West end Lane to FinchLey Road - Principles for a new place - draft supplementary Planning document January 2021 - Amazon AWS
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West End Lane to
Finchley Road
Principles for a new place
Draft Supplementary Planning Document
January 2021
1
CONTENTS
1. Introduction 6
2. The guidance: purpose and status 7
3. Vision and objectives 8
A New Place 12
A Different Pace 19
A Sustainable and Resilient Place 22
4. Area and Site Context 26
Area and Site Analysis 27
Local Engagement 40
Policy Context 42
2 3
To Hampstead
Fortune Green
Finchley Road
& Frognal
West Hampstead
West End Lane
Thameslink SPD AREA
West Hampstead
OVERGROUND
Finchley Road
STATION
West Hampstead
STATION
Finchley Road
South Hampstead
Swiss Cottage
4 5
1.0 Introduction 2.0 The guidance: purpose and status
1.1 The focus of this planning guidance is this into sharper focus. This has revealed a 2.1 This document is intended to provide co-ordinated and “joined-up” are encouraged so
the land and sites stretching from Finchley Road number of inequalities and impacts; meaning planning guidance and master planning they can resolve existing problems and improve
town centre to the east through Blackburn Road that not only is the nature of shopping and principles to help guide future development of integration with the wider area. The objectives
to West End Lane. Including the O2 Centre, its leisure being re-evaluated, but also the way this important area. It builds on established and principles identified later on are therefore
associated car parking, Homebase retail store we live, work and travel, not only now, but in adopted planning policies and priorities for the intentionally focussed on some key themes and
and neighbouring Audi/VW car showroom sites the future. Alongside meeting the challenges of O2 Car Park site and West Hampstead growth opportunities that emerge from an assessment
there is a major opportunity for redevelopment climate change, the resultant implications and area, including the Camden Local Plan(2017) of the local context and nature of the area and
to create a new place. Landsec, the O2 Centre issues that need to be addressed range from the Site Allocations Development Plan (2013) and surroundings and associated key issues and
and Homebase site owners, are planning to way new homes and workplaces are designed; Neighbourhood Plan (2015). priorities identified through related policies,
bring forward comprehensive development the sustainability of the delivery, distribution and aspirations and local community engagement.
proposals for this significant area. The owners supply chains of goods and services; future car 2.2 The wider O2 Centre site, adjacent
of the showrooms, 11,13 and Nido use; and the creation of the streets and spaces car showrooms, former Asher House site on 2.5 As such, this document is not intended
student housing on Blackburn Road are also at that make walking and cycling easier and safer. Blackburn Road (now the Clockwork Factory) to cover all the planning policies and standards
different stages in considering future and 11 Blackburn Road have also been put that may be relevant to future development set
redevelopment options. 1.4 This also opens up the opportunity forward by their respective owners for future out elsewhere, nor intended to create new policy
to consider the role and future of the O2 site allocations in a new Site Allocations Local or allocate land, so it is being produced as
1.2 With significant and comprehensive Centre itself. Its inclusion, as part of a more Plan being prepared and subject of initial supplementary guidance.
redevelopment now being considered, it is comprehensive approach to redevelopment, public consultation in 2020. With this parallel
proposed to bring forward complementary could crucially open up substantial opportunities production of a new plan, which will provide 2.6 With initial engagement with the
guidance to support the opportunities for an to reassess, reshape and enhance the updated and more specific policy guidance on Neighbourhood Development Forum,
integrated approach to proposals that can attractiveness and accessibility of the shopping, the development and use of land in the area, landowners and other local stakeholders on
deliver a range of public benefits. These recreational, employment and community “offer” this guidance is intended to complement these the emerging draft guidance, and following
benefits should help to meet our Camden within new development to existing and future evolving area and site policies and elaborate on wider public consultation and any necessary
Plan ambitions, relevant Development Plan local residents. It could also help create a higher existing policies rather than duplicate them. revisions, it is planned to adopt the document
policies and aspirations of the Fortune Green quality and improved forms of development. as a Supplementary Planning Document (SPD)
and West Hampstead Neighbourhood Plan in 2.3 This guidance is therefore focussed on in Summer 2021. Drawing on the greater
relation to the O2 Centre site and its immediate 1.5 Importantly, whilst sites are in different the area between West End Lane and Finchley recognition of the role of design and “place”
surroundings. ownerships, redevelopment options and Road covering these sites to establish and in national and adopted development plan
design approaches should not be considered illustrate some key principles and desirable policies and guidance, it will not have the
1.3 There is policy support for the in isolation. They should consider how they development outcomes for design teams weight of adopted development plan policies
opportunities and principles of intensification will contribute to a more inclusive and inviting and developers to use in working up future in the London Plan, Camden Local Plan, Site
in identified growth areas, such as West new place that together help integrate new proposals that support the overarching vision. Allocations Plan and local Neighbourhood Plan.
Hampstead, and town centres and for development with existing neighbourhoods and However, the principles illustrated are not fixed However, once adopted it will have weight as a
significant mixed use development, in particular opens up benefits to the wider local community. or inflexible and are intended to encourage and “material consideration” in assessing the quality
for optimising the delivery of new housing. This includes successfully delivering better guide others in coming up with creative and of proposals as they evolve and are submitted
However, changing patterns of shopping in a accessibility, more attractive routes and spaces, successful design solutions for proposals as as planning applications.
pre-Covid pandemic world were already posing and the facilities needed alongside proposed they come forward.
questions over the future nature of high streets new uses in a coordinated and comprehensive
and town centres and the pandemic has brought way. 2.4 It also aims to guide the complementary
evolution of future development and
improvement project proposals around the SPD
area and to support comprehensive approaches
and collaboration between landowners and
with other stakeholders, including Network Rail
(NR) , Transport for London (TfL) and London
Underground(LUL). Schemes that are
6 7
VISION OBJECTIVES
Comprehensive development and intensification of an insular, low
With sustainability and health and well-being a common thread,
density and poorly connected place should create a new residential
and taking key messages, shared priorities and aspirations
neighbourhood with different types of housing, including affordable
outlined in policies, and expressed through engagement, three
homes, that connects West End Lane and Finchley Road…
closely interrelated overarching themes have been identified on
…with variety in uses and activities, creating new which our vision, objectives and principles have been based.
opportunities for living, working, shopping, social interaction
and supporting health and well-being...
…enhancing and integrating the existing town centres A NEW PLACE
of West Hampstead and Finchley Road, neighbourhoods
and an enviable transport network…
…linked by direct and environmentally friendly walking routes and a A DIFFERENT PACE
vastly more attractive and inviting public realm,
a network of inclusive new green spaces
and improved connectivity, where the dominance of the A sustainable and
car gives way to priority for pedestrians and cyclists... resilient place
… that all positively combine to create
a successful and sustainable new place
where shops, places to work and community infrastructure
FIN
are on the doorstep of not just a new socially diverse
CH
LEY
WEST END LANE
residential neighbourhood, but also benefit existing neighbourhoods
RO
AD
8 9
CE
PLA
EW
N
A We
st
End
Lan
e
FINCH
LEY
West Hampstead
Thameslink
ROAD
West Hampstead
Overground
WEST END LANE
Finchley Road
Station
West Hampstead
Station
E
AC
PL
T
RESILIEN
E
D
C
AN
PA
L
E
T
A B
N
E
E R A S U S TA I N
10
F 11
A DIF
Create a new neighbourhood
• Development must be based on a strong and • A new place of distinct and diverse areas in
creative vision to deliver a new urban place terms of design, uses and activity builds on
that positively responds to and integrates the varying characters, scale and nature of
contrasting neighbouring areas adjoining areas and town centres.
• Through intensification, excellent design and • Existing neighbourhoods and town centres
architecture a new neighbourhood should should become more connected by a direct
establish its own qualities and identity and attractive east-west walking route
• Development should be comprehensive through a new neighbourhood
and “joined up” and by making far more
effective use of land ensure that the delivery
of tangible benefits to the wider area can be
realised
• A new neighbourhood should be a place
that is diverse, welcoming, inclusive and
accessible to all and not a gated community
A new Place
A new mixed use neighbourhood with its own
distinct character: that integrates seamlessly
into the wider city; that is a more outward
looking and inclusive place of exceptional
quality; and a contemporary and vibrant new
neighbourhood for living and working, which
also benefits neighbouring communities and
town centres Camden Goods Yard
- Allies and Morrison
New affordable homes and community play facilities as
part of Central Somers Town, Adam Khan Architects
We
st
End
Lan
e
Fin
West Hampstead Thameslink
ch
le
yR
oa
d
West Hampstead
Overground
Finchley Road
Station
West Hampstead
Station
12 13
A new mixed use place ENHANCED VITALITY OF FINCHLEY ROAD AND WEST
END LANE TOWN CENTRES
• A residential led mixed –use place can be • The mix should include replacement and • Development should contribute to West End • A new residential and working population
created where the potential for new housing new uses and activities such as workspaces Lane and Finchley Road as distinct centres should create a new customer base and
is optimised and development provides and jobs, shops and supporting social and with different functions, characters and choice wider catchment supporting each town centre
significant new housing of different types, community infrastructure, including health of shops and services that see each centre thrive in their own ways, where more people
including family sized homes and genuinely facilities, where new demands are created benefit from a wider and more connected new can be attracted to shop locally
affordable housing at social rent levels • A denser mix of uses and activities should neighbourhood area • Development and associated public realm
• Redevelopment of the O2 Centre as create more engaging, active and safer • A chance to create and integrate existing improvements, including a high quality
part of a more comprehensive approach streets, places and spaces throughout the and new retail, leisure and community uses pedestrian route linking West End Lane and
should deliver demonstrably higher quality day and night successfully within both a new place and Finchley Road, can be used to present new
outcomes that integrates new development • Intensification can be delivered in different with existing local neighbourhoods and town “front doors” into and from West Hampstead
seamlessly with the wider area and deliver forms and building typologies and the centres and Finchley Road town centres
benefits in terms of new spaces and walking acceptability of the scale and height of • New uses should complement, support and • Development can encourage investment and
routes, where a range of retail, leisure and buildings will be determined by a range add to (rather than compete with) the vitality improvements to other land and properties
community uses are adequately reprovided. of factors. These include design quality, and diversity of existing town centres around the SPD area and in local centres
• New and replacement uses should delivery of much needed affordable housing,
complement and add to the mix and the quality of the public realm and size of
character of uses across areas and open spaces, supporting social infrastructure
neighbourhoods– not a “one size fits all” and the impact on the character of
approach , but with diverse types and scale neighbourhoods, views and skyline.
of uses and activities created within an
overall masterplan
Central Parade, Walthamstow (Gort Scott) - Mixed-use scheme provides
a bakery, café and events space, retail spaces and coworking areas
with meeting rooms and studio units for up to 50 independent creative
businesses. The basement includes rehearsal spaces and recording
studios
East Grove, Elephant Park (AHMM) mid-rise blocks on podium with Agar Grove Plot B, Hawkins\Brown with Mae, LBC (Image: ForbesMassie) Tidemill Academy and Deptford Lounge (PTE) - A new civic heart
Trafalgar Place (by drmm) - Communal garden courtyard active ground The development follows the principles of Passivhaus architecture, Deptford town centre. The projects combines a primary academy, district
floor uses facing onto central green space allowing for greater energy performance and cutting down fuel poverty. library, community centre, artists’ studios, affordable homes and a
market square
14 15
A new “front door” from Finchley Road to a
new neighbourhood KEY
Existing building footprints
Major development creates the opportunity to • Locate high quality activated public spaces
take a fresh look at the O2 Centre to consider its and routes closer to Finchley Road that look Indicative building frontages
future role and relationship with the town centre onto and contribute to the vitality of the high
and Finchley Road. Any development should street New east west pedestrian and cycle route
meet the following objectives: • Introduce new retail frontages designed to Vehicle, cycle and pedestrian streets
• Support strong, inclusive and sustainable respond more appropriately to the adjacent
Pedestrian and cycle routes
economic renewal and enhance the vibrancy terrace and prevailing high street townscape
of Finchley Road as a town centre and local Public open space
high street
Public green open space
• Successfully unlock a “backland” area that Though it would limit the ability to deliver
integrates with the town centre and facilitates a number of important objectives and Biodiversity corridors
direct and attractive pedestrian and cycle opportunities, if the O2 Centre were to be
friendly routes through a new neighbourhood retained as a part of proposals it would need Street trees
to West End Lane to embed itself far more successfully with the Active Frontages
existing town centre to create a new mixed-use
• Create a community asset of an inclusive and
place. This would require significant intervention Key intersection
convenient place to meet and socialise
and improvement to achieve the following:
• Make access, entrances and routes into and
• A more inviting, interesting and stimulating
from development inviting, attractive and
mixed use destination, providing the retail,
interesting – to draw people through to new
leisure, working and community uses that
uses, spaces and facilities
can attract and employ local residents
• Significantly improve the pedestrian and
• A more welcoming pedestrian and cycle
streetscape quality of this part of Finchley
entry into new development through
Road
measures such as improved crossings,
reduced traffic lanes, wider footways,
Redevelopment of the O2 centre as part of a greening and animating the sides of the O2 road
burn
comprehensive approach would be more likely centre black
to support delivery of these objectives and also
• More active and engaging frontages,
open up other opportunities to:
fin
entrances and streetscapes at ground floor
ch
le
• Create a modern, flexible and adaptable level on all public facing sides
yr
oa
retail and leisure environment that is
d
• A more open, clearer and more accessible
designed for the high street of the future
route through the centre
• Create a new set back building line to
• A high quality urban space to the rear that
increase pavement width and introduce tree
can integrate the existing with the new and is
planting along Finchley Road
designed for people and not the car
• Form more accessible level changes
*
on Finchley Road into and from new
development Finchley Road
Station
• Provide different routes that align more with
movement choices and destinations (eg road
crossings, public transport and other shops)
to create a more permeable place Potential comprehensive redevelopment
* If 02 Centre
16 17
is retained
An attractive and welcoming place
off West End Lane
• Development along Blackburn Road from KEY
West End Lane should be used to create
Existing building footprints
a more coherent and engaging street and
an effective transition between the existing Indicative building frontages
town centre and a new residential led
neighbourhood New east west pedestrian and cycle route
• New development should facilitate and/or Vehicle cycle and pedestrian street
improve pedestrian and cycle access through
improvements to the streetscape quality from Pedestrian and cycle streets
West End Lane through Blackburn Road to Public open space
reflect an enhanced role as a key entrance
into major new development Public green open space
• The public realm from West End Lane, Biodiversity corridors
Blackburn Road, Billy Fury Way and around
Granny Dripping Steps should be improved Active Frontages
to create attractive spaces connecting with
Set buildings back and improved passive
new pedestrian/cycle routes through to
Finchley Road surveillance.
A DIFFERENT PACE
• Redevelopment opportunities should be used Landscaping on Billy Fury Way
to address safety and access issues along
Billy Fury Way; these could include setting A more connected and liveable place;
buildings back, path widening, improved successfully integrating a new neighbourhood
lighting, more active frontages, passive with existing neighbourhoods and town centres,
surveillance and creation of new routes and and where, through healthy street principles,
spaces to offer improved walking choices greater priority is given to walking, cycling and
stopping to enjoy new spaces and activities
in a more accessible and inclusive place with
attractive and safe routes and public realm
ur
yw
ay
*
West End Lane
yf
bill
West Hampstead NIDO
Overground
ad
n ro
kbur
blac
GRANNY DRIPPINGS
18 19
STEPS
West Hampstead
StationA new route connecting Finchley Road and An even better public transport network
West End Lane
• Access through and around the SPD area • Route(s) designed for pedestrians and • Productive relationships should be • The feasibility of a potential new link
should be improved with a futureproof cyclists should have a clear purpose and, established with key transport stakeholders to into Finchley Road Station through new
masterplan for a network of permeable and along with new public spaces, be sufficiently identify potential impacts on transport network development needs to be explored
pleasant routes and spaces that help connect segregated from the potential noise, air connectivity, accessibility and capacity to • Cycle routes and cycle storage facilities
new development(s) into the wider area quality and safety impacts of railways, manage and address any significant increase should be designed and located so that they
servicing and other vehicle movements in population
• A strong, convenient and direct east-west integrate with existing and planned future
route linking Finchley Road into West End • Non-vehicular routes should be designed in • Development should be used to provide local cycle networks
Lane should be created - this needs to be ways that pedestrians and cyclists can safely better access to public transport networks • Bus stops should be conveniently and
a generous, 24-hour, open, green, well- use together through providing new routes and improving accessibly located near entrances to shops
overlooked and inclusive “street” - but not for existing connections, the public realm and and facilities
vehicles environment around transport facilities
• Any bus turnaround and bus stands should
• Main and secondary route(s) should provide KEY • Opportunities to create a new link/step free be incorporated in a suitable location and
an engaging, enjoyable and safe experience access through new development into West
Existing building footprints high quality way as part of an integrated
to encourage walking - with areas of Hampstead Station needs to be explored servicing and vehicle access strategy, that
different character and detail, punctuated New east west pedestrian and cycle route does not diminish the quality of routes,
with activation by different uses, spaces and
spaces and the public realm
passive surveillance (e.g. from shopfronts, Alternative east west pedestrian and
windows, balconies, terraces and front doors) cycle route
Vehicle, cycle and pedestrian streets
Reduce cars and car parking
Pedestrian and cycle routes
Public open space
• To meet Camden’s air quality, zero • New development should support a
Key intersection carbon and transport strategy objectives pedestrian focussed future; where the
the dominance of car parking should be hierarchy of transport priorities gives priority
eliminated as far as possible to walking, cycling and public transport
• The impacts of car parking should be • Development should facilitate reduced car
designed out; not only by numbers, but use and support the shift from the car to
physically and visually where any parking is sustainable modes of transport– through
subservient and does not compromise the alternatives, disincentives and where car free
quality of new development and a new place is the starting point for new development
Alfred Place, West End Project, Camden
Fin
chl
ey
West Hampstead Thameslink
Minimise impact of servicing and
Ro
ad
West Hampstead
operational land
Overground
Finchley Road
Station • Development should reduce, design out • Innovative and sustainable approaches
and “soften” the visual and physical impacts to deliveries and servicing, waste, and
West Hampstead of transport infrastructure, servicing and facilities management are needed for future
Station
operational land so that the quality of new development and uses.
West E
development is not compromised and
nd
potential conflicts with pedestrians and
Lane
20 21
cyclists are minimiseda miX OF SPACES
• Development should include a variety of • Site layouts and location of new buildings
publicly accessible and inclusive spaces should be used to create and frame public
with a range of sizes, forms and functions open spaces in ways that the quality
including an urban public space to the east and inclusivity of public spaces are not
and a large public green space to the west compromised, e.g. where microclimate,
• Spaces should be tailored to support new design and dominance of buildings or
and existing communities offering elements of proximity of windows could deter use of
tranquillity, spaces to socialise and play, and spaces, or make them feel private.
add to nature and biodiversity.
• New development will also require additional KEY
spaces and greening for new homes and
other uses. Including gardens, courtyards, New east west pedestrian and cycle route
terraces, balconies and green roofs,
these should provide communal spaces to Alternative east west pedestrian and cycle
encourage social interaction and reduce route
isolation and secure, overlooked spaces to
Public green open space
enable children to play in safety.
A SUSTAINABLE AND • Development creates the opportunity to Biodiversity corridors
strengthen existing biodiversity corridors
RESILIENT PLACE along railways and improve railway edges
Public open space
through softening/greening, e.g. tree planting,
living green walls, improved boundary
A greener and environmentally friendly place;
treatments, community food growing (whilst
where a network of green and urban spaces of retaining maintenance and emergency
different forms and functions form a key part of access).
ambitious development and design strategies
that incorporate recognised and innovative
measures to reduce environmental impacts
and create a resilient place that is designed for
longevity and adaptability
We
st
End
Lan
e
Fin
ch
ley
West Hampstead Thameslink
Ro
ad
West Hampstead
Overground
Finchley Road
Station
West Hampstead
Station
22 23Environmental and implementation and delivery
sustainable development
• A sustainable new place should be created • Proposals which involve demolition of existing • Design should be futureproof, enduring and • Business continuity is encouraged as far as
with ambitious and innovative environmental buildings and justified in supporting other flexible that can be adapted to respond to possible until comprehensive redevelopment
and energy strategies, that is resilient to the planning objectives and public benefits change and future needs comes forward and the temporary or
challenge of climate change and contributes should follow the Mayor of London’s whole • Depending on the extent of replacement car “meanwhile” use of land and buildings of
towards improving air quality and a zero life carbon guidance and build in the key parking to futureproof designs to facilitate vacant buildings for appropriate cultural,
carbon future principles of a low carbon circular economy: potential further reduction in car parking in the leisure, business or retail activities to maintain
• Measures to tackle the sources of air pollution to reclaim, recycle and reuse materials, future activity during phased development would be
and improve air quality should be prioritised, minimise waste and divert waste from landfill supported
and to utilise materials with low embodied • Landowners are encouraged to work
including efficient delivery and servicing
carbon content collaboratively and co-operatively on common • Phases of comprehensive development
methods; switching to cleaner fuels and lower objectives and regeneration outcomes and to should aim to stand by themselves as a
emission vehicles and through reduced car Development should contribute further to ensure that individual schemes or phases of a coherent part of an emerging urban fabric
use with major development targeting World circular economy principles, such as: comprehensive masterplan do not prejudice • Effective communication and engagement
Health Organization air quality objectives • Creating a more liveable “15 minute” or undermine the delivery of other schemes, with existing and new residents throughout
• Working as part of a green infrastructure place- where the strengths and benefits and associated improvements project development and construction phases
network, sustainable drainage measures, proximities of existing neighbourhoods beyond individual site boundaries will be needed.
e.g. trees and planting, green roofs, water are realised and where existing and • To assist in the achievement of the vision
features and rain gardens, should be used new homes,shops, places to work and and objectives in this guidance and emerging
to make development resilient to flood risk, local facilities become closer to each policy, the Council would, in appropriate
reduce pressure on the sewer network, and other and more conveniently reached circumstances, consider the use of statutory
achieve zero surface water run-off using soil • Supporting the uses and social powers, such as compulsory purchase and
infiltration and rain and waste water recycling infrastructure where communities the over-riding of easements and other rights,
• The feasibility of establishing a site wide can access and take part in a sharing where these may be necessary to deliver
zero emission energy strategy should be economy, including social enterprises, more publicly beneficial development.
assessed, which maximises the use of local production such as food growing • Development should be coordinated
secondary, waste and renewable heat to (where food waste can be recycled as across ownerships and phased to minimise
meet on-site energy demands compost), and recycling/upcycling and disruption to local communities and to sustain
• Renewable onsite energy generation and repairing projects the occupation of buildings and provision of
energy efficiency should be maximised • The design of homes and workplaces should existing facilities and services for as long as
including optimising the potential for solar be adaptable and support changing living and possible.
energy generation and managing solar gain work patterns; from suitable external amenity
and overheating risk through appropriate spaces to high quality digital networks
building orientations • The sustainable movement of goods,
• Proposals involving substantial demolition materials and waste should be employed
and reconstruction should be fully justified during both construction and operation of new
in terms of the consideration of feasible buildings and uses, and the opportunities for
and viable alternatives and optimisation of utilising rail transport should be explored.
resources and energy use, in comparison
with existing buildings, through a whole life
Skip Garden, King’s Cross (Image: John Sturrock)
carbon assessment. Provide places for the community to take ownership and access
to nature through gardens, play areas and learning.
24 25site context
3.1 Stretching between Finchley Road to character is redolent of a suburban shopping
the east and West End Lane to the west and centre and atypical for an inner London area
created from (and shaped by) a railway and like Camden. “Of its time”, this creates both
industrial legacy, the rear of the O2 Centre and the need and the opportunities for fundamental
adjacent sites sit as a significant and distinct and positive change, which responds to the
island of land cut-off from largely residential character and nature of surrounding areas.
areas to the north and south of railways and
sitting between Finchley Road and West 3.4 There is the opportunity to review the
Hampstead town centres and neighbourhoods, role of the O2 Centre in light of the challenges
each with their own distinct characters. that are facing the retail and leisure sectors,
including whether it would be beneficial for it to
3.2 Following a variety of retail led proposals be redeveloped to create a more modern and
emerging in the 1980’s, the O2 Centre, car attractive town centre “offer” in this location,
park and adjoining retail warehouse (occupied including the type of replacement and new retail,
by Homebase) were built in the late 1990s on eating and leisure uses that local people value
former railway sidings and associated industrial and would want to use. We would therefore
land. Blackburn Road retains elements of the support ambitions to incorporate the centre itself
industrial legacy terminated abruptly at the end into more comprehensive site proposals if this
by car showroom sites built in the early 2000’s would help achieve better outcomes from higher
to the rear of the O2 Centre land. quality redevelopment.
area and site context 3.3 An overriding characteristic of the O2 3.5 The following sections look at some of
and adjacent sites is the insular nature; in the the key characteristics, features, and constraints
middle of, but divorced from, well-established that make up and contribute to the SPD area.
neighbourhoods. With a layout of large and These will influence and shape appropriate
predominantly low-rise buildings, sitting in approaches for new development proposals to
parking and servicing dominated areas of land, consider and identify the potential impacts and
the current uses are poorly integrated with local needs that high quality design, new uses
the neighbouring areas of Finchley Road and and improved infrastructure, alongside other
West End Lane. This inefficient use of land and relevant mitigation measures, should look to
address.
26 27Area and site analysis
Lymington Road and Dresden Close
• The more traditional character of Lymington Road gives way to the distinct
linear layout of the 1980s Dresden Close estate.
Lymington Road • More recent housing blocks and crescent terrace at Lithos Road highlight
and dresden close the challenges of being hemmed in by railway lines on either side, with
Billy Fury Way being the only direct pedestrian route going west.
Finchley
West End Road • Rosemont Road connects east to Finchley Road and has an industrial
Lane mews feel, characterised by garages and small scale businesses below
housing.
west Hampstead area of focus • The railways and level changes have created embankments where
mature greenery has been established and an area of the railside corridor
is identified as part of a Site of Borough Grade I Importance for Nature
Conservation.
west End Square
Broadhurst Gardens
and south hampstead West End Lane
• West Hampstead town centre is characterised by its mainly small scale
independent shops and businesses and Victorian and Edwardian flats and
Broadhurst Gardens and South Hampstead mansion blocks
• Character is distinguished by three separate train stations - which
• A strong contrast to the busy Finchley Road gives way to quieter streets generate activity around the town centre, but create congestion on the
and other residential neighbourhoods. relatively narrow street and pavements.
• Canfield Place has an industrial mews character made up of small houses • Noticeable difference in the qualities of the southern and northern sections
and businesses. of the shopping street - with a more fragmented appearance , generally
• Broadhurst Gardens going west is characterised by its relationship to poorer maintained properties and lower quality retail frontages around the
the railway running parallel to its north side with a green edge to part of stations and southern end
the street before a section characterised by 1950s linear blocks of flats • The northern section of the street is more historically intact and has a
(“Broadfield”). The west end of Broadhurst Gardens is an extension of the more coherent appearance and “feel”
small scale and independent retail character of West Hampstead town • Off West End Lane, Blackburn Road retains vestiges of an industrial past,
centre. but with fenced off car parking areas, storage yards and fencing to the
• The wider South Hampstead conservation area is an example of the leafy railways, it is not a particularly inviting street, with an illegible route into the
Victorian and Edwardian suburb with generous treed streets of substantial O2 Centre and towards Finchley Road.
houses and mansion blocks.
Finchley Road West Hampstead
• Finchley Road is a more obviously metropolitan town centre, serving both • With West End Lane as its spine, the West End Green Conservation
local needs and a wider catchment Area and adjacent residential areas around the town centre and moving
• Centred around, but dissected by, the busy A41 road corridor, the volume into Fortune Green are strongly characterised by mainly Victorian and
of traffic creates barriers to convenient movement and contributes to a less Edwardian terraced housing and mansion blocks
than attractive shopping and visitor environment.
• Whilst vestiges of original Victorian/Edwardian parades remain, the
character is more fragmented and diverse on the west side around
Finchley Road and Frognal station and south from the O2 Centre
West End Square (Ballymore Development)
towards Swiss Cottage – this encompasses inter-war and more recent
development with larger shops and other uses, such as hotels and offices, • This forms a mini-character zone with its set-back public space and
in taller and larger scale buildings and a more diverse palette of materials. perpendicular blocks, which pick up on the colour palette of local
• The O2 Centre makes its own dominant impact in terms of massing and materials.
footprint, contrasting with the general character and local grain. • The layout and intensification on this comparable former railway land
• There are noticeable level changes either side of Finchley Road with land island site highlights the influence of adjacent railways in terms of design;
and markedly quieter residential streets (forming parts of Frognal and illustrated, for example, through raised open spaces and relatively long,
28 Fitzjohns conservation areas) rising eastwards towards Hampstead narrow and utilitarian one-sided linear access 29Movement and Public Transport Connections Destinations: Local facilities and open space
3.6 The area has enviable public transport carried out initial feasibility work on options, 3.10 Whilst there is a range of local role). Also, to improve or provide the services
connections (reflected in the generally high which require more detailed assessments. community and social infrastructure in relatively and local infrastructure to support a growing
Public Transport Accessibility Levels across close proximity, a theme commonly revealed and changing population, ranging from healthy
the area covered). With a number of local bus 3.8 The quality of choices and environments through community engagement, and expressed and walkable streets and public transport
routes around West End Lane and Finchley for the pedestrian or cyclist are generally poorer. through the Neighbourhood Plan, is the concern accessibility; to energy generation and water
Road(which also has national bus service The relatively narrow nature of West End Lane about how growth places additional pressure on supply capacity; to local health services.
stops), to the train and underground services sees busy periods of pedestrian and traffic local services and resources.
connecting across London and beyond, congestion around the stations and crossings, 3.12 This access to local services is not solely
including to Luton and Gatwick Airports, warranting demands for a better public realm 3.11 This identifies the need to consider and, limited to meeting increased demands, and
significant travel choices are available. Large and safer, wider pavements. Finchley Road is a where appropriate, address the impacts on which may need to involve and be delivered by
numbers of people use the stations on a daily town centre divided by heavy north-south traffic health, wellbeing and local facilities arising from other agencies, but also about enabling people
basis, either for starting or ending journeys or flows and the junction and current entrance road major developments and increased population. to get to and use existing and potential new
interchanging between the different services into the SPD area are not pedestrian friendly This includes ways to improve and create facilities and services in more convenient and
and destinations. and the location/environment of bus stops more accessible public open spaces (many accessible ways, and also having improved
(routes 187 and 268) sit detached from main designated local open spaces are private and/ choices to remain in the area as household
3.7 Future proposals with implications for the entrances. or inaccessible, and green ecological corridors circumstances change.
interchange include the West London Orbital alongside railways serve a distinct biodiversity
route set out in the Mayors Transport Strategy, 3.9 The railways limit both north-south and
1 2 3
with further destinations to west London, and east-west movement choices, with uninviting
a new Thameslink station (Brent Cross West) and unsafe railway paths and bridge (Granny
serving the expansion of Brent Cross and Dripping Steps) to Broadhurst Gardens offering
associated redevelopment of the area. Whilst unattractive alternatives. The car showrooms at
capacity and access improvements have Blackburn Road and the O2 Centre car park and
taken place at the Thameslink and overground the lack of a clear and attractive route through
stations themselves, improved capacity and compound the disconnection between what are
accessibility at West Hampstead Underground relatively close town centres, neighbourhoods Hampstead & Cumberland Clubs Crown Close Open Space Broadhurst Gardens
station is a very high local priority and TfL have and transport networks. Sports grounds in private ownership. Children’s play area and small park. Children’s play area and small park
TO HAMPSTEAD HEATH
to luton hampstead
4
to stratford
1
Finchley
to kings cross Road
West end
finchley road
and frognal lane
Green Corridors along 2
railway lines (SINC)
west hampstead
3
thames link
west hampstead
KEY
finchley road 4
overground
station Open space
KEY west hampstead
to stanmore
Station
Privately owned or hard
Metropolitan Line underground to access open space SWISS COTTAGE
Jubilee Line underground to richmond/
clapham
Town Centres
ThamesLink
junction
Schools
to
Overground central Community facilities
london
Health facilities
Bus
Train Stations
Guidance Boundary
Guidance Boundary
30 to central london
TO REGENTS PARK 31Building Massing and Heights Land Ownership
3.13 The wider area around the main roads north along West End Lane, sharply up to 1 4
is broadly characterised by typically scaled Finchley Road and then further to the north
Victorian and Edwardian housing in the east (a difference of c. 38m over about 800m).
form of terraces and flats above shops, and With these changes in levels across the 14 Blackburn Road Nido Student Housing
interspersed with more substantial mansion area generally, and across the area of focus,
blocks. Larger scale buildings and increased the topography will shape and influence the
heights are found around Finchley Road acceptability and potential scale and height
and Swiss Cottage. Examples of taller and of buildings and this will vary depending on 2 5
differently scaled buildings in recent local their proposed siting, disposition (including
developments include West Hampstead Square, orientation, form, proportion, skyline/roofscape
11 Blackburn Road Car show rooms
the Nido student block at Blackburn Road and and materials) and visual impact in identified
housing approved as part of the Kingsgate longer and shorter views. These level changes
Primary School CIP scheme on Liddell Road. will also have an impact on the approaches to
Whilst optimising the use of land is supported, improving accessibility and movement across
these are not benchmarks, and designs should the SPD area. 3 6
respond appropriately to their context.
3.15 There are no strategic London viewing 13 Blackburn Road 02 Centre and Carpark and
corridors affecting the area, however, depending Homebase
3.14 There are evident changes in levels
across the wider area. From the middle of the on the nature and potential scale of proposed
Fin
current O2 site, land rises to the west and development, possible impacts in relation to
chl
ey
We
conservation areas and significant local and
Ro
st
ad
End
wider views (eg from rising land to the north and
Lan
north-east and elevated areas such as Primrose
e
Hill and Hampstead Heath)may arise. These
need to be considered and subject to more
detailed assessment and testing. 6
4 5
2
3
1
Level Changes
Site issues and constraints
3.16 The issues and constraints affecting up to form distinct physical and psychological
the SPD area are various and evident; with barriers between town centres, neighbourhoods
extensive surface parking and a dominating and public transport networks and the various
service road, large low density retail warehouse local services and facilities that each can
and showrooms with blank and inactive public offer to residents, workers and shoppers, and
facing elevations; and hemmed in by railways create obstacles and disincentives to walking
and related infrastructure to the north and south and cycling between them. Design teams will
requiring adequate maintenance access. be challenged to come up with the necessary
creative solutions needed to overcome these
KEY
KEY 3.17 The general environment and quality of issues, so the expected high design quality of
8+ Storeys 3-6 Storeys Guidance Conservation areas the public realm is poor and uninviting to the future proposals are not compromised, and
6-8 Storeys 1-3 Storeys boundary Views to consider large residential catchment area surrounding the positive change can be achieved.
Guidance boundary
site. These conditions and characteristics add
32 Building Heights 33Site Context and Constraints
1. Poor access 2. Rail Severance 4. Poor public realm 5. Railway access zones adjacent
to rail tracks and below ground
• All existing routes to and through current • Railways to the north and south act as • Designed for and around the car, car parking services
sites have failings, with no clear, legible or barriers segregating the area from its and service vehicles
attractive pedestrian routes, and need to be surroundings. • Edges shaped by railway infrastructure and • Rail infrastructure places some restrictive/
improved. • Creates an “island site” access requirements protective limits on the proximity, location
• The steep route from Finchley Road is the • Utilitarian fencing and boundary and surface and nature of development
main vehicular way in or out of the area, but treatments • 6 metre exclusion zone to southern LUL
not designed with the pedestrian or cyclist in • Secondary and “ back of house”- uninviting operational land including tracks and sub-
mind particularly from the west station and for development within 50 metres
• An internal route through the O2 Centre • Could be vulnerable to anti-social behaviour of TfL infrastructure details of proposed
is limited to opening hours and involves 55.86 49.31 47.97 55.09 works must be provided to protect LUL
wayfinding between different levels of the infrastructure.
centre • A 15 metre zone to northern Network Rail
• Other pedestrian and cycle routes to and operational land requires relevant consents
through the area are in various ways for develoment in close proximity
unattractive, convoluted or feel unsafe, • Access points required
including the approach into and across the
• Underground sewer at north-east corner
O2 car park via Blackburn Road from the
of O2 site and under/near Homebase will
west and railway path and “Granny Dripping
influence nature of buildings, other works
Steps” bridge routes. 3. Change in levels and construction methods
• A 7 metre level change between Finchley
Road and West End lane levels to the lower
level of the 02 car park
34
• Level changes create accessibility issues 35A Changing context
3.18 The SPD area sits close to an area that 3.20 A number of developments have been
has been seeing substantial change, where carried out or are proposed on Blackburn Road.
a considerable amount of development has This includes the Nido student housing block,
taken place, been approved or is planned. It will which has current plans to expand and with
be important to consider future development a poor ground floor interface and boundary
alongside these and other sites coming forward treatment with Billy Fury Way there is a real
to ensure they work together to create the right opportunity to improve this part of the link and
balance of uses, connections and high quality public realm. 11 Blackburn Road has received
7. Servicing/bus turnaround urban design and architectural solutions to planning permission for housing and offices/
address current local issues and priorities. workshops and the Clockwork Factory (former
• Layout is vehicle dominated Asher House) was converted to flats under
• Lack of active edges and natural surveillance 3.19 The kind of public realm and connectivity permitted development rights, but further
around the current service route and current issues identified have been evident elsewhere proposals around these sites are happening.
uses generally - adding to the poor quality around West End Lane and local pedestrian
pedestrian environment routes where a number of improvements 3.21 This guidance is intended to support
• Poor public realm around bus waiting areas have already been carried out or are planned development and regeneration benefits being
that could be vulnerable to anti-social (through different means and agencies) delivered in an optimal and comprehensive way,
behaviour while also recognising that individual sites may
be brought forward at different stages.
6. History of adhoc development
and poor design
• Siting and size of car showrooms,
Homebase and O2 centre buildings creating
severance/barriers
• The dominance of parking and the
prominence given to the car
• Large low density warehouses and
showrooms with inactive frontages and
edges
• Utilitarian and poorly maintained fencing, 8. Title constraints and land
boundary and surface treatments including
from Billy Fury Way at Nido student block
ownership
and southern side of Blackburn Road
• Any proposals which would require the O2 Proposed development at 156 West End Lane
• Inactive and “back of house” feel of rear and Centre being retained and/or remaining
side of O2 fully open and operational during future
redevelopment could constrain the nature
and extent of what could be a more
ambitious ,wide-ranging and successful
development
• Landowners having differing objectives and
timescales
• Parking requirements of existing shops and
facility operators
36 37Changing site context
16
21
Fin
chl
yR e
We
st
oad
End
Lan
15
e
17 7
19
25
2 West Hampstead Thameslink
18 8
1 3 4
22 14
20
11
13
West Hampstead 21 9
5 10
18 12 24
Finchley Road
KEY 6 23
Public Realm Works
West Hampstead
Schemes built out
Other sites
West Hampstead Growth Area
Within and around the West Hampstead 7 156 West End Lane 15 Midland Crescent 19 Potteries Path pedestrian route will
Growth Area development has taken place, 180 homes (c.50% affordable by area) 60 student units/9 homes, 757sqm be improved as part of the future
been approved or is planned and helped to 1825 sqm commercial space and community commercial. Approved but not implemented redevelopment of 156 West End Lane
deliver the housing and jobs targets for the space. Amended scheme granted permission
16 Finchley Road 20 Improved accessibility and capacity at the
area.
8 Rear of 148 - 152 West End Lane 22 flats (2 affordable), flexible commercial Overground station.
No current proposals. Potential site allocation unit. Under construction.
1 65-67 Maygrove Road ‘The Residence’ 21 Planned new steps/wider entrances to Billy
91 homes (12 affordable) 9 11 Blackburn Road Fury Way at West End Lane and Finchley
6 homes and B1 space. Approved but not Public Realm Improvements Road ends
2 Liddell Road implemented
106 homes (4 affordable) 3700sqm The kind of public realm and connectivity issues 22 Improving the landscaping around the Nido
employment and new school 10 Clockwork Factory, 13 Blackburn Road identified around the O2 site have been evident student block on Blackburn Road
Converted to 29 homes (under permitted elsewhere around West End Lane and local
3 159 - 161 Iverson Road ‘The Ivery’ 23 TfL have carried out feasibility work on
development) Proposed site allocation and pedestrian routes and public spaces where a
19 homes (4 affordable) small B1 space options to improve West Hampstead
current application number of improvements have been carried out underground station
4 163 Iverson Road ‘The Central’ or are planned (through different means and
11 Nido, Blackburn Road 24 Improvements to Broadhurst Gardens
36 homes (10 affordable) Planning application to add extra floors agencies)
Open Space
5 Taveners Site, 188 Iverson Road 12 14 Blackburn Road 17 Clearance and resurfacing of The Black
Proposed site allocation Path 25 New open space as part of future
14 homes, B1/B8 space. Approved but not built
development of 156 West End Lane
6 Ballymore 187-199 ‘West Hampstead 13 Car showrooms site 18 Footway widening and new public
Square’ Proposed site allocation spaces at West Hampstead Square and
198 homes (53 affordable) 1357sqm Thameslink station
38 commercial space 14 O2 Centre 39
Current and proposed site allocationlocal engagement
3.22 In anticipation of potential future
development and planning guidance, the NDF
carried out consultation at the local Jester
Festival in July 2016, where local residents
were engaged on the issues surrounding future
development in the area. The subsequent
consultation report detailed some of the main
issues raised and suggestions summarised
below:
Concerns Summary of strengths Summary of weaknesses
about traffic
and pedestrian
Resolve Lack of
congestion on O2 Centre
New park/ problems on greenspaces
West End Lane “turns back
Support for open Blackburn and poor New “ on West
Role of car access to
upgrade of West spaces New Road Generally good development Hampstead
park for town Dominance existing spaces
Hampstead medical centre and retail and leisure needs to be
of car use higher quality
Underground centre/GP other shops offer at O2
Station Need for Centre
investment surgery
in local Unsafe and poor
Capacity and Level quality pedestrian
infrastructure Garden
Great public changes
overcrowding links and poor
Centre and poor
transport issues in “gateways” at
provision and around accessibility Blackburn Road
stations
Neighbourhood Workshop (November 2016)
Summary of Opportunities Summary of threats
3.23 To take these issues further forward, future redevelopment also summarised here.
and look at more specific aspects of potential Reflected in more recent consultations,
redevelopment around the wider O2 site, the where the potential benefits of high quality Reduce
NDF organised a community workshop in redevelopment may be recognised, concerns length of Potential
Need to Viability - eg Long
service road for new
November 2016 at Emmanuel School where about local impacts remain, such as pressures access into
improve costs of “decking” timescales
Blackburn v. affordable
participants, including Council officers, were on community infrastructure and transport stations
Road
Other uses - such provision
asked to think about future development capacity and the need for accessible green
as workspaces
scenarios and ideas for the O2 site. Whilst spaces. Informal consultation took place with for start-ups, Better walking/ Changing retail
occurring a few years ago, the workshop the NDF and WHAT (West Hampstead Amenity community/health cycling routes environment and
feedback report still provides useful & Transport) during the initial drafting of this facilities, garden between West End threat from Brent
centre, café Lane and Finchley Demands for
background to take into account in considering guidance and has been taken into account in even more Cross
Rd to O2 and other
development options. It provides a relevant preparing this proposed SPD shops parking
More attractive
context to local issues and concerns as well and inviting O2
from West End Accessible A mix of housing More pressures
as identifying opportunities and ideas around new public suitable for area on social
Lane
green - particularly for infrastructure
Mixed space families and more
ground floor affordable
uses
40 41Policy Context
3.24 There is a broad array of policy previous local engagement, and what we hope New London Plan
documents, providing both strategic and redevelopment can achieve, we have looked
more detailed and specific policies, guidance, at this policy context to identify some relevant 3.28 The more detailed policies of the says development proposals should contribute
standards and aspirations that need to and common overarching themes and priorities, most up to date version of the New London to regeneration by tackling inequalities and the
considered for major new development, which have informed this guidance’s objectives Plan(December 2020) are underpinned by environmental, economic and social barriers
ranging from affordable housing requirements and principles. the key themes and objectives of the “Good that affect the lives of people.
to sustainable design . It is not intended that Growth” agenda, principally addressing
these guidelines duplicate or set out all the 3.25 Nevertheless, new major development London’s pressing housing needs, with also a 3.30 An emphasis on making more effective
potential policies and standards that might be will also need to take account of all relevant strong focus on economic growth, supporting use of land remains, with the promotion of
applicable to development in the area covered policies and associated guidance outlined below more inclusive and balanced communities and design led approaches to intensification, and
by this draft SPD. Instead, in view of the (and links to these and other documents are addressing health inequalities. reaffirmed links between optimising densities
particular characteristics of the SPD area, its provided at Appendix 1). and good public transport accessibility
immediate context and issues identified through 3.29 It identifies the Swiss Cottage/Finchley and infrastructure capacity. In line with the
Road town centre (which extends into the policies, major new development should also
West Hampstead Growth Area) as having be conceived to support the plan’s “Urban
high residential growth potential and, with greening” and “Healthy Streets” objectives.
National Planning Policy Framework (NPPF) West Hampstead town centre (with medium These focus on tackling air quality, creating
residential growth potential), forms part of an more inclusive and healthier environments and
3.26 The NPPF (February 2019) sets out the 3.27 In particular it promotes the more
identified strategic area for regeneration. In delivering the design quality and patterns of
Government’s planning policy framework which effective use of under-utilised land in meeting
these areas especially, the plan (Policy SD10) land use and measures, where “car free” is the
local authorities and developers need to take the need for more homes(Paragraph 118) and
starting point for new development, and more
into account in preparing plans and policies, in the creation of healthy, inclusive and safe places
trips happen by foot, cycle or public transport.
coming forward with acceptable schemes and by encouraging mixed use developments and
in assessing development proposals. Promoting strong neighbourhood centres with the well-
sustainable development, which meets designed connections and layouts that allow Our Camden Plan
economic, social and environmental objectives, for easy walking and cycling(Paragraph 91).
the framework gives significant emphasis to the Also that the opportunities to promote walking, 3.31 Camden is committed, in its adopted • Building and development in the borough
role of design and states the creation of high cycling and public transport use are identified Camden Plan and Camden 2025 ambitions, contributes to making Camden open,
quality buildings and places is fundamental to and pursued(Paragraph 102). to put health and wellbeing at the forefront of accessible and attractive for everyone
what the planning and development process all that it does (and this is reflected in other • Green spaces, streets, housing estates and
should achieve(Paragraph 124). important strategies such as the Climate Action other public spaces are clean, attractive
Plan, Transport Strategy and Air Quality Action and safe, and that residents, visitors
Plan which also need to be taken into account). and businesses are actively involved in
This includes creating clean, vibrant, safe and contributing to this.
sustainable environments, including the streets
and the spaces, which can promote active travel 3.32 Desired outcomes include creating the
and physical activity; and as set out in Our conditions that support good health and tackle
Camden Plan: health inequalities, including the walkable
neighbourhoods, environments and facilities
• Walking, cycling and public transport will be which encourage social interaction.
the easiest and best ways to get around the
Borough
• No one should experience poor health as a
result of the air they breathe
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