ASHBRIDGE STREET - INTRODUCTIONtransact.westminster.gov.uk/docstores/publications_store/housing/... · ASHBRIDGE STREET - INTRODUCTION ... These areas have the potential to offer

ASHBRIDGE STREET - INTRODUCTIONWelcome to our public exhibition showing proposals for the redevelopment of 2 Ashbridge Street NW8

Proposal:Westminster City Council is proposing to submit a planning application for the redevelopment of this site to provide new housing, including affordable homes for working households.

This is your chance to:

• View Westminster City Council’s proposal for the site

• Meet members of the project team including the architects

• Ask any questions you may have

• Comment on the proposals

• Influence the plans before a planning application is submitted later in the year

6 Ashbridge Street, Haworth Tompkins, 2015

Site location

View from Ashbridge st looking west

Aerial view into site from South

site

Ashbridge streetLisson grove

Broadle

y stre

et


Site location

View from Ashbridge st looking west

Aerial view into site from South

site

Ashbridge streetLisson grove

Broadle

y stre

et

Sketch view from access road Street view of existing building on site

Birds eye view of existing building on site

Ashbridge Street

Ashbridge Street

19Ashbridge Street, Haworth Tompkins, 2015

External Amenity

It is imperative that each home has access to good quality external amenity space. A

number of distinct areas have been incorporated to offer different types of space - with

more sheltered/ private areas at the lower levels and open spaces with wonderful views

at the higher levels.

Provision of external amenity:

G-1: Lightwell spaces for maisonettes

G+0: Central communal courtyard + private amenity spaces to units to north

G+3: Large communal roof terrace

The provision for the new residents is complemented by new landscape proposals to

enhance the surrounding estate(s). The proposals are deigned to revitalise the existing

space, managing the space in a positive way and creating a new sense of pride in the

space.

New quality surfacing to the east and the north will indicate the public route through the

site. A new specimen tree located to the north of the building provides a focal attraction

when approaching from the north or the east. The tree is surrounded by new soft land-

scaping.Approach from east

Approach from north

Broadley Street

Ashm

ill Street

access road

ASHBRIDGE STREET - SITE INFORMATION• The site is currently occupied by a building formally used as a BT repeater station

• There is an existing planning consent for 20 flats comprising a mix of 1, 2 & 3 bedrooms of which only two flats are affordable

• Westminster City Council acquired the site in 2014 and appointed Pocket Living and Haworth Tompkins to design an alternative proposal for the site

• The site fronts Ashbridge Street and sits between the building on the corner of Broadley Street which is 3 storeys high with a pitched roof and Alpha House and Earl House which are 5 storeys high

• Anthony House and Hubert House opposite the site are 6 storeys with a pitched roof

Alpha House(5 Storeys)Earl

House

(5 Storeys)

(3 S

tore

ys)

Ashb

ridge

Stre

et

Anth

ony

Hou

se

(6 S

tore

ys)

Broadley Street

Hub

ert H

ouse

(6 S

tore

ys)

entra

nce

Massing study in relation to existing context


entrance

Dotted line indicates increase in scale

along Ashbridge street

Dotted line indicates increase in scale

across sight (north-south)

Site information sketch

ASHBRIDGE STREET - OUR PROPOSAL


Courtyard sketch

• Westminster City Council is proposing to submit a new planning application for the site which will include 38 homes comprising one and two bedroom units

• The majority of the flats will be affordable accommodation for working households ont low to moderate incomes

• Access to the new building will be directly from Ashbridge Street and the flats will be arranged around a communal courtyard

• No balconies are proposed and the communal terrace will be screened

• The communal courtyard and external terrace area will provide amenity space for residents

• The building will be energy efficient and include solar panels for renewable energy and green roofs, providing ecological and biodiversity benefits. These roofs will act as a visual garden and not be accessible to residents

• The site has excellent transport links and due to existing pressures on local parking spaces we are reviewing whether residents will be able to apply for parking permits

• The proposal also includes public realm improvements and landscaping within the estate


Circulation

The entrance to the building will be off Ashbridge Street, in a similar location to the

existing crossover into the car park.

The entrance will be clearly legible from the street and generously proportioned (double

height). The BT yard adjacent will be screened by a perforate wall - creating a tidy edge

to the entrance whilst allowing fleeting views into the courtyard.

Navigation through the building to each dwelling is simple. A central stair/ lift connects all

levels and homes are accessed from a corridor/ gallery which wraps around the building.

The gallery is open to the north & south of the courtyard.

It is imperative that each home has access to good quality external amenity space. It is

proposed that at each floor a communal terrace is provided which is directly accessed

from the main core. These areas have the potential to offer different types of space -

with more sheltered/ private areas at the lower level and wonderful views across the

Westminster skyline at the higher levels


Circulation

The entrance to the building will be off Ashbridge Street, in a similar location to the

existing crossover into the car park.

The entrance will be clearly legible from the street and generously proportioned (double

height). The BT yard adjacent will be screened by a perforate wall - creating a tidy edge

to the entrance whilst allowing fleeting views into the courtyard.

Navigation through the building to each dwelling is simple. A central stair/ lift connects all

levels and homes are accessed from a corridor/ gallery which wraps around the building.

The gallery is open to the north & south of the courtyard.

It is imperative that each home has access to good quality external amenity space. It is

proposed that at each floor a communal terrace is provided which is directly accessed

from the main core. These areas have the potential to offer different types of space -

with more sheltered/ private areas at the lower level and wonderful views across the

Westminster skyline at the higher levels

Courtyard sketch viewGround floor plan

Courtyard circulation examples


green roof

communalterrace

Courtyard

private amenity space

soft planting

new public realm paving

entrance

• 34 x 1 & 2 bedroom flats

• 4 x 2 bedroom maisonette flats are proposed on the ground and lower ground level each with a private terrace

• A lift provides access to all floors including the basement

• Three homes suitable for wheelchair users are being proposed

• Disabled parking and car club parking is proposed along the side of the building

• Green roofs provide visual amenity and will not be accessible

• The communal terrace is set back from the building edge and will be screened for privacy

• The proposed scheme utilises the existing basement for storage and bicycle parking

ASHBRIDGE STREET - PROPOSED PLANS

36 Ashbridge Street, Haworth Tompkins, 2015 37Ashbridge Street, Haworth Tompkins, 2015 39Ashbridge Street, Haworth Tompkins, 2015 38 Ashbridge Street, Haworth Tompkins, 2015

Green Roof

Green Roof

First floor plan Second floor plan Third floor plan Fourth floor plan



Layout

At ground level, the threshold with the units is carefully managed. There are no homes

that face onto Ashbridge street at this level. On the other façades the public path is held

away from the building - either by a strip of planting to the north or a lightwell to the east.

The double hight main entrance is located off Ashbridge street, leading directly to the

vertical stair core/ lift. The communal courtyard is located to the west and incorporates

space for bike storage, communal seating and access to the refuse store from the rear.

There are 7 homes distributed at ground floor - 3no. 1b1p homes to the north with 4

two-bedroom maisonettes to the east which are accessed independently via a bridge.

Further cycle spaces are located in the basement along with plant and additional storage

space. The bedrooms to the maisonettes are also located at this sunken level.

Floors G+1 - 3 are similar as the units are accessed from a semi open gallery and provide

one wheelchair accessible unit per floor (for total of three). The wings to the south/ north

overlook the central courtyard. A communal roof terrace is located at G+3 , accessed

from the main core. The other roof at this level is ‘green’ and acts a visual and ecological

amenity for the project.

The top floor (G+4) incorporates 4 2b2P units at the northern end which are set back

from the building edge.

At roof level the only plant likely to be required are photo voltaic panels. These will be

set back from the parapet and angled at 10’ to ensure they are not visible from the

street.

Schedule of Units

Model investigating a 2b2p option

1506 ASHBRIDGE STREETUnit schedule HT 29.05.15

Option E 1b (Aff) 2b (Aff) 2bm (Sale) Total HabroomsLevel 0 4 0 4 8 20Level 1 9 0 0 9 18Level 2 10 0 0 10 20Level 3 7 0 0 7 14Level 4 0 4 0 4 12

Total: 30 4 4 38 8479% 11% 11%

Note: 4 no. Maisonettes @ basement/ ground

Site area: 0.084 hectaresHab rooms: 84Density = 1000 hrs/ hectare

PTAL rating: 6b (best) (from WebCAT)

Example of lightwell to maisonette

Typical internal space for 1b1p unit

G+4

G+3



Total: 30 4 4 38 8479% 11% 11%





Layout

At ground level, the threshold with the units is carefully managed. There are no homes

that face onto Ashbridge street at this level. On the other façades the public path is held

away from the building - either by a strip of planting to the north or a lightwell to the east.

The double hight main entrance is located off Ashbridge street, leading directly to the

vertical stair core/ lift. The communal courtyard is located to the west and incorporates

space for bike storage, communal seating and access to the refuse store from the rear.

There are 7 homes distributed at ground floor - 3no. 1b1p homes to the north with 4

two-bedroom maisonettes to the east which are accessed independently via a bridge.

Further cycle spaces are located in the basement along with plant and additional storage

space. The bedrooms to the maisonettes are also located at this sunken level.

Floors G+1 - 3 are similar as the units are accessed from a semi open gallery and provide

one wheelchair accessible unit per floor (for total of three). The wings to the south/ north

overlook the central courtyard. A communal roof terrace is located at G+3 , accessed

from the main core. The other roof at this level is ‘green’ and acts a visual and ecological

amenity for the project.

The top floor (G+4) incorporates 4 2b2P units at the northern end which are set back

from the building edge.

At roof level the only plant likely to be required are photo voltaic panels. These will be

set back from the parapet and angled at 10’ to ensure they are not visible from the

street.

Schedule of Units

Model investigating a 2b2p option



Total: 30 4 4 38 8479% 11% 11%




Example of lightwell to maisonette

Typical internal space for 1b1p unit

G+4

G+3



Total: 30 4 4 38 8479% 11% 11%





green roof

communalterrace

Courtyard


soft planting


Ground floor plan

Third floor garden roof plan Bird’s eye view Typical internal space for 1b1p unit Example of lightwell to maisonette

Privacy Screen


green roof

communalterrace

Courtyard


soft planting


Flat Type Number Size

One bedroom f lat 30 38 /47m2

Two bedroom duplex 4 77m2

Two bedroom f lat 4 55m2

Total 38 -

privacy screen


Lower ground floor plan

parking provision

36 Ashbridge Street, Haworth Tompkins, 2015 36 Ashbridge Street, Haworth Tompkins, 2015


(not accessible to residents)


Green Roof(not accessible to residents)


lift liftliftliftliftlift


green roof

communalterrace

Courtyard


soft planting


• We want to improve the public realm and propose new hard and soft landscaping surrounding the site to create a community garden for estate residents

• Hard and soft landscaping to include raised planters and new paving is proposed

• New hardscaping on the access road to the ramp

• Gates to the entrance of the estate could be installed if residents feel this would be beneficial

• We want to have ongoing consultation with local residents to establish what improvements could be made as the scheme evolves

ASHBRIDGE STREET - PUBLIC REALM PROPOSAL


External Amenity












space.





Approach from north


External Amenity












space.





Approach from north

View of street front landscape Sketch view of public landscape spaces

Landscape and planter examplesPossible fence and gate to access road off Ashbridge St.

Example of block paving to access roadExample of paving areas to incorporate subtle contrast of textures to define spaces within courtyard

ramp

access road

entrance possible gate location

ASHBRIDGE STREET - FEEDBACKThank you for attending the exhibition showing Westminster City Council’s new proposals for the future of 2 Ashbridge Street. We will take away and review the feedback we receive today and hope to submit a planning application later in the year.

We would be grateful for your feedback on the proposals and have provided feedback forms for your comments. You can either leave your completed forms here today, or return them by freepost. Address; FREEPOST LON17563, 11th FLOOR, CITY HALL, 64 VICTORIA ST, LONDON, SW1E 6QP.

Alternatively, you can respond via the email address or website below.

Please contact:

Telephone: 020 7641 2129Email: [email protected] Website: www.westminster.gov.uk/ashbridgestreet

Many thanks for visiting.

Partnered with:


Scale & Massing

The site is located amongst a number of different building types and scales, varying from

2 storeys houses to 6 storey blocks of flats. The proposal aims to mediate the scales in a

confident manner, to invigorate the immediate area and to create an exemplar building

on this challenging site.

At its highest point the new building will rise to five storeys although this will be set back

on the top floor. The building steps down to three storeys to the west to meet with the

smaller scale houses on Ashbridge street.

Through it’s careful massing and high architectural quality, the proposal will enhance the

overall composition and character of the immediate area.

Tests on the proposal indicate that there are no negative impacts on sunlight, daylight,

outlook, and privacy to neighbouring properties (See also daylight/ sunlight report by

XC02).

Massing bridges the small scale houses and the larger blocks of flats along Ashbridge street

Model image, stepping down to west

View down Ashbridge Street

ASHBRIDGE STREET - INTRODUCTIONtransact.westminster.gov.uk/docstores/publications_store/housing/... · ASHBRIDGE STREET - INTRODUCTION ... These areas have the potential to offer

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