Hyde Park

Road and Dyer Drive. The intersection of Hyde Park Road and Fanshawe Park Road is the next

intersection to the south of the subject lands, while the intersection of Hyde Park Road and Sunningdale

Road is the nearest existing intersection to the north of the subject lands. Currently, Hyde Park Road is

making the transition from a rural road to an urban road, and consequently, much of the streetscape is

undeveloped and the treatment of the lands within the public rights-of-way is an inconsistent patchwork of



street typology. There are no public sidewalks on either side of Hyde Park north of Fanshawe Park Road,

nor any on the existing portion of Dyer Drive. Additional development and intensification must be

completed prior to Hyde Park Road becoming an urbanized arterial road. The development of the subject

lands will contribute to this process through its site works, design, massing, residential population, and tax

and development charge revenues.

The intersection of Hyde Park Road and Dyer Drive is a full-turns intersection, although only a small

portion of Dyer Drive has been constructed to provide access to the adjacent fire station

1.5.1 Community Context (400m) – Figure 7

The lands within the 400m Community Context area are bisected by Hyde Park Road, and extend to just

south of Fanshawe Park Road. The lands to the west and north of the subject lands are dominated by

agricultural uses, with several rural residential and highway commercial properties along Hyde Park Road

to the northwest of the subject lands. Lands to the west are outside the City of London Urban Growth

Boundary. A fire station lies adjacent to the north of the subject lands on the opposite side of Dyer Drive.

Lands to the east are intended for future medium density residential development and will have access to

Dyer Drive. The full construction of Dyer Drive will link Hyde Park Road and Tokala Trail. A large Regional

Commercial Node, including a home improvement store (Lowe’s) and other stand alone retail stores and

restaurants, lies to the south and southwest of the subject lands along the north side of Fanshawe Park

Road. Only 2 sidewalks exist within 400m of the subject lands, being along the north and south sides of

Fanshawe Park Road.

The built environment along Hyde Park Road, north of Fanshawe Park Road, is largely undeveloped with

only the following features:

Restaurant and reception hall at the northwest corner of Hyde Park Road and Fanshawe Park

Road;

A stormwater management pond at the northeast corner of Hyde Park Road and Fanshawe Park

Road;

Agricultural lands along the west side of Hyde Park Road;

A fire station adjacent to the north of the subject lands;

A pocket of rural, single-detached homes on the west side of Hyde Park Road (north of the

subject lands); and

Agricultural lands on the east side of Hyde Park Road, north of the fire station.

1.5.2 Community Context (800m) – Figure 7

Within the 800m radius, the community context expands to include additional commercial and

industrial/commercial lands on the south side of Fanshawe Park Road. The existing Regional Commercial

Node east of Hyde Park Road includes large format retailers, such as Wal-Mart, Canadian Tire,



Homesense, and Future Shop, along with many smaller stores in multi-unit buildings. An established

commercial/industrial park lies at the southwest quadrant of Hyde Park Road and Fanshawe Park Road,

including uses such as pool and spa sales, truss fabrication, and commercial recreation. Built form in this

area is largely one-storey buildings set back from the road with outdoor storage areas located to the side

and rear of existing buildings

In addition to the sidewalks along Fanshawe Park Road, there is an existing sidewalk along the east side

of Hyde Park Road south of Fanshawe Park Road, which extends to beyond Gainsborough Road to the

south.

Also within the 800m radius lies St. Andre Bassette Catholic Secondary School and a developing

residential area along Tokala Trail to the east of the subject lands. These lands are intended to be

developed for single detached dwellings in proximity to other medium density residential lands within

400m of the subject lands.

1.6 SWOT Analysis

An analysis of the strengths, weakness, opportunities and threats presented by the combination of the

neighbourhood context and the proposal, can be summarized as:

Strengths

The proposed development provides an attractive entrance feature at the north limit of the City

The subject lands are designated for High-Density Multi-Family development

The proposed development is compatible with the area context

The subject lands are a large, undeveloped and underutilized parcel of land

The subject lands are in a highly visible location

The subject lands are located on an important arterial road

Within easy walking distance to commercial uses to the south

Within easy walking distance of the parks and trails located in the Fox Hollow Community to the

east

Minimal shadow impact on surrounding lands

The site is fully serviceable

Weaknesses

No weaknesses for this site

Opportunities

Provide residential accommodations in a developing area of the City



Implement the intentions of the Official Plan

Promote increased pedestrian activity by having high-density residential development on an

arterial road

Encourage and support future public transit on Hyde Park Road and Fanshawe Park Road

Provide an appropriate formal street presence and an enhanced streetscape along Hyde Park

Road and Dyer Drive

Provide a new visual landmark and gateway feature to the City of London

Locate parking unobtrusively

Threats

The location and context of the subject lands do not pose any threats to the proposed

development.

1.7 Conclusions

The proposed development is consistent with the vision for the future development of this area and will

support the evolution of Hyde Park Road and Dyer Drive as an urbanized environment. The location of

the subject lands at the intersection of Hyde Park Road and Dyer Drive provides an appropriate location

and an optimum opportunity to make a meaningful contribution to both streetscapes and the surrounding

area.

The Neighbourhood Character Statement confirms that the proposed development respects the existing

neighbourhood as follows:

The subject lands have already been deemed appropriate for high density development in a high-

rise form.

The adjacent commercial development will not be adversely impacted by the proposed

development; indeed proximate high density populations will support the continued success of

these developments.

The proposed apartment buildings are oriented to and clearly address the street in a fashion that

is consistent with the development of an urban environment as is possible given the specific

constraints of the site and traffic restrictions with regard to Hyde Park Road.



The site plan for the proposed development locates parking and servicing at the rear internal

corner of the development and screens the proposed parking through building placement and

sloped landscaping.

The curbless urban forecourt has been designed to run along the front of the apartment buildings

to provide easy access to the front doors of both buildings. This forecourt has been designed to

reflect a similar strategy as that used in the design of “Naked Streets”.

The Compatibility Report also confirms that the proposed development is compatible with the surrounding

neighbourhood, given that it incorporates the following key features:

Anchors the proposed development into the streetscape and the urban fabric of this evolving

neighbourhood, the proposed development has been designed to address both streetscapes and

the intersection.

Provides upper floors that have been terraced back from the adjacent low-rise neighbourhood to

the south. The massing of the ends of the south elevations have been stepped back at the 15th

and 16th floor to visually soften the profile of the buildings. The 3 and 4 storey podiums work

together with the stepped back massing to soften the building at street level and create a positive

and visually interesting built form.

The colours and finishes of the exterior material, including architectural stone elements, will be

selected to both benefit the design qualities of the proposed buildings and to promote visual

compatibility with the neighbourhood.



SECTION 2 – Design Principles and Design Responses

2.1 Conceptual Design

The proposed development offers many of the desirable design elements of the existing residential

development at 885 Southdale Road. For illustration and reference purposes, images of that development

are included in this report. It is intended that the proposed buildings will feature similar, if not identical,

cladding and architectural treatments.

The proposed apartment buildings are to be oriented to address both the Hyde Park Road and Dyer Drive

streetscapes (Figures 6, 9-11). The proposed buildings are located approximately 18.8m from the

ultimate Hyde Park Road right-of-way and approximately 14.5m from the Dyer Drive right-of-way. The

setback from Hyde Park Road is due to a combination of constraints that include the provision of

accessible parking in front of the building and the required internal fire route. While these constraints have

moved the proposed buildings back from the street line, they have provided the opportunity for an

enhanced landscaped treatment along the streetscape and to create a curbless urban forecourt following

a design strategy similar to a “Naked Streets” approach.

Building “A” located at the intersection of Hyde Park Road and Dyer Drive has been configured to clearly

address the intersection with its massing and design as well as the positioning of its lobby to face the

intersection (reference 885 Southdale Road in Figures 12-14). Building “B” has been configured to

position its front doors and lobby to face the Hyde Park Road frontage. Building “C” is positioned in the

northeast corner of the property with its main entrance facing the Dyer Drive frontage. These locations

for the proposed apartment buildings have the benefit of providing a strong street presence while moving

windows away from the adjacent future residential uses to the west.

In plan, the foot prints of the proposed apartment buildings are “L” shaped with their lobbies and elevator

cores located at the junctions of the arms to “L”. Each building has a maximum of 16 habitable storeys

and are terraced to 14 and 15 storeys at their ends. The tallest portions of both buildings are associated

with the outside corner of the “L”. These corner areas are intended to act as the focus for the massing of

the buildings and have a raised roofline that encloses and integrates the mechanical areas of the

buildings. These corners are further punctuated by the presence of curved balconies on the floors above

the lobbies. At the lower floors, these balconies help to define the location of front doors and lobbies.

All the elevations of the proposed buildings have been vertically divided by a series of projecting bays,

balconies, changes in colour and materials. The elevations and the massing of the proposed apartment

buildings are clearly divided into a base, middle, and cap. These divisions have been accomplished

through the use of terracing and cornice lines, as well as changes in materials, fenestration, and colour.

The first three floors and strategic portions of the fourth floors have been designed to create a podium on



the base of each building and will be clad with architectural stone. The upper floors will be concrete with a

painted finish of two colours that will be selected to be complementary to the stone colour and that will

assist in providing tonal definition to specific areas of the elevations. Landscaped roof terraces are

located on the 15th floor ends of the “L” adjacent to Hyde Park Road and Dyer Drive. The completed

residential building at Southdale Road and Pomeroy Lane serves as a reference for the cladding,

fenestration, and articulation of the proposed apartment buildings, as can been seen in Figures 11-14.

The ground floors of both buildings will contain residential units facing onto both Hyde Park Road and

Dyer Drive. These units are at the same level as the paved forecourt that provides a shared pedestrian

and vehicular travel surface. Each of these ground floor units are proposed to have doors to the outside

and modest individual outdoor seating areas defined by landscape elements. The forecourt is intended to

provide an attractive calm pedestrian environment as well as the opportunity for vehicles to safely drop off

passengers or make deliveries at front entrances of the proposed buildings, and to facilitate limited visitor

parking. Multiple pedestrian walkways have been positioned adjacent to the buildings and across the

outdoor amenity area to facilitate barrier-free internal movement. To provide visual punctuation and traffic

calming, raised landscaped planters have been shown in the driveways and turn-around areas in front of

each of the main entrances.

The landscape plan (Figure 8) shows the conceptual design of the forecourt and the outdoor amenity

area with its pond, fountains, pergolas, and seating. The edge of the Dyer Drive streetscape will be

planted with shade trees and broken with planted areas, and will also include pergola structures opposite

the main entrances to the buildings (as is provided at 885 Southdale Road). Short sections of low

decorative fencing are proposed to be incorporated into the three planted areas along the streetscape.

The southerly lot line will incorporate trees, plantings, and a 1.8m high solid board fence to screen the

adjacent commercial driveway and loading area. The easterly edge of the proposed development is

shown with a closely spaced line of trees to help screen the parking garage and lower floors of the

apartment building from the adjacent future residential development to the east.

Vehicular access to the site is proposed to be provided by an all-turn connection to Dyer Drive located

centrally along the Dyer Drive frontage and by a secondary all-turn access onto Dyer Drive to the west of

the main entrance. Some convenience parking for visitors and deliveries is located between the Hyde

Park road allowance and the buildings, while parking for residents and longer term visitors will be

provided in a parking structure located to the southwesterly corner of the site and screened from the

public view. This compact parking structure incorporates a landscaped slope along the northerly elevation

for additional screening, and is proposed to contain 287 parking spaces on the raised level. Access to the

upper parking deck is provided at one location along the southerly elevation. Access to the surface space

under the parking deck is provided along the north, south, and west elevations. The upper level is open to



the air and will incorporate planters for trees and vegetation. Smaller surface parking areas are located

behind the buildings and will also be screened from public view.

2.2 Public Realm

The site plan proposes the creation of a decoratively-paved curbless urban forecourt that will run the

length of the Hyde Park Road and a portion of the Dyer Drive street frontages, providing pedestrian

access between buildings as well as access to visitor parking and the future public sidewalks along Hyde

Park Road and Dyer Drive. Portions of this paved area are depressed below street level, and plantings

have been used to assist in visually blending the grade differences. It is intended that this publicly

accessible linear forecourt will assist visually and functionally in compensating for the inability of neither

Hyde Park Road nor Dyer Drive to provide a lay-by, street parking, or temporary loading areas that would

promote the use of the front doors facing the street.

2.3 Sustainability Techniques

Although the detailed architectural and engineering designs for these buildings have not yet been

undertaken, as part of the business plans for these rental units, the applicant will pursue energy

conservation as a cost control measure. It is anticipated that the final architectural and engineering

designs for this building will incorporate the following sustainable design features:

Light coloured non-heat absorbing roofing finishes to reduce heat island effect;

Water efficient landscaping;

Energy savings through the use of efficient building systems;

Storage and collection areas for recycling; and

Increase natural ventilation effectiveness.



Appendix A

Neighbourhood Character Statement


Old Oak Properties

Neighbourhood Character Statement

The subject lands are made up of two separate parcels, 2179 and 2201 Hyde Park Road. Collectively,

the subject lands form the southeast corner of the intersection of Hyde Park Road and Dyer Drive with

160 m (525 ft) of frontage along Hyde Park Road and 245 m (804 ft) of frontage along Dyer Drive. The

subject lands are currently vacant, but were until recently occupied by a landscape supply business.

Topographically, the subject lands are generally flat and have no significant vegetation on the site. This

site provides the opportunity to establish a strong positive precedent for this section of Hyde Park Road

and a gateway feature at the northwest entrance to the City of London.

Character and Image:

This section of Hyde Park Road is in transition from its role as rural road at the geographic limits of

development to an urban arterial road. The lands to the south of the subject lands are dominated by

commercial development that forms a Regional Commercial Node in the Hyde Park community. The

commercial node to the east of Hyde Park Road (on both sides of Fanshawe Park Road) is made up of

‘big box’ style commercial establishments including a Wal-Mart, Canadian Tire, Homesense, and Future

Shop, as well as other multi-unit commercial buildings. Buildings in this area are placed closer to the

street edge with parking areas between the building and the roadway. Public sidewalks line both sides of

Fanshawe Park Road. To the west of Hyde Park Road, the commercial development includes

restaurants, auto oriented commercial establishments, and landscape supply establishments. Buildings

are set back from Fanshawe Park Road, and no sidewalks exist on either side of the street.

Both sides of Hyde Park Road north of Fanshawe Park Road are largely undeveloped. The west of Hyde

Park Road is dominated by agricultural uses (field cultivation) with several rural single detached dwellings

with mature trees to the northwest of the subject lands. A restaurant and reception hall lies at the

northwest corner of Fanshawe Park Road and Hyde Park Road. A vacant lot with an abandoned parking

area abuts the restaurant to the north. A stormwater management pond lies at the northeast corner of

Hyde Park Road and Fanshawe Park Road with the driveway for the Lowe’s home improvement store

further to the north, abutting the subject lands to the south. This arrangement leaves a large area on the



east side of Hyde Park Road undeveloped with little pedestrian appeal. Abutting the subject lands to the

north lies a fire station with its driveway on Dyer Drive. Agricultural uses (field cultivation) extend from the

fire station north to Sunningdale Road and beyond.

Only a small segment of Dyer Drive is constructed which acts as a driveway to the fire station adjacent to

the north of the subject lands. It is intended that Dyer Drive will connect to Tokala Trail to the east and

provide access to low and medium density residential areas east of the subject lands.

None of the adjacent lands already developed along this section of Hyde Park Road provide a sufficiently

urban response to assist in the future urbanization of this arterial road. The design of the proposed

development will provide a strong positive precedent for the urbanization of the streetscape.

Site Design:

The proposed design clearly engages its emerging urban context by providing a strong built form

response to both bounding streetscapes and to the intersection through the employment of “L”

shaped buildings with arms along both streets.

The proposed apartment buildings are oriented to and clearly address the street in a fashion that

is as consistent with the development of an urban environment as is possible given the site

constraints and traffic restrictions with regard to Hyde Park Road.

The massing of the proposed buildings places greater visual weight and importance on the

intersection to form a recognizable gateway feature to both the City of London and the future

residential lands to the east.

The proposed urban forecourt running along Dyer Drive with its landscaping and water elements

will establish the first urban landscaping along this section of Dyer Drive.

The adjacent commercial development and future residential neighbourhood will not be adversely

impacted by the proposed development.

Servicing:

Access to the proposed development will be made from an all-turn access with center median on

Dyer Drive centrally located on the Dyer Drive frontage, and a smaller, secondary all-turn access

to the east, also on Dyer Drive. No access is proposed on Hyde Park Road.



By positioning structured parking behind the proposed apartment buildings, flanked by the arms

of the “L”s and by building up a landscaped slope, the visual presence of the parking structure

has been greatly diminished and is effectively screened from view from the surrounding

roadways.

Visitor parking is proposed to be located in both the parking structure and smaller surface parking

areas while short-term parking for visitors and deliveries is located adjacent to the buildings.

All garbage and recycling materials will be stored in garbage rooms within the buildings.

Delineated areas for the pick-up of these materials have been provided in landscaped and

screened areas at the rear of the proposed buildings. These areas will be screened by building

massing, grade changes, landscaping, and privacy fencing.



Appendix B

Compatibility Report


Old Oak Properties

Compatibility Report

The subject lands are made up of two separate parcels, 2179 and 2201 Hyde Park Road. Collectively,

the subject lands form the southeast corner of the intersection of Hyde Park Road and Dyer Drive with

160 m (525 ft) of frontage along Hyde Park Road and 245 m (804 ft) of frontage along Dyer Drive. The

subject lands are currently vacant, but was until recently occupied by a landscape supply business.

Topographically, the subject lands are generally flat and there is no significant vegetation on the site.

This site provides the opportunity to establish a strong positive precedent for this section of Hyde Park

Road and a gateway feature at the northwest entrance to the City of London. These lands are designated

to accommodate high-density, high-rise residential buildings, and these forms have been deemed to be

compatible with the adjacent land uses.

Built Form Elements:

The proposed apartment buildings have been oriented to face Hyde Park Road, Dyer Drive and

the intersection.

The location and orientation of the massing of the proposed buildings at the northern corners of

the site will eliminate any shadow impact on the adjacent commercial development to the south.

Potential shadow impacts to properties to the north of the site on the other side of Dyer Drive will

be mitigated by distance. Shadow impact to the lands adjacent to the east has been minimized to

the largest extent possible through building placement and the low-rise parking structure.

The proposed buildings have been designed with their front doors and lobbies facing the public

streets, and their massing and detailed designs have been composed to focus attention on the

importance of these locations and to formally address the streets.

A publicly accessible linear urban forecourt has been proposed along the length of the Hyde Park

Road street frontage to visually and functionally compensate for the inability of Hyde Park Road



to provide a lay-by, street parking, and temporary loading areas that would promote the use of

front doors facing the street.

Massing and Articulation:

The basic “L” shape of the building footprints has been articulated on all sides with a series of

projecting bays and recesses to visually divide the planes of the elevations into a series of vertical

elements.

The ends of both buildings have been terraced back at the 15th and 16

th floors to soften their

profiles and to direct attention to the massing of the outside corners as the focus of the

compositions.

Architectural Treatment:

All the elevations of the proposed buildings have been vertically divided by a series of projecting

bays, balconies, changes in colour, and in some areas, by changes in materials.

The elevations and the massing of the proposed apartment buildings are clearly divided through

the incorporation of a 3 and 4-storey podium into a base, middle, and cap. These divisions have

been accomplished through the use of terracing and cornice lines, as well as changes in

materials, fenestration, and colour.

The first three floors and strategic portions of the fourth floors will be clad with architectural stone.

The upper floors will be concrete with a painted finish of two colours that will be selected to be

complementary to the stone colour and that will assist in providing tonal definition to specific

areas of the elevations. Landscaped roof terraces are located on the 15th floor ends of the “L”

adjacent to Hyde Park Road and Dyer Drive.



Figure 1: Subject lands

Figure 2: Subject lands (looking Southeast from Hyde Park Road)



Figure 3: Subject lands (looking Northeast from Hyde Park Road)

Figure 4: Zoning Map



Figure 5: City of London Official Plan – Schedule ‘A’ (excerpt)

Figure 6: Proposed Site Plan



Figure 7: 400m and 800m land use context



Figure 8: Landscape Plan



Figure 9: Perspective Renderings



Figure 10: Elevation Rendering (looking southeast from Hyde Park Road)

Figure 11: Elevation Rendering (looking northeast from Hyde Park Road)



Figure 12: 885 Southdale Road (east elevation, looking west from Pomeroy Lane)

Figure 13: 885 Southdale Road (looking southwest from Pomeroy Lane and Southdale Road)



Figure 14: 885 Southdale Road West (north elevation, looking south from Southdale Road)

Figuree 15: 885 Southdale Road West (southerly streetscape along Southdale Road)



Figure 16: Building A North Elevation (facing Dyer Drive)



Figure 17: Building A East Elevation (facing stormwater management pond)



Figure 18: Building A South Elevation (facing Building B)



Figure 19: Building A West Elevation (facing Hyde Park Road)

DYER DRIVE

HY

DE

PA

RK

RO

AD

FIRE ROUTE

FIR

E R

OU

TE

FIRE ROUTE

ENTRANCE

FIRE ROUTE

PARKING DECKOVERHEAD

.

.

.

.

GREEN SPACE

ENTRANCE

RAMP UP

ST

AIR

S

ST

AIR

S

ST

AIR

S

BLDG A

BLDG BAPARTMENT BUILDING16 STOREY200 UNIT

APARTMENT BUILDING16 STOREY200 UNIT

BLDG CAPARTMENT BUILDING16 STOREY200 UNIT

STAIRS

EXISTING PROPERTY LINE

BUILDING SETBACK- EXTERIOR SIDE YARD (11.0m)

BU

ILD

ING

SE

TB

AC

K-

RE

AR

YA

RD

(18

.0m

)

BUILDING SETBACK- INTERIORSIDE YARD (18.0m)

PR

OP

ER

TY

LIN

E

PROPERTY LINE

EX

IST

ING

PR

OP

ER

TY

LIN

E

EASEMENT

RO

AD

WID

EN

ING

ROAD WIDENING

STORM WATERMANAGEMENT

POND

4000 6700 5500 5500 6700 5500


PROPOSED PROPERTY LINE

PARKING STRUCTURESIDE YARD SETBACK (4.5m)

PA

RK

ING

ST

RU

CT

UR

ES

ET

BA

CK

RE

AR

(7.0

m)

FIR

E R

OU

TE

APPROX. LOCATIONOF EX. F.H.

NEW F.H.27.3m TO FIREDEPARTMENTCONNECTION

NEW F.H.23.7m TO FIREDEPARTMENTCONNECTION

NEW F.H.FIRE DEPARTMENTCONNECTION

FIRE DEPARTMENTCONNECTION

FIRE DEPARTMENTCONNECTION

EXISTING BUILDING

5500

272 PARKING STALLS @ GRADEUNDER PARKING DECK

STAIRS

SLOPED LANDSCAPE UP TO2ND LEVEL PARKING DECK

.

.

73 PARKING STALLS

5500

7172

16200

10097

2229

5500

6700

5500

1800

5500

6700

5500

5500

6700

5500

1955

5500

6700

5500

30 PARKINGSTALLS

10 PARKINGSTALLS

PARKINGDECKOVERHEAD

PARKING DECKOVERHEAD

6m X 6mDAYLIGHTTRIANGLE

8700

25900

16200

5500

27 PARKINGSTALLS

33 PARKINGSTALLS

BARRIER FREE PATH OF TRAVEL



NEIGHBOURING PROPERTY ZONING CSA5

NEIGHBOURINGPROPERTYZONING ASA

NEIGHBOURINGPROPERTYZONING NF1

NEIGHBOURINGPROPERTYZONING R5, R6

FR3

FR3FR3

FR3

FR3

FR3

FR3

FR3

FR3

FR3 FR3 FR2

FR1

FR3

FR3

FR3

FR3

FR3

FR3

FR3

FR3

FR1

1.5m CONC. SIDEWALK

1.5m CONC. SIDEWALK

1.5m CONC. SIDEWALK

1.5

m C

ON

C. S

IDE

WA

LK

1.5m CONC. SIDEWALK

2.0m CONC. SIDEWALK

1.5m CONC. SIDEWALK

1.5m CONC. SIDEWALK

2.2m CONC. SIDEWALK

BARRIER FREE & FIRE FIGHTER ENTRANCE



B.F. PARKINGSIGNS

B.F. PARKINGSIGNS

B.F. PARKINGSIGNS

PEDESTRIAN CONNECTIONTO HYDE PARK ROAD

PEDESTRIAN CONNECTIONTO HYDE PARK ROAD

PEDESTRIAN CONNECTIONTO DYER DRIVE

R=750

R=1000

R=750

R=3000

R=15000

R=19500

R=15000

R=2800

R=13000

R=19500

R=15000

R=15000

R=2800

R=13000

R=19500

R=19500

R=8000

R=1000

R=750

6700 5500 5500

R=750

R=1000

R=1000

6400

20002700

7400

BU

ILD

ING

SE

TB

AC

K-

FR

ON

T Y

AR

D (

11

.0m

)

PR

OP

OS

ED

PR

OP

ER

TY

LIN

E

4589 7700

33769 43200 5500 6700 44024

6700

5500 7157 8100 457 8100 457 8100 457 8100 457 8100 17575400457 8100 457 8100 457 8100 7615 8100 457 8100 457 8100 457 8100 457 8100 457 8100 7158 55004589 7700 5500

18900

6400

2000

2700

7400

4589 7700

11000

R=2500

R=750

R=9000

R=19500

R=15000

R=2800

R=13000

R=19500

R=9000

R=750

R=6000

R=9000R=9000

R=1250

PEDESTRIAN CONNECTIONTO DYER DRIVE

R=50000

R=80000

R=50000

R=40000

R=220000

R=9000

R=42000

R=35000

R=20000

1.5m CONC. SIDEWALK

1.5m WIDEASPHALT PATH

1.5m WIDEASHPALT PATH

SEE LANDSCAPE PLAN

SNOWSTORAGE AREA

SNOWSTORAGE

AREA

SNOW STORAGE AREA

SN

OW

ST

OR

AG

E A

RE

A

SNOWSTORAGE AREA

SNOWSTORAGE

10000

1.8m CONC. SIDEWALK 1.8m CONC. SIDEWALK

DROP CURB

DROP CURB

DROP CURB DROP CURB

DROP CURB

DROP CURB

DROPCURB

DROP CURB

DROPCURB

DROP CURB

DROP CURB

DROP CURB

DROP CURB

6700

10800

9600

2000

2700

7400

1299

LOADING

LO

AD

ING

6700

4000

Site Information

Site Data Chart

PART OF LOT 24, CONCESSION 25

MUNICIPAL NO. 3179 AND 2201 HYDE PARK ROAD

CITY OF LONDON, COUNTY OF MIDDLESEX

ZONING: BYLAW NO. Z-1 RESIDNTIAL R-9 ZONE

BUILDING SETBACKS Required Proposed

BUILDING HEIGHT Maximum Proposed

Max Building Height 32m

Max Number of Storeys N/A 16 storeys

Site Breakdown

Building ABuilding BBuilding CParking Garage

Gross Building Area

Building Footprint

Building ABuilding BBuilding CParking Deck

Gross Building Footprint

25,269.63m²

25,269.63m²

25,269.63m²

17,716.52m²

93,525.41m²

Area Required Provided

14,911.0m²

1,648.06m²1,648.06m²1,648.06m²8,437.06m²

13,381.24m²

11,200.66m²

30% MIN.

-

-

-

-

-

GROSS LOT AREA (After road widening)

4.0429 Ha (40,429.22m²)

3.9492 Ha (39,492.9m²)

DENSITY(After Road Widening)

LOT AREA (Before road widening)

UNIT DENSITY

Max. Unit Density150 Units / HectareArea = 3.9509 Ha150 x 3.9509 = 592.64 Units

Maximum

151 Units/Ha

600 Units

Proposed

150 Units/Ha

592 Units

PARKING BREAKDOWN

1.25 parking space per dwelling unitrequired (TOTAL)(3 Buildings x 200 units each)1.25 x 600 units

Barrier-Free

Accessible Parking StallLimited Mobility

10% Surface Parking

Surface: 503Deck: 287Total: 790

9

503

Provided

750

9

75

Required

Minimum

N/A

48m

Total (39,492.9m²) 100%

-

37.75%

30% + 10% MAX.30% + 6.16%=36.16% MAX

28.37%

-

33.88%

Landscape

Hardscape (NOT IncludingSidewalks OR Parking deck)

Front Yard

Exterior Side Yard

Interior Side Yard

Rear Yard

11.0m Min.

11.0m Min.

18.0m Min.

18.0m Min.

18.77m Min.

14.49m Min.

19.40m Min.

21.50m Min.

2179 and 2201 Hyde Park Road, London, Ontario

LOT FRONTAGE (After road widening) 151.6m

BIKE PARKING (0.75 / UNIT) 450 450 INTERNAL

77

SITE

NEW DYER DRIVE ROAD

MAIN BUILDING ENTRANCE

SECONDARY BUILDING ENTRANCE

BUILDING EXIT ONLY

ARCHITECTS INC.

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Drawing No.

Status

Drawing Scale

Plot Date / Time

Checked by

Drawn by

Issue Date

Project No

PRELI

MIN

AR

YProject North True North

Revision No.

As indicated

20/08/2014 11:49:28 AM

\\R

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A1.1

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2013-11-21

SITE PLAN

2179 & 2201 Hyde Park Rd.

HYDE PARK LONDON

13035

SPA Submission

SW

1 : 5001SITE PLAN

1 : 50

SITE DATA CHART

No. Date Revision

1 2013-11-21 Minor Variance

1 : 2

KEY PLANN.T.S

SIDEWALK

ASPHALT IMPREGNATED0.0125 SLOPE0.0125 SLOPE

DOWN

SLOPE

0.10 THICK CONCRETE

GRANULAR SUB BASE

AT 20' INTERVALS)

45 O

BARS CONTINUOUS

EXPANSION JOINTS

CONCRETE CURB 25 MPA

(GREASE ENDS ACROSS

POURED IN PLACEWITH 2-15M REINFORCING

UNDISTURBED SOIL

FINE $300.00

75 P

BY-LAW 1-96

BLACK LETTERS

ONLYBY PERMIT

- ALL OTHER DIMENSIONS +/-1/16"

- THICKNESS +/- 0.015"

(DISTANCES ARE IN INCHES)

- CIRCLED DIMENSIONS +/-1/16"

TOLERANCES

F.R. 1 INDICATE DIRECTION PROHIBITED PARKING.

DEFINES THE END ZONES OF A FIRE ROUTE


BETWEEN THE END ZONES OF A FIRE ROUTE

GRADE

8" BOOT FORANCHORING

STANDARDCITY

ALUMINUM

PURPOSES

ALUMINUMBLANK 6

ALUMINUM

RED

REFLECTIVESILVER

NUMBER

COLOUR OFBACK

SIZE AND

COLOUR

TYPE


DEFINES THE END ZONES OF A FIRE ROUTE

AT LONDON CITY HALL

INFORMATION PURPOSES ONLY. COPLES OF THE CITY'STRAFFIC AND PARKING BY - LAW P.S. 109 ANDTHE CITY SITE PLAN CONTROL BY LAW C.P. - 1213-340ARE AVAILABLE FROM THE CITY CLERKS OFFICE AT ROOM 308

THESE DETAILS ARE PREPARED FOR EASY REFERENCE AND

BACKGROUND

AND ARROWBORDER, BAR

CIRCLE, SPLASH

AND MESSAGE

AND 'P'

NOTE:

0.91

0.91

0.91

SEE PLAN

0.91

0.0500.150.025

0.15

0.12

5

VA

RIE

S

3015

015

450

125

2530

10

300

3530

1-1/4"

7/8"

3/16"

5/32

" R

45/64"1-3/32"

2-1/2"

1-1

/4"

5/32

"

1/8" R

5/32" R

1/8" R

45/64"

5/32

"

3.5

cm

30.0 cm (Typical)

45.0

cm

2.5

cm6.

5

cm

3.5

cm

2.5

cm6.

5

cm

3.00

m M

AX

2.40

m M

IN

0.6m

20.0

cm

HANDICAP ACCESS CURB DETAIL

N.T.S.

FIRE ROUTE SIGNPLATE DETAIL (Fig. 6.2)

FIRE ROUTE SIGN DETAILS

SIGN POST DETAIL (Fig 6.3)

N.T.S.

SUPPORTSBLANKCOLOUR

SIGN MOUNTING DETAIL (Fig 6.4)

BLACK LETTER "P"LEGEND AND BORDER

STROKE

1.5 cm RED REFL.INTERDICTORY

2 cm RED REFL.ANNULAR BAND

WHITE REFL.BACKGROUND

OUTLINE

BLUE REFL.

WHITE REFL.SYMBOL &

BACKGROUND &

BORDER

RAMP DOWN

ST

AIR

S

STAIRS

ST

AIR

SS

TA

IRS

STAIRS

A

B16 STOREY200 UNITAPARTMENT BUILDINGPHASE 1

16 STOREY200 UNITAPARTMENT BUILDINGPHASE 2

C16 STOREY

200 UNITAPARTMENT BUILDING

PHASE 3

SLOPED LANDSCAPE DN TO GRADE

287 PARKING STALLS @ PARKING DECK

ARCHITECTS INC.

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Drawing No.

Status

Drawing Scale

Plot Date / Time

Checked by

Drawn by

Issue Date

Project No

PRELIM

INARY

Project North True North

Revision No.

As indicated

27/08/2014 9:16:17 AM

C:\U

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A1.2

Checker

2013-11-21

PARKING DECK

2179 & 2201 Hyde Park Rd.HYDE PARK LONDON

13035

SPA Submission

Author

No. Date Revision

1 : 1

CURB AND FIRE ROUTE SIGN DETAILS

1 : 5001 PARKING DECK

FIRE ROUTE

FIR

E R

OU

TE

FIRE ROUTE

ENTRANCE

FIRE ROUTE

PARKING DECK

OVERHEAD

.

.

.

GREEN SPACE

ENTRANCE

RAMP UP

ST

AIR

S

ST

AIR

S

ST

AIR

S

PARKING DECK - PHASE 1



A

B

16 STOREY

200 UNIT

APARTMENT BUILDING

PHASE 1

16 STOREY

200 UNIT

APARTMENT BUILDING

PHASE 2

C

16 STOREY

200 UNIT

APARTMENT BUILDING

PHASE 3

STAIRS

PROPOSED PROPERTY LINE

BUILDING SETBACK- EXTERIOR SIDE YARD (11.0m)

BU

ILD

IN

G S

ET

BA

CK

- R

EA

R Y

AR

D (18.0m

)

PR

OP

ER

TY

LIN

E

PROPERTY LINE

EX

IS

TIN

G P

RO

PE

RT

Y LIN

E

EASEMENT

RO

AD

W

ID

EN

IN

G

ROAD WIDENING

STORM WATER

MANAGEMENT

POND


PR

OP

OS

ED

P

RO

PE

RT

Y LIN

E

PARKING STRUCTURE

SETBACK REAR (7.0m)

FIR

E R

OU

TE

APPROX. LOCATION

OF EX. F.H.

NEW F.H.

NEW F.H.

NEW F.H.

FIRE

DEPARTMENT

CONNECTION

272 PARKING STALLS @ GRADE

UNDER PARKING DECK

STAIRS

73 PARKING STALLS

29 PARKING

STALLS

10 PARKING

STALLS

PARKING

DECKOVERHEAD

PARKING DECK

OVERHEAD

6m X 6m

DAYLIGHT

TRIANGLE

13 PARKING

STALLS

32 PARKING

STALLS

29 PARKING

STALLS

KEY MAP

Basement Level-3.048 m

Level 10.000 m

Level 23.000 m

1 2 3 4 5 6 7 8 9 10 11 12 13 14

Level 36.000 m

Level 49.000 m

Level 512.000 m

Level 615.000 m

Level 718.000 m

Level 821.000 m

Level 924.000 m

Level 1027.000 m

Level 1130.000 m

Level 1233.000 m

Level 1336.000 m

Level 1439.000 m

Level 1542.000 m

ROOF SLAB48.000 m

PENTHOUSE ROOF52.000 m

15

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

6000

52000

48000

4000

1

55 7

464

464

464

464

464

464

464

464

464

464

464

464

464

5

2

3

44

6446

44

44

6446

44

4 6

6 446446444

6 446446444

6 446446444

6 446446444

6 446446444

6 446446444

6 446446444

6 446446444

6 446446444

6 446446444

6 446446444

6 446446444

6 44644644

4

4

4

4

4

4

4

4

4

4

4

4

4

222

2

222

111

2

Level 1645.000 m

444

4 6

6446

44

464

ELEVATION LEGEND

ARCHITECTURAL STONE FINISH

COLOURED CONCRETE - SMOOTH FINISH (COLOUR: T.B.D.)

MECHANICAL PENTHOUSE

GLAZING (SWELLING UNIT)

GLAZING (AMENITY / COMMON AREA)

DOOR (DWELLING UNIT)

DOOR (AMENITY / COMMON AREA)

1

2

3

4

5

6

7

ARCHITECTS

LICENCEEDWARD THOMAS

5572

OF

ON

TA

R

IOASSOCIAT

ION

ARCHITECTS INC.

rs m

Do n

ot

sca

le d

raw

ings. C

ontr

act

ors

must check

and

veri

fy a

ll d

imensio

ns

and

repo

rt a

ny

dis

cre

pa

nci

es

to th

e A

rchitect b

efo

re p

roceed

ing w

ith t

he w

ork

. A

ll docum

ents

rem

ain

the p

rope

rty o

f th

e A

rchite

ct.

Unau

tho

rize

d u

se,

mo

dific

ation

, a

nd

/or

repro

duct

ion

of th

ese

docum

ents

is

pro

hib

ited

witho

ut

wri

tten

pe

rmis

sio

n.

Th

e C

on

tract

Docu

men

ts w

ere

pre

pa

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y th

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onsultan

t fo

r th

e a

ccoun

t o

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th

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men

t in

lig

ht

of

the info

rma

tion a

vaila

ble

to h

im a

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e t

ime o

f pre

para

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An

y u

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th

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pa

rty

make

s of

the

Co

ntr

act D

ocum

ents

, o

r any r

elia

nce o

n o

r decis

ion

s to

be m

ad

e b

ase

d o

n t

he

m a

re th

e r

espon

sib

ility

of

such

th

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part

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T

he C

on

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acce

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ty f

or

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es,

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ere

d b

y any th

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esu

lt o

f de

cisi

ons

ma

de o

r act

ions

based

on

th

e C

on

tra

ct D

ocu

ments

.

Drawing No.

Status

Drawing Scale

Plot Date / Time

Checked by

Drawn by

Issue Date

Project No

Revision No.

As indicated

20/08/2014 11:43:53 AM

C:\U

se

rs\S

RM

Use

r.D

ES

KT

OP

-22

8\D

ocu

men

ts\1

303

5_B

uild

ing

Rem

ode

lled

_m

ke

enie

.rvt

A3.1

RH

2014-08-07

BUILDING A -NORTH ELEVATION

OLD OAK

HYDE PARK

13035

SITE PLANAPPROVAL

SRW

1 : 1252NORTH ELEVATION

No. Date Revision

1 2014-08-08 SITE PLAN APPROVAL


Level 10.000 m

Level 23.000 m

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

Level 36.000 m

Level 49.000 m

Level 512.000 m

Level 615.000 m

Level 718.000 m

Level 821.000 m

Level 924.000 m

Level 1027.000 m

Level 1130.000 m

Level 1233.000 m

Level 1336.000 m

Level 1439.000 m

Level 1542.000 m

ROOF SLAB48.000 m


ABCDEFGHJKLMN Ax

52000

4000

48000

1

444444464

444664464

444664464

444664464

444664464

444664464

444664464

444664464

444664464

444664464

444664464

444664464

444664464

11 11

1

2 22

1

2 22

2

2 2

2

2 2

2

2

66

66

3

WING FRONTING HYDE PARK ROAD NORTH WING

Level 1645.000 m

44

44

46

64

444

66

44

3

ELEVATION LEGEND








1

2

3

4

5

6

7

ARCHITECTS


5572

OF

ON

TA

R

IOASSOCIAT

ION

ARCHITECTS INC.

rs m

Do n

ot

sca

le d

raw

ings. C

ontr

act

ors

must check

and

veri

fy a

ll d

imensio

ns

and

repo

rt a

ny

dis

cre

pa

nci

es

to th

e A

rchitect b

efo

re p

roceed

ing w

ith t

he w

ork

. A

ll docum

ents

rem

ain

the p

rope

rty o

f th

e A

rchite

ct.

Unau

tho

rize

d u

se,

mo

dific

ation

, a

nd

/or

repro

duct

ion

of th

ese

docum

ents

is

pro

hib

ited

witho

ut

wri

tten

pe

rmis

sio

n.

Th

e C

on

tract

Docu

men

ts w

ere

pre

pa

red b

y th

e C

onsultan

t fo

r th

e a

ccoun

t o

f th

e O

wne

r.T

he

ma

teri

al c

onta

ined

he

rein

reflects

th

e C

onsultan

ts b

est

jud

ge

men

t in

lig

ht

of

the info

rma

tion a

vaila

ble

to h

im a

t th

e t

ime o

f pre

para

tion

An

y u

se w

hic

h a

th

ird

pa

rty

make

s of

the

Co

ntr

act D

ocum

ents

, o

r any r

elia

nce o

n o

r decis

ion

s to

be m

ad

e b

ase

d o

n t

he

m a

re th

e r

espon

sib

ility

of

such

th

ird

part

ies.

T

he C

on

sulta

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acce

pts

no

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spo

nsi

bili

ty f

or

da

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es,

if a

ny,

suff

ere

d b

y any th

ird p

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a r

esu

lt o

f de

cisi

ons

ma

de o

r act

ions

based

on

th

e C

on

tra

ct D

ocu

ments

.

Drawing No.

Status

Drawing Scale

Plot Date / Time

Checked by

Drawn by

Issue Date

Project No

Revision No.

As indicated

20/08/2014 11:43:56 AM

C:\U

se

rs\S

RM

Use

r.D

ES

KT

OP

-22

8\D

ocu

men

ts\1

303

5_B

uild

ing

Rem

ode

lled

_m

ke

enie

.rvt

A3.2

RH

2014-08-07

BUILDING A -EAST ELEVATION

OLD OAK

HYDE PARK

13035

SITE PLANAPPROVAL

SRW

1 : 1251EAST ELEVATION

No. Date Revision



Level 10.000 m

Level 23.000 m

1234567891011121314

Level 36.000 m

Level 49.000 m

Level 512.000 m

Level 615.000 m

Level 718.000 m

Level 821.000 m

Level 924.000 m

Level 1027.000 m

Level 1130.000 m

Level 1233.000 m

Level 1336.000 m

Level 1439.000 m

Level 1542.000 m

ROOF SLAB48.000 m


15

6000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

4000

48000

52000

WEST WING NORTH WING FRONTING DYER DRIVE

Level 1645.000 m

1

4 4 4 4 4 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

4 4 4 6 6 4 4 6 4

1 111

1

222

1

2

22

22

2

22

222

22

6 6

6 6

34 4

4 4

4 6

6 4

4 4 4

6 6

4 4

3

ELEVATION LEGEND








1

2

3

4

5

6

7

ARCHITECTS


5572

OF

ON

TA

R

IOASSOCIAT

ION

ARCHITECTS INC.

rs m

Do n

ot

sca

le d

raw

ings. C

ontr

act

ors

must check

and

veri

fy a

ll d

imensio

ns

and

repo

rt a

ny

dis

cre

pa

nci

es

to th

e A

rchitect b

efo

re p

roceed

ing w

ith t

he w

ork

. A

ll docum

ents

rem

ain

the p

rope

rty o

f th

e A

rchite

ct.

Unau

tho

rize

d u

se,

mo

dific

ation

, a

nd

/or

repro

duct

ion

of th

ese

docum

ents

is

pro

hib

ited

witho

ut

wri

tten

pe

rmis

sio

n.

Th

e C

on

tract

Docu

men

ts w

ere

pre

pa

red b

y th

e C

onsultan

t fo

r th

e a

ccoun

t o

f th

e O

wne

r.T

he

ma

teri

al c

onta

ined

he

rein

reflects

th

e C

onsultan

ts b

est

jud

ge

men

t in

lig

ht

of

the info

rma

tion a

vaila

ble

to h

im a

t th

e t

ime o

f pre

para

tion

An

y u

se w

hic

h a

th

ird

pa

rty

make

s of

the

Co

ntr

act D

ocum

ents

, o

r any r

elia

nce o

n o

r decis

ion

s to

be m

ad

e b

ase

d o

n t

he

m a

re th

e r

espon

sib

ility

of

such

th

ird

part

ies.

T

he C

on

sulta

nt

acce

pts

no

re

spo

nsi

bili

ty f

or

da

mag

es,

if a

ny,

suff

ere

d b

y any th

ird p

art

y as

a r

esu

lt o

f de

cisi

ons

ma

de o

r act

ions

based

on

th

e C

on

tra

ct D

ocu

ments

.

Drawing No.

Status

Drawing Scale

Plot Date / Time

Checked by

Drawn by

Issue Date

Project No

Revision No.

As indicated

20/08/2014 11:43:58 AM

C:\U

se

rs\S

RM

Use

r.D

ES

KT

OP

-22

8\D

ocu

men

ts\1

303

5_B

uild

ing

Rem

ode

lled

_m

ke

enie

.rvt

A3.3

RH

2014-08-07

BUILDING A -SOUTH ELEVATION

OLD OAK

HYDE PARK

13035

SITE PLANAPPROVAL

SRW

1 : 1251SOUTH ELEVATION

No. Date Revision



Level 10.000 m

Level 23.000 m

6000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

3000

Level 36.000 m

Level 49.000 m

Level 512.000 m

Level 615.000 m

Level 718.000 m

Level 821.000 m

Level 924.000 m

Level 1027.000 m

Level 1130.000 m

Level 1233.000 m

Level 1336.000 m

Level 1439.000 m

Level 1542.000 m

ROOF SLAB48.000 m


A B C D E F G H J K L M NAx

4000

48000

52000

1

5 57

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

4 6 4

5

2

3

4 4

6 4 4 6

4 4

4 4

6 4 4 6

4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4 4

64 4 6 4 4 6 4 4

4

4

4

4

4

4

4

4

4

4

4

4

4

2

2 2

2

2 2

2

1

1 1

2

2

Level 1645.000 m

46

4 6 4

4 4

6 4 4 6

4 4 64 4

ELEVATION LEGEND








1

2

3

4

5

6

7

ARCHITECTS


5572

OF

ON

TA

R

IOASSOCIAT

ION

ARCHITECTS INC.

rs m

Do n

ot

sca

le d

raw

ings. C

ontr

act

ors

must check

and

veri

fy a

ll d

imensio

ns

and

repo

rt a

ny

dis

cre

pa

nci

es

to th

e A

rchitect b

efo

re p

roceed

ing w

ith t

he w

ork

. A

ll docum

ents

rem

ain

the p

rope

rty o

f th

e A

rchite

ct.

Unau

tho

rize

d u

se,

mo

dific

ation

, a

nd

/or

repro

duct

ion

of th

ese

docum

ents

is

pro

hib

ited

witho

ut

wri

tten

pe

rmis

sio

n.

Th

e C

on

tract

Docu

men

ts w

ere

pre

pa

red b

y th

e C

onsultan

t fo

r th

e a

ccoun

t o

f th

e O

wne

r.T

he

ma

teri

al c

onta

ined

he

rein

reflects

th

e C

onsultan

ts b

est

jud

ge

men

t in

lig

ht

of

the info

rma

tion a

vaila

ble

to h

im a

t th

e t

ime o

f pre

para

tion

An

y u

se w

hic

h a

th

ird

pa

rty

make

s of

the

Co

ntr

act D

ocum

ents

, o

r any r

elia

nce o

n o

r decis

ion

s to

be m

ad

e b

ase

d o

n t

he

m a

re th

e r

espon

sib

ility

of

such

th

ird

part

ies.

T

he C

on

sulta

nt

acce

pts

no

re

spo

nsi

bili

ty f

or

da

mag

es,

if a

ny,

suff

ere

d b

y any th

ird p

art

y as

a r

esu

lt o

f de

cisi

ons

ma

de o

r act

ions

based

on

th

e C

on

tra

ct D

ocu

ments

.

Drawing No.

Status

Drawing Scale

Plot Date / Time

Checked by

Drawn by

Issue Date

Project No

Revision No.

As indicated

20/08/2014 11:44:03 AM

C:\U

se

rs\S

RM

Use

r.D

ES

KT

OP

-22

8\D

ocu

men

ts\1

303

5_B

uild

ing

Rem

ode

lled

_m

ke

enie

.rvt

A3.4

Checker

2014-08-07

BUILDING A -WEST ELEVATION

OLD OAK

HYDE PARK

13035

SITE PLANAPPROVAL

Author

1 : 1251WEST ELEVATION

No. Date Revision


27/08/2014 5:12:29 PM

SITE VIEWSHYDE PARK LONDON

SITE VIEW - NORTHWEST

SITE VIEW - SOUTHWEST

SITE VIEW - NORTHEAST

SITE VIEW - SOUTHEAST

HYDE PARK ROAD

DYER DRIVE

DYER DRIVE

HYD

E P

ARK R

OAD

DYER DRIVE

HYD

E P

ARK R

OAD

HYDE PARK ROAD

DYE

R D

RIV

E

FANSHAWE PARK ROAD WEST

FANSHAWE PARK ROAD WEST