Heartlands Amended Outline Planning Application

Presentation to PMRA General Meeting and

comments from residents

HGY/2009/0503

• Demolition of existing structures

• Between 950 to 1,080 residential units (C3);

• 460sqm to 700sqm of office uses (B1); • 460sqm to 700sqm of office uses (B1);

• 370sqm to 700sqm of retail/financial and professional services uses (A1/A2);

• 190sqm to 550sqm of restaurant/cafe/drinking establishment uses (A3/A4);

• 325sqm to 550sqm of community/assembly/leisure uses (D1/D2);

• Landscaping, public and private open space, energy centre and utility compounds;

• Up to 251 car parking spaces, cycle parking, access and associated infrastructure

Network Rail Coronation Sidings development

Existing commercial/trade buildings constrain and have an adverse impact on development – see following slide

This space and the lime trees provide openness and an area of high streetscape value in

Course of the Moselle Brook

Look how narrow the land is between houses in Hornsey Park Road and the spine road and the spine road and railway embankment

streetscape value in Hornsey Park Road and for the wider area

Heartlands West - New River Village

The Victorian Society has called for Hornsey Gas Holder No.1 (formerly a listed building) to be protected

Residents did not find this illustration credible – it suggests a level of openness and impact on existing houses that is not borne out by the detail

Network Rail Coronation Sidings development

Existing commercial/trade buildings constrain and have adverse impact on development – see following slide

Development here will cause serious overlooking of existing houses and gardens and result in the loss of an important open space

The connection to Hornsey Park Road will lead to noise and disturbance in existing roads if other connections and links are low amenity and

The development is connected through very low amenity space that is not part of the development

are low amenity and unsafe.

Possible six storeys

Possible eight storeys

Possible 10 storeys

Possible 10 & 12 storeys

The comparison between the proposed square and Sloane Square was dismissed as meaningless: Sloane Square is a roundabout and far from a valuable community amenity space. The graphic could equally be applied to touched up picture of Wood Green on a sunny day. This is not the sort of space the new or established community needs.

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These images are illustrative and not material to the application. There is an equal number of pictures in the application depicting grey, austere low grade /low maintenance environments dominated by concrete and pavings – an environment reminiscent of failed developments in the past and not one either typical of the best parts of Wood Green or one the community wishes to seecreated

The so called “landmarks” will dominate existing housing in Hornsey park Road, Alexandra park and long views across the area

The line of slab buildings will cut off daylight and The line of slab buildings will cut off daylight and sunlight from the west .

The views shown will look straight into the rail depot building built on top of the railway embankment.

This view is blocked by the proposed rail depot building

Views of the trees on the railway embankment are prominent in Malvern Rd, Ravenstone Road and The Avenue

The houses in Hornsey Park Road are two storey at this point – the fist floor level is marked by the red line. The drawing shows how the proposed building will dominate the houses and gardens at every point

The trees are not part of the site and not within the control of the applicant:: the land is part of the Coronation Sidings development

The proposed housing in the gap in Hornsey Park Road will result in serious overlooking and loss of amenity for the existing houses. This space and the lime trees in Hornsey Park Road provide openness and are of high streetscape value. Other plans show this area to be used for parking and children’s play space . The connection to Hornsey Park Road will lead to noise and disturbance in existing roads if other connections and links are low amenity and unsafe. First floor levels of houses shown in red

The light brown shading indicates outline of minimum building heights at rear of homes on Hornsey Park Road in area of lime trees

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Residents do not find images like this credible: they are not material to the application. There is an equal number of pictures in the application depicting grey, austere low grade /low maintenance environments dominated by concrete and pavings – an environment reminiscent of failed developments in the past and not one either typical of the best parts of Wood Green or one the community wishes to see created

The view shows the enormous impact the slab buildings will have on Alexandra Park (a conservation area and setting to a listed building) and views of regional importance

The view shows the enormous impact the slab buildings will have on Alexandra Park (a conservation area and setting to a listed building) and views of regional importance

OVERLOOKING OF EXISTING HOMES IN HORSNEY PARK ROAD FROM NEW DEVELOPMENT AND LOSS OF SKY

With mature vegetation (trees etc), the back gardens

THIESE IGNORE THE EFFECT OF VEGITATION, WHICH FEATURES PROMINENTLY IN OTHER DRAWINGS FOR THE PURPOSES OF SCREENING INTRUSIVE OVERLOOKING

With mature vegetation (trees etc), the back gardens of Hornsey park Road will probably be in dark shade from 2pm throughout the summer, causing serious loss of light, amenity as well as ill health

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New buildings are proposed against the streets without amenity space or public open space , facing old commercial and trade buildings built against the street, creating a low grade and unsafe environment

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APPLICATION SITE

OPERATIONAL RAILWAY AND NETWORK RAIL DEVELOPMENT

The site lies in an area which is deficient in accessible open space. The green corridor (highlighted brown here) shown in the planning application to the west of the site is railway land and subject to both development and more intensive use as part of Thameslink 2000 where adjacent to the site. The existing community and the new require high quality, bio diverse, quiet amenity space, as well as social and public open space

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The development will create additional traffic and disturbance in Hornsey Park Road: more consideration must be given to how the Heartlands connects with and impacts on the surrounding established community

The Moselle Brook should be opened up to create a high quality, contouspace with bio diversity: Environment Agency Policy is to de culvert: the improved downstream through Lordship Rec with Lottery money. The rivimproved downstream through Lordship Rec with Lottery money. The rivimportant part of the heritage of Wood Green and connects the east andHeartlands. Its restoration should be the centre piece of a 21st century sudevelopment of a brown-field site.

The application fails to recognise the value of exisassets – Hornsey Gas Holder no.1, the Moselle Brformer contours of the site before development of