4.6: The Middle. Primary Frontages: The Middle

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1 4.6: The Middle Fig 4.6.3: Illustrative Section Projecting Balconies and Ro Terrace Fig 4.6.4: Illustrative Section Semi-Recessed Balconies Fig 4.6.7: Illustrative Section Recessed Balconies Fig 4.6.8: Illustrative Section Juliet Balconies Legend Fig 4.6.5: Illustrative Section Recessed Winter Garden Fig 4.6.6: Illustrative 3D View Recessed Corner Balcony Fig 4.6.9: Illustrative Section Semi-Recessed Winter Gardens Fig : Illustrative Section Semi-Recessed Corner Balcony The Top Shoulder Height The Middle Character datum line The Base Maximum Plot Envelope Maximum Deviation 4 2 London December December 127

2 4.6: The Middle Primary Frontages: The Middle Vertical Articulation: Articulation façades on primary frontages shall be expressed vertically through architectural detailing, changes in materials etc. Such detailing shall be rhythmic and uniform, creating consistency to the architecture buildings with a primary frontage. Horizontal elements shall be understated and secondary to any vertical elements unless an appropriate alternative solution is agreed. The design buildings shall be high architectural quality and promote the overall identity and objectives the development and vision the Character Area. Detailing shall be a large scale and, in general balconies, and private outdoor spaces shall be lesser prominence. Fenestration: There shall be a consistency materials and window proportions. Facing frontages shall minimise over/on-looking and to maximise privacy. Balconies: Balconies shall be designed to appear integral with the main building mass and where projecting balconies are permitted, they shall avoid a bolted-on appearance. Fig : Plan Primary Frontages across site. 1. Vertical Articulation 2. Fenestration 3. Recessed Balconies Permitted 4. Projecting Balconies Permitted Fig : Illustrative 3D View The Middle; Vertical Articulation Fig Illustrative 3D View The Middle; Consistent Openings Fig : Illustrative 3D View The Middle; Recessed Balconies Permitted Fig : Illustrative 3D View The Middle; Projecting Balconies Permitted Court Project Court Project 2 London Design December December

3 4.6: The Middle Secondary Frontages: The Middle Vertical Articulation: Articulation façades on secondary frontages shall be expressed vertically through architectural detailing etc. Although vertical elements shall be read as the most significant components on the façade, horizontal elements such as balconies, cornices, solar shading, etc may be introduced and act as visual breaks. Fenestration: There shall be a consistency materials and window proportions. Facing frontages shall minimise over/on-onlooking and to maximise privacy. Balconies: Balconies may be combined to create horizontal or vertical bands to maximise upon views open space and parkland. In this case, vertical elements are encouraged in order to break-up the façade. Fig : Plan Secondary Frontages across site. 1. Vertical Articulation 2. Fenestration 3. All balcony Types 4. Some Horizontal Elements Fig : Illustrative 3D View The Middle; Vertical Articulation Fig : Illustrative 3D View The Middle: Consistent Openings Fig : Illustrative 3D View The Middle; Consistent Balconies Fig : Illustrative 3D View The Middle; Horizontal Bands 4 2 London December December 129

4 4.6: The Middle Tertiary Frontages: The Middle Vertical Articulation: Articulation façades on tertiary frontages, where feasible, shall be expressed vertically. Blank façades and the inclusion services may limit the degree articulation on tertiary frontages. All services shall be screened discretely integrated with the architectural language the façade. Fenestration / Openings: Fenestration where required shall have a consistency materials. Proportional consistency in the fenestration is preferred however this is flexible. Facing frontages shall minimise over/on-looking and to maximise privacy. Fig : Plan Tertiary Frontages across site. 1. Vertical Articulation 2. Fenestration 3. Projecting Balconies 4. Juliet Balconies Fig : Illustrative 3D View The Middle: Vertical Articulation Fig : Illustrative 3D View The Middle: Less Ordered Openings Fig : Illustrative 3D View The Middle; Balconies Fig : Illustrative 3D View The Middle; Juliet or Recessed Balconies 130 Court Project Court Project 2 London Design December December

5 4.6: The Middle Boundary Elevations Overview: Around the edges the site, a number plots have boundary conditions with adjacent existing properties. The plot envelope has been designed to respond to these with areas no construction, and a step in the scale and massing in line with the Daylight/Sunlight Model. Please refer to Part 5 which sets out the specific guidelines on maximum extents for each affected plot. Vertical Articulation: Vertical articulation boundary elevations is encouraged. Blank façades and the inclusion services may limit the degree articulation on these elevations. All services shall be screened discretely within the architectural language the elevation. Fenestration: Boundary elevations shall be vertically articulated where possible, transparent fenestration on a boundary elevation shall be minimised in order to maximise privacy. Private residential amenity space, such as balconies, must be contained within the maximum building extent. Projecting and bolt-on balconies are not permitted. Screens and planting to aid privacy shall be used where possible. Restricted Construction: Where there is a no-construction zone within a plot with a boundary condition, the use the open space as a communal or private garden is encouraged. Please refer to Part 5. Fig : Illustrative Section Boundary Conditions Legend The Top The Middle The Base Fig : Illustrative Elevation Boundary Elevations 2 London December December 131

6 4.7: The Top The Top The Top Defined: The top the building can be defined as the area façade which is above shoulder height. Shoulder height, defined in Parameter Plans: ECM2-PA / 021 / 110, ECM2-PA / 022 / 111, varies throughout the site. The top includes set-backs which may incorporate ro gardens, terraces, penthouses as well as plant space and ro. Maximum Building height (including plant) is defined in ECM2-PA / 021 / 110 and minimum building height (including plant) is defined in ECM2- PA / 022 / 111. Shoulder Height Top Massing: The overall massing the top each plot shall be designed to reinforce the articulation the middle and must be contained within the minimum and maximum deviation lines specific to each plot. Articulation and modelling to maximise views, provide ro-terraces and enhance the transition between differently scaled buildings is encouraged. Middle The Top Design: It is recognised that buildings will be visible from a distance as well at from street level, and in a context both existing and proposed new developments. As such, the following techniques may be used: Character datum line 1. Provide variation in building massing, height, prile and ro form. 2. Minimise long expanses wall at a single height or in one plane. Base Projecting Elements Including Balconies: Projecting elements are permitted on the tops buildings however must be contained within the maximum building extent, as set out in Part 5. Fig 4.7.1: Indicative Elevation Tri-partite Divisions: The Top Legend The Top Shoulder Height The Middle Character datum line The Base Maximum Plot Envelope Maximum Deviation 132 Court Project Court Project 2 London Design December December

7 4.6: The Middle Fig 4.6.3: Illustrative Section Projecting Balconies and Ro Terrace Fig 4.6.4: Illustrative Section Semi-Recessed Balconies Fig 4.6.7: Illustrative Section Recessed Balconies Fig 4.6.8: Illustrative Section Juliet Balconies Legend Fig 4.6.5: Illustrative Section Recessed Winter Garden Fig 4.6.6: Illustrative 3D View Recessed Corner Balcony Fig 4.6.9: Illustrative Section Semi-Recessed Winter Gardens Fig : Illustrative Section Semi-Recessed Corner Balcony The Top Shoulder Height The Middle Character datum line The Base Maximum Plot Envelope Maximum Deviation 4 2 London December December 127

8 4.6: The Middle Primary Frontages: The Middle Vertical Articulation: Articulation façades on primary frontages shall be expressed vertically through architectural detailing, changes in materials etc. Such detailing shall be rhythmic and uniform, creating consistency to the architecture buildings with a primary frontage. Horizontal elements shall be understated and secondary to any vertical elements unless an appropriate alternative solution is agreed. The design buildings shall be high architectural quality and promote the overall identity and objectives the development and vision the Character Area. Detailing shall be a large scale and, in general balconies, and private outdoor spaces shall be lesser prominence. Fenestration: There shall be a consistency materials and window proportions. Facing frontages shall minimise over/on-looking and to maximise privacy. Balconies: Balconies shall be designed to appear integral with the main building mass and where projecting balconies are permitted, they shall avoid a bolted-on appearance. Fig : Plan Primary Frontages across site. 1. Vertical Articulation 2. Fenestration 3. Recessed Balconies Permitted 4. Projecting Balconies Permitted Fig : Illustrative 3D View The Middle; Vertical Articulation Fig Illustrative 3D View The Middle; Consistent Openings Fig : Illustrative 3D View The Middle; Recessed Balconies Permitted Fig : Illustrative 3D View The Middle; Projecting Balconies Permitted Court Project Court Project 2 London Design December December

9 4.6: The Middle Secondary Frontages: The Middle Vertical Articulation: Articulation façades on secondary frontages shall be expressed vertically through architectural detailing etc. Although vertical elements shall be read as the most significant components on the façade, horizontal elements such as balconies, cornices, solar shading, etc may be introduced and act as visual breaks. Fenestration: There shall be a consistency materials and window proportions. Facing frontages shall minimise over/on-onlooking and to maximise privacy. Balconies: Balconies may be combined to create horizontal or vertical bands to maximise upon views open space and parkland. In this case, vertical elements are encouraged in order to break-up the façade. Fig : Plan Secondary Frontages across site. 1. Vertical Articulation 2. Fenestration 3. All balcony Types 4. Some Horizontal Elements Fig : Illustrative 3D View The Middle; Vertical Articulation Fig : Illustrative 3D View The Middle: Consistent Openings Fig : Illustrative 3D View The Middle; Consistent Balconies Fig : Illustrative 3D View The Middle; Horizontal Bands 4 2 London December December 129

10 4.6: The Middle Tertiary Frontages: The Middle Vertical Articulation: Articulation façades on tertiary frontages, where feasible, shall be expressed vertically. Blank façades and the inclusion services may limit the degree articulation on tertiary frontages. All services shall be screened discretely integrated with the architectural language the façade. Fenestration / Openings: Fenestration where required shall have a consistency materials. Proportional consistency in the fenestration is preferred however this is flexible. Facing frontages shall minimise over/on-looking and to maximise privacy. Fig : Plan Tertiary Frontages across site. 1. Vertical Articulation 2. Fenestration 3. Projecting Balconies 4. Juliet Balconies Fig : Illustrative 3D View The Middle: Vertical Articulation Fig : Illustrative 3D View The Middle: Less Ordered Openings Fig : Illustrative 3D View The Middle; Balconies Fig : Illustrative 3D View The Middle; Juliet or Recessed Balconies 130 Court Project Court Project 2 London Design December December

11 4.6: The Middle Boundary Elevations Overview: Around the edges the site, a number plots have boundary conditions with adjacent existing properties. The plot envelope has been designed to respond to these with areas no construction, and a step in the scale and massing in line with the Daylight/Sunlight Model. Please refer to Part 5 which sets out the specific guidelines on maximum extents for each affected plot. Vertical Articulation: Vertical articulation boundary elevations is encouraged. Blank façades and the inclusion services may limit the degree articulation on these elevations. All services shall be screened discretely within the architectural language the elevation. Fenestration: Boundary elevations shall be vertically articulated where possible, transparent fenestration on a boundary elevation shall be minimised in order to maximise privacy. Private residential amenity space, such as balconies, must be contained within the maximum building extent. Projecting and bolt-on balconies are not permitted. Screens and planting to aid privacy shall be used where possible. Restricted Construction: Where there is a no-construction zone within a plot with a boundary condition, the use the open space as a communal or private garden is encouraged. Please refer to Part 5. Fig : Illustrative Section Boundary Conditions Legend The Top The Middle The Base Fig : Illustrative Elevation Boundary Elevations 2 London December December 131

12 4.7: The Top The Top The Top Defined: The top the building can be defined as the area façade which is above shoulder height. Shoulder height, defined in Parameter Plans: ECM2-PA / 021 / 110, ECM2-PA / 022 / 111, varies throughout the site. The top includes set-backs which may incorporate ro gardens, terraces, penthouses as well as plant space and ro. Maximum Building height (including plant) is defined in ECM2-PA / 021 / 110 and minimum building height (including plant) is defined in ECM2- PA / 022 / 111. Shoulder Height Top Massing: The overall massing the top each plot shall be designed to reinforce the articulation the middle and must be contained within the minimum and maximum deviation lines specific to each plot. Articulation and modelling to maximise views, provide ro-terraces and enhance the transition between differently scaled buildings is encouraged. Middle The Top Design: It is recognised that buildings will be visible from a distance as well at from street level, and in a context both existing and proposed new developments. As such, the following techniques may be used: Character datum line 1. Provide variation in building massing, height, prile and ro form. 2. Minimise long expanses wall at a single height or in one plane. Base Projecting Elements Including Balconies: Projecting elements are permitted on the tops buildings however must be contained within the maximum building extent, as set out in Part 5. Fig 4.7.1: Indicative Elevation Tri-partite Divisions: The Top Legend The Top Shoulder Height The Middle Character datum line The Base Maximum Plot Envelope Maximum Deviation 132 Court Project Court Project 2 London Design December December

13 4.7: The Top Articulated and consistent roscape permitted on mid-rise buildings Consistent and uniform roscape Roscape Top Buildings Overview: The top a building may be designed to differentiate it from its neighbours. However, to ensure a degree continuity throughout the masterplan, the degree articulation a building s ro-scape shall be carried out according to its proposed height as outlined below. The maximum and minimum deviation lines must be adhered to at all times. Please refer to Part 5. Ro edge articulation in the form a flat ro parapet, or pitched to a recessed terrace, is encouraged, however the precise form and nature is flexible. Mid Rise Buildings: To differentiate a building or plot from it s neighbour, the massing the top floors and ro-scapes individual buildings may be treated differently. Fig 4.7.2: Illustrative Elevation Roscape: Mid Rise and Low Rise Buildings Low Rise Buildings: The degree articulation shall be restrained and in-line with the vision the character area and the building s context. There shall be consistency, alignment and uniformity with adjacent low-rise buildings and a sense continuity to the visual harmony the street. Balconies and Ro Gardens Balconies: Projecting elements such as balconies to the top buildings are permitted on all façades provided that they do not extend beyond the maximum building extent the plot set-back. Please refer to Part 5 which outlines maximum and minimum deviations on a plot by plot basis. Recessed Balconies, winter gardens and Juliette balconies are encouraged within the top all buildings except at boundary conditions. Terraces and Ro Gardens: Use flat ro space as a terrace/ro garden is encouraged across the site as a means animating the roscape, increasing amenity space and ecology. Buildings shall aim to achieve around 50% amenity space within the ro zone. Please refer to Clause 4.12: Residential Amenity and Part 5 which sets out maximum ro level amenity on a plot by plot basis. Green and Brown Ros: Green and brown ros are encouraged throughout the site and shall be incorporated as part an individual plot s open space and amenity quantum. Please refer to Part 5. Please also refer to Part 4.15: Ecology, which sets out specific guidelines relating to roscape ecology. Fig 4.7.3: Illustrative Section Projecting Balconies Terrace Fig 4.7.4: Illustrative Section Recessed Balconies Fig 4.7.5: Illustrative Section Terraces 2 London December December 133

14 4.7: The Top Ro Edges Overview: Articulation the building shoulder and ro edge is desired as a means framing the building s street frontage. Articulation the ro edge (whether it is located at the shoulder or at the top) shall take into consideration the building height and the ro-scape as outlined below Articulation: The method articulating ro edges may include a parapet, balustrade, exaggerated eaves, cornice Ro Edges Low Rise Buildings: Ro edges low rise buildings shall be aligned to ensure a sense continuity and uniformity in the building massing. Please also refer to Clause with reference to stepped and staggered buildings Ro Edges Medium Rise Buildings: The ro edges medium rise buildings shall be articulated. Tall Buildings: The ro edges tall buildings must maintain high quality design principles as outlined previously. Fig 4.7.6: Illustrative Section Flat Ro Parapet / Balustrade with Concealed Drainage Fig 4.7.7: Illustrative Section Pitched Ro Exaggerated Eaves Pitched Ros Eaves: Overhangs to ro edges are permitted within the confines the maximum parameter plot envelopes. Sfits shall be detailed to a high standard Sky-lights set into the ro fabric are allowed Projections such as dormer windows are permitted on pitched ros provided they are within the maximum plot envelope. Please refer to Part Drainage Elements: On primary routes, guttering shall be concealed behind the shoulder and ro edge. Where possible, drainage elements shall be integrated into the building façade Visible guttering and pipes are permitted on secondary and tertiary routes. Materials shall be durable and a high quality. Use shoulder and ro gutters as a means articulating the edge are permitted on secondary and tertiary routes. Fig 4.7.8: Illustrative Section Pitched Ro dormer window Fig 4.7.9: Illustrative Section Pitched Ro Recessed Terrace Legend The Top Shoulder Height The Middle Character datum line The Base Maximum Plot Envelope Maximum Deviation Court Project Court Project 2 London Design December December

15 4.7: The Top Plant Street width proportional to building height (See Part 2) Fig : Illustrative Section Placement plant, chimneys and flues out sight Overview: Plant shall be integrated into the main building mass to ensure that roscapes are usable and attractive spaces which add to the open space and landscape strategy for the masterplan. For this reason, the design and integration plant to the main building mass is crucial to ensuring that the ro remains a usable space within the maximum building envelope. All elements associated with plant (including Chimneys, flues, satellite dishes, aerials, etc) shall be contained within the maximum parameter envelope. Please refer to Parameter Plan ECM2-PA / 021 / 010. Plant areas shall be screened. Their design shall be restrained so they are not visible from street level. However, as plant may be visible from longer distance views, materials shall minimise the impact on longer distance views. On Tall Buildings and feature buildings, plant space shall be integrated into the overall design the building. Façade Cleaning: Building designers shall ensure that all façade cleaning cradles and equipment can be stored within the building or screened plant area when not in use, so as not to be visible from the outside. Fixed Building Maintenance where possible Units shall where possible be integrated within the roscape. Chimneys Flues: Chimney and Flue outlets shall be positioned on the roscape the building so that they are not directly visible from street level. These shall be concealed or disguised through the use planting, screens or architectural integration. Legend The Top Shoulder Height The Middle Character datum line Fig : Illustrative Elevation Integrating plant areas to façade Fig : Illustrative Section Greening and screening plant areas The Base Maximum Plot Envelope Maximum Deviation 4 2 London December December 135

16 136 Court Project Court Project 2 London Design December December

17 Part 4: B: Landscape and Open Space Kit Parts Introduction Identity, Legibility and Cohesion Streets Street Principles Walkability A Culture Bikes Wayfinding Access A Secure Public Realm Children s Play A Hierarchy Trees Ecology Ecology Principles Public Realm and Landscaping over Decks Grassland and Meadows Habitat Refuges Maintenance and Management 4.10 Open Space Open Space Quantum Open Space Water Lighting 4.11 Open Space Principles Civic Squares Residential Garden Squares Climate Climate Mitigation 4.12 Residential Amenity Communal Gardens at grade Communal Gardens at ro level A Culture Food A Palette Textures Fig 4.6.1: The Tree Strategy 4.13 Recreation and Play Recreation provision A District Culture An Integrated Landscape 2 London December December 137

18 4.8: Introduction Identity, Legibility and Cohesion Overview: The masterplan strategy shall promote site wide public realm and landscape legibility, identity and cohesion through: A selected palette materials and street furniture. A structure tree planting, hedge planting and street boundary treatments. Shared street design and detailing. Inclusion moments - materials, water, lighting, art, etc. Legibility and Identity: The landscape strategy promotes legible development through a hierarchy streets and spaces which provide recognisable routes, places and landmarks that help people find their way around. The overarching strategy is based on the 4 villages approach taken in the Terry Farrell Partner s masterplan and subsequent character areas: A clear hierarchy well connected, permeable streets and spaces. Short and relatively fine grained blocks. Clearly defined public and private realm. Building street interface. Building entrance legibility and wayfinding. Well designed-articulated buildings and public realm. Principle public realm elements which shall be employed to articulate the legibility and identity the development through selection, design and detailing are: Tree structure. Selection surface materials. Street boundary manners/ treatment. Street furniture. Public realm lighting. Cohesion: The design and detail the public realm shall promote cohesion throughout the development by: A selected palette surface materials and street furniture. A structure tree planting, hedge planting and street boundary treatments. Palette street details which are used to promote cohesion and reinforce public realm character. Differing development phases shall work together to create places which, while responding to local conditions/needs, also reinforce a sense cohesion between streets, districts and parks. Fig 4.8.1: Illustrative Landscape Masterplan 138 Court Project Court Project 2 London Design December December

19 4.9: Streets Street Principles Overview: The street is, by definition, a multifunctional space, providing enclosure and activity as well as movement. In this masterplan, streets are considered the most important part the public realm. The quality the street is fundamental to the success and cohesion the masterplan. The importance the community function streets as spaces for social interaction must be recognised, and opportunities shall be taken within the street and open space environment to create stimulating, enjoyable and convenient places which support an attractive and vibrant outdoor life. The main functions each street are: Public space for human interaction and sociability. Access to buildings, and the provision light and ventilation for buildings. Settings for buildings either residential, business or community. Circulation, for vehicles and pedestrians. Climate mitigation and enhanced ecological value. A route for utilities. Storage space, especially for vehicles Consideration shall be given to the provision streetscape as quality public realm. Generic detailed design considerations that need to be adhered to are: Visually simple, and free clutter. The street shall be designed to be multifunctional. Public and private boundaries shall be clearly defined and articulated. Ordered provision for access, deliveries and storage vehicles shall be incorporated. Accessible, safe and legible for all. Street identity and character shall be clearly articulated and reinforced in design and detail, respond to and be sympathetic to its use, activity and context Street Hierarchy: The nature the street shall adhere to the masterplan street hierarchy as set out in Chapter 2.2: Access, Circulation Movement and to Parameter Plans: ECM2-PA / 024 / 113. The character, use and function the street will vary along its length and from street to street. Part 3 outlines the character streets across the site according to their character area. The Space between Building Plots: The zone between building plots shall be articulated to provide structure to the street and may include carriage way, pedestrian movement zones, tree planting / SuDs / car and cycle parking, defensible semi-public realm. The adjacent diagram illustrates the proposed breakdown the various zones between building plots. Fig 4.9.1: Illustration streets and tertiary links throughout the masterplan 2 London December December 139

20 4.9: Streets Street Enclosure: Consideration has been given to the distance between facing and adjacent plots. The relationship built form to the plot boundary is articulated in principle in Part 2 and sets out the relationship between building height and the space between buildings Buildings shall establish a continuous alignment along the length the street to establish sufficient enclosure to contain and define the street The building line must be located between the maximum and minimum building extent. Façades buildings shall be considered as space defining to provide a unified volume enclosure to the public realm Facing residential façades shall be designed in a way that minimises overlooking and maximises privacy and daylight Projections, recesses and extrusions shall be incorporated to animate the street frontage and add emphasis to the public realm. Please refer to Part 5 for guidelines on deviation from the parameter envelope Gaps between buildings lining the streets shall be introduced so as to significantly enhance the public realm framework and provide tertiary connection into and across development plots Street Design: Streets shall be visually simple and free clutter. Street furniture, planting, paving, way-finding, business signage, lighting, etc shall be legible and functional without impeding or interfering with ease movement. MAXIMUM BUILDING EXTENT MAXIMUM BUILDING EXTENT The identity and language the Character Area shall be clearly articulated and reinforced in the design detail its streets. Please refer to Part 3. MINIMUM BUILDING EXTENT MINIMUM BUILDING EXTENT There shall be clear definition and articulation public and private boundaries. Vehicle access, servicing and utilities to buildings shall not interfere with the public realm or impede movement and circulation. Active Public Realm: Making building frontages active adds interest, life and vitality to the public realm. This may include: Frequent doors and windows. Articulation façades, with projections such as bays, porches, canopies. Narrow frontages to business and community buildings giving vertical rhythm to the street. Lively internal uses visible from the outside, or spilling onto the street. Where business or community use adjoins the street scene at grade, the public realm shall extend to the building line and establish usable active public realm. These zones shall be articulated through materials, use or façade treatment so as to encourage a multifunctional, active street life. CARRAIGE Carriageway WIDTH PUBLIC REALM ZONE FOR DEFENSIBLE SPACE Canopies, outdoor furniture, market stalls, etc, all act to articulate the transitional zone between inside and outside, enlivening street life. Transitional elements shall be encouraged to sten the building edge and establish dwelling places to the perimeter the public realm. Shared surfaces are proposed throughout the masterplan to reinforce and prioritise pedestrian use. Refer to Fig Fig 4.9.2: Illustrative Section Space between buildings London December Decemeber

21 4.9: Streets Fig 4.9.3: Illustrative Plan Shared Surface Locations Proposed throughout the Masterplan Tertiary routes proposed within the development plots shall be designed and implemented as shared surfaces. Trees: Streets shall be designed to incorporate trees to establish rhythm and structure. Lighting: Street lighting shall reinforce character, street rhythm, activity level and provide lighting to the carriage way and pedestrian pavement. Clearly Identified Building Entrances: Entrances shall be clearly identifiable, contribute to the ease wayfinding and be articulated to establish a language and rhythm to the street. Street Use: The street shall be designed to be a multifunctional place for a diverse range people with accommodation for a range activities along its length, and throughout different times the day. The street design and detail shall aim to balance the competing functional requirements and be workable and multifunctional in use. It shall also be designed to integrate vehicular, cycle and pedestrian movement, be accessible, safe, legible for all, with priority for pedestrian and cycle use. Places to sit: On primary routes, benches and other seating areas shall be incorporated at frequent intervals and be positioned to fer a combination a place in the sun, pleasant views, protected backs, good climate and comfort. Street Parking: Street design shall include visitor parking provision for vehicles and cycles. On street car-parking is designed for at specific locations in the masterplan. As a guide, 10% on street vehicle parking shall be provided as suitable for disabled persons use. Refer to the Parameter Plans. Materials and Street Furniture: Choice materials shall articulate different areas, add interest and aid legibility. Materials and Street Furniture shall reinforce the nature the character area. Utilities: Streetscape design shall take into account the need for the installation utilities, services, maintenance, resistance to vandalism and access to underground services. Utilities are extraneous and subordinate to other street functions. Environment: The design and detail the streetscape shall promote environments that respond to orientation, existing and changing climate conditions so as to create positive and usable micro-climates within the public realm and to the adjoining buildings, Future design shall where possible maximise sunlight within open space, promote daylight penetration and mitigate wind conditions. Design Clarity: The design the streets shall be visually simple and free clutter. 2 London December December 141

22 4.9: Streets Walkability Overview: The movement framework shall be based on a user hierarchy that considers the needs pedestrians first, followed by cyclists, public transport users, specialist vehicles (e.g. emergency services, waste, etc.) and finally other motor traffic. The street design shall seek to support a strong pedestrian character within safe, uncluttered and inclusive layouts. Aims and Objectives: Future development shall, where possible, incorporate the following aims: To create and repair connections across the wider area. To improve pedestrian connections from the existing streets and the surrounding area to public transport facilities. To establish a movement hierarchy that makes walkability paramount All homes shall be located within a 5 minute/400m walk key daily facilities and services where possible. The strategy a walkable neighbourhood shall be developed to help create a sustainable local economy, maintaining local shops, restaurants and businesses creating a varied and vibrant locality. The streets and public spaces shall provide informal and attractive opportunities for physical exercise, from bustling social hubs to areas for quiet relaxation and contemplation. There shall be an indication whether a space is private, semi-public or public, with a mix uses, where appropriate, to maximize activity throughout the day and night; Street crossing points shall be frequent, direct and uncomplicated. Fig 4.9.4: Illustrative Plan 400m / 5 minutes Walking Neighbourhood Districts 142 Court Project Court Project 2 London Design December December

23 4.9: Streets A Culture Bikes Streets shall be designed to prioritise cyclists and create safe and attractive conditions for cycling. A site wide strategy for cycle movement and cycle parking locations is articulated in Fig Primary cycle routes shall be signed routes which link with the existing London Cycle Network. Cycle routes shall generally be on street and not demarked. A combination residential cycle parking solutions will be provided to suit a range needs. Parking solutions will include: On street parking. On plot parking in secure and weatherpro shelters. Parking within buildings Short term visitor cycle parking may be distributed along the streets indicated by the diagram. Long term visitor cycle parking may be located at major access points and destinations. Long term parking will be available for casual use as well as for residents. Provision for short term visitor cycle parking shall be distributed throughout the development, in particular: At regular intervals along the High Street. At key destinations along the Broadway. At key entry destinations to the Lost River Park. At all transport interchanges (bus, rail and tube) As indicated on the adjacent diagram, a number new docking stations for the TfL cycle hire scheme are proposed within the development area. Initial locations for cycle hire stations have been identified with a principle that no point in the masterplan is more than 400m from a docking station. Primary Cycle Movement Secondary Cycle Movement Tertiary Cycle Movement Suggested Cycle Hire Locations Short Stay Visitor Parking Short Stay Visitor Parking Zone Note: 1 Primary Cycle Routes shall be signed cycle routes that link with the existing London Cycle network. 2 Cycle Routes will generally be on street and not demarked. Fig 4.9.5: Illustrative Plan Cycle Movement and Parking Strategy Diagram 2 London December December 143

24 4.9: Streets Wayfinding Overview: The design public realm shall incorporate good movement frameworks, which have direct routes leading to where people want to go, by whatever means they choose. Routes for pedestrians, cyclists and vehicles shall, where possible, run alongside one another, and not be segregated. Wayfinding: The wayfinding strategy shall be incorporated over time to include a range systems, tools and techniques, for example: A hierarchy distinctive features, spaces and buildings within the development. Appropriate signage. Sensory wayfinding. Illustrative maps as signs. A legible palette materials The wayfinding strategy shall be developed to achieve a coherence and enhanced legibility to the new district. Physical Signage: Where required, physical wayfinding systems shall include signage with directional information as well as street signs and maps. Public realm design shall include an easy-to-use system or family way-finding signs which present information in a range ways, including on maps and signs. It shall be integrated into the public realm so as to positively add to the quality the streetscape and be co-ordinated with other transport modes. Traffic signs shall be designed and installed so as to minimize their visual impact while still clearly demonstrating the requirements the relevant traffic orders to road users. Fig 4.9.6: Illustrative examples Wayfinding 144 Court Project Court Project 2 London Design December December

25 4.9: Streets Access Accessible for all: The detail and design the public realm shall ensure that streets, neighbourhoods, parks and open spaces are designed to meet the needs all, in all stages their lives, but especially those with push chairs, people with disabilities and the elderly. Ten percent on street parking shall be accessible and in proximity to public and business amenities Access detailed design principles shall include: Pavement detail, including all material treatments and colours used for pathways, kerbs and shared surface treatments must adhere to creating a street design that is safe uncluttered, inclusive and easily defined for movement by people all ages and disabilities. Clear footway widths shall be provided and maintained. Carefully located street furniture. Dropped kerbs or raised pedestrian tables shall be installed wherever practicable and tactile paving shall be installed where appropriate. All areas paving shall have a walkable surface. Appropriately positioned and designed seating shall be installed at reasonably frequent intervals across the public realm A Secure Public Realm Safe and Secure: The public realm shall be a safe, secure place where crime and disorder and fear crime do not undermine quality life or community cohesion, nor discourage walking either during the day or at night. Places, buildings, structures, spaces and public realm areas shall all incorporate features that promote an attractive, pleasant and accessible environment whilst maximising security for people. Publicly accessible spaces shall reduce the opportunities for criminal behaviour and contribute to a sense security without being overbearing or intimidating. In particular the following measures shall be incorporated at the design stage to ensure that overall design quality is not compromised: Routes and spaces shall be legible, overlooked and well maintained. There shall be an indication whether a space is private, semi-public or public, with a mix uses, where appropriate, to maximise activity throughout the day and night. Places, buildings and structures shall incorporate features that consider the security people and property. Fig 4.9.7: Illustrative examples Wayfinding Streets that are overlooked by homes not only feel safer but are safer, with much lower rates burglary. Slower car speeds, more walkers and cyclists mean it is safer for children to walk to school or play outside. 2 London December December 145

26 4.10: Open Space Open Space The Five Principles the Open Space Strategy: The strategy for the public realm and landscape has been developed as an integral part the masterplan. Five principles underline the strategy. These are to: Create a framework open spaces. 2. Ensure that the open space connects to and positively reinforces its existing context. 3. Provide open space to support the density and land use identified elsewhere in the Masterplan. 4. Encourage permeability and access to open space throughout the development. 5. Create a series open spaces that are fully integrated within the development. Six Components the Public Realm and Landscape: Future development shall take into account the six components the public realm and landscape framework summarised below: 1. The High Street and the Broadway are elements which establish a district structure and interdistrict connection. 2. The Stepping Stones articulate district nodes and ensure that the development connects and integrates with its context - the gateway / threshold squares. 3. A Lost River Park which provides an oasis green at the heart the site. 4. Garden squares and communal gardens which establish neighbourhood identity. 5. A network residential streets inclusive tertiary pedestrian and cycle routes. 6. Small open spaces and pocket parks - Places to play and be. Figure identifies these components which shall be provided as part the hierarchy open space distributed throughout the development. Open space shall be structured in a way that enables activity to assemble. 1. District Structure and Connection 2. Stepping Stones - Gateway Squares 3. The Lost River Park The design and articulation building enclosure shall be considered and designed in conjunction with the adjoining public realm and landscape. 4. Garden Squares and Communal Gardens 5. A Network Residential Streets and Connectivity 6. Places to play and be Fig Illustrative Diagrams Public Realm and Landscape Framework 146 Court Project Court Project 2 London Design December December

27 4.10: Open Space Quantum Open Space Overview: The following clauses set out the quantum open space provision, the generic nature open space provision and its location Within the planning documentation, Open Space provision is articulated in three parts: Public open space proposed outside the development plot boundaries. Public open space to be provided within the development plot boundaries. Semi-public open space provided within the development plot boundaries which combines with and contributes significantly to the public open space, not only because some public access can be fered, but also because its recreational, wildlife or visual amenity value Quantum Open Space - provided outside the Development Plots: The open space to be provided outside the development plot boundaries is articulated in Fig The drawing identifies open space provision 8.86 ha to be developed as public realm and landscape outside the development plot boundaries The quantum open space provision is provided as: Publicly accessible civic space and active street scape. Publicly accessible green space. Defensible zones between public and private use A minimum 2.42 ha the open space proposed outside the development plot boundaries shall be provided as publicly accessible green space A minimum 0.54 ha the open space proposed outside the development plot boundaries shall be provided as publicly accessible civic space A minimum 1.00 ha the 5.2 ha the open space proposed outside the development plot boundaries provided as publicly accessible active street space shall be provided as publicly accessible public realm for extended pedestrian movement, places to sit, cafes, outdoor seating, gathering or meeting corners and community or multifunctional use. This area is provided exclusive carriage way, car and cycle parking, bus stops and the standard 2m wide pedestrian pavement zone Quantum Open Space - provided within the Development Plots: Open space will also be provided within the development plot boundaries. Legend Lost River Park Public Garden Square Public Gardens Civic Square Active Streets Fig Illustrative Plan Open Space provided outside the Development Plots A minimum open space provision 6.47 ha shall be provided within the development plot boundaries and shall be developed as public realm and landscape. A minimum 4.38 ha that space shall be provided as green space and 0.79 ha that space shall be provided as civic space. Section 5 sets out for each plot the minimum open space to be provided. The quantum open space provision within the development plot boundaries is provided as either: Publicly accessible civic space, active streetscape and tertiary vehicular, pedestrian and cycle connections. Publicly accessible green space. Communally accessible green space. Private amenity. Defensible zones between public and private use. 2 London December December 147

28 4.10: Open Space Quantum Publicly Accessible Open Space - provided within the Development Plots: A percentage the open space provided within the development plots shall be provided as publicly accessible open space (2.51 ha minimum). A minimum 0.47 ha shall be provided as publicly accessible green amenity space, a minimum 0.79 ha shall be provided as publicly accessible civic space and a minimum 1.25 ha shall be provided as publicly accessible streets, pavements and street gardens. Quantum Publicly Accessible Open Space The minimum amount publicly accessible open space provided within and outside development plots shall be ha. Fig illustrates the minimum open space provision placed together with the open space provided outside the development plots to demonstrate how open space might be arranged within the development plots to compliment open space provision proposed outside the development plots. Open Space - provided as: OUTSIDE OF DEVELOPMENT PLOTS WITHIN DEVELOPMENT PLOTS TOTAL 8.86 Ha 6.47 Ha Ha which Publicly Accessible Open Space is provided as: OUTSIDE OF DEVELOPMENT PLOTS WITHIN DEVELOPMENT PLOTS TOTAL Green Space 2.48 Ha 0.47 Ha 2.95 Ha The location streets and open space within the development plots will be determined through future detailed design. Civic Space 1.63 Ha 0.79 Ha 2.42Ha Where possible, open space shall be developed so as to provide substantial contribution to the public realm, either through visual and recreational amenity or wildlife habitat. Active Streetscape 4.13 Ha 1.25 Ha 5.38 Ha Ha Table Communal Green Space Public Green Space Active Streetscape Civic Space Fig : Illustration Open Space Categories 148 Court Project Court Project 2 London Design December December

29 4.10: Open Space Open space shall be designed and detailed to establish flexible multifunctional use as follows: Civic Space: Civic space shall take the form urban or market squares, cafe outdoor space, gathering areas or outdoor exhibition or multifunctional use; predominately hard surface areas designed for the pedestrian priority and which might include incorporating play, cycle parking, st landscape, trees, water, art, ecology and habitat creation. Streetscape: Active streetscape shall take the form active multifunctional public realm (business, retail and residential streets) which fer variety overlapping conditions to support integrated urban living; inclusive active building frontage, pedestrian movement, places to sit, cafes, outdoor seating, gathering or meeting corners, cycle parking, bus stops and community or multifunctional use. Streetscapes are predominately hard surface areas incorporating vehicle movement but with established pedestrian and cycle priority. These places might include opportunities for incorporating leisure, play and will incorporate st landscape, defensible space to residential use, trees, street lighting, signage, water SuDs, ecology and promotion habitat creation. Public Green Space: Public green spaces include natural and semi natural green places, providing space for recreation, leisure and play: predominately st surface areas restricted to pedestrian and cycle use incorporating recreation use, play, st landscape, trees, ecology and promotion habitat creation. Communal Green Space: Communally accessible green space provides amenity for local residential neighbourhoods, providing predominately st surface areas restricted to pedestrian use incorporating recreation, play, st landscape, trees, food production, ecology and area which promotes habitat creation. Where possible, the provision shall provide a substantial contribution to the public realm, either through visual and recreational amenity or wildlife habitat Figure identifies open space categories as described above. The development shall be phased so an appropriate cumulative quantum open space is provided relative to the quantum residential development. The Lost River Park shall be detailed and designed to provide the following area publicly green open space as follows: Legend Fig : Illustrative Plan Total Open Space Provision Planning Development Phase 1 Planning Development Phase 3 Planning Development Phase 4 Planning Development Phase ha 0.27 ha 0.49 ha 0.67 ha Lost River Park Public Garden Square Communal Gardens Private Gardens Public Gardens Civic Square Active Streets Note: an illustration tertiary streets provided within the development plots is not included in the diagram 2 London December December 149