285 a cons 01 workshop 01 density
DESCRIPTION
Presentation on density from Fenwick Estate workshop on 26th November 2015TRANSCRIPT
The Fenwick EstateWorkshop 1: Density 26 November 2015
The Housing Need in London
London’s population has grown every year since 1988. It is anticipated that London’s population will rise from 8.2 million in 2011 to 9.2 million in 2021 (an 11% increase)
In view of this population increase the Mayor has committed to building at least an annual average of 42,000 net additional homes across London every year
This results in local boroughs needing to provide more housing to meet the Mayors targets, optimising the density of any residential development
Annual Average Housing Supply Monitoring Targets 2015 - 2025. Extract from The London Plan
What does density mean?
Density is the number of homes in a given land area and is calculated by either the number of dwellings or the number of habitable rooms
The London Plan sets out the Mayor’s aims for meeting the housing demand across London over the next 20-25 years
The London Plan is used to generate a range for proposed density of new developments
Population density
Density
Number of dwellings per hectare An average number of dwellings on 10,000 square meters
of the site
Number of habitable rooms per hectareAn average number of habitable rooms on 10,000 square
meters of the site
Habitable rooms Any room used or intended to be used for sleeping,
cooking, living or eating purposes.Excludes bath / toilet facilities, service rooms, corridors,
laundries, hallways, utility rooms
How do we calculate density?
Density is calculated using THREE factors:
Site area The area within the site boundary and is measured in hectares
PTAL (Public Transport Access Level)A measure of the accessibility of a particular location to the public transport network
Location SettingThe London Plan divides locations into three settings: Central, Urban and Suburban
CentralDense development, different uses, large building footprints and typically four to six storeys, 800 metres walking distance from an international, metropolitan or major town centre.
Urban Predominantly dense development, for example, terraced houses and mansion blocks, different uses, medium building footprints and typically two to four storeys, 800 metres walking distance from a district centre or, along main arterial routes.
Suburban Predominantly lower density development, for example, detached and semi-detached houses, predominantly residential, small building footprints and typically two to three storeys.
‘Taking into account local context and character, the design principles and public transport
capacity, a development should optimise housing output for different types of location within the
relevant density range shown in the table above.’
The table below is a density matrix taken from The London Plan and is used to generate a range for proposed density on new developements
Table and text taken from The London Plan
Why do we calculate density?
Density calculations...
Help the GLA and boroughs identify and deliver sources of new housing to meet strategic and local demand / need
Inform estimates of likely future population changes and demand for school places, health services etc
Help landowners and prospective developers identify development potential and undertake initial land valuations
What can density look like?
Courtyard6 - 8 storeys
Terrace2 - 4 storeys
Medium rise8 - 10 storeys
High rise10+ storeys
Different approaches to density Same density per hectare shown
100m100m
London Borough of Lambeth
Lambeth, like the rest of London, is facing a mayor housing crisis
Currently there are not enough homes to meet the need of people in the borough and so the Mayor has set a minimum target of 15,594 new homes in Lambeth over the next 10 years
This equates to a minimum of 1,559 new homes every year
There are 21,000 people on the housing register and prices of homes to rent and buy are rising beyond the reach of many local people
Aerial view showing London Borough of Lambeth estates
Fenwick Estate
Local estates
Aerial view showing extent of Lambeth estates
1 Fenwick Estate
2 Clapham Road Estate
3 Gauden Estate
4 Rusper Court Estate
5 Grantham Road Estate
6 Waltham Estate
7 Edmundsbury Court Estate
8 Brighton Terrace Estate
9 Solon Estate
10 Bowlands Road Estate
11 William Bonney Estate
12 Nelson Row Estate
13 Carfax Estate
14 St Alfonsus Estate
15 Notre Dame Estate
16 Clapham Manor Estate
17 Larkhall Estate
18 Springfield Estate
19 Gaskell Street Estate
20 Rushcroft Road Estate
21 Arlington Lodge Estate
22 Bonham Estate
23 Blenheim Gardens Estate
24 St Matthews Estate
25 Brockwell Park Estate
26 Railton Road Estate
27 Southwyck House Estate
28 Canterbury Gardens Estate
29 Wiltshire Road Estate
30 Angel Park Gardens Estate
31 Loughborough Estate
32 Hertford Estate
33 Angell Town Estate
34 Myatts Field South Estate
35 Paulet Road Estate
36 Lilford Estate
37 Cormont Road Estate
38 Lothian Estate
39 Myatts Field North Estate
40 Cowley Estate
41 Caldwell Gardens Estate
42 Mursell Estate
43 Spurgeon Estate
44 Westbury Estate
45 Heath Road Estate
46 Willard Estate
47 Cedars Estate
48 Macaulay Estate
49 Clarence Estate
50 James Hayward Estate
51 Bonneville / Deauville Estate
52 Oaklands Estate
53 Poynders Gardens Estate
54 Weir Estate
55 Sinclair Estate
56 Saxby Road Estate
57 Dumbarton Court Estate
58 Roupell Park Estate
59 Hyperion House Estate
60 Renton Close Estate
61 Tulse Hill Estate
62 Cressingham Gardens Estate
63 Meath Estate
64 Hurst Street Estate
65 Lairdale Estate
Lambeth estates regenerated
Lambeth estates to be regenerated
Towards Central Hill Estate
1
9
23
1011
12
13
14
7
8
21
4
20
6
19
18
1744
16
48
47
45
46
22
23
49
50
52
51
54
53
55
56
57
58
59
60
61
62
63 64
25
24
26
27
28
2931
30
32
36
33
3435
37
38
39
40
41
4243
5
15
65
Towards Knight’s Walk Estate
& South Lambeth EstateTowards Vauxhall Nine Elms Estate
Why the Fenwick Estate?
Three principles taken from the Cabinet Strategic Delivery Approach for Lambeth
‘To focus on those housing estates where the costs of delivering the Lambeth Housing Standard are prohibitive
and / or
Where residents and the Council have identified that the Lambeth Housing Standard works in themselves will neither address the fundamental condition of the properties nor address many of the wider social and
economic issues experienced by residents
and / or
To focus on those estates where the wider benefits arising from regeneration justify the intervention’
Extract taken from: Lambeth Estate Regeneration Programme Strategic Delivery Approach
The Fenwick Estate & Willington Road
18.14
17.99
UndersideBridgeLevel=
UndersideBridgeLevel=
LB
83
1 to 24
LB
11
ARISTOTLE
18
97
118
14.4m
18
2
23
1 to 6
Court
40
157
13
6
1
Posts
120
SANDMERE ROAD
1b
1
53
81
128
61
1 to 22
6
109
79a
83a
28
ATHE
RFO
LDRO
AD
157a
30
ANDALUSROAD
37
13
2
PH
387
383
48
62
Games
3
FB
46
16
Cla
pham
Nor
th 11
BE DFO
RD
RO
AD
Inst
itute
Cottage Grove
55
14
Adventure
1
62
S Gantry
92
33
15
El
DO
LMAN
STREET
424
ROAD
14
4to7
1
4
16a
20
111 to 125
122
Vicarage
PH
House
5
23
93
1
156
40
4a
85
96
9
62
83
99
52
AvondaleH
all
2
70
Doris Villas
59
79
Court
89
18
135
125
72
2511a
(Lon
don
Tran
spor
t)
2
CoachmakerMews
44
30
Mews
52
4
40
1 to 20
17
House
21
27
140
SL
22
13
9
Cedrus
ROAD
19a
122
1
7
66
78
41
115
15
29
Ivy Villas
40
18a
16
122
96
101
HUBERTGROVE
117 to 123
9
HAZLEWOOD MEWS
Air Shaft
Epiphany Hall
30
27t o
31
Lodge
74
65
42
RUBENS PLACE
8
2
1
5
22
67
1to3
57
House
25
Roy
Ridl
eyHo
use
PH
106
FERNDALE ROAD
121a
24
11
121
51
107
16 TCB
12
Kendoa Road
96
2
74
137
38
13
94
85
93
49
7
HEMBERTON ROAD
39
27
69
84 115
Hall
39921t o
54
Clap
ham
PH
10
20to
24
46
27
47
57a
50
2
ANDALUS ROAD
1 to 12House
Foot Bridge
El
95
19
412a
3
Hugh Morgan
33a
CLAPHAM
19b
14
7
108
65
TIN
TER
NS T
REE
T
54
19
141
63
Damorie House
65
10
Stafford Mansions
97
94
23 LB
26
1
35
38
23
50
Gothic
Russell Picker ing
House
Shaft
21
147
CLA
PHAM
ROAD
TCBs
385
El
StBe
de's
13
72
2b
24
57c
28
60
MP 2.75
Playground
13
51
120a
29
11
El Sub Sta
33
23
19
43
1to
8
1
2
27
21
Surgery
ET
129
5
LB
94
2b
1 to 6
32
148
45
5369
84
79
Landor House
113
108
10
2a
53
1to
12
36
391
Lambeth
379
60
5
409
2a
62
TCBs
LENDAL TERRACE
12
57b
1
Dairy
31
1 to 20SubSta
1
69
34
32
31
17
138
143
66
Cadmus
33
Cranm
er
CADMUS CLOSE
TREMADOCROAD
29
118a
Surgery
52
119McKenzie House
105 to111
72
27
2
155
1
1 to 15
91a
Surgery
91
9
13
11
TASMAN
RO
AD
Landor Road
78
17
25 16a
1
13to
2 4
72
Hospital
Reay House
34
30
1
89
9
4
High
Stre
et
Collcutt
43
33
36
23
Vickery
House
164
16
19
10
26
ROAD
6
1
1 to 10
31
Club
1to
16
Towns House
House
CATOROAD12
38
25
Surg
ery
39
79
80
10 to 20
PRIDEAUXROAD
33
18
47
LB
2
84
PO157
39
80
103
24
101
106
76
PO
30
18
120
Phyllis Villas
20
397
57
1to
12
Air
47
55
Stat
ion
1 6
TCBs
2
8
Chu
rch
and
135
412
18
64
Sub Sta
1 to 7
56
32
57dHUBERT GROVE
58
72
48
Lethaby
Beresford
122
66
Sub Sta
Fenwick Place
Fenwick P
lace
Cottage Grove
Willington
Road
Willington
Road
Willington
Road
Landor Road
Landor Road
REVISION DATE DRAWN BY SCALE
CHECKED BY PROJECT NUMBER
STATUS
DRAWING NUMBER
TITLE
PROJECT
NOTES
CLIENT
KEYPLAN
REVISION
APPLICATION BOUNDARY
DO NOT SCALE FROM THIS DRAWING.
THIS DRAWING IS BASED ON DIMENSIONAL SURVEY INFORMATION PROVIDED BYOTHERS. THE ARCHITECT CANNOT ACCEPT RESPONSIBILITY FOR THE ACCURACY OFTHIS SURVEY INFORMATION.
ALL DIMENSIONS ARE SHOWN IN METRIC.
THIS DRAWING REMAINS THE COPYRIGHT OF KARAKUSEVIC CARSON ARCHITECTS.
Rev Reason for Issue Date
The Gymnasium,56 Kingsway PlaceSans WalkLondon EC1R 0LU
[email protected] | 0207 566 6300
FIRST ISSUED
SMc 285
ES 1:1250 @ A1
PLANNING
285-A-P-000-00
Site Location Plan
Fenwick Estate
TfL
16/09/15
Clapham NorthLambeth
1 : 1250000-00Site Location PlanD-1 0 25 50 100m
Existing site plan
Existing Site
4.9 hectares
431 homes
88 units / hectare
1207 habitable rooms in total
246 habitable rooms / hectare
Existing site plan
Clapham NorthUnderground
Landor Road
Willington R
oad
Cottage Grove
Fenw
ick Pla
ce
Bed
ford R
oad
Tasman R
oad
Cottage Grove
Cottage G
rove
Existing building heights
Site plan showing existing building heights
7 Storeys
Key
6 Storeys
5 Storeys
4 Storeys
3 Storeys
2 Storeys
1 Storeys
Fenwick Estate & Willington Road density calculation
The Fenwick Estate calculation is based on: PTAL 4-6, an average of 2.8 habitable rooms / unit and is in an urban setting
200-700 habitable rooms per hectare or 70-260 units per hectare
431 units
88 units / hectare
1207 habitable rooms in total
246 habitable rooms / hectare
Existing density The existing density is very low and there is potential for it to increase to help meeting the housing need in Lambeth
The maximum density is based on The London Plan Matrix assuming The London Plan mix unit sizes = 2.8 habitable rooms / unit
The approprite density is not yet known and will be determined during the engagement process
Maximum density
Appropriate density
1274 units
260 units / hectare
3567 habitable rooms in total
728 habitable rooms / hectare
?
Fenwick Estate Existing
Relevant project comparisons
Kings Crescent ProposedKings Crescent Existing
Site Area 4.1 hectaresPTAL 4 Units 276 units 67 units / hectareHabitable Rooms 2.9 habitable rooms / unit 773 habitable rooms in total 267 habitable rooms / hectare
Site Area 4.1 hectaresPTAL 4 Units 765 units 187 units / hectareHabitable Rooms 3.3 habitable rooms / unit 2560 habitable rooms in total 624 habitable rooms / hectare
Site boundary Existing buildings Proposed buildings
The Colville Estate ProposedThe Colville Estate Existing
Site Area 4.8 hectaresPTAL 3/4 Units 523 units 109 units / hectareHabitable Rooms 3.4 habitable rooms / unit 1778 habitable rooms in total 370 habitable rooms / hectare
Site Area 4.8 hectaresPTAL 3/4 Units 925 units 192 units / hectareHabitable Rooms 3.4 habitable rooms / unit 3178 habitable rooms in total 662 habitable rooms / hectare
Site boundary Existing buildings Proposed buildings
The Bacton Estate - Phase 1 ProposedThe Bacton Estate - Phase 1 Existing
Site Area 1.9 hectaresPTAL 3 Units 190 units (approx) 100 units / hectareHabitable Rooms 3.4 habitable rooms / unit 643 habitable rooms in total 338 habitable rooms / hectare
Site Area 1.9 hectaresPTAL 3 Units 290 units (approx) 153 units / hectareHabitable Rooms 3.4 habitable rooms / unit 993 habitable rooms in total 523 habitable rooms / hectare
Site boundary Existing buildings Proposed buildings
Claredale Street ProposedClaredale Street Existing
Site Area 0.38 hectaresPTAL 6 Units 54 units 142 units / hectareHabitable Rooms 5 habitable rooms / unit 270 habitable rooms in total 710 habitable rooms / hectare
Site Area 0.38 hectaresPTAL 6 Units 77 units 203 units / hectareHabitable Rooms 3.2 habitable rooms / unit 244 habitable rooms in total 642 habitable rooms / hectare
Site boundary Existing buildings Proposed buildings
Any questions?
Dwelling comparison study
1-bed 1 person studio Existing
1-bed 1 person studio Proposed
Fenwick Place
1-bed 1 person studio
Floor Area: 31sqm/334sqft
Garden: 46sqm/494sqft
London Plan (LHDG)
1-bed 1 person studio
Floor Area: 42sqm/452sqft (37sqm/398sqft min.)
Balcony: 4sqm/43sqft (4sqm/43sqft min.)
The London Plan guaranteed minimum areas for 1B 1P:
Kitchen/Dining 9.4sqm/101sqftLiving 12.0sqm/129sqftSingle bedroom 8.0sqm/86sqftShower room 3.6sqm/39sqftStorage 1.0sqm/11sqftOutdoor space 4.0sqm/43sqft
1-bed 2 people flat Existing
1-bed 2 people flat Proposed
Fenwick Place
1-bed 2 people flat
Floor Area: 53sqm/570sqft
Balcony: 4sqm/43sqft
London Plan (LHDG)
1-bed 2 people flat
Floor Area: 53sqm/570sqft (50sqm/538sqft min.)
Balcony: 8sqm/86sqft (5sqm/54sqft min.)
The London Plan guaranteed minimum areas for 1B 2P:
Kitchen/Dining 10.4sqm/112sqftLiving 13.0sqm/140sqftDouble bedroom 12.0sqm/129sqftBathroom 4.4sqm/47sqftStorage 1.5sqm/16sqftOutdoor space 5.0sqm/54sqft
2-bed 4 people duplex Existing
Willington Road
2-bed 4 people duplex
Floor Area: 66sqm/710sqft
Balcony: 4sqm/43sqft
London Plan (LHDG)
2-bed 4 people duplex
Floor Area: 85sqm/915sqft (83sqm/893sqft min.)
Terrace: 14sqm/151sqft (7sqm/75sqft min.)
2-bed 4 people duplex Proposed
The London Plan guaranteed minimum areas for 2B 4P:
Kitchen/Dining 12.0sqm/129sqftLiving 14.8sqm/159sqftDouble bedroom 12.0sqm/129sqftTwin bedroom 12.0sqm/129sqftBathroom 4.4sqm47sqftGround floor WC 2.7sqm/29sqftStorage 2.5sqm/27sqftOutdoor space 7.0sqm/75sqft
3-bed 5 people maisonette Existing
Willington Road
3-bed 5 people maisonette
Floor Area: 76sqm/818sqft
Rear Garden: 45sqm/484sqft
The London Plan guaranteed minimum areas for 3B 5P:
Kitchen/Dining 12.8sqm/138sqftLiving 16.0sqm/172sqftDouble bedroom 12.0sqm/129sqftTwin bedroom 12.0sqm/129sqftSingle bedroom 8.0sqm/86sqftBathroom + WC 6.8sqm/73sqftGround floor WC/shower 3.6sqm/39sqftStorage 3.0sqm/32sqftOutdoor space 8.0sqm/86sqft
London Plan (LHDG)
3-bed 5 people maisonette
Floor Area: 108sqm/1162sqft (96sqm/1033sqft min.)
Outdoor Amenity: 46sqm/495sqft (8sqm/86sqft min.)
3-bed 5 people maisonette Proposed
4-bed 6 people house Existing 4-bed 6 people house Proposed
Cottage Grove
4-bed 6 people house
Floor Area: 97sqm/1044sqft
Garden: 65sqm/699sqft
London Plan (LHDG)
4-bed 6 people house
Floor Area: 113sqm/1216sqft (107sqm/1151sqft min.)
Outdoor Amenity: 41sqm/441sqft (30sqm/323sqft min.)
The London Plan guaranteed minimum areas for 4B 6P:
Kitchen/Dining 14.4sqm/155sqftLiving 17.0sqm/183sqftDouble bedroom 12.0sqm/129sqftTwin bedroom 12.0sqm/129sqft2 Single bedrooms 16.0sqm/172sqftBathroom + WC 6.8sqm/73sqftGround floor WC/shower 3.6sqm/39sqftStorage 3.5sqm/38sqftOutdoor space 30.0sqm/323sqft
Summary
Density is the number of homes in a given land area and is calculated by either the number of dwellings or the number of habitable rooms
Lambeth has a minimum target of 15,594 new homes over the next 10 years, which is 1,559 new homes every year
There are 21,000 people on the housing register and prices of homes to rent and buy are rising beyond the reach of many local people
The existing estate is low density and has been identified for regeneration, which will look to increase density on the Fenwick Estate
New dwellings will be bigger, warmer and quieter than existing dwellings