HAYES & HARLINGTON: ARISING OPPORTUNITIES

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Lizbeth Hutchinson
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Cro ss r ail rou te m ap exp r ess ing the opp ort uni ty t ou nlo ck the lan dn ort ha nd sou th o f th es tat ion Illu str atio ns HAYES & HARLINGTON: ARISING OPPORTUNITIES and D ra win gs P rop

The committed crossrail works underway include a new station ticket hall, platform extensions and new elevated footbridge.

The Mayor s Housing Strategy introduced the concept of Housing Zones as a way to speed up the number of homes being built across the capital in areas with high development potential.

in construction - Site Plan HOUSING ZONE Illustrations and Drawings ALLOCATION Property of Network Rail BRENT Together these opportunities present a moment to consider the land south of the station

1 Cro ss r ail rou te m ap exp r ess ing the opp ort uni ty t ou nlo ck the lan dn ort ha nd sou th o f th es tat ion Illu str atio ns HAYES & HARLINGTON: ARISING OPPORTUNITIES and D ra win gs P rop ert yo fn etw ork Rai l With the 2018/19 arrival of Hayes & Harlington crossrail and the recent Hayes Housing Zone allocation, there is opportunity to unlock the land south of the station. The committed crossrail works underway include a new station ticket hall, platform extensions and new elevated footbridge. In March of this year, a central region of Hayes was established by the GLA as a Housing Zone. The Mayor s Housing Strategy introduced the concept of Housing Zones as a way to speed up the number of homes being built across the capital in areas with high development potential. ENFIELD 28 BARNET 9 HARROW Hayes & Harlington crossrail station in construction - View from Station Approach Illustrations and Drawings Property of Network Rail 6 Hayes & Harlington crossrail station in construction - Site Plan HOUSING ZONE Illustrations and Drawings ALLOCATION Property of Network Rail BRENT Together these opportunities present a moment to consider the land south of the station as a prime location for upgraded access and development. WA LT H A M FOREST HACKNEY ISLINGTON 15 CAMDEN 18 HILLINGDON 4 14 HARINGEY 16 NEWHA EALING H A 22 27a 23c 23 20g 20e 23b 10 GRE 20a TH W K 20b R 20c A WA NDS WO RTH LEWISHAM LAMBETH 21 RICHMOND 30 MERTON 27 U 20f a O d S HOUNSLOW CITY WESTMINSTER K E & N C SI H N E G L T S O E N A H IT M S M R A E LH M M FU & 13 TOWER HAMLETS 19 KINGSTON 17 Hayes & Harlington crossrail station in construction - View from Station Road Illustrations and Drawings Property of Network Rail BR Housing zone allocation map.: Hayes housing zone in solid pink Illustrations and Drawings Property of Network Rail SUTTON CROYDON

2 28 1. No. 1 Nestles Avenue 3. In Review For Resi-Led Development 4. In Review For Resi-Led Development 6. In Review For Logistic Use 7. North Hyde Electricity Substation 8. Hayes Depot 10. High Point Village Blythe Road 12. Trident House 14. ASDA 15. Hyde Park Hayes 16. Southall Hayes (Tesco) 18. Former Emi 19. Enterprise House 20. Fairview Business Centre 23. Benlow Works 24. Chailey Industrial Estate 27. Golden Cross 28. Lake Farm School C. Emi Building D. Enterprise House 2 Hayes & Harlington Station In Review For Resi-Led Development D C 9. British Airways Engineering RAILWAY HAYES & HARLINGTON CROSSRAIL STATION RAILWAY GRA ND UNI ON CAN AL STA TIO NR OA D A 5 14 NES TLES AVE NUE N HY DE R OAD The Old Vinyl Factory B 7 16 Hayes housing opportunity zone boundary Hayes high street Land use: town centre HAYES & HARLINGTON: A CHANGING TOWNSCAPE 17. Former Powergen Land use: residential-led mixed use Land use: commercial-led mixed use Land use: industrial Heritage assets (grade ii or locally listed) Sites to note Decent developments, under construction or in planning Site under review for future development The land surrounding 1 Nestles Avenue has and continues to undergo significant change. Pedestrians links to be protected 21. Union House 22. Silverdale Road No. 1 Nestles avenue Surr ing ound d ev me elop nt c xt m onte ap Much of central Hayes is included within the Hayes Housing Zone boundary. While there is a focus on the development of housing, many schemes have brought forward mixed-use arrangements which favour a city evolving towards the urban scale and lifestyle. The current of development to date has clustered around the station and expanded outwards in the east and west directions. This would likely be followed by opportunities to extend the re-development outwards in the north and south directions along Station Road. 25. Silverdale Business Estate 26. Botwell Green Sports & Leisure Centre A. N est les Wo rks B. Nestles Works (Former Canteen)

1 1 N: 2 THE SITE TODAY Views Looking At The Existing Site Boundary 3 4 5 The existing site hosts an Access Self Storage facility

shed. To maintain the supply for the highly demanded storage units, facilities will be re-located nearby during construction and

The site is accessed solely from a gated driveway along Nestles Avenue and does not currently support a pedestrian link through to

While the self storage facility is of great use to the community, it is not a use that promotes an active urban elevation.

Existing North Elevation Of Access Self Storage Seen Through The Neighbouring Surface Car Park 2.

3 1 1 N: 2 THE SITE TODAY Views Looking At The Existing Site Boundary The existing site hosts an Access Self Storage facility that expands the majority of the owner s land extents and lies over two floors within a combination of brick structure and aluminium shed. To maintain the supply for the highly demanded storage units, facilities will be re-located nearby during construction and permantnetly re-located back into the original location within basement floors. The site is accessed solely from a gated driveway along Nestles Avenue and does not currently support a pedestrian link through to the station. While the self storage facility is of great use to the community, it is not a use that promotes an active urban elevation. Therefore locating this use within the center of the podium structure and within basement levels makes for better placemaking. 1. Existing North Elevation Of Access Self Storage Seen Through The Neighbouring Surface Car Park 2. Existing West Elevation Of Access Self Storage Seen From The Pedestrian Path Alongside Station Road 3. Existing South West Corner Of Access Self Storage As Seen From The Nestles Avenue Children s Centre 4. Existing South Elevation Of Access Self Storage Seen Along Nestles Avenue 5. Existing East Elevation Of Access Self Storage Where It Neighbours The Motor Museum

A Gateway Architectural Proposal Gateway to the Station Marker of A New Neighbourhood Continuing the Cluster

Growing the urban environment around the crossrail station to the south Illustrations and Drawings Property

1 NESTLES AVE: GATEWAY TO THE STATION & MARKER OF A NEW NEIGHBOURHOOD The proposal continues the cluster of

From The Hayes & Harlington Station Platform Station Road will serve as the next axis of redevelopment and

4 A Gateway Architectural Proposal Gateway to the Station Marker of A New Neighbourhood Continuing the Cluster of Architectural Features Surrounding The Station Extents of A New Neighbourhood? Growing the urban environment around the crossrail station to the south Illustrations and Drawings Property of Network Rail and Mott MacDonald NO. 1 NESTLES AVE: GATEWAY TO THE STATION & MARKER OF A NEW NEIGHBOURHOOD The proposal continues the cluster of buildings seen around the new Crossrail station, acting as a gateway to new connectivity and growth to the south of the station. The junction of Station Road and Nestles Avenue marks the corner of a new neighbourhood when approaching along Station Road from the south. Existing View Towards The Site From The Hayes & Harlington Station Platform Proposed View Towards The Site From The Hayes & Harlington Station Platform Station Road will serve as the next axis of redevelopment and the No. 1 Nestles Avenue will serve as goalpost towards the station and promote the evolution of Station Road towards setting of more urban environment. Existing View Towards The Site Looking North Along Station Road Towards The Bridge Over The Railway Underpass Proposed View Towards The Site Looking North Along Station Road Towards The Bridge Over The Railway Underpass

Arrival Courtyard of No. 1 Nestles Ave Pocket Park Connecting to Station Road NO.

The new crossrail station will deliver an improved public space on the north side.

The arrival courtyard and pocket park proposed on the site s Station Road elevation will enhance the experience along Station Road by

The arrangement of the proposal provides for a terraced gradient from the station road level up to residential courtyard.

Existing View Towards the Site Looking South From the Station Exit onto Station Road Look and Feel of The Proposed Arrival Courtyard

5 Arrival Courtyard of No. 1 Nestles Ave Pocket Park Connecting to Station Road NO. 1 NESTLES AVE: A WELCOMING ARRIVAL The existing experience along Station Road near the Station is bleak. The new crossrail station will deliver an improved public space on the north side. No 1 Nestles Avenue proposes reciprocating this upgrade to public realm experience to the south of the station. The arrival courtyard and pocket park proposed on the site s Station Road elevation will enhance the experience along Station Road by greening the surrounds and widening the pavement. The arrangement of the proposal provides for a terraced gradient from the station road level up to residential courtyard. This gradient will be a mixture of hardscape and softscape to provide a mixture of seating and greening. Existing View Towards the Site Looking South From the Station Exit onto Station Road Look and Feel of The Proposed Arrival Courtyard (Precedent: Le Ban St Martin Town Centre in France Proposed View Towards The Site Looking South From The Station Exit Onto Station Road (Plan View) Reciprocating the public realm betterment along Station Road as being delivered on the north side of the Station Illustrations and Drawings Property of Network Rail and Mott MacDonald Look and Feel of the Proposed Arrival Courtyard (Precedent: Trinity Laban Conservatoire Of Music & Dance)

Pedestrian Links to and Around the Site Proposed upgrades to the pedestrian experience and links (within the ownership of the No.

1 Nestles Ave land are speculative and represent the ideas solely of the No.

1 NESTLES AVE: CONNECTING EXISTING AND FUTURE NEIGHBOURS Station Road, Nestles Avenue and a new public road will be given new life and meaningful use in assisting with pedestrian

Existing Experience Between the Storage Site and Neighbour with a Blocked Pedestrian Link The Station Road public courtyard will be designed to connect into any potential

Station Road will now serve as the access to a central arrival point for residents and visitors within the arrival courtyard.

likely be desired by the surrounding development proposals.

6 Pedestrian Links to and Around the Site Proposed upgrades to the pedestrian experience and links (within the ownership of the No. 1 Nestles Ave land) Speculative further upgrades to the pedestrian experience and links (delivered by the neighbouring owner - please note proposals outside the No. 1 Nestles Ave land are speculative and represent the ideas solely of the No. 1 Nestles Ave team and delivery will lie outside their control) Central resident and visitor arrival point NO. 1 NESTLES AVE: CONNECTING EXISTING AND FUTURE NEIGHBOURS Station Road, Nestles Avenue and a new public road will be given new life and meaningful use in assisting with pedestrian access. Existing Experience Between the Storage Site and Neighbour with a Blocked Pedestrian Link The Station Road public courtyard will be designed to connect into any potential developments on the adjacent surface car park just north and levels/grading will be considering with this in mind. Station Road will now serve as the access to a central arrival point for residents and visitors within the arrival courtyard. A new public road running the length of the site s east elevation will prepare for a future pedestrian connection to Nestles Ave and westward towards the old Nestles Factory as will likely be desired by the surrounding development proposals. Existing Experience Down Station Road Buccleuch Property and Network Rail Speculative further upgrades to the pedestrian experience and links Buccleuch Property and Network Rail (Our neighbours Buccleuch Property and Network Rail are bringing their land forward for development and this includes all of the land to the railway line and as far as Proposed upgrades to the pedestrian experience and links (within the ownership of the No. 1 Nestles Ave land) Viveash Close. Whilst the detail of those proposals are not yet clear, we understand that residential-led mixed use development is proposed with active street frontages, parking for the station and residents, a new road and a possible new public square adjoining the station Existing Surface Car Park South of the Station with Fenced Edges on the Long Sides with potential for a southern access into the station)

Views Looking at the Existing Site Active Frontage at Station Road Level Active Frontage at Nestles

1 NESTLES AVE: STREETS WITH ACTIVITY Station Road, Nestles Avenue and the new proposed public road

Station Road has lacked active building fronts north and south of the station for years.

No 1 Nestles Avenue will reciprocate this upgrade by locating active uses along the scheme s permeable

Additionally the scheme will provide active uses along Nestles Avenue and the elevation fronting the

Active Uses Office frontage is prioritised along the elevation fronting the new public road and we

7 Views Looking at the Existing Site Active Frontage at Station Road Level Active Frontage at Nestles Avenue Level NO. 1 NESTLES AVE: STREETS WITH ACTIVITY Station Road, Nestles Avenue and the new proposed public road will have new activity fronting onto their elevations. Station Road has lacked active building fronts north and south of the station for years. Crossrail s station improvements will better this condition north of the station. No 1 Nestles Avenue will reciprocate this upgrade by locating active uses along the scheme s permeable elevation on Station Road. Additionally the scheme will provide active uses along Nestles Avenue and the elevation fronting the new proposed public road. Active Uses Office frontage is prioritised along the elevation fronting the new public road and we would support a reciprocated relationship on the other side of the road to create an active dual-loaded commercial route that will eventually be connected directly from the station. Cafe Residential and Amenity Existing North Elevation Office Access Self Storage Reception Existing East Elevation Existing South Elevation Existing West Elevation Proposed Active Uses At Station Road Level Proposed Active Uses At Nestles Avenue Level

Public Transport Accessibility Level at the Site 2016: Level 5 2018/2019 (Crossrail): Level 6 Travel Times (walk/car/bus) from the

1 NESTLES AVE: HYPER-CONNECTED & FLEXIBLE Transport for London rates the Public Transport Accessibility Level of postcodes.

This level of connectivity presents many opportunities to the site.

of cars. 3 FLOORS OF BASEMENT CAR PARKIG SELF-STORAGE As a team we are open to finding the right balance on car parking.

8 Public Transport Accessibility Level at the Site 2016: Level /2019 (Crossrail): Level 6 Travel Times (walk/car/bus) from the Site Major services within 15mins NO. 1 NESTLES AVE: HYPER-CONNECTED & FLEXIBLE Transport for London rates the Public Transport Accessibility Level of postcodes. Our site is rated at a high level (Level 5) and is projected to transition to the highest level (Level 6) once crossrail is live. This level of connectivity presents many opportunities to the site. Given a high level of access, the most robust proposal will be one that is flexible to speculation, especially as relates to the use of cars. 3 FLOORS OF BASEMENT CAR PARKIG SELF-STORAGE As a team we are open to finding the right balance on car parking. Should data show we need to reduce traffic and encourage the use of public transport we are happy to reduce parking levels and change the space into facilities for Access Self-Storage. INTERCHANGEABLE PARTS Proposed Three Storey Basement Proposed Use: Option 1 - Residential Car Parking Proposed Use: Option 2 - Access Self-Storage

NO. 1 NESTLES AVE: LIVE, PLAY, WORK & STORE Look And Feel Of The

Play Area Use (Precedent: The Rampart Wave in Lyon) No 1 Nestles Ave

provisions of lettable office space, self storage facilities

The success of the existing self storage facilities necessitated a

more active uses like office and living space.

9 NO. 1 NESTLES AVE: LIVE, PLAY, WORK & STORE Look And Feel Of The Proposed Residential Use Look And Feel Of The Proposed Residential Play Area Use (Precedent: The Rampart Wave in Lyon) No 1 Nestles Ave will be a mixeduse development, residential-led with large provisions of lettable office space, self storage facilities underground, and a cafe to adjoin the station arrival. The success of the existing self storage facilities necessitated a respond that sinks this use into the ground and grows from ground up more active uses like office and living space. Look And Feel of The Proposed Cafe Use Look And Feel of The Proposed Office Use LOOK AND FEEL OF THE PROPOSED ACCESS STORAGE USE

NO. 1 NESTLES AVE: A NEW FACE FOR HAYES Illustrative Sketch of The Proposed Residential Courtyard Hayes deserves architecture of merit and as such the team are committed to bringing high quality to

The scheme is underway investigating the best materials, textures, colours and architectural details that would appropriately engage a centre evolving towards contemporary urban but within a context

10 NO. 1 NESTLES AVE: A NEW FACE FOR HAYES Illustrative Sketch of The Proposed Residential Courtyard Hayes deserves architecture of merit and as such the team are committed to bringing high quality to the centre of town. The scheme is underway investigating the best materials, textures, colours and architectural details that would appropriately engage a centre evolving towards contemporary urban but within a context that includes some excellent art deco feature buildings. Notably, the buildings by Wallis, Gilbert and Partners - specifically the old Nestles Factory and the old EMI building on the site of the Old Vinyl Factory inspire us to consider the old factory in the garden themes that run east and west of us. LOOK AND FEEL OF THE PROPOSED SCHEME AS VIEWED FROM STATION ROAD LOOKING EAST

Buccleuch Property and Network Rail (Our neighbours Buccleuch Property and Network Rail

the railway line and as far as Viveash Close.

residentialled mixed use development is proposed with active street frontages, parking

the station with Speculative development along Nestles Avenue (please note proposals

UNDIN G LAN D Barratt London RIGHT Illustrative Landscape Masterplan, Roof Level NO.

11 Buccleuch Property and Network Rail (Our neighbours Buccleuch Property and Network Rail are bringing their land forward for development and this includes all of the land to the railway line and as far as Viveash Close. Whilst the detail of those proposals are not yet clear, we understand that residentialled mixed use development is proposed with active street frontages, parking for the station and residents, a new road and a possible new public square adjoining the station with Speculative development along Nestles Avenue (please note proposals outside the No. 1 Nestles Ave land are speculative and represent the ideas solely of the No. 1 Nestles Ave team and delivery will lie outside their control) potential for a southern access into the station) NO. 1 N ESTLE S AVE NUE S URRO UNDE D BY SEGRO A SPE CULA TIVE M ASTER PLAN FOR THE S URRO UNDIN G LAN D Barratt London RIGHT Illustrative Landscape Masterplan, Roof Level NO. 1 NESTLES AVE: THE BEGINNING OF A NEW NESTLES NEIGHBOURHOOD We can only speculate what will come. But we can vigilantly prepare our site for the correct access and placemaking strategies. No 1 Nestles Avenue is sure to future-proof for the best of ideas coming forward and we will support ambitious urban design to protect the quality Hayes deserves. A Precedent Approach of a Pedestrian Link - The Old Vinyl Factory, Hayes Look And Feel of Shared Surface Streets

NO. 1 NESTLES AVE: HAVE YOUR SAY Thank you for coming.

.. Please ensure that you have signed in to today s event.

completing a comment slip now and placing the completed form in the box

returning it FREEPOST By visiting our website and completing an online form -

com We will soon collate the feedback received from local residents and

statutory consultation period to allow local residents to comment on the

12 NO. 1 NESTLES AVE: HAVE YOUR SAY Thank you for coming. We want to know what you think and here is how... Please ensure that you have signed in to today s event. There are a number of ways for you to give your feedback on our proposals: By completing a comment slip now and placing the completed form in the box provided By taking a comment slip home, filling it in at your leisure, and returning it FREEPOST By visiting our website and completing an online form - 1nestlesavenue.com We will soon collate the feedback received from local residents and stakeholders, prior to making a planning application to the London Borough of Hillingdon. Once a planning application is validated, the council will also hold a statutory consultation period to allow local residents to comment on the proposals. It is likely that a planning decision will be made in the first half of If you have further questions about the proposals then you can get in touch with the community engagement team at: Freephone: nestlesavenue@yourshout.org Website: 1nestlesavenue.com Again, thank you for coming.

WELCOME. Welcome to our second public exhibition on proposals for the redevelopment of the Paddington Central Management Office.

WELCOME. Welcome to our second public exhibition on proposals for the redevelopment of the Paddington Central Management Office. WELCOME Management Office Paddington Central Welcome to our second public exhibition on proposals for the redevelopment of the Paddington Central Management Office. Following feedback from meetings with