Welcome Introduction The project team, led by Linden Homes and Wates Developments, would like to welcome you to this exhibition of our early proposals for the redevelopment of. The Site: 258-26 Goldhawk Road Our plans include the demolition of the existing building (the Carpet Right store) and its replacement with a high quality scheme comprising up to residential apartments as well as a small amount of commercial/retail space. We are aware that previous applications for the redevelopment of this site have been refused or withdrawn. We firmly believe in consulting with local communities in order to achieve the best outcome for all concerned. This is the first stage of what will be a comprehensive programme of engagement with residents, stakeholders and the London Borough of Hammersmith & Fulham. A s k e w R o a d G r e e n s i d e R o a d St Andrew Bobola Church Today is an opportunity for you to view, discuss and comment upon our initial plans. We are here to answer your questions and receive your feedback. Please take the time to complete a form and tell us what you think both about the overall scheme and in response to some specific questions that we have posed. Site RCM College Hall G o l d h a w k R o a d Thank you for visiting today. G o l d h a w k R o a d PH P a d d e n s w i c k R o a d East view along Goldhawk Road G o l d h a w k R o a d N Ravenscourt Park Aerial View of the Site (highlighted in red) View looking west of Goldhawk Road showing the Carpet Right building
The Project Team Linden Homes Wates Developments Project Team Examples of Completed Linden Homes Scheme in the South East Linden Homes part of the Galliford Try Group - is one of the UK s top five house builders. Operating from 11 regional offices, we deliver new homes across England, from Cornwall to County Durham. With a reputation for bespoke and creative sustainable developments in prime locations, Linden Homes prides itself on high quality design. We were named Best Large House Builder 2012 at the What House? Awards and House Builder of The Year at the Ideal Home Blue Ribbon Awards 201. Working with local communities comes as second nature to Linden Homes. We understand that if we are to deliver homes that not only meet the aspirations of those who seek to live in them but also enhance the existing neighbourhood, then we need to talk to, and engage with local people. We are proud to be part of the Considerate Constructors scheme and work hard with local communities throughout the construction process. Wates Developments is an expert in land, planning and joint ventures for residential developments throughout southern England. As well as investing in residential land ourselves, a core element of our business is to invest in the home building stage of the development process through 50:50 joint venture partnerships with some of the UK s leading house builders. This brings together our skills in investment and planning with the complementary expertise of our partners in the professional building and selling of new homes. Our aim is to produce the best solutions to development opportunities ensuring every residential scheme makes a strong contribution to the local and wider community. Engagement and collaboration with all our partners and stakeholders is at the heart of how we work. Listening to and understanding the needs of a community is vital to our success. Development Partners: Linden Homes and Wates Developments Architect: Collado Collins Architects, Londonbased specialists in mixed use urban projects. Examples of their work are shown below. Planning Consultant: Rolfe-Judd Planning, an award-winning, London-based practice of town planners, architects and interior designers. Transport Consultant: i-transport, an independent and innovative transport planning consultancy, specialising in development planning work. Daylight/Sunlight: CHP Surveyors, experts in issues around daylight and sunlight and rights of light, CHP have been involved in projects ranging from small scale domestic to large prestigious commercial developments. ColladoCollinsArchitects Water Colour, Reigate Heron Heights, Reigate Communications: Remarkable Group, an integrated communications agency, with expertise in delivering innovative public consultation. Example of ColladoCollins Experience in the London Borough of Hammersmith & Fulham Connect, Haywards Heath West Hall, Olympia Olympia Central Fulham High Street Shepherds Bush Road
Site Site Location The site, at the junction of Goldhawk Road, Askew Road and Greenside Road, is currently occupied by a Carpet Right retail warehouse. Strategically located where the A02 (Goldhawk Road), a primary road artery into central London, and the local B08 (Askew Road) meet, it is a key marker on the local road network. In terms of public transport, the site is very well connected. Several bus routes pass along Goldhawk Road, with routes 27 and 9 both having bus stops in close proximity to the site. Three tube stations are also within walking distance: Ravenscourt Park and Stamford Brook to the south provide access to the District Line while Goldhawk Road gives access to the Hammersmith & City Line. There are existing cycle routes that run along the site: route 1 along Askew Road and route 5 along Goldhawk Road. Previous Planning Submissions 2006 Scheme (Allies and Morrison) 2011 Scheme (Hunters) Site History In 2006, an application to redevelop the site, which included a 10 storey tower, was dismissed at appeal, following an earlier refusal by the London Borough of Hammersmith & Fulham. N A subsequent application for the redevelopment of the site for a part, part 6 storey building was withdrawn in 2008 for commercial reasons. Bird s eye view of the site 2008 Scheme (Hunters) 2011 Scheme (Hunters) We are aware that a further scheme was discussed with officers in 2011 which was of a similar scale and design to the withdrawn scheme. Site Photos View looking west of Goldhawk Road showing the Carpet Right building Buildings opposite the site on Goldhawk Road Buildings to the East of the Site South view of the site and Greenside Road Houses along Greenside Road North view down Askew Road North East view along Askew Road South East view of Goldhawk Road View of existing retail building and Greenside Road
ldhawk Road, London Linden Homes AND WATES DEVELOPMENTS Constraints & Opportunities, London 2 2, London URBAN DESIGN PRINCIPLES ENHANCEMENT OF THE CONSERVATION AREA A number of strategic areas are located in close vicinity to the development site. These include: St Andrew Boblola RC Church Leysfield Road. Starch Green. Ravenscourt Park. Seven Stars. It is therefore imperative that the new design is designed sensitively to these areas of special interest. AY Constraints The site is subject to a number of constraints which influence its redevelopment as follows: 1 Possible contamination of the forecourt oldhawk Road, London N PRINCIPLES OF THE CONSERVATION AREA s Warehouse block currently occupies an area which is Green conservation area. In terms of urban design we roperty does 2not enhance the local area. We outline the : The site does not command a road side frontage and scale or mass to the properties that front Goldhawk oad. Owing to the nature of the site use, the current building a natural rhythm to the street through articulation of es etc. This is particularly noticeable along Greenside Constrained Goldhawk Road frontage access points onto the site Close proximity of surrounding accommodation imation The current block is set back from the ith a parking court in front. Adjoining shop premises onto the pavement create more animation to the 5 Party walls and party fences Daylight, sunlight and overlooking Houses along Greenside Road Improving the Urban Grain The majority of the existing site is occupied by the Carpet Right retail shed. The building has poor flank elevations that front Greenside Road and Goldhawk Road. The parking forecourt to the front of the site pushes the front facade away from Goldhawk Road and therefore breaks the Askew Road - Goldhawk Road building line. In summary, the existing site: Contains a retail shed with large building footprint Has no positive street frontage Has an unattractive forecourt 18 25 THE SITE TODAY Existing Site forecourt Existing forecourt Proximity to existing buildings Does not continue or support the existing building line Displays poor architectural quality and detailing View towards site Goldhawk Road frontage Existing Site along Greenside Road Main Forecourt Existing Site View of existing Site View along Goldhawk road 19 Existing urban grain Opportunities, London The site has a number of positive attributes which lend themselves to an exciting redevelopment opportunity. These include: 1 Continuation of the street edge 2 Views into Ravenscourt Park to the south URBAN DESIGN PRINCIPLES ENHANCEMENT OF THE CONSERVATION AREA A number of strategic areas are located in close vicinity to the development site. These include: St Andrew Boblola RC Church Leysfield Road. Starch Green. Ravenscourt Park. Seven Stars. It is therefore imperative that the new design is designed sensitively to these areas of special interest. 5 6 7 Location at a prominent road junction approaching Shepherd s Bush Potential for new attractive streetscape and improved public realm along Goldhawk Road and Greenside Road Redefine urban block History of site as a local landmark Regeneration of currently underutilised and unattractive site Opportunity for building of greater presence RC Church along Leysfield Road Area around Starch Green Ravenscourt Park Seven Sisters Improved public realm and views towards open green spaces RC Church along Leysfield Road Area around Starch Green Ravenscourt Park Seven Sisters The proposed building form seeks to readdress the street edge. Its relationship to both Greenside Road and Goldhawk Road will reinstate a building line which will reinforce and animate the street. By creating a larger block towards the corner of Goldhawk Road and Greenside Road, the new development will create a presence over the open space and road junctions that surround it. The building plan will also complete the urban block and emphasise new street frontage. In summary, the proposal will: Reinstate the Goldhawk Road building line Reduce the building footprint Logically complete the urban grain Improve the public realm Provide active frontages Be of high quality architectural design 2 2 Proposed response to existing urban grain
Scheme Composition Surrounding Streetscape Response to the Street The surrounding streetscape is varied in both architectural character and building scale. The images to the right describe the buildings and areas that front Goldhawk Road and these are indicated on the diagram below. The images show the open green space at Ravenscourt Park, large semi-detached residential villas and taller flatted developments that punctuate the streetscape. There are many fine architectural features and details present on the surrounding buildings. Of particular note is the brickwork detailing of the public house and the window reveals and surrounds of individual residential dwellings. The aim is to provide an instantly recognisable residential environment that through scale, mass and form will sit well within the existing context. By defining the urban block the new development will integrate into the surrounding context and add to the character that currently exists. The proposed form seeks to readdress the street edge. Its relationship to both Greenside Road and Goldhawk Road will reinstate a building line which will reinforce and animate the street. Placing a taller element to the new scheme at the corner of Goldhawk Road and Greenside Road will also provide a suitable presence when viewed from Ravenscourt Park to the south and on this prominent road junction approaching Shepherd s Bush to the east. The building plan will also complete the urban block and emphasise new street frontages. Proposal responds to buildings on Greenside Rd Proposed layout follows building line of Askew Rd Askew Road Goldhawk Road Greenside Road N Proposal responds to buildings on Goldhawk Rd Proposed site layout 1 2 5 1 Four storey + roof residential building 8 storey residential building Site 2 Prominent corner building opposite the site 8 storey residential building G O L D H A W K R O A D G O L D H A W K R O A D N Ravenscourt Park 5 Six storey retail/residential building Goldhawk Road Analysis
Design Principles Three block composition Continue urban grain - Greenside Road Continue urban grain - Askew Road Continue urban grain - Askew Road A three block composition visually breaks the scheme down into individual blocks that relate to the varied massing and uses surrounding the site, whilst also addressing different boundaries and streetscapes separately. Greenside Road To aid integration of the proposal into the adjacent urban grain, the street edge and street character of Greenside Road will be continued and incorporated into the design of the proposed building on Greenside Road; this continuation will be residential in its scale. Askew Road To aid integration of the proposal into the adjacent urban grain, it is proposed that the street edge will be continued from Askew Road. The proposal picks up and continues the existing building line that fronts Askew Road and Goldhawk Road. Askew Road Goldhawk Road The corner component of the proposal needs to relate to its immediate adjacencies; the open space of Ravenscourt Park and Goldhawk Road. Due to this and the importance of its corner location, this element should be the tallest part of the scheme. Create active frontages Relationship of proposal to Ravenscourt Park Improve public realm Active frontages bring interest, life and vitality to the public realm. They should have frequent doors and windows with few blank walls, articulated facades and lively internal uses visible from the outside, or spilling onto the street. Active frontages are part of the character of important streets. The proposal will seek to retain the local landmark profile of the site by introducing an attractive presence on this promiment junction of three separate routes which also provides an appropriate setting for Ravencourt Park to the south An improved public realm allows space for the public to inhabit. This will have a positive effect on both the streetscape and the surrounding environment.
Scheme Layout & Access Urban Design - Commercial Layout The Carpet Right warehouse site currently occupies an area which is within the Starch Green conservation area. In terms of urban design we feel that the current property does not enhance the local area. We believe the proposal for the site should provide appropriate: Street Frontage Animation (bringing life to the street) Street Rhythm (continuing the architectural character of the area) Example of a shared use arrangement Public Realm The proposal provides an opportunity to improve and enhance the public realm to the north of the mini roundabout on Goldhawk Road and, in part, Greenside Road. Extra residential car parking spaces will be provided on Greenside Road where the existing forecourt egress will be blocked off. The existing vehicular forecourt can be converted to public realm with high quality street furniture and planting. 1 2 5 Improved public realm Residential cycle parking Loading pad Residential vehicular access Additional parking spaces Street Frontage Animation The current block is set back from the pavement edge with a parking court in front which provides little interest to the street. Adjoining shop premises open directly onto the pavement and create more animation to the parade of shops. The proposal should therefore contain uses that bring vitality and interaction to the street. The proposal will be serviced by a loading pad on Goldhawk Road (see diagram to the right). Urban Design - Residential Layout Street Rhythm Owing to the nature of the site use, the current building does not provide a natural rhythm to the street through articulation of windows and entrances. This is particularly noticeable along Greenside Road. The proposal aims to address this by incorporating entrances and fenestration on Greenside Road (see diagram to the right). Cycles Loading pad 1 2 5
Scheme Views View from Goldhawk Road Greenside Road - View Looking South Local Vernacular & Precedent Images The images below show buildings in close proximity to the application site. They all feature rich architectural details such as half level entrances, window and door surrounds, banding and plaster work/render. Half level entrances and bay windows These images to the right show successful, contemporary examples of brick buildings. A brick facade can be detailed to add visual interest to a building. Several different types of brick detailing are shown here. Baumschlager Grosvenor Waterside, Allies and Morrison White window reveals and door surround Brick detailing can be used to pick up and continue features present on existing and adjacent buildings to help marry a proposal with its context. Greenside Road - View Looking North Brick banding on the building opposite the site City Lit Building, Allies & Morrison, Camden, London Brick panel detail
Working with the Community Reviewing Your Feedback Investing in Communities National Apprenticeship Programme Thank you for taking the time to attend our event today. We hope you found it useful and would be grateful if you could take the time to fill out a feedback form and tell us what you think. You can either drop this in the ballot box today or ask one of our team for a freepost envelope so that you can return it over the next few days. Should you have any further questions or comments, or if you would like to discuss the plans with the team following this exhibition, you are welcome to contact us using the details on the feedback form. Following today s exhibition, we will undertake a full and thorough analysis of all the feedback received which will help to inform the design evolution. In due course, we will present more developed proposals to community representatives. If you would like to be involved at that stage, please indicate this on your form. For many, the visible sign of Linden Homes investment in their local community will be the new homes that we build. We are proud of the quality of our product but we also know that our investment stretches far beyond bricks and mortar. Our houses provide homes for families, work for local businesses and opportunities for new apprentices. To demonstrate what this can mean for a community, we conducted a case study into our 19. million residential scheme at Ogwell Brook, South Devon. 186 new homes are currently being built A direct investment of 19. million into the local community Up to 280 jobs are being created both on site and in the supply chain (the Home Builders Federation states that every home built creates 1.5 full time jobs on site and in the supply chain) 7 jobs have been created on the first two phases of this threephase scheme A further 1 architects, surveyors and engineers are retained on the project, in addition to our team of four locally-based Linden Homes staff Local businesses have undertaken the majority of the work on site Working with local firms, we have been able to train 11 young apprentices Our experience at Ogwell Brook is replicated on the majority of our schemes across our entire national development network. When we say we work with communities, we mean it. During 201 Linden Homes is launching a national apprenticeship scheme with First Skills (a national training provider). Our aim To have 500 apprentices participating in our programme within the next three years The importance of apprenticeships Apprenticeships are key to sustaining and developing skills vital to UK house building Without a skilled workforce, house building will struggle to deliver the new homes we need Achievements to date 100 apprentices were recruited in the last two years as part of our pilot programme in the south west Contractors and apprentices at Ogwell Brook Young apprentices with their pointing towels Our 100th apprentice in the south west