High Lane Ealing - Latest

Residents’ Workshop 4 - An introduction to the proposed updates to High Lane Estate What this consultation is about

This page indicates how we are delivering this consultation and provides a summary of its contents.

Find out how you are able to feedback your views and suggestions.

1

Following the latest Government guidelines regarding the COVID-19 outbreak, we have replaced our ‘face to face’ Residents Workshop 4 with a remote consultation.

This document provides a summary of the design development following the Ballot in December 2018 and Residents Workshop 3 (RW3) in November 2019. The document also sets out a timeline for delivering your new homes.

We want to hear from you. Take part in our consultation in three easy steps: 1. View the information in this presentation booklet.

2. Get in touch with us if you have any queries about the plans or consultation 3. Fill in our survey, give us a call or send us written feedback.

You can also come and see us at our consultation stand if you feel comfortable doing so.

2

We will be on-hand on the High Lane Estate on: Wednesday 2 September, 3pm - 6pm Thursday 3 September, 10am - 1pm For queries or to share feedback, please get in touch with our community engagement team.

Email: hello@highlane-consultation.com Call: 0800 772 0475 (no charge phone line) Website: www.highlane-consultation.com Write to: Freepost COMM COMM UK (no stamp required) If you would like a printed consultation pack delivered to you or your neighbour’s home, do contact us.

Please also get in touch if you have a neighbour who may need help participating.

L D F IE M AY

S D EN GA R

HL

A

EN

UE

UE EN AV

HIG

AV ND

D OR NF EE GR

MAYFIELD PRIMARY SCHOOL

urt

Colne

Court

o Tyne C urt

Dee Co

urt

r Co Humbe

urt

Co Tweed

r & Stou IrwellCourt

s Court

urt

Thame

Tess Co

BRENT VALLEY PARK

N D D L A ST U

D R OA To Hanwell and Drayton Green Station

Footpath to Hanwell Station

Above: aerial view of the existing High Lane Estate and surrounding area

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Previous Residents’ Workshop 3 - Nov 2019 regeneration plan, phasing boundaries with update notes Main changes since the previous consultation

We continue to develop the proposals in response to our more detailed understanding of the site and feedback received at previous consultation events. The post-it notes highlight the main areas where the design has evolved from the ballot scheme and your latest feedback.

High Lane Gardens suggested as a new name for the Estate. What are your thoughts?

unity comm d at d n a cate hop The s s will be lo ite near s space st of the m High e r w f e e c o es and th d ntran the e ctive faca vided A ro lane. eillance p Mayfield surv the park, ew ds he N towar ool and t as many h c s ant. intain e. Ma s is import u n e v A g tree existin

Buildings arranged as simple, rectangular forms which work with the slope of the site. This makes them simpler and quicker to build as well as providing enhanced elevations, retaining structures and drainage.

We ha v small e removed and re flat blocks h the more f placed them ere am w overlo ily sized ho ith Space oking the O uses p is bas . The new la en ed aro y und fa out Londo milia nS provid treet patte r surveil ing improv rn e lance and sa d fety

We have increased the number of gaps between buildings. This helps the estate to feel more spacious and reduces overshadowing of the main street and houses to the north.

We have increased the depth of the gardens to make them more useful and enjoyable for residents

Received positive res ponse from residents on the masterplan changes, improved light and openness between the blocks. The new sha pe of the buildings with pit ched roofs allows them to look more at home in the wider neighbourhood.

e3

Phas CENTRAL POCKET PARK/ PLAY

The existing MUGA will be re-provided on the other side of High Lane adjacent to the school. The provision of a MUGA is being investigated by LBE along with discussions with Ealing Parks and Sports England. Residents will be consulted to understand the need for a MUGA (or an alternative amenity provision).

AVENUE

E AVENU

e2

Phase 1

Phas vehicular and pedestrian route

CENTRAL POCKET PARK/ PLAY

Green lane

All flats benefit from good aspect and internal daylight levels. This is an improvement with better quality of views and daylight for all flats.

pe

s de

Comm kept ope unal gardens allowin n at both end enter theg more sunlight s, to space fo the day. r more of The new taken in designs have to the dista consideration nce betw een p areas an d homes lay .

Key

Houses

Lobby Area

Bike Store

Flats

Lift / Stairs

Plant

Shop/Community

Bin Store

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Green

nr tria oute park er central Much larg ble for all area availa . The park to use residents irectly uildings d lots b o n s a h ng ri su n e th, to the sou reaches the t h lig of sun e day. most of th the space for d e m o lc e w Residents hing the open c a re t sunligh spaces

Lane

d share ents ti-social id s e an er Som s about enclosed rn e e h t c n s in co iour d garden We v a h r . a be d y e t s r cou ly propo making s y u b io d v pre sponde ore open . re m ut have e spaces in and o s s w e th vie clear with

We’ve been looking at ways to introduce more greenery and planting into the parking courts.

The pedestrian southern route ‘Green lane’ will be overlooked, providing passive surveillance and well lit areas.

Three traffic calming raised tables introduced at entrances to parking courts and one at the site’s central pocket park /play area.

Residents welcomed the inclusion of speed reduction measures on the central spine road to prevent it being used as a rat run.

The Proposed New Avenue - showing key views within the development The below proposed plan shows how the new tree lined Avenue would improve permeability and connectivity to High Lane Estate. This is in line with key urban design principles and the competition Planning Brief.

Are you supportive of the through-route alongside proposed traffic calming methods?

This page shows the New Avenue with traffic calming methods.

NS

ARDE

LD G AYFIE

M

Mayfield

s den gar

k bac

3 s

house

back

gardens

b shop

HIGH LANE

c

k

g

a

r

d

houses

e

n

g

e

n

s

s house le d Tab Raise calming) (traffic

s

POCKET PARK/ PLAY

houses

s

house

Raised Table (traffic calming)

A V E N U E

ion

n

Shared surface (block paving)

Mansion Block

parking court

garde

ion

Mans

Mansion Block

garden

Mansion

courtyard

Block

parking court

Mansion Block

2 POCKET PARK/ PLAY

ion

Mans

g parkin court

Mans

g parkin court

ion

ion

n

Block

garde

yard court

Block

rd urtya

Mans

Block

Block

g parkin court

gre

co

Block

ace d surf Shareck paving) (blo

Mans

ion Mans Shared surface Raised Table (traffic calming)

4

le d Tab Raise calming) (traffic

U E E N V A

ace d surf Shareck paving) (blo

growing area

1

Playground

a

k

c

a

d

en

lan

RD WAY HAN

b

r

a

D LAN HIGHAVE

e

Block

gre

en

lan

e k bac

s den gar

green lane

back

gardens

ND RD

A STUDL

1 Artist impression of Avenue from High Lane

2 Artist impression of Pocket park/play

High Lane Estate - Residents’ Workshop 4, 21 August 2020

3 Photo of existing Hanway

4 Photo of existing Hanway

The current proposal for an Avenue with a ‘through route’ for vehicles Avenue current and alternative proposal.

Which one do you prefer?

The next two pages explore the main vehicle route through the proposed development and the pros and cons of either the current proposal for a ‘through route’ or for an alternative design ‘no through route’ for cars between High Lane and Highland Avenue. Do you have a preference?

Fire and Refuse vehicular route IELD

MAYF

ENS

GARD

Block

Q

AY RD HANW

Current through route proposal P Block

Following careful consideration by the specialist design consultants, we believe this road layout presents the best solution for the new scheme and our recommendation as the preferred approach.

E3

Block

Shop/ Block K Cafe

Block L

This design will improve vehicle access and circulation through the estate which will benefit residents and emergency vehicles requiring access.

Block Block

E2

PHAS

• • • •

Raised speed tables located in 3 key location along the road.

Strategically placed “build–outs” into the new road to create restricted widths at key points meaning vehicles having to slow to allow oncoming vehicles to pass.

The “shared surface” design where careful treatment of materials and soft landscaping will be used to contribute in calming traffic.

Soft landscaping and pocket parks adjacent to the new road will encourage travel on foot and use of bicycles.

Pros • Much improved access for servicing, delivery vehicles and emergency vehicles without the requirement to take • • • • • •

more convoluted routes to the estate.

Promotes connectivity and inclusion within the community rather than an East and West divide.

Creates better permeability through the estate for all forms of travel.

Mirrors the pattern of surrounding residential roads which creates a balance of vehicular movement in the local area.

Traffic-calming measures and soft landscaping to slow vehicle speeds.

Avoids the increase of vehicular tuning and reversing on the estate which reduces the safety risk of pedestrians.

Provides more flexibility for residents on the estate in terms of routes in and out of the estate.

Cons • Non-resident vehicles can use this access through the estate • •

Provides an additional vehicle route towards Mayfield Primary School from Greenford Avenue.

Marginally limits the amount of green / recreational space provided within the centre of the estate.

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Block garden

Block

PHASE 1

D LAN HIGHAVE

I

rt

g cou

parkin

rd

courtya

H

rt

g cou

Community space

garden

Block Block A parking court

Block

rtyard

G

parkin

cou

F

rt

cou king

Block B garden courtyard

Block C

Block Block D parking court

E

par

POCKET PARK / PLAY

green

lane

green lane

The introduction of new traffic calming measures will encourage low vehicle speeds and naturally enforce the proposed 20mph speed through the estate.

These traffic measures proposed consist of:

J

N

Block M

This design is centred around a new spine road which will provide a slow through-route between High Lane and Highland Avenue with access to the five new parking courts within the development.

This alignment follows similar road layout principles to those adjoining residential road - Mayfield Gardens and Beresford Avenue.

POCKET PARK / PLAY

PHAS

O

ND RD

A STUDL

Emergency and Refuse vehicular route

Shared surface raised table (current traffic calming proposal)

Example of potential additional traffic calming

Potential additional traffic calming

N

Example images of shared surface raised tables

An alternative proposal for an Avenue with a ‘no through route’ for vehicles This page shows the alternative design for the Avenue

This page explores the pros and cons of a spine road that does not allow vehicles to go through.

We have considered bollards to make it a non through-route avenue. Do you have a preference between the current proposal and the alternative proposal set out over this and the previous page?

Through route Avenue - Current proposal

Example images of shared surface raised tables

Existing tree

under 5s gated play area

Alternative no through route proposal This option is similar to the ‘through route’ principles but with addition of a physical restriction (bollards) located opposite the central park which will prevent vehicles from passing through the site.

Some resident parking spaces will be lost to allow for turning areas either side of the bollards to enable vehicles to turn around.

houses

under 12s play area

community growing area

Avenue

Existing tree Avenue shared surface

Emergency vehicles would not be able to pass through the estate and therefore any emergency call outs to the estate would need to consider this.

With no vehicle through-route provided, the majority of vehicles using the site will either be residents or visitors along with deliveries and emergency services.

houses

ion Mans k Bloc E

Mansion Block D planting

seating walls

Pros • • • •

Eliminates the potential of general traffic passing through the estate, predominantly residential only traffic.

A vehicular block would act as a natural traffic calming measure to further reinforce low speeds.

Pedestrian and cycles will still have a continuous link.

Vehicle traffic would not be able to pass alongside the adjacent ‘green space’.

No through route Avenue - Alternative design

Cons

Example images of raised tables and bollards

Existing tree

• Prevents a continuous route for servicing and delivery vehicles as well as emergency vehicles.

• • • • • •

Unwanted mopeds/motorbikes could still treat this as a through route which puts pedestrians at risk Increased risk on emergency vehicle journey times/re-routing if services are not aware of the road block.

There will be a greater disconnect between the East and the West side of the estate when there is an opportunity to bring the residents of the estate together.

Requires a turning area either side of the road block which will promote more vehicle reversing & turning which increases pedestrian safety risk in this location.

Doesn’t reduce vehicular traffic through on adjoining roads.

Creates a potential escape route for motorbike/moped users therefore impacting on potential law enforcement.

under 5s gated play area Houses

Avenue (west)

under 12s play area s

House

community growing area

turning space

Existing tree

s

bollard

shared surface

e

ac g sp turnin

e Avenu

bollards

ion Mans k Bloc E

Mansion Block D planting

High Lane Estate - Residents’ Workshop 4, 21 August 2020

seating walls

(east)

Materials and appearance - indicative building material palettes across the development These are the types of materials we are looking at

These are some of the key materials and colours we are looking at. Do you have any preferences?

Materials have been carefully chosen to help integrate the proposal into the surrounding area by complementing the existing materials.

Residents were pleased with the appearance of the proposed buildings during the last residents meeting in November 2019; they liked that we were proposing bricks in a variety of colours/tones. They also welcomed the introduction of pitched roofs.

Building Materials Palette 1 Clay plain tile PC metalwork cills and copings Grey clay facing brick - soft multi As above with projecting burned headers Dark Umber PC metalwork, windows and rainwater goods

Building Materials Palette 2 Clay plain tile PC metalwork cills and copings Red clay facing brick - soft mud, multi As above with projecting burned headers Dark Umber PC metalwork, windows and rainwater goods

Building Materials Palette 3 Clay plain tile PC metalwork cills and copings Brown clay facing brick - soft mud, multi As above with projecting burned headers Dark Umber PC metalwork, windows and rainwater goods

Building Materials Palette 4 Clay plain tile PC metalwork cills and copings Buff clay facing brick - selected dark facings As above with projecting burned headers Dark Umber PC metalwork, windows and rainwater goods

Elevation Studies - Site Arrangement

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Elevation Bay Study - Palette 2

Artists impressions of the new proposal Artists impressions depicting key views of the regeneration layout.

Pitched roofs help create a more domestic feel.

This page shows some of the proposed new views

Do these images capture a ‘domestic feel’ within the proposal? How do you feel about these views?

The images below show the developing proposals and viewpoints on the location key.

1 View towards flat blocks and shared gardens

2 View of pocket park

3 View of central park

4 View from High Lane Looking East

5 View of shared gardens

6 View towards flat blocks and shared parking closes

4

6 1 2

5

3

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Your new homes The plans below illustrate some of the typical developed homes which incorporate key dimensions, indicative furniture layouts, white goods, partially closed off kitchens where possible and radiators.

Washing machines located in separate utility cupboards.

This page shows proposed home layouts

3 Bedroom 5 Person Flat 1050

Family bathroom and additional, separate WC

We think these are some of the important qualities to consider in the design of your new homes.

900

Ba K/D

WM

2320

St

R

R

B1 Ba Bs D H K L R Rs St Tr UC WC WM

Tr

WC

(16.2m²)

Large separate kitchen with plenty of room for a dining table

Key 1480

2200

2945

6040

UC/ St

H

R R R

R B2

What are your thoughts?

Spacious, well proportioned rooms / Plenty of storage / Generous entrances and circulation space

Direct access to private balcony.

(9.3m²)

B1

L

Generous bedrooms with plenty of room for furniture.

B3

(12.3m²)

4315

4320

Spacious and bright living room

(12.3m²)

(16.3m²)

2850

3780

2850

Bedroom (by number) Bathroom Bike Store Dining Room Hall Kitchen Living Radiator Refuse Store Storage Towel Rail Utility Cupboard Toilet Cloakroom Washing Machine

2150

(8m²)

Lots of natural daylight / Views out onto green spaces (dual aspect where possible)

4 Bedroom 6 Person House

Private balconies / Well insulated homes for thermal comfort and privacy Spacious modern bathrooms / Tall floor to ceiling heights / Convenient bin & bike storage

GardenGarden Garden

(min 40m²-(min 40m²- (min 40m²max 52m²)max 52m²) max 52m²)

4737

4737

1 Bedroom 2 Person Flat

4737 2387

2 Bedroom 4 Person Flat

2387

2387 2250

2250

2250

R

(5m²)

4890

High Lane Estate - Residents’ Workshop 4, 21 August 2020

2926

St

UC/ St

R

2725

B1

B1

2730 1360 4737

1360 650 4737

(13.5m²) (13.5m²)

B2

B2

4737

4737

(14.2m²) (14.2m²)

B2

(14.2m²)

2500

Bs

2500

2500

4737

1910 1050

1910 1050

1910

St R

St

B1

2730

8410

8410

8410

9900 2100

9900

9900 2100

2100

K/D

(15.7m²)

3760

(15.7m²) (15.7m²)

1050

4595

4595

4595

3400

Ba

1490

K/D

K/D

Large double bedroom on the second floor with generous storage.

Separate kitchen dining room with south facing windows.

R

4082 (7m²)

Ba

St

3760

(15m)

St

St

Tr Ba

St

2725

R R

WM

St

3760

(13.6m²)

3468

2926 Direct4082 access (5m²) to private balcony.

(7m²)

St

St

B1

R 3468

4890

B3

(10.3m²)

1490

B1 Generous double bedrooms with(12.9m²) plenty of room for furniture.

WC

B3

(13.5m²)

St

1490

(12.9m²)

B2

3735

B1

3735

R

L/K/D

(27.3m²)

5216

5216

(15m)

WC

R B4

3005

(13.6m²)

Downstairs WC Family bathroom adjacent to children’s bedrooms

R

B1

5003

5003

(27.3m²) (24.1m²)

B2

St

B4

(8.1m²) B3 (8.1m²) (10.3m²) (10.3m²)

3005

L/K/D L/D/K

L

(16.1m²)

B4

WC

7365

7365

R R

Tr

R

R

L

3005

St

H St Spacious and bright kitchen/ living /dining area.

1216

St

2050

Ba H

L

(16.1m²) (16.1m²)

(8.1m²)

2050

2200

2248

Ba

St

2770 9900

WM UC/St

Separate living room with door opening onto private garden.

2200

3280

St

1050

2770 9900

2065

1368

3280

2850

St

1216

H

2200

3400

1040

1050 2000

Large, welcoming entrance lobby with Ba plenty of useful storage.

H

2200

2248

Ba

Tr

L/D/K

2065 1394

St

R

UC/ St

(24.1m²)

1368

2770 9900

WM

2850

2000

3280

1394

3400

R 1040

2730 4737

650 1360

650

Comparing the new proposed homes with the existing homes The existing plans on the right depict the thin building fabric that overheats in summer and provides little insulation in winter. The home layouts include room sizes (imperial and metric) to enable comparison with existing plans.

Comparing the proposed new homes to the existing homes

Existing 2 Bedroom 4 Person Flat Flat Plan ST

Kitchen/Dining 13.8m2 (148sq.ft)

How do you feel the new homes compare with the existing?

BathWC room

ST Bedroom 2

Living

18m2 (194sq.ft)

Proposed 2 Bedroom 4 Person Flat

Proposed 2 Bedroom 4 Person Flat Flat Plan

Bedroom 1

Entrance

Bedrooms

Flat Plan 0

1

2

3

4

5

6

B1

Meters 0'

Balcony 7m2 (75sq.ft)

ST

2'

4'

8'

10'

12'

14'

16'

18'

12.6m2

20'

+

(135sq.ft)

B2 12.4m2 (133sq.ft)

Feet

Bedroom 1

Entrance

6'

Room Sizes

Existing Area

Kitchen

Living

Dining

70m2

ST Bedroom 2

WC

Bathroom

+

(753sq.ft)

Bedroom 1

Storage

13.8m2

18m2

1.6m2

1.4m2

2.7m2

(148sq.ft)

(193sq.ft)

(17q.ft)

(15sq.ft)

(29sq.ft)

Bathroom Living/Dining/Kitchen 27.3m2 (294sq.ft)

Living/Dining/Kitchen

Existing 2 Bedroom 4 Person Maisonette

Balcony

32.1m2 (345sq.ft)

Bedroom 2

7m2 (75sq.ft)

W

Bathroom ST

Living

Bathroom

16m2 (172sq.ft)

ST

W WC

ST

Bedroom 2

Entrance ST

ST Kitchen/Dining 9.4m2 (102sq.ft)

Bedrooms 0

1

2

3

4

5

0'

2'

4'

6'

8'

10'

12'

14'

16'

B1

18'

20'

13.5m2

+

(145sq.ft)

Feet

Proposed Area

75.3m2

(810sq.ft) 70m2 (753sq.ft) Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Bedrooms 0

6

Meters

B2 12.7m2 (136sq.ft)

Room Sizes Kitchen

Living

+

Dining

Storage

W

Bathroom

1

2

3

4

5

32.1m2

3.3m2

4.4m2

(345sq.ft)

(35sq.ft)

(47sq.ft)

Entrance

B1

Meters 0'

2'

4'

6'

8'

10'

12'

14'

16'

18'

20'

15m2

+

(162sq.ft)

Feet

Proposed Area

73.1m2

+

6

(786sq.ft) 70m2 (753sq.ft) Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Bedroom 1

B2

Lower Level

Upper Level

13.6m2 (146sq.ft)

Bedrooms

Room Sizes Kitchen

Living

+

Dining

Storage

Bathroom

0

1

0'Meters 2'

+

2

4'

6'

3

8'

10'

4

12'

5

14'

16'

6

18'

B1

20'

14.4m2

Feet

27.3m2

2.1m2

4.5m2

(294sq.ft)

(22sq.ft)

(48sq.ft)

+

(155sq.ft)

Existing Area

(120sq.ft)

Room Sizes Kitchen

74m2

(796sq.ft)

B2 11.2m2

Living

Dining

Storage

WC

Bathroom

+ 2

9.4m

16m2

4.0m2

1.2m2

2.6m2

(102sq.ft)

(172sq.ft)

(43q.ft)

(13sq.ft)

(28sq.ft)

NOTE: Some assumptions have been made regarding internal layouts. Furniture arrangements are indicative. Existing floor areas measured off original microfiche imperial measurements and are likely to feature inaccuracies.

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Comparing the new proposed homes with the existing homes How do you feel the new homes compare with the existing?

Comparing the proposed new homes to the existing homes

Existing 3 Bedroom 5 Person Flat Flat Plan Living

Kitchen/Dining

17.8m2 (191sq.ft)

13.8m2 (148sq.ft)

Entrance ST ST

Proposed 3 Bedroom 5 Person Flat

ST

WC

Proposed 4 Bed 6 Person House

Bathroom Bedroom 3

Flat Plan

Bedroom 2

Bedroom 1

House Plan

Bedrooms

Balcony 7m2 (75sq.ft)

0

1

2

3

4

5

6

Meters 0'

2'

4'

6'

8'

10'

12'

14'

16'

18'

B1

20'

12.6m2 Feet

Bedroom 2

Bedroom 4

Living

Living

16.1m (173sq.ft) 2

16.3m2 (175sq.ft)

Bedroom 1

Bedroom 1

16.2m2 (174sq.ft)

Bathroom

Dining

15.7m2 (169sq.ft)

13.8m2

1.8m2

1.4m2

2.7m2

(191sq.ft)

(148sq.ft)

(19q.ft)

(15sq.ft)

(29sq.ft)

Kitchen/ Dining

Bedroom 2

Bedroom 3

9.4m2 (119sq.ft)

Living

4

5

6

0

B1

Meters 0'

2'

4'

6'

8'

10'

12'

14'

16'

18'

12.3m2

20'

+

(145sq.ft)

B2 12.3m2 (153sq.ft)

+

B3 9.3m2

1

2

3

4

5

6

B1

Meters 0'

2'

4'

6'

8'

10'

12'

14'

16'

18'

13.5m2

20'

(145sq.ft)

(100sq.ft)

Feet

+

B2 14.2m2 (153sq.ft)

+

B3 10.3m2 (110sq.ft)

+

(87sq.ft)

ST

WC

WC

Lower Level

Upper Level

Feet

Proposed Area

Kitchen

94.6m

2

(1018sq.ft) 86m2 (925sq.ft) Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Dining

Living

Storage

Bathroom

+

Room Sizes

Proposed Area

Living

126.6m

16.3m2

4m2

4.4m2

(174q.ft)

(175q.ft)

(43sq.ft)

(47sq.ft)

(1362sq.ft) 112m2 (1205sq.ft) Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Dining

Storage

Bathroom

+

2

16.2m2

0

Kitchen

1

2

3

4

5

2'

B1 4'

6'

8'

10'

12'

14'

16'

Bedrooms

6

Meters 0'

18'

14.9m2

20'

+

(160sq.ft)

16.1m2

15.7m2

12.6m2

4.7m2

(173sq.ft)

(169sq.ft)

(135sq.ft)

(51sq.ft)

Bedroom 1

Bathroom

Entrance

B4 8.1m2

Bedroom 2

ST

16m2 (153sq.ft)

Bedrooms

Bedrooms 3

Bathroom

17.8m

Entrance

2

WC

Existing 3 Bedroom 6 Person Maisonette

Entrance

1

Storage

Kitchen/ Dining ST

0

(100sq.ft)

+ 2

ST

Kitchen/Dining

ST

Kitchen

82m

(882sq.ft) Bathroom

ST

Living

2

WC

(133sq.ft)

B3 9.3m2

Room Sizes

Existing Area

Bedroom 3

+

B2 12.4m2

(135sq.ft)

Bedroom 3

ST

+

B2 11.4m2 (123sq.ft)

+

B3 11.2m2 (120sq.ft)

Feet

Existing Area

92m2

(990sq.ft)

Room Sizes Kitchen

Dining

Living

Storage

WC

Bathroom

16m2

9.4m2

2.4m2

1.3m2

2.6m2

(172q.ft)

(101q.ft)

(26q.ft)

(14sq.ft)

(28sq.ft)

+

NOTE: Some assumptions have been made regarding internal layouts. Furniture arrangements are indicative. Existing floor areas measured off original microfiche imperial measurements and are likely to feature inaccuracies.

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Landscape Strategy - overall site layout Since the last workshop we have developed the landscape plan to show:

This page shows the layout of the streets, parking, gardens and open spaces

• An idea of the design for the central pocket park areas including lawns, paths, planting, play equipment and natural play features • Fenced and gated natural play area for under 5s • Dedicated community growing area • A play trail aimed at the under 12s and a fitness trail for over 14s-adults along the Green Lane • Screening planting for privacy in front of balconies, front gardens and ground floor windows

How would you and your family use these outdoor spaces? Do you have any comments? ns rde Ga

Mayfield

back

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gardens b

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a

a

g

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s den gar

e

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s

house

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U E E N A V

s

house b

a

c

k

g

a

r

d

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s

POCKET PARK

shop

s

house

houses

houses

growing area

Lane High

Playground

A V E N U E arden

community room

Mansion Block

parking court

Mansion Block

garden

Mansion Block

courtyard

Mansion Block

POCKET PARK

ion Mans Block

g parkinrt cou

g

ion Mans Block

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en

yard gre

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gardens

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S t ub land

High Lane Estate - Residents’ Workshop 4, 21 August 2020

g parkinrt cou

yard

court

court

green lane back

ion Mans Block

ion Mans Block

ion Mans Block

n garde

k bac

s den gar

en

lan

e

g parkinrt cou

ion Mans Block

Landscape Spaces in Detail - gardens and green spaces How would you or your family use these outdoor spaces? Do you have any comments?

This page shows gardens and green spaces

The main features of the Pocket Park are:

Pocket Park

Main features of garden courtyards:

Garden Courtyards

• Central location in the estate acccessible to everyone

• Semi-formal gardens

• Connected to walking routes

• Lawns with trees and planted borders

• Large existing mature trees are focal points

• Partially enclosed by clipped hedges

• Sunny central areas

• Places to sit

• New trees, planting and lawns

• Simple play features for small children

• Includes attractive and fun play equipment for younger children • A small gated natural play area for very young children • Places to sit • Raised allotment beds for residents’ growing houses

Existing tree

under 5s gated play area houses

houses

on street car parking

under 12s play area

on street car parking

Avenue

houses

community growing area

Examples - naturalistic pocket park with play

on street car parking

on street car parking

Precedent image - Mansion Block Frontage with hedges

hedge Existing tree

hedge

Avenue

Example images - Raised beds for community growing

Block

planting

Lawns with seating and small sculptural play features

ion

Mans

seating walls

Mansion

planting

Mansion

Mansion balconies/entrances

shared surface

balconies/entrances

Avenue

paths

Block

Block

Block

Example of Mansion Block courtyard garden in Hammersmith

Existing tree

seating wall planting

planting

hedge

Lawn with play features

play trail feature

Existing trees gree

ne n la

Example image - lawns, trees and planting

green lane

green lane back gardens to properties on Stubland Road

Example image - sculptural play feature in lawn

Green Lane The main features of the Green Lane are: • Pedestrian route along the southern boundary, which connects to garden courtyards and parking courts • Play trail features for children along the route (balancing, stepping etc.)

• Fitness trail features along the route (pull ups, sit ups, step ups) and walking/jogging distance markers • Low level lighting from dusk to dawn for wayfinding and safety Walking route

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Typical fitness trail feature

Typical play trail equipment

Landscape Spaces in Detail - parking and streets Do you have any comments?

This page shows parking and streets

Parking Courts

Avenue

Main parking court features are:

Main Avenue features are: • A clear east-west vehicle and pedestrian route through the estate with dawn to dusk street lighting • Lined with semi-mature trees

• Shared surface for vehicles and pedestrians

• Parallel on-street parking for cars between new street trees

• Block paving in silver grey to compliment the buildings

• Shared surface raised tables (block paving) at some entrances to parking courts to slow traffic

• Partially enclosed by clipped hedges

• Generous pavement

• New trees and hedges for greenery and privacy

• Planting in front of ground floor windows adjacent to footpaths for privacy • Front doors of houses and the community room open onto the avenue supporting an ‘active street’ • Level access (no steps or ramps) for pedestrians to front doors, the parking courts and garden courtyards

houses

on street car parking

Avenue

Raised Table

(traffic calming)

on street car parking

on street car parking

hedge

Artist’s impression -parking court

Artist’s impression - Avenue

Example image - shared pedestrian and vehicle surface

hedge

parking

hedge

bays

parking bays

hedge Example image - night time view

NOTES: - Do not scale from this drawing - All dimensions to be verified on site prior to ordering

No.

Mansion Block

Mansion Block

Hazard

Work Element

1.

s

house

2.

21000 CAR PARKING

17400 GARDEN

3.

houses

4.

5.

Be Safe - Refer to Full Designers Risk Assessment

Existing tree

2000.0

hedge

parking bays

parking bays

(block paving)

PRINCIPAL HAZARDS:

MANSION BLOCK

2000.0

balconies/entrances

balconies/entrances

Shared surface

hedge

MANSION BLOCK

Avenue - No Through Road Option - what do you think?

- All works to be carried out in accordance with all relevant codes of practice and British Standards

s

bollard

turning space

Avenue (west)

shared surface

pace

e Avenu

(east)

g s

turnin

bollards

Fitness trail feature green lane

Existing tree

green lane

HEDGE

PARKING BAY

AISLE

PARKING BAY

HEDGE

HEDGE LAWN FOOTPATH

LAWN

Mansion Block D

FOOTPATH LAWN HEDGE

FFL+ 16100.0

1500

1200

4800

6000

4800

1200

POCKET PARK

ion Manosck Bl E

1500 1500

1000 1000

1600

1600

1000 1000

1500

Typical Section looking South through parking court

• This plan shows the option for the Avenue to be a no-through road with a central pedestrian space Blackhouse Studio Ipswich - IP9 1JN

tel: 01473 781994 web: www.area-la.com

architects • Turning space is providedlandscape for cars and service vehicles at the ends of the eastern and western sections of the Avenue project:

High Lane Hanwell client:

Rydon drawing title:

Landscape Section- Mansion Blocks Ph 1 status:

scale

preliminary

1:500

revision:

date

paper size

-

23/01/2020

A3

drawing number:

236_SK_304

revision notes:

-date

High Lane Estate - Residents’ Workshop 4, 21 August 2020

--

xxxxxxxx

drawn revision description

-

xx rev

checked

Cafe / Shop proposals The images below show the current designs and how they have been developed in response to your feedback.

The previous times we met, you gave us some ideas for your new cafe /shop. Is there anything you would like to add to this?

This page updates on the proposed cafe / shop

Majorit appea y of residen the ide red to supp ts o a or a c of small sh rt af o for eld é, particula p rly e reside rly/less able n furthe ts and those st awa y fr existin g shop om s.

ideration Careful cons avoid to on design haviour antisocial be ive ss through pa and surveillance ing en op d lle ro nt co hours.

HELP US DESIGN YOUR COMMUNITY SPACE

Connection to the wider community is important, it should be located at the west of the site near the entrance from High lane.

Residents Sub-Group Workshop 2 December 2017

At the first workshop, residents discussed that they would like to see a new community room on the estate. Today we’d like to discuss some initial design ideas for this IT Room

Play, events, gardening?

t

io n

1 large space or split into different small areas?

Is there anything we have not thought off?

Type of uses

2?

Community Room

What spaces would you like to see?

Kitchen

1?

Storage

OR

Lo

ca

Coffee Shop

tio n 3 ?

la

n

sh

o win

g e xi sti

ng

bu

What equipment?

Toilets

What are your thoughts?

il d

p

Loca

ti

on

Outside space

Office

facility.

Loca

in

Please add your comments here

gs

on th e E S TA T

Place a dot where you think it would be good to have a community space?

E

Where?

Location 1: Located at entrance of estate Location 2: Facing Brent Valley Park Location 3: Facing neighbourhood garden

1 Artists Impression of the new Cafe /shop from High Lane

Residents feedback on types of uses for community room

HELP US DESIGN YOUR COMMUNITY SPACE How might the community space be laid out?

1

Kitchen

Please add your comments here

to Flats Above

Kitchen

Toilets

Community Room

Foyer

Office

E ntr

ance

Conne c ti o

i n w

th

C o n n e c t i o n w it h t h e l a n d c s a p e

Toilets

Store

IT Room

IT Room

E n t r a n ce

What are your thoughts?

3

Store

Community Room

Artists Impression of the new Cafe /shop

Residents Sub-Group Workshop 2 December 2017

We need to think about: The entrance, the welcome, types of spaces & their relationship, connection with the outside, seating, flexibility, security, storage, furniture, an office...

Office

2

Initial sketch showing how the community room could be laid out and the size of spaces this plan creates.

E nt r a n c e

t h e landsca pe Office Foyer

4

nn

ected

Small Community Room

Office

nc

a

Store

Foyer Small Community Room

Office

Community Room Size 8.2m x 6.3m (26.9ft x 20.7ft)

ce

i n w

th

tr

Toilets

E n t ran

Conne c ti o

En

St

Main Community Room

the landcsape

Store Co

e

Main Community Room

Kitchen

Kitchen

50m2

t h e landsca pe

BRIGHT & SPACIOUS SPACE

St

St

St

Community Room

St

1

St

it h

Toilets

Store

St

C o n n e c ti o n w

Store

C o n n e c t i o n w it h t h e l a n d c s a p e

2

St

Kitchen WC

WC

Bulk Store

(538sq.ft) WELCOMING SPACE

FLEXIBLE SPACES

CONNECTION WITH THE OUTSIDE

A SPACE FOR EVERYONE

WINDOW SNUG & STORAGE

Cycle stands

Gym trail. Sit up bench

Consultation Boards presented during Residents Steering Group meeting 2 and which include residents feedback.

Ground Floor Plan - Cafe / Shop

Note: Comments above collated from residents feedback received at RSG meeting 2 (05.12.17) and RSG meeting 3 (28.11.19).

Note: Proposed Shop/ Café subject to securing an operator taking the space. In order to achieve the best chance of survival we propose the shop opens once all the residents have moved in. The intention is to market this space in Phase 3 in order to maximise it’s viability.

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Location Key

2

Community space - how this sits within the new proposal The images below show the current designs and how they have been developed in response to your feedback. The community space - at ground floor level for easier accessibility - is easily identifiable from High Lane with direct access from the New Anevue. Is there anything you would like to add to

This page updates on the proposed community space Potential uses for the community room: Cookery classes, stay & play, youth club, after school club, conversation club, coffee mornings, disco....

The space should be flexible, bright and spacious, welcoming and a space for everyone. It should be located near the west side and be visible from High Lane.

Some reside nts exp interes ressed an t in re nting t space h otherw when its no e t ise in use. (e childre g. n’s bir partie thday s).

HELP US DESIGN YOUR COMMUNITY SPACE

Residents Sub-Group Workshop 2 December 2017

At the first workshop, residents discussed that they would like to see a new community room on the estate. Today we’d like to discuss some initial design ideas for this

Loca

without “Residents mputer co or et rn inte 2? o n uld use co e m ho at ions such provis here.”

Outside space

Office

facility.

IT Room

Play, events, gardening?

t

io n

Community Room

What spaces would you like to see?

1?

Kitchen

1 large space or split into different small areas?

Is there anything we have not thought off?

Type of uses

Storage

OR

Lo

Coffee Shop

tio n 3 ?

la

n

s

in ho w

g e xi sti

ng

bu

What equipment?

Toilets

What are your thoughts?

il d

p

Loca

ti

ca

in

Please add your comments here

gs

on th e E S TA T

Place a dot where you think it would be good to have a community space?

E

Where?

Location 1: Located at entrance of estate Location 2: Facing Brent Valley Park Location 3: Facing neighbourhood garden

Residents feedback on types of uses for community room

1 Artists Impression of new community space from avenue

HELP US DESIGN YOUR COMMUNITY SPACE How might the community space be laid out?

1

Please add your comments here

AVENUE

Community Room

Toilets

Kitchen

Main Entrance

Kitchen

Store

IT Room

Toilets

Community Room

Foyer

Office

E ntr

ance

Conne c ti o

C o n n e c t i o n w it h t h e l a n d c s a p e

Office

i n w

th

What are your thoughts?

3 IT Room

E n t r a n ce

Residents Sub-Group Workshop 2 December 2017

We need to think about: The entrance, the welcome, types of spaces & their relationship, connection with the outside, seating, flexibility, security, storage, furniture, an office...

Store

2 Artists Impression of the new community space

Initial sketch showing how the community room could be laid out and the size of spaces this plan creates.

E nt r a n c e

t h e landsca pe Office Foyer

4

Co

nn

ected

Small Community Room

Office

nc

a

Store

Foyer Small Community Room

Office

Community Room Size 8.2m x 6.3m (26.9ft x 20.7ft)

ce

i n w

th

tr

Toilets

E n t ran

Conne c ti o

En

St

Main Community Room

the landcsape

Store

e

Main Community Room

Store Kitchen

Kitchen

50m2

t h e landsca pe

BRIGHT & SPACIOUS SPACE

St

St

1

St

Community Room

St

St

it h

Toilets

St

C o n n e c ti o n w

Store

C o n n e c t i o n w it h t h e l a n d c s a p e

2

St

Kitchen WC

WC

Bulk Store

(538sq.ft) WELCOMING SPACE

FLEXIBLE SPACES

CONNECTION WITH THE OUTSIDE

A SPACE FOR EVERYONE

2

WINDOW SNUG & STORAGE

Terrace

Consultation Boards presented during Residents Steering Group meeting 2 and which include residents feedback.

Note: Comments above collated from residents feedback received at RSG meeting 2 (05.12.17) and RSG meeting 3 (28.11.19).

Ground Floor Plan - Community space Note: The new community provision (m2) is slightly larger than the existing space.

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Location Key

Project Timeline This page shows the project timeline

Summer 2023 Phase 2 site enabling works

2020 Nov 2019 design workshop 3 for residents

Summer 2023 Phase 1 construction works complete

September 2020 design workshop 4 for residents

September 2020 exhibition for residents and wider public

Autumn 2020 submit planning application

2019

2024

2023

Autumn 2025 Phase 2 construction works complete Winter 2026 Phase 3 site enabling works

2026

2021 Mar 2021 Ealing planning committee

2025

2022

Aug 2021 Phase 1 site enabling works

2028

High Lane Estate - Residents’ Workshop 4, 21 August 2020

Autumn 2028 – Phase 3 construction works complete