High Lane Consultation Booklet by benditton

Residents Consultation 4 - An introduction to the proposed updates to High Land Estate What this consultation is about

This page indicates how we are delivering this consultation and provides a summary of its contents. Find out how you are able to feedback your views and suggestions. 1

Following the latest Government guidelines regarding the COVID-19 outbreak, we have replaced our ‘face to face’ Residents Workshop 4 with a postal - website consultation. This document provides a summary of the design development following the Ballot in December 2018 and Residents Workshop 3 (RW3) in November 2019. The document also sets out a timeline for delivering your new homes.

L D F IE M AY

We welcome your feedback on the current designs for the new Avenue, proposed buildings, new homes and landscaping. Please also send your suggestions for naming the new Avenue, Estate and building blocks. Please provide your feedback by contacting London Borough of Ealing’s Regeneration Team or emailing Rydon /LBE to provide. Please provide your personal details and confirm where you currently live on the estate.

S D EN GA R

UE EN AV

HIG

AV ND

D OR NF EE GR

MAYFIELD PRIMARY SCHOOL

urt

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urt

Thame

Tess Co

BRENT VALLEY PARK

To Hanwell and Drayton Green Station

Footpath to Hanwell Station

Above: aerial view of the existing High Lane Estate and surrounding area

DRAFT WIP 15.07.2020

High Lane Estate - Residents Consultation 4, 15 July 2020

Previous Residents Workshop 3 - Nov 2019 regeneration plan, phasing boundaries with update notes Main changes since the previous consultation

We continue to develop the proposals in response to our more detailed understanding of the site and feedback received at previous consultation events. The post-it notes highlight the main areas where the design has evolved from the ballot scheme and your latest feedback. High Lane Gardens suggested as a new name for the Estate. What are your thoughts?

unity comm d at d n a cate hop The s s will be lo ite near s space st of the m High e r w f e e c o es and th d ntran the e ctive faca vided A ro lane. eillance p Mayfield surv the park, ew ds he N towar ool and t as many h c s ant. intain e. Ma s is import u n e v A g tree existin

Buildings arranged as simple, rectangular forms which work with the slope of the site. This makes them simpler and quicker to build as well as providing enhanced elevations, retaining structures and drainage.

We ha v small e removed and re flat blocks h the more f placed them ere am w overlo ily sized ho ith Space oking the O uses p is bas . The new la en ed aro y und fa out Londo milia nS provid treet patte r surveil ing improv rn e lance and sa d fety

We have increased the number of gaps between buildings. This helps the estate to feel more spacious and reduces overshadowing of the main street and houses to the north.

We have increased the depth of the gardens to make them more useful and enjoyable for residents

Received positive res ponse from residents on the masterplan changes, improved light and openness between the blocks. The new sha pe of the buildings with pit ched roofs allows them to look more at home in the wider neighbourhood.

Phas CENTRAL POCKET PARK/ PLAY

The existing MUGA will be re-provided on the other side of High Lane adjacent to the school. The provision of a MUGA is being investigated by LBE along with discussions with Ealing Parks and Sports England. Residents will be consulted to understand the need for a MUGA (or an alternative amenity provision).

AVENUE

E AVENU

Phase 1

Phas vehicular and pedestrian route

CENTRAL POCKET PARK/ PLAY

Green lane

All flats benefit from good aspect and internal daylight levels. This is an improvement with better quality of views and daylight for all flats.

s de

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Key

Houses

Lobby Area

Bike Store

Flats

Lift / Stairs

Plant

Shop/Community

Bin Store

High Lane Estate - Residents Consultation 4, 15 July 2020

Green

nr tria oute park er central Much larg ble for all area availa . The park to use residents irectly uildings d lots b o n s a h ng ri su n e th, to the sou reaches the t h lig of sun e day. most of th the space for d e m o lc e w Residents hing the open c a re t sunligh spaces

Lane

d share ents ti-social id s e an er Som s about enclosed rn e e h t c n s in co iour d garden We v a h r . a be d y e t s r cou ly propo making s y u b io d v pre sponde ore open . re m ut have e spaces in and o s s w e th vie clear with

We’ve been looking at ways to introduce more greenery and planting into the parking courts. The pedestrian southern route ‘Green lane’ will be overlooked, providing passive surveillance and well lit areas.

Three traffic calming raised tables introduced at entrances to parking courts and one at the site’s central pocket park /play area. Residents welcomed the inclusion of speed reduction measures on the central spine road to prevent it being used as a rat run.

The Proposed New Avenue - showing key views within the development The below proposed plan shows how the tree lined Avenue would improve permeability and connectivity to High Line Estate. This is in line with key urban design principles and the competition Planning Brief. The Level of support for the connected route from residents needs to be understood. Please do let us know?

This page shows the Avenue with good connections

ARDE

LD G AYFIE

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3 s

house

back

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Mans

POCKET PARK/ PLAY

houses

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ion

growing

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ion Mans

A V E N U E n

garde

ion

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Mansion Block

parking court

Mansion Block

s house

ion

HIGH LANE

ion

houses

Playground

garden

Mansion

courtyard

Block

parking court

Mansion Block

2 POCKET PARK/ PLAY

ion

Mans

g parkin court

Mans

g parkin court

Block

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yard court

Block

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Block

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Block

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D LAN HIGHAVE

Block

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A STUDL

1 Artist impression of Avenue from High Lane

2 Artist impression of Pocket park/play

High Lane Estate - Residents Consultation 4, 15 July 2020

3 Photo of existing Hanway

4 Photo of existing Hanway

The next two pages explore the main vehicle route through the proposed development and the pros and cons of either the current proposal for a ‘through route’ or for an alternative design ‘no through route’ for vehicles between High Lane and Highland Avenue. 168

P\R ht 0.5m

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garden

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gar W ht 1.4m

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garden courtyard

court UTR Cover Stuck

ard courty

g cou

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rtyard den cou

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idated Dilap Fence

Block C

parking court

NOTES:

Green Pocket

E Block

Block C

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Lane Green

Block D C\P ht 1.7m

Green Lane

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El Sub Sta

78 Wall ht 0.9m

The proposed spine road has been designed to encourage low vehicle speeds and naturally enforce the 20mph suggested speed through the provision of:

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D RD UDLAN

DPC 16.99

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• Traffic-calming designs such as raised tables on the approach to three of the car parking courts provide natural breaks for vehicles to help prevent rat-running.

Road

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103

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DPC 17.91

layouts may be sub

This drawing must be read in conjunction Parking & and refuse st all6. other relevant drawings specifica from the Architect and other consultants.

Substation location to be fur

8.doubt, ask. Elevations If in

Wall ht 1.1m

Metres

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AOV's positions ind All5. dimensions are in millimetres unless otherwise. consultant on the fir

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The plans need to b Rydon ER documen The apartment plan cladding to floor Le

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Road

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46 Wall ht 0.8m

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Substation

48b 48c

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Green Pocket

The layouts and arr further once informa strategies, Daylight requirements, MEP zone requirements.

Pocket Park / Play

The curvature of the highway at the eastern end of the estate together with the surface treatment and provision of traffic-calming design will discourage drivers from using the estate as a through-route.

LAN HIGHAVE UTR Cover Stuck Invert level obtained through vent holes in cover

H Block

Wall ht 1.0m

F\P ht 1.2m

26 28

Block K

Avenue

This east to west road alignment follows a similar pattern of surrounding residential roads. This helps minimise cul-de-sac arrangements, provides easy access for delivery, servicing and emergency vehicles.

C\L ht 1.2m

C\P ht 1.7m

Block K

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UTR Screws Rusted

Road Hanway

Block

Private property Sureveyed using reflectorless methods

155 157

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Block

117

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rdens ld Ga Mayfie

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HIGH LN

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Bridge Avenue

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IELD

MAYF

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Scaffolding obscured ridge

23 25

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LOCATION KEY

W\P ht 1.4m

No further visible pipes

108 Wall ht 0.4m

118

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W ht 1m

The proposed development centres around a new spine road which will provide a through-route between High Lane to the west and Highland Avenue to the east with access to the five new parking courts within the development.

Wall ht 1.3m

Mayfield Gardens Wall ht 1.2m

y Railwa ers Sleep ht 0.7m

Option 1 - Current through route proposal

N 1

Communal Refuse Store

Private/Individual Refuse Store

Ground Floor Masterplan

Scale: 1 : 500

Refuse Vehicle Servicing Route

WORK IN

Fire servicing diagram 168

108

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IELD

Sap

172

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project

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Blo

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ck O

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High Lane

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N parkin

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garden

Block

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garden W ht 1.4m

Block

Block A

parkin

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parking court

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garden courtyard

Block

Block C

parking court

g cou

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ard courty

g cou

UTR Cover Stuck

ard courty

C\P ht 1.7m

G idated Dilap Fence

NOTES:

Green Pocket

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Lane Green

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El Sub Sta

78 Wall ht 0.9m

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62 Wall ht 0.4m

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132 DPC 16.99

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A STUDL

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Stubland Stubland Road

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Ground Levels / Le retaining structures developed. Proposed material k External PVs / Plan RWP positions indi AOV's positions ind consultant on the fir layouts may be sub Parking & refuse st Substation location Elevations to be fur

2. 3. 4. 5.

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6. 7. 8.

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Road

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The plans need to b Rydon ER documen The apartment plan cladding to floor Le

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Lane High

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The layouts and arr further once informa strategies, Daylight requirements, MEP zone requirements.

Block D

Green Pocket

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Green Pocket

D LAN HIGHAVE UTR Cover Stuck Invert level obtained through vent holes in cover

Cons

26 28

Pocket Park / Play

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• Non-residential vehicles can use this spine road. • Provides an additional vehicle route to Mayfield Primary School from Greenford Avenue. • Limits the amount of green / recreational space provided within the centre of the estate.

UTR Screws Rusted

155 157

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125

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Block K

Private property Sureveyed using reflectorless methods

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drawi

drawing title

Ground Floor Masterplan

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y Railwa ers Sleep ht 0.7m

HIGH LN

MAYF

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P\R ht 1m

Issued for coordination description

LOCATION KEY

Diespeker Wharf 38 Graham Street London N1 8JX 020 7336 7777 forename.surname@ptea.co.uk @ptearchitects www.pollardthomasedwards.co.uk

Railings ht 0.5m Scaffolding obscured ridge

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20.11.19 date

C D Issued for information Issued for information Issued for Information

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Road Hanway

Permeable east to west route for all modes of travel. Mirrors the pattern of surrounding residential roads. Easy access for servicing, delivery vehicles and emergency vehicles. Traffic-calming design and soft landscaping to emphasize the priority for pedestrians and cyclists over vehicles and to manage vehicle speeds. • Promotes connectivity and inclusion.

136

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• • • •

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rev

Pros

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13.03.20 04.03.20 29.11.19

drawing status

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Phase 1

23 25

• Soft landscaping and pocket parks along the spine road encourages travel on foot or by bicycle and helps drivers keep to low speeds.

• Shared surface style highway provided with appropriate surface treatment and soft landscaping to control and manage traffic flows.

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Metres

1m Wall ht 1m

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If in doubt, ask.

Refuse servicing diagram El Sub Sta

This drawing must be read in conjunction all other relevant drawings and specifica from the Architect and other consultants.

Two options for the new Avenue. Which one do you prefer?

All dimensions are in millimetres unless otherwise.

Fire Vehicle Access Route

Ground Floor Masterplan

Scale: 1 : 500

WORK IN C B A

13.03.20 04.03.20 29.11.19

rev

20.11.19 date

Issued for information Issued for information Issued for Information Issued for coordination description

drawing status

High Lane Estate - Residents Consultation 4, 15 July 2020

Diespeker Wharf 38 Graham Street London N1 8JX 020 7336 7777 forename.surname@ptea.co.uk @ptearchitects www.pollardthomasedwards.co.uk project

High Lane Estate drawing title

Ground Floor Masterplan

drawi

An alternative proposal for an Avenue with a ‘no through route’ for vehicles This page shows the alternative option 2 for the Avenue

This page explores the pros and cons of a spine road that does not allow vehicles to go through Do you have a preference between the current proposal and the alternative proposal set out over these two pages? Through route Avenue Existing tree

Option 2 - Alternative no through route proposal This option is similar to the ‘through route’ but with turning heads and retractable bollards either side of the central park to restrict the route to a ‘no through’ route for vehicles. Access to High Lane Estate would either be from High Lane or Hanway Road.

under 5s gated natural play area houses

Similar to the existing layout of the High Lane Estate, there will be no vehicle through-route from east to west across the site. However, retractable bollards will be provided on either side of the green space to allow access for emergency vehicles and scheduled refuse collections.

under 12s play area houses

community growing area

Avenue

Existing tree Avenue

shared surface

Whilst there will be no through-route for vehicles, the retractable bollards and landscaping of the green space will create a continuous permeable route for active travel for pedestrian and cyclists, providing a continuous well-lit link from High Lane to Hanway Road.

Lawn with play features seating walls

The two blocks will be designed to encourage low vehicle speeds and naturally manage the 20mph speed limit. With no vehicle through-route provided, the majority of vehicles using the site will either be residents or visitors with occasional delivery and servicing trips.

Mansion

planting

Block

ion

Mans

Block

Lawn with play features

Pro’s • Eliminates rat-running, residential only traffic. • Acts as a natural traffic calming measure, helps to reinforce low vehicle speeds. • Pedestrian and cycles have a continuous link for active travel. • A linear central ‘green space’ without traffic passing across it. • Prioritises pedestrians and cyclists over vehicle movements. • Retractable bollards allow continuous ‘through route’ to the central green space for emergency and refuse collections.

No through route Avenue Existing tree

under 5s gated natural play area houses

High Lane Estate - Residents Consultation 4, 15 July 2020

houses

community growing area

Con’s • Cul-de-sacs are best suited to low density residential areas. • Funnels all traffic through a single point of access at either ends of the estate. • Creates extended cul-de-sac with few turning points. • Dedicated turning heads required at the end of each cul-de-sac. • Prevents a continuous route for servicing and delivery vehicles. • A proportion of the turning heads would be provided as a shared surface. • Rising bollards require maintenance. • Rising bollards reliability may force emergency and refuse vehicles to stack on the public highway if faulty.

under 12s play area

Existing tree Avenue

Avenue

shared surface

Lawn with play features seating walls Mansion Block

planting

ion

Mans

Lawn with play features

Block

Materials and appearance - indicative building material palettes across the development These are the types of materials we are looking at

These are some of the key materials and colours we are looking at. Do you have any preferences? Materials have been carefully chosen to help integrate the proposal into the surrounding area by complementing the existing materials. Residents were pleased with the appearance of the proposed buildings during the last residents meeting in November 2019; they liked that we were proposing bricks in a variety of colours/tones. They also welcomed the introduction of pitched roofs.

Building Materials Palette 1 Clay plain tile Hanging tile (indicative profile) PC metalwork cills and copings GREY clay facing brick - soft multi AS ABOVE WITH PROJECTING BURNED HEADERs Dark Umber PC metalwork, windows and rainwater goods

Building Materials Palette 2 Clay plain tile Hanging tile (indicative profile) PC metalwork cills and copings Red clay facing brick - soft mud, multi AS ABOVE WITH PROJECTING BURNED HEADERs Dark Umber PC metalwork, windows and rainwater goods

Building Materials Palette 3 Clay plain tile Hanging tile (indicative profile) PC metalwork cills and copings Red clay facing brick - soft mud, multi Brown clay facing brick - selected dark facings AS ABOVE WITH PROJECTING BURNED HEADERs Dark Umber PC metalwork, windows and rainwater goods

Building Materials Palette 4 Clay plain tile Hanging tile (indicative profile) PC metalwork cills and copings BUFF clay facing brick - selected dark facings AS ABOVE WITH PROJECTING BURNED HEADERs Dark Umber PC metalwork, windows and rainwater goods

Elevation Studies - Site Arrangement

High Lane Estate - Residents Consultation 4, 15 July 2020

Elevation Bay Study - Palette 2

Artists Impressions of the new proposal Artists impressions depicting key views of the regeneration layout. Pitched roofs help create a more domestic feel.

This page shows some of the proposed new views

Do these images capture a more domestic within the proposal? How do you feel about these views? The images below show the developing proposals and viewpoints on the location key.

1 View towards flat blocks and shared gardens

2 View of pocket park

3 View of central park

4 View from High Lane Looking East

5 View of shared gardens

6 View towards flat blocks and shared parking closes

6 1 2

High Lane Estate - Residents Consultation 4, 15 July 2020

Your new homes The typical plans below illustrate some of the typical developed homes which incorporate key dimensions, indicative furniture layouts, white goods, partially closed off kitchens where possible and radiators. Washing machines located in separate utility cupboards.

This page shows proposed home layouts

3 Bedroom 5 Person Flat 1050

Family bathroom and additional, separate WC

2320

B1 Ba Bs D H K L R Rs St Tr UC WC WM

UC/ St

R R R

R B2

What are your thoughts? Spacious, well proportioned rooms / Plenty of storage / Generous entrances and circulation space

Direct access to private balcony.

(9.3m²)

Generous bedrooms with plenty of room for furniture.

(12.3m²)

4315

Spacious and bright living room

4320

We think these are some of the important qualities to consider in the design of your new homes.

900

Ba K/D

(16.2m²)

Large separate kitchen with plenty of room for a dining table

Key 1480

2200

2945

6040

(12.3m²)

(16.3m²)

2850

3780

2850

Bedroom (by number) Bathroom Bike Store Dining Room Hall Kitchen Living Radiator Refuse Store Storage Towel Rail Utility Cupboard Toilet Cloakroom Washing Machine

2150

(8m²)

Lots of natural daylight / Views out onto green spaces (dual aspect where possible)

4 Bedroom 6 Person House

Private balconies / Well insulated homes for thermal comfort and privacy Spacious modern bathrooms / Tall floor to ceiling heights / Convenient bin & bike storage

GardenGarden Garden

(min 40m²-(min 40m²- (min 40m²max 52m²)max 52m²) max 52m²)

4737

1 Bedroom 2 Person Flat

4737 2387

2 Bedroom 4 Person Flat

2387

2387 2250

2250

Direct access to private balcony.

High Lane Estate - Residents Consultation 4, 15 July 2020

4737

(14.2m²) (14.2m²)

2500

4737

1910 1050

4595

St R

2730

2730 1360 4737

1360 650 4737

8410

9900

(14.2m²)

3760

Separate kitchen dining room with south facing windows.

1490

(13.5m²) (13.5m²)

3760

UC/ St

K/D

(15.7m²)

(13.5m²)

1490

R R

1490

3005

Generous double bedrooms with plenty of room for furniture.

K/D

(15.7m²) (15.7m²)

2100

Large double bedroom on the second floor with generous storage.

4595

2100

Family bathroom adjacent to children’s bedrooms

(10.3m²)

2100

3005

2770 9900

R B4

3760

Downstairs WC 2770 9900

(8.1m²) B3 (8.1m²) (10.3m²) (10.3m²)

4595

3400

(8.1m²)

3280

(16.1m²)

3280

Spacious and bright kitchen/ living /dining area.

3005

Large, welcoming entrance lobby with plenty of useful storage.

UC/

(16.1m²) (16.1m²)

WM UC/

2770 9900

3280

3400

Separate living room with door opening onto private garden.

2730 4737

650 1360

650

Comparing the new proposed homes with the existing homes The existing plans on the right depict the thin building fabric that overheats in summer and provides little insulation in winter. The home layouts include room sizes (imperial and metric) to enable comparison with existing plans.

Comparing the proposed new homes to the existing homes

Existing 2 Bedroom 4 Person Flat Flat Plan ST

Kitchen/Dining 13.8m2 (148sq.ft)

How do you feel the new homes compare with the existing?

BathWC room

ST Bedroom 2

Living

18m2 (194sq.ft)

Proposed 2 Bedroom 4 Person Flat

75.3m2

Flat Plan

Bedroom 1

73.1m2

Entrance

Bedrooms

Flat Plan

B1 12.6m2 Balcony 7m2 (75sq.ft)

ST Bedroom 1

Entrance

(135sq.ft)

Bedroom 2

Kitchen

70m2

Living

Dining

Storage

Bathroom

(755sq.ft)

Bedroom 1

(133sq.ft)

Room Sizes

Existing Area

B2 12.4m2

13.8m2

18m2

1.6m2

1.4m2

2.7m2

(148sq.ft)

(193sq.ft)

(17q.ft)

(15sq.ft)

(29sq.ft)

Bathroom Living/Dining/Kitchen 27.3m2 (294sq.ft)

Existing 2 Bedroom 4 Person Maisonette

Balcony

Living/Dining/Kitchen Bedroom 2

32.1m2 (345sq.ft)

7m2 (75sq.ft)

Bathroom ST

Living

Bathroom

16m2 (172sq.ft)

W WC

Bedroom 2

Entrance ST

ST Kitchen/Dining 9.4m2 (102sq.ft)

Bedrooms

Bedroom 1

Entrance

B1 13.5m2

(145sq.ft)

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

70m2

(753sq.ft)

B2 12.7m2

15m2

(136sq.ft)

(162sq.ft)

Room Sizes Kitchen

Living

Dining

Storage

Bathroom

+ 32.1m2

3.3m2

4.4m2

(345sq.ft)

(35sq.ft)

(47sq.ft)

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

70m2

(753sq.ft)

Lower Level

Upper Level

13.6m2 (146sq.ft)

Bedrooms

Room Sizes Kitchen

Living

Dining

Storage

Bathroom

14.4m2

27.3m2

2.1m2

4.5m2

(294sq.ft)

(22sq.ft)

(48sq.ft)

(155sq.ft)

Existing Area

74m2

(796sq.ft)

B2 11.2m2 (120sq.ft)

Room Sizes Kitchen

Living

Dining

Storage

Bathroom

+ 2

9.4m

16m2

4.0m2

1.2m2

2.6m2

(102sq.ft)

(172sq.ft)

(43q.ft)

(13sq.ft)

(28sq.ft)

NOTE: Some assumptions have been made regarding internal layouts. Furniture arrangements are indicative. Existing floor areas measured off original microfiche imperial measurements and are likely to feature inaccuracies.

High Lane Estate - Residents Consultation 4, 15 July 2020

Comparing the new proposed homes with the existing homes How do you feel the new homes compare with the existing?

Comparing the proposed new homes to the existing homes

Existing 3 Bedroom 5 Person Flat Flat Plan Living

Kitchen/Dining

17.8m2 (191sq.ft)

13.8m2 (148sq.ft)

Entrance ST ST

Proposed 3 Bedroom 5 Person Flat 94.6m

Proposed 4 Bed 6 Person House 126.6m

Bathroom

W Bedroom 3

Flat Plan

Bedroom 2

Bedroom 1

House Plan

Bedrooms

Balcony 7m2 (75sq.ft)

B1 12.6m2

(135sq.ft)

Bedroom 2

Living

16.1m (173sq.ft) 2

16.3m2 (175sq.ft)

Bedroom 4

Bedroom 3

Bedroom 1

82m

Bedroom 1

Kitchen/Dining

16.2m2 (174sq.ft)

Bathroom

Kitchen

Dining

13.8m2

1.8m2

1.4m2

2.7m2

(191sq.ft)

(148sq.ft)

(19q.ft)

(15sq.ft)

(29sq.ft)

15.7m2 (169sq.ft)

Kitchen/ Dining

Bedroom 2

Bedroom 3

9.4m2 (119sq.ft)

Entrance Living

B1 12.3m2

(145sq.ft)

(753sq.ft)

Kitchen

Dining

Living

B2 12.3m2 (153sq.ft)

Storage

B3 9.3m2

13.5m2

(100sq.ft)

(145sq.ft)

Bathroom

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

16.2m2

16.3m2

4m2

4.4m2

112m

(174q.ft)

(175q.ft)

(43sq.ft)

(47sq.ft)

(1205sq.ft)

14.2m2 (153sq.ft)

B3 10.3m2 (110sq.ft)

B4 8.1m2 (87sq.ft)

Bedroom 1

Bathroom

Entrance

Lower Level

Upper Level

Bedrooms

Room Sizes Living

Bedroom 2

16m2 (153sq.ft)

Bedrooms

86m

Bathroom

Existing 3 Bedroom 6 Person Maisonette

Entrance

Kitchen/ Dining ST

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Storage

17.8m

Bathroom

(100sq.ft)

(880sq.ft) WC

Living

Bedroom 3

(133sq.ft)

B3 9.3m2

Room Sizes

Existing Area

B2 12.4m2

Kitchen

Dining

Storage

Bathroom

14.9m2

(160sq.ft)

16.1m2

15.7m2

12.6m2

4.7m2

(173sq.ft)

(169sq.ft)

(135sq.ft)

(51sq.ft)

Existing Area

92m2

(998sq.ft)

B2 11.4m2 (123sq.ft)

B3 11.2m2 (120sq.ft)

Room Sizes Kitchen

Dining

Living

Storage

Bathroom

16m2

9.4m2

2.4m2

1.3m2

2.6m2

(172q.ft)

(101q.ft)

(26q.ft)

(14sq.ft)

(28sq.ft)

High Lane Estate - Residents Consultation 4, 15 July 2020

Landscape Strategy - overall site layout Since the last workshop we have developed the landscape plan to show: • An idea of the design for the central pocket park areas including lawns, paths, planting, play equipment and natural play features

This page shows the layout of the streets, parking, gardens and open spaces

• Fenced and gated natural play area for under 5s • Dedicated community growing area • A play trail aimed at the under 12s and a fitness trail for over 14s-adults along the Green Lane • Screening planting for privacy in front of balconies, front gardens and ground floor windows

How would you and your family use these outdoor spaces? Do you have any comments? ns rde Ga

Mayfield

back

k bac

gardens b

s den gar

house

U E E N A V

house b

POCKET PARK

shop Cafe / Shop

house

houses

growing area

Lane High

Playground

A V E N U E arden

Commnity space

Man Mansion sion Bloc Blockk

parking court

Man Mansion sion Bloc Blockk

garden

Mansion Block

courtyard

Mansion Block

POCKET PARK

ion Mans Block

g parkinrt cou

ion Mans Block

gre

yard gre

lan

gardens

d Roa

S t ub land

High Lane Estate - Residents Consultation 4, 15 July 2020

g parkinrt cou

yard

court

green lane back

ion Mans Block

n garde

k bac

s den gar

lan

g parkinrt cou

ion Mans Block

Landscape Spaces in Detail - gardens and green spaces How would you or your family use these outdoor spaces? Do you have any comments? Pocket Park

This page shows gardens and green spaces

The main features of the Pocket Park are:

Main features of garden courtyards:

Garden Courtyards

• Central location in the estate acccessible to everyone

• Semi-formal gardens

• Connected to walking routes

• Lawns with trees and planted borders

• Large existing mature trees are focal points

• Partially enclosed by clipped hedges

• Sunny central areas

• Places to sit

• New trees, planting and lawns

• Simple play features for for small children

• Includes attractive and fun play equipment for younger children • A small gated natural play area for very young children • Places to sit • Raised allotment beds for residents’ growing

Existing tree

houses

under 12s play area

under 5s gated play area

on street car parking

houses

on street car parking

Avenue community growing area

Examples - naturalstic pocket park with play

on street car parking Precedent image - Mansion Block Frontage with hedges

hedge

Avenue

Existing tree

Avenue

on street car parking

hedge

shared surface

Example images - Raised beds for community growing

planting

Block

io Mans

Mansion

planting

Mansion

Lawns with seating and small scuptural play features

Block

paths

Block

seating wall

Block

Example of Mansion Block courtyard garden in Hammersmith

planting

hedge

Lawn with play features

Existing tree

Mansion balconies/entrances

seating walls

balconies/entrances

houses

planting

Existing trees gree

ne n la

play trail feature Example image - lawns, trees and planting

green lane

back gardens to properties on Stubland Road

Example image - sculptural play feature in lawn

Green Lane The main features of the Green Lane are: • Pedestrian route along the southern boundary, which connects to garden courtyards and parking courts • Play trail features for children along the route (balancing, stepping etc.) • Fitness trail features along the route (pull ups, sit ups, step ups) and walking/jogging distance markers • Low level lighting from dusk to dawn for wayfinding and safety Walking route

High Lane Estate - Residents Consultation 4, 15 July 2020

Typical fitness trail feature

Typical play trail equipment

Landscape Spaces in Detail - parking and streets Do you have any comments? This page shows parking and streets

Parking Courts

Main parking court features are:

Avenue

Main Avenue features are: • A clear east-west vehicle and pedestrian route through the estate with dawn to dusk street lighting • Lined with semi-mature trees

• Shared surface for vehicles and pedestrians

• Parallel on-street parking for cars between new street trees

• Block paving in silver grey to compliment the buildings

• Shared surface raised tables (block paving) at some entrances to parking courts to slow traffic

• Partially enclosed by clipped hedges

• Generous pavement

• New trees and hedges for greenery and privacy

• Planting in front of ground floor windows adjacent to footpaths for privacy • Front doors of houses and the community room open onto the avenue supporting an ‘active street’ • Level access (no steps or ramps) for pedestrians to front doors, the parking courts and garden courtyards

Artists impressions

houses

on street car parking on street car parking

Avenue

Raised Table

(traffic calming)

on street car parking

hedge

Artist’s impression -parking court

Pollard Thomas Edwards

High Lane, Hanwell Regeneration — GLA Meeting 1, 11 December 2019

Artist’s impression - Avenue

Example image - shared pedestrian and vehicle surface

hedge

parking

hedge

bays

parking bays

hedge Example image - night time view

NOTES: - Do not scale from this drawing - All dimensions to be verified on site prior to ordering

No.

Mansion Block

Hazard

Work Element

house

21000 CAR PARKING

17400 GARDEN

houses

4. 5. Be Safe - Refer to Full Designers Risk

Existing tree

Assessment

e Avenu

2000.0

hedge

parking bays

(block paving)

PRINCIPAL HAZARDS:

MANSION BLOCK

2000.0

balconies/entrances

Shared surface

hedge

MANSION BLOCK

Avenue - No Through Road Option - what do you think? - All works to be carried out in accordance with all relevant codes of practice and British Standards

Avenue (west)

bollard

shared surface

turning space

(east)

g spa

turnin

(access for emergency vehicles only) bollards

Fitness trail feature green lane

Existing tree

green lane

HEDGE

PARKING BAY

AISLE

PARKING BAY

HEDGE

HEDGE LAWN FOOTPATH

LAWN

Mansion Block D

FOOTPATH LAWN HEDGE

FFL+ 16100.0

1500

1200

4800

6000

4800

1200

POCKET PARK

ion Manosck l B E

1500 1500

1000 1000

1600

1000 1000

1500

Typical Section looking South through parking court

• This plan shows the option for the Avenue to be a no-through road with a central pedestrian space Blackhouse Studio Ipswich - IP9 1JN

tel: 01473 781994 web: www.area-la.com

• Turning space is provided for cars and service vehicles at the ends of the eastern and western sections of the Avenue landscape architects

project:

High Lane Hanwell

• A route for emergency vehicles is provided, accessed by lockable drop bollards Rydon client:

drawing title:

Landscape Section- Mansion Blocks Ph 1 status:

scale

preliminary

1:500

revision:

date

paper size

23/01/2020

drawing number:

236_SK_304

revision notes:

-date

High Lane Estate - Residents Consultation 4, 15 July 2020

xxxxxxxx

drawn revision description

xx rev

checked

Cafe / shop Proposals This page updates on the proposed cafe / shop

ideration Careful cons avoid to on design haviour antisocial be ive ss through pa and surveillance ing en op d lle ro nt co hours.

The images below show the current designs and how they have been developed in response to your feedback. The previous times we met, you gave us some ideas for your new cafe /shop. Is there anything you would like to add to this?

Majorit appea y of residen the ide red to supp ts o a or a c of small sh rt af o for eld ĂŠ, particula p rly e reside rly/less able n furthe ts and those st awa y fr existin g shop om s.

Connection to the wider community is important, it should be located at the west of the site near the entrance from High lane.

1 Artists Impression of the new Cafe /shop from High Lane

Artists Impression of the new Cafe /shop

to Flats Above

Location Key

Cycle stands

Gym trail. Sit up bench

Consultation Boards presented during Residents Steering Group meeting 2 and which include residents feedback.

Ground Floor Plan - Cafe / Shop

Note: Comments above collated from residents feedback received at RSG meeting 2 (05.12.17) and RSG meeting 3 (28.11.19).

Note: Proposed Shop/ CafĂŠ subject to an operator taking the space. In order to achieve the best chance of survival we propose the shop opens once all the residents have moved in.

High Lane Estate - Residents Consultation 4, 15 July 2020

Community Space - how this sits within the new proposal The images below show the current designs and how they have been developed in response to your feedback. The community space is located in the heart of the development, near High Lane and over one floor for easier accessibility. Is there anything you would like to add to this?

This page updates on the proposed community space Potential uses for the community room: Cookery classes, stay & play, youth club, after school club, conversation club, coffee mornings, disco....

Some reside nts exp interes ressed an t in re nting t space h otherw when its no e t ise in use. (e childre g. n’s bir partie thday s).

The space should be flexible, bright and spacious, welcoming and a space for everyone. It should be located near the west side and be visible from High Lane.

without “Residents mputer co or et rn inte uld use co e m ho at ions such provis here.”

1 Artists Impression of new community space from avenue

AVENUE

2 Artists Impression of the new community space

Main Entrance

Location Key

2 Terrace

Consultation Boards presented during Residents Steering Group meeting 2 and which include residents feedback.

Ground Floor Plan - Community space

Note: Comments above collated from residents feedback received at RSG meeting 2 (05.12.17) and RSG meeting 3 (28.11.19).

High Lane Estate - Residents Consultation 4, 15 July 2020

Project Timeline This page shows the project timeline

Summer 2023 Phase 2 site enabling works

2020 Nov 2019 design workshop 3 for residents

Summer 2023 Phase 1 construction works complete

September 2020 design consultation 4 for residents

September 2020 exhibition for residents and wider public

October 2020 submit planning application

2019

2024

2023

Autumn 2025 Phase 2 construction works complete Winter 2026 Phase 3 site enabling works

2026

2021 Aug 2020 Ealing planning committee

2025

2022

Aug 2021 Phase 1 site enabling works

2028

High Lane Estate - Residents Consultation 4, 15 July 2020

Autumn 2028 â&#x20AC;&#x201C; Phase 3 construction works complete