landscape design · t216 oak 16m high a tree of reasonable quality as it can be seen there are few...

94 Brentcross Cricklewood Residential Sites Stage C Report June 2014

LANDSCAPE DESIGN

Haworth Tompkins ltd 95

BRENT TERRACE TRIANGLESPLOTS 53 & 54

Draft Landscape Strategy Stage C Report

Jun2014Q:1065 -10-G502


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BRENT CROSS CRICKLEWOODBrent Terrace Triangles - Stage C Report

Contents

1.0 Introduction

1.1 Purpose of the Document

2.0 Existing Site Conditions

2.1 The Site 2.2 Landscape Context2.3 Existing Site Conditions - Visual Appraisal2.4 Site Topography2.5 Site Sections2.6 Existing Vegetation2.7 Existing Boundary Conditions2.8 Cultural Heritage

3.0 Proposed Landscape Strategy

3.1 Landscape Strategy3.2 Landscape Masterplan3.3 Planting Strategy 3.4 Hard Landscape Materials Strategy3.5 Street Furniture Strategy3.6 Water Management Strategy3.7 Biodiversity Strategy3.8 Existing Trees to be Retained and Removed

4.0 Detail Area

4.1 Detail Area - Courtyard

5.0 Site Sections

6.0 Claremont Park - Outline Proposals

Appendices

Appendix A - Outline Managment and Maintenance SchedulesAppendix B - Outline Landscape and Maintenance Specification


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1.0 Introduction

Purpose of the document

The Landscape Proposals for Plots 53 and 54 seek to ensure that the proposed residential development is sensitively integrated within the existing landscape setting. The landscape proposals will seek to provide an attractive backdrop to the development, with new courtyard areas providing for a variety of activities, including play and quiet recreation, which will be complemented by the distinctive backdrop of the existing hedge which runs along Brent Terrace. Further planting will be provided to the rear of the properties to provide a buffer to existing residential development along Clitterhouse Crescent.

In order to ensure that the development is sensitively integrated into the existing landscape setting we have undertaken a study of the site’s context, to identify opportunities and constraints which might inform the landscape strategy. The results of this study is set down in part 1 of this document, together with a summary of the opportunities and constraints which emerge from these contextual studies.

The Landscape Strategy set down in the second part of this document builds upon these opportunities and constraints to ensure that the landscape proposals maximise the site’s assets and minimise any impacts that the proposals might have on the adjacent areas.


2.0 Existing Site Conditions


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Clitterhouse Playing Fields

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Brent Cross Shopping Centre

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North Circular A406

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Road

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Claremont Way Open Space

Clarefield Park

Plots 53 + 54 Site Location Plan

2.1 The Site

Plots 53 and 54 are located to the South of the Claremont Way Open Space, which is an informal open space area, laid predominantly to grassland. They are bordered to the West by Brent Terrace, and to the East by the residential properties of Clitterhouse Crescent and Clitterhouse Road. The area is used informally by local children for football, but otherwise provides no formal play facilities. There are a number of mature trees within the open space areas, and a mature hedgerow between the plot areas and Brent Terrace.


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2.2 Landscape Context and Adjacent Land Use

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Clitterhouse Playing Fields

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Claremont Way

At present the site is located to the South of the Claremont Way Open Space, which is an informal open area, laid predominantly to grassland, and is bounded in the East by the road running along Brent Terrace, and in the West by the residential properties of Clitterhouse Crescent and Clitterhouse Road. The area is used informally by local children for football, but otherwise provides no formal play facilities. There are a number of mature trees within the open space areas, and mature hedgerows to the boundaries.

Brent Terrace is a row of red brick Victorian railway cottages. These cottages back onto railway land to the West.

To the East the plot areas are bordered by the rear gardens of prewar properties along Clitterhouse Crescent. These properties are situated at a higher level than the plots.

To the North the plot areas extend into Claremont Way Open Space, which itself os bordered to the North by a series of workshop units and a retail park.


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1. View South West of open space in the Brent Terrace Triangles with poor ground condition, in front of residential properties

Site Photos: 10/01/2014

2. View North East of Brent Terrace triangles along the hedge boundary between the grass areas and the residential properties

Entrance from pathway on Brent Terrace Alleyway from Brent Terrace to Clitterhouse Road Entrance from Brent Terrace Residential properties create the North Eastern boundary to the Brent Terrace Triangles

2.3 Existing Site - Visual Appraisal


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+45.81m

+47.16m

+47.42m

+45.58m+46.76m

+46.12m

+46.76m

+48.89m

+53.18m

+52.65m

+55.55m

+46.56m +46.74m+45.84m

+55.93m

+44.04m

+59.49m

+52.09m

+53.86m

RL+52.54mTOB+53.75m

RL+52.74mTOB+54.13m

RL+52.68mTOB+54.08m

RL+52.58mTOB+53.13m

58m56m54m52m

44m46m48m50m

42m

Site Boundary

Key

RL - Road Level

TOB - Top of Bank

2.4 Site Topography

The plot consists of 2 triangular areas of land which slope upwards from Brent Terrace at around 52m AOD to the garden boundaries of Clitterhouse Crescent, which at their highest point reach 55.55m AOD in the Northern triangle and 55.93m AOD in the Southern triangle

There is a sharp rise in levels where the existing hedge bank runs parallel to the road along Brent Terrace. The top of bank level is between 53.75m AOD at the Northern end and 53.13m AOD at the Southern end.


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A’A

B’B

7

2.5 Existing Site Sections


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7

C’C

D’D



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E’E

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G’G

H’H



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T366T365

A075

T206G060

T367

T207T208

T211T210

T209

A050

T214T215

A077

T216

A051T217

T368

A048

A076

Category C tree

Category B tree Category C/U tree

Category U tree

Existing vegetation on site consists predominantly of pioneer tree species which have taken hold as the park has increasingly fallen into disuse, following site boundaries between different use areas.

Arboricultural Survey

Hayden’s Arboricultural Consultants Limited were commissioned by Macgregor-Smith Ltd to prepare a Tree Survey and Constraints Plan for the existing trees at Brent Cross, Cricklewood - Area 1.

The site survey was carried out on the 12th February 2014. The relevant qualitative tree data was recorded in order to assess the condition of the existing trees, their constraints upon the perspective development and the necessary protection required to allow their retention as a sustainable and integral part of any future permitted development.

Information is given on condition, age, size and indicative positioning of all the trees, both on and affecting the site. This is in accordance with the British Standard 5837:2012 ‘Trees in relation to design, demolition and construction’ recommendations.

The conditions of each tree was assessed according to the following categories:

• Category A - Those of high quality with an estimated remaining life expectancy of at least 40 years

• Category B - Those of moderate quality with an estimated remaining life expectancy of at least 40 years

• Category C - Those trees of low quality with an estimated remaining life expectancy of at least 10 years, or young trees with a stem diameter below 150mm

• Category U - Those trees in such condition that they cannot realistically be retained as living trees in the context of the current land use for longer than 10 years

The diagram shows that there are a number of trees which need to be removed, irrepsective of whether any development goes ahead, because they are dead, disease or dying, and will become dangerous in the near future.

There are also a number of category C trees on the site that have relaitvely low landscape value.

In conclusion, there is significant scope to improve tree cover across the site and to improve the range of species.

2.6 Existing Vegetation


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Tree Survey Summary Notes

The two areas of Claremont Way Open Space, which constitute plots 53 and 54 are dominated by the mature, and overgrown hedge which runs along Brent Terrace, forming the western edge of the plots.

There are a few individual trees along the eastern boundary between the plot areas and the rear gardens of Clitterhouse Crescent.

The hedge is described in the Tree Survey Report as follows:

A077 Hawthorn, Elderberry, Bramble, Goat Willow, Ash, Horse Chestnut, Wild Cherry, Hazel, Dogwood, Sycamore, Blackthorn, Elm, Cherry Plum, Holly, Privet. 5m high

Dilapidated mixed native hedgerow marking the eastern edge of a public highway. The overall density and quality of the specimens within the hedgerow varies from area to area, but the trees can only be regarded as poor. This feature offers a significant benefit in terms of A wildlife habitat corridor and screening feature. However, it is likely to continue to deteriorate without intervention which could most appropriately be done by establishing a rotational coppice regime whereby selected sections are coppiced on a 15 yearly rotation thereby allowing the regeneration of healthy young shoots. The overall value and British standard categorisation of this feature is based upon this current situation and does not reflect the possibility of improvement by maintenance work so it is important not to disregard the importance of this landscape feature to both its immediate vicinity and the areas which it connects.

There is only one tree of merit within the plot areas. This is a tree reference no T216, which is described as follows:

T216 Oak 16m high A Tree of reasonable quality

As it can be seen there are few trees worthy of retention within the development area, with the exception of Tree Ref T216. The development proposals will seek to incorporate this into the layout.

The most significant vegetation feature is the hedge. Although this is of mixed quality, and requires significant works to improve its condition, it has both amenity and wildlife value in an area with otherwise limited tree and vegetative cover.

2.6 Existing Vegetation

As part of the next stage of design development, further detailed work will be done to develop a strategy for the management and maintenance of the hedge which is compatible with the proposed development, while retaining the hedge as an important visual feature, and wildlife corridor along Brent Terrace.


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Existing housing and gardens to the East of Brent Triangles

Existing housing and gardens to the East of Brent Triangles

Claremont Way Open Space to the North of the triangles

Existing mature hedge to the West of Brent Triangles

Existing mature hedge to the West of Brent Triangles from Brent terrace

The plot areas are currently bordered to the west by a mature hedge, which runs parallel to Brent Terrace. To the east, the plot areas are bound by the existing garden fences to the rear of properties along Clitterhouse Crescent.

2.7 Existing Boundary Conditions


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Railway Lands:Railway Heritage

2.8 Cultural Heritage

The most distinctive historic feature of the area is the line of the Brent Terrace Railway cottages. In an area largely dominated by retail parks and post-war housing, this terrace provides an important historic reference, with the railway lines and sidings running parallel to the west of these cottages.


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3.0 Proposed Landscape Strategies


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3.1 Landscape Strategy

Existing hedge

Clear and distinctive gateway into plots

Activity and play areas

New native hedge

Stormwater attenuation

New planting and wildlife habitats


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3.1 The Landscape Strategy

The Landscape Strategy set out on the following pages has been developed in response to the opportunities and constraints identified from the assessment of the existing site context on the preceding pages.

The masterplan for the residential plots has been developed to accord with a number of planning requirements, most notable of which, is the requirement to provide a green corridor along the length of Brent Terrace. It is intended that the residential units will sit behind the existing hedge which will be retained and managed to provide an attractive backdrop to development, as well as fulfilling the requirement for a green corridor in this location.

The key principles of the Strategy are as follows:

1. Reinforce and manage the existing hedge to create a distinctive frontage to the residential development, and to promote biodiversity.

2. Create clear and distinctive gateways into the residential plots, which provide a sense of permeability.

3. Provide activity and play areas within the residential courtyards – doorstep play.

4. Provide native hedge planting to the eastern boundary adjacent to existing residential properties to create a buffer between the proposed development and the existing properties.

5. Create a number of different wildlife habitat areas to enhance biodiversity within perimeter spaces at either end of the development.

6. Provide a clear boundary to help reinforce a sense of ownership within the development. 7. Provide for storm water attenuation in the lowest parts of the courtyards.


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Central Communal CourtyardsSemi-private social spaces, directly overlooked and easily accessed by adjacent residential units. Courtyards include areas of planting, space for informal play, seating and rain garden areas to attenuate Stormwater.

Car Parking AreasPermeable paved car parking areas surrounded by orna-mental planting, native trees and feature pleached trees to screen and frame car park.

Residential FrontagesAreas of timber decking and low walls afford a degree of privacy to residential frontages while feature paving ensure good circulation around courtyard spaces.

Rear Garden SpacesHigh quality hard paved spaces afford flexibility to resi-dents, with back gardens divided by timber screens. Brick-work raised planters against retaining wall helping add texture to rear garden spaces.

Biodiversity roofLocally sourced substrate material to allow native flora and fauna species to establish and thrive, increasing biodiver-sity in the local area. To be constructed in accordance with local planning conditions.

native wildlife areasInformal garden area with opportunites for informal play and recreation. To include area of hard paving and a timber seating element to provide a quiet contemplative space.

existing path upgradeSpace around existing electric substation to be upgraded in parallel to the development of the residential scheme. Woodland and native grassland planting to be introduced, improving the public space and habitat provision sur-rounding the plots.

3.2 Landscape Masterplan

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3.3 Planting Strategy

Shade Garden communal spaces

Raised Planters to rear gardens

Ornamental planting to semi-private spaces

Existing hedge retained and managed

Native wooded grassland habitat

Native hedge planting

Existing retained trees

Feature pleached trees to car park to screen and frame


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Crataegus oxyacantha

Betula pendula

Wild Garlic underplanting

Striking birch bark Sorbus aria Anemone nemorosa

Light canopied birch groves with fresh understorey planting

Native woodland planting and understorey

3.3 Planting Strategy

Woodland Planting

Native tree species will be planted to reinforce existing tree planting both within the heart of the site and to the northern edges of the site. This will act as a means of providing additional screening to views into the site, reinforcing existing green corridors and improving species diversity within the site.

Species could include:

Tree species

Acer campestre C/S 14-16cm girth Alnus glutinosa Ftd 3.5-4mBetula pendula Ftd 3.5-4.0mFraxinus excelsior C/S 16-18cm girthMalus syvestris C/S 14-16cm girth Quercus robur C/S 16-18cm girthPopulus tremula Ftd 3.5-4.0mPrunus avium C/S 16-18cm girthSorbus aria C/S 16-18cm girthSorbus torminalis C/S 16-18cm girth

Understorey species

Corylus avellana 90/100Ht Transplant Crataegus 60/75Ht Transplant Ilex aquifolium 3L pot Transplant Ligustrum vulgare 60/75Ht Transplant Viburnum opulus 60/75Ht Transplant


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3.3 Planting Strategy - Courtyard

Shade Garden

Plants in the courtyard have been selected to create an attractive and textured shade garden, as a backdrop to the intimate community space.

Typical Species

Betula pubescens – Downy Birch 16-18cm, 20-25cm girth Asplenium scolopendrium – Harts Tongue Fern 2L @ 4-5 plants / m² Polystichum setiferum – Soft Shield Fern 2L @ 4-5 plants / m² Astrantia major ‘Alba’ 2L @ 4-5 plants / m² Calamagrostis x acutifolia ‘Karl Foster’ 3L @ 3-4 plants / m² Echinacea purpurea ‘White Swan’ 2L @ 4-5 plants / m² Luzula nivea – Snowy Woodrush 2L @ 4-5 plants / m² Pennisetum ‘Hameln’ 3L @ 4-5 plants / m² Clematis montana ‘Alba’ 25L specimen climber


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3.4 Hard Landscape Materials Strategy

Permeable paving in mottled brown/red tones to reflect character of local materials

Timber deck to garden frontages, defined by low brick walls with feature railings to some properties

Textured concrete slab paving to rear gardens, timber screens provide divisions between rear gardens


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3.4 Hard Landscape Materials Strategy

The predominant materials in the local vicinity are red brick and grey slate roofing and it is the intention that the proposed hard materials complement this palette.

The architecture is characterised by brick facing, slate pitched roof sections and timber deck balconies, resulting in a coordinated palette of natural browns, reds and greys.

The proposed hard landscape palette aims to complement these textures and tones by using mottled permeable paving units with subtle grey, brown and red tones.

Garden frontages are characterised by low brick walls to match the architectural brickwork with feature railings to some properties.

Street furniture is predominantly timber to sit well with the mottled brickwork and to provide a comfortable environment for the community to use the external spaces. It is also intended that hardwood timber screens form the boundaries between rear gardens.

Subtly mottled paving tones Proposed timber screens to rear gardens

Paving to reflect the colours of the surrounding area

Architecture reflecting local vernacular

Low brick walls to match architecture Local garden wall character Brick walls to garden frontages

Brick and complementary timber

Permeable paving units


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3.5 Street Furniture Strategy

Timber seating elements to define planting areas

Seating elements as features in their own right and as informal play elements

Potential for freestanding furniture in courtyards

Combination of seating with and without backrests for different users

Contemporary hardwood timber seating

Precast concrete or granite seating cubes create informal gathering spaces


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3.6 Water Management Strategy

A number of mechanisms are proposed to manage storm water on site, in order to minimise input into the mains drainage system. Due to the existence of London clay beneath much of the site, these drainage systems will have to be developed to minimise penetration of surface water into the soil.

Permeable paving will be utilised within the parking areas and storm water planters and rain gardens will be provided within the courtyards to provide and make a feature of stormwater attenuation.

Rain garden

Attenuation tank

Brown roof


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3.6 Water Management Strategy

Sedum/Brown roofing will slow and reduce the surface run-off of water into the guttering, water to the western side of the building will be directed towards the rain garden across permeable paving. Below the rain garden and permeable paving will be a series of cellular storage units and attenuation tanks which will help to store excess rain water and release it slowly as the soil around them dries.

Brown roof

Rain garden

Cellular storage Permeable pavingExisting drainage


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3.7 Biodiversity Strategy

The Brent Triangle land is currently mainly poorly maintained amenity grassland. There are a number of mature trees within the open space areas, and mature hedgerows to the boundaries.

The planting and biodiversity strategy has been developed to maximise the opportunity for habitat creation and species diversity and planting palettes have been developed that focus on native species.

The stormwater attenuation features will not only help to limit and slow the flow of stormwater off site but will also provide biodiversity habitat.

Areas of native grassland and new native tree planting are also proposed as wildlife habitat and incidental play areas, helping to foster the connection between nature and education.

Across the site a number of native semi-mature trees are proposed, leaving a lasting legacy for the development. Creating a good structure of trees will enhance the setting of the development, offer shade to play areas and provide additional biodiversity resource.

Marrying play and biodiversity strategies Marrying play and stormwater attenuation strategies

Native wildflower grasslands as wildlife habitat Semi-mature trees and swale / rain garden planting Native woodland trees and understorey planting

Existing view southwest over the site, looking towards Brent Terrace


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3.8 Existing Trees to be Retained and Removed

Existing tree removed

Existing tree retained

Existing hedge removed

Existing hedge retained


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4.0 Detail Area

landscape design · t216 oak 16m high a tree of reasonable quality as it can be seen there are few...

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