Welcome & Who We Are

Welcome to the Linden Homes and Wates Developments exhibition to discuss the development proposals for the former reservoir site. Since the previous planning application, Linden Homes and Wates Developments Design Team have been developing options for a residential scheme on the frontage of the site. Members of the project team are on hand to discuss the plans, answer your questions and listen to your feedback. Our project team: Linden Homes Wates Developments Rolfe Judd Architects and Planning James Blake Associates Ecology Indigo Public Affairs Gondar Gardens Frontage Linden Homes is the housebuilding company of the Galliford Try Group and operates across the country. Linden Homes has established award-winning sustainable communities across its operating regions and continues to strive for the highest standards in design and construction maintaining our commitment to building the very best new homes and delivering excellent customer service. Wates Developments is part of the Wates Group which was established in 1897. It is one of the largest family owned construction and development companies in the UK with a wealth of experience creating homes and communities
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Linden Wates and Wates Developments acquired this exceptional site in January 2010. The client team remain committed to developing a solution that creates an environment that present and future generations would admire. The team carried out two public consultations in July and October 2010 to discuss the future of the site. This exhibition is to present an alternative proposal that will retain the majority of the grassland on the site and proposes a residential development at the front of the site facing Gondar Gardens. The Site

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The Reservoir
The reservoir site is disused and has fallen into disrepair. Structural investigations on behalf of Linden Wates and the Council agree that the excessive water penetration through the roof will lead to deterioration and that significant maintenance is required to keep the structure in a sound condition.

Options for the Future of the Site

Option 1 Do nothing
The existing structure on the site is of such a size and scale that the burden of the maintenance of the site should not be underestimated. Structural advice is that the roof will deteriorate if the repairs to the roof are not completed and without a realistic economically viable use for the existing structure then the site and roof of the reservoir must remain secure from trespass.

Option 2 Appeal the refused scheme

You will be aware that the Council refused the recent application to redevelop the reservoir structure for 16 houses. Linden Wates were disappointed by this decision and will be appealing this scheme to the Secretary of State later this month. Members of the community will be kept informed by the Council on the progress of this appeal.

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Options for the Future of the Site

Option 3 Develop a frontage scheme

The site is recognised as being a Site of Nature Conservation Importance. The current scheme aims to protect and enhance the ecological value and importance of the site whilst also providing a long term solution for this site. The scheme proposes: 28 new residential units, comprising 19 private homes and 9 affordable homes Active frontage to Gondar Gardens Removal of the reservoir roof and internal structure and replacement of grassland within the reservoir bowl Retain the views across the site Sustainable development (Code for Sustainable Homes Level 4) Private ecological wildlife site, with the potential for controlled access for educational use by local schools and community groups Off street parking for the residents The scheme will be accompanied by a Basement Impact Assessment in line with Camden Council's policy

Gondar Gardens Exhibition Boards December 2011 www.rolfe-judd.co.uk

Ecology

Existing reservoir roof

A key aim will be to maximize the area of rough grassland under a hay-meadow type management regime, and thus enhance the site for wildlife, post development. This will involve turfing/seeding the reservoir bowl (including base of reservoir and slopes). Once established, an appropriate grassland management regime will be necessary for the whole site to increase floral diversity, reduce encroachment of ruderal weeds, and maintain a mosaic grassland of varied structure to benefit the existing slow worm population and to improve the diversity of the sward.

The two main objectives for the long term management are: a) to increase the structure and diversity of the grass-sward; and b) to protect and enhance the habitat for slow worms with a view to increasing population stability and numbers

Minimal planting of trees and shrubs at the site boundaries will enable the movement of birds, bats and mammals throughout the site and beyond. Further enhancements in the form of bat, insect and bird boxes, and construction of slow worm hibernacular, will protect and enhance the area for local wildlife in the long term. The designation of the site from Borough Grade II to Grade I is a long-term aspiration.

The three sides (north, east and south) of the reservoir bowl will be sloped (not the west due to proposed basement parking facility). Slow worms Some filling of the reservoir bottom might be necessary so that the slopes are not too steep to enable access for management An Independent Conservation Body have shown interest in taking on responsibility for the wildlife area. They would maintain the wildlife area and could allow limited public access for local interest groups and school The Conservation Body taking over management will be encouraged to involve local residents in voluntary wardening, habitat management work parties, open day events etc. This should be encouraged as a key Camden Biodiversity Action Plan objective.

Slow worms

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Protective fencing to protect slow worm habitat during works

Design Development

The streets surrounding the site are lined with terraced housing and mansion blocks. The proposals therefore aims to continue streetscape and character by infilling the space with a mixture of houses and apartments. In order to retain a view across the site the new mansion blocks have been split. The break in the streetscape respects and listens to previous feedback received from earlier consultations. The buildings footprint has referenced the mansion blocks to the north and the south of the site. The proposed contemporary buildings also follows similar principles in terms of elevational treatment by expressing a street rhythm through the use of projecting bays. Proportions and fenestration also intend to differentiate plot widths and room use of houses and apartment / mansion blocks. The proposals extend into the redundant structure making full use of views across the landscaped base. The roof of the old structure will be removed addressing the maintenance problems associated with the wider site. The perimeter buttresses will be retained below graded grass banks mirroring the existing slow worm population currently enjoys. The demolition material and arisings from the reservoir roof and arches will be utilised on site to create the graded grass banks, which will therefore help minimise traffic movements during construction.

1 1 2 3

Expressed Bay Windows

Strong Horizontal/ Vertical Division

Repetition and Even Geometry

Landscaped base of old redundant Resevoir

Proposed Section A-A through site with banked perimeter

Landscaped base of old redundant Resevoir

Proposed Section B-B through site with banked perimeter

Gondar Gardens Exhibition Boards December 2011 www.rolfe-judd.co.uk

Design Development
The houses and flats are designed to make use of the depth of the reservoir, with a lower ground floor above basement which overlooks the grassland to the rear, with ground plus three floors facing Gondar Gardens.
REFUSE

MAINTENANCE SHED

PLANT

Basement Floor Plan

H2 P1 P2 P3 P4

H2 P12 H1 P8 P9

A1

A5 P11

P10

A4
A2

Lower Ground Floor Plan

First Floor Plan

P6 P5 P4

H2

H1

P18

A3 P3 P7

P2

P1

P17 P14 A7 P16 P15

P13

H2

H1

A2

A6

Ground Floor Plan

Second Floor Plan

House Apartment Duplex

A8 P16 P14 P15

H1 P13 H2

Third Floor Plan

Gondar Gardens Exhibition Boards December 2011 www.rolfe-judd.co.uk

Design Development

Developing Elevational Treatment

Site

Solid Facade reinforces street

Site

Pop out Bays picks up on existing context

Detailed Elevations

Site

Site Elevation along Gondar Gardens

Gondar Gardens Exhibition Boards December 2011 www.rolfe-judd.co.uk

Traffic Management
The proposed residential development is located in a highly accessible location for public transport Proposed traffic management for the development include: Parking provision of 19 spaces for the private homes and 2 disabled spaces Access to the residents private parking will be via a car lift Any traffic associated with the development is likely to be at its highest level during morning and evening rush hours In terms of construction traffic Linden Wates are experienced residential developers who have been involved in may similar constrained sites and therefore have experience of dealing with local issues during the construction period Construction traffic would be routed to the site from the junction with Mill Lane from the direction of Shoot Up Hill. This will avoid the tight residential roads to the north of the site A Construction Traffic Routing agreement and Construction Management Plan will be agreed with the Council for the life of the construction period

The Next Stage

Please fill in a comments form and place in the comments box. Linden Wates will be attending the Development Management Forum, chaired by London Borough of Camden on the 14th December 2011. Further to the outcome of that meeting and consideration of the comments received today, the scheme will be developed further. The aim is to submit a planning application in January 2012.

Gondar Gardens Exhibition Boards December 2011 www.rolfe-judd.co.uk