westbury estate open space v2 (1)
DESCRIPTION
Open Space Presentation Shared by Metropolitan Workshop on 3rd September 2015TRANSCRIPT
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Open Space, Landscape & Parking
Westbury Estate – 05rd September 2015
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Recap…..
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Recap…..
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• Density is not just about how many homes but what
housing mix / no. of people
• Current density on Westbury Estate is approximately
80 DPH
• Proposed density likely to be 145 - 170 DPH in
accordance with London Plan (PTAL rating)
• High density does not mean high rise
• Design exercise demonstrated such a density (150
dph) should be possible by building mostly 4-6
storeys of new build.
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• If buildings are retained on site, new buildings are
likely to be taller due to existing site layout
• Building height and provision of public/private space
are closely interlinked
• Height can be used to indicate main streets and
spaces
• Daylight and sunlight levels to streets and spaces
can be influenced by layout of buildings
• Layout of open spaces can affect density
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Recap…..
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Landscape and open space
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What different types of spaces are there?
• Public Space
• Communal Space
• Private Space
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Coin Street community
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Public Space
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Public Space includes streets
and public realm
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Communal Space
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Private Space
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Transition between communal space and private
space
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Defensible space – Transition between street and
front door
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Privacy Strips
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Privacy Strips
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Privacy Strips
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Landscape / Open Space design issues that need to be
resolved include:
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ensuring that all publicly accessible and communal
open spaces benefit from a degree of overlooking and
natural surveillance
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relationship with retained trees and their root systems
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making sure that communal areas, particularly above
ground, are accessible to all (including wheelchair
users)
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safeguarding the privacy and amenity of neighbouring
homes by good site planning, careful layout and the
judicious use of planting and screening;
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thinking about management responsibilities and costs
and insurance liabilities (particularly for play features)
early on in the design process.
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Policies on Space Provision
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Emphasis should be on access and quality of provision
– not just fulfilling obligations of “enough space”
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- Due for adoption in
2015
- Aligns with London
Plan objectives
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“The council requires at least the following level of
external amenity space for all residential units”
For new houses – at least 30m2 private amenity space
For new flatted developments, communal amenity
space of at least 50m2 per scheme plus a further 10m2
per flat provided as a balcony/ terrace / private garden
or consolidated with the communal amenity space.
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Houses, ground floor flats and family sized units should
preferably have access to a private garden.
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Lambeth policy on play space per child…
The London Plan Supplementary Planning Guidance
Shaping Neighbourhoods: Play and Informal
Recreation (2012) states that provision should be
based on a minimum of 10m2 per child.
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This can be increased under policy to
0.25 hectares (increase of 3.5 times original)
Existing Play Space on Westbury Estate
0.07 hectares
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LHDG Standards for
private open space
Studio 4 m2
1 bed 2 pers unit 5 m2
2 bed 3 pers unit 6 m2
2 bed 4 pers unit 7 m2
3 bed unit 5 pers unit 8 m2
4 bed unit 6 pers unit 9 m2
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Streets as social spaces – not just for moving traffic.
Chatting, playing and wandering
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Integration of car parking
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Design Exercise 1
Analysis of Westbury Estate
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Design Exercise 2
Organisation of open space
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