COLINDALE AND BURNT OAK AREA ACTION PLAN URBAN DESIGN: GUIDANCE, INCENTIVE AND CONTROL BARTLETT SCHOOL OF PLANNING GROUP 10 2019/2020
Contents Introduction 3 AAP Swot 4 Boundary Change 6 Vision 8 Policy Map 10 Evaluation 11 Green Policies Introduction 12 Policy List 13 Neighbourhood Centres and High Streets Introduction 17 Policy List 18 Connections and Movement Introduction 22 Polciy List 23 Housing and Character Introduction 29 Policy List 30 Conclusion, Monitoring and Funding 34 Phasing 35 Conduct of Group Work 36
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Introduction This Document
Summary of Existing AAP
This document is an alternative Area Action Plan (AAP) to the existing Area Action Plan for Colindale, produced in 2010 by the London Borough of Barnet. This document presents a revised vision for the area. It provides an alternative development framework for Colindale which better meets the needs of the existing and growing communities, the local economy and the natural environment.
Existing AAP Policy Tools
Guidance General guidelines for development Incentive Rewarding specific development patterns
First, the document summarises and critiques the existing Colindale AAP. Noting strengths and weaknesses of the original vision for redevelopment in Colindale, it proposes an alternative understanding of the area’s boundary and a new vision for future sustainable development.
Control Hard-line measures which govern key developmental practices
Second, this document will present alternative policies to achieve this vision through four policy chapters. Finally, conclusions and recommendations will be presented, including a timeline for how these policy measures will be implemented and a final reflection on the project’s development.
Published by the London Borough of Barnet in 2010, the Colindale Area Action Plan (AAP) is a statutory planning document that sets out the framework and strategy for development in Colindale over a 10-15-year period. The aim of the 2010 AAP was to provide ‘a comprehensive but flexible long term strategy to manage change and deliver high quality sustainable development in Colindale’.
The 2010 AAP: The policies within the existing AAP are heavily guidance focused. A distinct lack of incentive and control tools has resulted in weak policy adoption on vital measures for achieving key parts of the AAP vision. This is particularly evident in policies concerning climate change mitigation, local environmental protection and enhancement, showcasing Colindale’s identity through design, and developing neighbourhood centres.
The original document was a response to the area’s designation as an opportunity area under the Mayor’s London Plan which projected 10,000 new homes and 500 new jobs for Colindale.
Whilst the existing AAP’s use of guidance policy tools has allowed for fast residential development to meet local and London-wide housing targets, it is clear that this has come at a cost.
The AAP guides the policy and tools used to enable these ambitious targets to be met under four corridors of change, identified as development boundaries within the document. The 2010 AAP is organised as follows: -Introduction and Local Context - Vision - Connecting Colindale - Corridors of Change - A High Quality Environment in Colindale - A Green Future for Colindale - Colindale-wide Policies - Delivery and Monitoring
The New AAP This new AAP’s approach to policy tools is to adopt the appropriate tool according to how each policy responds to the vision for Colindale. For instance, if the policy concerns architectural styles of new buildings, the policy tool adopted will be guidance, to reflect the flexibility for interpretation and creativity on the matter. However, if the policy concerns integrated green infrastructure, it will be necessary to create incentives as a policy tool to encourage developers to adopt environmentally sustainable practices. Where pressing concerns have a bearing effect on social and environmental justice, for example, a control measure may be put in place to ensure truly sustainable develop-ment in line with the wider guidelines and ethics of the London Plan.
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AAP SWOT
Overview of the 2010 Colindale Area Action Plan Policy Chapters
Opportunities: • The existing AAP does not go far enough to connect Colindale to its wider surroundings. This is particularly true for neighbouring Burnt Oak, which could be reached if the Silk Stream was opened up to create an attractive green connection between Colindale and Burnt Oak. • In the existing AAP, an opportunity for a modal shift to clean transport by disallowing residential developers to provide private parking, has been missed. With the residential densification of the area, this would have presented a huge opportunity to reduce local greenhouse gas emissions from private vehicles.
Connecting Colindale Strengths: • The existing AAP for Colindale recognises movement as a vital part of the Colindale’s development trajectory. • Plans to upgrade and improve capacity of Colindale Underground Station is a strength of the existing AAP.
Threats: • The greatest threat is the continued reliance on private vehicles for transport. Without incentives or control measures to ensure that developers do not provide new car parking for all new residences, then efforts to encourage walking and cycling will be undermined.
Weaknesses: • Whilst the existing AAP acknowledges the importance of transport development in Colindale, it overlooks pressing concerns that undermine a movement toward sustainable transport modes. The AAP provides no policies which limit the use of private vehicles in Colindale. Current congestion levels in Colindale are a major obstacle to the improvement of the pedestrian and cyclist environment, as well as a barrier to efficient public transit on busses around the centre of Colindale.
A High-Quality Environment in Colindale • Strengths: • The existing AAP provides clear requirements for new developments to provide children’s playgrounds based on the needs of new residences. • The AAP clearly stipulates that new developments must provide quality homes, which meet the Building for Life and Lifetime Homes standards. • The AAP is clear that 10% of residences within new developments should be disability adapted. • A key strength of the AAP is its retention of policies that look to enhance existing green spaces. Whilst the policies concerning green space enhancement are not totally coherent, in general there is an understanding that these spaces are great assets for the local area. Weaknesses: • The existing AAP stipulates that development in Colindale should evoke a ‘distinct identity’ of the area. However, the AAP fails to establish what is meant by the character of Colindale. As such, interpretation of
the local character is left to individual developers, resulting in a lack of coherence and agreement as to the type of design appropriate for the area. The AAP stipulates that Colindale Avenue and Edgware Road should be transformed with hard landscaping to create pleasant pedestrian locations in the form of piazzas and boulevards. However, without measures to mitigate traffic congestion in these areas, landscaping to improve the pedestrian environment is undermined.
Opportunities: • Whilst the AAP clearly states that it is the responsibility of the developer to provide children’s play space for new developments, it misses the opportunity to ensure that these spaces should be disability adapted. Moreover, the AAP neglects to clarify what play provision should be incorporated into the wider public realm improvement measures and who should be responsible for its provision. • Generally, the existing AAP fails to link the aims of a ‘sustainable environment’ and the exciting public realm in Colindale. For example, this could have been achieved by specifying sustainable design codes for children’s play equipment and encouraging environmentally friendly behaviours in the public realm etc.
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The document fails to specify how increased ‘biodiversity’ can be achieved in existing green spaces. This focus on biodiversity and the asset of bountiful existing green spaces presented a unique opportunity to guide biodiversity and ‘new habitat’ provision, but the language used in these policies was vague and unclear.
Threats: • Whilst the AAP notes poor levels of legibility in Colindale for both residents and visitors alike, efforts to improve this will be likely undermined by the absence of pedestrianisation and car-control policies to open up the pedestrian environment and make Colindale easier for pedestrians and cyclists to negotiate. In this sense, the policy goal of increased ease of movement is undermined. • The AAP specifies that tall buildings (in excess of 6 stories) ought to be located only in the most ‘sustainable locations.’ The wording of this, is somewhat misleading and confusing as the word ‘sustainable’ is used elsewhere within the AAP with regards to natural biodiversity and other environmental concerns. Moreover, the policy concerning tall buildings is at odds with what many would consider to be the architectural character of Colindale. The AAP does not engage with this issue, instead, it seems that tall buildings pose a potential threat to the existing architectural character of the area.
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AAP SWOT
Overview of the 2010 Colindale Area Action Plan Policy Chapters
Opportunities: • The original Colindale AAP overlooks the fantastic opportunity for significant design improvements to the Silk Stream to enhance the local environment. Whilst the document does propose improvements to the Silk Stream’s biodiversity levels and flood mitigation capabilities, it does not capitalise on the wide number of environmental benefits this blue infrastructure asset could bring to the surrounding area.
A Green Future For Colindale Strengths: • In principle, the existing AAP’s vision of a Green Future for Colindale contains some strong guidance policies. For example, the AAP takes into consideration renewable energy generation and use of sustainable building materials for new residential developments.
Threats: • The greatest threat to the achievement of a ‘Green Future for Colindale’ is the lack of policies in the AAP to mitigate traffic congestion and high levels of reliance on private vehicles. Without stricter controls to limit the number of vehicles arriving in Colindale with new residents and to limit the access of vehicles across the neighbourhood, increasingly high levels of pollution threaten to undermine all other policies concerning sustainable development patterns. • Overall, the vague language used and failure to incorporate incentive or control measures in environmental policies in this chapter allows for inconsistent policy implementation and reduces the meaningfulness of measures to reduce environmental degradation.
Weaknesses: • In practice the policies, such as those concerning local renewable energy generation or sustainable building materials, are not strong enough to either incentivise or control developers to ensure that these regulations are followed. As such, implementation of these policies was inconsistent and therefore, weak.
Colindale-wide Policies
Opportunities: • One of Colindale’s great assets are its pre-existing plethora of education facilities, ranging from nursery to university level. Despite this, the existing AAP overlooks the opportunity to use these assets as a catalyst for achieving its goals such as a ‘green future’ for Colindale and an improved public realm. Including policies to encourage greater involvement between these educational institutions and the wider development programme would have benefitted the smooth implementation of the AAP’s policies.
Strengths: • The Colindale-wide policy section looks to fill in the gaps between policy guidance for each of the four corridors of change. In this sense, this section as a whole looks to mitigate incoherence between policy adoption and clarification of the bigger policy picture for development in Colindale. • This chapter contains the stipulations for affordable housing provision, in line with the wider London Plan requirements. • This chapter also specifies precise redevelopment sites, providing clear guidance on areas to be developed for residential, retail and leisure provisions. Weaknesses: • A big focus of this chapter is on local retail provision, ensuring vital amenities for an increased local population. Whilst ‘diversity’ is a key component of the AAP’s vision, there is no policy here which
considers measures to ensure a diversity of choice for retailers. For example, providing a variety of price points and taste-options to reflect a multicultural and diverse population.
Threats: • Without proper policies ensuring a diverse provision of retail and community amenities, there is a significant risk that new amenities will not be accessible to all, particularly long-standing existing residents, in terms of affordability. Moreover, without measures to safeguard existing businesses and facilities against the effects of upgraded spaces and rising rents and rates, such amenities which contribute to the area’s character could be lost. The policies in the Colindale-wide chapter should have included measures to mitigate this threat by, for example, providing ‘right-to-return’ tickets to businesses and services of significant importance to the local area upon completion of redevelopment sites.
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Boundary Change
Why Impose Boundaries If We Wish To Make Connections? The existing Colindale AAP divides the development area up into 4 corridors of change, which are organised around key local nodes and assets. A fundamental issue with this spatial approach is that the area is carved up without proper regard for local natural features and connections. Despite the Colindale AAP arguing that sustainability is at the core of its vision for Colindale, this approach to development boundaries renders policy concerning the area’s natural assets an afterthought. This new AAP’s boundary strategy is based on an understanding that successful place-making requires a respect and understanding of an area’s unique natural context, as an equally important variable as its built form and socio-economic character. Furthermore, this perspective is vital in terms of enabling development that is both mitigative and preventative in its relationship with climate change.
Colindale and Burnt Oak Together: This new proposed boundary for development in Colindale and Burnt Oak has evolved from a shift in focus onto the Silk Stream as a tremendous asset to the local area and a green link between Colindale and Burnt Oak neighbourhoods. As opposed to the two neighbourhoods being individual centres, this perspective opens up the division between the two, bringing the silk stream into the centre of the local frame. The proposed boundary resembles a leaf. It is a soft, organic boundary, in that it is not fixed along road alignments, but instead weaves in and out according to the fine grain context in order to include features that are significant to the wider socio-cultural context of the area and therefore the local character. It is the view of this document that expanding the Colindale development boundary to incorporate Burnt Oak is beneficial to both areas as environmental, social and economic infrastructure can be shared. Moreover, Burnt Oak provides a character model for development in Colindale.
Precedents: Newcastle and Gateshead Gateshead Council and Newcastle City Council adopted a Core Strategy and Urban Core Plan in 2015 to facilitate the co-development of the two areas. The decision to unite the hubs was centred around their distinctive shared landscape, notably their sharing of the River Tyne. The Tyne river crossings, the various river valleys, the dramatic topography, natural landscape and the close proximity of rural and urban landscapes provide some of the most defining characteristics of Gateshead and Newcastle. – Core Strategy and Urban Core Plan for Newcastle and Gateshead Plymouth and South West Devon Plymouth City Council and West Devon Borough Council adopted a Joint Local Plan in 2019 aiming to ensure a mutually supportive relationship between urban, suburban and rural areas as opposed to incoherent and competitive development. This plan aims to expand social, economic and environmental wellbeing outside of the Plymouth urban area.
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Boundary Change Map ling Wat k Par
The Boundary Change Map illustrates the choice of boundary change from the previous AAP to the new, revised AAP. The boundary change encompasses a larger area including a larger stretch of the Silk Stream, more green spaces and the neighbouring centre of Burnt Oak. The boundary change resembles a leaf and follows the natural assets of Colindale and Burnt Oak, rather than follow a rigid, urban morphology. The boundary change will enable two adjacent neighbourhood centres within Colindale and Burnt Oak to be connected by sustainable modal routes through several high-quality green spaces.
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Burnt Oak AAP Previous Boundaries New Boundaries
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Vision In order to develop the new AAP’s vision and focus, the areas existing assets were identified and discussed to inform the final vision.
Connecting existing assets using green infrastructure
Highlight architectural value and materials forming the aesthetic character of the area
Use vibrancy and diversity as a placemaking tool to incorporate varied communities
Colindale and Burnt Oak contain a number of green spaces which are underutilised and unconnected. The AAP provides the opportunity to revitalise and reinvigorate green infrastructure - particularly the green areas around the Silk Stream - to form a network of key venues and spaces. which belong to the community and highlight the existing infrastructure of assets in Colindale
Burnt Oak is characterised by architectural value and materials in the form of burnt wood which Colindale currently lacks. Highlighting, identifying and incorporating architectural value and materials will create an aesthetic character which is a strength in Burnt Oak, but a weakness in Colindale.
Colindale has a vibrant and diverse community represented in local retail and food options. Bang Bang food hall, representing the Asian community, optimises this cultural mix which is present in Colindale. The evolving and unique diversity of Colindale should be maintained and celebrated.
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Vision
A New Vision For Colindale and Burnt Oak
My Colindale and Burnt Oak will have a buzzing central hub where all the action happens. I will wander down my bustling high street to access all the services I need. What’s better, is the smaller neighbourhood hubs I can visit when I just fancy a wander. There will be life on every corner, easy to reach on foot with my baby in her pram.
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By 2021, Colindale will be a vibrant, successful and diverse neighbourhood where people will want to live, work and visit. It will accommodate high quality sustainable developments within four ‘Corridors of Change’ and a new neighbourhood centre. Colindale will become a successful suburb in North London, providing existing and new communities with high quality local services, improved transport and access to enhanced green space and leisure facilities. (Barnet Council, 2010).
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Existing AAP Vision for Colindale:
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My Colindale and Burnt Oak will be the perfect new home for me and my family. Our new build home will be of top quality and beautiful design. The new buildings in my neighbourhood will complement each other to make for an exciting and vibrant mix of styles and aesthetics, that the long-time locals love as much as we do.
Colindale and Burnt Oak will be welcoming and warm places for new and old residents and visitors alike. With an exciting but homely sense of place, the two neighbourhoods will make a wonderful home for a diverse mix of communities. With bustling high streets and neighbourhood centres, there will be leisure and work opportunities for all. Biodiverse and beautiful green and blue spaces will be universally accessible, and above all, environmental sustainability will sit at the heart of life in Colindale and Burnt Oak.
The APP’s vision describes the ambitions and aspirations for Colindale, centred around four corridors of change. The vision presents an atypical strategy of creating a successful, high quality and sustainable neighbourhood. The vision is characterised by generalised aspirations which lack the contextual grounding Colindale deserves.
My Colindale and Burnt Oak will look to the future by embracing environmentally friendly practices and lifestyles. I will feel proud to be part of a neighbourhood that showcases pioneering green technology and design at the local level. My Colindale and Burnt Oak will be built conscientiously, with future generations and the natural environment in mind.
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My Colindale and Burnt Oak will be bursting with a range of leisure, work and residential options for everyone. It will be an inclusive and friendly place to be and live. I’ll see different cultural communities thriving alongside each other with restaurants, shops and community spaces from for all age groups and backgrounds. My Colindale and Burnt Oak will be for everyone.
The vision’s generic wording could be applied to any area in London and does little to describe what will make Colindale distinctive and different by 2021. A localised approach to the vision would unlock a vision which values Colindale and its unique context to shape the accompanying policies and tools. This critique of the existing vision and a shift in policy focus has resulted in the adoption of an alternative vision for the new AAP.
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Policy Map ling Wat k Par
The Policy Map illustrates the ambitions of the new APP under four policy areas which were developed from the weaknesses of the previous APP. The policy areas focus on the existing assets in Colindale and Burnt Oak to contribute to a clearly defined vision. The policies and tools within this document will link Colindale to Burnt Oak through the utilisation of connected green spaces along the Silk Stream to provide a sustainable alternative to Edgware Road. The policies and tools will also create a distinctive character for Colindale, centred around a defined town centre for local retail to thrive.
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The key to these policies’ success is through a unique mechanism in which two or more policies must be enacted on together to ensure the desired aims and outcomes.
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E.g. to ensure the successful delivery of a transport policy an additional housing or green space policy may also have to be acted on to secure the effective delivery of proposals or policy objectives. It will be clearly stated in the policy where this is applicable.
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Green Spaces
Clearly defined areas for high streets / town centres for both Colindale and Burnt Oak to enhance local businesses and services. Modelling much of Burnt Oak’s high street success for Colindale’s new high street.
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Link Colindale, Bristol and Lanacre Avenue, where developments will add retail spaces to create new high streets which are more sustainably located near housing, compared to existing retail on Edgware Road. The Silk Stream will provide a linear cycle and pedestrian connection to link North London suburbs such as Colindale and Burnt Oak.
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Connections and Movements
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Create a green corridor of connected green spaces from Watling Park to Rushgrove Park, following the Silk Stream. These green spaces will be interlinked with new developments to create easily accessible outdoor spaces for residents to use and enjoy.
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Housing Allocated sites for new housing, largely taken from the previous AAP due to a the same housing unit growth aim of 10,000 units
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Evaluation
A three step evaluation process Policy evaluation within the document
Annual Professional Review
Annual Community Review
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Each policy within the document will be evaluated against the four central themes within the vision, defined on the previous page. These central themes are Centres, Character, Sustainability and Diversity. The policies will be rated by a percentage value to determine how well each promotes each element of the vision. It is not expected that every policy must perform well in all four central themes, rather that policies should strongly promote at least 2 themes within the vision to ensure its delivery. Under each policy, potential limitations are outlined to identify potential barriers to delivery. This will allow transparency between stakeholders in how to best tackle these limitations and ensure policies are collaboratively delivered.
A panel of built environment professionals who will monitor and review the progress of development in Colindale and Burnt Oak annually.
Sustainability Policies contributing to space and practices that prioritise environmentally friendly methods and, wherever possible, in line with climate change adaptation and mitigation strategies at higher policy level such as the NPPF. At the same time, policies should maximise economic and social well-being.
Annual professional review panels will consist of the following built environment professionals:
0% = little contribution to sustainability 100% = Large contribution to sustainability Centres Policies contributing to hubs and high streets situated around Colindale and Burnt Oak underground stations, with smaller neighbourhood centres embedded in new residential developments. These centres should be pedestrian friendly with active frontages and an offering of diverse goods and services. 0% = Little contribution to centres 100% = Large contribution to centres Character Polices contributing to unique but cohesive character for the whole area, with new neighbourhoods holding distinct characteristics achieved through a range of architectural features and styles. 0% = Little contribution to character 100% = Large contribution to character Diversity Policies contributing to various elements of diversity including biodiversity, retail diversity and housing size or tenure diversity. 0% = Little contribution to diversity 100% = Large contribution to diversity
A panel of local residents who will comment on development and policy progress, voicing local interests and priorities to influence development. The panel will allow councillors, developers and planners to hear collective resident interests which can inform policy adjustments and reviews over the course of the plan.
The panel will ensure policies are being met and adhered to, or in need of review and adjustment to meet the areas evolving needs. The design review panel will be a post publication control mechanism to evaluate and monitor the effectiveness of the Area Action Plan.
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This post publication engagement and participatory tool will allow local residents to comment on the devel-opment and promote a YIMBY attitude towards the right kinds of developments for existing residents in Colindale and Burnt Oak.
Town Planners Architects Developers Environmental Consultants Highways Consultants Urban Designers Councillors
Diversity
Centre
Character
The three-step evaluation process will ensure policies, which are characterised with certain tools, will be critiqued and monitored from prepublication to post-publication. This will ensure the policies are robust and able to be delivered in line with the AAP’s vision and central themes. The evaluation process will also promote a collaborative and inclusive monitoring and reviewing process, placing built environment and local resident interests at the core of future decision making.
Sustainability
20% 40% 60% 80% Policy Limitations, such as lack of guidance, incentive or control.
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1.Green Space This section outlines the policies relevant to green spaces within Colindale and Burnt Oak. Activation of green assets contributes to local character and promotes natural biodiversity. Additionally, green spaces offer opportunities for activities which promote mental and physical health and well-being. Green spaces also facilitate ecosystem services necessary to mitigate against and adapt to climate change. The following policies have been created to fully utilise local natural features such as the Silk Stream to promote healthy lifestyles and reinforce the natural characteristics of Colindale and Burnt Oak to contribute to the identity and a sense of place in both form and function. •
Objectives of Green Space Policies:
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Provide necessary ecosystem services to mitigate against and adapt to climate change.
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Utilise natural features to enhance a sense of place and the legibility of Colindale and Burnt Oak.
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Promote active transport and improve walkability within and between Colindale and Burnt Oak by creating a network of green spaces.
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Improve local natural biodiversity.
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Currently Inaccessible Green Spaces
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Accessible Parks
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Existing Access Points
Green Space Requiring Modification / Opening Up
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New / Improved Access Points
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Green Space Policies
Examples
Evaluation
Policy 1.1 Guidance Diversity
To utilise green spaces adjacent to the Silk Stream as flood attenuation basins to increase the flood capacity and resilience of Colindale and Burnt Oak from extreme rainfall events.
Centres
This policy aims to put the green assets of Colindale and Burnt Oak to use in response to the climate emergency. Three main areas will be addressed through this policy: Flood resilience, biodiversity, ecosystem services. Some residential areas around the Silk Stream fall under flood zone three and, as such, are at a higher risk of flooding per year. This is still apparent despite Montrose Park currently acting as a flood plain. Increasing flood resilience could protect local infrastructure and limit environmentally harmful surface run-off which may occur. By facilitating flood water in a more creative and resourceful way, there is an opportunity to enhance biodiversity around Colindale and Burnt Oak. This is vital to support healthy and important ecosystem services which have the potential to provide oxygen, air regulation, limit the number of pests, enhance pollination, and improve public health.
Character
Sustainabiltiy
Yanweizhou Park, Jinhua City This park hosts landscaped elements which adapt to high amounts of rainfall, a common annual occurrence in Jinhua, and a projected expectation for the UK from climate change. Permeable surfaces reduce the amount of run-off and allow water to return to the natural watercycle.
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Alterations to the current landscape could have unforeseen impacts on local biodiversity. The area would require an extensive environmental impact assessment and sustainability appraisal to work on a flood zone 3 area, but the desired outcomes increase the environmental viability of this proposal. The recreation ground at Montrose Park may not be used when flood resiliency features are in use following vast amounts of precipitation. However, this could be addressed through innovative and creative mitigation design solutions which offer interactive or alternative uses for the public.
Yanweizhou Park, Jinhua City, China These gardens replaced a floodwall which would previously keep parks dry but destroy the ecosytems below. This kind of adaptation both protects and facilitates ecosystem services in the area. The flood defences are also an addition to the parks unique character.
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Green Space Policies Policy 1.2
Examples
Evaluation
Guidance / Control Diversity
Increase access and legibility of Silk Stream and green spaces through enhancing pedestrian and cycling connections. This is facilitated in conjunction with Connection and Movement policy 3.4.
Centres This policy has two key focuses: to facilitate active transport and to involve green assets in placemaking.
Character
In order to enable the modal shift outlined in Policy 3 Connections and Movement, desirable routes and destinations must be created to encourage people to move on foot or by bicycle.
Sustainabiltiy
The Silk Stream is a strong asset which links Colindale and Burnt Oak, and as such can act as a natural link between the two and has the potential to work as an active transport network link. By making the Silk Stream a key feature in the urban environment by improving its presence, the legibility of Colindale and Burnt Oak can be enhanced for pedestrians and cyclists. It also provides alternative routes for more vulnerable road users compared to busy routes such as Edgware Road and Booth Road.
20% Stream regeneration and access: Cheonggyecheon, Seoul, South Korea Cheonggyecheon was redeveloped to create a recreation space in an area which was previously dominated by vehicles and suffered from severe pollution and was therefore not utilised. The redevelopment increased footfall along the river and provided a footpath and cycle lane. Additionally, the environmental effects of enhancing the ecosystem services and opening up the river led to a reduction in particulate matter in the air. This is in part due to the reduction of traffic lanes. However, in Colindale and Burnt Oak, a reduction in traffic on main through routes and an increase in active transport could see the same effects. The alterations to Cheonggyecheon have also created a local destination due to its contribution to placemaking.
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In order to realise the policy a vast amount of funding must be sourced in order to develop the necessary infrastructure. This may be a challenge in the short term, however, as large sites become developed, they will need to provide funds in the form of CIL contributions in order to help fulfil the plan in full. The policy must be realised in line with other connection and movement policies, as well as Green Space policies in order to make the best use of funds and time. If this does not occur, it may mean that the number of people using the new tube and bus terminal will be limited and the project seen as a failure. Furthermore, the policy will require the full consent of the professional and community review panels in order to make sure that the new station is both functional and sympathetic to the local community’s needs and character of the area.
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Green Space Policies Policy 1.3
Examples
Evaluation
Guidance Diversity
Create a connected network of quality green spaces along the Silk Stream. The Silk Stream’s full potential has not been realised with the ability to enrich local biodiversity and promote healthy lifestyles through walkable routes. The reintroduction of native plants along the stream as well as its green spaces will lead to increased levels of biodiversity, where as clean up efforts will increase aquatic and invertebrate diversity in the stream.
Centres
Character The Silk Stream is a Site of Borough Importance for Nature Conservation, Grade II. Opportunities to support the biodiversity in and around the stream can enhance the sites conservation efforts.
Sustainabiltiy
Biodiversity enhancements also have the potential to mitigate the impacts of human activity such as run-off. Biodiversity can be protected and introduced to the surrounding area through creating urban meadows in the vast grassed areas in Colindale and Burnt Oak. This would also enhance the character of these locations through creating varying scenes and moments in existing open spaces, creating a destination for local users.
20% Urban Meadows: Queen Elizabeth Olympic Park, Stratford, London Urban meadows are a common and low maintenance green space within the Olympic Park, increasing biodiversity and aesthetic value within the bustling park.
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There could be conflict between the types of biodiversity which are able to be delivered and the existing ecosystems. This would require ecological examinations of the area. This could be prevented by ensuring the introduction of native plants only. However, even this could see unprecedented alterations to current ecosystems.
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Green Space
Native Biodiversity
Policy 1.3 will promote the Silk Stream as the key natural feature to link existing green spaces in Colindale and Burnt Oak, while promoting natural biodiversity. The following graphic guides the implementation of policy along the Silk Stream.
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Introducing plants along the stream that enhance the biodiversity. For example, Rugged Robin, native to London’s rivers, is a striking source of nectar for pollinators
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Better Use of Space
The better use of space for planting and biodiversity strategies such as wildflower meadows, rather than absent spaces of grass lawns.
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Access to the Silk Stream and the green space around it is severed at several points across Colindale. We envision opening up all possible routes, including the currently disused link on Egware Road.
Silk Stream Accessible Parks Green Space Requiring Modification / Opening Up Public Health England
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Integrating Assets
By reclaiming the large car park beside Public Health England, we can link the Burnt Oak section to the Colindale section and integrate the high street as well.
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2. Neighbourhood Centre and High Streets This section introduces policies aiming to create neighbourhood centres and vibrant high streets, providing local shops and services for communities in Colindale and Burnt Oak. They have been developed to provide a sense of place and destination within Colindale and Burnt Oak. Centres are concentrated around Colindale and Burnt Oak underground stations, which act as transport nodes for those departing and arriving in Colindale and Burnt Oak. Guidance tools have been employed within this section of the document. This decision was taken because it was deemed necessary to create design guidance for shop units and active fronts to ensure the right kind of neighbourhood centres were created as a result of the APP. These neighbourhood centres need to be vibrant, active and inclusive for business owners, different uses and different users.
Burnt Oak
Objectives of Neighbourhood Centres and High Streets: •
To create vibrant and attractive neighbourhood centres surrounding Colindale and Burnt Oak underground stations.
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To ensure a diverse retail and service offering for users of the high street. This will promote local shopping and sustainable transport modes to and from the high street.
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To attract independent businesses and retailers to locate in Colindale and Burnt Oak.
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To guide the implementation of distinct neighbourhood features which create a bespoke and unique experience for those using Colindale and Burnt Oak’s neighbourhood centres.
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Town Centres Existing Retail Frontages
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Neighbourhood Centre and High Streets Policies Policy 2.1
Examples
Evaluation
Guidance Diversity
To create a spacious, open and attractive public realm for consumer use and active retail fronts. Retail spill out will invite consumer interaction and animate the high street. This practice is already common on Burnt Oak high street and has proven to create a successful, local high street.
Centre
Character
Policy 2.1 models of successful strategies within Burnt Oak’s established high street to apply to Colindale’s new high street on Colindale Avenue. Policy 2.1 aims to ensure a quality shopping experience for all local people. Providing a high street which serves the needs of the local community will reduce residents’ need for private vehicles to access amentities at neighbouring high streets or shopping centres. Creating active retail fronts will create an exciting, vibrant and inviting experience year-round for residents and visitors to Colindale. The precedents illustrate the inspiration of how retail spill out can create successful retail environments and create a sense of destination in a place.
Sustainability
Indoor Markets Precedent Retail spill out is a common practice in London’s indoor markets such as in Brixton Village, seen above. Retail spill out creates a lively, open and inviting user experience where sounds, smells and sights are all available to the user of these spaces.
20% 40% 60% 80% 100% Policy 2.1 promotes a pleasant user experience for those within designated high streets on Colindale Avenue and Watling Avenue. This approach could be limited by the UK’s wetter and colder climate during certain months. While the technique of retail spill out is common in indoor markets yearround, it is less common on outdoor streets. Utilising external covers which can extend over produce and products can ensure that retail spill out can operate in all weather conditions.
Burnt Oak Precedent Many retailers on Burnt Oak high street spill out on to the pavement to display produce and products for high streets users. This ‘spilling out’ on to high street pavements creates an animated and active frontage.
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Neighbourhood Centre and High Streets Policies Policy 2.2
Examples
Evaluation
Guidance
To create flexible retail units within new developments which can be adjusted in size to accommodate different uses and retail demands in an uncertain and evolving retail climate.
Number of Units and Unit Size
1 Unit 200 m2 1 Unit 75 m2 1 Unit 50 m2 3 Units 25m2
Adaptations will be enabled through the addition of partition walls to split spaces into smaller compartments while windows on units will have the ability to be opened on all sides to allow for all units to have easy access to the high street. Alternatively, French windows can be installed on shop fronts to create easy accessibility to the high street.
Diversity
Centre
Character
Ground floor units will be constructed and designed to allow for future flexibility and changing demands for retail in Colindale and Burnt Oak. Policy 2.2 will allow for all retail demands to be accommodated in Colindale and Burnt Oak, creating diversity in the retail offering for residents in North London. With evolving and shifting demands for retail in the face of online shopping and competition from other retail centres in London and further afield, Policy 2.2 will allow for low cost adaptation of units to adjust to retail trends and demands.
Floor Plan
Sustainability
1 Unit 200 m2 2 Units 100 m2
20% 40% 60% 80% 100% Policy 2.2 is effective in encouraging retail diversity in Colindale and Burnt Oak in facilitating vaired amenities within high streets and neighbourhood centres. While retail sustainability will be enhanced under this policy, the costs and responsibilities of unit adaptation may be contested between stakeholders. For example, agreement must be made on whether this is the responsibility of the council, property owner or tenants.
Unit sizes will range from large to small, accommodating a range of retail uses: 400 m2
Medium supermarket i.e. Tesco Metro
200 m2 Small supermarket i.e. Sainsbury’s Local Clothing store Restaurant
2 Units 200 m2
100 m2 Cafe Charity Shop Convenience Store 50 m2 Barber shop Takeaway 25 m2 Street Food stand Market stand
1 Unit 400 m2 Illustrative range of unit sizes and differences in demands from independent and chain retailers on high streets.
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Neighbourhood Centre and High Streets Policies Policy 2.3
Examples
Evaluation
Guidance Diversity
To replicate the convenience kiosk business model outside Burnt Oak underground station and expand the business model to new locations in Colindale to create a unique and distinctive neighbourhood feature.
Centre
Character
Policy 2.3 aims to replicate a popular and distinctive feature within Burnt Oak and apply the idea within Colindale. This policy aims to contribute towards a diverse retail offering, while creating a high street of unique character which contains a bespoke kiosk design.
Sustainability
The kiosk will be catered towards the retail customer in need of affordable and convenient products for on the go. However, occupiers of the kiosks are encouraged to expand this offering for customers in Colindale. The council is committed to funding the creation of these kiosks to provide small enterprise creation within Colindale and Burnt Oak.
Burnt Oak News kiosk is located at the underground station forecourt and was renovated to resonate with Burnt Oak’s identity and name through the use of materials, mimicking Burnt Oak. It acts as a key feature to the forecourt of the station and has contributed to the rejuvenation of the area. This model is to be replicated to establish the entrance and beginning of Colindale Avenue.
20% 40% 60% 80% 100% Policy 2.3 guides the creation of a new and distinctive feature for Colindale. Within a turbulent and unpredictable retail climate, there runs a risk of the consumer need for a convenience kiosk to not be present in 5-10 years. To avoid the permanent vacancy of the kiosks, creative design is encouraged to allow for easy and cheap changes of use such as to street food stands or public toilets.
Colindale’s new kiosk contributes towards the creation of a new civic space, whist the clock tower of the kiosk is a nod to the RAF museum as an integral part of Colindale’s identity. The circular shape provides 360 access, welcoming peoples from all entrances around the space. The materials used for Burnt Oak News will be used to coincide with the linking of the two towns as interchangeable destinations as set out in the policies. This model could be replicated elsewhere in Colindale as an approach to creating new spaces which mimic civic identity and create new destinations within the public realm.
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Neighbourhood Centre and High Streets Policies Policy 2.4
Examples Incentive
Subsidise business rates by 50% for start-ups and independent businesses (A Use Classes) for the first two years of operation when located in the neighbourhood centre zone. This will support a local and dynamic high street and businesses agglomeration, putting independent business interests as a priority.
Diversity
Burnt Oak
Centre
Character
Policy 2.4 aims to utilise council funds to support the high street within Colindale and Burnt Oak. The policy will ensure the sustainable growth of the high street for small to medium enterprises on the high street. The policy will aid and promote a local high street with independent enterprises in A Use Classes. These include:
Colindale
A1 Shops A2 Financial and Professional Services A3 Restaurants and Cafes A4 Drinking Establishments A5 Hot-food Takeaways Map of neighbourhood centre zones located predominantly Colindale and Wadling Avenue.
Policy 2.5
Evaluation
Control and Guidance
20% 40% 60% 80% 100% Policy 2.4 caters for independent business interests over chain business interests. There runs a danger that chain businesses will not locate within Colindale and Burnt Oak, despite their potential contribution to job and skills growth. However, it is deemed that chains on the high street have the financial support to afford standard business rates. Alongside this, in order to create a high street of unique character, independent businesses are more likely to meet this aim and not homogenise centres. Diversity
All new developments situated on Colindale, Bristol and Wadling Avenues must provide active retail frontages on the ground floor level for A Use Classes. Active uses for health, social and community infrastructure would be encouraged above ground floor level in order to create a neighbourhood centre with the goods and services local people need. This supports Policy 3 by increasing footfall through the creation of destinations along the high street.
Centre
Character
Policy 2.5 ensures that significant, new retail provision is provided in the right locations where high streets are anticipated to grow and thrive. Policy 2.5 also guides developments on what types of units could be provided in order to create meaningful neighbourhood centres where all residents can access a diverse service offering. The successful provision of a comprehensive goods and services offering will reduce residents’ needs to visit neighbouring retail centres, promoting local business and retail sustainability.
Sustainability
Sustainability
Examples of ground floor active retail frontages with different uses above ground floor level.
20% 40% 60% 80% 100% Policy 2.5 could lack the specificity of what services are fundamentally needed on the high street under the significant growth of housing units. Planning applications situated on Colindale, Bristol and Watling Avenues will be assessed on what the current and projected need are for goods and services in Colindale and Burnt Oak.
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3. Connections and Movement The following policies aim to mitigate poor congestion and facilitate efficient, sustainable movement within Colindale and Burnt Oak. This will be achieved through a holistic approach to enhancing pedestrian, active transport and public transport movement within and between Colindale and Burnt Oak, as well as to surrounding areas. In turn this will reduce traffic related accidents for pedestrians, cyclists and between private vehicles. The policies will enable the creation of a new linear pedestrian and cyclist connection along the Silk Stream, offering a sustainable alternative to the congested Edgware Road. Colindale underground station will also gain an integrated interchange with increased passenger capacity to cope with the influx of new residents living within 10,000 new homes in Colindale. This will contribute to sustainable transport promotion and create a central hub for Colindale. The holistic approach will be supported by policies within the Housing and Character section alongside the Green Space section to unlock an integrated transport network and modal shift to active transport modes.
Burnt Oak
Lanacre Ave
•
To reduce the dependence on private vehicles through reducing road space available and reassign road space to pedestrians, cyclists and buses.
•
To stimulate a modal shift within Burnt Oak and Colindale thereby improving resident physical and mental health. This will be facilitated through restrictions on new developments ability to incorporate private vehicle parking.
•
g lin
at W
e Av
Bristol Ave
Objectives:
Colindale
To create new links along green corridors to connect Colindale and Burnt Oak. C
Silk Stream / Water
le
da
in ol
e Av
Improved Pedestrian / Public Transport Links
New Pedestrian Route New Cycle Lane
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Connections and Movement Policies Policy 3.1
Examples
Evaluation
Guidance Diversity
To limit congestion, priority should be given to public transport and non-private vehicles on key arteries within Colindale. This can be achieved through a hierarchy of roads and streets which serves specific vehicles. Main routes via Colindale Avenue and Watling Avenue will support public transport, non-private vehicles, and active transport only. Private vehicles will be facilitated for by surrounding key routes, Edgware Road (A5), Colindeep Lane (A5150), Aerodrome Road, and Deansbrook Road (A5109).
Centres
Character
The policy aims to reduce the levels of congestion experienced in Colindale during peak times. By reimagining the road hierarchy, it is possible to provide dedicated bus and pedestrian only routes which will facilitate the improved provision of public transport and active walking/ cycling routes through Colindale and Burnt Oak. By moving private vehicles onto surrounding A roads, previously congested roads are reclaimed for the public, easing congestion and providing new public realm which can be enjoyed by existing and new residents.
Sustainabiltiy
20% Golden Mile, Wellington, New Zealand: The Golden Mile scheme in Wellington, New Zealand, can be used as an example of modal shift due to changes in road hierarchy.
By providing improved access to public transport, as well as connections between Colindale and Burnt Oak via the Silk stream, pedestrians and cyclists will be able to move around the area with greater ease and safety. This will also connect the area to the wider London region as Colindale and Burnt Oak become easily accessible by walking, cycling, bus and tube.
Over the past decade, the city of Wellington has gradually been transforming its downtown business district in order to facilitate increased pedestrian and public transport flows. The Golden Mile is a street that runs through the busy centre and has become the focal point of the project.
The move towards sustainable modes of transport is important in order to improve the area’s air quality and ability to reduce carbon output. Therefore, this policy will bring Burnt Oak and Colindale into the forefront of modal shift change and become an example for other areas in London and around the world.
In early phases, traffic was restricted but never totally banned until recently. By 2021 the street will fully ban private vehicle movement in a scheme coined ‘Let’s get Wellington Moving’. The scheme will pump $6.4 billion into the transformation of the city’s streets in order to encourage public and active transport such as walking and cycling.
40%
60%
80%
100%
The Policy would require a modal shift from private vehicles to public transport, walking and cycling in order to provide the residents of Burnt Oak and Colindale with the full range of benefits. Furthermore, a vast amount of coordination would be required by the Council, public and individual stake holders in order to achieve the full potential of the policy. As the Burnt Oak and Colindale plan develops, funding will be secured from the Mayor of London as well as large developments in the area, this will ease the implementation of the plan through a phasing approach. This phasing approach will limit disruption to residents and businesses in the area as well as allow for a smooth transition from a dominant vehicular mode of transport to a far more sustainable one.
The project aims to shift more people away from using private vehicles and to taking public transport, walking or cycling. This has been aided by the removal of parking lots in the centre over the past decade. It is hoped that the scheme will increase legibility, create a sense of place and increase economic activity along the Golden Mile.
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Connections and Movement Policies Policy 3.2
Examples
Evaluation
Guidance Diversity
To create a transport interchange within Colindale’s new neighbourhood centre. This would be enabled through the creation of a new and expanded transport interchange by Colindale underground station fecilitating increased transport connections, mainly bus routes, and increased capacity of the underground station during peak commuting hours.
Centres
Character Serviced by the Northern line, Colindale station can become overwhelmed with passengers during peak hours. Coupled with the lack of sufficient bus infrastructure, the network is currently strained by high volumes of passengers. This will become a further issue once large sites around Colindale become developed, increasing the total population. Therefore, policy 3.2 aims to improve the capacity of Colindale Underground station and create an integrated transport interchange incorporating bus infrastructure in order to provide passengers with a smooth transition from one mode of transport to another. In addition, the improved connections via the Silk Stream to Burnt Oak and surrounding areas will increase the viability of walking to and from both tube stations during peak hours. This will mean existing and new residents will be able to transit from either Burnt Oak or Colindale tube station with ease. The creation of an integrated transport interchange will solidify Colindale underground station and its surroundings as the hub for the local area.
Sustainabiltiy
20% Vauxhall Interchange, London, England: The interchange created from policy 3.2 should take example from Vauxhall interchange. The design married the bus, tube and mainland train networks forming a busy interchange with striking architecture. The use of distinctive forms in the architecture produces a landmark building providing a sense of arrival in Vauxhall.
40%
60%
80%
100%
In order to realise the policy, a vast amount of funding must be sourced for necessary infrastructure. This presents a challenge in the short term because large sites may become developed before the interchange is completed resulting in worsened capacity problems. Transport funds from TfL will be sourced to kickstart the capacity upgrades to ensure adequate transport provision before new residents move in. Furthermore, the policy will require the full consent of the professional and community review panels to ensure that the new station is both functional and sympathetic to the local community’s needs and local character.
The Naschmarkt, Vienna, Austria: The Interchange created would be a good place for a Street market which could occupy traffic islands. An example of such activities can be seen in Vienna with the Naschmarkt. It serves the needs of locals and tourists whilst occupying a large traffic island in the city, limiting the amount of wasted space.
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Connections and Movement
The new transport interchange will result in an opportunity to cover tube tracks with a green canopy increasing the amount of public realm, connections between developments and space for infrastructure such as cycle lanes.
Design The following design is a depiction of what the council envisages Colindale interchange to potentially look like once the plan is full realised in 2031. The design will not only provide much needed capacity to the station but also enhance the character of the area by incorporating large amounts of green spaces and native planting, creating a bus interchange and establishing a cycle network which spans across Burnt Oak and Colindale.
A new neighbourhood centre will be created, improving legibility and opportunities for the community. An open-air market will bring vitality to the area and increase its liveliness.
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Connections and Movement Policies Policy 3.3
Examples Guidance Diversity
Create a continuous, linear and walkable route along the Silk Stream, connecting Burnt Oak to Colindale. This will form a key connection between neighbourhoods and green spaces in Colindale and Burnt Oak
Centres
Moving between Burnt Oak and Colindale can be challenging when travelling by foot or bicycle. Roads connecting the two stations are well placed, however, they can become congested during peak times.
Character
Therefore, the policy will directly connect the two neighbourhood centres following the natural feature of the Silk Stream to provide an alternative route from Edgware Road. This will be a safe and well-designed route which will increase the flow of pedestrians between the two tube stations. It will also improve the connectivity of the area in general by weaving in existing connections to housing estates.
Sustainabiltiy
20% The High Line, New York, USA:
Policy 3.4
Evaluation
Guidance
The High Line, a linear park, runs through the centre of New York City connecting multiple districts and serving as a key pedestrian and tourist route through the city. The park uses disused rail infrastructure and runs for 1.45 miles. It incorporates native planting to increase biodiversity in the area.
40%
60%
80%
100%
In order to fulfil the policy, land will need to be reclaimed from parking lots, this will require the cooperation of landowners such as Public Health England. This could delay the project from commencing due to disputes over compensation and deliberation with land owners.
Diversity
Active transport is to be facilitated and encouraged through a supporting cycle network via green spaces and key routes connecting Colindale Avenue and Watling Avenue.
Centres
In addition to improvements along the Silk Stream, the area will be connected East to West via improved cycle routes. These will be connected to the new Silk Stream walkway which will improve connectivity between Colindale and Burnt Oak.
Character
The cycle routes will provide an alternative, safe mode of transport for existing and new residents. Future developments along these routes will be encouraged to weave the network through their sites in order to provide residents with attractive and legible cycle routes through development and the area as a whole. All new developments should provide legible cycle networks, these should integrate into the wider Burnt Oak and Colindale cycle network.
Sustainabiltiy
20% New Copenhagen cycle network, Copenhagen, Denmark: Copenhagen should be used as an example of the creation of an efficient cycle network. The network traverses the city through its streets and sometimes strays over water and built land in order to increase connections and provide citizens with alternative options to the car. In 2016, 29% of all trips and 41% of work or study trips were conducted by bicycle.
40%
60%
80%
100%
In order for policy 3.4 to be successful, developers and the council will need to provide supporting cycle infrastructure in the area, for example stands and shelters, which can be used by cyclists during different periods of the year. Supporting policies in the Housing and Character section will ensure cycle storage and infrastructure is incorporated into new residential neighbourhoods.
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Connections and Movement Policies Policy 3.5
Examples
Evaluation
Guidance Diversity
The roundabout located east on Colindale Avenue connecting Aerodrome Road, Grahame Park Way, and Eagle Drive will be removed and redeveloped to enhance the public realm. This will be achieved by blocking and removing the eastern curve of the roundabout diverting traffic around the space, enhancing the pedestrian experience and improving road safety.
Centres
Character
In order to reduce vehicular movement and disincentivise driving through Colindale, it is necessary to implement restrictions to vehicular movement on the current road network. As well as providing additional public realm for current and future residents to enjoy, this action would support allocation of roads to sustainable transport modes including buses, bikes and pedestrians. The additional space would be used in order to improve cycle and pedestrian routes and enhance the character of the area by increasing sign posting and legibility leading up to the RAF museum. Residents and visitors would be able to enjoy the new public realm and improved walking and cycling routes. Reducing vehicular traffic around Colindale wouldl also help to reduce air pollution levels and increase the probability of healthier lifestyle choices facilitated by safer routes through Colindale and towards Burnt Oak.
Sustainabiltiy
20% Old Street Roundabout, London, England: TFL proposed the redevelopment of the Old street Roundabout in early 2019 in order to shift private vehicle users to active and public forms of transport. It is hoped that more people will walk and cycle through the area, as well as use public transport, due to the new design to reclaim road for public space, cycle and bus lanes.
40%
60%
80%
100%
In order to succeed, policy 3.5 should be implemented early on in the development of the area. This is to kickstart a modal shift away from private vehicles and promote residents switching to sustainable transport modes However, it is also important that the policy is implemented in tandem with other policies set out in the plan in order to ensure the full success if limiting vehicular traffic through Colindale. Furthermore, the Council will have to work closely with stake holders and local residents in order to limit the disruption that the works to the roundabout would create.
Elephant and Castle roundabout, London, England: Similarly, the Elephant and Castle roundabout redevelopment was sparked due high levels of traffic related deaths and injuries. Results are yet to be shown due to the relatively young age of the scheme, however by blocking one side of the roundabout, turning it into a two-way traffic system and reducing speed limits to 20mph TFL aimed to reduce traffic related incidents.
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Connections and Movement
Welcoming environments will open up and establish the entrance of the high street through the establishment of small local businesses and walkable destinations.
The following visualisation provides an idea of what the council would be looking to achieve with policy 3.5. Existing natural assets such as mature trees near current vehicle infrastructure will contribute towards placemaking efforts which support new Connections and Movement policies.
The kiosk establishes the beginning of Colindale Avenue and creates a destination at the reclaimed roundabout which resonates with the identity of Colindale in the setting of a new civic space.
Pedestrian and cycling prioritisation facilitate a shift from motorised transport use to more active and sustainable transport modes in areas previously dominated by cars.
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4. Housing and Character This section introduces policies aiming to deliver housing for future and existing residents, alongside creating a distinctive character for Colindale and Burnt Oak. They have been developed to ensure the Mayor of London’s aim of creating 10,000 new homes in Colindale are delivered by the end of this plan. As well as this numeric aim, the policies aim to deliver neighbourhoods where people of all backgrounds want to live and where residents can easily travel to and from their homes in a sustainable way. The policies also promote a distinctive character within Colindale and Burnt Oak in the face of large redevelopment of several key sites.
Burnt Oak
Design guidance has been incorporated into this policy section to ensure a distinctive character is introduced into Colindale. It was deemed from task 1 that the homogenous architecture styles of new development were hindering Colindale’s ability to have a unique and identifiable North London neighbourhood. Therefore, it was deemed necessary to incorporate design guidance within policies to ensure new development promotes unique and consistent design elements across developments, while maintaining architectural diversity, Objectives of Housing and Character: •
To deliver 10,000 new housing units of diverse sizes and tenure mix.
•
To ensure new residential developments are easily accessible by sustainable transport modes, with the appropriate infrastructure in place.
•
To develop a unique character amongst new residential developments which will aid Colindale’s ability to be an easily recognisable North London centre.
•
To incentivise the incorporation of environmentally sustainable features within Colindale and Burnt Oak’s new housing to ensure a reduced carbon future,
Colindale
Housing Sites Allocated
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Housing and Character Policies Policy 4.1
Examples
Evaluation
Guidance
To meet the Mayor of London’s housing target for 10,000 new homes in Colindale, several sites are designated for development. The designation of new development sites of sufficient size and density will ensure the area’s ability to meet this ambitious target ,while creating neighbourhoods of diverse housing size and typology.
Diversity
Centre
Burnt Oak
Character
Policy 4.1 outlines the broad aim of how many new housing units will be established within Colindale. These new homes should cater for a mix of groups in society resulting in varying unit sizes and types. Unit size mix will be judged on how many bedrooms each unit has. It is expected that all large developments should provide a range of unit sizes from 1 to 5-bedroom properties.
Sustainability
Colindale
20% 40% 60% 80% 100% Policy 4.1 could suffer from a lack of specificity regarding what the expected breakdowns of the number of unit sizes and types in each development. This has not been specified because it is deemed this expectation should be considered on a site by site basis in relation to nearby infrastructure. For instance, a site which is situated next to or near schools would be expected to provide more houses of size 3 bed or more for families.
Unit types include a range of housing types including townhouses with private green space, apartments, studios and housing designed for disabled residents. Map of housing sites in Colindale and Burnt Oak.
Policy 4.2
Control and Guidance Diversity
To ensure there is a diverse tenure mix, all developments are expected to provide 50% afforable housing within new developments. This will contribute towards Colindale and Burnt Oak’s ability to sustainably house residents from all income backgrounds.
50% 50%
Policy 4.2 controls the amount of tenure types within new developments in Colindale and Burnt Oak. It is expected that new developments will provide a minimum of 50% affordable housing and 50% private housing. Affordable housing will be expected to be delivered for 70% social rent and 30% joint ownership in order to create a spectrum of housing offering to suit all resident’s needs. Developments should aim to mix housing tenures within the same blocks to avoid spatial segregation and promote an inclusive and diverse neighbourhood.
PRIVATE MARKET
Centre AFFORDABLE HOUSING
Character
70% SOCIAL RENT 30% JOINT OWNERSHIP
Diagram to illustrate the tenure mix which all developments should adhere to.
Sustainability
20% 40% 60% 80% 100% Policy 4.2 is a strict control measure to ensure developers provide a diverse tenure offering in Colindale and Burnt Oak. However, questions arise on who will contribute to this affordable housing offering. Multiple funding avenues including the Mayor of London’s affordable housing capital funds will be targeted to help provide a significant boost of affordable housing, not only in Colindale and Burnt Oak, but London as a whole.
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Housing and Character Policies Policy 4.3
Examples
Evaluation
Guidance Diversity
New housing developments should incorporate natural materials and colours into the design of buildings to connect new neighbourhoods with valuable natural features within Colindale and Burnt Oak.
Centre
Policy 4.3 ensures all new housing developments follow a similar character in regard to utilising natural building materials. This strategy will ensure a distinct area identity which connects with the natural, green spaces which span Colindale and Burnt Oak along the Silk Stream. Natural building materials are already common in Burnt Oak where burnt wood clads a number of residential and commercial premises creating a distinct area character which is lacking in neighbouring Colindale.
Policy 4.4
Character
Sustainability
Examples of natural materials which are commonly used for cladding buildings, including slate, stone, wood, bamboo and green walls.
20% 40% 60% 80% 100% Policy 4.3 could create an architecturally homogenous area with the use of similar materials on every new build property. However, the wide range of natural materials available, alongside the existing urban fabric, will ensure variety and diversity of sustainable and natural building materials used to clad new developments.
Guidance Diversity
New neighbourhoods must promote sustainable transport, namely walking and cycling. This is to be supported through the delivery of effective wayfinding and inclusive walkable shared spaces.
Centre
Character
Policy 4.4 guides public realm to prioritise sustainable transport modes through walking and cycling legibility. Wayfinding will enable new neighbourhood centres to be more easily located for local residents and visitors. Walkable shared surfaces will provide an enhanced pedestrian experience for local residents, encouraging walking over private vehicle use.
Sustainability
Left: Creative and vibrant wayfinding in Stratford, East London to guide street users towards local landmarks and services. Right: Shared surface within high quality public realm in Poynton, Cheshire.
20% 40% 60% 80% 100% Policy 4.4 could be limited in regard to lack of funding to create a widespread and effective wayfinding and shared surface network. Funding avenues from Transport for London and Mayor of London will be sought and investigated to ensure sustainable transport is delivered for a zerocarbon future in London.
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Housing and Character Policies Policy 4.5
Examples
Evaluation
Incentive
Large-scale developments incorporating green infrastructure will be able to build 10% more units per development. Integrated green infrastructure incorporated into developments of 50 or more units can unlock the ability to build more units.
Diversity Integrated Green Infrastructure
% Centre
Sustainable Urban Drainage
2
Policy 4.5 grants additional units based on the number of integrated green infrastructure interventions implemented. Each integrated green infrastructure intervention grants an extra 2% more units per development.
Green Roofs
2
For instance, a development incorporating green roofs into its 500-unit scheme would then be allowed to build 10 additional units due to the provision of an integrated green infrastructure intervention.
Green Walls
2
Sustainability
Permeable Paving
2
Rain Gardens
2
20% 40% 60% 80% 100% Policy 4.5 has potential limitations in that the 2% increase in the number of units is not a large enough incentive to attract developers to incorporate green infrastructure within developments. However, statutory environmental impact assessments as part of the planning application process will support the implementation of this policy.
Policy 4.6
Character
Control and Guidance
To address existing congestion and air quality in Colindale and Burnt Oak, all new residential developments will not be permitted to provide resident parking, excluding blue badge and delivery spaces. However, in order to promote sustainable modes of transport all developments must provide a minimum requirement of resident and visitor bike storage in the following configuration:
Policy 4.6 is designed to mitigate the potential detrimental impact on congestion and air quality if new residential developments provided private vehicle parking. The policy controls the implementation of private vehicles in order to ensure current congestion is not worsened through the construction of 10,000 new homes. Guidance provides developers with an alternative option to promote sustainable transport modes which will be significantly expanded under connection and movement policies.
Diversity Unit Size
Number of Bike Spaces
1 Bed Unit
0.5
2 Bed Unit
1
3 Bed Unit
2
Sustainability
4 Bed Unit
3
Visitor Parking per 5 Units
1
20% 40% 60% 80% 100% Policy 4.6 could be viewed as extremely radical in regard to limiting the number of car parking spaces in new developments in relation to Colindale and Burnt Oak being located just outside of central London. However, a radical approach is needed in order to address severe congestion and the climate emergency facing London and the UK.
Centre
Character
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Housing and Character Policies Policy 4.7
Examples
Evaluation
Control Diversity
Developers are required to contribute financially to supporting transport infrastructure as stated in Connections and Movement Policies
Centre
Character
The development of Policy 4.7 allows for the significant increase in housing in Colindale (10,000 new homes) to be controlled and monitored to ensure sustainable transport modes and policies are delivered in Colindale and Burnt Oak. The severe congestion and air quality within Colindale warrant a strong control measure to ensure new housing delivers and encourages more sustainable transport modes such as public transport, walking and cycling.
Sustainability
Developer contributions will allow for transport improvements outlined in the Connections and Movement sections, including a new transport interchange at Colindale Underground Station.
Policy 4.8
Control Diversity
New residential developments must facilitate the provision of space for local amenities and basic community services. If space cannot be provided on site, developers will need to provide a substantial monetary contribution in order for the council to locate similar services in alternative locations, this would be calculated at the time of the application.
Centre
Character
Policy 4.8 provides guidance on new residential developments to ensure that these developments are equipped with the local amenities and community services necessary for a sustainable, local neighbourhood. Local amenities and community services include: • •
20% 40% 60% 80% 100% Policy 4.7 lacks a specific statement of what the documents expectations of financial contributions are. The uncertainty of development viability in relation to control tools was the reason for not stating a specific monetary value. The policy is deemed to be utilised on a case by case basis.
Sustainability
Retail units for the provision of cafes and small grocery stores. Space for community services such as dental and GP practices or community halls.
The provision of these facilities will ensure sustainable local neighbourhoods equipped with amenities and services within walking distance for local residents, rather than distances requiring private vehicle modes.
Example of existing local amenities in Colindale which provide easy and convenient retail amenity for local residents in Colindale.
20% 40% 60% 80% 100% Policy 4.8 attempts to ensure social sustainability and micro-centres within new developments. The policy risks placing too much pressure on developers, risking financial viability of residential developments. However, the promotion of mixed uses ensures that neighbourhoods are suitably served by local retail and amenity options.
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Conclusions This alternative AAP has presented a series of policies to ensure the healthy and viable development of Colindale and Burnt Oak over an 11-year period, from 2020-2031. Aspirations for vibrant community centres, a tangible and welcoming local character, sustainable design and practices, and diversity of activities and communities will be achieved through the proposed policies. A mix of guidance, incentive and control policy tools have been employed to offer a cohesive yet comprehensive development framework that both accommodates a large population increase and caters for existing communities. The decision to include Burnt Oak into the AAP boundary is founded in the thinking that connecting the two neighbourhoods, rather than creating divisions between the two is a more sustainable way of urban planning. As a means for sharing resources, opportunities and development pressures between the two areas, connecting Colindale and Burnt Oak as development partners ensures a higher standard of living across the two in the future. Moreover, this document’s focus on ecological flows as connectors rather than harsh boundaries serves to create links between the two areas. All policies presented under the sections Green Policies, Neighbourhood Centres and High Streets, Connections and Movement, and Housing and Character, aim to maximise a feeling of coherence across the AAP boundary by focusing development on existing and enhanced green and blue areas, existing and enhanced commercial and community hubs, increasing connections and legibility, and creating an exciting but grounded local character. Where possible, examples of successful development in accordance with these goals in Burnt Oak have been translated into policy for Colindale. As such, Burnt Oak has acted as a host in the design of Colindale’s local character.
Monitoring Proper review and monitoring processes are an integral part of this AAP to gauge the success of policies and adjust them as appropriate in order to achieve the presented vision for Colindale and Burnt Oak. Monitoring should take the form of formal reports upon the completion of each phase and regular meetings between stakeholders (including community groups) in order for official feedback and complaints to be formerly heard. End of phase reports should include any unexpected difficulties encountered during the phase and make recommendations for the following phase to consider. A final report upon completion of the last phase should be the first to consider in full the impact of policies on areas including public health, transport habits, local energy efficiency, air quality, economic vitality, public welfare, public wellbeing, and social housing among other areas. Further reports should be conducted once every 5 years to monitor the long-term success of the AAP policies.
Funding Funding the policies presented in this AAP is possible through a combination of public and private funding through various channels. Moreover, as many policies will be achieved through residential development, private developers and housing associations are required to contribute funding to wider policies objectives. Potential sources of funding include: - The Greener City Fund, Greater London Authority - The Estate Regeneration Fund, Central Government - The Clean Growth Fund, Central Government - The Good Growth Fund, Greater London Authority - The Commissioning Fund, Greater London Authority - The Climate Action Fund, The National Lottery Community Fund - The Partnership Fund, The National Lottery Community Fund
This AAP has aimed to present innovative but realistic policies that achieve truly sustainable social, economic and environmental development in Colindale and Burnt Oak. The document has employed different policy tools as required to ensure a balance between variation and creativity in urban design and coherence and compliance in safeguarding a greener future for all. These policies will make Colindale and Burnt Oak a pleasant place to live, work and be for both existing and future communities and maintain and enhance its social, cultural, economic and environmental assets for the future.
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Phasing Phase 1: 2020 - 2023
Phase 2: 2024 - 2027
Phase 3: 2028 - 2031
The first phase will focus on laying the ground work for the future expansion of Colindale and Burnt Oak.
The second phase of the plan will focus on the further connecting Colindale and Burnt Oak as well as key infrastructure projects.
As the plan reaches its final phases, Colindale and Burnt Oak will become fully intertwined and connected via the Silk Stream.
Green Policies: The redevelopment of Montrose Park will initiate the improvement of biodiversity and flood water attenuation in the area. This work will be carried out in conjunction with improvements to the connections to Colindale from Montrose Avenue.
Green Policies: The Silk Stream Park, located near Burnt Oak, will be redeveloped and connections extended into the newly redeveloped neighbourhood centre.
Green Policies: Access to surrounding parks and green spaces will be improved and the final phase of transforming the Silk Stream will commence improving connections and biodiversity in the area.
Neighbourhood Centres and High Streets: The Burnt Oak neighbourhood Centre will be redeveloped in order to provide residents with a new neighbourhood centre.
Neighbourhood Centres and High Streets: A new centre for the Grahame Park way estate will be developed for the community.
Neighbourhood Centres and High Streets: Work will focus around the Colindale neighbourhood centre in preparation for influx of residents. Connections and movement: The Roundabout connecting key streets in Colindale, as well as Montrose Avenue, kick-starting the transition away from private vehicles. Housing: Development of key sites around the existing Colindale station will occur given the current capacity of the station.
Connections and movement: The full redevelopment of Colindale station will occur as to increase passenger capacity. Colindale Avenue will become fully transformed to reduce comfort of driving through the area further. Housing: Sites found at either end of Colindale Avenue will be redeveloped in order to provide new housing for existing and future residents.
Connections and movement: A cycle lane running from Burnt Oak, past Colindale and towards the Brent reservoir will be realised. Linacre Avenue will connect the two transport roads of Colindale and Montrose Avenue. Housing: The largest site in Colindale, the Grahame park way Estate, will commence redevelopment as capacity of tube stations and connections between Colindale and Burnt Oak is increased.
Accessible Parks
Currently Inaccessible Green Spaces
SUDs
Cycle Lane
Green Space Requiring Modification / Opening Up
Allotments
Existing Access Points
New / Improved Access Points
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Conduct of Group Work At the beginning of task 2, we were confident in our ability to create a high-quality document due to our prior experience with working with one another in term 1. We started off by outlining and discussing the weaknesses of the AAP which we identified in task 1. From here, we started brainstorming potential avenues of focus for our new document for task 2. We were particularly interested in how the Silk Stream was underutilised in the existing AAP and how this could be a guiding feature of the project. This proposition excited all group members. We all agreed to continue to use an AAP format for our new document because of the existing aims that the Mayor of London has placed for Colindale with 10,000 new homes and 500 new jobs. As our progress continued, we all agreed that the boundary of the plan had to change as we felt the boundary felt arbitrary under the four corridors of change. However, we disagreed on where this boundary should fall. Some groups members wanted to expand the boundary towards Edgware Road while others wanted to expand the boundary towards Burnt Oak underground station. After deliberation, we took the collective decision to expand the boundary north towards Burnt Oak due to the natural feature of the Silk Stream, creating a clear link between Colindale and Burnt Oak. The Silk Stream is what makes Colindale and Burnt Oak similar and made sense within our chosen narrative for the new AAP. After agreeing on a new boundary which included Burnt Oak, we took a group fieldtrip to Burnt Oak on March 10th and walked along the Silk Stream to gain an impression on Burnt Oak and its relationship to neighbouring Colindale. The trip was extremely helpful for us because it unveiled the current relationship green spaces have with the Silk Stream and the potential our initial ideas could have for the area. After determining the boundary, we approached the document through outlining a preliminary structure. We approached disagreements on how to structure the document. Some group members felt it was sensible to structure the document alongside the marking criteria, where analysis of the document would come before the introduction of any original content. Other group members felt it would be better to compare and contrast the prior APP with the new APP within the same document sections. Our tutor took the stance that continually comparing the new APP to the old APP would be the best approach for the document. Taking our tutors view into account, we settled on a compromise for all group members where the vision and objectives of the old APP and our new APP would appear in the same section of the document to allow for easy comparison between the two documents. But we decided to keep the policy section as solely our policies, without comparison to the old APP. We also had strong deliberations over how much original urban design work the revised AAP should contain. As all group members are enrolled on the MSc Urban Design and City Planning masters, it felt natural for some group members to favour creating more original urban design proposals. On the other hand, some group members felt the project was better suited to drafting policy as this was in line with the documents analysed in task 1. With some confusion around how much original urban design work should be incorporated into the project, we consulted our tutor for further clarification. Voicing our concerns and confusions to our tutor allowed for appropriate guidance on how to best tackle task 2. After some guidance from our tutor, we decided to draft our policies and, from there,
we could draft original urban design graphics to accompany policies which demanded these types of visualisations. Lydia took the lead role in drafting up the new vision and guiding principles for the project. Tomasz, Ben and Martha finalised policies under the four main strategies of the revised AAP. The designation of these policies led to the subsequent designation of work based off the gathering of precedents and production of graphics. Matt created a template for the document so all group members could create consistent page layouts and graphics for the final submission. At this stage, we felt we were on track for the final deadline. On March 13th, UCL suspended all face to face teaching due to the risk posed by the coronavirus outbreak within the UK. In the wake of the coronavirus pandemic, our group deliberated the best route of communication and method for completing the assignment for 25th March. Initially, we determined that due to the good health and young age of all our group members, that we would continue to meet in person as we deemed the productivity of group work to be more effective in person, rather than over video call. We had a very productive face to face meeting on 16th March. On the day, we took appropriate precautions and safety measures to ensure the safety of all group members under these exceptional circumstances. However, after this face to face meeting, we took the decision to start meeting over skype due to new government advice issued on the evening of 16th March, to work from home wherever possible. Under these increasingly uncertain and volatile times, group members stayed at home in self-isolation or moved back to their family homes outside of London. This brought new challenges for communication, where the dynamism and effectiveness of face to face communication was now not an option. Alongside this, challenges arose surrounding motivation to do university work under the COVID-19 outbreak due to stress and anxiety. This resulted in the group deciding to utilise the full length of the assignment extension (8th April) to ensure that the report was of a high quality, despite mental health strains caused by COVID-19. From this point, several group video calls were made to discuss and compile pages for the final report. We found that particular tasks, such as group discussion regarding graphics, would take much longer due to the constraints of video calls whereby only one person could display their screen at one time to show their thoughts. On an urban design course where using physical and printed materials to facilitate discussion is the norm, this proved extremely challenging for group members. To mitigate this, group members allocated longer periods for skype calls to ensure everyone could display and discuss their ideas within skype meetings. Overall, we were very happy with the conduct of group work for this project. Despite disagreements, we navigated these disagreements in a professional way which avoided personal upset or discomfort. We took the view that disagreement was more like debate, a different point of view which needs careful deliberation and weighing up the pros and cons of everyone’s approach. Despite severe circumstances affecting the final weeks of the project, working over video call brought new challenges which we believe we navigated to the best of our ability. We are happy with our final outcome with every group member significantly contributing to idea generation, graphic presentation and written elements of the project.
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