Plot 12, Phase 1B (South)Reserved Matters Application
Brent Cross South Limited Partnership
October 2017
LANDSCAPE DESIGN REPORT
Townshend Landscape Architects 1E Zetland House 5-25 Scrutton Street London EC2A 4HJ
www.townshendla.com
Contacts
Brent Cross South Limited Partnership 4 Stable Street London N1C 4AB www.brentcrosssouth.co.uk www.argentrelated.co.uk @argentrelated
Brent Cross South, Plot 12 | Landscape Design Report | October 2017 03
CONTENTS
1.0 INTRODUCTION 1
1.1 THE VISION FOR BRENT CROSS SOUTH 3
1.2 LANDSCAPE’S ROLE AT BRENT CROSS SOUTH 3
1.3 DESIGN DEVELOPMENT 3
1.4 PLANNING CONDITIONS AND REQUIREMENTS 5
2.0 LANDSCAPE PROPOSALS 7
2.1 CONCEPT 7
2.2 LANDSCAPE MASTERPLAN 9
2.3 POCKET PARK 11
2.4 COURTYARD 15
2.5 GREEN STREETS 19
3.0 ACCESSIBILITY 22
4.0 PLAY STRATEGY 23
5.0 MATERIALS AND SITE FURNISHINGS 25
5.1 PRINCIPLES 25
5.2 MATERIALS 25
5.3 STREET FURNISHINGS 27
5.4 LIGHTING STRATEGY 29
6.0 PLANTING STRATEGY 31
6.1 PRINCIPLES 31
6.2 CHARACTER AREAS 32
7.0 TREE STRATEGY 35
7.1 PRINCIPLES 35
7.2 TREE PALETTE 35
7.3 TREE PIT DETAILS 36
8.0 SUSTAINABILITY 37
8.1 PRINCIPLES 37
8.2 ECOLOGICAL ENHANCEMENTS 37
8.3 EXTENSIVE GREEN ROOFS 38
8.4 RAIN GARDENS 39
9.0 CONSTRUCTION AND DELIVERY 40
9.1 CONSTRUCTION PROGRAMME 40
9.2 SUSTAINABLE CONSTRUCTION METHODS 40
10.0 MAINTENANCE 41
10.1 INTRODUCTION 41
10.2 MAINTENANCE ASPIRATIONS 41
11.0 APPENDIX 1: EXISTING TREE REMOVAL PLAN 42
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Brent Cross South, Plot 12 | Landscape Design Report | October 2017 1
1.0 INTRODUCTION
This Landscape Design Report has been prepared by Townshend Landscape
Architects on behalf of BXS Limited Partnership BXS LP (the applicant) to
illustrate the landscape proposals for the Reserved Matters Application for Plot
12 and adjacent streets and public realm (which form part of Phase 1B (South)).
The purpose of this document is to describe the key principles of the landscape
design for Plot 12 and its associated public realm.
The proposals described within have been developed in collaboration with the
wider design team, such as architects Maccreanor Lavington, wind consultants
and structural engineers AKT II, and transport consultants Arup. The material
shown complies with the relevant parameters and principles within the Revised
Development Specification & Framework, as well as the relevant design
principles described in the Revised Design and Access Statement and the
Revised Design Guidelines which form part of the Permission (ref. F/04687/13,
dated 23 July 2014).
This document should be read in conjunction with the Design and Access
Statement (Maccreanor Lavington), other supporting documents such as the
Explanatory Report (DP9) and the drawing package. The Explanatory Report
includes details of the s73 Permission, the Design and Access Statement
discusses the proposed detailed design of the buildings and appends the Access
Statement (All Clear Designs) which covers both the building and public realm.
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Figure 1: Bonnington square, London
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1.1 THE VISION FOR BRENT CROSS SOUTH
Brent Cross South (BXS) forming part of the Brent Cross Cricklewood
regeneration, aspires to create a new vibrant, sustainable and green town
centre within Barnet that is true to its North London context. The development
proposes to provide a mix of homes and jobs in addition to the various open
spaces, community facilities and infrastructure required to support this.
Drawing inspiration from the leafy, green character of nearby neighbourhoods
such as Cricklewood and Childs Hill, the development has been conceived of as
a city set within an urban park, where, whichever way one looks, one will see
a lush, verdant landscape with spaces to rest, relax and live. Within this green
landscape Brent Cross South proposes to carve out space for homes, streets
and squares, building a new district for North London.
In line with the Revised Design and Access Statement and Revised Design
Guidelines, the public realm vision aims to create a sense of place and identity
that will nurture community cohesion by providing a network of new and
existing parks, gardens, streets and squares that will constitute a diverse new
public realm and knit new and existing communities together.
1.2 LANDSCAPE’S ROLE AT BRENT CROSS SOUTH
Recognising the central role that landscape has to play in achieving the above
vision, the landscape’s design and character has been carefully considered
from the beginning of the scheme’s development. This has led to a series of
landscape typologies being defined for the scheme, ranging from intimate
pedestrian focused streets to lively high streets where commercial activity can
be concentrated. Together these typologies aim to both establish the essential
qualities of Brent Cross South and to ensure a consistent vision is realised.
Together with this, a clear hierarchy of streets, spaces and squares will also
be proposed in order to connect the development into a single whole and to
create spaces for the life of the neighbourhood to thrive.
1.3 DESIGN DEVELOPMENT
The landscape proposals presented within have been through a rigorous and
iterative design process in collaboration with the wider design team and client.
As a part of this process the scheme has been presented to the London Borough
of Barnet’s planning officers in advance of its submission at two pre-application
meetings which were held on 17 July and 25 August 2017 respectively. At each
of these meetings the scheme in its current state was presented, focusing on
the vision and how the scheme’s details would translate this vision onto the
ground.
During these meetings, a series of comments were made in regards to the
landscape by the planning officers, which are set out below:
• Play spaces to incorporate natural play equipment whenever possible.
• Edible plants are to be included within the scheme’s planting.
• Design team to explore whether landscaping can mitigate gable ends and
whether green vertical elements can be added to the buildings.
• Reduce carriageway width to 3.7m to discouraging vehicles using the one-
way system inappropriately.
• Review height of kerb to respond to comments at the Access Forum
In response to these comments the scheme solely uses natural play elements,
such as logs or play boulders, a number of areas containing edible plants
have been introduced within the public realm, the carriageway has been
reduced to 3.7m wide and the kerb height adjusted to 50mm. The design
team investigated adding vertical green elements to the building, but did not
ultimately pursue this further as it detracted from the overall character of the
scheme.
Figure 2: Funenpark, Amsterdam, The Netherlands
Figure 3: Cours Seguin, Boulogne-Billancourt, France
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S73 PERMISSION REQUIREMENT DESCRIPTION HOW THE PROPOSED DESIGN COMPLIESCondition 2.1 Provide details of the proposed landscape works, including a summary of tree details,
specification of both temporary and permanent surface finishes, post-construction
landscaping near trees, tree planting (including tree pit details) and details of green
and brown roofs.
Indicative landscape details are provided in this chapter, including landscape
layouts, proposed tree species, tree pit, surface finishes, green and brown
roofs and post-construction landscaping near trees. Full details of these
elements will be submitted under a future condition prior to commencement
of the relevant works.Condition 27.4 Show proposals for new trees, plants and shrubs and seeded areas and new ground
levels including any green roofs. The details submitted shall include:
a) The specification of all plant material in accordance with the National Plant
Specification
b) The location, spacing, species and mixes of the planting
c) Details of provenance for all native species
d) Details of plant handling, horticultural accessories and establishment aftercare.
All new planting shall comply with the requirements specified in BS 5236 (1975)
Advanced Nursery stock Trees; BS 3936 (1980) ‘Specification of nursery stock: Part
1, Trees and Shrubs’, and in BS 4428 (1969) ‘Recommendations for general landscape
operations’. Apart from formative pruning in accordance good arboricultural practice,
none of the new trees, plants or shrubs planted shall be pruned within a period of five
years from the completion of the development.
Conceptual planting palettes and layouts and green roof treatments are
provided along with a tree palette and locations. A commitment has also
been made for all new planting to comply with the requirements of BS 5236
(1975) and BS 3936 (1980) and BS 4428 (1969). The plant material will be
specified in accordance with the National Plant Specification and the details
of provenance for all native species will be provided. Pruning will also only be
undertaken in accordance with good arboricultural practice for the first five
years following the completion of the development.
Full details of the scheme’s planting and maintenance will be submitted under
a future condition prior to commencement of the relevant works, as agreed
with officers during pre-application discussions.
Condition 27.6 Include a detailed programme for commencing and completing the planting, and the
landscaping works so approved shall be carried out in accordance with the approved
programme
An indicative programme for the landscape works is provided along with key
sustainable construction principles. Full details of landscape works programme
will be submitted under a future condition prior to commencement of the
relevant works.Condition 46.4 Identify how the play strategy set out in the Design and Access Statement has been
met.
An overall play strategy is provided and play spaces are defined for each
age group. The total play area provided is given and how these areas were
calculated is shown.
Revised Development Specification and Framework, Paragraph 6.2 Full details of the landscape, including maintenance. Indicative landscape details are provided within this document, including
landscape layouts, proposed material palettes, conceptual planting palettes
and trees. Maintenance principles are also set out. Full details of these
elements will be submitted under a future condition prior to commencement
of the relevant works.Revised Development Specification and Framework, Table 10 Describe the open space, landscaping and ecology, including green and brown
roofs, and how they comply with the existing permission and present any necessary
environmental information.
Indicative details of each of these elements including locations are provided
within the document. Full details of these will be submitted under a future
condition prior to commencement of the relevant works.
Table 1.1: Design compliance with Section 73 Permission Requirements
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1.4 PLANNING CONDITIONS AND REQUIREMENTS
The information and level of landscape detail within has been guided by the
approved Revised Development Specification and Framework, Revised Design
and Access Statement and Revised Design Guidelines document that were
submitted and approved as a part of the Section 73 Permission, as well as a
number of conditions that were attached to the Section 73 Permission.
In particular, the information within complies with the requirements set out in
Conditions 2.1, 27.4, 27.6 and 46.4, as well as paragraph 6.2 and table 10 of the
Revised Development Specification and Framework as described in Table 1.1. It
also complies with the broader aspirations and goals set for the landscape and
public realm as described in the Revised Design and Access Statement. Table
1.2 describes the requirements of each of these and how the proposed design
complies.
RELEVANT PRINCIPLES OF THE BRENT CROSS SOUTH REVISED DESIGN AND ACCESS STATE-MENT
HOW THE PROPOSED DESIGN COMPLIES
Create a sense of place and identity that will nurture communitycohesion.
The public realm has been designed to be a unifying element with the proposed scheme,
linking the plot into the wider masterplan and connecting the various spaces within the
scheme itself. Promote health and wellbeing. By providing a lush, green landscape the proposed public realm will present a calming
environment for residents promoting mental health. The provision of cycle and
pedestrian routes will also encourage walking and cycling within the scheme promoting
an active and healthy population.Integrate and enhance ecology. A wide variety of plant species have been selected to increase biodiversity within the
site while species with high wildlife value have been specified to support bird and other
wildlife populations in the area. Extensive and intensive green roofs are also provided
within the scheme, further enhancing the local ecology.Promote education and learning through the public realm. Plants with interesting textures, smells and sights are integrated into the public realm to
encourage exploration by children while moving through the site. Edible plants are also
provided encouraging further interaction with the landscape.
Create a place for pedestrians and cyclists. The entirety of the proposal has been conceived as a pedestrian-focused space with
shared surfaces used whenever possible and roads kept to a minimum. All roads have
been designed to be friendly to encourage cyclists.Integrate the private vehicle and public transport without
overwhelming streets and spaces.
Street widths and parking bays have been kept to the minimum required to be functional
and meet planning requirements. Ample planting and trees are also provided along all
streets to green these areas, diminishing the visual impact of these elements.Make a place where stopping and relaxing is encouraged. Benches are located at reasonably spaced distances within the public realm to provide
places to pause. Street trees and planting will compliment this by creating an inviting
environment in which to rest.Place the concepts of play and leisure at the centre of the strategy. All play and leisure spaces are integrated into the public realm rather than being fenced
off areas apart. Play is further integrated into the landscape through the use of natural
play elements in lieu of traditional standalone play pieces. The public realm design aims
to encourage residents and the wider public to sit, relax and engage.Make a public realm that is lively and diverse. A hierarchy of spaces is proposed within the scheme, ranging in size from intimate
pocket spaces where one can read a book to larger open areas for gatherings. Spill-out
spaces are also provided in front of all retail units in order for these units to help activate
and animate the public realm.
Table 1.2: Principles set out in the Revised Design and Access Statement and design compliance
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1. ASSUME ALL SPACE IS GREEN SPACE 2. DEFINE AMENITY SPACES 3. DEFINE MAIN PEDESTRIAN ROUTES
4. ADD SECONDARY PEDESTRIAN ROUTES 5. PROVIDE ACCESS TO UNITS AND BUILDINGS 6. ALLOW FOR ROADS AND LAY-BYS
Figure 4: Plot 12 concept diagrams
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2.0 LANDSCAPE PROPOSALS
2.1 CONCEPT
The Plot 12 landscape and public realm concept takes as its starting point the
aspiration for Brent Cross South as a whole - a city set within an urban park.
Translating this to the plot level, the Plot 12 landscape concept assumes that
all space is green space to begin with and that pedestrians should take priority
over vehicles whenever possible. From this position the scheme then iteratively
removes green space for other necessary elements such as footpaths and
services to be provided, refer Figure 4. The result is a series of intimate green
streets with pocket spaces for both residents and neighbours alike to enjoy.
Figure 5: St Andrews, Bow
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1 High Street South2 Building 12N3 Pocket Park4 Building 12S5 Courtyard6 Green North-South streets7 Claremont Park Road8 Claremont Park9 Café spill out10 Parking bays and lay-bys
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Figure 6: Plot 12 proposed landscape masterplan
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2.2 LANDSCAPE MASTERPLAN
Building on the landscape concept described previously, the proposed
masterplan has been divided into three key character areas: the pocket park at
the centre of the site, the podium courtyard within Building 12S, and the green
streets that run north-south through the scheme. Each of these character areas
have been defined with their own unique set of qualities that are tied to their
intended uses and contexts. A brief overview of each character area is described
below, with greater detail provided in subsequent sections of this chapter.
The pocket park is the focus in the scheme and is intended to be an amenity
space where residents and visitors alike can gather and relax. The area will be
lushly planted with play opportunities incorporated, providing doorstep play for
children under the age of five.
The podium courtyard is also proposed as a green amenity space that will be
accessible to residents of Building 12S. The courtyard will have a more enclosed
character with spaces for relaxing, gathering and playing.
Finally the green streets will act as the primary circulation routes for the site
with ample tree planting provided along their lengths. The streets will be
shared surfaces to emphasise their pedestrian-focused character while spill-out
spaces for cafes and entrances to the buildings will help activate and animate
the streetscape.
POCKET PARK
COURTYARD
GREEN STREETS
BUILDING 12S
BUILDING 12N
GREEN STREETS
Figure 7: Key character areas
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Figure 8: Landscape proposal for the Pocket Park
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2.3 POCKET PARK
The Pocket Park is located directly south of Building 12N, it will be accessible
to both residents and the public. Following the tradition of a London Square,
the space will be primarily open in character with a central lawn being its main
element to allow residents and visitors alike to relax and encourage informal
activities such as yoga to occur within the space. Informal play will be integrated
into the landscape to provide 540 m2 of doorstep play for the residents of
Building 12N. This ensures that the plot meets the requirement to provide 10
m2 of doorstep play for each child under the age of five within the northern
block. The planting beds and trees that frame the central lawn and the provision
of play and seating opportunities give a particular green character to the Pocket
Park that will enhance the development and will benefit both residents and the
public.
Buffer planting will be provided along the Pocket Park’s interface with all private
units in order to define the public and private realm and provide privacy for
ground floor units. Trees will be strategically located throughout to screen
views from above and minimise the feeling of being overlooked while using
the space. Buffer planting will also be provided adjacent the green street to the
south to discourage children accidentally entering the road environment.1 Lawn2 Link to High Street South3 Natural play elements - Logs4 Raised table5 Edible landscape6 Natural play elements - boulders7 Privacy planting8 Natural play elements - Stepping logs9 Entrances to units10 Visitor cycle stands11 Entrance to Building 12N12 Café spill out13 Street planting
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Figure 9: Joel Weeks Park, Toronto, Canada
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PrivacyEdge
Privacy Edge
Footway FootwayFootwayPocket Park Carriageway2m 1.85m2m17m 3.7m 1.85m2m
Figure 10: Typical section of Pocket Park
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Figure 11: Proposed view of Pocket Park