191210 Scenario 4 Review - Home Group · 2.4 Brick Building Techniques found in Hounslow Corner...

Scenario 4 Demolition and Redevelopment

Proposed Scheme & Review

Concorde Close, Hounslow

November 2019January 2020

Contents ................................................................................................................................................. 3

Introduction .......................................................................................................................................... 5

1. Existing Estate ............................................................................................................................... 7

1.1 Ground Floor Plan - Existing ........................................................................................................... 8

1.2 First Floor Plan - Existing ................................................................................................................ 9

1.3 Second Floor Plan - Existing ........................................................................................................... 10

1.4 Existing Estate Provision & Housing Need ..................................................................................... 11

2. Thought process.......................................................................................................................... 13

2.1 Site Context ................................................................................................................................. 14

2.2 Design Development - Access and Amenity Space ........................................................................ 15

2.3 Elevation Design Development ..................................................................................................... 16

2.4 Brick Building Techniques found in Hounslow ................................................................................ 17

2.5 Workshop with Young Customers .................................................................................................. 18

2.6 Modern Brick Precedent 1& 2 ......................................................................................................... 19

2.7 Modern Brick Precedent 3 & 4 ........................................................................................................ 20

2.8 Modern Terrace Precedent 5 .......................................................................................................... 21

2.9 Modern Brick Precedent 6 .............................................................................................................. 22

2.10 Modern Brick Precedent 7 ............................................................................................................ 23

2.11 Elevation Type 1 - The Traditional Terrace Bays ........................................................................... 24

2.12 Elevation Type 2 - The Entrance Bay ............................................................................................ 25

2.13 Elevation Type 3 - The Patchwork Bay .......................................................................................... 26

2.14 Elevation Type 4 - The Recessed Bays .......................................................................................... 27

2.15 Block A & BC Front Elevations - Materiality .................................................................................. 28

2.16 Block A West Elevations to Lampton Road ................................................................................. 29

2.17 Tenure Split ................................................................................................................................ 30

2.18 Dual Aspect Units and Private Amenity ....................................................................................... 31

2.19 Wheelchair User Dwellings ......................................................................................................... 32

2.20 Massing ...................................................................................................................................... 33

2.21 3D Sketch ................................................................................................................................... 34

3. Proposed Plans & Unit Schedule ...................................................................................... 36

3.1 Ground Floor Plan ........................................................................................................................ 37

3.2 First Floor Plan .............................................................................................................................. 38

3.2 Second Floor Plan ......................................................................................................................... 39

3.2 Third Floor Plan............................................................................................................................. 40

3.3 Roof Plan ...................................................................................................................................... 41

3.4 Front Building Elevations .............................................................................................................. 42

3.5 Rear Building Elevations ............................................................................................................... 43

3.6 Site Sections ................................................................................................................................ 44

4. Required and Achieved Unit Mix ...................................................................................... 46

4. Unit Mix Summary .......................................................................................................................... 47

5. Adopted Highways .................................................................................................................... 49

5.1 Proposal vs Adopted Highway - diagram ....................................................................................... 50

6. Proposal Summary Review .................................................................................................. 52

6.1 Scheme Achievements & Limitations Summary ........................................................................... 53

Contents

This document has been prepared on behalf of our client, Home Group.

Apart from two refurbishment scenarios 2 & 3 for Concorde Close, Farrells have been instructed to develop an additional scenario that incudes full demolition of the existing estate and new redevelopment for the Concorde Close site. This scenario has been prepared to enable testing of the different estate regeneration schemes.

The key areas of discussion that this document covers are:

- Design development of the layouts and the buildings facade

- Updated fl oor plans and elevations

- Area schedules and unit mix.

Introduction

1. Existing Estate

1.1 Ground Floor Plan - Existing

Concorde Close | Demolition and Redevelopment Scheme | Proposal & Commentary8

9

1.2 First Floor Plan - Existing

January 2020 |

1.3 Second Floor Plan - Existing


11

Housing Need provided by Home Group

Existing Unit Mix & Area Schedule

1.4 Existing Estate Provision & Housing Need

Existing Estate Unit Mix

Affordable Rent

Social Rent

Total

Bedsits 2B 2B Maisonettes Total

2 18 11 311 8 3 12

3 26 14 43

Housing Need Mix 1b2p 2b3p 2b4p 3b5p 4b5p 4b6p

Affordable Rent 0 3 3 3 0 1Social Rent 9 5 5 6 2 1London Affordable Rent 5 0 0 0 0 0

Total 14 8 8 9 2 2 43

28

Total

10

5

Parking 23 spacesRequirement

Existing Estate Areas sqm sqft sqm sqft sqm sqft

Affordable (Social Rent) 2,319 24,963 2,055 22,115 1,875 20,183

Affordable (Affordable Rent) 994 10,698 881 9,478 705 7,589

Total 3,313 35,661 2,935 31,592 2,580 27,771

GEA NIAGIA

January 2020 |

2. Thought process

CONCORDE CLOSE

KEY:

Concorde Close Boundary

Site Access

HOUNSLOW CENTRALSTATION

LA

MPTO

N R

OA

D

ALEXANDRA ROAD

LA

MP

TO

N P

AR

K R

OA

DRAILWAY

2.1 Site Context

N


15

Access and core location:

The site shape alows for two blocks to be allocated - a shorter (Block A) and longer block (Block B/C). The long building has been split further into two building with their own cores and access. This approach optimises the internal space usage and corridor distances

Communal and Private Amenity Space:

The space between Block A and B is allocated to communal child playspace.

The green spaces at the rear of both blocks B and C north of Block A are turned into private garden space for the ground fl oor fl ats.

Defensible space and private patios run along the front elevations of Block A and Blocks B and C facing the child playspace.

EntranceChild PlayspacePrivate gardenDefensible SpacePrivate Patios

KEY:

EntranceLobby corridorBuilding Core

KEY: KEY:

Bicycle StoreStandard Car Parking SpaceWheelchair Car Parking spaceVehicle Route

Car and Cycle Space:

Bicycle stores are positioned.to the rear of all building cores. An additional bicycle store is located in Block B to meet the cycle requirement. There are fi ve accessible Shefi eld stands, located next to the child play space.

In addition, the proposal includes 17 standard car parking spaces and 5 wheelchair car parking spaces. along Concorde Close.

B

A

C B

A

C B

A

C

2.2 Design Development - Access and Amenity Space

N NN

January 2020 |

Vertical Recessed Break

Vertical Recessed BreakVertical

RecessedBay

ProjectingBay

Projecting Bay

2.3 Elevation Design Development

1. Current layout results in a simple elevation with only one central recessed bay.

Primary Massing

Articulation of Blocks

Horizontal Bonding and Texture

3. Ground fl oor will be emphasized by the use of horizontal brick features to balance the proposed vertical articulation.

This is in the form of soldier bricks and running brick bond.

The recessed strips will be in dark bricks, while all projecting blocks will be in red, white or yellow brick

2. The facade is articulated into seven bays. Vertical recessed break strips are allocated to rows of single windows.

Groups of bays project in plan to add additional level of facade articulation and diff erentiate the main entrances to the building.


17

2.4 Brick Building Techniques found in Hounslow

Corner brick features provide identity to some of the local traditional architecture

Brick ground fl oor separated to the render fi rst fl oor via a soldier brick course. The last is reiterated in the window sill.

Contunuous brick soldier course runs above window level and contributes to the horizontal articulation of the building.

January 2020 |

2.5 Workshop with Young Customers

A workshop with the young customers was held in April 2018. Participants had the opportunity to explore a series of samples from varieous materials, textures and colours.

The most interactive activity was a more hands on experiece on how brick patterns could develop. The children were given a pack of fi ve diff erent colour styles of bricks and examples of 10 diff erent bonds. They were asked to pick their preferred pattern and try to create it with any bricks they prefer.


19

Silchester Road, Notting Dale

• Hoziontal brick soldier feature is used in the design of the window top and sill

• Yellow brick corbelling runs horizontally across ground and fi rst fl oor and this in combination with a standard brick bond adds a level of complexity. to the building design.

Buccleuch House, Hackney

• Vertical articulation has been achieved through the merge of single and double windows and the use of aluminium panel betwee the two.

• Articulation between bottom and upper fl oor through the use of diff erent type of brick. Two rows of brick soldier run horizontally to diff erentiat the boundary between the two types of brick.

2.6 Modern Brick Precedent 1 & 2

January 2020 |

Camden Courtyards, Camden Town

• Windows across two storeys have been coupled via the use of aluminium panel with vertical pattern that looks like a continuation of the balustrade

• The inset balconies contribute to the articulaton of the building and mark the boundary between the building blocks,

Trafalgar Place, Elephant and Castle

• Various brick colour blends vertically.

• Horizontal brick corbel iterates above windows and contributes to the coherence of the project langugage.

• Balcony zig zag shift to create a playfull feature.

• Horizonal brick corbel on ground fl oor provides a diff erent texture and adds a level of complexity.

2.7 Modern Brick Precedents 3 & 4


21

2.8 Modern Terrace Precedent 5

Highmead Estate, Enfi eld

• The versatility in this project has been achived through the introduction of various brick collour and diff erent window size

January 2020 |


Residence, Russia

Block massing stepps up and down. Brick blocks built in diff erent colours and the introduction of vertical brick pattern contributes to the unique character of each block.


23


St Josephhof Residences, Netherlands

The versitility of the building language is achieved through the use of diff erent brick colour and the consistent playful shift of window openings.

January 2020 |

A B

Bay A

2.11 Elevation Type 1 - The Traditional Terrace Bays4. Within the overall facade there are

four types of bays, which are scaled to match traditional residential terraces at the surrounding context.

The end corner bays are the simplest and lowest in height, stepping down to the perimeter of the site.


25

Entrance Entrance

CONCORDE CLOSE

Soldier brick and running brick bond

C D

Bay C

2.12 Elevation Type 2 - The Entrance Bay

5 Main entrance bay represents typical modern terrace, which steps forward in plan to mark the front doors. It is covered in identical red brick. The ground fl oor brick soldier is extended above the entrance to create a grand feature.

January 2020 |

E F

Bay E

2.13 Elevation Type 3 - The Patchwork Bay

6. The two inner bays between the central recessed bay follow the same language as the traditional modern terrace but alternates window and door positions to create a patchwork eff ect that create interest and diversity in the facade.


27

2.14 Elevation Type 4 - The Recessed Bays

7. The central block and the couple of facade strips step back. They are covered in dark brick, arranged as soldier course and running bonds.

G H I

Bay HBay GJanuary 2020 |

2.15 Block A & BC Front Elevations - Materiality

Yellow brick - running bond and soldier course

Red brick -running bond and soldier course

Dark (black) brick -soldier course

White brick -running bond and soldier course

Block BC - West Elevation

Block A - South Elevation


29

2.16 Block A - West Elevation to Lampton Road

January 2020 |

2.17 Tenure Split

Tenure Split: The total scheme includes 65 market units, 43 aff ordable/social rent units.

Block C accommodates 36 aff ordable/social rent units, The remaining 7 units are located on the ground fl oors of Block A and B. The market units are positioned on the remaing space of Block A and B.

KEY:

Entrances to L00 Aff ordable/Social Rent Unit in Block A & BAff ordable/Social Rent UnitsMarket Units

Typical Floor

Block A

Block B Block C

Block A

Block B Block C

Ground Floor

Refuse Store

NN


31

2.18 Dual Aspect Units and Private Amenity

Dual Aspect Units:

The buildings layouts have been optimised to accommodate maximum number of dual aspect units. Of 28 units on a typical fl oorplan, there are 14 dual aspect and through units. This forms 50% dual aspect units.

Dual Aspect Units

KEY:

Block A

Block B Block C

Block A

Block B Block C

KEY:

Balcony

Building footprint line, where all balconies are inset into the building to further increase separation distance with neighbours

Private Amenity Space - Balconies:

Balconies are strategically located in response to the surrounding context. Most of them are projecting from the building footprint.

However, balconies on the northern and eastern elevations have been inset to maximise separation distance and limit overlooking with 69 Lampton Road and the neighbours on Lampton Park Road.

Typical Floor Typical FloorN N

January 2020 |

2.19 Wheelchair User Dwellings

Wheelchair Adaptable Units M4(3)

KEY:

Wheelchair User Dwellings:

As part of the planning requirement, Scenario 4 provides 10% wheelchair adaptable dwellings M4(3), which are primarily located on ground fl oor to allow for ease of access.. This requirement is applied to all unit types and tenures as following:

2x1B2P - Social rent1x 2B3P - Social rent1 x 3B5P- Aff ordable rent 4 x 1B2p - Market2 x 2B3P - Market

1B2P SR

1B2PSR

3B5PAR

2B3PM

2B3PSR

2B3PM

2B3PM

1B2PM

1B2PM

Typical FloorGround FloorN N


33

2.20 Massing

Front building.

4 Floors

4 Floors

A

B

C

Rear building.

Front building. West elevation Rear building. West elevation Section through Lampton Road and the child play area

Lampton Road Child play

Front building Rear building

January 2020 |

2.21 3D Sketch


3. Proposed Plans & Unit Schedule

37

3.1 Ground Floor Plan

CO

NCO

RD

E CLO

SE

LAMPTON ROAD

963 ft²89 m²

A.00.073B5P

725 ft²67 m²

A.00.052B3P

652 ft²61 m²

A.00.031B2P

548 ft²51 m²

A.00.021B2P

539 ft²50 m²

A.00.011B2P

767 ft²71 m²

A.00.061B2P

834 ft²77 m²

A.00.042B4P

712 ft²66 m²

C.00.082B3P

996 ft²93 m²

C.00.073B5P

1,101 ft²102 m²

C.00.064B6P

804 ft²75 m²

C.00.052B4P

547 ft²51 m²

C.00.091B2P

1,044 ft²97 m²

C.00.033B5P

804 ft²75 m²

C.00.042B4P

559 ft²52 m²

C.00.021B2P

547 ft²51 m²

C.00.011B2P

679 ft²63 m²

B.00.071B2P

827 ft²77 m²

B.00.012B3P

841 ft²78 m²

B.00.082B3P

546 ft²51 m²

B.00.021B2P

785 ft²73 m²

B.00.032B3P

785 ft²73 m²

B.00.042B3P

604 ft²56 m²

B.00.051B2P

547 ft²51 m²

B.00.061B2P

1B2P

2B3P

2B4P

3B5P

4B6PNote: Draft plan awaiting landscape input

January 2020 |

3.2 First Floor Plan

652 ft²61 m²

A.00.102B3P

550 ft²51 m²

A.00.161B2P

548 ft²51 m²

A.00.151B2P

668 ft²62 m²

A.00.142B3P

539 ft²50 m²

A.00.081B2P

545 ft²51 m²

A.00.121B2P

548 ft²51 m²

A.00.091B2P

765 ft²71 m²

A.00.112B4P

692 ft²64 m²

A.00.132B3P

679 ft²63 m²

B.00.161B2P

541 ft²50 m²

B.00.131B2P

724 ft²67 m²

C.00.192B3P

712 ft²66 m²

C.00.172B3P

547 ft²51 m²

B.00.091B2P

815 ft²76 m²

B.00.182B4P

559 ft²52 m²

B.00.171B2P

547 ft²51 m²

B.00.151B2P

546 ft²51 m²

B.00.101B2P784 ft²

73 m²

B.00.112B4P

784 ft²73 m²

B.00.122B4P

1,044 ft²97 m²

C.00.123B5P

804 ft²75 m²

C.00.132B4P

559 ft²52 m²

C.00.111B2P

547 ft²51 m²

C.00.101B2P

996 ft²93 m²

C.00.163B5P

1,101 ft²102 m²

C.00.154B6P

804 ft²75 m²

C.00.142B4P

547 ft²51 m²

B.00.141B2P

1B2P

2B3P

2B4P

3B5P

4B6P


39

3.3 Second Floor Plan

548 ft²51 m²

A.00.241B2P

550 ft²51 m²

A.00.251B2P

539 ft²50 m²

A.00.171B2P

548 ft²51 m²

A.00.181B2P

652 ft²61 m²

A.00.192B3P

545 ft²51 m²

A.00.211B2P

765 ft²71 m²

A.00.202B4P

692 ft²64 m²

A.00.222B3P

668 ft²62 m²

A.00.232B3P

1B2P

2B3P

2B4P

3B5P

4B6P

804 ft²75 m²

C.00.232B4P

804 ft²75 m²

C.00.242B4P

712 ft²66 m²

C.00.272B3P

724 ft²67 m²

C.00.282B3P

547 ft²51 m²

C.00.201B2P

559 ft²52 m²

C.00.211B2P

1,044 ft²97 m²

C.00.223B5P

679 ft²63 m²

B.00.261B2P

547 ft²51 m²

B.00.251B2P541 ft²

50 m²

B.00.231B2P

784 ft²73 m²

B.00.222B4P

784 ft²73 m²

B.00.212B4P

546 ft²51 m²

B.00.201B2P

547 ft²51 m²

B.00.191B2P

815 ft²76 m²

B.00.282B4P

559 ft²52 m²

B.00.271B2P

996 ft²93 m²

C.00.263B5P

1,101 ft²102 m²

C.00.254B6P

547 ft²51 m²

B.00.241B2P

January 2020 |

765 ft²71 m²

A.00.292B4P

545 ft²51 m²

A.00.301B2P

652 ft²61 m²

A.00.282B3P

548 ft²51 m²

A.00.271B2P

539 ft²50 m²

A.00.261B2P

550 ft²51 m²

A.00.341B2P

548 ft²51 m²

A.00.331B2P

668 ft²62 m²

A.00.322B3P

692 ft²64 m²

A.00.312B3P

804 ft²75 m²

C.00.332B4P

804 ft²75 m²

C.00.342B4P

712 ft²66 m²

C.00.372B3P

724 ft²67 m²

C.00.382B3P

547 ft²51 m²

C.00.301B2P

559 ft²52 m²

C.00.311B2P

996 ft²93 m²

C.00.363B5P

1,101 ft²102 m²

C.00.354B6P

1,044 ft²97 m²

C.00.323B5P

679 ft²63 m²

B.00.361B2P

547 ft²51 m²

B.00.351B2P

559 ft²52 m²

B.00.371B2P

815 ft²76 m²

B.00.382B4P

547 ft²51 m²

B.00.291B2P

546 ft²51 m²

B.00.301B2P784 ft²

73 m²

B.00.312B4P

784 ft²73 m²

B.00.322B4P

541 ft²50 m²

B.00.331B2P

547 ft²51 m²

B.00.341B2P

1B2P

2B3P

2B4P

3B5P

4B6P

3.4 Third Floor Plan


41

3.3 Roof Plan

January 2020 |

+20.700

+20.700

A

N

S

W EB

C

A

N

S

W EB

C

A

N

S

W EB

C

A

N

S

W EB

C

3.4 Front Building Elevations


43

+20.385+20.400

+20.400

3.5 Rear Building Elevations

A

N

S

W EB

C

A

N

S

W EB

C

January 2020 |

3.6 Site Sections

Proposed Concorde Close 69 Lampton Road61 Lampton Road 63 Lampton Road Proposed sub-station

BA

N

S

W EB

C

D

63 Lampton Road Concorde Close Block B

A

N

S

W EB

C

A

N

S

W EB

C

Section through Block C

8.1m

6m


4. Required and Achieved Unit Mix

47

4.1 Unit Mix Summary

Sitewide areas sqm sqft sqm sqft sqm sqft

Affordable (Social Rent) 2,319 24,963 2,055 22,115 1,875 20,183

Affordable (Affordable Rent) 994 10,698 881 9,478 705 7,589

Total 3,313 35,661 2,935 31,592 2,580 27,771

GEA GIA NIA

1b2p 2b3p 2b4p 3b5p Total0 3 3 3 100% 30% 30% 30% 100%

9 5 5 6 2832% 18% 18% 21% 100%

5 0 0 0 5100% 0% 0% 0% 100%

39 13 13 0 6560% 20% 20% 0% 100%

53 21 21 9 10849% 19% 19% 8% 100%4%

4b6p1

10%

3

4

11%

00%

00%

1b2p 2b3p 2b4p 3b5p 4b5p 4b6p Total0 3 3 3 0 1 100% 30% 30% 30% 0% 10% 100%

9 5 5 6 2 1 2832% 18% 18% 21% 7% 4% 100%

9 8 8 9 2 2 3824% 21% 21% 24% 5% 5% 100%

Redevelopment Sitewide areas sqm sqft sqm sqft sqm sqft

Social Rent 3,039 32,712 2,818 30,333 2,339 25,177

Affordable Rent 1,028 10,698 941 9,478 807 8,687

Market 5,308 57,135 5,025 54,089 3,845 41,388

Total 9,375 100,913 8,784 94,551 6,991 75,251

GEA GIA NIA

Achieved MixAffordable RentMix

Social RentMix

London Affordable Rent - Social RentMix

MarketMix

TotalMix

Housing NeedAffordable RentMix

Social RentMix

TotalMix

Demolition and Redevelopment Scheme

Housing Need Unit Mix by Home Group

Achieved Unit Mix of Demolition and Redevelopment

January 2020 |

5. Adopted Highways

963 ft²89 m²3B5P

725 ft²67 m²2B3P

652 ft²61 m²1B2P

548 ft²51 m²1B2P

539 ft²50 m²1B2P

767 ft²71 m²1B2P

834 ft²77 m²2B4P

713 ft²66 m²2B3P

996 ft²93 m²3B5P

1,102 ft²102 m²4B6P

804 ft²75 m²2B4P

547 ft²51 m²1B2P

1,044 ft²97 m²3B5P

804 ft²75 m²2B4P

559 ft²52 m²1B2P

547 ft²51 m²1B2P679 ft²

63 m²1B2P

827 ft²77 m²2B3P

841 ft²78 m²2B3P

547 ft²51 m²1B2P

785 ft²73 m²2B3P

785 ft²73 m²2B3P

604 ft²56 m²1B2P

547 ft²51 m²1B2P

KEY

Adopted Footway

Adopted Carriageway

Adopted Amenity

5.1 Proposal vs Adopted Highway - Diagram

Overview

• Scenario 4 will require an agreement with London Borough of Hounslow as to the ability to remove the green area and provide of a road in its place as well as to remove the footway to accommodate the proposed substation and car parking spaces.


6. Proposal Summary Review

53

6.1 Scheme Achievements & Limitations Summary

What the scheme achieves• The new units meet the Internal Space Standards in line with NDSS as

set out in the Draft New London Plan (Deember 2019) Table 3.3

• Minimum ceiling heights in line with NDSS as set out in the Draft New London Plan (December 2019).

• Private amenity space provision in line with the Mayor’s Housing SPG - standard 26, and LB Hounslow Policy SC5 minimum requirement is met. 738 sqm of private gardens, 501sqm of balconies and 114sqm private patios are provided in the scheme leading to a total private amenity provision of 1,353sqm.

• The Child Play Space requirement includes the provision of the total child yield to be 564sqm of which 248 sqm Doorstep Play for under 5’s. Current proposal provides 284 sqm child playspace, which leads to a shortage of 280sqm.

• 17 Standard car parking spaces and 5 wheelchair car parking spaces are provided along Concorde Close access road.

• 193 cycle spaces are provided in line with the policy requirement,of which 189 long stay, 4 short stay and 5 accessible Sheffi eld stands.

• All families occupying the existing estate have the opportunity to remain at Concorde Close.

What the scheme cannot achieve

• Communal amenity space provision in line with LB Hounslow Policy SC5 cannot be met in full due to the limited availability of open area on the site. The achieved 108 unit mix leads to the requirement of 2,805sqm communal amenity. Of this, only 1,956 sqm are provided as ground fl oor child play space (284sqm) and shared communal roof terraces (1672sqm). This leads to a shortage of 849sqm.

• The Child Play Space requirement includes the provision of the total child yield to be 564sqm of which 248 sqm Doorstep Play for under 5’s. Current proposal provides 284 sqm child playspace, which leads to a shortage of 280sqm.

January 2020 |

London

7 Hatton StreetNW8 8PL, LondonTel: +44 (0)20 7258 [email protected]

Hong Kong

Suites 1301-02, 625 King’s RoadNorth Point, Hong KongTel: +852 2523 [email protected]

Shanghai

Unit 1603, Shanghai Time Square Offi ce Tower,93 Huai Hai Zhong Road, Shanghai, PRC, 200021Tel: +86 (21) 5302 [email protected]

www.farrells.com


191210 Scenario 4 Review - Home Group · 2.4 Brick Building Techniques found in Hounslow Corner...

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