LANDSCAPE DESIGN REPORT Plot 12, Phase 1B (South) Reserved Matters Application Brent Cross South Limited Partnership October 2017
Contacts Brent Cross South Limited Partnership 4 Stable Street London N1C 4AB www.brentcrosssouth.co.uk www.argentrelated.co.uk @argentrelated Townshend Landscape Architects 1E Zetland House 5-25 Scrutton Street London EC2A 4HJ www.townshendla.com
CONTENTS 1.0 INTRODUCTION 1 1.1 THE VISION FOR BRENT CROSS SOUTH 3 1.2 LANDSCAPE S ROLE AT BRENT CROSS SOUTH 3 1.3 DESIGN DEVELOPMENT 3 1.4 PLANNING CONDITIONS AND REQUIREMENTS 5 2.0 LANDSCAPE PROPOSALS 7 2.1 CONCEPT 7 2.2 LANDSCAPE MASTERPLAN 9 2.3 POCKET PARK 11 2.4 COURTYARD 15 2.5 GREEN STREETS 19 3.0 ACCESSIBILITY 22 4.0 PLAY STRATEGY 23 8.0 SUSTAINABILITY 37 8.1 PRINCIPLES 37 8.2 ECOLOGICAL ENHANCEMENTS 37 8.3 EXTENSIVE GREEN ROOFS 38 8.4 RAIN GARDENS 39 9.0 CONSTRUCTION AND DELIVERY 40 9.1 CONSTRUCTION PROGRAMME 40 9.2 SUSTAINABLE CONSTRUCTION METHODS 40 10.0 MAINTENANCE 41 10.1 INTRODUCTION 41 10.2 MAINTENANCE ASPIRATIONS 41 11.0 APPENDIX 1: EXISTING TREE REMOVAL PLAN 42 5.0 MATERIALS AND SITE FURNISHINGS 25 5.1 PRINCIPLES 25 5.2 MATERIALS 25 5.3 STREET FURNISHINGS 27 5.4 LIGHTING STRATEGY 29 6.0 PLANTING STRATEGY 31 6.1 PRINCIPLES 31 6.2 CHARACTER AREAS 32 7.0 TREE STRATEGY 35 7.1 PRINCIPLES 35 7.2 TREE PALETTE 35 7.3 TREE PIT DETAILS 36 Brent Cross South, Plot 12 Landscape Design Report October 2017 03
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1.0 INTRODUCTION This Landscape Design Report has been prepared by Townshend Landscape Architects on behalf of BXS Limited Partnership BXS LP (the applicant) to illustrate the landscape proposals for the Reserved Matters Application for Plot 12 and adjacent streets and public realm (which form part of Phase 1B (South)). The purpose of this document is to describe the key principles of the landscape design for Plot 12 and its associated public realm. The proposals described within have been developed in collaboration with the wider design team, such as architects Maccreanor Lavington, wind consultants and structural engineers AKT II, and transport consultants Arup. The material shown complies with the relevant parameters and principles within the Revised Development Specification & Framework, as well as the relevant design principles described in the Revised Design and Access Statement and the Revised Design Guidelines which form part of the Permission (ref. F/04687/13, dated 23 July 2014). This document should be read in conjunction with the Design and Access Statement (Maccreanor Lavington), other supporting documents such as the Explanatory Report (DP9) and the drawing package. The Explanatory Report includes details of the s73 Permission, the Design and Access Statement discusses the proposed detailed design of the buildings and appends the Access Statement (All Clear Designs) which covers both the building and public realm. Brent Cross South, Plot 12 Landscape Design Report October 2017 1
Figure 1: Bonnington square, London 2 TOWNSHEND LANDSCAPE ARCHITECTS
Figure 2: Funenpark, Amsterdam, The Netherlands 1.1 THE VISION FOR BRENT CROSS SOUTH Brent Cross South (BXS) forming part of the Brent Cross Cricklewood regeneration, aspires to create a new vibrant, sustainable and green town centre within Barnet that is true to its North London context. The development proposes to provide a mix of homes and jobs in addition to the various open spaces, community facilities and infrastructure required to support this. Drawing inspiration from the leafy, green character of nearby neighbourhoods such as Cricklewood and Childs Hill, the development has been conceived of as a city set within an urban park, where, whichever way one looks, one will see a lush, verdant landscape with spaces to rest, relax and live. Within this green landscape Brent Cross South proposes to carve out space for homes, streets and squares, building a new district for North London. In line with the Revised Design and Access Statement and Revised Design Guidelines, the public realm vision aims to create a sense of place and identity that will nurture community cohesion by providing a network of new and existing parks, gardens, streets and squares that will constitute a diverse new public realm and knit new and existing communities together. 1.2 LANDSCAPE S ROLE AT BRENT CROSS SOUTH Recognising the central role that landscape has to play in achieving the above vision, the landscape s design and character has been carefully considered from the beginning of the scheme s development. This has led to a series of landscape typologies being defined for the scheme, ranging from intimate pedestrian focused streets to lively high streets where commercial activity can be concentrated. Together these typologies aim to both establish the essential qualities of Brent Cross South and to ensure a consistent vision is realised. 1.3 DESIGN DEVELOPMENT The landscape proposals presented within have been through a rigorous and iterative design process in collaboration with the wider design team and client. As a part of this process the scheme has been presented to the London Borough of Barnet s planning officers in advance of its submission at two pre-application meetings which were held on 17 July and 25 August 2017 respectively. At each of these meetings the scheme in its current state was presented, focusing on the vision and how the scheme s details would translate this vision onto the ground. During these meetings, a series of comments were made in regards to the landscape by the planning officers, which are set out below: Play spaces to incorporate natural play equipment whenever possible. Edible plants are to be included within the scheme s planting. Design team to explore whether landscaping can mitigate gable ends and whether green vertical elements can be added to the buildings. Reduce carriageway width to 3.7m to discouraging vehicles using the oneway system inappropriately. Review height of kerb to respond to comments at the Access Forum In response to these comments the scheme solely uses natural play elements, such as logs or play boulders, a number of areas containing edible plants have been introduced within the public realm, the carriageway has been reduced to 3.7m wide and the kerb height adjusted to 50mm. The design team investigated adding vertical green elements to the building, but did not ultimately pursue this further as it detracted from the overall character of the scheme. Together with this, a clear hierarchy of streets, spaces and squares will also be proposed in order to connect the development into a single whole and to create spaces for the life of the neighbourhood to thrive. Figure 3: Cours Seguin, Boulogne-Billancourt, France Brent Cross South, Plot 12 Landscape Design Report October 2017 3
Table 1.1: Design compliance with Section 73 Permission Requirements S73 PERMISSION REQUIREMENT DESCRIPTION HOW THE PROPOSED DESIGN COMPLIES Condition 2.1 Provide details of the proposed landscape works, including a summary of tree details, specification of both temporary and permanent surface finishes, post-construction landscaping near trees, tree planting (including tree pit details) and details of green and brown roofs. Indicative landscape details are provided in this chapter, including landscape layouts, proposed tree species, tree pit, surface finishes, green and brown roofs and post-construction landscaping near trees. Full details of these elements will be submitted under a future condition prior to commencement of the relevant works. Condition 27.4 Show proposals for new trees, plants and shrubs and seeded areas and new ground Conceptual planting palettes and layouts and green roof treatments are levels including any green roofs. The details submitted shall include: a) The specification of all plant material in accordance with the National Plant Specification b) The location, spacing, species and mixes of the planting c) Details of provenance for all native species d) Details of plant handling, horticultural accessories and establishment aftercare. provided along with a tree palette and locations. A commitment has also been made for all new planting to comply with the requirements of BS 5236 (1975) and BS 3936 (1980) and BS 4428 (1969). The plant material will be specified in accordance with the National Plant Specification and the details of provenance for all native species will be provided. Pruning will also only be undertaken in accordance with good arboricultural practice for the first five years following the completion of the development. All new planting shall comply with the requirements specified in BS 5236 (1975) Advanced Nursery stock Trees; BS 3936 (1980) Specification of nursery stock: Part 1, Trees and Shrubs, and in BS 4428 (1969) Recommendations for general landscape operations. Apart from formative pruning in accordance good arboricultural practice, Full details of the scheme s planting and maintenance will be submitted under a future condition prior to commencement of the relevant works, as agreed with officers during pre-application discussions. none of the new trees, plants or shrubs planted shall be pruned within a period of five years from the completion of the development. Condition 27.6 Include a detailed programme for commencing and completing the planting, and the landscaping works so approved shall be carried out in accordance with the approved programme An indicative programme for the landscape works is provided along with key sustainable construction principles. Full details of landscape works programme will be submitted under a future condition prior to commencement of the relevant works. Condition 46.4 Identify how the play strategy set out in the Design and Access Statement has been met. An overall play strategy is provided and play spaces are defined for each age group. The total play area provided is given and how these areas were calculated is shown. Revised Development Specification and Framework, Paragraph 6.2 Full details of the landscape, including maintenance. Indicative landscape details are provided within this document, including landscape layouts, proposed material palettes, conceptual planting palettes and trees. Maintenance principles are also set out. Full details of these elements will be submitted under a future condition prior to commencement of the relevant works. Revised Development Specification and Framework, Table 10 Describe the open space, landscaping and ecology, including green and brown Indicative details of each of these elements including locations are provided roofs, and how they comply with the existing permission and present any necessary environmental information. within the document. Full details of these will be submitted under a future condition prior to commencement of the relevant works. 4 TOWNSHEND LANDSCAPE ARCHITECTS
Table 1.2: Principles set out in the Revised Design and Access Statement and design compliance 1.4 PLANNING CONDITIONS AND REQUIREMENTS The information and level of landscape detail within has been guided by the approved Revised Development Specification and Framework, Revised Design and Access Statement and Revised Design Guidelines document that were submitted and approved as a part of the Section 73 Permission, as well as a number of conditions that were attached to the Section 73 Permission. In particular, the information within complies with the requirements set out in Conditions 2.1, 27.4, 27.6 and 46.4, as well as paragraph 6.2 and table 10 of the Revised Development Specification and Framework as described in Table 1.1. It also complies with the broader aspirations and goals set for the landscape and public realm as described in the Revised Design and Access Statement. Table 1.2 describes the requirements of each of these and how the proposed design complies. RELEVANT PRINCIPLES OF THE BRENT CROSS SOUTH REVISED DESIGN AND ACCESS STATE- MENT Create a sense of place and identity that will nurture community cohesion. Promote health and wellbeing. Integrate and enhance ecology. Promote education and learning through the public realm. Create a place for pedestrians and cyclists. Integrate the private vehicle and public transport without overwhelming streets and spaces. Make a place where stopping and relaxing is encouraged. Place the concepts of play and leisure at the centre of the strategy. Make a public realm that is lively and diverse. HOW THE PROPOSED DESIGN COMPLIES The public realm has been designed to be a unifying element with the proposed scheme, linking the plot into the wider masterplan and connecting the various spaces within the scheme itself. By providing a lush, green landscape the proposed public realm will present a calming environment for residents promoting mental health. The provision of cycle and pedestrian routes will also encourage walking and cycling within the scheme promoting an active and healthy population. A wide variety of plant species have been selected to increase biodiversity within the site while species with high wildlife value have been specified to support bird and other wildlife populations in the area. Extensive and intensive green roofs are also provided within the scheme, further enhancing the local ecology. Plants with interesting textures, smells and sights are integrated into the public realm to encourage exploration by children while moving through the site. Edible plants are also provided encouraging further interaction with the landscape. The entirety of the proposal has been conceived as a pedestrian-focused space with shared surfaces used whenever possible and roads kept to a minimum. All roads have been designed to be friendly to encourage cyclists. Street widths and parking bays have been kept to the minimum required to be functional and meet planning requirements. Ample planting and trees are also provided along all streets to green these areas, diminishing the visual impact of these elements. Benches are located at reasonably spaced distances within the public realm to provide places to pause. Street trees and planting will compliment this by creating an inviting environment in which to rest. All play and leisure spaces are integrated into the public realm rather than being fenced off areas apart. Play is further integrated into the landscape through the use of natural play elements in lieu of traditional standalone play pieces. The public realm design aims to encourage residents and the wider public to sit, relax and engage. A hierarchy of spaces is proposed within the scheme, ranging in size from intimate pocket spaces where one can read a book to larger open areas for gatherings. Spill-out spaces are also provided in front of all retail units in order for these units to help activate and animate the public realm. Brent Cross South, Plot 12 Landscape Design Report October 2017 5
1. ASSUME ALL SPACE IS GREEN SPACE 2. DEFINE AMENITY SPACES 3. DEFINE MAIN PEDESTRIAN ROUTES 4. ADD SECONDARY PEDESTRIAN ROUTES 5. PROVIDE ACCESS TO UNITS AND BUILDINGS 6. ALLOW FOR ROADS AND LAY-BYS Figure 4: Plot 12 concept diagrams 6 TOWNSHEND LANDSCAPE ARCHITECTS
2.0 LANDSCAPE PROPOSALS 2.1 CONCEPT The Plot 12 landscape and public realm concept takes as its starting point the aspiration for Brent Cross South as a whole - a city set within an urban park. Translating this to the plot level, the Plot 12 landscape concept assumes that all space is green space to begin with and that pedestrians should take priority over vehicles whenever possible. From this position the scheme then iteratively removes green space for other necessary elements such as footpaths and services to be provided, refer Figure 4. The result is a series of intimate green streets with pocket spaces for both residents and neighbours alike to enjoy. Figure 5: St Andrews, Bow Brent Cross South, Plot 12 Landscape Design Report October 2017 7
1. 2. KEY 1 2 3 4 5 6 7 8 9 10 High Street South Building 12N Pocket Park Building 12S Courtyard Green North-South streets Claremont Park Road Claremont Park Café spill out Parking bays and lay-bys 10. 3. 9. 9. 10. 4. 6. 10. 6. 5. 10. 10. 9. 7. Figure 6: Plot 12 proposed landscape masterplan 8 8. TOWNSHEND LANDSCAPE ARCHITECTS
BUILDING 12N POCKET PARK GREEN STREETS BUILDING 12S GREEN STREETS COURTYARD 2.2 LANDSCAPE MASTERPLAN Building on the landscape concept described previously, the proposed masterplan has been divided into three key character areas: the pocket park at the centre of the site, the podium courtyard within Building 12S, and the green streets that run north-south through the scheme. Each of these character areas have been defined with their own unique set of qualities that are tied to their intended uses and contexts. A brief overview of each character area is described below, with greater detail provided in subsequent sections of this chapter. The pocket park is the focus in the scheme and is intended to be an amenity space where residents and visitors alike can gather and relax. The area will be lushly planted with play opportunities incorporated, providing doorstep play for children under the age of five. Figure 7: Key character areas The podium courtyard is also proposed as a green amenity space that will be accessible to residents of Building 12S. The courtyard will have a more enclosed character with spaces for relaxing, gathering and playing. Finally the green streets will act as the primary circulation routes for the site with ample tree planting provided along their lengths. The streets will be shared surfaces to emphasise their pedestrian-focused character while spill-out spaces for cafes and entrances to the buildings will help activate and animate the streetscape. Brent Cross South, Plot 12 Landscape Design Report October 2017 9
2. 13. 11. 9. 9. 7. 8. 3. 8. 8. 1. 3. 6. 8. 3. 5. 12. 10. 4. 13. Figure 8: Landscape proposal for the Pocket Park 9. 7. 9. 9. 9. 10 TOWNSHEND LANDSCAPE ARCHITECTS
2.3 POCKET PARK PRECEDENT IMAGE The Pocket Park is located directly south of Building 12N, it will be accessible to both residents and the public. Following the tradition of a London Square, the space will be primarily open in character with a central lawn being its main element to allow residents and visitors alike to relax and encourage informal activities such as yoga to occur within the space. Informal play will be integrated into the landscape to provide 540 m 2 of doorstep play for the residents of Building 12N. This ensures that the plot meets the requirement to provide 10 m 2 of doorstep play for each child under the age of five within the northern block. The planting beds and trees that frame the central lawn and the provision of play and seating opportunities give a particular green character to the Pocket Park that will enhance the development and will benefit both residents and the public. Figure 9: Joel Weeks Park, Toronto, Canada KEY 1 Lawn 2 Link to High Street South 3 Natural play elements - Logs 4 Raised table 5 Edible landscape 6 Natural play elements - boulders 7 Privacy planting 8 Natural play elements - Stepping logs 9 Entrances to units 10 Visitor cycle stands 11 Entrance to Building 12N 12 Café spill out 13 Street planting Buffer planting will be provided along the Pocket Park s interface with all private units in order to define the public and private realm and provide privacy for ground floor units. Trees will be strategically located throughout to screen views from above and minimise the feeling of being overlooked while using the space. Buffer planting will also be provided adjacent the green street to the south to discourage children accidentally entering the road environment. Brent Cross South, Plot 12 Landscape Design Report October 2017 11
Figure 10: Typical section of Pocket Park PLOT 12N PLOT 12S 2m Privacy Edge 2m 17m 2m 3.7m 1.85m 1.85m Footway Pocket Park Footway Carriageway Footway Privacy Edge 12 TOWNSHEND LANDSCAPE ARCHITECTS
Figure 11: Proposed view of Pocket Park Brent Cross South, Plot 12 Landscape Design Report October 2017 13