welcome []...minute walk from warwick avenue, royal oak and paddington stations. the site at...

The purpose of this drop-in session is to share the proposed schemes with you, answer any questions you may have and hear your views, before the planning applications are submitted to Westminster City Council this spring 2019.

These proposals are part of Westminster City Council’s Infill Programme which focuses on making the best use of Westminster’s existing land to provide new homes for people living and working locally in Westminster.

The Infill Programme is focused on working innovatively and creatively to meet the increasing housing demand while also being sensitive to the existing environment and local residents.

We are seeking the views of local residents on our proposals for Lapworth Court and Desborough Close and hope you find these boards informative. If you have any questions, please speak to one of the project team who are here to talk to you.

You can give us your feedback in a number of ways, which include:

f Speaking to a member of the project team.

f Completing one of the comment cards provided.

f Emailing us at lapworthdesborough@londoncommunications.co.uk

For more information and to view the boards online please visit our website at www.westminster.gov.uk/infill-projects

Welcome to this public information session which outlines Westminster City Council’s proposals to replace the existing garages at Lapworth Court and Desborough Close with much needed affordable new homes, all at social rent.

Welcome

DESBOROUGH CLOSE SITE

LAPWORTH COURT SITE

Aerial view of proposed sites

Two proposed schemes – two planning applicationsWe have chosen to present the two proposed schemes together because the sites are very close to one another. However, please note that the proposals will be submitted separately as individual planning applications.

Please feel free to use the provided comments cards to give us your feedback on one or both schemes throughout the consultation period.

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ROYAL OAK STATION

EXHIBITION VENUETHE STOWE CENTRE

It is situated within the City of Westminster to the North West of the borough.

The site is currently occupied by 32 lock-up garages split across two levels – 15 garages on the upper level stacked above 17 on the lower level. There is vehicle access from Chichester Road with additional pedestrian access from Blomfield Villas.

The site has good accessibility and excellent transport connections, being within a 10-15 minute walk from Warwick Avenue, Royal Oak and Paddington Stations.

The site at Lapworth Court is owned by Westminster City Council.

Lapworth Court: About the site

Aerial view of Lapworth Court with red line boundary for the proposed siteImages of existing streetscape

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These will be affordable Council homes for social rent.

High-quality design and materialsThe high-quality scheme has been designed by ECD Architects.

f Seven three-bedroom mews-style terraced homes, each designed for up to five people.

f Each house will be three storeys, with access from both upper ground and lower ground levels. The main entrance to the house will be from the upper level, to the north, while the lower ground level will provide access to the garden.

f The first floor will be set back to reduce the development’s scale and visual impact at street level.

f Each house will have its own South facing garden with a wall separating them from the existing shared green space behind.

f The new homes will be set back from the existing surrounding apartment blocks to reduce any overlooking and ensure the new development maintains good levels of daylight for existing residents.

f Vehicle access will be maintained to the upper and lower levels for existing properties.

f High-quality materials will be used, including brick, to fit in with surrounding buildings.

f The new homes will be built to modern specifications and be energy efficient.

f Opportunity for new landscaping, planting and paving, as part of the new development.

We are proposing to replace the 32 garages at Lapworth Court with a row of seven three-bedroom mews-style terraced homes, each over three storeys, with private gardens for each house.

Lapworth Court: Proposals

Indicative image of the proposed scheme - View of rear of terrace in context of example of revised landscape area

Indicative image of the proposed scheme - View of new terrace of houses in context of surrounding buildings

What is social rent?Affordable social housing has been identified as a key priority for the Council.

Social rent homes are low cost rented homes allocated according to need and for those on low incomes. It is the most financially accessible form of rent in London.

The design, height and massing have been planned by the architects to respond to the existing context and minimise impact on neighbouring properties. The indicative elevation on this board illustrates these principles.

The proposals will deliver high-quality family homes for Westminster residents.

Lapworth Court: Proposals

North elevation

The proposed floor plans for the development are displayed on the images below.

Lapworth Court: Proposals

Lower Ground Floor Plan Upper Floor Plan First Floor Plan

The concept of the landscape design at Lapworth Court is to improve the overall appearance of the area, with an emphasis on greenery and soft landscaping for both existing and new residents.

Lapworth Court: Landscaping Plan

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Proposed landscape plan

As part of the wider landscaping strategy six car parking spaces and 16 cycle spaces are being proposed. Please see an example landscape plan below along with precedent images to the right.

There is a real opportunity for the local community to have their say on the wider landscape plan for this site. Please use the comments cards provided to tell us what you would like to see delivered as part of the proposed landscape and greenery at Lapworth Court.

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Informal Play Area

Lapworth Court: Landscape OptionsPlease put a STICKER next to the elements you would most like to see included in the new proposed landscaped area. You can also use the comments cards provided for further details or to ask any questions that you might have.Play Opportunities Planting Design Features

The site is situated within the City of Westminster to the North West of the borough.

The proposed site is next to the top end of the western terrace of houses in the centre of Desborough Close. It is currently occupied by four single storey brick garages. It also includes an adjoining hard surface in front of the flats in Atherstone Court.

The site has good accessibility and excellent transport connections, being within a 10-15 minute walk from Warwick Avenue, Royal Oak and Paddington Stations.

The site at Desborough Close is owned by Westminster City Council. It is situated in the centre of Atherstone Court with vehicle access from Delamere Terrace and additional pedestrian access from Lords Hill Road.

Desborough Close: About the site

Aerial view of Desborough Close with red line boundary for the proposed siteImages of existing streetscape

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These will be affordable Council homes for social rent and local lettings policy will apply.

High-quality design and materialsThe high-quality scheme has been designed by ECD Architects.

f The proposed new homes will be a continuation of the existing terrace housing to the South.

f Each house will have two floors with its own walled South-West facing back garden.

f The existing hard surface adjacent to the proposed new homes will be retained for landscaping.

We are proposing to replace the four single storey garages and vacant land in front of Atherstone Court, with two new three-bedroom family homes, designed for up to five people, with private gardens to each house.

Desborough Close: Proposals

Indicative image of the proposed scheme - View of proposal looking south west at front of new houses

Indicative image of the proposed scheme - View of front of proposed new houses to end of existing terrace

What is social rent?Affordable social housing has been identified as a key priority for the Council.

Social rent homes are low cost rented homes allocated according to need. It is the most financially accessible form of rent in London.

f High-quality materials will be used, including brick, to fit in with surrounding buildings.

f The new homes will be built to modern specifications and be energy efficient.

f They will have well-thought through landscaping, planting and paving.

The proposed design for the scheme uses contemporary detailing to the mews-style houses, whilst in-keeping with the surrounding buildings. Brick is the likely to be the main external finish, given that it is durable, fire-resistant and fits into the surrounding context and character of the streetscape.

The proposed landscape plan below indicates the main entrance and access points to the proposed development, together with allocated amenity space.

Desborough Close: Proposals

Proposed landscape plan

The proposed floor plans for the development are displayed on the images below. Each home will have allocated space for bike storage.

Desborough Close: Proposals

Ground floorPackage 6, Infill Sites | Pre-Application Meeting 2 | December 201816

DESBOROUGH CLOSE3

20.28 m²Lounge / Dining

2.52 m²W/C

7.36 m²Hall

1.37 m²Cupboard

0.55 m²Cupboard

10.91 m²Kitchen

20.89 m²Lounge / Dining

2.77 m²W/C

1.36 m²Cupboard

0.71 m²Cupboard

11.29 m²Kitchen

8.21 m²Hall

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1. All dimensions are indicative and they need to be checked on site by the contractor before construction proceeds and prior to the fabrication of any component.

2. This drawing is based on survey information by others.3. All dimensions to be in millimetres unless otherwise

specified.4. All building works are to be carried out in accordance with

current British/European Standards and the Building Regulations.

5. Refer to Structural Engineer's drawings, details and specifications for all structural components.

6. Refer to Mechanical & Electrical Engineer’s drawings, schedules and specifications for all services.

7. This drawing is to be read in conjunction with the Design and Access Statement submitted with the planning application.

8. For occupied buildings, safe, clear access and means of escape to be maintained at all times during works in accordance with the Construction Phase Health and Safety Plan.

9. Any discrepancies between the drawings and site conditions shall be brought to the attention of the Architect/CA for resolution.

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© ECD Architects Ltd. All rights reserved. Including the right of reproduction.

ProjectCode

Originator code

Vol/Zone

Level DrawingType

Role Sheet No.

Rev.

Identification Sheet Number

Studio 3 Blue Lion Place, 237 Long LaneLondon, SE1 4PUThe Centrum Building, 38 Queen StreetGlasgow, G1 3DX

www.ecda.co.uk

This may be a reduced size print. Check scale in titleblock.

IssueCode

1 : 50 @ A3

STAGE 2 - Concept Design

EJP

SEPT 2018 LW

Westminster City Council

Package 6 Infill - Desborough CloseDesborough Close, London, W2 6PQ

Proposed Ground Floor Plan

0178- ECD- 01- GF- DR- A -1200 -S1 -P4

X

Floor Area

GIA Unit 1 - 99.91m2

Unit 2 - 98.66m2

P1 EP LW 11/10/18 First IssueP2 EP LW 31/10/18 General UpdatesP3 EP LW 14/11/18 General AmendmentsP4 EP CG 29/11/18 General Amendments

20.28 m²Lounge / Dining

2.52 m²W/C

7.36 m²Hall

1.37 m²Cupboard

0.55 m²Cupboard

10.91 m²Kitchen

20.89 m²Lounge / Dining

2.77 m²W/C

1.36 m²Cupboard

0.71 m²Cupboard

11.29 m²Kitchen

8.21 m²Hall

1.82

m²

Cup

boar

d

1.62

m²

Cup

boar

d

Unit 1 Unit 2

Part Retaining WallPa

rt R

etai

ning

Wal

l

ExistingRetaining Wall

Bin Storage Bin Storage

0 5 m1 2 3 4

N

1. All dimensions are indicative and they need to be checked on site by the contractor before construction proceeds and prior to the fabrication of any component.

2. This drawing is based on survey information by others.3. All dimensions to be in millimetres unless otherwise

specified.4. All building works are to be carried out in accordance with

current British/European Standards and the Building Regulations.

5. Refer to Structural Engineer's drawings, details and specifications for all structural components.

6. Refer to Mechanical & Electrical Engineer’s drawings, schedules and specifications for all services.

7. This drawing is to be read in conjunction with the Design and Access Statement submitted with the planning application.

8. For occupied buildings, safe, clear access and means of escape to be maintained at all times during works in accordance with the Construction Phase Health and Safety Plan.

9. Any discrepancies between the drawings and site conditions shall be brought to the attention of the Architect/CA for resolution.

P R O J E C T T I T L E

C L I E N T

D R A W I N G I S S U E

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© ECD Architects Ltd. All rights reserved. Including the right of reproduction.

ProjectCode

Originator code

Vol/Zone

Level DrawingType

Role Sheet No.

Rev.

Identification Sheet Number

Studio 3 Blue Lion Place, 237 Long LaneLondon, SE1 4PUThe Centrum Building, 38 Queen StreetGlasgow, G1 3DX

www.ecda.co.uk

This may be a reduced size print. Check scale in titleblock.

IssueCode

1 : 50 @ A3

STAGE 2 - Concept Design

EJP

SEPT 2018 LW

Westminster City Council

Package 6 Infill - Desborough CloseDesborough Close, London, W2 6PQ

Proposed Ground Floor Plan

0178- ECD- 01- GF- DR- A -1200 -S1 -P4

X

Floor Area

GIA Unit 1 - 99.91m2

Unit 2 - 98.66m2

P1 EP LW 11/10/18 First IssueP2 EP LW 31/10/18 General UpdatesP3 EP LW 14/11/18 General AmendmentsP4 EP CG 29/11/18 General Amendments

13.15 m²Bedroom 2

8.22 m²Bedroom 3

12.20 m²Bedroom 1

5.74 m²Bathroom

8.98 m²Landing

13.01 m²Bedroom 2

8.83 m²Bedroom 3

12.20 m²Bedroom 1

6.23 m²Bathroom

9.70 m²Landing

Unit 1 Unit 2

0 5 m1 2 3 4

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1. All dimensions are indicative and they need to be checked on site by the contractor before construction proceeds and prior to the fabrication of any component.

2. This drawing is based on survey information by others.3. All dimensions to be in millimetres unless otherwise

specified.4. All building works are to be carried out in accordance with

current British/European Standards and the Building Regulations.

5. Refer to Structural Engineer's drawings, details and specifications for all structural components.

6. Refer to Mechanical & Electrical Engineer’s drawings, schedules and specifications for all services.

7. This drawing is to be read in conjunction with the Design and Access Statement submitted with the planning application.

8. For occupied buildings, safe, clear access and means of escape to be maintained at all times during works in accordance with the Construction Phase Health and Safety Plan.

9. Any discrepancies between the drawings and site conditions shall be brought to the attention of the Architect/CA for resolution.

P R O J E C T T I T L E

C L I E N T

D R A W I N G I S S U E

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© ECD Architects Ltd. All rights reserved. Including the right of reproduction.

ProjectCode

Originator code

Vol/Zone

Level DrawingType

Role Sheet No.

Rev.

Identification Sheet Number

Studio 3 Blue Lion Place, 237 Long LaneLondon, SE1 4PUThe Centrum Building, 38 Queen StreetGlasgow, G1 3DX

www.ecda.co.uk

This may be a reduced size print. Check scale in titleblock.

IssueCode

1 : 50 @ A3

STAGE 2 - Concept Design

EJP

SEPT 2018 LW

Westminster City Council

Package 6 Infill - Desborough CloseDesborough Close, London, W2 6PQ

Proposed First Floor

0178- ECD- 01- 01- DR- A -1201 -S1 -P4

X

Floor Area

GIA Unit 1 - 99.91m2

Unit 2 - 98.66m2

P1 EP LW 11/10/18 First IssueP2 EP LW 31/10/18 General UpdatesP3 EP LW 14/11/18 General AmendmentsP4 EP CG 29/11/18 General Amendments

Figure 9 - Proposed Ground Floor Plan

Package 6, Infill Sites | Pre-Application Meeting 2 | December 2018 17

DESBOROUGH CLOSE 3

20.28 m²Lounge / Dining

2.52 m²W/C

7.36 m²Hall

1.37 m²Cupboard

0.55 m²Cupboard

10.91 m²Kitchen

20.89 m²Lounge / Dining

2.77 m²W/C

1.36 m²Cupboard

0.71 m²Cupboard

11.29 m²Kitchen

8.21 m²Hall

1.82

m²

Cup

boar

d

1.62

m²

Cup

boar

d

Unit 1 Unit 2

Part Retaining Wall

Part

Ret

aini

ng W

all

ExistingRetaining Wall

Bin Storage Bin Storage

0 5 m1 2 3 4

N

1. All dimensions are indicative and they need to be checked on site by the contractor before construction proceeds and prior to the fabrication of any component.

2. This drawing is based on survey information by others.3. All dimensions to be in millimetres unless otherwise

specified.4. All building works are to be carried out in accordance with

current British/European Standards and the Building Regulations.

5. Refer to Structural Engineer's drawings, details and specifications for all structural components.

6. Refer to Mechanical & Electrical Engineer’s drawings, schedules and specifications for all services.

7. This drawing is to be read in conjunction with the Design and Access Statement submitted with the planning application.

8. For occupied buildings, safe, clear access and means of escape to be maintained at all times during works in accordance with the Construction Phase Health and Safety Plan.

9. Any discrepancies between the drawings and site conditions shall be brought to the attention of the Architect/CA for resolution.

P R O J E C T T I T L E

C L I E N T

D R A W I N G I S S U E

D R A W I N G T I T L E

S C A L E

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BY

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© ECD Architects Ltd. All rights reserved. Including the right of reproduction.

ProjectCode

Originator code

Vol/Zone

Level DrawingType

Role Sheet No.

Rev.

Identification Sheet Number

Studio 3 Blue Lion Place, 237 Long LaneLondon, SE1 4PUThe Centrum Building, 38 Queen StreetGlasgow, G1 3DX

www.ecda.co.uk

This may be a reduced size print. Check scale in titleblock.

IssueCode

1 : 50 @ A3

STAGE 2 - Concept Design

EJP

SEPT 2018 LW

Westminster City Council

Package 6 Infill - Desborough CloseDesborough Close, London, W2 6PQ

Proposed Ground Floor Plan

0178- ECD- 01- GF- DR- A -1200 -S1 -P4

X

Floor Area

GIA Unit 1 - 99.91m2

Unit 2 - 98.66m2

P1 EP LW 11/10/18 First IssueP2 EP LW 31/10/18 General UpdatesP3 EP LW 14/11/18 General AmendmentsP4 EP CG 29/11/18 General Amendments

13.15 m²Bedroom 2

8.22 m²Bedroom 3

12.20 m²Bedroom 1

5.74 m²Bathroom

8.98 m²Landing

13.01 m²Bedroom 2

8.83 m²Bedroom 3

12.20 m²Bedroom 1

6.23 m²Bathroom

9.70 m²Landing

Unit 1 Unit 2

0 5 m1 2 3 4

N

1. All dimensions are indicative and they need to be checked on site by the contractor before construction proceeds and prior to the fabrication of any component.

2. This drawing is based on survey information by others.3. All dimensions to be in millimetres unless otherwise

specified.4. All building works are to be carried out in accordance with

current British/European Standards and the Building Regulations.

5. Refer to Structural Engineer's drawings, details and specifications for all structural components.

6. Refer to Mechanical & Electrical Engineer’s drawings, schedules and specifications for all services.

7. This drawing is to be read in conjunction with the Design and Access Statement submitted with the planning application.

8. For occupied buildings, safe, clear access and means of escape to be maintained at all times during works in accordance with the Construction Phase Health and Safety Plan.

9. Any discrepancies between the drawings and site conditions shall be brought to the attention of the Architect/CA for resolution.

P R O J E C T T I T L E

C L I E N T

D R A W I N G I S S U E

D R A W I N G T I T L E

S C A L E

D A T E

D R A W N

C H E C K E D

REVI

SION

DRAW

N BY

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KED

BY

DATE

DESC

RIPT

ION

S H E E T N O T E S

© ECD Architects Ltd. All rights reserved. Including the right of reproduction.

ProjectCode

Originator code

Vol/Zone

Level DrawingType

Role Sheet No.

Rev.

Identification Sheet Number

Studio 3 Blue Lion Place, 237 Long LaneLondon, SE1 4PUThe Centrum Building, 38 Queen StreetGlasgow, G1 3DX

www.ecda.co.uk

This may be a reduced size print. Check scale in titleblock.

IssueCode

1 : 50 @ A3

STAGE 2 - Concept Design

EJP

SEPT 2018 LW

Westminster City Council

Package 6 Infill - Desborough CloseDesborough Close, London, W2 6PQ

Proposed First Floor

0178- ECD- 01- 01- DR- A -1201 -S1 -P4

X

Floor Area

GIA Unit 1 - 99.91m2

Unit 2 - 98.66m2

P1 EP LW 11/10/18 First IssueP2 EP LW 31/10/18 General UpdatesP3 EP LW 14/11/18 General AmendmentsP4 EP CG 29/11/18 General Amendments

13.15 m²Bedroom 2

8.22 m²Bedroom 3

12.20 m²Bedroom 1

5.74 m²Bathroom

8.98 m²Landing

13.01 m²Bedroom 2

8.83 m²Bedroom 3

12.20 m²Bedroom 1

6.23 m²Bathroom

9.70 m²Landing

Unit 1 Unit 2

0 5 m1 2 3 4

N

1. All dimensions are indicative and they need to be checked on site by the contractor before construction proceeds and prior to the fabrication of any component.

2. This drawing is based on survey information by others.3. All dimensions to be in millimetres unless otherwise

specified.4. All building works are to be carried out in accordance with

current British/European Standards and the Building Regulations.

5. Refer to Structural Engineer's drawings, details and specifications for all structural components.

6. Refer to Mechanical & Electrical Engineer’s drawings, schedules and specifications for all services.

7. This drawing is to be read in conjunction with the Design and Access Statement submitted with the planning application.

8. For occupied buildings, safe, clear access and means of escape to be maintained at all times during works in accordance with the Construction Phase Health and Safety Plan.

9. Any discrepancies between the drawings and site conditions shall be brought to the attention of the Architect/CA for resolution.

P R O J E C T T I T L E

C L I E N T

D R A W I N G I S S U E

D R A W I N G T I T L E

S C A L E

D A T E

D R A W N

C H E C K E D

REVI

SION

DRAW

N BY

CHEC

KED

BY

DATE

DESC

RIPT

ION

S H E E T N O T E S

© ECD Architects Ltd. All rights reserved. Including the right of reproduction.

ProjectCode

Originator code

Vol/Zone

Level DrawingType

Role Sheet No.

Rev.

Identification Sheet Number

Studio 3 Blue Lion Place, 237 Long LaneLondon, SE1 4PUThe Centrum Building, 38 Queen StreetGlasgow, G1 3DX

www.ecda.co.uk

This may be a reduced size print. Check scale in titleblock.

IssueCode

1 : 50 @ A3

STAGE 2 - Concept Design

EJP

SEPT 2018 LW

Westminster City Council

Package 6 Infill - Desborough CloseDesborough Close, London, W2 6PQ

Proposed First Floor

0178- ECD- 01- 01- DR- A -1201 -S1 -P4

X

Floor Area

GIA Unit 1 - 99.91m2

Unit 2 - 98.66m2

P1 EP LW 11/10/18 First IssueP2 EP LW 31/10/18 General UpdatesP3 EP LW 14/11/18 General AmendmentsP4 EP CG 29/11/18 General Amendments

Figure 10 - Proposed First Floor Plan

First floor

Winter 2019Construction due to start (subject to planning permission being granted)

Spring 2019Planning Application Submission

Winter 2020/21Construction due to complete

Summer 2019Target Planning Decision

We believe our proposals could deliver a number of benefits for the local area which are shown adjacent:

f Creating nine high-quality affordable homes which will be made available to residents in Westminster.

f Additional greenery and landscaping.

f Commitment to considerate construction.

We are keen to hear your views and feedback on our proposed schemes for Lapworth Court and Desborough Close. Even though we have presented the two schemes within one exhibition here today, you can submit separate comments on each of the schemes, as these will be submitted as two distinct planning applications.

All comments will be fed back to the project team as we finalise our plans before submitting the planning applications to Westminster City Council this spring.

Contact detailsYou can give us your feedback in a number of ways, including:

f Speaking to a member of the project team.

f Completing one of the comment cards provided.

f Emailing us at lapworthdesborough@londoncommunications.co.uk

For more information and to view the boards online please visit our website at www.westminster.gov.uk/infill-projects

Thank you for taking the time to visit our drop-in session. We hope you have found this information useful.

Feedback and Next Steps

Development Programme

Early 2019Public Consultation

ConstructionThese schemes have similar delivery timelines and, subject to planning permission being granted by the Council, it is anticipated that construction would start in the winter and completed by Winter 2020/21 on both sites.

If our proposals are approved, they will be built in a way that is fully considerate of our neighbours. Our aim will be to keep any disruption to a minimum.

A Construction Management Plan will be submitted to the Council ahead of works starting on site. This will set out what we can and cannot do, for example no out-of-hours working without prior agreement with the Council, as well as how and when vehicles can enter and exit the site. Local residents will be kept fully up to date by the chosen development contractor.

If you are a tenant of one of the garages on site, please flag this with the Westminster Council team, who will be happy to discuss next steps with you in more detail.You can also get in touch with the Project Manager via email John Ndukuba: JNdukuba@westminster.gov.uk.