North Kensington Gate Panels f WEB[1]

8/18/2019 North Kensington Gate Panels f WEB[1]

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www.north-kensingtongate.co.uk

Welcome

Welcome to our exhibitionoutlining the proposals for the

redevelopment of the sites onScrubs Lane, known as NorthKensington Gate.

North Kensington Gate is the namegiven to the two parcels of land atthe eastern boundary of the OldOak and Park Royal area whichare being promoted by Aurora

Developments Limited.

We are excited to be bringingforward proposals for these sitesand are aiming to be one of the firstapplications in the Old Oak andPark Royal area, which is the largestregeneration site in the UK.

This consultation event is being heldto provide you with the opportunity to

view and comment on the proposals.Your feedback is very important to us.

The development team will reviewall comments to see whether wecan incorporate them into thefinal proposals.

Members of the project team are

in attendance today to answer anyquestions you may have. Feedbackforms will be available once you haveviewed the material on display. Pleasetake the time to provide us with yourcomments so that the team can ensurethat all feedback is properly recorded.

Our proposals include:

• Transformation of this part of Scrubs Lane which is mindful of thesurrounding context and launches a coordinated approach to placemaking;

• A mix of high quality new homes, including affordable housing, whichLondon desperately needs;

• New retail and commercial space at street level to provide active frontageson Scrubs Lane;

• Creation of new high quality public realm through a comprehensiveapproach to landscaping; and

• A landmark development of the highest standards of design at thisimportant entrance to the Old Oak and Park Royal area.




The Sites

Aerial view of sites

North Kensington Gate is the name given to the two parcels of land

located at the eastern boundary of the Old Oak and Park Royal area.

The sites are situated on the easternside of Scrubs Lane (A219). They formthe boundary of the Old Oak andPark Royal area, connecting SouthHarlesden and North Kensington.

The north site comprises the land

at 93-97A Scrubs Lane and marksthe junction between Scrubs Laneand Hythe Road. The site is currentlyoccupied by light industrial units.

The south site is comprised of the landat 115-129A Scrubs Lane, which islocated at the gateway of the Old Oakand Park Royal area, north of the MitreBridge. The site is occupied by lightindustrial and storage units.

The proposals are being promoted by Aurora Developments Limited, who areseeking separate but complementarydetailed planning applications for eachof the sites.

Proposal sites, east of Scrubs Lane

S c r u b s

L a n

e




The Old Oak and Park Royal area

Old Oak and Park Royal Development Corporation Boundary Map

The North Kensington Gate sites are located at the eastern boundaryof the Old Oak and Park Royal area.

The Old Oak and Park Royal area isset to be the UK’s largest regenerationproject and is managed by the OldOak and Park Royal Development

Corporation (OPDC), which came intoeffect on April 1st 2015.

New High Speed 2, Crossrail andOverground stations will make OldOak and Park Royal one of the mostconnected places in the UK. The OPDCwas set up by the Mayor of London touse this opportunity to create a thrivingnew area in the city; somewhere peoplewill aspire to live, work and play.

As the local planning authority for the OldOak and Park Royal area, the OPDC’svision is to create and deliver homes andjobs to facilitate London’s growth andenhance London’s competitive position inthe global economy.

Their mission is to capitalise onthe significant HS2 and Crossrailinvestment at Old Oak Common todrive forward the delivery of high

quality homes and jobs to facilitate/contribute to Londoners and UKgrowth and global competitiveness.

The North Kensington Gate projectteam has met with the OPDC and theLB Hammersmith and Fulham from anearly stage to discuss our proposals.

We have been working with the OPDCto ensure that our plans for NorthKensington Gate work within theOPDC’s Local Plan framework andguidelines for the wider Old Oak andPark Royal area and help to deliver thevision set out in the London Plan andOPDC’s Local Plan for 25,500 newhomes and 65,000 new jobs.

Old Oak and Park Royal Indicative Masterplan Overview




Opportunities and Considerations

Opportunities• A landmark building of the highest

standards of design at the south siteto celebrate the entrance into theOld Oak and Park Royal area

• High levels of connectivity, situatedon one of the major routes throughthe Old Oak and Park Royal area,with close proximity to existingpedestrian, cycle and bus routes

• Access to new public transport links,including HS2 and Crossrail

• Improvements to the setting andpotential links to St Mary’s Cemetery

• Significant improvements to the settingof the Canadian War Memorial• Improved street frontage along

Scrubs Lane• Transformation of this part of

Scrubs Lane using hard and softlandscaping to create a morepleasant and open street forpedestrians

Considerations• The views and opinions of existing

residents and businesses in the area• The relationship of the sites to the

wider Old Oak and Park Royal area

and neighbouring uses• Nearby Conservation Areasincluding St Mary’s, Kensal GreenCemetery, Grand Union Canaland the proposed CumberlandPark Factory

• Existing traffic and rail conditions

The sites offer an opportunity to deliver residential-led developmentsthat would positively contribute to the new neighbourhood at Scrubs

Lane and the wider regeneration of the Old Oak and Park Royal area.

The proposals include new homes,high quality commercial/retail space,new open space and improvements tothe public realm.

In formulating the proposals for boththe north and south sites a number ofopportunities and considerations havebeen considered:

View from Mitre Bridge View from St Mary’s Catholic Cemetery andCanadian War Memorial

Site Opportunities Site Considerations

Potential pedestrian connectionthrough to cemeteries

Illustrative OPDCMasterplan

Illustrative OPDCMasterplan

Create New Public Space

Create New Public Space

Activate Street Frontage

Activate Street Frontage

Improve Setting ofCanadian War Memorial

St. Mary’s CemeteryConservation Area

Canadian War Memorial

Proposed Conservation Area Extension

Grand Union Canal

Paddington BranchConservation Area




Proposals – North Site

The north site marks the junctionof Scrubs Lane and Hythe Road,one of the key access routes intothe centre of the Old Oak andPark Royal area.

We propose a single building of varying

height. The southern part of the buildingwould be 11 storeys, dropping to 4storeys with a planted roof terrace at thenorthern elevation in order to respond tothe scale of the proposed CumberlandPark Factory Conservation Area.

The proposals are for a residential-led scheme which would provide

approximately 48 new homes, includinga mix of one, two and three bedroomapartments to provide for a range ofhousing needs.

Additionally, approximately 130m2 of commercial/retail floor space isproposed at ground floor level, tocreate an active frontage on Scrubs

Lane at this important junction.

Given the future public transportprovision close by, it is proposedthat the north site developmentwill be ‘car-free’ with no parkingprovided on-site. A safe andsecure cycle store for residents willbe provided at the ground level

with access from the street.

We believe the site offers aunique opportunity to create anew pedestrian access to St Mary’sCatholic Cemetery which wouldgreatly improve pedestrian connectivitywith public transport links. We are inoutline discussions with the cemetery

authorities regarding this idea.

The quantum and form of affordablehousing is to be determined subjectto viability and discussions with thePlanning Authority.

Illustrative View - Hythe Road Illustrative View - Scrubs Lane

North Plot - Ground Floor Plan

St Mary’s Cemetery St Mary’s Cemetery

Apartments

Cycles

Lobby

Cafe

Residents’Terrace

Potentialpedestrianconnection

North Plot - Typical Upper Floor Plan

Scrubs Lane Scrubs Lane




Proposals – South Site

The south site effectively marks the southern gateway to the Old Oakand Park Royal area and has been noted in the OPDC SupplementaryPlanning Guidance as a location suitable for taller buildings.

The proposals seek to deliver alandmark development to celebratethe entrance to this new area of Londonat the meeting of the Grand UnionCanal and the Mitre Bridge. Using highquality architecture and taller buildingheight, the proposals would define theentrance into the new neighbourhoodand would assist in orientation acrossboth the local and wider area.

The scheme includes a mix of buildingheights in order to create a pleasingstreetscape which reflects the designaspirations of the OPDC. The tallestpart of the building towards the south ofthe site is 25 storeys, dropping down to6 storeys and 8 storeys at the north end.The lower storey heights are toppedwith planted terraces to provide amenityspace for future residents.

Illustrative View - Mitre Bridge

Illustrative View - Scrubs Lane




The proposals for the south site are for a residential-led scheme whichdelivers approximately 183 new homes providing a mix of housingincluding one, two and three bedroom apartments to meet a range of

housing needs.

The quantum and form of affordablehousing is to be determined subjectto viability and discussions with thePlanning Authority.

The proposals include approximately420m2 of flexible ground floor

commercial/retail space creatingan active and engaging frontageon Scrubs Lane as you enter theregeneration area.

Proposals – South Site

The site is proposed to provide30 car parking spaces for residents(0.2 spaces per home). The car parkwill be located in the basement of

the building and will be accessedby a dedicated vehicle ramp fromScrubs Lane. A separate safe andsecure cycle store for residents willbe provided at the ground level withaccess from the street.

The building is deliberately setback from the boundary of the siteto provide green space for residents’amenity and to improve the setting

of the Canadian War Memorial andthe public realm on Scrubs lane. Theaddition of street trees on Scrubs Laneand flexible dual aspect commercialunits will add to the character of ScrubsLane with pedestrians able to viewthrough the units to the garden at therear of the building.

South Site - Ground Floor Plan

South Site - Typical Lower Floor Plan

South Site - Upper Floor Plan

St Mary’s Cemetery

Cafes/shops/offices

Scrubs Lane

Scrubs Lane

Scrubs Lane

Cycles

Lobbies

Apartments

Apartments

Gym

Residents’ Pavilion Residents’ Roof Garden




Design and Materials

North SiteThe building will be brick with precastconcrete lintels and deep windowsto respond to the character of theadjacent warehouses.

The top of the building will bearticulated by a colonnadelined terrace.

South Site - lower block proposed materials

North Site - proposed materialsExample of localbrick design

South SiteThe building has been designed

to use materials sympathetic to thesurrounding area, including useof masonry frames to relate to thePortland stone found within St Mary’sCatholic Cemetery and profiled metalpanels within the taller element ofthe building to reflect the industrialcharacter of the area immediatelysouth of Mitre Bridge. The building will

use a variety of materials and subtlevariations to colours to provide aninteresting street scene.

The lower element of the buildingwill have inset balconies to provideprivacy, while the tower element willhave projecting corner balconies toprovide spectacular 270 degree viewsof London.

South Site - upper block proposed materials

Example of local portland stone




Townscape

Height of the proposalsThe proposals have been designed tocontribute to the wider townscape of thisside of the Old Oak and Park Royal area,whilst responding to the setting of the sites.

A taller development has been usedto deliver the housing and design

aspirations in accordance with theobjectives of the draft Old Oak andPark Royal Opportunity Area PlanningFramework, whilst being mindful of thesurrounding context.

Although separate applications, theproposals for both sites have beendesigned to complement each other.

A variation in heights across bothsites has been designed to provide aninteresting and varied streetscape whilstresponding to the composition of thebuildings when viewed from the nearbydesignated heritage assets.

Design and heritage assets consideredinclude:

• St Mary’s Conservation Area, whichincludes Grade II Listed mausoleumsand monuments;

• Grand Union Canal Conservation Area;• Cumberland Park Factory Conservation Area; and

• Kensal Green Cemetery Conservation Area, a Grade I Registered Parkand Garden which includes theGrade I Listed Anglican Chapel andboth Grade II and Grade II* Listedmausoleums and funerary monuments.

Canadian War MemorialDetailed consideration has beengiven to the positioning of theproposed buildings and the provisionof open space, particularly at thesouth site where a linear view existsbetween a short avenue of trees and

the Canadian War Memorial in StMary’s Catholic Cemetery.

The design seeks to significantly improvethe current setting of the Canadian

War Memorial. At present the existingindustrial buildings are tight against theboundary with the Cemetery and theMemorial. By moving the building line

back from the site boundary, increasingthe open space around the Memorialand providing a thicket of trees andplanting, the proposals will improvethe setting to form a more appropriatenatural backdrop.

View from Canadian War Memorial, existing and proposed

Site elevation

Verified Views

Futuredevelopmentby others

NorthSite

SouthSite Future

developmentby others




Landscaping and Public Realm

South Site - Upper Roof Terrace

South Site - Lower Roof Terrace

Landscaping forms a key part ofthe proposals for both the north

and south sites.

Using new pedestrian links, public andgreen spaces, with a mix of soft andhard landscaping, the proposals seek tocontribute to the new neighbourhood atScrubs Lane and respond to the settingof the cemeteries to the east.

The proposals will improve thecurrent streetscape, providing activefrontages along Scrubs Lane throughcommercial space, new planting andhard landscaping to help build a newneighbourhood.

Green space is proposed in locationsto improve the setting of the cemeteryand the Canadian War Memorial. Bymoving the building line further awayfrom the site boundary at the south site,the proposals will provide new greenspace for private amenity use which willinclude a mix of planting to improve thesetting of the Memorial.

Landscaped terraces and green roofsare proposed at both sites to provideprivate amenity space for residentswhilst contributing to the overallbiodiversity of the sites.

Landscaping views of the sites

North site - Roof Terrace




Context

Old Oak and Park RoyalDevelopment Corporation (OPDC)The OPDC is the MayoralDevelopment Corporation which wasestablished as the lead planning,development and regeneration

authority of the Old Oak and ParkRoyal area.

There are a number of developmentsites and a variety of landownerswithin the OPDC boundary, who willbe bringing forward proposals.

OPDC’s draft Local Plan for theOld Oak and Park Royal areaprovides guidelines on planningapplications and development withinthe boundary area.

OPDC’s Draft Local Plan sets out thevision for the delivery of 25,500 newhomes and 65,000 new jobs acrossthe Old Oak and Park Royal area.

OPDC is working with developers toensure that their proposals work withinthe wider context of the Old Oak andPark Royal area.

North Kensington GateNorth Kensington Gate is the name givento proposals for the two parcels of landlocated at the eastern boundary of theOld Oak and Park Royal area.

The North Kensington Gate is dividedinto a north site and south site, and areowned by Aurora Developments Limitedwho are bringing forward proposals forthese sites.

The North Kensington Gate projectteam has met with the OPDC from anearly stage to ensure that our plans forNorth Kensington Gate work within theOPDC’s Draft Local Plan frameworkand guidelines for the wider Old Oakand Park Royal area and help to deliverthe vision set out in the London Planand OPDC’s Local Plan for 25,500 newhomes and 65,000 new jobs.

The North Kensington Gate project teamhas met with other developers includingthe owners of the Old Oak Park /Cargiant site to consider how our site fitsin with other development proposals.

We are anticipating submission ofplanning applications for the northsite and south site to the OPDC in

Summer 2016.

Planning Policy Context

• Pleasant street, respectful of surrounding heritage asset, high qualitypublic realm

• Residential-led development, alongside the retained heritage of the formerCumberland Park Factory

• High levels of overlooking onto the street and active frontages at lower level

• New and improved connections into Old Oak North, St Mary’s Cemetery toGrand Union Canal and Kensal Canalside

• Opportunities for taller elements on Scrubs Lane where they achieve higheststandards of design and are mindful of the surrounding context

• Deliver a coordinated approach to place making

The Old Oak and Park Royal Opportunity AreaPlanning Framework (OAPF) – November 2015

OPDC Draft Local Plan – February 2016




Transport and Servicing

TransportThe sites are located within the OldOak and Park Royal area, whichwill be a hub of public transport.The opportunity area presents anexciting prospect as the location where

Crossrail meets HS2, and will delivernew transport links including a newLondon Overground station, newand enhanced bus routes, and cycleimprovements. These improvementswill greatly enhance the opportunitiesfor future residents to travel directlyto a range of local, regional, andnational destinations.

The Old Oak and Park Royal areais also proposed to accommodate avariety of new facilities and amenities,which will be accessible from the sitesby walking and cycling. This in turnwould reduce the overall need forfuture residents to travel outside of theOld Oak and Park Royal area.

Both sites will be accessed from ScrubsLane. This will reduce the existingvehicular access points from ScrubsLane. The north site will be ‘carfree’, whilst the south site will havea low level of on-site car parking, inaccordance with current and emerginglocal and regional policy to encourage

travel by sustainable means.

This is further promoted by cyclestorage facilities proposed at bothsites, providing for one bicyclespace per bedroom, in line with theaspirations of the London Plan.

Both sites will improve pedestrianlinks and experience on Scrubs Lane,which is one of the major highwaycorridors through the opportunity area.The proposals would provide moreattractive footways through pavementwidening and landscaping. Thiswill assist and facilitate the OPDC’saspirations to ensuring enhanced

pedestrian links to the west and intothe heart of the opportunity areatowards the proposed public transportand other facilities.

ServicingThe proposals are for both sites to beserviced off of Scrubs Lane. A loadingbay is proposed at both the north site

and the south site, in order to bringservicing vehicles (such as refuselorries) off of the road to minimisedisruption to traffic along Scrubs Lane.

Bin storage facilities will be includedon the ground floor at the north siteand at the basement floor of the southsite, which will be brought up to the

ground floor on collection days.

South Site – Ground floor plan North Site – Ground floor plan

South Site – Basement floor plan

CyclesLobby

Commercial

Bin Collection

30 Spaces5 Wheelchair Spaces

BinStore

Bin Store

Plant Plant

Ramp

Bin Store andCollection

Ramp

Scrubs Lane

Loading Pad

Plant

PotentialpedestrianconnectionSt Mary’s Cemetery

Cycles

Scrubs Lane

Loading Pad

Commercial




The Design Team

Townshend Landscape Architects

Townshend Landscape Architects isan award winning practice formedin 1988 by Robert Townshend, withan international team of landscapearchitects, urban designers, architectsand artists.

The practice specialises in designingthe landscape, urban design andpublic realm, and works on all aspectsof a project, from inception, localauthority to public consultations,planning strategies and gainingplanning permissions, concept and

detailed design, construction and thesuccessful delivery of a project.

Kings Cross Central Kings Cross Granary Square

Aurora Developments Limited

Aurora Developments Limited is thedevelopment company which has beenset up to promote the proposals forNorth Kensington Gate.

The majority shareholder of AuroraDevelopments Limited is PSP-Farman,a multi-national construction companywith vast experience across Europe. Formore details of PSP-Farman, pleasevisit: www.psp-farman.com.

Allies and Morrison

Allies and Morrison is an award-winningarchitecture and urban planning practicebased in London. Frequently recognisedby the Royal Institute of British Architects(RIBA) Awards and twice shortlisted forthe Stirling Prize.

With experience of workingacross London and internationally,the practice’s work ranges fromarchitecture, interior design andconservation to planning, consultationand research.

Royal Festival Hall Highbury Square




Next Steps and Timescales

Next StepsThank you for visiting our exhibition.

Please complete a feedback formbefore you leave to let us know yourcomments on our proposals. You canalso fill out the feedback form online at

www.north-kensingtongate.co.uk or take away a form to fill out at homeand return by Freepost.

We are committed to engaging with

the local community; if you would liketo find out more about our proposals,please do not hesitate to get in contactwith us.

For updates on our proposals, please

sign up to our mailing list via ourwebsite at


Copies of the exhibition boards ondisplay today are also available onour website.

Timescales

Anticipated submission of planning application

Expected determination of the application

Construction start

Construction completed

Summer 2016

Autumn 2016

2017

2019

Contact us:Public Consultation (Cascade)RTUA-THGR-LUYK 26 Noel StreetLondon, W1F 8GY

T: 020 7871 3565E: [email protected]

W: www.north-kensingtongate.co.uk

Documents

North Kensington Gate Panels f WEB[1]