Figure 12: St Andrews, Bow 14 TOWNSHEND LANDSCAPE ARCHITECTS

Transcription

1 Figure 12: St Andrews, Bow 14 TOWNSHEND LANDSCAPE ARCHITECTS

2 2.4 COURTYARD The courtyard of Building 12S will act as the main amenity space for the residents of this building. Built in the centre of the building, the space will provide opportunities for residents to relax, gather and play. PRECEDENT IMAGE The space itself will be subdivided between a heavily planted and wild area to the north, where play elements such as logs and boulders are proposed, and a more open, turfed area to the south with a large communal table for gathering and to encourage chance encounters with other residents. A series of private terraces are proposed along the courtyard s perimeter to create private amenity space for the maisonettes facing onto this space and encourage them to activate the courtyard. Hedging will be provided as a boundary between these terraces and the courtyard to provide privacy to the residents and define between the public and private realm. Figure 13: One Central Park, Sydney, Australia Under the Section 73 permission, there is a requirement to provide 10m 2 of doorstep play for each child under the age of five within Building 12S. Similarly, it notes that 5m 2 of communal amenity space must be provided for each residential unit that is not provided with private amenity space. Based on these and the current accommodation schedule there is a requirement for 100m 2 of doorstep play and 180m 2 of amenity space. As the courtyard is 680m 2, both of these are easily accommodated within the scheme. The courtyard will be accessible via steps by the residents through the building s cores at each corner on the north and south of the amenity space. It will also be accessible through the private terraces for the residents of the maisonnettes. Figure 14: Joachimstrasse, Berlin, Germany Brent Cross South, Plot 12 Landscape Design Report October

3 Figure 15: Landscape proposal for the courtyard TOWNSHEND LANDSCAPE ARCHITECTS

4 KEY 1 Private terraces 2 Raised planting beds allowing tree planting 3 Lawn 4 Communal table 5 Core entrances 6 Street level 7 Retaining wall 8 Gate 9 Natural play element - boulders 10 Natural play element - stepping logs 11 Natural play element - logs Figure 16: Typical section of the courtyard 21.1m 3.9m 0.5m 3m 1.6m 6.6m 1.6m 0.5m 3.9m Private terrace Privacy edge Planting beds Path Planting beds Path Privacy edge Private terrace Brent Cross South, Plot 12 Landscape Design Report October

5 Figure 17: Proposed view of green streets 18 TOWNSHEND LANDSCAPE ARCHITECTS

6 2.5 GREEN STREETS Located east and west of the two proposed buildings, the green streets serve to link Plot 12 to the High Street South to the north and Claremont Park Road to the south. The road network is primarily one-way, except for the portion directly east of Building 12N, where a two-way road is required for servicing. The decision to use a one-way system stems from the desire to create a pedestrian focused environment by minimizing traffic speeds and maximizing the amount of space for planting. All carriageways have been designed as shared surfaces that will gently curve along their routes in order to slow traffic and emphasise that these spaces are pedestrian-focused. Ample street trees and planting beds are proposed to create year-round visual interest and to contribute to the overall biodiversity of the scheme. A series of spill-out spaces are defined in front of the retail units along these streets, helping to activate the streetscape, encourage lingering and contribute to the viability of these units. Figure 18: Vauban, Freiburg, Germany Sustainable Urban Drainage (SUDs) in the form of rain gardens are proposed on both the eastern and western green streets, minimising the need for traditional drainage systems and acting as visual amenity elements in their own right. The exact sizing and specification of these has been developed in conjunction with drainage engineers Arup. Figure 19: Royal Wharf, London Brent Cross South, Plot 12 Landscape Design Report October

7 Figure 20: Typical street section Plot 13-Plot 12 PLOT 13 PLOT 12 PLOT 13 PLOT 12 16m Plot 13-Plot 12 North-South Shared Street 2m Privacy edge 2m 1.6m 2.5m 3.7m 2.0m 2m Footway Planting beds Parking/Loading bays Carriageway Footway Privacy edge 20 TOWNSHEND LANDSCAPE ARCHITECTS

8 Figure 21: Typical street section Plot 12-Plot 11 PLOT 11 PLOT 12 PLOT 11 PLOT 12 16m 2m 2m 3m 3.7m 0.75m 2m 2.1m Plot 11-Plot 12 North-South Shared Street Privacy edge Footway Planting beds Carriageway Planting Footway beds and bench Stepped access to maisonnette Brent Cross South, Plot 12 Landscape Design Report October

9 3.0 ACCESSIBILITY Residents of Building 12N will access the wider public realm through the Building 12N building core entrances. These flush accesses will open onto the Pocket Park and the green street to the west of Plot 12. To meet the level difference of the podium, Building 12S ground floor residents will access their maisonnettes via outdoor steps along the green streets. The other residents will access their flats through flush core entrances from the green streets or Claremont Park Road. The ground floor maisonnettes will have a flush access to the courtyard through their private terraces. Other residents will access the courtyard via Building 12S core entrances at each corners. Retail units and bin stores will be accessed from the public realm as well as the basement car park. Building 12S Cycle access Advisory cycle lanes Courtyard gated access (from street) Courtyard access (through building) Private unit entrance (flush) Building entrances Private unit entrance (stepped) Bin store access Car park access Retail entrances Figure 22: Proposed accesses 22 TOWNSHEND LANDSCAPE ARCHITECTS

10 4.0 PLAY STRATEGY PLOT 12N In line with leading play research, the play strategy for Plot 12 aims to provide a variety of play experiences for children and avoids the use of highly prescriptive play elements which have been shown to hinder development in young children. In place of more traditional one-use play pieces such as slides, a series of natural play elements that children can climb, balance on and manipulate are provided. Plants with strong sensory elements, including smell, touch or taste, will also be introduced into the surrounding planting beds in order to 6.5 sqm Deficit in amenity space 540 sqm Doorstep play encourage exploration. PLOT 12S Under the bespoke play strategy within the S73 Permission, there is a 100 sqm Doorstep play requirement to provide 10m2 play per child under the age of five or a minimum of 180m2 play space for both Buildings 12N and 12S, whichever is greater. As Figures 24 and 25 show, 640m2 of doorstep play is provided within the scheme 321 sqm Deficit in amenity space and is split between the amenity spaces in line with the anticipated number of children of each building. Play for children older than five years will be provided in Claremont Park and Clitterhouse Playing Field respectively, again in line with the S73 Permission. Figure 24: Under 5 play and amenity space deficit provision within Plot 12 Figure 26: Hinge park, Vancouver, Canada Building 12N Play Calculations Under 5 years old play provision Plot 12N : 540 m2 Plot 12S : 100 m2 100m 5-11 years old play provision (Location as per 2013 S73 Play diagram) Under years old 12+ years old No. of children Total 143 Area (m2) 540 m2 510 m2 370 m m2 40 0m Building 12S Play Calculations No. of children 10 Under years old years old Area (m2) 100 m2 40 m2 20 m m2 Total Figure 25: Play calculation table (GLA child yield calculator figures) 0m years old play provision (Location as per 2013 S73 Play diagram) Youth play area access within 800m from home Local play neighbourhood play area access within 400m from home Figure 23: Brent Cross South Play provision diagram Doorstep play area access within 100m from home Figure 27: Olympic park, London Brent Cross South, Plot 12 Landscape Design Report October