West Hampstead Place Plan Pt 1 - DRAFT
-
Upload
whampstead -
Category
Documents
-
view
221 -
download
0
Transcript of West Hampstead Place Plan Pt 1 - DRAFT
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
1/19
West Hampstead:
Shaping the Future
A planor the wider West Hampstead area
Drat january 2012
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
2/19
Shaping theutureo the wider West Hampstead area2
draft
Contents
3 Foreword by Councillor Hayward
4 Summary
6 Why a Place Plan?
8 Developing the Place Plan
9 What the Plan covers
10 What the area is like and what the issues are:
Arelativelyprosperouscommunity
Aplacewithmixedcommunities
Awellconnectedplacewithamixofuses Aplacewithanestablishedtowncentrefacingchallenges
Anareaexpectedtoundergomajorphysicalchanges
Aplacethatcanbedifculttogetaround
Anareawithenvironmentalqualitybutfacingchallenges
20 The Vision
Delivering the Vision
SupportingasuccessfullocaleconomyandTownCentre
Workingtogethertosecurereallocalbenetfromdevelopment
opportunities Maximisingtheopportunitiesforadditionalandenhanced
openspacesandenvironmentalimprovements
Improvingmovementaroundthearea
Deliveringimprovedlocalservices
Action Plan
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
3/19
Shaping theutureo the wider West Hampstead area3
draft
Foreword
WestHampsteadisavibrantareawithanimportanttowncentreandishometoalargeresidentialcommunityandahostofcommercial
activitiesthatcontributetothesocialandeconomicprosperityof
theboroughandbeyond.Theareahasanumberofexceptional
assetsincludingexcellentpublictransportlinks,historicarchitecture
andmanyindependentshopsandrestaurantswhichcontribute
toitsvaluedvillagefeel.Itisalsoanareafacingchallengessuch
asmaintainingthesuccessanddiversityofthehighstreetand
addressingalackofopenspace.
WestHampsteadisexpectedtoaccommodatenewhousing
andjobsinthecomingyearsandthischangeisalreadystartingtohappen.Itisvitaltotheongoingsuccessoftheareatoensure
thatthischangebringsrealbenetstolocalpeoplebasedon
identiedlocalneeds.Tomakethishappenitisimportantthatthe
Councilsworkisjoinedupacrossitsservicesandthoseofpartner
organisations.Inthiswayopportunitiescanbestberealisedthatbuild
ontheexistingstrengthsofWestHampsteadwithimprovementsthat
benetthosethatliveandworkandvisitthearea.
Thisplanhasbeenpreparedtoreectthelocalneeds,opportunities
andprioritiesinWestHampsteadandtosetouthowtheycan
beaddressed.Itshowsavisionfortheareaandtheactionsandinterventionswewillmakeandencourageotherstomake,towork
towardsthisvision.Theplanrecognisestheimportanceofthe
communityinshapingthefutureofthearea,particularlygiventhe
enthusiasmandcommitmentthathasregularlybeendemonstrated
bylocalpeopleinWestHampstead.
Wehaveworkedwitharangeofcommunitygroupsandstakeholderstoidentifytheimportantissuesandtobuildavisionfor
thefutureoftheareaandthekindofplacewedliketoseeWest
Hampsteadbecome.Wewillcontinuetothinkstrategicallyandwork
withotherstoimplementtheactionplanandprogresstowardsthe
deliveryofthisvision.
Councillor Sarah Hayward
CabinetMemberforCommunity,RegenerationandEqualities
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
4/19
Shaping theutureo the wider West Hampstead area4
draft
SummaryThis Place Plan has beenprepared as part o
Camdens placeshapingapproach to understandingand addressing the needs,
priorities and opportunitiesin dierent parts o the
borough.
WestHampsteadhasbeenchosenasan
areaoffocusbecauseof
itsexcellenttransportlinks,uniquehigh
streetandrichhistoricalarchitecturethatall
contributetoavillagefeel.Itisalsoanarea
identiedashavingthepotentialformajor
change.Theexcellentpublictransport
combinedwithanumberofunderused
sitesaroundtherailwaylinespresentan
opportunityforsignicantinvestmentinthe
area.Developmentproposalsarestartingto
happen,withsomeapprovedschemesand
severalothersatdetaileddiscussionstage.
Thispotentialchangethereforefeelsveryreal
forresidentsandisexactlytheenvironmentin
whichaplaceshapingapproachisimportant
toensureopportunitiestobenetthearea
arenotmissed.
Theplanismadeupoffourmainelements
whicharesummarisedbelow:
What the area is like and what
the issues are
TherstpartofthePlan(insertpage
numbers)describestheareabasedonthe
Councilsknowledgeandfeedbackfrom
consultationswithlocalstakeholdersand
communityrepresentatives.
ItestablishesthekeycharacteristicsofWest
Hampsteadandwhatthekeylocalissuesare.Prioritiesincludetheimportanceofa
successfulhighstreet,managingthechange
intheareatoensurethesenseofvillageis
protected,trafcissuesandmovingaround
thearea,increasingopenspaceinthearea
andprovisionoflocalservicesforall.
Vision
Considerationoftheareascharacteristics
andidentiedissueshelpedtoinformthe
vision,whichwillguidetheCouncilsapproach
totheareaandtheactionsandinterventions
wewillmakeandencourageourpartners
tomake.Thevisionissetoutinfulloninsert
pagenumber,butinsummaryitenvisagesan
areawhere:
ThetowncentreandMillLane
neighbourhoodcentrewillthrivewith
diversityandchoiceandlocalbusinesseswillbesupported.
Opportunitiesaretakentobuildonthe
areasstrengths.
Newopenspacewillbemaximised
togetherwithimprovementstoexisting
spacesandgreenaspectsofthearea.
Thequalityoftheenvironmentwillbe
improvedparticularlyaroundthestations
andthelinkstothewiderarea.
Localservicesandfacilitiesincluding
communitycentresandyouthfacilitieswill
besupported.
Delivering the Vision
Havingsetoutthevision,thissectionsets
outhowitwillbedeliveredtosupportand
promotethesuccessofthearea.Itdiscusses
theactionsthatarealreadybeingtakenand
furtheractionsthatcanbetakenoverthe
short,mediumandlongtermtoachievethe
aspirationsforthearea.Thisisdonearound
vethemes:
Supportingasuccessfullocaleconomy
andTownCentre
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
5/19
Shaping theutureo the wider West Hampstead area5
draft
Workingtogethertosecurereallocal
benetfromdevelopmentopportunities
Maximisingtheopportunitiesforadditionalandenhancedopenspacesand
environmentalimprovements
Improvingmovementaroundthearea
Deliveringimprovedlocalservices
Action Plan
Theactionplan(insertpagenumber)
bringstogethertheheadlineobjectivesidentiedintheprevioussectioninatable
anddetailsthespecicactionsthatwill
contributetotheirdelivery.Forexample,
maximisingopportunitiesforadditionaland
enhancedgreenspacesincludesavariety
ofapproachesincludingsecuringopen
spacewithinnewdevelopments,usinga
moredetailedplanningguidanceprocessto
identifyopportunitiestolocatenewspaces
andinvestigatingopportunitiesforproviding
newspaceoncouncilownedlandorotherpocketsofland.
Thepurposeoftheactionplanistoset
outclearmeasurablestepstoachievethe
overallobjectivesandidentifytheanticipated
timeframesfordelivery.Theactionswillbe
monitoredregularlytoensurethatprogressis
beingmadeandthattheplanisresponsivetochangeandnewpriorities.Theactionplanwill
bereviewedandeupdatedwhennecessary.
map
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
6/19
Shaping theutureo the wider West Hampstead area6
draft
Why aplace planCamdeniscommittedtoaddressing
theneedsofthediverseareasandthe
communitiesthatlivein,workinandvisittheplacesthatmakeuptheborough,
recognisingthatdifferentplaceshavetheir
ownparticularneedsandprioritiesthatneed
tobeaddressedinwaysthatbestsuitthem.
Thisplaceshapingapproachisabouttaking
theopportunitytothinkandactstrategically
abouthowtoaddresstheseneedsinterms
ofinvestmentdecisions,servicedelivery
andphysicalchanges.Understandinglocal
concernsandprioritiesisattheheartofthisapproachwhichisallthemoreimportant
againstabackdropofreducedCouncil
resourcesarisingparticularlyfromreductions
incentralGovernmentfunding.
PlacePlansarebeingpreparedforanumber
ofareasoffocus,likeWestHampstead,to
agreeanoverallvisionfortheareabased
onthepriorityissuesidentiedwithlocal
communitiesandstakeholders.Asetof
actionsthenformsapartofeachplanto
showhowthevisioncanbemadeintoarealityovertheshortmediumandlongterm.
Theplanswilldrawtogethertherangeof
worktheCouncilundertakesinparticular
areastoencourageandensurejoinedup
workingtoaddresstheneedsofpeople
andplaces.PlacePlansarenotstatutory
planningdocumentsanddonotformpartof
CamdensDevelopmentPlan.Theirscopeiswideandtheysetanoverallstrategicvision
andawidevarietyofactionsforeachplace
whichmaycoversomeplanning-related
issuesalongwitharangeofothers.
ThisPlacePlanhasbeendevelopedto
tryandensurethatthispotentialchange
isasmuchaboutopportunitiesforlocal
communitiesandbusinessesasitisabout
newresidentsornewbusinessestothearea.
Inthesetimesofpressureoncouncil
resources,itisimportantthatthePlacePlan
canprovideaclearvisionfortheareatohelp
usethelimitedresourcesmosteffectively.
OtherPlacePlansarecurrentlybeing
preparedfortheKentishTownandStGiles-
Holbornareas.TheCamdenTownPlacePlan
Places are
areas that draw
people together
to live, work,
learn and play.
Placeshaping
or Camden
ocuses on
places o
change and
opportunity, to
bring strategiesand investment
together in
deciding how
best to shape
such areas.
place plan map
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
7/19
Shaping theutureo the wider West Hampstead area7
draft
wascompletedin2010(weblink)andthe
KingsCrossPlacePlanin(insertinfo).Further
plansarebeingdevelopedforEuston,SwissCottageandKilburnastheworkcontinues
withplaceshapinginGospelOakfollowinga
partnershipapproachtoregenerationforthe
identiedareaoffocus.
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
8/19Shaping theutureo the wider West Hampstead area8
draft
Therststageinthedevelopmentofthe
PlacePlanwastobringtogetherinformation
andknowledgeaboutWestHampsteadasaplaceandacommunity.TheCouncils
PlacePlanandInvestmentTeamcollected
informationanddatafromacrossthefull
rangeofCouncilservicesandfromits
partnersandpreparedadraftKeyIssues
Paperasabasisforengagementwith
stakeholdersinthearea.Thispaperis
availabletodownloadfromtheCouncils
website:
ShapingtheFutureoftheWestHampsteadarea:EngagementonKeyIssues(May2011)
LINK
TheKeyIssuesPaperwascirculatedto
110localgroups,stakeholdersandlocal
Councillorswhowereinvitedtotwo
consultationworkshopsheldonthe16thand
29thJune2011.
Theworkshopswereanopportunityto
discusslocalissues,opportunitiesandprioritiesandforthelocalrepresentatives,
partnersandtheCounciltoworktogether
toagreeasharedvisionforthefuture
ofthearea.Theworkshopswerealso
anopportunitytobuildrelationshipsand
networksbetweenstakeholderstoenable
thedeliveryofthevision.
TheworkshopswereheldattwolocationswithinWestHampsteadandwere
conductedbyanindependentfacilitator.
Thefacilitatorsindependentreporton
theconsultationworkshopsisavailableto
downloadfromtheCouncilswebsite:
WestHampstead-ShapingtheFuture-
WorkshopReport(Link)
Theinformationreceivedfromthese
workshopsandothercommunityconsultationshasbeencollatedandis
summarisedbelow.Togetherwithcontinued
involvementfromacrossthewiderange
ofCouncilservicesandinputfromlocal
representatives,thishasbeenusedto
informthepreparationofthisdraftplan.
Thisdraftwillbesubjecttofurther
consultationbetweentheCouncilandits
partnersandlocalrepresentativestoagree
theVisionandtogainsupportandsharedresponsibilityfortheactions.Aworkshop
withlocalrepresentativesiscurrently
plannedforearlyFebruary2012dateand
venueTBC
Developing thePlace Plan
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
9/19Shaping theutureo the wider West Hampstead area9
draft
What theplan coversTheWestHampsteadplaceshapingarea
isfocusedontheareaaroundthethree
stations(LondonUnderground,LondonOvergroundandThameslink)whichis
oftenreferredtoastheinterchangearea.
ItincludestheWestEndLaneretailareas
togetherwiththeadjoiningresidentialareas
andcommercialsitesbetweentherailway
lines.Itislikelythatthiswillbethearea
thatexperiencesthegreatestchangeand
investmentinthecomingyearsasthereare
anumberofsitesidentiedfordevelopment.
TheplanalsocoversawiderareauptoandincludingMillLanetothenorth,across
toFinchleyRoadtotheeast,Woodchurch
RoadtothesouthandSherrifRoadtothe
west.
Theareadoesnotalignwithward,statistical
orboroughboundariesandhasnoxed
boundaries,althoughneighbouringareas
suchasKilburnHighRoadandFinchley
Roadwillbecoveredinmoredepththrough
theKilburnandSwissCottageplans.
Theareacoveredhasarangeofneedsand
isrichinopportunities.Theplanaddresses
issuesoverwhichtheCouncilhasdirect
controlaswellasthosewherewecan
inuenceothersincludingmajorlandowners
andpartners.Theintentionisthattheplan
isabouttheaspirationstheresidents,the
CouncilanditspartnershaveforthekindofplacetheywouldlikeWestHampsteadto
beandcoversshort,mediumandlongterm
actionsthatcanbetakentoachievethis
vision.
Theplanwillbeadocumentthatis
responsivetochange,opportunityandnew
priorities.Updatingwillbedoneonaregularbasisandregularmonitoringwilltakeplace
tomeasureprogressandassesstheon
goingrelevanceofactionsintheActionPlan.
Whereitisclearthatanewfocusisrequired
ornewactionsareneededanupdated
ActionPlanwillbeproduced.
West Hampstead area
map
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
10/19Shaping theutureo the wider West Hampstead area10
What the area is likeand what the issues are
10
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
11/19Shaping theutureo the wider West Hampstead area11
draft
A relatively prosperous
community
ThecommunitiesofWestHampsteadare
diverseand,likemanypartsofCamden,
includeamixofages,culturesand
backgrounds.Afewnotablecharacteristicsof
theareaaresummarisedbelow:
Thepopulationoftheareawasnearly
8,800in2001.Itisexpectedthatthere
willhavebeensomenaturalpopulation
growthsincethenandcouldgrow
signicantlyiftheexpectedlevelofnewhousingisprovided.
Theareahasahigherthanaverage
proportionofpeopleofworkingageand
asignicantlyhigherproportionofpeople
inthe20-34agegroupthantheborough
asawhole,makingupapproximately
45%ofthepopulation.
Residentsarewellqualiedcompared
againstbothCamdenandNational
averages.
Theareagenerallyhashighlevelsof
peopleinemploymentalthoughthe
youngerpopulation(16-20agegroup)
shouldbecarefullymonitoredas,along
withotherareasthereappearstobea
possibleupwardtrendinunemployment.
Thereareahighnumberofsmall
businessesandfreelancersinthecreativeandculturalindustriesworkingfromhome
inthearea.
Thevastmajorityofhousinginthe
areaismadeupofats,maisonettes
andapartments,withslightlymore
conversionsthanpurposebuilt
accommodation.
Themajorityofhousingisowner-
occupied,althoughthereisalsoahigher
proportionofprivaterentingthanthe
Camdenaverage.
Inthesocialrentedsectorthereare
lowerlevelsofcouncilownedproperties
thantheCamdenaverageandsimilar
percentagesofpeoplerentingfromthe
CouncilasRegisteredSocialLandlords.
Levelsofcrimeandantisocialbehaviour
arerelativelylow
Theabovehighlightsthattheareacan
generallybeconsideredrelativelyprosperous,
butalsoindicatessomeofthepotential
tensionsinthecommunitybetweenthe
needsofdifferentgroups.Inadditiontolocal
residents,thethreestationsarealsousedon
adailybasisbylargenumbersofpeoplewho
donotliveintheareabutareinterchanging
betweenstations.Thismeansthatatthepeaktimesofthedaythenumberofpeople
inthearearisessignicantly,puttingadditional
pressureonthearea.
Thisplandrawsonthendingsofanumber
ofconsultations,themainonesbeing
CamdensSocialCapitalSurvey2008,the
ShapingServicesconsultation2010andthe
Placeshapingconsultationonkeyissuesfor
WestHampsteadinJune2011.
The2008SocialCapitalSurveywasthethird
oneofitskindandisasurveyofindividual
residentsincludingspeciccomparative
dataforallwardsintheBorough.Thesurvey
aimstomeasurethestrengthofcommunity
networks,levelsoftrustandcooperation
betweenpeopleanddifferentcommunities,as
thesequalitiesareseenasthebuildingblocks
ofsocialcapital.Thefullsurveycanbeseen
ontheCamdenwebsiteatInsertlinktoweb
page.
TheShapingServicesconsultationwith
representativesofserviceorganisationswas
setuptobetterunderstandthecumulative
impactonplacesofcrosscouncilsavings
programmesandtodiscusswithlocal
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
12/19Shaping theutureo the wider West Hampstead area12
draft
stakeholderstheimpactofthechanges,
lookingathowworkingtogetherdifferently
couldmakethebestuseofreducedresources.ThefullreportcanbeseenatInsert
linktowebpage.
ThePlaceshapingconsultationonkey
Issueswaswithrepresentativesoflocal
organisations.Areportoftheworkshopscan
beseenatInsertlinktowebpage.
Inadditiontotheseconsultations,West
HampsteadAmenityTransport(WHAT)group
undertooksomeconsultationattheJesterFestivalCommunityDay,askingpeoplewhat
theirprioritiesfortheareaareandtheWest
HampsteadLifeBlogsitealsoaskedpeople
fortheirviewsontheKeyIssuespaperforthe
area.
Therearesomekeythemesinrelationto
WestHampsteadwhichemergefromthese
differentconsultations.
Thisisaneighbourhoodwherepeoplearegenerallyverysatisedtolive,with
90%ofrespondentsintheSocialCapital
Surveybelievingthis.TheShapingServices
consultationrevealedthatthereisastrong
senseofcommunitydescribingtheareaas
havinggoodcommunityspirit,friendly,strong
identity.ThePlaceshapingworkshopsndings
supportthis,althoughtheremaybesome
worktodoaroundincreasinglinksbetweenthedifferentelementsofthecommunity.
TheShapingServicesandKeyIssues
workshopsincludedrepresentativesfrom
businesses,communitycentres,thepolice,
residentsassociations,voluntarygroupsand
localcouncillors.
Someoftheneedsfortheareawhichwere
raisedbythesegroupswere:
Theneedformoreaccessiblegreen
spaceorbetteruseofexistingspaces.
Theneedforservicestosupportthe
growingandchangingpopulationinorder
tosupporttheirneedssuchasdoctorsor
schoolplacesbutalsotoallowpeopleto
stayinthearea.
Morehousingthatisaffordabletopeople
inthearea.
Theissuesraisedarediscussedbelowinmore
detail.
A place with mixed
communities
Thereisfelttobeastrongsenseof
communitywithavarietyofactivegroups
intheareasuchasWestHampstead
AmenityTransportgroup(WHAT)andWest
HampsteadLocalConsultationGroup
(WHLCG)whohavebeenactivelyinvolvedin
issuestodowiththeinterchangeforanumber
ofyears.Therearealsoanumberofactive
residentsassociationsincludingtheHousing
Associationgroupsandtherecentlyformed
WestHampsteadGardensandResidentsAssociation(WHGARA).Thesegroupsare
generallyfromthemoreestablishedmembers
ofthecommunity.
Thelargerthanaverageproportionofyounger
workingageresidentsisperhapsaresultof
theexcellenttransportlinkstootherparts
ofLondon.Whilstthiscontributestothe
vibrancyofthearea,residentshavesaidthis
alsomeansthatalargeproportionofthe
communityarelessinvolvedintheareaas
theyleaveforworkinthemorningandreturn
lateintheevening.Theymayalsonotstay
longinthearea,especiallyduetoissuesof
affordabilityandchoiceintheareashousing
whichwasalsoseenascontributingto
fragmentationinthecommunity.
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
13/19Shaping theutureo the wider West Hampstead area13
draft
Consultationhasalsoshownthatpeople
feelthereislimitedinteractionbetweenthe
differentagegroups,althoughtheuseofsocialmediaintheareaishelpingtoaddress
thisissue.
WestHampsteadhasanexcellentblogspot,
calledWestHampsteadLife andatwitter
feedwhichhasnearly3500followers.This
isnotonlyameansofresidentsgettingthe
latestnewsandinformationaboutmeetings
inthearea,italsoholdsregularinformalget-
togetherswhichallowresidentsfromarange
ofgroupstomeetup.
A well connected placewith a mix o uses
WestHampsteadgrewrapidlyfromasmall
villagecalledWestEnd,followingthearrival
oftherailwaysinthelate19thcentury.The
railwaylinescuttingthroughtheareahadand
continuetohaveamajorimpacttodayonthe
senseofplaceofthearea.
Theareacomprisesofawidemixofuseswith
avibranttowncentre,largeresidentialareas
andpocketsofcommercialuses,whichhave
developedprincipallyontheformerrailway
lands.
Thethreestationsandbusroutesprovide
excellentconnectionstothewiderarea.Large
numbersofpeopleusethestationsonadailybasis,bothstartingtheirjourneysorusingthe
interchangebetweenstations.
Thereareanumberofserviceswithinthehigh
street,includingthelibraryandFireStation
whichopenedin1901,whichcontributetothe
villagefeel.
A residential area o contrasts
TheresidentialareasarecharacterisedbylargepocketsofVictorianandEdwardian
terraces,semidetachedhousesandredbrick
mansionblocks,mostofwhichfallwithinthe
designatedConservationAreasofWestEnd
GreenandSouthHampstead.
Theseareinterspersedwithanumberof
morerecenthousingdevelopments,such
asTheSidings,RowntreeClose,Lymington
RoadandLithosRoadestates.Theseestates
havemainlybeendevelopedalongsidetherailwaylinesandappearinsomecasesquite
separatedfromthesurroundingarea.
Theneedformorehousingthatisaffordable
tolocalresidents,particularlyfamilies,has
beenidentiedasanissue.Thiscouldreduce
thetransienceofpartsofthepopulationwho
cannotpresentlyaffordtobuypropertyand
helppeoplebuildlongtermconnectionstothearea.
Commercial areas that provide
employment opportunities
Therearesmallpocketsofcommercial
usesthathavedevelopedprincipallyalong
andinbetweentherailwaylines,including
Council-ownedpurpose-builtindustrial
unitsoffMaygroveRoad,industrialunitsin
IversonRoad,commercial/industrialunitsalongBlackburnRoadandcarshowrooms/
dealershipsinbetweenWestEndLane
andFinchleyRoad.Amixofemployment
spaceisimportanttothelocaleconomyand
employmentopportunities.Theconsultations
indicatedadesireforsmallbusinessestobe
abletostayintheareaandtheimportanceof
newlydevelopedspacebeingaffordableto
theirneeds.
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
14/19Shaping theutureo the wider West Hampstead area14
draft
Community acilities catering
or a wide range o needs
TheCouncilisworkinginpartnershipwithlocalcommunitiestodeliverservicesincluding
withvoluntarysectorpartnerssuchasSidings
CommunityCentreandWestHampstead
CommunityCentre.
Thesepartnersprovideservicestotheunder
5sandelderly,buttheneedtoensurethe
longtermsustainabilityofthesefacilitiesisa
concernforlocalresidents,particularlyinlight
ofthecurrentcutsinCouncilresources.
Theareaisseenasneedingbetteryouth
facilities,includingmoreopenspacesand
betteruseofexistingfacilitiestoreduce
anti-socialbehaviourandincreaseyouth
engagementinpositiveactivities.
Localservicesfaceachallengingfutureallover
Camdenandthereisaneedtoconsiderhow
theycanbeprovidedinmoreefcientwaysas
theavailablefundingisreduced.
Expectedpopulationgrowthinthisareawill
placeadditionalpressureonservicesand
resources.
A place with an
established town centreacing challenges
WestHampsteadisoneofCamdenssix
designatedtowncentres.WestEndLane
formsthespineofthetowncentre,witha
numberofshopsandrestaurantsalsoalong
BroadhurstGardens.
Theareaaroundthestationsisviewedby
manytobethegatewaytothetowncentre
andduringpeaktraveltimesisthemost
heavilyusedpartofthecentre.Althoughthis
partfeelsseparatedfromthenorthernpartof
theWestEndLane,whichisconsideredtobe
theheartofthetowncentre.
WestEndLaneislocatedbetweenKilburnand
FinchleyRoadtowncentreswhichensures
adiversiedretailofferavailabletoresidents,
withothershoppingdestinationsfurtheraeld
(suchasBrentCross)alsohavinganimpact
onWestHampsteadscommercialposition.
Thetowncentreincludesamixofshops
andservicestocaterforlocalpeoplesday
todayneedsaswellasarangeofcafes,
restaurantsandbarsthatattractpeoplefrom
awidearea.Itischaracterisedbyamixtureof
buildings,withgroundoorcommercialuses
andresidentialabove.Buildingheightsare
generallyfourtovestoreys,exceptaroundthestationarea,wherethelimitationsofthe
existingrailwaybridges,restricttheheightsto
mainlysinglestorey.
Consultationswithlocalstakeholdersshow
thatmaintainingasuccessful,diverseand
wellmanagedtowncentreisoneofthemain
prioritiesforthearea.However,therearea
numberofchallengeswhichareimpacting
uponitssuccess.
Keeping diversity and small
and independent businesses
Therearemanyindependent,longestablished
andspecialistbusinessessuchasLaBrocca,
BlueDaisy,TheGallerybarandWestEndLane
Bookstoreandindependentbusinessesare
animportantandhighlyvaluedpartofthe
characterofthearea.
Localstakeholdershaveraisedconcernsoverthechangingnatureoftheshopping
centre,withtheintroductionofsupermarket
chains,growingnumbersofcoffeeshops
andanarrowingoftherangeofservicesand
choicesforshoppers.
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
15/19
Shaping theutureo the wider West Hampstead area15
draft
TheresultsoftheAnnualRetailSurveysupport
thattherehasbeenaslightnarrowingof
choicewithinthiscentre,withthethreelargesttypesofusebeing,restaurants,estateagents
andhairdressers,whichrepresent37%ofall
theretailpremises.Ifothertypesofusesthat
involvefood,suchascafes,takeawaysand
sandwichbarsarealsocounted,thenthis
increasesto47%.
ThisisnotnecessarilyanegativeasWest
Hampsteadhasathrivingeveningeconomy
withbusyrestaurantsandbars,which
contributesignicantlytotheareascharacter,butisofconcerntosomelocalstakeholders.
ThelongtermvacancylevelsinWestEnd
Laneappeartobequitelowandtohave
reducedinthelastcoupleofyears.Themain
issueseemstobemoretheregularchange
ofbusinessescomingandgoing,whichcould
beareectionofthegrowingpressuresof
relativelyhighrentallevelsandbusinessrates
againstreducedtrade.
Asforotherareas,theindependent
businesseswhichbringuniquecharacterto
theareaareincreasinglyunderthreatfrom
competitionfromlargerchainstores.
Support or new and
existing business
Giventheconsiderablegrowthexpectedinthearea,understandingandrespondingto
localbusinessneedsisparticularlyimportant.
Thereisalimitedamountofaffordableand
qualitybusinessspaceonthemainshopping
streets,althoughmajorchangesmaybring
otheropportunities.
WestEndGreenwasusedforasuccessful
Christmasmarketin2010and2011,which
gavelocalbusinessaccesstoawiderangeof
customersandtheremaybescopeforfurthersuchinitiatives.
Mill Lane Neighbourhood
centre under pressure
MillLanerunsfromthetopofWestEnd
LanetowardsKilburnHighRoadandoffers
furtherretailopportunitiesandservicesto
residentstocomplementtheofferonWest
EndLane.Theseshopsandbusinesses
areundersubstantialpressureandhave
seenasignicantincreaseinthenumberof
businessesclosinginthelasttwoyears.This
neighbourhoodcentrenowhasoneofthe
highestvacancyratesintheboroughat18%in
June2010.
Localconsultationsindicatethatthisisperhaps
partlytodowithlesspeopleusingthearea,as
whilsttheshopsstartveryclosetothejunctionwithWestEndLane,theyarenotvisibleand
sovisitorstotheareadonotnecessarily
knowthattheyarethere.Concernswerealso
raisedaboutthepoorerqualityofthestreet
environmentinMillLane,withexcessiveclutter
noted.
An area expected to
undergo major physical
changes
WestHampsteadhasbeenidentiedasan
areaofgrowthintheLondonPlanandin
CamdensLocalDevelopmentFramework.
(LDF)insertLINKtopolicydocs.These
planningdocumentsidentifythatthereis
scopefordevelopmentoftheunderused
landsbetweentherailwaytrackstocreate
newhousing,shops,ofces,community
facilitiesandpublicspace.Whilstthisgrowthislikelytooccurincrementally,itwillundoubtedly
transformthearea.
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
16/19
Shaping theutureo the wider West Hampstead area16
draft
West Hampstead Interchange
Area or Intensifcation :
TheLondonPlanhassetatargetforthe
areatoaccommodateby2031
Aminimumof800newhomes
100newjobs
Newdevelopmentscancontributetothe
vibrancyofanarea,andcanhelpimprove
aspectsoftheareathatarecurrentlyrun
downandalsoprovideopportunitieslikejobs
andservicesforresidents.However,thesecouldaddtopressuresonpublicservices,
streets,schoolplacesandtransport.
Akeyissueforresidentsandother
stakeholdersistheneedforthemtobe
involvedinthischangehappeningaround
themandforthemtobeabletoinuencethis
change.Changeswillneedtohaveapositive
impactonthecharacterofWestHampstead.
Thescaleofexpectedgrowthmeansthatthereisaneedtoconsiderhowtoapproach
developmentopportunitiesinacoordinated
andstrategicmannerandhowthechanges
cancontributetowardsthesharedvision
fortheareafromthisPlacePlan.Property
ownershipintheareaiscomplex.Assites
becomeavailableitwillbeimportanttoensure
developmentcontributestothewidervision
fortheareaassetoutinthisplan.
What kind o building
developments?
TousetheopportunitiesinWestHampstead
effectively,developmentshouldmakethe
bestpossibleuseofsitesbyusingland
efciently(includinghighdensitydevelopment
compatiblewiththelocalcontext)and
providingamixofusesthatareappropriate
totheareaincludinghousing,commercial,communityuses,andopenspace.
Theapprovedplanningapplicationfora
studenthousingschemeonBlackburnRoad
andplansfor187WestEndLane,canchange
thehousingmixoftheareaandneedfor
localfacilities.WhilstadditionalhomesinWest
Hampsteadcanalleviatehousingpressuresin
theareaandinotherareasofCamdensuch
asneighbouringKilburn.Theservicesand
facilitiesrequiredbynewresidentswillalsoneedtobeconsidered.
Theissueofbuildingsbeingleftemptyhas
beenraisedbystakeholdersandthatdue
considerationshouldbegiventoretaining
thesebuildingsratherthanredeveloping,
particularlyforcommunityuses.
The station interchange
ThethreestationsonWestEndLaneareused
bymorethan13millionpeopleeachyearand
theareaaroundthestationsisagatewayinto
thetowncentre.
Thereareanumberofapprovedplanned
infrastructureimprovementstotheThameslink
andOvergroundserviceswhichwillincrease
passengerlevelsandthereforeplace
additionalpressureontheinterchange.Signicantimprovementstotheinterchange
areaarecurrentlyunderwayorplanned,
includingthenewThameslinkStationdueto
openinDecember2011andstreetupgrades
tomakepedestrianmovementsafer,more
convenientandmoreattractive.
Stationuseandnumbersofpeopleinthearea
willincreasewiththepotentialnewbuilding
developmentsofsitessuchas187WestEnd
Laneandthe02carparksite.Sotherewillbeanongoingneedtosupporttheimprovement
ofthestationinterchangetothebenetof
localresidents,businessesandvisitors.
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
17/19
Shaping theutureo the wider West Hampstead area17
draft
Council Owned Sites
TheCouncilisresponsibleforarangeof
propertyintheWestHampsteadareaincludingcommunitybuildings,commercial
premisesandsomehousing.Anumberof
theserequireinvestmenttoensurethey
aretforpurposeinthelongerterm.The
Councilisexploringhowtomakebestuseof
theCouncilspropertyandbuildingsacross
theborough,aspartoftheCommunity
InvestmentProgramme(CIP)
Community Investment
Programme (CIP)
Alongtermcouncilprogrammetoimprove,
shapeandtransformplacesandservices
whichaimsto:
manage council resources mosteectively in response to reductionsin Capital unding rom Government
make and generate investmentin better quality ft-or-purpose
acilities
release receipts or investmentin the capital programme, includingimproving the quality o Councilhomes
deliver a range o improvementsto housing estates, schools, openspaces and community acilities inconsultation with building occupiers
and local residents
investigate whether propertiescan be used in other ways in order
to meet the needs and aspirationso the local communities
Anumberoffutureopportunitieshavebeen
identiedinWestHampsteadincluding
proposalstoassisttheimprovementstoschoolsandeducationfacilities,opportunities
toimprovecommunityfacilitiesandsiteswhich
mighthavepotentialtoaccommodatenew
homes.TheseincludeasiteonLiddellRoad,
(locatedoffMaygroveRoad)partofwhich
couldberedevelopedforanewprimaryschool
ifneededinthefutureand156WestEndLane
whichcouldaccommodateanewmixed-
usedevelopment.Localcommunitieswillbe
consultedonproposalsintheCommunity
InvestmentProgrammeastheydevelop.Theseproposalsareexploredinmoredetailinthe
relevantDeliveringtheVisionsectionsonpages
insertpagereference
Localism Act
Giventheextentofchangeshappeninginthe
arearesidentsgroupshaveindicatedthatthey
areinterestedindrawingupamoredetailed
planforthearea.TheLocalismActbecame
lawinNovember2012,althoughtheprovisionoftheActarenotexpectedtocomeintoforce
untilApril2012.ResidentandStakeholder
groupshaveexpressedastrongdesirefor
investigatingtheopportunitiesthatthisnewBill
providesandpotentiallydrawinguptheirown
NeighbourhoodPlan.
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
18/19
Shaping theutureo the wider West Hampstead area18
draft
A place that can be
difcult to get around
Thestationareaisoftencrowdedwithfull
pavements.TheCouncilandpartnerslike
ThameslinkandTransportforLondon(TfL)
haveworkedhardtoimprovethesituation
overthelastfewyears.Substantialworks
havebeenundertakentoimprovejunctions,
crossingsandrelocatebusstopsbut
congestionatpeaktimesremainsanissue.
Existingpavementsbetweenthestationsare
narrowandthelimitationsofbridgesoverthetracksrestrictwhatcanbedone,especiallyas
itisamajornorthsouthroadroute.
Improvedcyclerouteshavebeenidentiedas
apriorityalongwithfootpathsfromthestation
totheshoppingareaandsurroundingstreets.
Barriers and obstacles
Theexistinginterchangeandtowncentre
arepoorlyconnectedtothesurrounding
neighbourhoods,withtherailwaylinescutting
throughtheareacontributingtothissenseof
separation.
Therearepathwaysalongoracrossthe
railwaysandworkhasrecentlybeen
undertakentoimprovethesetohelpaddress
thisissue.
ThemainroutefromWestEndLaneto
FinchleyRoadalongBlackburnRoad,around
thecommercialunitsandacrosstheO2car
parkiswellused,butisofpooroverallquality.
Otherpedestrianroutesincludetherenamed
BillyFuryspathway(formerlyLithospassage)
whichalsoconnectsWestEndLaneto
FinchleyRoadandtotheLithosRoadestate
viaabridgeovertherailway.Thisisanarrow,
long,alleyway,whichcouncillorsandtheCouncilareworkinginpartnershipwiththe
SaferNeighbourhoodTeamtoimprove.
Trafc and congestion
Carparkingandensuringthatnew
developmentsdonotmaketheexisting
situationworsewasasignicantissuefor
stakeholders.Somepeoplefeltthatthecar
freestatusfornewdevelopmentsdidnot
necessarilypreventpeoplefromhavingcars,withpeoplemanagingtoavoidtheparking
restrictiontimes.
WestEndLaneisabusyroutelinkingWest
HampsteadtoSouthHampstead.Itisalso
animportantbusrouteforthesurrounding
areas.Theimpactofdeliveryvehiclesfor
thesupermarketchainshasbeenraised
asasignicantissueastheyrestricttrafcmovementonWestEndLane.
An area o high qualitybut acing challenges
Thecentralinterchangeareaiswedged
betweentwoconservationareasWestEnd
GreenConservationAreatothenorthand
SouthHampsteadConservationAreatothe
south.
Forthemostpart,WestHampsteadenjoys
ahighqualityenvironmentwithadistinctive
villagecharacter.Preservingandenhancing
WestHampsteadsuniquearchitectural
heritageisimportanttolocalresidents.
-
8/3/2019 West Hampstead Place Plan Pt 1 - DRAFT
19/19
Shaping the uture o the wider West Hampstead area19
draft
A lack o open spaces
Whilstthereareanumberofopenspaces
withinthearea,includingawardwinningMaygrovePeacePark,IversonRoadand
CrownCloseopenspaces,WestHampstead
asawholehasbeenidentiedinCamden
Planningdocumentsasanareadecient
inopenspace.(insertlinktoopenspace
deciencymap)Thestrongdesireformore
greenareasandopenspaceaswellas
improvementstoexistingspacesisakey
priorityforlocalpeople.
Existinggreenchainsandhabitatcorridorsalongtherailwaytracksandexistingsitesof
natureconservationsuchasMedleyOrchard
arehighlyvaluedbyresidentsandneedtobe
protectedandenhanced.
Again,newdevelopmentsandanincreased
populationmeansnewopenspacestoserve
existingandnewresidentswillbenecessary.
Exploringopportunitiesfornewdevelopments
tobringsuchimprovementswillbeessentialif
theareaistohavetheopenspacesneededinthefuture.