2.0 RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE BRENT CROSS LONDON - DESIGN DEVELOPMENT REPORT

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1 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE 267

2 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Sustainability The key sustainability objectives of the development are set out in the Masterplan section of this report. Sustainability Secure by Design Secure By Design The facade design minimises the opportunity for hiding and climbing up to windows or onto roofs to either commit crime or gain entry. Accessible ledges, parapets, indentations and protrusions were minimised. All internal spaces that fall within the landlord s responsibility will have access control and will be well-lit. All public areas around the hotel are controlled by CCTV. This is supported by the introduction of sympathetic design features that allow a visual connection between areas, such as railings or robust glazing treatments. The hotel envelope encourages active public areas with free standing pop up commercial interests. It also limits blank facades and undercrofts and animates the ground floor with Lobby spaces. 268

3 MIN BODY GROUND CLEARANCE KERB TO KERB TURNING RADIUS 2.4m 3.814m.366m 2.4m 4.sec 9.m BASED UPON THE ORDNANCE SURVEY MAPPING WITH THE PERMISSION OF THE CONTROLLER OF HER MAJESTY'S STATIONERY OFFICE CROWN COPYRIGHT. UNAUTHORISED REPRODUCTION INFRINGES CROWN COPYRIGHT AND MAY LEAD TO PROSECUTIONS OR CIVIL PROCEEDINGS. AIT SPATIAL LTD LICENCE NO m COACH LAYBY TO MEASURES 17m x 3m 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE SCALE 1:2 1.4 PLAXTON PANTHER BUS -.m OVERALL LENGTH.m 2.m 4.7m MIN BODY GROUND CLEARANCE.397m 2.m.sec WALL TO WALL TURNING RADIUS 12.m SCALE 1: KERB OFFSET FROM BUILDING BY A m FOOTWAY IN FRONT OF ENTRANCE REALIGNED TO SUIT VEHICLE TRACKING LEFT TURN IN ONLY CONSTRUCTION RISKS BASED UPON THE ORDNANCE SURVEY MAPPING WITH THE PERMISSION OF THE CONTROLLER OF HER MAJESTY'S STATIONERY OFFICE CROWN COPYRIGHT. UNAUTHORISED REPRODUCTION INFRINGES CROWN COPYRIGHT AND MAY LEAD TO PROSECUTIONS OR CIVIL PROCEEDINGS. AIT SPATIAL LTD LICENCE NO m 4 4 m Vehicle track a INSET 7.T van A - box 7.t BOX VAN TRACK KERB OFFSET FROM BUILDING BY A MINIMUM OF.m SCALE 1: 2.m.sec WALL TO WALL TURNING RADIUS 12.m FOOTWAY IN FRONT OF ENTRANCE REALIGNED TO SUIT VEHICLE TRACKING PLAXTON PANTHER BUS -.mare designed to allow access by vehicles The road sweeps LENGTH.m up tooverall m long and 2.m 4.2m high concurrent with a coach 4.7m debussing guests MIN BODY GROUND CLEARANCE into.397m the hotel lobby. THIS DRAWING IS T OTHER RELEVANT DO NOT SCALE FRO DIMENSIONS. ALL DIMENSIONS, C ARE IN METRES UN THIS DRAWING IS T PROJECT HEALTH & POTENTIAL RISKS. 2. COACH LAYBY TO MEASURES 17m x 3m SCALE 1:2 1.4 NOTES 1. SAFETY, HEALTH THIS DRAWING IS TO B THAT IT WAS ISSUED 2.4m 4.sec 9.m 7.1 FOOTWAY TO ENTRANCE OF HOTEL REQUIRED TO KEEP PEDESTRIAN SEPARATE FROM VEHICLE TRAFFIC. 2.m FOOTWAY FOR ACCESS TO HOTEL It is estimated that approximately four delivery/collection visits will be requiredin every 24 hour cycle. From an operational perspective this will be time managed to ensure minimal cross over with guest arrival and departure times LEVELS OF BUILDING ABOVE ACCESS ROAD TO BE CHECKED AGAINST HEADROOM REQUIREMENTS OF VEHICLES. Plot Date : 2/22/217 3:12 PM File Name : BXCR-ACM-WR-1-SK-CE-4 KERB TO KERB TURNING RADIUS N DESIGNERS NOTES 8.1m 2.1m 3.6m.31m 2.64m 4.sec 7.4m FIRE EXIT DOORS EXIT INTO SERVICE AREA ON A 2.% SLOPE t BOX VAN - 8.1m SHARED FOOTWAY/CYCLEWAY OVERALL LENGTH MIN BODY GROUND CLEARANCE KERB TO KERB TURNING RADIUS KERB OFFSET FROM BUILDING BY A MINIMUM OF.m 8.1m 2.1m 3.6m.31m 2.64m 4.sec 7.4m SHARED FOOTWAY/CYCLEWAY LEFT TURN IN ONLY Bollards * INSET A - 7.t BOX VAN TRACK 1 Taxi Dro ce ss Vehic ular Acce Vehicle track binset 7.T box van B - 7.t BOX VAN TRACK 2 First Issue m th 3 pa Ac 2 le n 2 ria SCALE 1: yc 1 o C st Log de Pe SCALE 1:2 ISLAND REQUIRED TO PREVENT RIGHT TURNS INTO SERVICE AREA 2m 2 1 ss Revision D Purpose of issue p Off ding Loa Bay FOR Area Client Logo Plot Date : 2/22/217 3:12 PM File Name : BXCR-ACM-WR-1-SK-CE-4 CROWN COPYRIGHT AND MAY LEAD TO PROSECUTIONS OR CIVIL PROCEEDINGS. AIT SPATIAL LTD LICENCE NO LayfieldBASED UPON THE ORDNANCE SURVEY WITH THE PERMISSION OF THE Place MAPPING CONTROLLER OF HER MAJESTY'S STATIONERY OFFICE CROWN COPYRIGHT. Entry UNAUTHORISED REPRODUCTION INFRINGES Project Title BRENT CR Drawing Title BRENT GENERA BRENT C ACCESS REFUSE VEHICLE CAN MANOEUVRE TO COLLECT REFUSE FROM THE LOADING BAY OR ALTERNATIVELY, IT COULD PARK OUTSIDE OF THE LOADING BAY WITH THE BINS WHEELED OUT TO THE VEHICLE ath le p Cyc ea ar Designed Drawn PE PE AECOM Internal Project No Logo A1 1:2 THIS DOCUMENT HAS BEEN PR AECOM'S APPOINTMENT BY ITS C DOCUMENT OTHER THAN BY AGREEMENT TO SUCH USE, AND AECOM Infrastructure & E Scott House Alencon Link Basingstoke Tel: Fax: Vehicle track c large refuse truck INSET B - 7.t BOX VAN TRACK 2 INSET A - 7.t BOX VAN TRACK 1 Inclusive Access 1.4 The hotel is serviced from the central courtyard LARGE REFUSEbuilding VEHICLE (3 AXLE) OVERALL LENGTH 9.86m via the service bay located at ground floor level. The bay is 2.4m 3.814m screened with a roller shutter door. MIN BODY GROUND CLEARANCE.366m Plot Date : 2/22/217 3:12 PM File Name : BXCR-ACM-WR-1-SK-CE SHARED FOOTWAY/CYCLEWAY OVERALL LENGTH MIN BODY GROUND CLEARANCE KERB TO KERB TURNING RADIUS Inclusive Access t BOX VAN - 8.1m 9.86 Drawing Number INSET C - LARGE REFUSE VEHICLE 269

4 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE 27

5 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE 2.8 Layfield Place 271

6 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Design Background Design Overview Layfield Place is seen as a key part of the overall improvements to be delivered through Phase 1BN, and will be designed to complement the open space enhancements to be delivered throughout the scheme. Layfield Place is to provide an attractive gateway space to frame the main entrance into the Shopping Centre from the West, serving residents from Brent Park Road, the Riverside Park, and Residential Plots 113 and 114. This space will provide attractive seasonal planting in a series of raised beds, with tree planting providing a green foil to the buildings which frame it. There will be space for generous seating, incidental play and playful seating elements. A green wall is also proposed to clad the lower half of the Eastern Car Park, at its southern end. This space has been designed in accordance with the principles and parameters set out in the DSF, DAS and DGs, which supported the 214 permission. The DSF identifies that Layfield Place should measure.3ha in the approximate location of S1 on Parameter Plan. The DAS states that the threshold spaces will be gateway spaces providing a transition between the edge of the zone and the network of streets that surround Brent Cross Main square. The DG also states that such spaces mark the threshold spaces around the centre. 272

7 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE The images below are an extract from the Public Realm and Open Space Strategy document BXC7 which accompanied the Section 73 Planning Application approved in 214. For illustrative purposes only 273

8 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Parameters & Criteria Parameters and Criteria Renter s Farm 192s Map pastoral land and reservoir Former allotments on BXSC site Brent Reservoir - The Welsh Harp Allotment gardens Layfield Place is to provide an attractive gateway space to in accordance with the 214 Permission. There is to be provision for seating and tree planting to define the space and there is also a requirement to provide a defense line to hostile vehicles. In developing the proposals we undertook a review of the overall context of the space - key links, views, focal points, to ensure that the proposals optimised opportunities for the space and its key role as a gateway to the development. In developing the proposals a number of themes were explored to help create a space with a distinctive sense of place and character. The site context studies revealed that the site had been used extensively for allotments in the interwar years of the 2th century, before which it had been dominated by the flood areas of the River Brent. Both historic references have been explored in developing proposals for Layfield Place. Key Views to Layfield Place 274

9 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Parameters and Criteria Section 73 Illustrative Area Layfield Place -. ha Current Scheme Area Layfield Place -.77 ha Formal tree planting Trees, planters and informal seating define route to shopping centre Opportunity for artwork or information totem Pedestrian crossing Cycle parking Tree planting Planters and informal seating define small pocket park Opportunity for artwork or information totem Incidental play opportunities Productive Wall Pedestrian crossing Cycle parking 27

10 2. RETAIL & HOTEL PLOTS, BRENT CROSS MAIN SQUARE THRESHOLD SPACES & ENERGY CENTRE Options Considered Options Considered Layfield Place is to provide an attractive gateway space to frame the main entrance into the Shopping Centre from the West. In developing proposals for Layfield Place a number of options were considered, in order to reflect the themes of the wider masterplan, which at Layfield Place were to reflect productive landscapes in response to the allotments which characterised this site prior to development in the latter part of the 2th Century. Other design considerations were also taken into account, in particular the need to provide an attractive space which can be defended against hostile vehicle attack. Raised planters were considered to reflect the theme of productive gardens and allotments. 276