8.6. Parameter envelope - BXS Positive Dialogue · Parameter envelope Parameter Plan 007C ... B 12S...

Brent Cross South Plot 12 - Design Statement Maccreanor Lavington 85

8.6. Parameter envelope

ParameterPlan007C(shownoverleaf)setsmaximumbuildingandfrontageheightsrelativetothefinishedgroundfloorlevels.Maximumheightsareinclusiveofplantlevels.

Asdiscussedabove(section8.3),ParameterPlan002(transportinfrastructure)showsthelocationofprimary,secondaryandtertiaryroutesthroughthemasterplanarea.Theseroutesbenefitfromlimitsofdeviation.AsdescribedintheRDSF,ifthelocationoftheroutesvarieswithinthepermittedlimitsofdeviationidentifiedonParameterPlan002and003,theconfigurationofthebuildingzoneswillchange.TheadjacentimageshowstheparameterenvelopewiththeadjustedHighStreetalignment.

Themaximumheightparameterissetat45mforthenorthsideofPlot12,anddropsto33mtothesouth.TheHighStreetandClaremontParkRoadarekeyfrontages.

ThemaximumfrontageheightontheHighStreetis33m(takenfromfinishedfloorlevel(FFL)ofthegroundfloor).

ThemaximumfrontageheightonClaremontParkRoadis27m(takenfromFFLofthegroundfloor).

TheS73Permissionallows30%ofthekeyfrontagesofaplottoexceedthemaximumfrontageheight,aslongastheydonotexceedthemaximumbuildingzoneheights(seesection8.5,extractedfromtheRDAS(sectionA2.4.3,HeightandMassingParameters)).

TheproposedschemeforPlot12showsthetallestwingofthenorthbuildinglocallyexceedingthemaximumfrontageheightbylessthan30%,butwithinthemaximumbuildingzoneheight,inaccordancewiththeS73Permission.

TheClaremontParkRoadelevationsitswithinthemaximumfrontageheight.

Theproposalsarethereforeincompliancewiththeparameterplanenvelope(savefortheflue,asdiscussedinthefollowingsection).

Fig.145 DiagramtoshowtherelationshipbetweentheproposedmassingandthemaximumparameterenvelopeasdefinedbyParameterPlan007

buildingzone

45m33m

33m27m

maximumfrontageheight

maximumbuildingzone

Maccreanor Lavington86

3300

0

1600

0

1200

0

2700

0

3300

0

4500

0

92025 AOD

47500 AOD48000 AOD

75050 AOD

72500 AOD

Original printed at A1

© Maccreanor Lavington Ltd.

Do not scale from this drawing. Verify alldimensions on site. Drawing should be read inconjunction with information from all other designconsultants and contractors. All drawings in digitalformat are for reference only, paper copies areavailable on request.

Title:

Scale:

Client

Project

Rev Details Drwn DateChkd

te

77 Bastwick Street,London, EC1V 3PZ

+44 (0)20 7336 [email protected]

RMA SUBMISSION

MLUK-549-A-L-XX-3103

Brent Cross South Limited Partnership

549 Brent Cross - Plot 12

Proposed West Elevation

1 : 200 @ A1 / 1 : 400 @ A3

- RMA Submission OJ GW 25/10/17

0 10m5

SURROUNDING CONTEXTSHOWN INDICATIVELY

Fig.146 LongsectionsE-WandN-S.

Thesectionbelow showshowthebuildingandfrontageheightsoftheproposalssitwithintheS73parameterenvelope.ThetallerelementofthenorthbuildingexceedsthefrontageheightinaccordancewiththeprovisionsoftheS73Permission(seesection8.6 fordetails).

Themaximumbuildingheightforthenorthernpartoftheplot,withinwhichBuilding12Nislocated,is45m.ThemainmassofBuilding12Nhasamaximumheightof44.525mwhichsitsbelowthemaximumparameterheightforthispartoftheplot.However,thismaximumbuildingheightisexceededbyaminoramount(2.525m)inordertoaccommodateaflue(*).Theflueisassociatedwiththeprovisionofboilersandplantwithin

8.7. Key Building heights

*

maximum frontage height 33m


maximum building zone 45m


minimum frontage height 16m


theproposedbasement.Theparameterexceedancepresentsaminordeviationfroms73Permissionmaxima.Paragraph1.8oftheRDSFallowsfortheconsiderationofproposeddeparturesfromtheparametersandprinciplesofthes73Permission.Proposeddeparturescanbeconsideredunlesstheyarelikelytohavesignificantadverseenvironmentalimpactsbeyondthosealreadyassessed.TheproposedfluehasbeentakenintoaccountaspartofanEIAscreeningrequest,whichconfirmsthattheproposedfluedoesnotresultinanynewordifferentsignificantenvironmentaleffects.Itisthereforeconsideredthattheminordeparturefromthes73permissionparametersassociatedwiththeproposedflueisacceptable.

AlsorefertotheaccompanyingVisualAssessmentStudy,whichconcludesthattheimpactoftheflueisnegligible.





3300

0

1600

0

4500

0

92025 AOD

47500 AOD

75050 AOD

Original printed at A1

© Maccreanor Lavington Ltd.

Do not scale from this drawing. Verify alldimensions on site. Drawing should be read inconjunction with information from all other designconsultants and contractors. All drawings in digitalformat are for reference only, paper copies areavailable on request.

Title:

Scale:

Client

Project

Rev Details Drwn DateChkd

-

-

te

77 Bastwick Street,London, EC1V 3PZ

+44 (0)20 7336 [email protected]

R0E

DRAFT PLANNING

MLUK-549-A-L-3100

Brent Cross South Limited Partnership

549 Brent Cross - Plot 12

Proposed North Elevation

1 : 200 @ A1

A North Block Issue OJ GW 08/08/17B 12S and Basement Revisions OJ GW 14/08/17C Draft Planning Set OJ GW 22/09/17D Elevation Updates OJ OJ 04/10/17E Draft Planning Set OJ GW 13/10/17

Fig.147 SectionN-S-Core12B.

TheadjacentsectionshowstherelationshipbetweenthetallerwingofthenorthbuildingandtheS73Permissionparameterheights.Whilstitsheightlocallyexceedsthemaximumfrontageheight,itswidthiswithinthe30%frontageallowableanditstotalheight, doesnotexceedthemaximumdevelopmentzone.

8.8. High Street frontage




*


Plots12’sproposalsfollowthegroundfloorusestofrontage as set out in the S73 Permission: namely, predominantly retail use on the High Street frontage andresidentialontheParkFrontage.

A café is proposed to be located on the south-east corneroftheplottohelpactivateboththeparkedgeandthetemporarygreenspace.

ThelocationofthiscaféontheClaremontParkfrontagegivesrisetoasmalldeviationfromParameterPlan004.AsexplainedinmoredetailwithintheaccompanyingExplanatoryReport,Section2.4oftheRDSFmakesspecificreferencetosuchdeviationsfrom the parameters and principles referred to in the s73 Permission: in the event that the proposals have noadverseenvironmentalimpacts,suchdeviationsmaybeacceptable.Theproposeddeviationissmallandneitherthelandusenordevelopmentquantumproposedasaresultbreachthemaximafloorspaceallowedforunderthetermsofthes73Permission.Thecaféwillprovideamenityforresidentsandvisitorsalikeandwillservetoenliventhisfrontage.

Fig.148 ConsentedParameterPlan(extract) Fig.149 Parameter overlay Fig.150 Plot 12 proposals

8.9. Parameter compliance matrixGround level uses to frontage: Parameter plan 004

Predominantly Retail or Leisure or Hotel

Residential

Plot12’sproposalsfollowtheupperlevelusestofrontagesetwithintheS73Permission.


Upper level uses to frontage: Parameter plan 005

Residential


TheproposedfinishedsitelevelsforPlot12arewithintheLimitsofDeviationsetoutinParameterPlan006.

Proposed finished site levels: Parameter plan 006

Proposed Ground Level along the High Street, with L.o.D. of +2.00m/-1.00m

Proposed Ground Level, with L.o.D. of +/-1.00m

Existing Site Level


TheproposalsforPlot12arecompliantwiththemaximumfrontageandbuildingheightsassetoutintheParameterPlan007.Pleaserefertosection8.7fordetails


Maximum frontage and building heights: Parameter plan 007C

27m Maximum Frontage Height (L.o.D. +/-2.00m)

33m Maximum Frontage Height (L.o.D. +/-2.00m)

Building zones


TheproposalsforPlot12arecompliantwiththeminimum frontage heights as set out in the Parameter Plan008.Pleaserefertosection8.7fordetails

Minimum frontage heights: Parameter plan 008

12m Minimum Frontage Height

16m Minimum Frontage Height

There are no basement or service access points located onthekeyfrontagestocomplywithParameterPlan009


Basement and service access: Parameter plan 009

Areas within which new basements may be constructed

Car park entrance

Frontages which would not include any direct carpark or service yard entrances, or direct service access



Table5ofAppendix10oftheRSDFsetsoutkeybuildingdimensionswithinMQ2.

Fig157oppositeandthetablebelowsetsoutthekeydimensions.Both12Nand12SshouldbereviewedundertheheadingResidential(Courtyard).

As12Nisanopencourtyard,itswidthisreadasthedimensionfromthenorthfaceof12Ntothenorthfaceof12S.Permittedminimumtomaximumrangeshowninbrackets.

8.10. Building dimensions

Key Dimensions Height /m Length/m Width/m

12NResidential(Courtyard) 44.6(12-45) 78.9(50-100) 47.8(46-73)

12S Residential(Courtyard) 28.6(12-45) 60.6(50-100) 55.0(46-73)

Table13 Key dimensions (permittedmin.-max.rangeshowninbrackets)

Fig.166 Key Building dimensions


9.0. Planning Summary and Compliance

The s73 Permission includes several parameters and principles that aretobetakenintoaccountintheformulationofreservedmatterproposals.ThesearesetoutintheapprovedRevisedDesignGuidelines(RDG),RevisedDesignandAccessStatement(RDAS)andtheRevisedDevelopmentSpecificationandFramework(RDSF).Thesedocumentshavebeencarefullyconsidered,inadditiontowider,moregeneral,planningpolicyandguidance.

The main over-arching principles contained in the RDAS and RDSF are set outbelow,followedbymoredetailedprinciplescontainedintheRDG.

DAS and DSFFromareviewofthesedocuments,theprinciplestobefollowedinrelationtoPlot12are,asfollows:

• “Anintegrated,diverse,newtowncentre”with“mixeduseplots”.

• “Highdensitytowncentre”anda“clearurbanstructure.”

• “ReplacementofhousingontheWhitefieldResidentialEstate”and“reclaimingalostpieceofBarnet”.

• Suitablescaleandshape.

• “Legibleandseamlesstransitionbetweensuburbanandurban”.

• Considering“the‘courtyardblock’”asan“exemplaryurbanform”.

• A“strongurbancontextthatformsthepublicrealmandclearlydelineatesbetweenpublicandprivatespace”

• Buildingsthatare“durable,attractiveandvisuallyharmonious”.

• “Amasonryarchitectureshouldprevail”(inlowandmediumrise),whichis“solid,ratherthanlightweight”.

Design Guidelines The main principles from the RDG that have informed the Plot 12 design aresetoutbelow.

• Atlowerlevelsbuilding’swillhave“frontdoorstolowerfloormaisonettesaswellasresidentialcoresforflatsabove”.

• “Play,socialisingandpedestrianmovement”istheprioritywithin“clustersofresidentialbuildings”.

• Elevationtypologyguidelinespromote“adialoguebetweenbuildingandpublicrealm”:relatestothehierarchyofstreetsandspaces.

Incompliancewiththekeyprinciplessummarisedabove,theproposalsforPlot12areforprimarilyresidentialbuildingsatanurbandensity,withmixedusesatgroundlevel,tocreatethebeginningsofanintegrated,vibrantanddiversetowncentre.Plot12willprovidereplacementhomesforresidentsoftheWhitefieldEstateandaspartofBXSwillstarttoreclaim a ‘lost’ piece of Barnet, currently rather isolated by surrounding strategicinfrastructure.Theproposalsseektomediatebetweentheexistinglowrisehousingtothesouthandtheconsentedhighdensitytowncentre.

Theproposalsincludecourtyardtypologiestogivestrongdefinitiontothestreetsandcreatebothpublicandprivatespaces.ScaleandmassingisassessedinSection8.0,whichdemonstratescompliancewithparameters.Theproposalsareforprincipallybrickbuildings,withstreetsactivatedbyfrontdoors.Thesurroundingtertiarystreetsprioritisepedestriansandgreenspacesprioritiseplayandsocialising.

InsectionB4-K2,theDesignGuidelinescallforasetbackofaminimumof1.5mabove6floorsfortheHighStreet,ClaremontParkRoadandtheAccessRoadsinMarketQuarter.Whilstwehaveintroducedsetbackstotheseelevations,theyvaryinheighttoreflectthehierarchyofstreets(seesection3.1.2).Thesesetbacksoccuronthe7thand8thfloorsandcomplywiththefrontageheightsdefinedintheParameterPlans.

InsectionB4-K4,theDesignGuidelinessetoutthatthegroundfloorlevelforhousingshouldbeaminimumof0.8maboveexternalground.OnPlot12N,thereareonlytworesidentialunitsatgroundfloor,helpingtoactivatethefrontagealongthepocketpark.Althoughtheseunitsarenotelevatedabovegroundlevel,theybenefitfromgenerousplantingsettingthembackfromthepublicspace,andaresplitovertwolevels,allowingallbedroomstobeonthefirstfloor.

On Plot 12S, the ground level is raised above the car park by an average of1m.However,asthegroundlevelsurroundingthebuildingvaries,thegroundfloorlevelvariesfrom1.2mto0.7atitslowestpoint.

InsectionB4-M3,theDesignGuidelinesprescribetheuseofrecessedloggiasalongtheHighStreetfrontage.Asthenorth-westorientationofthiselevationisnotfavourableforgooddaylighting,theseloggiaswherereplacedbysemi-recessedbalconiesthatwillallowmorelightintothedwellingsandhavealimitedprojection.

SectionB4-N2statesthatallplantventilationshouldbeatrooflevel.TheproposalsforPlot12generallyachievethis,however,thesubstationlocated along the access route to the east of Plot 12N has a limited numberofventstothestreettocomplywithUKPNrequirements.Additionally,theairintakeforthecarparkventilationmustoccuratlowlevel.Allventsareoflimitedsizeanddesignedtointegratediscreetlywithinthecompositionofthefacades.

SectionB4-QoftheDesignGuidelinessetsoutthecharacterofthedifferentelevationtypologies.Inthissection,theHighStreetisexpectedtohaveaminimumofonefrontdoorperverticalarticulation.However,itwasfeltthatacontinuouslengthofretailfrontagewouldprovidesufficientanimationtothestreet,whilsttheresidentialentranceswouldhelpactivatethepocketparktotherearofthebuilding.ThisstrategyalsohelpstoincreasetheresidentialfeeloftheheartofPlot12.

Overall,weconsiderthatthedesignofPlot12hasbeeninformedbyandisconsistentwiththeprinciplesandparameterssetoutinthes73Permission.Thedesignishighqualityandin-keepingwiththeapproachtoarticulation,materials,elevations,amenity,etcasprescribedinthevariouscontroldocuments(theRDAS,RDG,RDSF).


10.0. Sustainability

Energy and Sustainability StatementThis page summarises the key elements of the Energy and Sustainability StatementpreparedbySWECO.Pleaserefertothefullreport(whichformspartofthisReservedMatterssubmission)forfurtherdetail.

The Energy and Sustainability Statement for Plot 12 provides an assessment of the proposals for Plot 12 against the energy and sustainabilityrequirementsoftheS73Permission,assummarisedbelow:

• AlldwellingstoachieveminimumLevel4underCodeforSustainableHomes;

• AllcommercialspacestoachieveatleastVeryGoodratingunderBREEAM;

• 40%reductiononcarbonemissionsoverBuildingRegulationsPartL2010forresidentialbuildings;

• 25%reductiononcarbonemissionsoverBuildingRegulationsPartL2010fornon-domesticbuildings;

• AllelementstocomplywithrelevantversionofPartLasappropriateatthepointofdesignconstruction(e.g.PartL2013)

• Allprincipalresidentialbuildingsconnecttothedistrictheatnetwork,wherefeasibletodoso.

Additionally,Plot12willmeettherequirementsfortheWaterUsePrinciplescontainedinParagraph2.71fromtheRDSF:

• Residentialdevelopmentswillbedesignedtoachieveawaterusageof105litres/person/day(38.3cubicmetres/person/year;equivalenttotherequirementfora4-starratingusingtheCodeforSustainableHomes),withanaspirationofmeetingthetargetof80litres/person/day(29.2cubicmetres/person/year,equivalenttotheminimumrequirementfora5-starratingusingCodeforSustainableHomes);

• Rainwaterharvestingwillbedesignedtocapture10%ofrainfallingonthesiteforirrigationandcleansinguse,and‘grey’waterwillberecycled from commercial buildings, if that proves necessary to meet demand;

• Watermeteringwillbeinstalledinallbuildingsandleakdetectionsystems in commercial buildings;

• Lowwaterusefittings/appliancesand‘A’ratedwhitegoodswillbearequirementinallresidentialdevelopment;and

• Waterbuttswillbeprovidedinresidentialbuildingswithindividualgardensorsuitablebalconies.

Plot12willcomplywithConditions33.2,35.1and35.2.Additionally,thesustainabilityfeaturesoutlinedinTable9oftheRDSFwillbeimplementedwhereapplicablewithinthedevelopment.

10.1. Sustainability strategy 10.2. Energy and Sustainability StatementFollowingtheenergyandcarbonevaluationitisproposedthatextensiveenergyefficiencymeasuresalongwithlowandzerocarbon(LZC)applicationswillbeincorporatedintothedesignsforthedevelopment.EnergyandcarboncalculationshaveconfirmedthattheproposedenergyefficiencydesignandLZCapplicationwillachieve:

• Regulatedcarbondioxidesavingsof48%relativetoaNew-BuildPartL1A2010,fortheresidentialareas;

• Regulatedcarbondioxidesavingsof7.1%relativetoaNew-BuildPartL1A2013,fortheresidentialareas;

• Regulatedcarbondioxidesavingsof31.2%relativetoaNew-BuildPartL2A2010,forthenon-residentialareas;

• Regulatedcarbondioxidesavingsof17.9%relativetoaNew-BuildPartL2A2013,forthenon-residentialareas.

Fabric efficiency:The proposals for Plot 12 have been designed to ensure a high level of fabricefficiency.Thelayoutofthebuildingsminimisesthewalltofloorratio.

Green roofs:InlinewiththerequirementssetoutintheRDSF,10%ofavailableroofareawillbeoccupiedbygreenroofs.

SUDs and rainwater attenuation:RainwaterattenuationisprovidedbytwoattenuationtanksinPlot12Saswellasa“blueroof”attenuationlayerinthebuildupofthepocketpark.Inaddition,SUDsareintegratedintothelandscapeofthesurroundingstreetstoprovideattenuationforthepublicrealm.

Rainwater Harvesting:Rainwaterharvestingwillbedesignedtocapture10%ofrainfallingonthesiteforirrigationandcleansinguse

Flood risk:Condition45.2oftheS73Permissionstatesthatallfinishedfloorlevelsmustbenolowerthan300mmabovethe1in100yearfloodlevel.

Plot12issituatedoutsideofthefloodplaneoftheriverBrentandallfinishedfloorlevelsexceedtherequiredlevel.MoreinformationcanbefoundintheDrainagestatementpreparedbyARUP.


11.0. Daylight and Sunlight

Overshadowing Assessment - Sun Hours On Ground

Figure 34: View from above

Area which sees 2+ hours of direct sunlight

on 21st of March

56.3 %

59.5%

Sources of information:IR_16-17/25,27-30_11598

Rel_10_11598_DSD

Issue No: IS13-11598Page No: 36

Date: 20 September 2017

Amenity Within The Site

11598 - Brent Cross South - Plot 12 (Plot 11 Revised)

GIA, The Whitehouse, Belvedere Road, London SE1 8GA t 020 7202 1400 f 020 7202 1401 e [email protected] w www.gia.uk.com

The proposals have been tested throughout the design process to maximisethedaylightandsunlighttoboththeproposedresidentialunitsandtotheaccompanyingamenityspaces.This page provides a summary of the assessments, for full details see Daylight and Sunlight report producedbyGIA,whichisincludedaspartofthisRMAsubmission.

11.2.1. OvershadowingThesunlightperformanceinbothopenspaceswithinPlot12hasbeenexplored,andportionsofthemassinghavebeenrelocatedtoimprovethesunlightavailabilityasmuchaspossible.Themassingalterationshaveallowedforgoodlevelsofsunlightonthetestedopenspaces,currentlybothexceedingtheBRErecommendationon21stMarch.

TheBREsuggestedminimumrequirementforamenityspacesisthat50%oftheareareceives2hoursofdirectsunlighton21stMarch.

Theproposals,testedbyGIA,producethefollowingresults:

• 12NPocketPark:56.3%

• 12Scourtyard:59.5%

11.2.2. Daylight PotentialThe internal layouts have also evolved to get the best out of the available daylightoutdoors:thishasresultedinwindowsbeingmaximisedwherepossible,balcony’sshapereducedandmovedtowardsthebedrooms,theuseoflighterfinishesfortheinternalfloorsandtheenclosureofthekitchenareawithphysicalseparationssuchashighlevelcabinetsandabreakfastbar.Thedaylighthasbeenprioritisedinlivingareas,wherepeoplespendmostoftheirtimeathome,andsignificantimprovementwasachievedwithinbothplots12Nand12S.

ThedaylightandsunlighttestsbyGIAshowthat80%ofallhabitableroomswithinPlot12seegoodlevelsofdaylight,withthebreakdownasfollows:

• Plot12N79%

• Plot12S81%

Overall,GIAconcludethattheproposalshaveoptimiseddaylightandsunlightconditionsandthatfutureoccupantswillhavegoodaccesstodaylightandsunlight.


12.0. Noise Mitigation

PleaserefertotheaccompanyingAcousticDesignReport.

Residential block layout designCourtyardbuildingsareproposedtomaximisethenumberofunitsthathaveaccesstonon-noisyfacades.

Provision of quiet facadesThemostsensitivefacadesarethosefacingtheHighStreetandClaremontParkRoad.Intheselocations,semiorfullyrecessedbalconiesareprovidescreeningtothelivingspacesandsomebedrooms.

Inlinewiththerecommendationsinsection4.4oftheAcoustcDesignReport,wholehouseventilationisalsoproposedthroughouttheschemetoallowresidentstoventilatetheirhomeswithouttheneedtoopenwindows.Doubleglazingisalsoproposedthroughout.


13.0. Secured by Design

TofulfiltheobligationsofCodeforSustainableHomes,theschemeisrequiredtomeettherequirementssetoutinSection2(PhysicalSecurity)oftheSecuredByDesign(SBD)guidance.ThiswillbeachievedinconsultationwiththelocalDesigningoutCrimeOfficer.

During the development of the proposals for Plot 12, the design teammetwiththeDesigningOutCrimeOfficer(DOCO)whomadethefollowingrecommendations,whichhaveeitherbeenincludedontheapplicationdrawingsorwillbeaddressedinthefuturedetailedspecificationofthebuildings:

Compartmentalization and Access:• Duetothenumberofapartments,itisnecessarytocompartmentalize

the buildings to make sure that, if someone can get in at ground level, theywon’thavefullaccesstothebuilding.

• Alldoorsoutofstaircoresontoresidencefloorsshouldbeaccesscontrolledona‘fobout’,‘pushbuttonin’basis.I.e.Accesscontrolreadertogofromthestaircoretotheresidencefloorpushbuttontogofromthefloorintothestaircore.

• Frontdoorsshouldbeaccesscontrolledbyafobin,pushbuttonout.Doorsintothestaircoreatgroundlevelshouldbefobin,pushbuttonout.I.e.accesscontrolfobrequiredtogetintothestaircore,andpushbuttonreleasetogetoutofthestaircore.

• Allliftsshouldbeaccesscontrolledwithdestinationcontrolincluded.Thedecisionwhethertoallowallresidentstohaveaccesstoallfloorswasuptotheprojectteam,butaccessforvisitorsshouldbelimited.Ifliftswerenottobeaccesscontrolled,aseconddooroneachfloorbetweentheliftlobbiesandtheresidencefloorsshouldbeprovided.

Physical Security:• All apartment doors should be physical security rated products,

certifiedtoPAS24:2016.

• AllexternaldoorsintocommunalareasshouldbeaphysicalsecurityratedproductcertifiedtoLPS1172SecurityRating2(SR2).

• AllinternaldoorsintocommunalareastobePAS24:2016rateddoors.

• DoorsintoPostboxroomsshouldbeLPS1172SR2.

• ExternaldoorstobinstoresshouldbeLPS1172SR2.InternaldoorstobinstorestobePAS24:2016.

• Allretailunitsshouldincorporateaphysicalsecurityratedproduct.Exactspecificationwasnotdiscussed.

• Alldoorsshouldbeself-closingandself-locking.

• AnydoorsthataresecuredwithMaglocksshouldincorporatetwomaglocks;oneat1/3heightandoneat2/3height.Ifanelectronic

strike,shootbolt,lockwerespecifiedasinglelockwouldbeacceptable.

• AllexternalwindowsatgroundlevelshouldbePAS24:2016certifiedsecurityproducts.GlazingshouldincorporateP2Alaminatedglass.DOCOnotedthatonlyproductscertifiedtoPAS24:2016wouldbeaccepted(andnotpreviousversionsofPAS24)duetotheupdatestotheglazingspecification.Itwasagreedthat,ifadoorwasratedtoapreviousversionofPAS24,anddidnotincludeaglazedpanel,theywouldreviewonacasebycasebasis.

• Allpostboxesshouldbespecifiedtoincludeanti-fishingmechanisms.2.3ElectronicSecurity

• Allexternalintercomsforvisitoraccessshouldbeaudioandvideointercoms.Internalintercoms(atsecondary/tertiaryaccesscontrolleddoors,andinthelifts)canbeaudioonly.

• Accesscontrolsystemshouldprovideadatalogofalluses.Standard30daystoragewouldbesufficient.

• Allfireexitoverrides(greenbreakglassunits)shouldbeautomaticallyresettingunitstoavoidmisusebyresidents,leavingthebuildinginsecure.

• TherearenosignificantCCTVrequirements,thoughcoverageisexpectedinthefollowinglocations:Mainentrancelobbies,Mailboxes,CarParkandBikeStores.

Landscaping• Defensiveplantingaroundgroundfloorresidencesshouldprovidea

1.5mbufferandtheplantingshouldbesufficientlymatureatthetimeofoccupationoftheresidences.I.e.Lowlevelplantingthatwillgrowoveranumberofyearsisnotacceptable.

• Alowlevelfenceorshinguardaroundplantingshouldbeconsideredtodissuadepeoplefromcuttingacrosstheplanting.

• AnySheffieldBikestandsforvisitorsshouldbelocatedclosetothebusier areas of the development, such as adjacent to retail units and cafes.

• Anyexternalseating/furniture,shouldbelocatedasfarawayfromtheentrancesdoorsaspossibletoreducetheriskoftailgating.

• Theparkshouldbewelllit.Lowheightpedestal/bollardlightingisnotpreferred.Lightingshouldbedesignedtoensuregooduniformitytoavoiddarkspots.HighLuxlevelsarenotnecessary.

• Traditionallightingcolumnswouldbepreferredinthepark.Orbuildingmountedlighting.

• AllexternallightingcolumnsshouldbepreppedtoallowfortheMetropolitanpolicetoinstalltemporaryCCTVifrequired.Power/dataoutletsforsuchaccommodationsshouldbeabove3m.

• Lowlevelplantingshouldbekeptbelow1mandtreecanopiesshouldbeabove2m.

• Anyseatingforretailunits/cafesshouldbekeptawayfromanygroundfloorresidencesfrontdoors,ortheentrancestothelobbiesgivingaccesstoupperresidences.

• Fencesforgroundlevelresidencesprivatepatioareasshouldbe1.5mhigh(nothigher).

• Solidfencesarenotpreferred.

• Gatesintoindividualgarden/patiosshouldbelockablegates.

• LightingoverdoorsshouldbedawnuntilduskratherthanPIRbased.

• The level change into the southern block central courtyard should providea1.8mhighbarrier.Thiscanbeacombinationofsteeplandscapingandfencing.Thegateintothecentralcourtyardshouldbeaccesscontrolledonafobinfoboutbasis.

Visitor Access• Visitorstothebuildingshouldberequiredtogothroughanumberof

controlpoints.Thereshouldbeanexternalaudioandvideointercomtogaininitialaccess.Thentheywillberequiredtousetheaudiointercomatindividualaccesscontrolleddoors.

• Anaudiointercomshouldbeprovidedinalllifts.Whenaccessisgranted,theliftshouldonlyallowaccesstotheparticularresidencesfloor.

• Theliftsshouldreturnallliftstogroundlevelonlywhereafobauthorizationisnotprovided.

Basements• Allocatedparkinginthebasementwouldbepreferredtoprevent

misuse.

• The entry to the basement carpark should include either a gate or a slidingshutter.

• GateshuttershouldbeanLPS1175:SR2ratedproduct.IffreeairrequirementsforbuildingventilationprecludetheuseofanSR2ratedaproduct,anSR1ratedproductwouldbeconsidered.Ifasuitablegatecannotbeidentified,DOCOwillreviewabespokesolutionandadviseonspecification.

• Thegate/shuttershouldbefullheight.

• Accessshouldbeonafobin/foboutaccess.

• Thereshouldbenoinductionloops(otherthanforsafety)thatautomaticallyopenthegate/shutter.

• No intercom facility should be provided at the vehicle entrance to provideaccess.

Brent Cross South Limited Partnership 4 Stable StreetLondonN1C 4ABT: +44(0)20 3664 0200

www.brentcrosssouth.co.uk www.argentrelated.co.uk @argentrelated

8.6. Parameter envelope - BXS Positive Dialogue · Parameter envelope Parameter Plan 007C ... B 12S...

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