FraserBrownMacKennaArchitects

Gascoigne West | Barking

Resident & Community Consultation Report

May 2017

© 2017 Fraser Brown MacKenna Architects This report has been prepared on behalf of London Borough of Barking & Dagenham

Gascoigne West | Barking

Resident & Community Consultation Report

Image credit (overleaf) You&Me Architecture

1 Introduction 5

2 Stakeholder Consultation 6

3 Public Consultation 10

4 Pre-application Advice 12

5 Tenant & Leaseholder Consultation 16

6 Public Art & Community Engagement 18

5Resident & Community Consultation Report | May 2017

1 Introduction

Scope

This Resident & Community Consultation Report is submitted as part of the application for Outline planning permission for the Gascoigne West development project in Barking. It describes the stakeholder consultation process.

Reference should also be made to the accompanying Design & Access Statement.

Background

A Consultation Strategy was agreed with the LBBD case officer, establishing how local residents will be consulted about the design proposals, as well as the anticipated statutory consultations that will be required.

The project team has engaged with members of the public, council members, and local stakeholders such as the local primary school. In addition we have presented the scheme to Design Council/CABE in a Design Review Panel session.

The comments and feedback we have received throughout this process have strongly informed the evolution of the proposals, resulting in a higher quality design response to the challenging brief.

Gascoigne West | Barking 6

Above Estate walkaround with the focus group, July 2016.

A focus group has been established. This ensures that briefing takes place in a smaller, more focussed forum, so better detail can be given and better feedback can be obtained. The focus group consists of representatives from the following groups:

• Project Team

• Local residents

• Local business community

• Local schools

2 Stakeholder Consultation

Stakeholder Focus Group

21st July 2016. The Granary, 80 Abbey Road

The project team outlined the aims of the project, and how this sits within the wider context of changes taking place within Barking town centre and the borough.

Initial stakeholder responses offered the following concerns and aspirations regarding the project:

• Preservation of the strong sense of community that currently exists amongst residents

• Continued improvement in access to the River Roding to maximise this asset

• Pressure on local infrastructure caused by increased numbers of residents

• Improvements to cycle and pedestrian connections between Abbey Road and the Shaftesburys

• Retention of green space and mature trees

• Car parking is a problem, with a perception that existing restrictions are not being enforced

• Anti-social behaviour

• Architectural design should offer variety from recent development on Abbey Road

Focus Group Meeting

7Resident & Community Consultation Report | May 2017 Stakeholder Consultation

Focus Group Meeting Estate Walkaround

31st August 2016.

A site visit was arranged to enable the project team to walk around the existing estate with residents and businesses to gain their views on how the existing spaces are used, what works and what doesn’t, and how residents navigate through the estate.

The following observations were made:

• Residents do not generally walk across the estate on a regular basis.

• Alternative routes are taken directly to Abbey Road or Gascoigne Road.

• The existing ‘green route’ linking Gascoigne East and Gascoigne West is rarely used by cyclists but is popular with pedestrians.

• The estate does not feel safe after dark, deterring residents from walking through at night.

• Metal railings have created additional boundaries and make the estate feel uninviting.

• Public and private spaces are not clearly defined.

• There is a lack of useful, well-maintained amenity spaces.

• The majority of existing play areas are poorly maintained and under-utilised.

• The larger ‘Castle Park’ play area is well used and could offer a focal point for consolidating amenity provision.

• The sports court is well used, but lacks seating and lighting and is not well maintained.

• The addition of arts and cultural facilities in the Ice House Quarter are welcomed.

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Councillor Briefing

The project team have presented the work carried out to the following Councillors:

Cllr Dominic Twomey

Deputy Leader of the Council and Cabinet Member for Finance, Growth & Investment. Ward Councillor for Gascoigne Ward

Cllr Cameron Geddes

Cabinet Member for Social and Economic Regeneration

In addition, Cllr Aziz and Cllr Ashraf (both ward councillors for Gascoigne Ward) have been briefed in their capacity as members of the Development Control Board.

Gascoigne Primary School

22nd February 2017. Gascoigne Primary School

The team met with the head teacher of Gascoigne Primary School to discuss the proposals. The new building on The Shaftesburys is directly adjacent to the development site, so the school is an important stakeholder.

The scheme was met with a positive response, and also offered the opportunity to discuss the wider opportunities for the area as part of the project.

Wayfinding and legibility were identified as particular issues where improvements would bring benefits to the whole estate, including the school. Similarly, any opportunity to improve walking and cycling links was encouraged.

9Resident & Community Consultation Report | May 2017 Stakeholder Consultation

15th May 2017. The Boathouse

Carole Pluckrose - Artistic Director, The Boathouse

A meeting was held in order to open dialogue with the nearby existing arts community to explore future possibilities for collaboration with the project team after the outline scheme has been approved.

It was agreed that at this stage the foundations for a collaborative strategy, in the shape of identified areas for intervention by artists, would be established. The future design team, appointed by LBBD to submit a reserved matters application, will have the task of reinitiating contact, refining the strategy and ultimately implementing it.

Refer to Section 6 for further details of the Public Art and Community Engagement Strategy.

The Boathouse Creative Studios

Bow Arts Studios - Ice House Quarter, Barking

Artist Studio - Bow Arts, Ice House Quarter.

Gascoigne West | Barking 10

A selection of images taken at the consultation event at The Boathouse.

1st Nov 2016, The Boathouse, Barking.

A public consultation took place to give local residents and stakeholders the opportunity to comment on the current proposals. Local residents were notified via a targeted leaflet drop. This was arranged as an ‘open door’ event, with the project team on hand to discuss the proposals on a one-to-one basis.

Diagrams and a large-scale model were available to help to explain the project. It was a extremely constructive event, with positive comments made alongside a number of concerns. The feedback has been collated to allow the team to draw out the key points. The key points are summarised as follows

• 22 registered attendees (up to 30 in total).

• 11 feedback questionnaires completed.

• 73% of responses supported the principle of creating new, mixed tenure homes in the area identified.

• 82% of responses expressed support for the principles of the initial designs.

• Some concerns were raised about the proposed building heights, and the relationship with the existing low-rise buildings within the estate which will remain.

• A number of attendees expressed a preference for increased provision of bungalows and houses instead of flatted development.

3 Public Consultation

Public Consultation Event 01

11Resident & Community Consultation Report | May 2017 Public Consultation

A selection of images taken at the consultation event at The Boathouse.

9th March 2017, The Boathouse, Barking.

A second public consultation event was held to give local residents and stakeholders further opportunity to comment on the proposals and discuss with the project team the changes that had taken place in response to previous feedback. This was again arranged as an ‘open door’ event.

• 17 registered attendees (30-40 in total).

• 6 feedback questionnaires completed.

• No residents were unsupportive of the principle of creating new, mixed tenure homes in the area. 50% of respondents who participated in the survey were supportive and 50% were undecided.

• All respondents expressed general support for more housing, especially affordable housing.

• Specific features such as provision of a new public square on Abbey Road and highways improvements to Abbey Road itself were particularly supported.

• Some concerns were raised about the proposed building heights, density and amount of open green space to be provided within the scheme.

Public Consultation Event 02

Gascoigne West | Barking 12

4 Pre-application Advice

Pre-application Meetings, LBBD

14th November 2016, Barking Town Hall

The design team outlined the project to officers, providing the project background and aspirations. This set out the principals underpinning the masterplan, and explained the design process.

The key feedback points were as follows:

• Tree retention across the application site is very important. Any potential loss of trees should be discussed early with the Council’s Arboricultural Officer.

• Further clarification of the proposed non-residential uses would be useful.

• The level of consideration being given to the wider estate beyond the site boundaries was encouraged.

• There are serious concerns about the lack of car parking provision across the development, particularly Phases 1 and 2.

31st January 2017, Barking Town Hall

Regular pre-application meetings allowed the design team to demonstrate to officers how the proposals were responding to various feedback.

• The revised scheme addressed matters of daylight/sunlight in Phases 1 & 2, and introduced semi-basement car parking.

• The changes to the massing of Phases 1 & 2, including reduction in storey heights was welcomed.

• Concerns remain over the massing of Phase 3, in particular the height of the 18 storey tower. It was suggested that the three distinct blocks could be consolidated into two larger blocks to unify the massing.

• The car parking/public transport strategy remains a concern, with discussions with TfL ongoing to establish the scope of viability work required surrounding the proposed rerouting of bus routes.

17th March 2017, Barking Town Hall

• In response to concerns over the 18 storey tower on the corner of Gascoigne and St Pauls Roads, the massing of Phase 3 was revised to present three tower volumes all of 15 storeys. This approach was broadly supported by officers.

• Some concerns were raised regarding the proximity of one of these volumes to the adjacent Skipper Court, and that it may be too overbearing. The design team feel that there is sufficient scope within the outline proposals to respond to these concerns at the detailed design stage.

• The realignment of the pedestrian links joining the wider estate with St Pauls Road and the town centre were considered successful.

• Officers advised that the proposed massing along Gascoigne Road was amended to increase the separation distances to existing houses adjacent, and a reduction in proposed heights to be

• A additional ‘pavilion’ building on the corner of Abbey Road and The Shaftesburys in response to a lack of active frontage addressing the proposed public square was well received.

• The project team confirmed that a future bus corridor linking Gascoigne Road and Abbey Road along The Shaftesburys would be safeguarded as part of the development.

• LBBD Transport Development Manager confirmed that an acceptable level of car parking across Phases 1 & 2 (where PTAL is lowest) would be 0.5 spaces/unit. Phase 3 is considered an appropriate location for a car-free development.

13Resident & Community Consultation Report | May 2017 Pre-application Advice

Greater London Authority

10th January 2017, City Hall

The project team met with GLA officers to present the scheme. These were met with a positive response, offering useful feedback and advice on a number of key matters. Some comments of particular note are summarised as follows:

• The ambition to introduce clear street patterns and clearly defined public and private spaces is welcomed

• The opportunity for this site to include a large energy centre for the wider community is very encouraging and is supported.

• Given the proposed outline nature of the scheme, design codes will be essential to ensure residential quality will be delivered

• The proposed massing strategy generally responds well to the context, with the variations in height adding visual interest to the existing streetscape.

• The creation of a new public square is welcomed; however there is concern that the usability and quality of this space would be compromised by the lack of active frontage

Accessibility

17th January 2017, Barking Town Hall

A meeting with the borough Access Officers was arranged to discuss the proposals, in particular the ground floor strategy.

• The latest designs raise the ground floor level in areas within the flood zones by circa 1.2m. A number of street facing dwellings will be accessed directly from the street via external stepped access. This provides privacy for occupants while maintaining active frontages. A semi-basement below contains car parking.

• This strategy was met with support the officers, recognising the contribution that such an arrangement would make to the quality of public realm and residential accommodation.

• The small number of units which would not have level access was recognised as an acceptable response to a number of constraints.

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Transport for London

24th January 2017, Palestra House

This meeting was held in order to establish TfL’s requirements for any potential routing of buses through the site, to ensure that any future public transport improvements are safeguarded as part of the proposals.

As a result the transport consultants have produced a detailed viability assessment analysing various options for the altering the bus network. The implications of this were presented to LBBD Highways and TfL to agree a way forward.

4th April 2017, Palestra House

A second meeting with TfL was held in order to establish their position on the preferred public transport strategy for the development.

The option of rerouting an existing bus service through the estate via Boundary Road and Abbey Road was not considered by TfL to be deliverable in viability terms, and had significant constraints which would complicate the delivery e.g. junction layouts, impact on street parking. Therefore this option is no longer on the table.

A future east-west bus corridor linking Gascoigne Road and Abbey Road via The Shaftesburys, and beyond over the River Roding (via a new public transport bridge) to Fresh Wharf was the only network improvement that TfL were in support of. This would deliver public transport accessibility improvements to the area, and was considered viable by TfL.

In agreeing to this strategy, the LBBD highway authority stated that they would need a commitment within the proposed planning application to secure the land needed to deliver a two-way bus corridor along The Shaftesburys, including that needed for any junction improvements to Abbey Road or Gascoigne Road. This should be supported by an on-site car parking ratio of 0.5 spaces/unit.

Secured by Design

3rd January 2017, FBM Offices

It is the intention of LBBD for this project to be awarded full SBD accreditation.

Fraser Brown MacKenna met with the area Designing Out Crime Officer at the Metropolitan Police to discuss the proposals. Discussion focussed on the strategic issues which impact on the site layout and organisation of buildings and landscape.

Feedback was generally supportive of these strategies, which establishing legible streets with clear definition between public and private spaces. More detailed advice relating to more specific design details will be incorporated at the detailed design stage.

15Resident & Community Consultation Report | May 2017 Pre-application Advice

Development Control Board

6th February 2017, Barking Town Hall

The project team presented the latest proposals to members of the LBBD Development Control Board, made up of Council Members. This gave members the opportunity to familiarise themselves with the project and voice any concerns they may have. Feedback was generally very supportive.

Some queries were raised regarding the approach to car parking, and the impact on the new Gascoigne Primary School building on The Shaftesburys. The project team were able to reassure Councillors that these issues were being looked at closely and in consultation with the relevant stakeholders, including the school itself.

Design Council/CABE

9th February 2017. Barking Enterprise Centre

A session with Design Council CABE’s Design Review Panel was held, with the presentation preceded by a site walkaround to familiarise the panel members with the site and the surrounding context.

As an Outline application, discussions concentrated on matters of site layout, height and massing, but valued comments were received on a wide range of other issues as well. Key comments are set out as follows:

• The design of the scheme is progressing well and has the potential to provide a significant amount of new housing whilst improving the permeability, appearance and quality of public realm in the area.

• The proposed height, massing and architectural treatment along Abbey Road seems to be well resolved, responding well to the recent developments on the opposite side of the street.

• The proposed buildings along St Paul’s Road are less well resolved and require further work in relation to building heights and articulation. The tall building at Block J should be reduced in height, but there is scope for other building heights to be increased.

• The provision of a new square in the south-west corner of the site could work well but at present there are concerns that this square lacks activation, as it is surrounded by roads and inactive elevations.

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5 Tenant & Leaseholder Consultation

Buyback & Decant Process

The leaseholder buyback and tenant decanting process was established on Gascoigne West by approval from the Council’s Cabinet in January 2015 to include the area as part of the Council’s Estate Renewal Programme. The approval sanctioned the leasehold buy back of relevant properties within the red line boundary of the project and decanting of tenants. The leaseholder buyback and tenant decanting process is underway and is making good progress

The process undertaken by the Council in buying out leaseholders and decanting tenants takes into account best practice established in the Mayor of London’s ‘Good Practice in a Fair Deal for Tenants and Leaseholders’ guide, combined with the Council’s depth of experience gained from other projects of a similar nature, such as Gascoigne East, Eastern Thames View, and Becontree heath regeneration projects:

All tenant decant cases receive the statutory homeloss payment of £5,800 plus payment for any additional fixtures and fittings that need to be relocated (satellite TV, Alarms, Disability adaptations)

All Council tenants bid using the Councils Choice based lettings system for a permanent new Council tenancy in accordance with their assessed bedroom requirements. Tenants subject to decanting are offered the option of return where possible, but the Council is clear at the outset of the terms this will be offered on, for example, form of tenancy and rent regime.

All Leaseholders are offered full market value plus the appropriate homeloss and compensation payments – the option of Shared Ownership will able to be offered early in 2018 when the first Shared Ownership units developed by the Council’s development vehicle, Reside are completed.

Private tenants are made aware of the Council’s Housing Advice service and Reside affordable rent properties.

The Council has dedicated Leaseholder and Tenant teams carrying out buy backs and tenant moves – they have a variety of options available to support vulnerable residents including enhanced removal services, direct offers where people are not able to use web based bidding and support with changing details over when moving. The Council is also able to liaise closely with Social Care and Mental Health workers to do joint visits when necessary.

17Resident & Community Consultation Report | May 2017 Tenant & Leaseholder Consultation

Buybacks have been undertaken in three phases, as shown on the plan below. Tenants and Leaseholders have been kept informed of the process by regular written correspondence, and have also had the ability to attend consultation drop in sessions undertaken as part of progressing development proposals for the area.

An overview of the leaseholder buyback process is shown in Figure 1.

Phase 3

Phase 2

Phase 1

Properties identified within red line boundary of Gascoigne West

Title searches undertaken and leasehold properties requiring buyback identified

Pre-acquisition advice obtained from valuer to inform acquisition cost parameters

Cabinet approval to progress acquisitions within boundary of Gascoigne West

Leaseholders served notice and face-to-face visit undertaken

Leaseholder appoint independent valuer and conveyancing solicitor

Council reviews valuation

Offer made to leaseholder

Leaseholder accepts - transaction completes and

funding drawn down from GLA in accordance with BIA

Leaseholder does not accept - negotiations continue -

property earmarked for CPO

Buyback Phasing Plan

Figure 1. Leaseholder Buyback Process Flowchart

Gascoigne West | Barking 18

The design team have identified four potential areas or ‘projects’ for intervention or collaboration between artists, residents and the project team within the scheme. They vary in scale, process and output, and the method for implementing or realising them will vary as well. Below is a brief description of the four projects:

Landscape InterventionAn artist or group of artists could work with the Landscape Architects appointed by LBBD to incorporate theme-based play spaces, nature trails or other features which are connected to the history of the site and provide visual stimuli for the users. The design could provide a setting for other activities to take place.

Building ElementsArtists could be involved in the design of a specific pattern that could be applied to various building elements throughout the scheme. A patterned perforated mesh, that could be used in balconies and doors that require ventilation, could be easily manufactured.

Building MaterialsArtists could be involved in the design and production of a specific small scale material, like tiles, that could then be used in communal entrance lobbies in the scheme. The design of an external paving material or pattern is also a possibility.

A ‘Neighbourhood Classroom’There is the potential for the ground floor of Block D adjacent to the school to play an important role within the local community. The space could be used as a ‘neighbourhood classroom’, to allow artists, school children and local residents in general to connect with each other in new ways, enabling a radical new sharing of knowledge, skills and resources.

Community Art Engagement Strategy

The development site is in close proximity to a number of arts groups and community assets, including The Boathouse, Studio 3 Arts, Bow Arts, and Gascoigne Primary School. The activities associated with these establishments brings a diversity of uses and users to this part of Barking. The project team is therefore keen to support and sustain these groups and draw upon the knowledge and skills of the community to ensure a vibrant neighbourhood.

As the Gascoigne West project progresses the team will seek to identify opportunities for their direct involvement. Some suggestions have already been put forward, with wayfinding a good example of an existing problem which can be addressed through creative interventions for the benefit of the whole neighbourhood.

Barking

Artist

Enterprise

Zone

6 Public Art & Community Engagement

Millions of pounds are being invested to boost Barking town centre’s

growing reputation as an exciting London cultural destination

19Resident & Community Consultation Report | May 2017 Public Art & Community Engagement

St Pauls Rd

Abbey Rd

Gascoigne Rd

The Shaftesburys

Energy Centre

IceHouse

Quarter

Roding Riverside

Roding Riverside

Neighbourhood Classroom

Play Opportunities

Public Realm Opportunities

Strategic Zones

Opportunity Areas

Landscaped play and maritime heritage

Diana Memorial Playground

Example of landscaped play - Snake Park, Hackney

The Stratford Shoal - large scale art installation

providing wayfinding improvements

Community Engagement & Art Opportunities Map

Gascoigne West | Barking 20

This site is incredibly well located between Barking town centre, the Ice House Quarter and the Roding Riverside. The predominantly residential nature of the Gascoigne Estate and the surrounding area mean that there is a large amount of footfall passing through the site, with the surrounding schools and creative industries activities bringing more people to the area.

Despite this large number of users, legibility and wayfinding in the area are poor. Residents tend to stick to the same routes due to safety fears when using less-trafficked routes. Attendees at the public consultation events spoke of their surprise at the proximity of the River Roding, which prior to the development of the Ice House Quarter was neglected and poorly connected.

Opportunities exist as part of this project to build upon the work already undertaken as part of the Ice House Quarter branding and wayfinding exercises, to further improve legibility in the area and improve connections with the wider area.

Wayfinding

Wayfinding project, Ice House Quarter - You&Me

21Resident & Community Consultation Report | May 2017 Public Art & Community Engagement

Sustainable Energy and the Community

The proposed scheme includes a District Energy Centre, built to serve both the proposed development and the wider area as part of the Barking Town Centre Energy Network.

This will be a leading facility for sustainable energy production and distribution, offering a fantastic opportunity to engage with the local community to educate and inform on topics of sustainability, carbon reduction, and energy production.

The project team has been inspired by projects around the world which provide low-carbon power on a similarly large scale.

We believe that the energy centre should be permeable and visually distinct, revealing the inner workings to the passer by. This concept should underpin the design of the facility to ensure that the visual appearance is considered from the outset.

Provision should be made for an education facility within the space, offering opportunities for local schools and community groups to visit and learn more about the role of low-carbon energy production in Barking.

District Energy Centre, Calgary

District Energy Centre, University of British Columbia

Olympic Energy Centre, London - John McAslan + Partners

FraserBrownMacKennaArchitects