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Plot 12, Phase 1B (South)Reserved Matters Application

Brent Cross South Limited Partnership

October 2017

LANDSCAPE DESIGN REPORT

Townshend Landscape Architects 1E Zetland House 5-25 Scrutton Street London EC2A 4HJ

www.townshendla.com

Contacts

Brent Cross South Limited Partnership 4 Stable Street London N1C 4AB www.brentcrosssouth.co.uk www.argentrelated.co.uk @argentrelated

Brent Cross South, Plot 12 | Landscape Design Report | October 2017 03

CONTENTS

1.0 INTRODUCTION 1

1.1 THE VISION FOR BRENT CROSS SOUTH 3

1.2 LANDSCAPE’S ROLE AT BRENT CROSS SOUTH 3

1.3 DESIGN DEVELOPMENT 3

1.4 PLANNING CONDITIONS AND REQUIREMENTS 5

2.0 LANDSCAPE PROPOSALS 7

2.1 CONCEPT 7

2.2 LANDSCAPE MASTERPLAN 9

2.3 POCKET PARK 11

2.4 COURTYARD 15

2.5 GREEN STREETS 19

3.0 ACCESSIBILITY 22

4.0 PLAY STRATEGY 23

5.0 MATERIALS AND SITE FURNISHINGS 25

5.1 PRINCIPLES 25

5.2 MATERIALS 25

5.3 STREET FURNISHINGS 27

5.4 LIGHTING STRATEGY 29

6.0 PLANTING STRATEGY 31

6.1 PRINCIPLES 31

6.2 CHARACTER AREAS 32

7.0 TREE STRATEGY 35

7.1 PRINCIPLES 35

7.2 TREE PALETTE 35

7.3 TREE PIT DETAILS 36

8.0 SUSTAINABILITY 37

8.1 PRINCIPLES 37

8.2 ECOLOGICAL ENHANCEMENTS 37

8.3 EXTENSIVE GREEN ROOFS 38

8.4 RAIN GARDENS 39

9.0 CONSTRUCTION AND DELIVERY 40

9.1 CONSTRUCTION PROGRAMME 40

9.2 SUSTAINABLE CONSTRUCTION METHODS 40

10.0 MAINTENANCE 41

10.1 INTRODUCTION 41

10.2 MAINTENANCE ASPIRATIONS 41

11.0 APPENDIX 1: EXISTING TREE REMOVAL PLAN 42

04 T O W N S H E N D L A N D S C A P E A R C H I T E C T S


1.0 INTRODUCTION

This Landscape Design Report has been prepared by Townshend Landscape

Architects on behalf of BXS Limited Partnership BXS LP (the applicant) to

illustrate the landscape proposals for the Reserved Matters Application for Plot

12 and adjacent streets and public realm (which form part of Phase 1B (South)).

The purpose of this document is to describe the key principles of the landscape

design for Plot 12 and its associated public realm.

The proposals described within have been developed in collaboration with the

wider design team, such as architects Maccreanor Lavington, wind consultants

and structural engineers AKT II, and transport consultants Arup. The material

shown complies with the relevant parameters and principles within the Revised

Development Specification & Framework, as well as the relevant design

principles described in the Revised Design and Access Statement and the

Revised Design Guidelines which form part of the Permission (ref. F/04687/13,

dated 23 July 2014).

This document should be read in conjunction with the Design and Access

Statement (Maccreanor Lavington), other supporting documents such as the

Explanatory Report (DP9) and the drawing package. The Explanatory Report

includes details of the s73 Permission, the Design and Access Statement

discusses the proposed detailed design of the buildings and appends the Access

Statement (All Clear Designs) which covers both the building and public realm.


Figure 1: Bonnington square, London


1.1 THE VISION FOR BRENT CROSS SOUTH

Brent Cross South (BXS) forming part of the Brent Cross Cricklewood

regeneration, aspires to create a new vibrant, sustainable and green town

centre within Barnet that is true to its North London context. The development

proposes to provide a mix of homes and jobs in addition to the various open

spaces, community facilities and infrastructure required to support this.

Drawing inspiration from the leafy, green character of nearby neighbourhoods

such as Cricklewood and Childs Hill, the development has been conceived of as

a city set within an urban park, where, whichever way one looks, one will see

a lush, verdant landscape with spaces to rest, relax and live. Within this green

landscape Brent Cross South proposes to carve out space for homes, streets

and squares, building a new district for North London.

In line with the Revised Design and Access Statement and Revised Design

Guidelines, the public realm vision aims to create a sense of place and identity

that will nurture community cohesion by providing a network of new and

existing parks, gardens, streets and squares that will constitute a diverse new

public realm and knit new and existing communities together.

1.2 LANDSCAPE’S ROLE AT BRENT CROSS SOUTH

Recognising the central role that landscape has to play in achieving the above

vision, the landscape’s design and character has been carefully considered

from the beginning of the scheme’s development. This has led to a series of

landscape typologies being defined for the scheme, ranging from intimate

pedestrian focused streets to lively high streets where commercial activity can

be concentrated. Together these typologies aim to both establish the essential

qualities of Brent Cross South and to ensure a consistent vision is realised.

Together with this, a clear hierarchy of streets, spaces and squares will also

be proposed in order to connect the development into a single whole and to

create spaces for the life of the neighbourhood to thrive.

1.3 DESIGN DEVELOPMENT

The landscape proposals presented within have been through a rigorous and

iterative design process in collaboration with the wider design team and client.

As a part of this process the scheme has been presented to the London Borough

of Barnet’s planning officers in advance of its submission at two pre-application

meetings which were held on 17 July and 25 August 2017 respectively. At each

of these meetings the scheme in its current state was presented, focusing on

the vision and how the scheme’s details would translate this vision onto the

ground.

During these meetings, a series of comments were made in regards to the

landscape by the planning officers, which are set out below:

• Play spaces to incorporate natural play equipment whenever possible.

• Edible plants are to be included within the scheme’s planting.

• Design team to explore whether landscaping can mitigate gable ends and

whether green vertical elements can be added to the buildings.

• Reduce carriageway width to 3.7m to discouraging vehicles using the one-

way system inappropriately.

• Review height of kerb to respond to comments at the Access Forum

In response to these comments the scheme solely uses natural play elements,

such as logs or play boulders, a number of areas containing edible plants

have been introduced within the public realm, the carriageway has been

reduced to 3.7m wide and the kerb height adjusted to 50mm. The design

team investigated adding vertical green elements to the building, but did not

ultimately pursue this further as it detracted from the overall character of the

scheme.

Figure 2: Funenpark, Amsterdam, The Netherlands

Figure 3: Cours Seguin, Boulogne-Billancourt, France


S73 PERMISSION REQUIREMENT DESCRIPTION HOW THE PROPOSED DESIGN COMPLIESCondition 2.1 Provide details of the proposed landscape works, including a summary of tree details,

specification of both temporary and permanent surface finishes, post-construction

landscaping near trees, tree planting (including tree pit details) and details of green

and brown roofs.

Indicative landscape details are provided in this chapter, including landscape

layouts, proposed tree species, tree pit, surface finishes, green and brown

roofs and post-construction landscaping near trees. Full details of these

elements will be submitted under a future condition prior to commencement

of the relevant works.Condition 27.4 Show proposals for new trees, plants and shrubs and seeded areas and new ground

levels including any green roofs. The details submitted shall include:

a) The specification of all plant material in accordance with the National Plant

Specification

b) The location, spacing, species and mixes of the planting

c) Details of provenance for all native species

d) Details of plant handling, horticultural accessories and establishment aftercare.

All new planting shall comply with the requirements specified in BS 5236 (1975)

Advanced Nursery stock Trees; BS 3936 (1980) ‘Specification of nursery stock: Part

1, Trees and Shrubs’, and in BS 4428 (1969) ‘Recommendations for general landscape

operations’. Apart from formative pruning in accordance good arboricultural practice,

none of the new trees, plants or shrubs planted shall be pruned within a period of five

years from the completion of the development.

Conceptual planting palettes and layouts and green roof treatments are

provided along with a tree palette and locations. A commitment has also

been made for all new planting to comply with the requirements of BS 5236

(1975) and BS 3936 (1980) and BS 4428 (1969). The plant material will be

specified in accordance with the National Plant Specification and the details

of provenance for all native species will be provided. Pruning will also only be

undertaken in accordance with good arboricultural practice for the first five

years following the completion of the development.

Full details of the scheme’s planting and maintenance will be submitted under

a future condition prior to commencement of the relevant works, as agreed

with officers during pre-application discussions.

Condition 27.6 Include a detailed programme for commencing and completing the planting, and the

landscaping works so approved shall be carried out in accordance with the approved

programme

An indicative programme for the landscape works is provided along with key

sustainable construction principles. Full details of landscape works programme

will be submitted under a future condition prior to commencement of the

relevant works.Condition 46.4 Identify how the play strategy set out in the Design and Access Statement has been

met.

An overall play strategy is provided and play spaces are defined for each

age group. The total play area provided is given and how these areas were

calculated is shown.

Revised Development Specification and Framework, Paragraph 6.2 Full details of the landscape, including maintenance. Indicative landscape details are provided within this document, including

landscape layouts, proposed material palettes, conceptual planting palettes

and trees. Maintenance principles are also set out. Full details of these

elements will be submitted under a future condition prior to commencement

of the relevant works.Revised Development Specification and Framework, Table 10 Describe the open space, landscaping and ecology, including green and brown

roofs, and how they comply with the existing permission and present any necessary

environmental information.

Indicative details of each of these elements including locations are provided

within the document. Full details of these will be submitted under a future

condition prior to commencement of the relevant works.

Table 1.1: Design compliance with Section 73 Permission Requirements


1.4 PLANNING CONDITIONS AND REQUIREMENTS

The information and level of landscape detail within has been guided by the

approved Revised Development Specification and Framework, Revised Design

and Access Statement and Revised Design Guidelines document that were

submitted and approved as a part of the Section 73 Permission, as well as a

number of conditions that were attached to the Section 73 Permission.

In particular, the information within complies with the requirements set out in

Conditions 2.1, 27.4, 27.6 and 46.4, as well as paragraph 6.2 and table 10 of the

Revised Development Specification and Framework as described in Table 1.1. It

also complies with the broader aspirations and goals set for the landscape and

public realm as described in the Revised Design and Access Statement. Table

1.2 describes the requirements of each of these and how the proposed design

complies.

RELEVANT PRINCIPLES OF THE BRENT CROSS SOUTH REVISED DESIGN AND ACCESS STATE-MENT

HOW THE PROPOSED DESIGN COMPLIES

Create a sense of place and identity that will nurture communitycohesion.

The public realm has been designed to be a unifying element with the proposed scheme,

linking the plot into the wider masterplan and connecting the various spaces within the

scheme itself. Promote health and wellbeing. By providing a lush, green landscape the proposed public realm will present a calming

environment for residents promoting mental health. The provision of cycle and

pedestrian routes will also encourage walking and cycling within the scheme promoting

an active and healthy population.Integrate and enhance ecology. A wide variety of plant species have been selected to increase biodiversity within the

site while species with high wildlife value have been specified to support bird and other

wildlife populations in the area. Extensive and intensive green roofs are also provided

within the scheme, further enhancing the local ecology.Promote education and learning through the public realm. Plants with interesting textures, smells and sights are integrated into the public realm to

encourage exploration by children while moving through the site. Edible plants are also

provided encouraging further interaction with the landscape.

Create a place for pedestrians and cyclists. The entirety of the proposal has been conceived as a pedestrian-focused space with

shared surfaces used whenever possible and roads kept to a minimum. All roads have

been designed to be friendly to encourage cyclists.Integrate the private vehicle and public transport without

overwhelming streets and spaces.

Street widths and parking bays have been kept to the minimum required to be functional

and meet planning requirements. Ample planting and trees are also provided along all

streets to green these areas, diminishing the visual impact of these elements.Make a place where stopping and relaxing is encouraged. Benches are located at reasonably spaced distances within the public realm to provide

places to pause. Street trees and planting will compliment this by creating an inviting

environment in which to rest.Place the concepts of play and leisure at the centre of the strategy. All play and leisure spaces are integrated into the public realm rather than being fenced

off areas apart. Play is further integrated into the landscape through the use of natural

play elements in lieu of traditional standalone play pieces. The public realm design aims

to encourage residents and the wider public to sit, relax and engage.Make a public realm that is lively and diverse. A hierarchy of spaces is proposed within the scheme, ranging in size from intimate

pocket spaces where one can read a book to larger open areas for gatherings. Spill-out

spaces are also provided in front of all retail units in order for these units to help activate

and animate the public realm.

Table 1.2: Principles set out in the Revised Design and Access Statement and design compliance


1. ASSUME ALL SPACE IS GREEN SPACE 2. DEFINE AMENITY SPACES 3. DEFINE MAIN PEDESTRIAN ROUTES

4. ADD SECONDARY PEDESTRIAN ROUTES 5. PROVIDE ACCESS TO UNITS AND BUILDINGS 6. ALLOW FOR ROADS AND LAY-BYS

Figure 4: Plot 12 concept diagrams


2.0 LANDSCAPE PROPOSALS

2.1 CONCEPT

The Plot 12 landscape and public realm concept takes as its starting point the

aspiration for Brent Cross South as a whole - a city set within an urban park.

Translating this to the plot level, the Plot 12 landscape concept assumes that

all space is green space to begin with and that pedestrians should take priority

over vehicles whenever possible. From this position the scheme then iteratively

removes green space for other necessary elements such as footpaths and

services to be provided, refer Figure 4. The result is a series of intimate green

streets with pocket spaces for both residents and neighbours alike to enjoy.

Figure 5: St Andrews, Bow


1 High Street South2 Building 12N3 Pocket Park4 Building 12S5 Courtyard6 Green North-South streets7 Claremont Park Road8 Claremont Park9 Café spill out10 Parking bays and lay-bys

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Figure 6: Plot 12 proposed landscape masterplan


2.2 LANDSCAPE MASTERPLAN

Building on the landscape concept described previously, the proposed

masterplan has been divided into three key character areas: the pocket park at

the centre of the site, the podium courtyard within Building 12S, and the green

streets that run north-south through the scheme. Each of these character areas

have been defined with their own unique set of qualities that are tied to their

intended uses and contexts. A brief overview of each character area is described

below, with greater detail provided in subsequent sections of this chapter.

The pocket park is the focus in the scheme and is intended to be an amenity

space where residents and visitors alike can gather and relax. The area will be

lushly planted with play opportunities incorporated, providing doorstep play for

children under the age of five.

The podium courtyard is also proposed as a green amenity space that will be

accessible to residents of Building 12S. The courtyard will have a more enclosed

character with spaces for relaxing, gathering and playing.

Finally the green streets will act as the primary circulation routes for the site

with ample tree planting provided along their lengths. The streets will be

shared surfaces to emphasise their pedestrian-focused character while spill-out

spaces for cafes and entrances to the buildings will help activate and animate

the streetscape.

POCKET PARK

COURTYARD

GREEN STREETS

BUILDING 12S

BUILDING 12N

GREEN STREETS

Figure 7: Key character areas


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Figure 8: Landscape proposal for the Pocket Park


2.3 POCKET PARK

The Pocket Park is located directly south of Building 12N, it will be accessible

to both residents and the public. Following the tradition of a London Square,

the space will be primarily open in character with a central lawn being its main

element to allow residents and visitors alike to relax and encourage informal

activities such as yoga to occur within the space. Informal play will be integrated

into the landscape to provide 540 m2 of doorstep play for the residents of

Building 12N. This ensures that the plot meets the requirement to provide 10

m2 of doorstep play for each child under the age of five within the northern

block. The planting beds and trees that frame the central lawn and the provision

of play and seating opportunities give a particular green character to the Pocket

Park that will enhance the development and will benefit both residents and the

public.

Buffer planting will be provided along the Pocket Park’s interface with all private

units in order to define the public and private realm and provide privacy for

ground floor units. Trees will be strategically located throughout to screen

views from above and minimise the feeling of being overlooked while using

the space. Buffer planting will also be provided adjacent the green street to the

south to discourage children accidentally entering the road environment.1 Lawn2 Link to High Street South3 Natural play elements - Logs4 Raised table5 Edible landscape6 Natural play elements - boulders7 Privacy planting8 Natural play elements - Stepping logs9 Entrances to units10 Visitor cycle stands11 Entrance to Building 12N12 Café spill out13 Street planting

KEY

PRECEDENT

IMAGE

Figure 9: Joel Weeks Park, Toronto, Canada


PLO

T 12

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PLO

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PrivacyEdge

Privacy Edge

Footway FootwayFootwayPocket Park Carriageway2m 1.85m2m17m 3.7m 1.85m2m

Figure 10: Typical section of Pocket Park


Figure 11: Proposed view of Pocket Park

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