DISTRIBUTION OF MASS / ARTICULATION TALLER BUILDINGS LOCATION ORIENTATED TO MINIMISE OVERSHADOWING TO PUBLIC AMENITY SPACES.

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1 DISTRIBUTION OF MASS / ARTICULATION TALLER BUILDINGS LOCATION ORIENTATED TO MINIMISE OVERSHADOWING TO PUBLIC AMENITY SPACES. - HEIGHT USED TO MARK DESTINATION - MINIMISE OVERSHADOWING. - CREATE RHYTHMIC / ORDERED ORIENTATION 062

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3 THE MASS IS BROKEN DOWN AT GROUND LEVEL BETWEEN THE TWO EASTERLY BLOCKS TO PROVIDE A ROUTE THROUGH TO THE COURTYARD FROM THE ENTRANCES, GIVING A COHERENT ENTRANCE STRATEGY TO THE SCHEME. OPENING UP TO THE COURTYARD 064

4 BUILDING HEIGHTS + PUBLIC SPACE SECTION SHOWING PROPORTION OF SOLID TO VOID. VERTICAL ORDER OF BUILT FORM MAJORITY OF BUILT FORM TO PUBLIC REALM AT 6 STOREYS, WITH ADDITIONAL HEIGHT TO NORTHERN BOUNDARY. SECTION SHOWING PROPORTIONS OF CENTRAL GREEN SPACE

5 OPENING UP TO THE COURTYARD 066

6 PLAN SHOWING DISTRIBUTION OF VARIOUS UNIT SIZES

7 THE MASTERPLAN The proposed masterplan for the Ascot Road development considers the complex interplay of a variety of design criteria including: building and use adjacencies, especially the proposed new Cassiobridge station; economic and social viability; creation of a benchmark residential development for WBC, announced by a high quality tall building; delivering a new public realm suitable for this scale of development, that is both enjoyable, beautiful and accessible to the new and existing residents; connections to both public and private transportation networks; and responds to both environmental and topographical constraints. The final proposal is an expression of these constraints and opportunities that recognises that at the heart of this is an individuals or families home. Consequently the architectural expression seeks to create a collection of buildings that are individual and yet come together to form a cohesive whole through a unified materials palette and a carefully coordinated focus on proportions and building hierarchy. This cohesion is further cemented by the interconnecting spaces created between the built form, which have carefully crafted soft and hard landscaped elements which unite the buildings with a harmonious setting. MASTERPLAN SHOWING CONTEXT 068

8 MASSING MASTERPLAN

9 CONSULTATION PROCESS CONSULTATION Over the 6 months of design work leading up to the submission of this application the team have been working alongside Watford Borough Council Planning Authority to realise the potential of this underutilised site that is part of the wider masterplan developed by WBC. As well as the key design workshops noted in the table here, there have been weekly meetings held with the attendance of WBC to discuss any matters arising, ensuring a smoother process in the application s submission. DESIGN REVIEW SOUTH EAST PANEL The scheme was recommended to the DRSE following the initial MARF consultation and reviewed by the panel. The feedback from this was used to establish the next sessions with DCC leading to the scheme proposal herein. PUBLIC CONSULTATION On the 1st 2nd and 5th of November 2016 the design team exhibited in the Ascot Road Community Free School Hall with a series of design panels which set out the economic, spatial and design parameters of the scheme. The public reaction to the development was overwhelmingly positive in terms of both the principles and the design approach with some disapproval voiced around the student housing element. The general reactions to the design experienced by the members of the team present at the consultation were positive. A more detailed analysis of the public consultation process and feedback is contained within the accompanying Statement of Community Engagement to this application by COMMCOMM WIDER STAKEHOLDER GROUPS A submission was made to the Department for Culture Media and Sport via Historic England and a design development presentation document was presented for consideration by ministers. The scheme was presented and briefings held to discuss the scheme with various key stakeholders including: Hertfordshire Borough Council, the Ascot Road Community Free School, and Councillors noted below. DATES Dates of consultations are herein listed: 08/09/16 WBC MARF - Major Applications Review Panel 05/10/16 DESIGN REVIEW SOUTH EAST 18/10/16 WBC MARF - Major Applications Review Panel 27/10/16 WBC HEAD OF HOUSING 01/11/16 PUBLIC CONSULTATION - PREVIEW EVENT 02/11/16 HIGHWAYS CONULTATION WITH HCC 02/11/16 PUBLIC CONSULTATION 05/11/16 PUBLIC CONSULTATION 14/11/16 ASCOT ROAD COMMUNITY FREE SCHOOL Chair of Govenors 24/11/16 Meeting with Cllr David Barks Member of Development Management Committee 08/12/16 Meeting with Cllr Mark Watkin Member of Development Management Committee 070

10 KEY VIEWS + MASSING Throughout the design process extensive use of 3D modelling has been utilised to ensure an appropriate bulk & mass of the emerging design with its immediate and wider context. As the design has evolved alongside regular consultation with the local authority and key stakeholders, the modelling and detail has further refined the architectural response. The following pages illustrate a summarised extract from this key process in the final design s evolution. The massing studies look at several options of distributing the mass on the site and the further refinements, leading to the proposed bulk and mass of the planning submission. The following massing studies illustrate the scheme development in the context of potential future phases, as set out in the BDP Masterplan; these include: the Lozenge site, the part pedestrianisation of Old Ascot Road and the PFS site. It should be noted that these have been used as informative to future proof both the proposed scheme and the adjacent sites, however the application proposals will be fully deliverable and function successfully in isolation to the other sites

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12 VIEW 001 VIEW 002 OPTION 1 OPTION 2 15 STOREYS - COMPLIANT VIEW 003 OPTION 1 OPTION 2 15 STOREYS - COMPLIANT OPTION 1 OPTION 2 15 STOREYS - COMPLIANT 3 MASSING DEVELOPMENT

13 VIEW 004 VIEW 005 OPTION 1 OPTION 2 15 STOREYS - COMPLIANT VIEW 006 OPTION 1 OPTION 2 15 STOREYS - COMPLIANT OPTION 1 OPTION 2 15 STOREYS - COMPLIANT MASSING DEVELOPMENT 074

14 VIEW 007 OVERHEAD 01 OPTION 1 OPTION 2 15 STOREYS - COMPLIANT OVERHEAD 02 OPTION 1 OPTION 2 15 STOREYS - COMPLIANT OPTION 1 OPTION 2 15 STOREYS - COMPLIANT 3 MASSING DEVELOPMENT

15 VIEW 001 VIEW 002 PREVIOUS OPTION FURTHER REFINEMENT VIEW 003 PREVIOUS OPTION FURTHER REFINEMENT MASSING DEVELOPMENT PREVIOUS OPTION FURTHER REFINEMENT 076

16 VIEW 005 VIEW 006 PREVIOUS OPTION FURTHER REFINEMENT VIEW 007 PREVIOUS OPTION FURTHER REFINEMENT PREVIOUS OPTION FURTHER REFINEMENT MASSING DEVELOPMENT

17 VIEW 008 VIEW 009 PREVIOUS OPTION FURTHER REFINEMENT VIEW 010 PREVIOUS OPTION FURTHER REFINEMENT MASSING DEVELOPMENT FURTHER REFINEMENT 078

18 AERIAL VIEW 1 AERIAL VIEW 2 MASSING DEVELOPMENT

19 VIEW 3 VIEW 4 MASSING DEVELOPMENT 080

20 VIEW 5 VIEW 6 MASSING DEVELOPMENT

21 VIEW 7 VIEW 8 MASSING DEVELOPMENT 082

22 VIEW 9 VIEW 10 MASSING DEVELOPMENT

23 The benefit of designing in 3D is particularly evident when it comes to assessing the wider impact of the scheme using key views. ESA produced these early images with the help of the model along with WBC s county wide massing model, to help develop the bulk and mass. this process has been continued in the TVIA that forms part of this document. DESIGNATED WBC KEY VIEWS 084

24 SV 06 MASTERPLAN Ascot Road Development BUSHEY MILL LANE JUNCTION WITH HIGHWOOD AVENUE - LOOKING SOUTHWEST MASSING - AERIAL PLAN

25 SV 09 Ascot Road Development WATFORD ROAD APPROACHING RICKMANSWORTH ROAD - LOOKING EAST MASSING DEVELOPMENT 086

26 SV 10 Ascot Road Development SANDY LODGE LANE SOUTH OF HAMPERMILL LAKE - LOOKING NORTH MASSING - AERIAL PLAN

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28 TOWER DEVELOPMENT TOWER DEVELOPMENT : EARLY PROPOSALS

29 TOWER PLAN DESIGN In order to create an elegant tower form with efficiency in structural layout the plan has been fractured. Creating three distinct elements that read independantly and as one to emphasise the verticality. The economics of the tower dictate a number of units per floor necessary to make the scheme viable. This must be balanced with the buildability and the architectural form to ensure the core arrangement gives the ability to create the elegant tower form. 5 FLATS PER FLOOR 7 FLATS PER FLOOR TOWER PLAN EVOLUTION 090