Professional Documents
Culture Documents
PC21
Redrow London
Contents
CONTENTS
FOREWORD
1.
INTRODUCTION ................................................................................................................. 8
2.
3.
4.
5.
6.
7.
Appendix II
Appendix III
Appendix IV
Appendix V
Appendix VI
Appendix VII
Appendix X
FOREWORD
This foreword explains the following:
THE APPLICATION
A Hybrid Planning Application (the Application) has been prepared for the redevelopment
of the former Peel Centre site (the Site) and is submitted by Redrow Homes Limited (the
Applicant). A Hybrid Planning Application is one that seeks Outline Planning Permission for
one part and Full Planning Permission for another part of the same site.
This Foreword, which appears at the front of every submission document, has been prepared
to explain how the many submission documents fit together in order to help stakeholders and
interested parties navigate the Application.
The paragraphs below explain the documents that have been submitted within the
Application and the inter-relationship between them.
THE DOCUMENTS
The Application includes a number of documents that are submitted for approval which
relate to the Proposed Development in its entirety, with others that pertain only to the outline
or detailed components.
The paragraphs below explain the purpose of each document, how they inter-relate with
one another and how they have been used to define the Proposed Development.
A number of documents are submitted for approval (the Primary Control Documents), whilst
others will provide background, illustrative and supporting information (the Secondary
Control Documents) to help the London Borough of Barnet (LBB) and Greater London
Authority (GLA) to reach their decision as to whether to grant permission for the application
being made.
Red Line Boundary Plan, identifying the extent of the Application Site (within which
development is proposed) and the extent of land within the ownership of the Applicant.
The detailed component of the Hybrid Planning Application includes the following
documents which are submitted for approval:
Detailed Plans, Sections and Elevations, setting out in full how the detailed components
will be developed, including full details on matters of layout, scale and appearance of
the buildings, landscaping and access arrangements; and
Detailed Development Schedule, setting out the quantity and mix of development
proposed for the detailed components within the context of the site-wide allowable
quantity and mix.
The outline components of the Hybrid Planning Application are set out within three Primary
Control Documents, which define the Specified Parameters of the Proposed Development
and are submitted for approval. These are as follows:
Parameter Plans, defining the extent of the proposed routes, spaces and buildings
against allowable deviations/tolerances. Each of these component parts is identified as
a Development Zone which is identified by a letter (e.g. Development Zone A) or a
number (e.g. Public Space 1). While not a legal requirement, these are submitted at the
request of LBB and GLA;
Outline Development Schedule, setting out the type (uses) and quantity of development
that could be provided within each of the Development Zones (as identified in the
Parameter Plans) within the context of the site-wide allowable quantity and mix; and
The Design Principles Document, provides overarching guidance for future design teams
involved in the preparation of Reserved Matters Applications for the development of the
outline components, including buildings, landscape/public realm and routes. Future
Reserved Matters Applications are likely to need to comply with the Design Principles
Document if they are to be considered acceptable. Matters that have been reserved for
approval at a later date in respect to the outline components are layout, scale,
appearance and landscaping.
While these documents must be read together to understand the development potential of
each Development Zone, the Design Principles Document sets out how the Hybrid Planning
Application is organised, and is likely to provide the best starting point for the reader.
Illustrative
Masterplan,
providing
an
indication
of
what
the
overall
Proposed
Development could look like. It is not submitted for approval, but shows one way in which
a development of the type and scale proposed might fit within the Specified Parameters
for the outline components, for which Planning Permission is being sought;
Design & Access Statement (DAS), statutory document explaining the design evolution of
the Proposed Development (the detailed and outline components). It explains how the
amount, scale, layout, appearance, landscaping, and inclusive design and community
safety issues have been developed. It includes a landscape strategy, details of the
access design, and the evolution of the Illustrative Masterplan. It also includes illustrative
design principles for the student housing and driving school sites, along with a
demonstration of how the masterplan could respond to future works to the roundabout
on Colindale Avenue, and the Transport for London (TfL)/London Underground Limited
(LUL) preferred option for improving Colindale Tube Station.
arrangements as allowed for in the control documents and is based on the 'worst case
scenarios' (which may vary from topic to topic).
A number of topic based technical reports complete the suite of supporting documents,
including for example the Transport Statement, Energy Strategy and Sustainability Statement.
The table below provides a complete schedule of the documents submitted as part of the
Application.
REFERENCE
DOCUMENT TITLE
FORMS
PC1
BACKGROUND DOCUMENTS
PC2
PC3
PC5
DEVELOPMENT SCHEDULE
PC6
PC7
PC8
PC9
PC10
ILLUSTRATIVE MASTERPLAN
PC12
PLANNING STATEMENT
PC13
PC14
PC15
PC16
TRANSPORT ASSESSMENT
PC17
REFERENCE
DOCUMENT TITLE
PC18
PC19
PC20
PC21
PC22
PC23
SUSTAINABILITY STATEMENT
PC24
ENERGY STATEMENT
PC25
PC26
PC27
PC28
UTILITIES STRATEGY
PC29
PC30
PC31
PC32
Josleen
Chug
(Josleen.Chug@barnet.gov.uk),
or
to
Becky
Cocker
1.
Introduction
1.1
This Open Space, Sports and Recreation Strategy accompanies a Hybrid Planning
Application (the Application) dated August 2014. The Application seeks planning
permission for a residential led mixed use redevelopment at the former Peel Centre
site (the Site) in Colindale in the London Borough of Barnet (LBB). The Application is
submitted by Redrow Homes Limited (the Applicant).
1.2
The Application is for part Full Planning Permission (with full details provided of layout,
scale, access, appearance and landscaping) and part Outline Planning Permission
(with all matters reserved except access). This strategy has been prepared by GVA on
behalf of the Applicant.
1.3
This report sets out the strategy for the provision of open space, sports and recreation
facilities required in association with the Application. The purpose of the report is to
demonstrate the acceptability of the loss of existing sports facilities within the Site and
that appropriate open space, sports and recreation facilities are being provided to
meet the needs of future residents.
1.4
The report firstly explains the rationale for the loss of existing on-site sports facilities. It
then analyses the current facilities available in the local area, summarises the key
underlying policies and identified needs, and then presents the proposed strategy for
the provision of Public Open Space (POS), sports, recreation and play facilities within
the Peel Centre development.
1.5
Section 7 Conclusions
Background
1.6
In 2013 the Applicant purchased part of the Peel Centre site in Colindale, London
(the Site) from the Mayors Office for Policing and Crime (MOPAC). The Site became
available for purchase as a result of a rationalisation programme being undertaken
by the Metropolitan Police Service (MPS), with the existing training operations being
consolidated into a smaller area, and the remainder of the site being disposed.
1.7
The Site is identified within the LBB Development Plan for a residential-led mixed use
redevelopment, and this scheme is now being advanced by the Applicant.
1.8
The Proposed Development requires a large number of physical changes to the Site
which constitute development, and for which planning permission is required. A
Hybrid Planning Application has therefore been prepared.
This Statement is submitted in support of a Hybrid Planning Application, and the formal
description of development to which the Application relates is as follows:
Comprehensive redevelopment of the former Peel Centre site to include the
demolition
of
existing
buildings
and
provision
of
residential-led
mixed
use
development comprising use classes C3, A1/2/3/4 and D1/2, with associated site
preparation/enabling works, transport infrastructure works, landscaping works and
provision of car parking
1.10
Up to 2,900 new dwellings across the Site (within Development Zones A Z) with a
mixture of houses, duplexes and apartments;
A new Neighbourhood Centre around Colindale Avenue with shops, cafes and
restaurants, a food store, community and leisure uses, and car parking;
A minimum of four hectares of Public Open Space across the Site; and
1.11
A Hybrid Planning Application is one that seeks Outline Planning Permission for one
part and Full Planning Permission for another part of the same site. It is envisaged that
the Proposed Development will be delivered in three primary development stages,
each with associated phases. The phasing is indicative at this stage and is assumed
for the purposes of assessment.
1.12
exception of the school which is submitted for approval in outline. Full details are
submitted of the proposed layout, scale, appearance, access and landscaping for
the detailed components which include:
1.13
Outline Planning Permission is sought for the remainder of the Proposed Development.
This is hereafter referred to as the outline components. With respect to the outline
components, all matters are reserved for approval at a later date (through Reserved
Matters Applications), except for access which is submitted for approval in detail. The
outline components include:
1.14
10
2.
2.1
The relevant statutory planning policy and guidance that has informed the open
space, sports and recreation strategy for Proposed Development is found in the
following documents:
National
Regional
Revised Early Minor Alterations to the London Plan (REMA), October 2013.
Local
2.2
11
3.
3.1
The Site currently accommodates the following sports facilities (see Appendix II):
An Athletics Track
A Cricket Pitch
Sports Halls (2), with capacity for Badminton Courts (15), Basketball Courts (3),
Volleyball Courts (5), Netball Courts (5)
3.2
These existing facilities have historically been used by one single user group (the Met
Police) and are not accessible to the wider public. The facilities are generally of poor
quality and in a poor state of repair, as well as being substantially underused owing to
the changing nature of training operations at the Peel Centre site.
3.3
The MPS has confirmed that the facilities are no longer required to support their
training operations. This has been accepted by the Mayors Office for Policing and
Crime (MOPAC) who subsequently sold the Site to a house builder, the Applicant.
3.4
The above position is reflected in policies set out in the Adopted Colindale Area
Action Plan (2010) which specifically allow for the loss of the playing fields (and other
sports facilities) to make way for a residential-led mixed use redevelopment. This is an
up to date, adopted development plan that has been subject to public examination.
Accordingly, the principle of the loss of the playing fields and other sports facilities has
been established as acceptable in planning terms. This matter is therefore fully
satisfied and is not covered further.
3.5
The subsequent sections of this report provide an analysis of the existing provision and
needs for open space, sport and play and how the needs of the future community
proposed at the Peel Centre Site will be met.
12
4.
4.1
This section provides an analysis of the quantity, quality and accessibility of existing
open spaces in the catchment of the Site.
4.2
Table 1 below identifies the parks and open spaces within a 1 km catchment of the
Site, along with their typology (according to the London Plan), size and distance from
the Site (see Appendix III). It compares the actual sizes of the spaces and distances to
those recommended within the London Plan open space hierarchy accessibility
standards to analyse the existing provision available to the Site. Table 1 demonstrates
that there are a range of existing open spaces that are accessible from the Site.
Table 1 Location and Quantity of Existing Open Spaces Near to the Peel Centre Site
Existing Open
Space
Typology
(London Plan)
Minimum
Size (Ha)
Actual Size
(Ha)
Required
Distance*
Distance
from Site*
Metropolitan
Park
60
103
3.2 km
3.2 km
District Park
20
21.54
1.2 km
700 m
Montrose Park
11.04
400 m
410 m
Grahame Park
6.24
400 m
612 m
Rushgrove Park
3.65
400 m
110 m
Colindale Park
Small Open
Space
<2
1.09
<400 m
50 m
Beaufort Park
Small Open
Space
<2
0.76
<400 m
50 m
4.3
Table 2 below identifies the quality of relevant existing open spaces (see Appendix III)
having regard to the LBB Open Space Assessment (2009). Where a space was not
13
Fryent Country
Park (LB Brent)
Metropolitan Park
N/A
District Park
No quality assessment
within Brent Open
Space Report 2009.
Good quality, high
value
Facilities (good),
welcoming and
cleanliness (good),
information (fair), variety
of natural features (poor)
Accessibility (fair*)
Montrose Park
Grahame Park
Rushgrove Park
Colindale Park
Beaufort Park
14
Existing Open
Space
* According to the LBB study (2009), these sites is neither judged as scoring poorly or well and it
is therefore assumed having regard to the scores that accessibility is fair.
4.4
In terms of quality, as demonstrated by Table 2, the existing open spaces that are
accessible to the Site (according to London Plan accessibility standards) are
generally of fair to good quality and medium to high value.
4.5
While they provide good quality facilities and are welcoming and clean, there are
however issues identified with the variety and quality of natural features, and in one
instance accessibility is poor (Rushgrove Park).
This section provides an analysis of the quantity, quality and accessibility of existing
sports pitches and facilities within walking distance of the Site.
4.7
Table 3 identifies the existing sports facilities within walking distance of the Site (see
Appendix IV), along with their typology, distance from the Site and current available
capacity where relevant (in the case of pitches used by teams).
Table 3 Location and Quantity of Existing Sports Facilities (Within Walking Distance of Site)
Location
Type of Sports
Facility
Available Facilities
Walking
Distance
from Site
Capacity*
Sunny Hill
Park
Playing Pitch
Cricket Pitch
800 m
100%
Sunny Hill
Park
Playing Pitch
500 m
60%
Sunny Hill
Park
Courts
500 m
n/a
Sunny Hill
Park
Courts
500 m
n/a
Montrose
Park
Public Outdoor
Sports (LA)
Playing Pitch
700 m
100%
Montrose
Park
Public Outdoor
Sports (LA)
Playing Pitch
Football Pitches
(11-a-side) (3no)
700 m
83%
15
Location
Type of Sports
Facility
Available Facilities
Walking
Distance
from Site
Capacity*
Montrose
Park
Public Outdoor
Sports (LA)
Playing Pitch
Gaelic Football
Pitch
700 m
67%
Montrose
Park
Public Outdoor
Sports (LA)
Court
700 m
n/a
Copthall
Playing Fields
Public Outdoor
Sports (LA)
Playing Pitch
Cricket Pitches
(3no)
1.1 km
22%
Copthall
Playing Fields
Public Outdoor
Sports (LA)
Playing Pitch
Football Pitches
(11-a-side) (10no)
1.1 km
38%
Copthall
Playing Fields
Public Outdoor
Sports (LA)
Playing Pitch
1.1 km
n/a
Copthall
Playing Fields
Public Outdoor
Sports (LA)
Playing Pitch
1.1 km
60%
Copthall
Playing Fields
Public Outdoor
Sports (LA)
Playing Pitch
1.1 km
0%
Copthall
Playing Fields
Public Outdoor
Sports (LA)
Playing Pitch
Gaelic Football
Pitch
1.1 km
67%
Grahame
Park
Local Park
Playing Pitch
Floodlit MUGA
suitable for 8-aside football and
basketball
500 m
n/a
Rushgrove
Park
Local Park
Playing Pitch
60 m
n/a
* Based on information received from LBB. The figures for Copthall are based on the 2012-13
season as the facility is currently closed for upgrade works.
4.8
As is demonstrated by Table 3 (and Appendix IV), there are a range of sports facilities
within walking distance of the Site. The majority of these currently have capacity to
support increased usage, with the exception of the cricket pitch at Sunny Hill Park and
a 9-a-side football pitch at Montrose Park. Table 4 below provides information on the
quality of the existing facilities, based on the LBB Open Space Assessment (2009) and
feedback from the local authority received in 2014.
16
Table 4 Quality of Existing Sports Facilities (Within Walking Distance of the Peel Centre Site)
Location
Sports Facilities
Comments on
Quality** (LBB 2014)
Cricket Pitch
Montrose Park
Montrose Park
Montrose Park
Montrose Park
Copthall Playing
Fields
Copthall Playing
Fields
Accessibility (fair*)
Copthall Playing
Fields
Copthall Playing
Fields
Copthall Playing
Fields
Copthall Playing
Fields
Grahame Park
Accessibility (fair*)
Rushgrove Park
Pavilion in need of
investment and
pitches suffer from
drainage issues.
Football pitches
currently closed
(2013-14 season) for
drainage
improvement works.
Accessibility (poor)
** According to the LBB study (2009), these sites is neither judged as scoring poorly or well and it
is therefore assumed having regard to the scores that accessibility is fair. * Based on information
received from LBB in 2014 (unpublished).
17
4.9
Tables 3 and 4 (and Appendix IV) demonstrate that there is a good range of sports
pitch and court facilities in the local area with available capacity to meet the future
needs of the population of the Site.
4.10
The facilities available at Sunny Hill Park, Grahame Park and Rushgrove Park are
generally of fair/good quality, with the exception of the cricket pitch at Sunny Hill
Park.
4.11
The football pitches at Copthall Playing Fields are closed for improvement works and
will be available for the 2014/15 season and we understand that funding has been
earmarked by LBB for improvements to Montrose Park.
This section provides an analysis of the quantity, quality and accessibility of existing
sports pitches and facilities within walking distance of the Site.
4.13
Table 5 (and Appendix IV) identifies the existing formal play facilities within walking
distance of the Site, along with their typology (according to the London Plan SPG),
distance from the Site and level of accessibility.
Table 5 Existing Formal Play Provision (Within Walking Distance of the Peel Centre Site)
Existing Open Space
Type (London
Plan SPG)
Walking Distance
from Site
Rushgrove Park
LEAP
60 m
Accessibility (poor)
Colindale Park
NEAP
60 m
Accessibility (fair*)
NEAP
500 m
Accessibility (fair*)
Grahame Park
LEAP
500 m
Accessibility (fair*)
Silkstream Park
LEAP
1.2 km
Accessibility (fair*)
*According to the LBB study (2009), these sites is neither judged as scoring poorly or well and it is
therefore assumed having regard to the scores that accessibility is fair.
4.14
4.15
The implications of this analysis for the proposed open space, sports and play strategy
(with respect to identified needs) are set out in the subsequent section of this report.
18
5.
5.1
This section summarises the key planning requirements and identified need for open
space within the Proposed Development, which have informed the proposed open
space strategy.
Access to Existing Open Spaces
5.2
5.3
As demonstrated within the previous section, the Site is within the accessibility
catchments set by the London Plan for a Metropolitan Park (Fryent Country Park),
District Park (Sunny Hill), Local Park and Open Spaces (Rushgrove Park) and Small
Open Spaces (Colindale and Beaufort Parks).
catchment of a Regional Park (not uncommon within London where there are few
formally designated Regional Parks of this scale) and therefore, in accordance with
the London Plan, adequate provision should be made within the Proposed
Development to address the deficiency.
5.4
The London Plan promotes the provision of new green infrastructure which is
integrated into the wider network and which links green infrastructure to improve
accessibility. This aligns with the recommendations of the Colindale Open Spaces
Study (Burns and Nice, 2013) which includes a vision for a Green Grid of linked
existing and new open spaces to be established in Colindale, providing a network of
tree lined streets, small green spaces, pocket parks and local parks.
Quantitative Needs
5.5
At the local level, according to LBB Core Strategy Policy CS5 (map 10), the Site is not
within an area of deficiency for public open space and, as such, there is no
quantitative requirement to provide for open or natural green space to address
existing local need.
5.6
The needs generated by the future population of the Proposed Development must
however be met appropriately. This is acknowledged by adopted policy within the
LBB Core Strategy (Policy CS7) and Colindale AAP (2010) which requires a new Local
19
Following the adoption of the Colindale AAP in 2010, LBB appointed consultants Burns
and Nice to conduct a qualitative and quantitative review of open space provision
within the Colindale and Burnt Oak Opportunity Area to provide an advanced
strategy. That study (reported in 2013) provides an updated evidence base of need,
concluding that there is a requirement for:
4 hectares of open space to be provided within the Peel Centre Site, comprising:
a further 2 hectares of green space for passive recreation within new local and
pocket parks.
Qualitative Needs
5.8
As demonstrated by the previous section of this report, the Site has access to a good
range of existing open spaces in the local area which are generally of fair/good
quality. One of the spaces, at Rushgrove Park, however suffers from poor accessibility,
and a deficiency area has been identified to the north of Aerodrome Road as a result
of poor accessibility (Burns and Nice, 2013).
5.9
Section 4 also demonstrates that, on the whole, the existing open spaces have good
facilities and are welcoming and clean. There are however identified deficiencies in
respect to the quality and variety of natural features. While providing for the needs of
the future population on-site, the Proposed Development can therefore assist in
improving accessibility to the wider area and should ensure that the spaces provide
natural features in addition to other necessary community functions.
5.10
Qualitative considerations for the new open spaces provided within the Site are given
in the London Plan, which seeks to establish a linked network of multifunctional and
complementary green spaces. It identifies that any new open spaces should provide
for:
improving water resources, flood mitigation and reduced flood risk through
sustainable urban drainage systems;
20
5.11
The above policy priorities are reflected at the local level within the LBB Core Strategy
and Development Management Document.
5.12
In addition, as part of the open space provision for the wider Opportunity Area, the
Colindale Open Spaces Strategy (Burns and Nice, 2013) identifies more specifically a
need for the following to be delivered at the Site:
New pocket parks including opportunities for 1 NEAP play facility, nature
conservation and community food gardens;
A new pedestrian and cycle route to provide an important section of the Hills
and Dale Green Ring walk between Aerodrome Road and Colindeep Lane
linking with the open space resource to the south of the London Underground
line.
A new pedestrian and cycle route between Aerodrome Road and the Colindale
Station public space to form a section of the Flight Path walk.
Tree planting along the London Underground line corridor to enhance its nature
conservation value.
5.13
Details of the proposed strategy which have been developed in response to this can
be found in Section 6.
Sports Facilities
5.14
This section summarises the key planning requirements and identified need for sports
facilities within the Proposed Development which have informed the proposed sports
strategy.
21
5.15
The London Plan (Policy 3.19) identifies the Mayors intention to increase participation
and tackle inequality in access to sport and physical activity in London. It specifically
supports proposals that increase or enhance the provision of sports and recreation
facilities. At the local level, LBB Core Strategy (Policy CS7) also seeks provision for
sports facilities and better access arrangements where opportunities arise from
developments that create an additional demand for open space.
5.16
According to LBB Core Strategy Policy CS5 (map 10), the Site is not within an area of
deficiency and therefore there is no quantitative requirement to provide for sports
facilities to address existing need. It is however recognised that the Proposed
Development will create a new community with an approximate population of
approximately 5,796 people (see Appendix V) which will need to be adequately
served by accessible sports facilities.
5.17
As set out in Section 4 above, the analysis of existing provision has concluded that
there is a good range of facilities (including playing pitches and courts) within walking
distance of the Site, the majority of which have surplus capacity to provide some
facilities for the future population.
5.18
The analysis has however identified issues with the quality of a number of facilities with
respect to accessibility and condition, and the Colindale Open Spaces Strategy
(Burns and Nice, 2013) identifies a deficiency in the provision of football pitches and
other sports facilities across the Opportunity Area, particularly in the area to the north
of the London Underground Line. As such there is a requirement to provide
appropriate sports facilities on-site to serve the increased population in Colindale and
pattern of localised deficiency.
5.19
To address this need, adopted policy within the Colindale AAP requires the delivery of
significant publicly accessible sports and leisure facilities within the Site as part of the
new 2 hectare Local Park. The Colindale Open Spaces Strategy (Burns and Nice,
2013) has subsequently identified that these facilities should include:
5.20
1 senior pitch;
1 seven-a-side pitch;
1 large MUGA with associated changing rooms and ancillary facilities; and
As part of the provision for the wider Opportunity Area, the strategy also identifies a
need for:
22
5.21
Details of the proposed strategy which have been developed in response to this can
be found in Section 6.
Play
5.22
This section summarises the key planning requirements and identified need for play
facilities within the Proposed Development, which have informed the proposed play
strategy.
Quantitative Needs
5.23
Policy 3.6 of the London Plan requires developments proposals that include housing to
make provision for play and informal recreation based on the expected child
population generated by the scheme and an assessment of future needs. It refers to
the London Plan Play and Informal Recreation SPG for further guidance.
5.24
LBB Core Strategy policy CS7 requires improved access to children's play space from
all developments that increase demand, and LBB Development Management Policy
(DM02) requires development to demonstrate compliance with the London Plan.
5.25
According to the London Plan Play and Informal Recreation SPG (2012), provision
should be made for 10 m2 of play space per child. The Proposed Development will
generate a yield of approximately 704 children across all ages (against the target site
wide mix) which, in line with the SPG child yield calculator, results in a requirement for
7,042 sqm of childrens play space (see calculations at Appendix VI). This figure is
based on the maximum number of residential units being applied for across the
Proposed Development (2,900), the target mix of unit sizes and the indicative tenure
mix and will be refined for the outline components at the Reserved Matters stage.
5.26
5.27
While at a strategic level the Site is not within an area of play space deficiency,
adopted policy in the Colindale AAP does require a number of childrens play
facilities as part of the new Local Park within the Site. The Colindale Open Spaces
Strategy (Burns and Nice, 2013) suggests that the area in Colindale to the north of the
23
a number of LEAPs distributed within proposed new open spaces and pocket
parks.
Qualitative Needs
5.28
There are a number of qualitative considerations that apply in meeting childrens play
needs as part of the Proposed Development, as set out below.
5.29
The London Plan (and associated SPG) promotes parks and open spaces as
multifunctional spaces that offer a range of leisure and recreation opportunities for
users of all ages, encouraging more innovative approaches to the design of children's
play. It promotes 'shared' public space or communal space which offers a range of
leisure and recreation opportunities for users of all ages' and identifies that they should
provide formal, informal and incidental play.
5.30
According to the London Plan SPG, a good quality playable space should provide
safe access to physically accessible and inclusive facilities that are stimulating and
fun. A good place to play needs a number of key elements:
playable space in a child-friendly city (designing for and play value through
fixed equipment, informal recreation activities or engaging landscaping features);
access to nature (access to both existing and new wildlife habitats should be
enhanced for children);
24
safety and security (good places for play should include a degree of physical
challenge and allow managed opportunities for children and young people to
take risks); and
5.31
Policy and guidance also encourages the shared community use of school facilities
(London Plan paragraph 3.113, Core Strategy policy CS10 and Sport England
guidance) for a range of community activities, such as pre or after school cultural
and other sports activities.
25
6.
6.1
In line with the identified needs and policy requirements, and as illustrated by the
diagrams at Appendix VII, the open space strategy for the Proposed Development
includes the following:
New public open spaces distributed throughout the Site in a variety of different
types and sizes, from pocket parks and small open spaces, to a new Local Park.
Spaces linked together with tree lined streets that are safe for walking and
cycling, creating a network of green spaces within the Site and forming a major
component of the wider green network in Colindale.
A new 2.26 ha Local Park forming the green communal heart of the
development, incorporating the full variety of uses. It will consist predominantly of
informal recreation space, with flexible pitch provision, natural landscaped areas
and structured play space for children of all ages.
A new pedestrian link to the south of the park will introduce access to the
development for residents to the south on Colindeep Lane and beyond. The park
will therefore be easily accessible for the wider population of Colindale, linking
into the wider network of green space and the 'Green Ring' envisaged for the
area.
New civic squares announcing the key gateways to the Site at the western and
north-eastern ends with a more formal public realm in the areas with highest
footfall. This will also provide flexible space for a variety of community uses at the
western end, adjacent to the new Colindale town centre.
New pocket parks lining the southern edge of the Site will be accessible to all and
not dedicated to a particular block. These multifunctional spaces will provide
informal recreation, community growing and natural features. They will provide a
pleasant pedestrian link to the Colindale underground station.
26
A network of new small open spaces throughout the Site along the central spine
road, providing breathing spaces along the route. These spaces will encompass
a variety of uses, including informal recreation space, children's play, flower
gardens and seating.
New 'London Square' type spaces to the west (West Square), along the central
part of the spine and in the eastern end (East Square) will respond to the mansion
block housing that surround them. These will include seating and tree planting,
flower gardens, lawn space and children's play.
6.2
Where it addresses all the previously identified policy requirements and needs, this is a
policy compliant strategy for open space provision.
Sports Facilities
6.3
In line with the identified needs and policy requirements, and as illustrated by the
diagrams at Appendix VIII, the sports strategy for the Proposed Development is as
follows:
New informal outdoor sports provision within the Local Park, with the ability to
accommodate a full sized cricket pitch and 2 x 7-a-side football pitches or a full
11-a-side senior pitch.
Shared community/school use of the football and cricket pitch provision will meet
the informal needs of the local community and provide access to field sports for
the primary school. This will ensure that the space can be used for sports
throughout the year.
A site wide management company responsible for the spaces and sports facilities
will ensure the on-going quality and long term maintenance of the facilities and
will consult with the community to ensure that the informal pitch provision aligns
with the desired usage.
27
A new MUGA provided within the school will provide other sports and recreational
facilities for the primary school children.
Community use of the MUGA outside of school hours (with direct access to the
Local Park) will provide other sports court facilities, for example tennis and
basketball, and play for older children.
Meeting the needs of the future community while increasing access to sports for
the wider Colindale community through the combined provision of new sports
facilities in the Local Park, MUGA, routes and smaller spaces across the Site.
New walking, jogging, cycling and a full trim trail circuit around the site will
encourage healthy lifestyles, providing pleasant and convenient informal
recreational routes which connect the open spaces and the wider Colindale
area.
6.4
Where is addresses all the previously identified policy requirements and needs, this is a
policy compliant strategy for sports and recreational provision.
Play
6.5
In line with the identified needs and policy requirements, and as illustrated by the
diagrams at Appendix IX,
follows:
New pedestrian routes will allow access for future residents to a number of existing
play spaces in the vicinity of the Site which cater to the communities immediately
surrounding.
New on-site provision will however provide for the needs of the future community
on-site with space identified for the required 7,042 sqm of childrens play the
final quantum will be determined for the outline components at Reserved Matters
stage.
Play will be integrated with other open space uses to ensure that spaces are safe
active throughout the day.
28
The new Local Park will combine neighbourhood play facilities and incidental play
alongside informal sports facilities and recreation.
Play for 0-4 year olds will be provided within a series of doorstep playable spaces
distributed throughout the Site in close proximity to homes, in the Pocket Parks
along the southern boundary, in the West and East Squares (and/or within
communal areas where necessary) providing secure spaces with natural
surveillance.
Play for 5-11 year olds and over 11s will be provided within a multifunctional space
within Local Park at the heart of the development. This neighbourhood play space
will include formal equipment with active play, and the wider space in the Local
Park will provide for informal play, with space for meeting and 'hanging-out'.
Informal and incidental play areas will be provided throughout the site in areas of
open and naturalised space, meeting the objectives for improving access to
biodiversity and nature for children and young people.
Out of hours community access to the MUGA will particularly benefit the 5-11 and
over 11s age groups in providing space for ball sports.
6.6
Where is addresses all the previously identified policy requirements and needs, this is a
policy compliant strategy for play provision.
29
7.
7.1
Below is a summary of the key conclusions within this report. In conclusion, the
proposed strategies are informed by existing available provision, policies and
identified needs, and represent exceptional quality to serve the future and existing
community of Colindale.
Existing Sports Facilities
The existing playing fields and sports facilities within the former MPS training site
have historically been used by the MPS and are not publicly accessible; and
Adopted planning policy allows specifically for the loss of the playing fields and
sports facilities to make way for a residential-led mixed use redevelopment. This
policy position is established within an up to date adopted development plan
which has been subject to public examination.
Open Spaces
There are a good range of existing open spaces within the accessibility
catchments of the Site. These are generally of fair to good quality, welcoming and
clean, contain good quality facilities, and are accessible (with the exception of
Rushgrove Park which has poor accessibility);
The Site is not within the accessibility catchment of a Regional Park and therefore
provision should be made for new green infrastructure within the development.
New green infrastructure should integrate into the wider network and contribute
towards the creation of a Green Grid, with a network spaces and streets;
The Site is not within an area of identified open space deficiency locally, however
there is a policy requirement to provide new open space within the Site, and a
need identified for 4 hectares including a new 2 ha Local Park and other local /
pocket parks, to support the future population of the Site and wider Colindale
area;
30
New spaces are linked with a network of tree lined streets which open up
connections with the wider neighbourhoods and network of open spaces; and
Communal amenity spaces will also be provided within blocks, further enhancing
the quality of the environment and encouraging healthy lifestyles.
Sports Facilities
There are a range of indoor and outdoor sports facilities (including pitches and
courts for various sporting activities) within walking distance of the Site;
The facilities are generally of fair to good quality, with the exception of the cricket
pitch at Sunny Hill Park, the football pitches at Copthall Playing Fields (closed for
improvement works and due to be open for 2014/15 season) and Montrose Park
(programme of improvements planned by LBB);
The Site is not within an area of identified deficiency in access to sports facilities
locally (Borough scale); however, there is a localised deficiency in the provision of
football pitches and other sports facilities in the Opportunity Area and a policy
requirement to provide new facilities within the Local Park. Need has been
identified for football pitches (1-senior and 1 seven-a-side), a MUGA and shared
sports facilities with the school within the Site, as well as play areas and courts
within pocket parks and linked walking, cycling and trim trail routes;
The Proposed Development provides flexible informal sports pitches within the
Local Park which can accommodate a full sized cricket pitch, 2 seven-a-side
pitches, or a full sized 11-a-side football pitch;
It is proposed that these would be shared with the primary school and will be
managed by a single management company who will consult the community on
their needs;
31
A new MUGA is provided within the school providing out of hours access for the
community to sports courts and play; and
New walking, jogging, cycling routes and a full trim tail circuit provided around the
Site
will
encourage
healthy
lifestyles
and
the
creation
of
Lifetime
Neighbourhood.
Play
There is good provision of formal play facilities (including NEAPs and LEAPs) within
walking distance of the Site which will be available to the future community;
The majority of these have a fair level of accessibility, with the exception of
Rushgrove Park;
The Site is not within an area of identified deficiency in access to open space
locally (Borough scale); however, there is a policy requirement to provide new
play facilities within the Local Park. Specific need has been identified for a NEAP
and a number of LEAPs distributed throughout the new open spaces and pocket
parks;
A variety of play spaces and experiences will be distributed throughout the Site for
all ages, including a multifunctional playable space (circa 2,309 sqm), a MUGA
(circa 825 sqm) and a series of doorstep playable spaces; and
32
DEFINITION
Active frontages
Affordable housing
Amenity
The Applicant
The Application
Biodiversity
Block
Building line
Character
33
KEY TERM
DEFINITION
2008 as a tool for local authorities in England and
Wales to help deliver infrastructure to support the
development of their area. It came into force on 6
April 2010 through the Community Infrastructure Levy
Regulations 2010.
Comparison shopping
Convenience shopping
Core Strategy
Cumulative impact
Density
Design Principles
The development
Development Plan
34
KEY TERM
DEFINITION
Development Schedule
Development Specification
Development Zone
Equalisation Statement
Foreword
Frontage
35
KEY TERM
DEFINITION
of the perimeter walls at each floor level.
Habitable rooms
Hard landscaping
Human scale
The
Illustrative
Masterplan
demonstrates
interpretation of the Specified Parameters.
Inclusive design
Lifetime Homes
Lifetime Neighbourhoods
36
one
KEY TERM
DEFINITION
community.
Limit of deviation
London Plan
Marker buildings
Neighbourhood Centre
Open space
37
KEY TERM
DEFINITION
for approval in detail).
Overlooking
Overshadowing
Parameter Plans
Phasing
The
phased
construction
of
the
Development into manageable parts.
Planning Obligation
Predominantly
Primary Controls
Proposed
The
outline
components
of
the
Proposed
Development are set out in three Primary Control
Documents (the Parameter Plans, the Outline
Development Schedule, and the Design Principles
Document). These documents define the Specified
Parameters for the outline components of the
Proposed Development and are submitted for
approval.
The Proposed Development
38
KEY TERM
DEFINITION
with the definitions set out in the LBTH Open Space
Strategy (2006) it does not include areas of water,
private residential gardens or incidental areas, such as
road verges, or streets (unless these form part of a link
in the open space network).
Public Realm
Retail
Retail floorspace
Secondary Controls
Secured by Design
The Site
Soft landscaping
Specified Parameters
39
KEY TERM
DEFINITION
in three Primary Control Documents (the Parameter
Plans, the Outline Development Schedule, and the
Design Principles Document). These documents define
the Specified Parameters for the outline components
of the Proposed Development and are submitted for
approval.
Sustainable community
Sustainable development
Tall buildings
40
KEY TERM
DEFINITION
are wheelchair users
41
Signed
Name
42
43
44
3.5 Ha
1.4 Ha
45
Contextual analysis
Local Parks (2 Ha +)
High
PARK VALUE
PARK QUALITY
Low
410m
FACILITIES/AMENITIES
11 Ha
SIZE
PROSTIVES
- Multiple amenities
- Ecological value (Silkstream)
- Allotments
- Mature woodland
NEGATIVES
Contextual analysis
Montrose Park
Tennis
7-a-side
Small
Full size
Contextual analysis
Montrose Park
High
PARK VALUE
Medium
612 m
5 Ha
PARK QUALITY
FACILITIES/AMENITIES
SIZE
PROSTIVES
- Newly improved
- Ecological value
- Green Infrastructure
NEGATIVES
Contextual analysis
Grahame Park
Contextual analysis
Grahame Park
Formal Play
21 Ha
High
PARK VALUE
High
683m
PARK QUALITY
FACILITIES/AMENITIES
SIZE
PROSTIVES
- Multiple amenities
- Good quality facilities
- Diverse landscape
- Very popular
NEGATIVES
Contextual analysis
Cricket Pitch
Formal Play
Football pitch
Tennis Courts
Contextual analysis
Low
High
410m
3.5 Ha
PARK VALUE
PARK QUALITY
FACILITIES/AMENITIES
SIZE
PROSTIVES
NEGATIVES
- Ecological value (Silkstream)
- Highly valued by community
- Within walking distance of Peel Centre
Contextual analysis
Rushgrove Park
Tennis courts
Contextual analysis
Rushgrove Park
Formal Play
Medium
PARK VALUE
Medium
50m
1.06 Ha
PARK QUALITY
FACILITIES/AMENITIES
SIZE
PROSTIVES
NEGATIVES
Contextual analysis
Colindale Park
- Lack of facilities
- Existing play equipment poor quality
- Low value in community
- Minimal or no night lighting
Contextual analysis
Colindale Park
PARK VALUE
PARK QUALITY
FACILITIES/AMENITIES
SIZE
No Data
No Data
50m
0.76 Ha
PROSTIVES
NEGATIVES
Contextual analysis
Beaufort Park
- Lack of amenities
- Small park surrounded by large population
Contextual analysis
Beaufort Park
400m
400m
342
68 3
400m
Local Parks (2 Ha +)
Contextual analysis
50
0
400m
612 m
46
Kin
sG
ort
Sp
ry 00m
u
b 22
gs
Woo
dcro
1800 ft Park
m
200
0m
100
0m
500
m
The
G
120 rove
0m
a
ill P
yh
nn 0m
Su 100
rk
lds
0m
50
MUGA/basketball provision
Local parks
rou
nd
rk
Par
dale
Coli 00m
2
Silv
er
180Jubile
0m e
a
nP
ree
e G 700m
o
R 1
uth
g
ro
80 ve P
0m ar
k
rk
Pa
g
lin 0m
t
a
W 120
Co
Centre
tros
e
100Playing
0m
Field
Graham Park
800m
Par
k
M
i
ll
18 Hill P
00 ark
m
p
Fie
th
a
l
17 l Pla
00 yin
m g
Leisure
t Oak
t Brun 00m
Barne
12
Mon
rk
Pa
on m
nd 00
e
H 18
LA
ym
ent
re
Bru
G
ym
1 a
0
0m nd
To
nic
200
0m
100
0m
500
m
F
14itta H
00 ea
m lth
Mr
Clu
b
My G
ravity
Fitn
Fit
57 ess P
1100 ness and
0m od
m
Danc
e
nd
on
0m
10
Existing gym
m
800
m
80
m
Gy
ur
ota 0m
in
0
M 14
ves
140Wome
0m ns
G
Cur
ar
e
Fit
n
28 ess
00 Ed
m gw
C
ure
Leis
ak 0m
nt O 120
rg
Vi
e
tiv
Ac 0m
in 130
He
47
Open Market
Intermediate
Social rented
Total
Studio flat
154
49
202
1 bedroom flat
608
92
109
808
2 bedroom flat
1,978
103
369
2,483
3 bedroom flat
957
62
481
1,553
4 bedroom flat
165
165
3 bedroom house
204
204
4 bedroom house
464
464
Total
4,530
306
959
5,796
Source: URS Calculations 2014. Note that figures do not always add up due to rounding
48
49
1 bed
2 bed
0
10
261
271
66
63
616
745
3 bed
185
158
971
1314
4 bed
88
0
368
456
5 bed
0
0
15
15
Total
0
0
0
0
339
231
2231
2801
Number of HOUSES
1 bed
2 bed
Social
rented/affordable
Intermediate
Market
Total
0
0
0
0
3 bed
0
0
0
0
4 bed
8
0
49
57
5 bed
0
0
42
42
Proportion of children
Under 5
5 to 11
12+
Total
Number of
children
376
211
117
704
%
53%
30%
17%
100%
7042.0
10
7042.0
* GLA benchmark standard=minimum of 10sqm of dedicated play space per child
** Borough's local benchmark
Total
0
0
0
0
8
0
91
99
50
Public Park
Garden Square
Urban Square
0m
40
400m
400m
Contextual analysis
400m
400m
Local parks (2 Ha +)
51
Cricket
7 a side football x 2
Senior football
Location plan
MUGA
MUGA
(825m)
Node 1
Node 2
Node 3
Node 4
Activity Route
Node 4
Node 3
Node 2
Node 1
Activity nodes
On primary road
On shared surface
Trim trail
New School
Cycling
New School
Walking
52
MUGA
MUGA
(825m)
53
Kin
rk
s
ort
Sp
ry 0m
bu 220
gs
a
nP
ree
e G 700m
o
R 1
nd
ou
Gr
gro
80 ve P
0m a
rk
us
h
ar
le P
nda
Coli 200m
Woo
dcro
1800 ft Park
m
Mil
l
18 Hill P
00 ar
m k
p
Co
Mon
tros
e Pla
100 ying Fie
0m
lds
Grahame Park
800m
S
il
v
er J
180 ubilee
0m
Par
k
Fie
ark
ill P
yh
nn 00m
u
S 10
Barne
entre
C
Leisure
t Oak
t Burn 1200m
lds
The
G
120 rove
0m
4
5
6
MUGA/basketball provision
th
al
17 l Pla
00 yin
m g
rk
Pa
g
lin m
at 200
W 1
r
Pa
n
do 0m
n
0
He 18