U N Q U E S T I O N A B L E D E M A N D :

T O P O F T H E L A D D E R R E P O R T – D E M O S

D I F F E R E N T H O U S I N G F O R O L D E R P E O P L E

For the UK to reach international 5%+ market

penetration, there would need to be 381,000

additional retirement village apartments available now.

Percentage of people over the age of 65 who own their home outright

According to polling by Demos, a think tank:

Percentage of older people keen to move

One in four is interested in the idea of a retirement property

Britain’s population is aging fast.

The number of people older than 85 is expected to double by 2030. Yet Britain’s elderly are badly served by the housing market.

Demos found that while retirement properties make-

up just 2% of the UK housing stock, or 533,000 homes, that:

58%71%

57%76%

58%over 60s

of those interestedin movingWanted to downsize by at least one bedroom.

Rising

25%over 60s

Would be interested in buying a retirement property – equating to 3.5 million people nationally.

Were interested in moving.

among older people currently occupying three-, four- and five-bedroom homes.

March 2017Gondar Arches

The Demos figures show that 33%of over 60s want to downsize,

which equates to 4.6 millionover 60s nationally.

The number of over-80s in the UK is set to double to 6 million by 2037.

Is is estimated that over the next two decades, the number of those aged 60 and over in the UK will increase by more than 40 per cent.

By 2035, nearly a third of the population will have reached the milestone age, according to the Royal Institute of British Architects (in its report Silver Linings).

The Economist, January 2014.

Facilities Support Services

Care Services

BusinessModels

Downsizerproduct Minimal Minimal None Developer

model

Retirementhousing Some

communalfacilities

Some(cleaning, gardening, scheme, manager)

None Developermodel(private sec-tor), rental model (not for profit)

“Housing with care” (More

extensive)Domesticservices, activities, leisure, etc...

Yes(usually)

Operational model based on leasehold or rental (in not for profit sector)

arurbanism

1 T H E U R G E N T N E E D F O R R E T I R E M E N T H O U S I N G

L I F E C A R E B A C K G R O U N D :

B AT T E R S E A P L A C E ,L O N D O N

C A R E A N D S U P P O R T S E R V I C E S :

O U R R E S I D E N T S :

March 2017Gondar Arches arurbanism

LCR is a family business first established in New Zealand and the Cook family retains a 90% shareholding in the business.

LCR retirement villages provide quality, specialist housing where residents purchase a long term leasefor their accommodation.

This allows them exclusive useof the resident amenities, and they may purchase extra services including care as needed.

The fundamentals of the retirement village needs are the same worldwide. These include an ageing population and an increasing awareness of the benefits of living in a retirement village.

Are active, independent but seeking reassurance + support of a full-service retirement community.

Are local people with local connections and local interests.

At Battersea Place the average age of residents is 80 years.

LCR was a founding member of Associated Retirement Community Operators (ARCO) and LCR currently Chairs the ARCO Board.

LCR’s business model has been developed over a 35 year involvement in the provision of retirement housing and the company is now well established in the United Kingdom as well as New Zealand.

LifeCare Residences (LCR) is an international retirement village operator with villages in New Zealand and the United Kingdom.

bedroom privately owned, purpose-designed apartments.

All aspects of the community are self-managed by LCR, there is no third party reliance.

Amenity spaces promote independence, sociability, security, enjoymentand well-being:

Tailored, flexible service offering:

90%

1, 2 & 3

Restaurant and Cafe

Domestic support

Treatment room

Interior views of Battersea Place.

Edgecumbe manor.

Grove Place exterior.

Lounge, library, billiards room, arts and crafts room

Personal care

Car-free community - driver servicesand poolcar service

Domiciliary nursing

Pool and gym

24-hour concierge and staffing

Care beds

Nursing Home

24h

L I F E C A R E R E S I D E N C E S ’ C O M M I T M E N T T O C O M M U N I T Y2

Battersea Place.

Battersea Courtyard.

3 P R E V I O U S S I T E C O N S E N T S

2 0 1 1 R E S E R V O I R S C H E M E ( C O N S E N T E D A T A P P E A L ) :

2 0 1 5 F R O N T A G E S C H E M E ( C O N S E N T E D A T A P P E A L ) :

C U R R E N T S I T E S T A T U S :

This scheme was designed to occupy the reservoir interior. The reservoir structure was to have its roof removed and the central arch elements largely demolished. The edge retaining walls and elements of the brick arches were to remain and the space designed to accommodate 16 four bedroomed large houses within the reservoir form.

This scheme was designed to occupy the frontage of the site, stretching east to the same extent as adjacent existing buildings, partly on designated previously developed land and partly on the reservoir area. The reservoir roof and interior was to be completely demolished and a landscape scheme proposed within the space remaining after the removal of the structure.

The Neighbourhood Plan Map reflects the area consented for previous development that encompasses the frontage and the previously developed land of the reservoir. In the Neighbourhood Plan this is referenced as “C2”.

The surrounding land is designated by the Neighbourhood Plan as Local Green Space. The Examiner to the Neighbourhood Plan recommended that the eastern portion of the site be designated as Local Green Space.

March 2017Gondar Arches arurbanism

The scheme proposal seeks to conserve and enhance ecology on this part of the site.

The site is also covered by Open Space policy in the Local Plan. The Local Plan is currently under review and this includes Open Space site designations, including this site.

The site contains one of many Victorian reservoirs that require full decommissioning. It is constructed

as a water tank with brick piers and vaults. The reservoir was drained in 2002 and cannot be adapted for further industrial use.

The grassed roof on top is 300mm thick and the structure is supported by deep embankments. Bricks from the structure can be recycled and future work on the site will include new landscaping to complement the ecology on site.

This area is also covered by Open Space policy in the Local Plan which should reflect the more up to date Neighbourhood Plan as recommended by the Examiner. The existing Local Plan needs updating and the Inspector for the replacement Local Plan is reviewing the Open Space designations for this and other sites in the borough. The policy is due for revision and the revised policy is expected to be adopted in early Autumn 2017 (approximately). The reservoir site is also identified as a SINC (Borough Grade II) which is a local list designation. The biodiversity of the site has been carefully evaluated by a team of ecologists who have been visiting and reporting on the site for the past few years.

The new buildings were set out in two rows running east-west across the reservoir ‘base’ and projected approximately half a storey above the existing height of this structure. All of the existing grassland was to be removed with green roofs to be added back over parts of the new buildings. Each of the houses had parking for two private cars which gained access to the lower level via a car lift.

Roof Plan showing green roofs to buildings and overall landscape treatment

Short section through the middle of the proposal looking east.

Cross-sections through site.

Proposed section through the gardens of the new proposal looking north.

CGI view through the mews looking east.

CGI view of the house elevation.

Computer generated image of low rise scheme

Roof Plan showing green roofs to buildings and overall landscape treatment.

Site Plan from Neighbourhood Plan: p.37, Map 5: Other Sites.

This scheme would have created an active street edge to this section of Gondar Gardens, effectively re-defining it as an integrated part of the neighbourhood, following local street patterns. The scheme referenced existing local housing scale and form while also reflecting local ‘mansion block’ history by proposing 28 large flats.

4C O N T E X T U A L L Y R E S P O N S I V E D E S I G N – L O C A L T O W N S C A P E C H A R A C T E R

The surrounding area is characterised by Late Victorian, Edwardian and modern residential buildings composed mainly of mansion blocks and terraced houses. The local streets are generally long urban blocks and relatively straight apart from Mill Lane. This older street includes subtle kinks along its length arising from its more ancient lineage as a country lane meandering across the fields before London came out to meet and absorb the local village.

Historic maps showing progressive development around the site area over the last 140 years.

Typical views along local streets.

The area around the reservoir in Gondar Gardens was built out at the end of the 19th and beginning of the 20th centuries, following the London pattern of parcels of land built out by different builders using their ‘pattern book’ houses along streets, sections of streets and overall blocks.

A particular characteristic of this area is the ‘half-street’ where land ownership boundaries or competing street objectives have resulted in streets with one side occupied with house fronts and the other side with ‘backs’ – rear access points to gardens – now changing from garages and sheds into studios and small houses.

Mill Lane, the area’s early east-west link, clearly expresses this half-street characteristic as does the section of Gondar Gardens where the site is located and where the street has almost no traditional front doors to either side on most of its length.

The proposed development on the reservoir site will transform this section of Gondar Gardens into a safer, community-oriented part of the neighbourhood by infilling part of the street frontage, reflecting local scale and following traditional local street patterns while adding active edges, daytime functions and natural overlooking to the street.

The massing and articulation of the proposed scheme frontagewill respond to this built form context, completing the streetedge and providing local activity as well as architectural interest. The architecture also relates to the retained reservoir structure behind with possible vaulted roof forms.

March 2017Gondar Arches arurbanism

1873.

1896.

Aerial View of Site in context.

Range of house and block types found in the site context.

Wider context showing listed buildings, Conservation and Opportunity Areas.

1920.

5 C O N T E X T U A L L Y R E S P O N S I V E D E S I G N – T H E S I T E

March 2017Gondar Arches arurbanism

The 1.24-hectare site consists largely of private open grass land and the decommissioned 19th century reservoir extends under approximately two thirds of its area. The existing boundary conditions on the site are garden fences, dense shrubbery and tree lined verges to the east, north and south. Neighbouring gardens extend some 35-45m from Hillfield Rd and Gondar Gardens properties.

Massing Options Explored Through the Design Process.

Street Views along Gondar Gardens.

Built form is proposed within the reservoir area and a limited part of its curtilage, with development both above and below street level, to reduce overall height and maintain a sense of openness across the site. The creation of separated blocks and courtyards enables view lines to be retained north to south and breaks down the massing.

The proposed barrel vault roof profile, which reflects the reservoir vaulted forms, could run north/south or east/west. Both options would maintain the rhythm and formality of the context across the site and the design team are undertaking further exploration of these approaches.

Apart from an existing sub-station on the north-west corner, the frontage to the west is currently undeveloped and is lined with hoardings and foliage, with one site access point near the centre. Either side of the site facing the street are two large mansion blocks, 3 to 4 storeys high and typical of the area, while across the street are low-rise garages, studios and recently built small houses. The site presents a gap in the local rhythm and character of the residential streetscape.

Scheme heights increase from the north and south boundaries towards the centre of the site, up to 3 storeys above the surrounding ground level. This reduces the visual impact of the proposal, which sits at or below adjacent building roof heights. The major windows of the internal blocks are orientated towards the courtyards to protect neighbouring amenity and avoid overlooking.

The proposal is arranged around a central east-west circulation spine which re-uses part of the reservoir structure. The spine route connects visually to the open green space to the east which will be preserved, enhanced and managed with an ecological management plan. The blocks are separated at the street and by the spine route through the site, establishing views and a landscaped access route which currently does not exist.

The accommodation is arranged around courtyards that open off the central spine, providing generous external amenity spaces. The courtyards also allow views through the site from north to south from neighbouring properties and break up the massing of the development. Internally the courtyards are defined by the rhythm of the reservoir bay structure and edged with its retained elements. The communal amenity spaces are accessed from this spine.

T H E S I T E

P R O P O S E D M A S S I N G A N D H E I G H T S

P R O P O S E D R O O FF O R M S

1 Bed

2 Bed

3 Bed

Nursing Home

Front of the House

Back of the House

Outside Space

Circulation

Hardstanding/Terrace

The Reservoir Grid below Ground Level.

Reservoir Bay Study.

View of brick structure reservoir interior.

6 U N I Q U E H E R I T A G E A S S E T S R E T A I N E D

March 2017Gondar Arches arurbanism

This reservoir site, while not entirely unique in London, is certainly unique in West Hampstead and it provides an opportunity to develop an exceptional environment for its residents which reflects its unusual context and attractive setting.

The structure was built in 1874 and is built of lateral brick arches supported by brick buttresses on the inside. It is proposed to retain and integrate elements of the structure within the new development as these elements provide a coherent design basis for the courtyards, the circulation spaces and the roof forms of the new retirement community.

The existing structure has not been maintained for many years and parts of it are in poor condition, however other parts of the main structure are eminently restorable and the proposal has been designed around creating a central circulation spine using one bay of the reservoir arches for the length of the building.

Concept Design Including Reservoir Vaults and Arches

Sketch axonometric view of the west courtyards.

Sketch View Through Re-used Arches into Courtyard.

T H E R E S E R V O I R S T R U C T U R E

In addition, the brick arch forms are also used to define the edges of the four internal courtyard spaces which evoke the character of the reservoir while also bringing light and calmness to these spaces. Structural surveys are currently being undertaken to confirm the amount of restoration feasible.

7 E N V I R O N M E N T A L L Y S E N S I T I V E D E S I G N – S T R E E T F R O N T A G E

March 2017arurbanism

This section of Gondar Gardens is an unusual street locally in that it has few buildings fronting onto it or overlooking the public realm, on either side. This creates the sense of an uninhabited place, with little natural surveillance, leading to both actual anti-social behaviour, as well as the perception of a lack of community safety. This development would provide a major improvement to street continuity and protective ‘eyes on the street’ as well as adding daytime activities, contributing to an active role in the community.

Conceptually the frontage acts as a formal skin, addressing the streetscape. The Council have indicated that it wishes to retain the appearance of previously approved schemes in this location but none of these brought the frontage and reservoir development areas together. A more coherent proposal would read as a genuinely integrated scheme, encompassing some elements of difference in response to immediate context - for instance the frontage block must address the development’s relationship to the street as well as provide a sense of arrival and entrance.

The frontage block must also respect the local scale and rhythm of the architectural street patterns. An important element of local housing character is the variety and form of bay windows used throughout the streets in different building types, particularly single houses and mansion blocks of flats. The existing local bays have been mapped and their scale, use and pattern will be reflected in the frontage design for this development.

The central spine route which is the core of the proposal provides a view from the street towards the open green space at the rear, connecting the public realm into the site, a view that is not currently available to the public.

Gondar Arches

Typical street railings.

Site context with dwelling widths and bay windows. Site plan proposed.

Frontage Bay Study. Street Elevation Diagram.

8 C A R - C A P P E D A N D L O W I M P A C T

Gondar Arches arurbanism

P R O P O S E D A C C E S S P O I N T S

P R O P O S E D S E R V I C I N G & R E F U S E S T R A T E G Y

P R O P O S E D O F F - S T R E E T P A R K I N G

L O C A L C O N T R O L L E D P A R K I N G Z O N E ( C P Z )

C Y C L E A N D M O B I L I T Y S C O O T E R P A R K I N G

The main vehicle access to the site, including to the vehicle lift, will be located to the north of the site.This is will be approximately 6.5m wide.

All operational deliveries servicing the development will go to the main vehicle access point to the north where the vehicle lift is located.

The only parking provided at street level will be to the south at the pick-up/drop-off area. This will provide a disabled parking bay and an emergency ambulance bay.

It is proposed that residents of the development will not be entitled to a street parking permit, except blue badge holder, therefore will not add to the existing permitted parking numbers.

The existing CPZ (Fortune Green West) in the area, including along Gondar Gardens, operates between Monday – Friday, 10:00 – 12:00.

Parking beat surveys will be undertaken over both weekdays and weekend dates during both day and evening time periods. The survey findings will help to ascertain the current parking capacity level near the development and determine the overall impact the proposed development will have on the CPZ.

The CPZ along the frontage of the development can currently accommodate approximately 35 cars and the proposed development may reduce this to 30 cars.

Secure cycle parking facilities for staff and visitors will be located at street level. Between 15 – 20 spaces will be provided in accordance with the Camden Development Policies which recognises that due to the nature of the development occupants are less likely to cycle due to age or disability.

6 11

35 3010:0012:00

The lift will provide access to the basement level parking for up to 6 pool cars. This is also access for all operational deliveries to the development.

A further vehicle access point will be located to the south of the site adjacent to the boundary and will be approximately 3.3m wide.

This area will be for pick-up and drop-off only and will include a disabled parking bay and an emergency ambulance bay.

The main pedestrian entrance to the site will be in the centre of the site frontage and will be clearly identified by the long view through the site to the open space at the rear.

A total of 6 car parking spaces are proposed at basement level. These spaces will be used for the 6 proposed pool cars which will be chauffeur driven. The vehicle lift will provide access from street level to the basement parking for the cars and minivan.

The basement parking will also provide parking for resident cycles and mobility scooters.

car parkingspaces

MondayFriday

Resident cycle parking as well as space for 11 mobility scooters will be available at basement level.

Cycle parking will be secure within the proposed development and relevant facilities will be available for staff, eg: showers and changing rooms.

mobility scooters

Managed refuse collection will take place on-street by an independent contractor. Refuse will be stored at basement level and on collection days (approximately 3 times a week) brought up in the vehicle lift.

9 A U N I Q U E G R E E N E N V I R O N M E N T

Gondar Arches arurbanism

The design for the courtyard spaces take inspiration from the reservoir which once filled the space. Each courtyard has a water element which pays respect to the past.

The spaces have individual characters which create a narrative and identity. The courtyards have all been designed to be flexible spaces that complement the amenity spaces around their edges.

The units which look out onto the courtyards will also have an area of private amenity space to the edges of the courtyards.

1. Linear primary routeWidth for at least two people and one wheelchair to pass at the same time

2. Planter against wallFlexible height for the planters against wall

3. Planter against railingHigh planters along the railings protext residents from falling down

4. View pointMinimum dimension for wheelchair to turn through 180o

Sketch Ideas for Landscape Treatment Along Spine Route. Sketch Ideas for Courtyard Treatments.

Site Masterplan showing Courtyard and Spine Route Landscape Approach.

Precedent Examples of Courtyard Design.

Spine Route

CourtyardGarden

CourtyardGarden

CourtyardGarden

CourtyardGarden

10 A B I O - D I V E R S I T Y - L E D A P P R O A C H

The landscape design is biodiversity led. Due to the site’s sensitive nature, the design will conserve and enhance biodiversity and improve the existing site ecology.

The site is designated as Open Space and as a SINC.The majority of the site is open grassland, which is mown, with constructed banks that support the redundant reservoir structure. These grassland habitats provide foraging opportunities for visiting bat and bird species, as well as supporting a low population of slow worms.

Design measures include:

Semi-improved grassland with acidic qualitiesProtected where possible, reinstated and expanded by seeding

Shrub planting expanded

T1

T2

T3

S4

T6T7

S8S11T9S10 T12

T13

S16 T14

T15 T17

S18T19 T20 T21 G23 T22

T25T24 G29 T26 T27

T28 T30

T31

T34

T33

T32

T36

T35

T37

T38

T39

T40

G44

T41

T42

T43

T56

T57

T55T54T53T52T51S50T49T48T47

T46T45

Surveyed trees with root protection zones (orange dashed line)Tim Moya Assoc. Tree Survey Feb 2017

Trees to be removed due to construction worksSite-won tree timber used to create deadwood piles

7 Marlborough Place, Brighton, East Sussex, BN1 1UBTel: 01273 672575 info@andysturgeon.com www.andysturgeon.com

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P03

P01P02

First IssueUpdated landform design

ASAS

24.02.1701.03.17

TTTT

ANZP

1:250@A11:500@A3

Proposed Site Habitats Plan

Gondar Gardens

Life Care Residences

525 -P-0-002

Reptile exclusion fence to be erected during construction works as recommendations in JBA Reptile Survey Report Sep 2016

Retain and replenish rotting wood to enhance habitat for stag beetles. Do not disturb existing piles

Neutral grassland semi-improvedProtected where possible and reinstated by seeding

6no. Schwegler 2F bat boxes, suitable for pipistrelles, on retained trees, 5m above ground

Hibernaculums to be erected as recommendations in JBA Reptile Survey Report Sept 2016

Legend

3 no. Schwegler 1B general nest boxes and 2 no. Schwegler 3SV starling boxes will provide additional nesting opportunities for BoCC red listed species such as house sparrow and starling

Existing Spiked Sedge (Carex spicata) protected and population enhanced. Cited in SINC designation due to its rare status in Camden

Outline of existing reservoir structure in yellow

Site boundary

Trees under Camden TPO C378 2003Group of trees of various species(G30 - G43 in Arboricultural Survey)

Trees (T), Tree Groups (G) and significant Shrubs (S) identified in the Tim Moya Assoc. Arboricultural Survey Feb 2017

T26S4

G23

Note: any additional TPOs affecting the site TBC with Camden Tree Officer. Street trees on Gondar Gardens will fall under a Tree Management Programme managed by L.B.C.

5no. Schwegler 17B swift bricks incorporated into external frame work as high as possible, ideally under eaves (min 5m above ground)

2no. open-fronted nest boxes, to encourage black redstarts, appropriately located under structures, such as over hangs or balconies

Green and brown roofs installed on building to encourage invertebrates, providing a food source for a variety of wildlife including bats and birds. Rare birds such as black red-start (a Local BAP and WCA Sch. 1 species)

Dedicated stag beetle loggery to maintain an on-site breeding habitat for stag beetles

Retention ponds providing additional habitat typologies and handing surface water as part of SuDS drainage strategy

Private amenity spaces and roof terraces

Private amenity courtyard gardens, with shrub, perennial and tree planting to suit micro-climates created

Landcaped roof garden with shrubs and perennails to suit micro-climate

New tree planting; suitable natives and fruit bearing selections. Gaps in boundary planting filled in

1:3 GRADIENT (16 DEGREE SLOPE)

1:3 GRADIENT (16 DEGREE SLOPE)

1:3 GRADIENT (16 DEGREE SLOPE)

+68.91

+68.91

+79.23

+79.65

+79.51

+78.00

+77.00

+76.00

+75.00

+74.00

+73.00

+78.00

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+69.00

P03 Update design following discussions AS07.03.17 TTAN

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The proposals seek to enrich and diversify existing habitats by managing grassland habitats to prevent further encroachment of scrub and invasive flora; by safeguarding areas to ensure continued survival of the slow worm population; and, by introducing a range of mitigation measures to create new and expand existing habitats, and to put in place a long-term ecological management plan to conserve the SINC and associated species.

The design incorporates the recommendations and mitigation measures which were proposed by the ecologists James Blake Associates in their numerous habitat surveys.

Hibernaculums to be erected on site to provide refuge for slow worms.

A mix of grassland at various heights to be created and managed across the site. This variety will provide foraging opportunities for a diverse number of species and create important refuge areas for slow worms.

The South facing bank to be retained and safeguarded during construction to ensure the protection of the slow worm population on site.

Semi improved grassland with acidic qualities are to be protected where possible and reinstated using local provenance seed mix or seed collected from existing grass on site.

All reptiles to be translocated to a protected area on site, and a reptile exclusion fence to be erected during construction.

A long term ecological management plan will be put in place to support the SINC and the variety of species and habitats living on the site.

Bird and bat boxes will be incorporated into the building fabric, placed on living roofs and positioned in boundary trees according to the nesting requirements of various bird and bat species.

The vegetated roofs on site will be biodiverse with a range of vegetation types, species features and habitat typologies providing roosting and foraging opportunities for many different species.

Gaps in boundary planting will be filled with native tree and shrub planting. These shrubs and trees to be fruit bearing to provide food for a variety of animal species and birds.

Rotting wood piles and loggeries to be retained and created. These will provide refuge for a number of species including stag beetles.

Gondar Arches arurbanism

Go

nd

ar G

ard

en

Green Roof Green Roof Green Roof

Preserved and Enhanced Local Green Space

Green Spine

CourtyardGarden

CourtyardGarden

CourtyardGarden

CourtyardGarden

Green Roof Green Roof Green Roof

Cross-section Through Local Green Space.

Proposed Landscape Masterplan and Site

Habitats Plan