THE STORY SO FAR... Levitt Bernstein architects Levitt Bernstein are award winning architects who have designed many successful retail and residential projects. We are specialists in working with local communities to design and deliver buildings for them. We shall be working with you to help you achieve your aspirations and we recognise the need to revitalise the heart of South Oxhey. THE STORY SO FAR... In January 2012 following public consultation and appraisal of three options, Three Rivers councillors voted to progress with the redevelopment of the South Oxhey Initiative area. Aims of this initiative: Attractive and relevant shopping facility fit for the 21st century New high quality community facilities Replacement housing for rent and sale Create a more vibrant local economy To achieve this the Council will hold a competition to find a suitably experienced developer who will bring forward a detailed planning application and then construct the new development. In May 2012 the Three Rivers Planning Department consulted the community on a Master Plan setting out the basic ideas behind the redevelopment incorporating feedback gained during public consultation. In July 2012 Levitt Bernstein Architects were commissioned to do initial design work and in September 2012 held a public workshop to gather feedback. More recently the Council has decided to submit a formal outline planning application for the central area so that the planning principles can be properly tested and to allow residents, neighbours and other stakeholders to express their views. This consultation is the first stage in that process. THE AIM OF THIS CONSULTATION This is the first stage of a planning pre application consultation process. The aim is to air initial proposals with the public so that any issues can be tackled before the scheme is formally submitted. This is an opportunity to show some of the ideas in 3D to help residents, retailers and neighbours understand the potential of the scheme. Feedback given will be used to revise the scheme where that is possible and there will be a second pre-application consultation event before the final scheme is submitted. It should be noted that this is not the formal planning consultation by Three Rivers District Council planning department. This will be conducted once the scheme has been submitted and neighbours will be able to submit detailed written comments at this time. This will form the basis of an outline application only. At the outline stage, although an indicative scheme will be submitted, the permission will be for a range of possibilities within certain maximum and minimum limits for such matters as heights, numbers of homes, size of food store, and parking spaces. The detailed appearance will be judged later at the detailed planning stage and there will be further public consultation then.
THE CONSULTATION TODAY feedback AT THE LAST CONSULTATION EVENT: Issues arising from previous consultation: Issue: Overall height and relationship to the surrounding buildings Response: The proposed buildings are designed as 4 storeys where facing on existing residential streets and opposite to existing homes. The 5 and 6 storeys on are set back. Where heights are higher, these are located in the centre of the site, away from existing homes. Issue: Concern for loss of local retailers Response: The new shops will be designed to include a mix of smaller and larger shops. Existing shopkeepers and businesses will have the option of renting new premises in the new precinct if they wish to remain. The proposed supermarket will provide the opportunity for more jobs. Issue: Disruption to retail during construction Response: It is proposed to phase the building works so that some shops will be able to trade throughout the building works. Issue: Strain on current resources with increased number of residential units Response: As part of the works the developer will need to provide reports to demonstrate that the proposals can be served by the existing infrastructure. As part of the commercial agreement the developer will need to make financial contributions to the County towards education, community facilities etc. Issue: Worries about the coexistence of different communities Response: There will be a mix of house and flat types to provide new homes for rent, shared ownership and outright sale to create a sustainable community at South Oxhey. Issue: Parking costs Response: Parking is currently free and there are no plans to change this policy. Key positives from previous scheme carried through to latest scheme proposal: Covered walkways, seating areas, tree lined streets, narrowing of St Andrews Road More user friendly with meeting spaces where locals can gather. Preservation of existing green spaces Provision of courtyard communal spaces Need for new better housing Supermarket has potential to create more jobs in the area and will serve those who need easy access to shops. previous Scheme Sketch showing previous scheme and enlarged site boundary current Scheme Sketch showing current scheme with reduced site boundary Fairfield Avenue Fairfield Avenue
1 SOUTH OXHEY NOW 2 3 3 2 4 6 1 7 5 6 7 Strengths of the area: 4 Strong sense of community and desire to improve the area Well served by local facilities including pre schools, primary schools, community and sports facilities Residents like living in the area, which has lots of green space, trees, good transport links and low density family housing 5 Established local support networks and dedicated community groups/ activity organisers Weaknesses of the area: Limited retail offer in South Oxhey to make it a destination and create employment opportunities Restricted local facilities such as medical and community services In need of improved range of housing A need to improve links between South Oxhey, Carpenders Park, Oxhey Hall and to the surrounding area Roads and footpaths in need of repair as well as problem parking areas In need of improved green spaces, play areas Messages from the Open Day: The precinct is the most widely used facility in South Oxhey and is viewed as its heart. There is a major desire to see an improved shopping experience including a better market. Support for a community hub within the heart to contain a variety of uses. Strong desire to improve the roads, footpaths and parking areas. Want to protect the green open spaces within South Oxhey. Potential to expand the local market.
AREAS OF INTEREST & POSSIBLE PHASES The Area for Transformation Development Phases RENEWAL AREA 2 1 3 The transformation of the area will happen over several phases. The phases shown here are indications of what these stages might be. Homes will be built first to replace the ones that are demolished. Approximately half of the shops will be kept open at any one time to maintain the current amenities. 2014 2014 2014/5 2016 2017/8 2019 2020/21 Public Consultations Where we are now Application for outline planning permission Selection of Developer Construction of other housing sites Redevelopment of the North Precinct. Redevelopment of car park site Redevelopment of the South Precinct.
EXAMPLES OF OTHER SUCCESS STORIES 1. THE BRUNSWICK CENTRE, LONDON WC1 BEFORE AFTER A project to repopulate public spaces by providing elegant seating, planting and successful retail spaces, as well as renew housing. 2. HOLLY STREET, LONDON E8 BEFORE AFTER This project replaced existing residential with high quality housing. Examples of successful housing with different storey heights. S UTH XHEY
POTENTIAL FUTURE OF SOUTH OXHEY Fairfield Avenue Market Square Market Square Oxhey Drive St Andrews Road
other housing areas Hallowes Crescent Ashburnham Drive Hallowes Crescent Hayling Rd Holmside Rise Hamilton Rd Harewood Rd Hayling Rd Brampton Rd Gosforth Lane Ainsdale Rd Gosforth Lane main area Oxhey Drive Hayling Road Oakdale Rd Oxhey Drive Ferndown Rd Location Plan Maylands Rd Railway Line Sites Maylands Road The following three local areas have been identified as having potential to provide additional new local homes. Hallowes Crescent It is intended that these new homes provide alternative accommodation for some existing residents. These homes will provide a mixture of houses and different flat types as well as generous parking and bespoke amenity spaces. Hayling Road Hallowes Crescent Hayling Road Hallowes Crescent Hayling Road Hayling Road Holmside Rise Holmside Rise Hayling Road Ballater Close Ferndown Road Ballater Close Maylands Road Maylands Road Ferndown Road Maylands Road
MARKET SQUARE Flexible market space between and the new supermarket Continuation of public space from market square to the new shopping street View of market square from the south. Places to sit and meet under trees and in cafes. Lively cafe spill out areas along the new shopping parade Vibrant tree planting and cycle parking spaces Dedicated pedestrian crossings along Clear cycle paths to connecting destinations A public focal point where locals can meet, get involved with the markets and other weekend activities
St Andrews Road View of the new entrance to St Andrews Road from Well defined gateway of St Andrews Road from Tranquil places to sit and rest along the pedestrian street Cafe spill out areas onto the market square at the start of St Andrew s Road creating an exciting community vibe. Tree planting and beautiful paving to define the public spaces and create shaded retreats. Dedicated pedestrian crossings along Continuation of paving from the pedestrian street across the road to give pedestrians priority and expand the public realm. Narrowing of the pedestrian street and introduction of a colonnade to provide intimacy and create attractive entrances along the shopping street. The existing shopping parade of St Andrews Road from
SHOPS & LIVING FAIRFEILD AVENUE henbury WAY Bridlin=gton Road prestwick Road Key Supermarket Retail Residential OXHEY DRIVE N site PLAN The supermarket and other shops are located at ground floor forming a shopping street along Preswick Road and also on both sides of the redesigned St Andrew s Road. Residential units sit above these retail areas. The retail and open areas are key spaces within the development. Other than the supermarket, retail spaces are flexible mixed use areas to cater to changing demand. OXHEY DRIVE Car Park RETAIL St Andrews ROAD RETAIL Car Park FAIRFIELD AVENUE The higher elements of the proposed scheme are located towards the centre of the development, away from existing homes. PRESTWICK ROAD BRIDLINGTON ROAD supermarket Car Park Car Park
GARDENS & GREEN SPACES HENBURY way FAIRFIELD DRIVE prestwick Road 5 4 3 2 1 1 2 3 Individual back gardens Seating areas Voids allowing light and ventilation Into parking area below 4 Play areas Doorstep play 5 Raised planters for trees TYPICAL COURTYARD LAYOUT OXHEY DRIVE N Green SPACES PLAN Key points: Three bed five person maisonette homes wrap the exterior of each of the new residential blocks enclosing car parking at the centre. Gardens are created for each maisonette while a communal courtyard garden is provided at the heart of each residential block. As well as the new market row along a new public square is created at the junction of St Andrews Road and Bridlington Road where a new landscaped area opens up between the new residential units. Preserving and adding to your open green spaces... Play areas Tree and vegetation planting Benches and seating High Quality paving materials Off street parking Prioritise pedestrian access through the lowering of curbs Keeping spaces flexible for a variety of community activities Creating boulevards and communal open spaces Henbury WAY BRIDLINGTON ROAD PRESTWICK ROAD Key Supermarket Retail Car Park Car Park Car Park RETAIL Residential
A VISION FOR SOUTH OXHEY The Shopping Street Market Square Fairfield Avenue The Market Square looking South Fairfield Avenue looking towards looking North
The centre - Swimming pool project When we consulted you at the beginning of the South Oxhey Initiative project you told us that one of the things you would like to see is a new swimming pool. Three Rivers District Council have been looking into this idea and we have asked Levitt Bernstein to come up with some ideas of the best way to do this and what it might look like. We have looked at 3 options for building a new swimming pool at The Centre in Gosforth Lane. The Council s preference is for option 2 or 3 subject to cost. The three options are: 1 Existing Gosforth Lane New Build Car park out Add a 4 lane 25 metre pool and a small teaching pool to the side of the existing building. Car park in Otley Way Refer to Glanville drawing 4120185-SK10 for car parking layout The Centre ane L forth Gos One way traffic Fair field thecentresouthoxhey thecentresouthoxhey option1 opt1a ground floor 2 y Wa y r bu levittbernstein New Build Gosforth Lane Car park out Otley Way Remodel the existing building and include a 4 lane 25 metre swimming pool and a small teaching pool inside the building. Existing Gross internal areas GRND 990sqm ue n He Ground Floor 89 parking spaces approx available at ground level. Required 131. Deficit 42. Refer to Glanville drawing 4120185-SK10 for alternative parking layout to be compliant with impending planning polices of 1 space per 22m2. Option 01A GRND 990sqm Ave n Car park in thecentresouthoxhey option1 opt2b ground floor thecentresouthoxhey opt2b first floor Ground Floor First Floor 89 parking spaces approx available at ground level. Required 177. Deficit 88. Refer to Glanville drawing 4120185-SK13 for alternative parking layout to be compliant with impending planning polices of 1 space per 22m2. 3 02B As 02A with 680sqm sports hall Car park out levittbernstein Gosforth Lane Car park in Otley Way To completely rebuild The Centre and include a 4 lane 25 metre swimming pool and a small teaching pool inside the building. levittbernstein Refer to Glanville drawing 4120185-SK15 for car parking layout thecentresouthoxhey option1 opt3 first floor thecentresouthoxhey option1 opt3 ground floor Ground Floor 88 parking spaces approx available at ground level. Required 174. Deficit 86. Refer to Glanville drawing 4120185-SK15 for alternative parking layout to be compliant with impending planning polices of 1 space per 22m2. Option 03 GRND 2730dqm FIRST 1495sqm What happens next? First Floor levittbernstein levittbernstein We will be consulting you on proposals in detail when we have secured funding and more detailed plans become available. This is for your information only. The proposals would meet the Sport England community pool standards. To share your views please sign up to the South Oxhey Initiative e-newsletter at www. threerivers.gov.uk or fill in your details on the survey forms today. If you are not on the internet we can update you by post please fill in your address on the survey forms. S UTH XHEY