information pack access and inclusivity …...operational aspects in detail, but it identifies and...

H O W LO N D O N S H O U L D G R O W

INFORMATION PACK

Plot 12, Phase 1B (South)Reserved Matters Application

Brent Cross South Limited Partnership

October 2017

ACCESS AND INCLUSIVITY STATEMENT

Contacts

Brent Cross South Limited Partnership 4 Stable Street London N1C 4AB www.brentcrosssouth.co.uk www.argentrelated.co.uk @argentrelated

All Clear Designs

3 Devonshire Mews London W4 2HA www.allclear.co.uk

Brent Cross South Plot 12 (Phase 1B (South)) Access & Inclusivity Statement Prepared by All Clear Designs Ltd October 2017

Brent Cross South: Plot 12 Access & Inclusivity Statement

Contents 1.0 Introduction 1 2.0 Buildings 7 3.0 Public Realm 18

Appendix A Management Issues


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1.0 Introduction This statement has been prepared by All Clear Designs on behalf of BXS Limited Partnership (BXS LP) to support a Reserved Matters Application for Plot 12 and the adjacent streets and public realm. A mixed use development for 292 residential units and ancillary housing office, retail, café, basement car parking and plant with associated landscaping, access and layout. The scheme (as indicated in Figure 1 below) is located in the Brent Cross South element of the Brent Cross Cricklewood (‘BXC’) regeneration, between Claremont Park (and Claremont Park Road) to the south and the High Street South to the north.

Figure 1: Location plan for Plot 12 within the existing OS map of the area


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Figure 2: Detailed footprint of Plot 12 and immediate environs: Building 12N being the L shaped building to the north and Building 12S wrapping around the courtyard to the south Plot 12 comprises a mixed use development for 292 residential units and ancillary housing office, retail, café, basement car parking and plant with associated landscaping, access and layout. Plot 12 is made up of 2 buildings (shown in Figure 2 above) described as Building 12 North (12N) and Building 12 South (12S). Building 12N comprises 110 units to accommodate the replacement units for the residents of the existing Whitefield Estate. These are provided as a mixture of shared equity and affordable rent units. A further ten units for private market sale are provided within Building 12N. Building 12S comprises 172 units for private market sale. Public Realm: The scheme includes several elements of public realm including the proposed streets and associated paving. Building 12N has a public pocket park (lying to the south and contained within the L-shape of the building) and Building 12S includes a private courtyard in the centre of the building.


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1.1 Scope

This Access Statement contains an explanation of measures that will be incorporated within the proposals for Plot 12 and associated public realm to facilitate access and use by all people including disabled people, and indicates how the design meets the required design standards, good practice guidance and Building Regulations access requirements. The statement takes into account the needs of people with mobility impairments including wheelchair users and those with sensory and cognitive impairments. However, it is recognised that the issues considered in this report will affect the convenience of access for all occupants, not just disabled people. This Access Statement is based on the strategies set out in the S73 Permission for the Brent Cross Cricklewood (‘BXC’) regeneration of which the Brent Cross South (‘BXS’) is the southern element and covers:

• Explanation of policy and approach to access;

• Sources of advice and guidance on accessibility;

• Details of consultations undertaken or planned;

• Details of access consultant involvement;

• Explanation of specific issues affecting accessibility and details of access solutions adopted; and

• Details of potential management polices and procedures to be adopted to enhance and maintain accessibility.

Areas where technical or other constraints have prevented or constrained the application of the principles set out in the above strategy are highlighted as appropriate. The areas covered in the building include entrances, horizontal and vertical circulation, facilities and sanitary accommodation. At this stage, the statement does not cover operational aspects in detail, but it identifies and comments on areas where management procedures are likely to be required to ensure good accessibility. Landscape considerations are discussed where relevant, including materials, routes, lighting, parking and street furniture. This Access Statement is based on, and should be read in conjunction with, the submitted scheme drawings and information provided by Maccreanor Lavington Architects and Townshend Landscape Architects.

1.2 Role of Access Consultant

The access consultant has been actively involved in the preparation of the submitted proposals. The role of the access consultant is to advise the design team and appraise elements of the design at the relevant stages of the design process to ensure that the best possible level of access is achieved and that the proposals meet relevant legislation, the S.73 Permission requirements and recognised good practice guidance.


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The consultant also provides recommendations about measures that can be incorporated within the scheme to facilitate access and use by disabled people. The access consultancy services have ensured the integration of accessibility measures into the building whilst also maintaining the overall concept of the design.

1.3 Criteria for assessment and design guidance references

This reserved matters application is being submitted in accordance with the requirements of the extant S73 Permission and the documents listed below the updates to Building Regulations Part M4 and the current London Plan are not relevant. Future applications will utilise the guidance in the London Plan and the Part M4 guidance once proposed amendments to the S73 Permission have been made. The following documents and guidance have informed the proposals and are referenced where appropriate:

• GLA, Accessible London: Achieving an Inclusive Environment, April 2004;

• Building Regulations Part K, Approved Document K, 2015 edition (incorporating the 2013 amendments);

• Building Regulations Part M, Approved Document M, 2015 edition;

• British Standard BS8300:2010A Design of buildings and their approaches to meet the needs of disabled people – Code of Practice;

• BS EN 81-70 2003 Safety rules for lifts. Note this is due to be re-published in 2017 at some date and some early elements of the contents of the future issue have been referred to;

• British Standard BS9999:2008 Code of practice for fire safety in the design, management and use of buildings;

• DETR, Parking for Disabled People, Traffic Advisory Leaflet 5/95, 1995; and

• Other currently recognised good practice design guidance including Sign Design Guide, (SDS, 2000); Guidance on the use of Tactile Paving (UK, DETR), Inclusive Mobility (DoT); Designing for Accessibility (CAE, 2004), The Access Manual, (Blackwell, 2006) and Manual for Streets (DfT and DCLG 2007).

Design documents relating to housing include:

• GLA/Mayor for London: Wheelchair accessible housing Designing homes that can be easily adapted for residents who are wheelchair users: Best Practice Guidance 2007;

• Habinteg Housing Lifetime Homes: Revised Lifetime Homes Standard. Published 5 July 2010 (web edition); and

• Habinteg Housing: Wheelchair Housing Design Guide (WHDG) 2nd Edition 2006.

It is also necessary to observe reasonable functional and financial practicalities and to take into account the nature of the building. Wherever possible, the design team have gone beyond the minimum requirements of Part M (Building Regulations) and the guidance provided in the Approved Document M. This will assist the occupier(s) in meeting its/their duties under the Equality Act 2010.


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1.4 Factors contributing to accessibility

This Access Statement considers accessibility at an early stage in the design. Detailed design issues such as fixtures, fittings, street furniture, lighting, communication systems, management and other issues which contribute to the accessibility of the services and facilities provided will need to be considered in the future. The individual needs of visitors cannot always be known in advance, thus it is acknowledged that further adjustments to estate management policy or procedure or to the physical features of the building and landscaping may become necessary. However, it is the intention of the design team to ensure that the need for further physical alterations and the inevitable cost implication of this is reduced to a minimum.

1.5 Consultation

As described in the S73 Permission the proposals were presented to and discussed with the Consultative Access Forum (CAF) at two meetings, one held on the 26th July 2017 for a general introduction to the BXS proposals, and a further one on the 30th August 2017 to specifically look at the issues relating to Plot 12. These meetings have been developed as a method of ensuring that there is adequate user input into the design development process. Issues raised at this meeting have been noted and where possible, incorporated into the scheme, for example:

Issue Response

How are the maisonettes with steps accessible and is this permitted?

All apartments have step free access. The maisonettes are located on a raised ground floor level to ensure that there is a degree of privacy from the street. However, level access is provided via the main lobby, which has 2 lifts and rises to the courtyard level, at which there is a second front level entrance to the maisonette. The advantage of this is that it is directly accessible from the car park (a user would otherwise have to leave the building and go to the street entrance) and is also available for members of the public approaching from the street. This would be the same process as accessing an upper floor flat. Both of these approaches are permissible in Lifetime Homes and the newer Part


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M4. There is a pair of lifts in each core, and 4 available cores. The team noted the need to make front door intercoms and core intercoms work together to ensure the success of this arrangement.

The proposed 20mm kerb edge to the north-south tertiary road surface to the east and west of plot 12 will provide insufficient detection for people with visual disabilities. The 20mm step is too small and may cause a trip hazard to older people.

Options for the kerb edge were discussed among the team and the option was either to completely remove the level change (to 0mm) which would not address the detectability issue, or to increase the height, which would address cane detection, Guide Dog detection, and reduce the risk of a trip hazard. The kerb height in this proposal has therefore been increased to a Home Zone 50mm kerb height.

Are there any places to sit? Benches were not shown on the scheme but are intended to be provided at regular intervals in the surrounding landscape and the pocket park.

Further details are provided in the full assessment of the proposals set out in Section 2.0.


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2.0 Buildings

2.1 Building 12N and 12S

As stated above the scheme (as indicated in Figure 1 above) is located in the Brent Cross South element of the Brent Cross Cricklewood (‘BXC’) regeneration scheme, between Claremont Park (and Claremont Park Road) to the south and the High Street South to the north.

Figure 3: Building 12N being the L-shaped building to the north and Building 12S wrapping around a courtyard Plot 12 comprises a mixed use development for 292 residential units and ancillary housing office, retail, café, basement car parking and plant with associated landscaping, access and layout. Plot 12 is made up of 2 buildings (shown in Figures 2 and 3 above) described as Building 12 North (12N) and Building 12 South (12S).


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Building 12N comprises 110 units to accommodate the replacement units for the residents of the existing Whitefield Estate. These are provided as a mixture of shared equity and affordable rent units, based on an assessment of the existing mix. A further ten units for private market sale are provided within Building 12N. Building 12S comprises 172 units for private market sale.

2.2 Public Realm

The scheme includes several elements of public realm including the proposed north-south streets lying to the east and west of the buildings and associated paving.

Figure 4: Landscape proposals shown in context


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Building 12N has a public pocket park (lying to the south of the building frontage and contained within the L-shape of the building) and Building 12S wraps around a private courtyard in the centre of the building.

2.3 Parking

The majority of parking is located in an underground car park illustrated in Figure 5 below. The basement car park will provide 13 accessible parking spaces.

Figure 5: Basement car parking with accessible spaces It is anticipated that accessible scooter/trike parking and charging will be available in the basement in the cycle storage with space available in each of the cores. Taxi drop off will be available in the surrounding streets, in close proximity to all of the entrances.

2.4 Entrances and exits

The northern L-shaped building 12N has retail units fronting on to the High Street with retail entrances. (See Figure 6 below)


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The long arm of the L-shaped building (12N) is accessed from the pocket park, and also has an entrance to one of the housing cores and to a housing office from the pocket park. The tower portion of the L-shaped building (12N) (the short leg of the L) is accessed via the north-south tertiary street to the east of the building. The southern building (12S) has 4 residential cores, one in each corner of the building. These cores are used to access the flats located on the upper floors of the building and those at raised ground floor level.

Figure 6: Entrances to the building shown in red Each core contains a pair of 13 person lifts. Maisonettes (see figure 7 below) have stepped access from the street level, and level access via the residential cores to the courtyard and then to the level entry to the maisonettes via the garden area.


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Figure 7: Level access to the maisonettes in blue All units are therefore accessible via the corner lobbies and the intercom units will be set up to ensure that this is also access to the maisonettes, as well as the stepped access from the streets.

2.5 Vertical Circulation

2.5.1 Lifts The proposed Building 12N (see figure 8 below) is divided into two blocks. Each block has a central core containing two passenger lifts (13 person shaded purple below) which will meet the requirements of Part M of the Building Regulations and BS/EN 81-70 2003. The circulation cores (shaded yellow below) are located to give easy access to all parts of each floor (generally centralised). In all main circulation cores, the stairs and lifts are positioned in close proximity to each other to ensure routes for lift and stair users are not separated.


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Figure 8: Building 12N: Lift cores (in purple) and corridors (in yellow) Building 12S (see Figure 9 below) has 4 lift cores containing two passenger lifts (13 person) which will meet the requirements of Part M of the Building Regulations and BS/EN 81-70 2003.


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Figure 9: Building 12S: Lift cores (in purple) and corridors (in yellow) 2.5.2 Stairs Stairs will meet all aspects of Part M and Part K of the Building Regulations for staircases in common parts of buildings containing dwellings. The stairs are for residential use and 100% will meet Lifetime Homes (LTH) requirements.

2.6 Doors

Garden gates will have a clear opening width of 850mm or more (WHDG). All main accessible entrance doors will provide a minimum clear opening width of 800mm (WHDG) (1000mm for external commercial entrances (Part M)) and will be provided with visual manifestations where glazed, and/or vision panels where solid and on an access route.


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Air pressure differentials can sometimes make the doors difficult to open. In this eventuality, automated entrance doors will be utilised. All internal residential doors will meet the requirements of the Lifetime Homes Standards. Where required they will meet the requirements of WHDG (generally 800mm minimum).

2.7 Floor Finishes

Floor finishes in reception areas will contrast with the walls and provide a slip resistance equal to or greater than R10 (to meet DIN51130:2004).

2.8 General Details

Details of the following areas and how they will be made accessible shall be addressed as the scheme develops and form part of any Building Regulations submission:

• fire alarm details;

• lift details;

• signage;

• furniture selection; and

• kitchen layout. In addition, Appendix A of this statement sets out the management issues which estate staff should be aware of to ensure access is achieved and maintained.

2.9 Lifetime Homes

Lifetime Homes are a set of guidelines to assist housing developers to produce properties that can respond to the changing needs of their occupants. The S73 Permission requires the Developer to undertake the detailed design of all residential units with the aim of meeting the Lifetime Homes Standards. In line with the aspiration of the S73 Permission the proposed residential accommodation will meet the Lifetime Homes standards (5th July 2010 Web Edition) through the provision of the following features:

• Criterion 1-3 relating to getting to the front door;

• External front doors with a 1500mm x 1500mm landing and level thresholds;

• Internal front doors with a 1200mm corridor and level thresholds and internal circulation of 1500x1800mm behind the door;

• Internal doors with 300mm clear open reveals and level thresholds;

• Good internal circulation space in all areas;

• Ground floor WC’s in duplexes and entrance level WC’s in apartments (often accommodated in the main bathrooms);

• Large internal doorway and corridor widths;


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• Bedroom and bathroom layouts that make retrospective tracking hoist installation straightforward and allow access to sanitaryware;

• Bathroom designs that will enable later adaptation to shower wet-room and allow the installation of mobility aids such as handrails; and

• Height of living room glazing at 800mm or lower, with easy operation window catches and controls (sockets etc).

2.10 Wheelchair Accessible Homes

The S106 agreement, dated 22 July 2014, relating to the S73 Permission defines Wheelchair Accessible Homes to mean “housing that (a) meets the Wheelchair Accessibility Standards or such other standards required under the s73 Permission (including amendments) or agreed in writing with the LPA under this Agreement or approved under the S73 Permission from time to time, or (b) is easily adaptable at a reasonable cost for residents who are wheelchair users”. The S73 Permission requires that 10% of the total units be Wheelchair Accessible Homes, as defined in the related S106 Agreement, above, with reference to the standards set out in the GLA’s supplementary planning guidance (SPG) entitled “Accessible London” of April 2004. Additional guidance has since been provided in the GLA’s best practice guidance on Wheelchair Accessible Housing (September 2007). Schedule 13 of the S73 Permission sets out the requirements for Wheelchair Accessible Homes as those which meet the following: “The following key features of wheelchair housing are requirements in the Wheelchair Housing Design Guide by Stephen Thorpe 2nd edition 2006 BRE Press and Wheelchair accessible housing: Designing homes that can be easily adapted for residents who are wheelchair users: Best Practice Guidance GLA 2007” The proposed buildings 12N and 12S meet the requirements of the S73 Permission and its related S106 Agreement. The proposed units (see Figure 7) will provide Wheelchair Adaptable Homes and these will include the following features in order to meet the standards required:

• Good internal circulation space for corridors, kitchens and bathrooms, meeting the minimum turning and manoeuvring requirements set out in the SPG; (The communication corridors within the building are taken to be internal entrance doors as opposed to external entrance doors and do not therefore provide a 1500x1500 entrance space, which relates to entrance to houses not flats);

• Internal doorways with a clear opening width of 800mm and entrances with 1000mm, both with level thresholds;


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• Storage and recharging and transfer point for battery-operated wheelchair;

• Bedrooms, living rooms and dining rooms with adequate space for wheelchair users to turn through 180˚ with furniture in place;

• Main bedroom to bathroom connected by a full height knockout panel and provision for future installation of a hoist between the two;

• Extra space in bathroom for either a bath and/or shower with at least one to be fully installed. Shower area to be fully accessible with floor drain;

• Suitable controls of mains water stopcock, gas and electric main consumer units. Suitable isolating valves to sink, washing machine, etc;

• Rooms all on one level or, in the case of certain duplex apartments, location of open circulation areas next to the staircases, where a vertical lift can be easily installed with no alteration to the flooring to comply with BS5900:1991; and

• Height of living/dining/bedroom room glazing at 810mm or lower.

Figure 10: Wheelchair Unit Strategy 2.10.1 Building 12N Wheelchair Accessible Homes 10% of units (12 units) in Plot 12N are Wheelchair Accessible (WAC) / Wheelchair Adaptable (WAD). Eleven of these units are provided as Affordable Rent/Shared Equity tenure which are allocated for the Whitefield Estate Replacement Units. One


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Wheelchair Adaptable (WAD) unit in Plot 12N is for private market sale. The location of the WAD/WAC units is indicated in Figure 11 below. All the WAD/WAC units are 2 bed 4 people (2B4P), as the predominant housing type within the block is 2 beds. Two of those for the Whitefield Estate Replacement Units are Wheelchair Accessible, based on the needs identified in the Housing Need Survey. The remaining ten within Building 12N are Wheelchair Adaptable units.

Figure 11: Building 12N Wheelchair Unit Location 2.10.2 Building 12S Wheelchair Accessible Homes 10% of units in Building 12S are Wheelchair Accessible (WAC) / Wheelchair Adaptable (WAD). The following units will be Wheelchair Adaptable;

Studio/1bed 6 2 Bed 9 3/4 Bed 2

Total = 17 = 10% of overall units

2.11 Building Conclusions

The proposed Buildings 12N and 12S will provide extremely accessible residential accommodation. The S73 Permission sets out requirements for the type and quantity of accommodation in terms of Lifetime Homes (2010) and Wheelchair accessible/Adaptable (WHDG) and these have been met in this scheme.


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3.0 Public Realm

3.1 Home Zone

The landscape around 12N and 12S is intended to conform to Home Zone standards. The standards are designed to encourage the whole area, landscape, pavements and roads to be used by occupants, and for the traffic use to be secondary. The use of the highway and less vehicular dominance means that drivers take more care, drive more slowly and are more considerate to pedestrians. The anticipated traffic use (see figure 12 below) is low. Users will be accessing the car park entrance or local facilities: this is not anticipated to be a through route.

Figure 12: Landscape elements


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In practice the Home Zone implementation in this scheme is to have a smaller than normal change in level between the paved surface and the road surface. This encourages pedestrians to see the whole area as a pedestrian area. During consultation, some concern was expressed that the initial proposal for a 20mm up-stand at the kerb was too small to be detectable by people who use canes and/or guide dogs, but large enough to be a trip hazard for older people. Options discussed were removal all together – which would not answer the first comment and therefore after further consideration this element has been increased to a 50mm kerb change, which is both detectable for cane users, and large enough to be an avoidable trip hazard. A typical cross section below shows that the building edge has a generous privacy edge which is in the form of planting, a 2 metre wide footway, a 1.4 metre wide planting bed (which further defines the carriageway edge), a carriageway, and then a repeat of the elements on the other side.

Figure 13: Typical cross section The use of these features clearly defines the carriageway while removing the necessity for deep kerbs. In plan the south side of building 12N is landscaped to provide a ‘Pocket Park’. (See figure 14 below). This will contain a range of play areas and landscape features.


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Figure 14: Pocket Park proposed layout (Please See Landscape Report for a full description of the park) Features such as benches will also be provided in the landscape to allow a variety of resting places for a wide range of users. This type of street furniture will be located so as not to intrude into the footway or cause difficulties for people with partial vision.

3.2 Threshold Treatments

All thresholds onto the public realm from buildings will be flush, with no more than a 15mm level change, and joints of no more than 10mm wide. Where possible, thresholds between materials will also have a visual contrast (by use of different materials) to assist people with visual disabilities.

3.3 Street Furniture

Overall, the scheme has been designed to be uncluttered to ensure legibility and ease of passage and to provide a clearly identifiable set of pathways through the landscape. Placement of cycle stands has been coordinated with planting to create clear circulation routes.


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3.4 Lighting

A lighting scheme will be developed to deliver light levels which support the safety initiatives in the area, and navigation by people with visual disabilities.

3.5 Wayfinding

Signage for the area has not yet been detailed. Much of the signage will be specified according to normal highway standards although there will also be signage that will form part of an overall Wayfinding Strategy across the BXS site.

3.6 Proposed Public Realm Conclusions

The public realm proposals have been designed to produce a coherent and safe area for residents and visitors to traverse and play within. Pathways are clearly defined and inviting play zones are located clear from the major desire lines for pedestrians. Concerns of the local consultees have been taken into account to improve the detailing of the home Zone concept. The public realm will therefore be an extremely accessible piece of landscaping.


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Appendix A Management issues

The following management issues will be brought to the attention of relevant parties to ensure that access is achieved and maintained: external routes – keep in good repair and free of obstructions and leaves, ice, snow and surface water;

doors – adjustment of door closers; ironmongery to be kept in good working order; horizontal circulation – keep routes free from obstructions and furniture layouts/seating arrangements accessible; vertical circulation – regular checking of lifts to ensure floor of car aligns with finished floor level; WCs – checks to ensure that manoeuvring space in accessible compartments is not obstructed by bins, sanitary disposal equipment etc; replenishment of toilet paper and paper towels in accessible WCs as well as other WCs; communication – new signs to integrate with existing sign system, no ad hoc homemade signs; all information to be kept up-to-date; signers and translation services to be provided as necessary; appropriate provision of accurate access information and other literature; hearing enhancement systems – advertising; regular checking and maintenance of systems; alarm systems – checking of systems; staff training in procedures; surfaces – ensuring cleaning does not cause slippery surfaces; maintaining junctions to avoid worn surfaces becoming tripping hazards; replacing surfaces like with like; maintaining colour contrast in redecoration; lighting – prompt replacement of bulbs; keeping windows and light fittings clean; means of escape – specific evacuation strategies to be devised for people who need assistance, including staff and visitors; staff training; regular practice drills; maintenance of fittings and equipment; reviewing evacuation procedures; security – ensuring security procedures do not conflict with accessibility good practice; training – staff training is critical to maintain access and to provide accessible services and employment opportunities. Training can cover areas such as disability awareness and equality, use of equipment such as platform lifts and induction loops, British Sign


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Language, hearing awareness, clear lip speaking, guiding people with visual impairments and general access awareness. health and safety policies – implementation of policies on access, risk assessment; responsibilities for access – identification of responsible people to approve improvements, set priorities, ensure access is included in maintenance and refurbishment programmes, provide auxiliary aids, review numbers of disabled people using a service and establish and run user groups; funding for access improvements – identification of specific access funds or grants; funds for specific employees such as ‘Access to work’; use of the maintenance budget; policy review – regular reviews of all policies, practices and procedures affecting access.

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

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

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