Proposal for Additional Residential Development UNION PARK ...

Proposal for Additional Residential Development

UNION PARKPacket Boat Lane

Uxbridge UB8 2GHHillingdon, LONDON

Design and Access StatementNovember 2015

2 Union Park, Packet Boat Lane, Uxbridge, Middlessex UB8 2GH - Design and Acess Statement

Union Park, Packet Boat Lane, Uxbridge, Middlessex UB8 2GH - Design and Access Statement 3

Preface & The Team 04

ContextSite Location 06 Site and Existing Building 07Existing Building 08Planning Context 09Relevant Planning Policies 10Local Context. Existing Building 11Wider Context. Residential Area & Industrial Area 12Wider Context. Grand Union Canal 13Wider Context. Comparative buildings in the vicinity 13Accessibility 14

Design Evolution Design Evolution. Massing 18Design Evolution. Height 28Design Evolution. Footprint 21Design Evolution. Roof profile 22

Proposed Drawings The Proposal 25Proposed Master Plan Drawings 26Privacy Distances 27Proposed Ground Floor Plan 28Proposed Typical Floor Plan 29Proposed Fourth Floor Plan 30Proposed Roof Top 31Contextual Elevations 32

Content

Access & ParkingSite & Building Access 36Parking Spaces 37Cycle Store Space 38Refuse & Recycling Store Space 39

Landscape, Sustainability & Ecology Landscaped Courtyard 42Perimeter Boundary Edge 43Landscape Courtyard 44Towpath Section 45Towpath Play Areas 46Terrace Gardens. Planting 47Central Parking. Tree Planting 48Central Parking. Planting 49Boundary Edge 50Canal Edge and Frontage 51Energy Strategy 53Green Roofs 54

Appearance: Facade Details & Materials Block A Canal side detailed elevation 56Block A Courtyard side detailed elevation 57Block D Courtyard side detailed elevation 58Block C detailed elevation 59

Summary 60


The TeamClient London GreenArchitects Chassay+Last ArchitectsPlanning Consultant Andmore PlanningLandscape Design Turkington Martin Landscape Architecture and Urban DesignStructural Engineer Symmetrys Limited. Consulting Structural EngineersServices Engineer Kut PartnershipTransport Consultant Transport DyamicsAir Quality AMECAcoustic Consultant KP AcousticEcology Environmental & Arboriculture Middlemarch EnvironmentsEcology Ecology solutionsEnergy & Sustainability Metropolis GreenArcheaology Archeaology CollectiveWater management consultant Nimbus

PrefaceThis Design & Access Statement has been prepared by Chassay+Last Architects for a redevelopment of the existing Union Park site. The document sets out the nature of the existing site, the development proposals and the design evolution for the approach adopted.


Context


Uxbridge is a town in west London, England, and the administrative headquarters of the London Borough of Hillingdon. Fifteen miles (24.1 km) west-northwest of Charing Cross, it is one of the major metropolitan centres identified in the London Plan. Uxbridge historically formed part of the parish of Hillingdon in the county of Middlesex, and was a significant local commercial centre from an early time. As part of the suburban growth of London in the 20th century it expanded and increased in population, becoming a municipal borough in 1955, and has formed part of Greater London since 1965. It is a significant retail and commercial centre, and is the location of Brunel University and the Uxbridge campus of Buckinghamshire New University.

Hillingdon’s updated annual housing supply monitoring target for 2015-2025 from the London Plan FALP adopted March 2015 has risen to 559, with a minimum ten year target of 5,593 (where it was previously 4,250).

Site Location

Uxbridge Map AreaUxbridge Map Showing the Site Union Park. Packet boat Lane. Uxbridge, Middlessex. Site Location

UnionPark

UnionPark

UnionPark

Site Plan


Site & Existing Buildings

Top: View between blocks B & C facing block ABottom: View from block A facing partially blocks B

Top: Main access to the siteBottom: Bock A, B and C general view

Top: View from block A toward de Parking CourtyardBottom: View from Parking Courtyard towards block A

Top: View from block B towards block CBottom: View from the garden beside the canal towards block A

Union Park is a former office park just 0.5 miles from the edge of Yiewsley Town Centre and 1.5 miles from West Dayton Mainline Station. Uxbridge Centre and Underground Rail Station are located 2 miles to the south of the site.

The site is set within its own grounds, bounded to the north and east by residential dwellings, to the south by industrial units and to the west by the Grand Union Canal.

The site comprises three detached buildings which have approval for change of use to residential. The larger block A and B are both 2/3 storeys structures with a L-shaped footprint. The smaller Block C is a 2 storey structure with a rectangular footprint.

The construction composition of the respective buildings is a combination of concrete and steel frame construction with pre-cast concrete floor decks supported by the concrete/steel frame. Roofs are generally hipped in configuration with some gable and valley features present.

The respective roof structures are constructed from steel truss rafters and steel purlins with intermediate timber rafters beneath rigid insulation and slate finish.

Plant areas are generally located to roof spaces. Gable louvers and louvres integral to the roof pitch are present to the roof finish. Box section aluminium guttering discharges into box section uPVC rainwater down pipes, which are, in-turn, fixed externally to the brickwork facade and terminate below ground. Presumed aluminium fascias and timber soffit boards are provided immediately beneath the guttering to the perimeter of the respective buildings.


UNION PARK, PACKET BOAT LANE, UXBRIDGE UB8 2YR EXISTING - SITE & GROUND FLOOR PLAN

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N05m10m

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Grand U

nion Canal

Packet Boat Lane

Block A

Block B

Block C

Existing Building

BLOCK B

BLOCK C

BLOCK A

Areas at risk from flooding and River Corridor


Planning Context

Permitted Development

This applications follows the approval of application ref: 1197/APP/2014/3990 for change of use to up to 190 residential (C3) units from office (B1(a)) under The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013, allowed at appeal on 18th February 2015. That application relates to all buildings on the site. Three further prior approvals for change of use from B1(a) office to C3 residential have been approved at borough level for the three separate buildings, totalling 110 units under Class J of the 2013 GPDO Amendment (references: 1197/APP/2014/3990, 1197/APP/2014/3989 and 1197/ APP/2014/3988).

Pursuant to the granting of the prior approval applications above, the applicant has sought a number of further permissions, to facilitate the conversion of the residential units. Please see accompanying planning statement for further details.

Relevant policies from the National Planning Policy Framework (2012), as well as the London Plan FALP (2015), and Hillingdon’s own Development Plan will be assessed in detail upon submission of the full planning application. Set out here, however, are those which are felt pertinent to this request for pre-application advice.

Whilst design matters are covered later in the document, an overarching approach has been taken based on Part 7 of the NPPF which relates to “Requiring Good Design”, noting that this is a key aspect of sustainable development. It requires that Local Planning Authorities formulate policies which aim to ensure that developments “function well; optimise the potential of the site to accommodate development; reflect the identity of local surroundings and material; create safe and accessible environments; and are visually attractive as a result of good architecture”. Likewise the London Plan at Policy 3.5 (Quality and Design of Housing Developments) provides that housing developments should be of the highest quality; relating to their context and wider environment. In terms of planning decisions taken by Local Authorities, new development should ‘enhance the quality of local places, taking into account physical context; local character; density; tenure and land use mix; and relationships with, and provision of, public, communal and open spaces, taking particular account of the needs of children and older people’. The Plan also sets out minimum unit and room sizes, and densities for new development. These factors, along with Hillingdon’s own design policies have been key in formulating the design of the proposed development.

Provision of Housing

This application will build upon the residential use already established on the site through the above prior approval applications in line with the Government’s aspirations towards the creation of more housing. The proposal would positively contribute to Hillingdon’s housing target which in accordance with Hillingdon Local Plan: Part 1 - Strategic Policies (Adopted November 2012) Policy H1 seeks to provide an additional 4,250 dwellings, annualised as 425 dwellings per year, for the ten year period between 2011 and 2021. Following the publication of the Further Alterations to the London Plan (FALP) in March 2015 Hillingdon’s Housing Supply Monitoring Target for 2015-2025 has now been increased to a minimum of 5,593 new homes over the ten year period. This now results in an annual monitoring target of 559, suggesting that the need for additional housing in Hillingdon, like all of the London Boroughs, is becoming more critical.

Policy H2 requires that a range of housing is provided and that all developments of more than 10 units provide a proportion of affordable housing, with the mix reflecting housing needs in the borough, particularly the need for larger family units. The applicant is aware of this policy and will seek to address it throughout the evolution of the proposals, when unit numbers and configurations are developed in detail.

Former Commercial Use

Whilst the site was formerly in office use, it is not an identified or protected location, nor one that is due to be designated under Policy E1, therefore in light of the prior approval for its conversion to residential use, and the implementation of that approval it follows that the site is no longer to be considered a commercial use. As such the intensification of the residential use being established on the site will not prejudice the localised or borough-wide economy, nor undermine any policies relating to the economy, including Policies E2 to E6.

Environmental

The site is previously developed land therefore its development does not add to the loss of further green area. The provisions of Policy EM1: Climate Change Adaptation and Mitigation; Policy EM2: Green Belt, Metropolitan Open Land and Green Chains; and Policy EM7: Biodiversity and Geological Conservation will be addressed in detail at full application stage. Thus far the pre-application proposals include measures to:

• Reduce car dependency by including areas for cycle storage and car club spaces;• Decentralise energy supply by including site-wide CHP;• Improve local air quality levels by reducing emissions;• Achieving carbon reduction targets by installing renewable energies such as PVs;• Managing surface water run-off and encouraging biodiversity by incorporating green and brown roofs.

The site lies adjacent to the Cowley Lock Conservation Area and designated Green Belt. The environmental and aesthetic value of the Conservation Area and the Green Belt will be considered in detail in the formulation of the proposals for the site to ensure that there will be no harmful impact on these important designations.

In order to satisfy Policy EM8: Land, Water, Air and Noise the applicant has commissioned independent assessments of air quality and noise, examining both existing situations and those resulting from the proposed development. Sustainable Urban Drainage Systems are also currently being considered. Should any further assessments be required these can be undertaken prior to submission of the full planning application.

Local Plan: Part 2 – Development Management Policies has not yet been adopted, however the content of this emerging policy document will be considered in due course and in accordance with advice from officers.

London Borough of Hillingdon UDP Saved Policies September 2007 (Published Version)

112

London Borough of Hillingdon UDP Saved Policies September 2007 (Published Version)

102

Areas sensitive to High Building


Relevant Planning Policies• Unitary Development Plan (UDP) (adopted 2007).• Hillingdon Core Strategy (adopted 2011).• Hillingdon Supplementary Planning Documents (SPDs).• London Plan with FALP (adopted March 2015). • NPPF (Published March 2012).

PR6

PR5

PR22This map is based upon Ordnance Survey material with the permissionof Ordnance Survey on behalf of the Controller of Her Majesty'sStationary Office Crown Copyright. Unauthorised reproduction infringesCrown copyright and may leac to prosecution or civil proceedings.London Borough of Hillingdon 086436 2003

Hillingdon Unitary Development PlanProposals Map

Green Belt

Metropolitan Open Land

Area Forming Links in Green Chain

Conservation Areas

Countryside Conservation Area

Site for Gypsies

Areas of Special Local Character

Nature Conservation Sites of Metropolitan or Borough Grade l Importance

Nature Conservation Sites of Borough Grade ll or Local Importance

Nature ReserveEastern Boundary of Colne Valley ParkAreas of Environmental OpportunityIndustrial and Business Areas

Town Centres

Local Centres

Strategic Routes

London Distributor RoadsLocal Distributor RoadRoad Safeguarding LinesGrand Union Canal (also Nature Conservation Site of Metropolitain Importance)Heathrow Airport Boundary

Public Safety Zone

Comprehensive Rehabilitation AreaAncient MonumentArchaeological Priority Areas

Site Specific Proposals

National Nature Reserve

Area of Open Character (RAF Northolt)

Sites of Special Scientific Interest

Proposed Pedestrian Priority Area

Primary Shopping Area

Secondary Shopping Area

Existing Pedestrian Area

UnionPark

UnionPark

Cowley Lock Conservation AreaHillingdon Unitary Development Map (Proposals Map)


Local Context. Existing Building

The construction composition of the respective buildings is a combination of bicoloured brick work and aluminium fenestration openings. Roofs are hipped in configuration with some gable and valley features.

The site is adjacent to the Grand Union Canal.


Wider Context. Residential & Industrial Area

The site is set within its own grounds, bounded to the north and east by residential dwellings.

The site is bounded to the south by the Tomo industrial area.

Packet Boat House is currently being extended to five storeys with residential use.

ResidentialGrain

IndustrialGrain

ResidentialGrain


Wider Context. Grand Union Canal Wider Context. Comparative buildings in the vicinity

Bentinck Road, 6 storeys development

Tesco’s Development.

The walk passes through woods, fields, meadows, parks and open spaces - many of them nature reserves with one National Nature Reserve and some designated Sites of Special Scientific Interest - offering a wide range of habitats where the borough’s wealth of wildlife can be seen at close quarters. The route runs near to the rivers Crane and Colne; follows the towpath of the Grand Union Canal (in two places) and the Paddington Arm of the canal; crosses the River Pinn; follows the Yeading Brook occasionally, crossing it several times; and the central section is near to the Canal Feeder in many places.

Some sections of the walk are accessible to people with disabilities.

Main Transport Routes Map


UnionPark

A408M25

Accessibility

The Site

The site falls within the London Borough of Hillingdon and is located off Packet Boat Lane which sits beside the Grand Union Canal, between Heathrow and Uxbridge. The site is approximately 1.6km or a 20 minute walk distance from West Drayton National Rail station.

There are a number of public transport services available with regular bus services to destinations including Uxbridge, Heathrow, Hayes, Yiewsley, Ruislip and West Drayton. Bus services also connect to wider public transport facilities such as Uxbridge London Underground station and also Heathrow. The site also benefits from good access to M4, M25, A40 and M40.

Much of the surrounding area consists of residential development, with some light industrial units to the south as well as a food supermarket. Brunel University approx. 1.5km to the north.

Local Highway Network

The site lies to the north of Packet Boat Lane. It is bound by the Grand Union Canal to the west, the A408 to the east and residential land to the north.

Packet Boat Lane is a two-way single carriageway road running between A408 and Old Mill Lane. An overbridge is provided to allow Packet Boat Lane to pass over the canal. This is signal controlled. Street lighting is provided while footways are present to the side of the carriageway closest the site.

The A408 is a two-way dual carriageway road, which is part of a north-west south-east route connecting Cowley in the north-west to Drayton in the south-east. As befits the location the A408 has a 30mph speed limit. Wide footways are provided along each side of the A408 and regular island refuges also exist.

Walking & Cycling

Given the surrounding area and its land uses the site can easily be accessed on foot and by bike. The site also benefits from the Grand Union Canal towpath providing a traffic free route.

A Tesco supermarket is within walking and cycling distance to the south, as is Brunel University and The Chimes shopping centre in Uxbridge.

Access to Sustainable Vehicles

Numerous car club bays are in operation within the local area providing access to car club members and providing a viable alternative to private car ownership. The closest bays can be found at Royal Lane and Brunel University, both 1.3km from the site.

For electric vehicles there are electric vehicle charging points in the local area. The closest points can be found at Fairfield Road Car Park (1.1km) and Civic Centre Car Park (2.4km).

New bays will soon to be installed at the Drayton Gardens Village development.


Crossrail Route

Walking route between West Dayton Station and Union Park (20 minutes)

Access to Public Transport:

TfL Bus Services

The closest bus stop to the site is located on the A408, 350m to the east of the site and is served by Bus Route 222 which runs provides connections between Uxbridge and Hounslow. The next closest bus stops are located at Falling Lane (Bus Routes U1, U3 and U5) and Iver Lane (Bus Route 583).

It should be noted that bus routes 222, U1, U3 and U5 all connect with West Drayton National Rail station.

UnionPark

WestDayton

10mwalk

20mwalk

London Underground Services

Uxbridge London Underground Station is located within 3km of the site, and can be reached by TfL bus services from the site or by cycle. The station is served by the Piccadilly and Metropolitan London Underground Services, which both provide connections to many central London destinations.

From 2018 West Drayton will also be served by Crossrail, providing direct connections and substantially reducing journey times. Destinations that will be served include Shenfield, Canary Wharf, Farringdon, the City of London and the west end.

Public Transport Accessibility Level

The Public Transport Accessibility Level (PTAL) is a theoretical measure of the accessibility of a given point to the surrounding public transport network, taking into account walk access time and service availability. The method used is essentially a way of measuring the density of the public transport network at a particular point.

PTAL is categorised into eight levels, 1a to 6b where 6b represents an excellent level of accessibility and 1a low level of accessibility. The site has a PTAL Level of 1b, demonstrating a relative low level of accessibility to public transport.

Despite the supposed low PTAL rating, it can be seen that in fact a good level of public transport facilities exist and can be reached from the site.

Summary

As demonstrated the site benefits from good accessibility to public transport, as well as good links to sustainable modes of transport.

National Rail Services

West Drayton National Rail station is located 1.5km from the site, which is equivalent to a 15 minute walk distance and is located in Zone 6 of the TfL fare zone. The station is served by First Great Western and is located on the London Paddington to Reading line, providing access to Berkshire, Oxfordshire, Wiltshire and the south west. Stopping services call at the station from London to Reading. Typical jounrye times are 20 minutes to London Paddington and 40 minutes to Reading. Services also extend to Oxford.
