W11P143

Density for Community: Goldilocks and Old Oak Contents: Page 2. Setting the scene: density, Old Oak and the neighbourhood forum Page 3. The nitty gritty: area analysis Page 4. Old Oak’s areas: area analysis Page 5. Towards a masterplan: density and existing plans Page 6. Masterplan: Rowan House Page 7. Masterplan: Rowan House Page 8. Masterplan: Victoria Terrace Page 9. Atlas Place Page 10. Reflections

Nadya Wigglesworth Plan Making Studio: Part 1 All graphics are my own unless indicated with a *,see image title in bibliography for source.

Density for Community; The Case of Atlas Road Jucntion Brief The brief sets out to explore and ‘debunk’ the conceptions of density that are used in dominant urban planning rhetoric. This project proposes a new way of thinking about density, with the aim of highlighting how it can be used to foster a sense of community, through working in collaboration with the Old Oak Neighbourhood Forum (OONF). The notion of‘Goldilocks Density’will guide this piece of work in order to see how density and sense of community relate, Goldilocks density breaks away from the binary view of the term, by arguing that there is a level of density that is neither too high nor too low, but just right for a given area. This can be used in conjunction with ‘place-based’ density, in order to find the optimal organisation and use of space to meet the needs of the community, as well more normative understandings of density, such as units per hectare. Although such notions of density area controversial, they nevertheless should be adhered to in order to maximise the viability of the final proposal. This piece of work hopes to shed light on the importance of place and people when discussing density, with the final plans illustrating density

Old Oak Oppotunity Area

is a malleable term and can be ‘played with’ to meet site-specific and community needs.

Old Oak Oppotunity Area Old Oak Neighbouhood Area (OONA)

A Discussion on Density ‘The definition of density and how it is measured is important, because interpretations can lead to wildly varying design approaches.’

-Kucharek, 2006 In the context of urban planning, density is generally conceptualised in four ways; in a binary sense, so density either ‘low’ or ‘high’; in reference to housing density, which is usually represented quantitively, through net measurements such as dwellings or units per hectare and floor area ratio (FAR); perceived density explains the understanding of density differs across cultural contexts, thus highlighting the subjectivity of the term; finally, it is also usual practice for high density to be associated with the equally controversial term ‘sustainable’.

High density is also perceived as optimal for development and is believed to facilitate growth.

75 units/ha in different typologies*

What is problematic about the dogma surrounding these conceptions of density? Often the term ‘density’ is used to legitimise or promote urban developments, without sound reasoning or understanding of what exactly is meant by the term, or how that particular notion of density is being utilised to best fit its surrounding environment. The numerical representation of density, i.e. through dwellings per hectare and FAR gives valid information about a site. Yet, what is missing is the ‘larger picture’, as using such measurements can often be to the detriment of the overall development of an area. Another important consideration about density is that is it related to, but does not necessarily have to dictate, urban form. Density can be played with, i.e. ‘High density does not always equate to Highrise.’(Argent, PLC commenting on ‘Principles of a Human City’). The notion of goldilocks density highlights the importance of ensuring developments are in-keep with their surroundings and meet the expectations of local and perspective residents. For this reason, the OONF will be consulted throughout the project in order to create a final plan that is considerate of local needs, whilst also in-keep with an area that is due to go through dramatic changes over the next 20 years. The focus of this project is Atlas Road Junction, located in Old Oak, an area juggling a high proportion of industrial land, with the early stages of regeneration and the introduction of HS2’s new ‘super hub’ station.

Old Oak Neighbouhood area (OONA) Atlas Road Juntion

‘A modest say’ The Old Oak and Park Royal Opportunity Area, as recognised by the London Plan, is situated in west London. It crosses over the three London boroughs of; Brent, Ealing and Hammersmith & Fulham and the local planning authority is the Old Oak and Park Royal Development Corporation (OPDC). The Old Oak Neighbourhood Area (OONA), that has been designated to the Old Oak Neighbourhood Forum (OONF), is in the east of the opportunity area. The site of interest, named Atlas Road Junction, is located towards the centre of the OONA and is divided by the boundary between the LB of Ealing on the east and the LB of Hammersmith & Fulham on the west, further restricting the OONF as the forum cannot propose site allocations for the side of Hammersmith and Fulham. The OONA and its surrounding area have a high proportion of industrial and brownfield sites, it has been the target of major development, with a strong real-estate focus and HS2’s new station will mark the interchange between the highspeed rail and the Queen Elizabeth Line. The area is bisected by the Grand Union Canal, with new mixed-use developments (The Collective and Oaklands) making attempts to ‘activate’ the canal side to promote the area as a ‘destination’. The land adjacent to the OONA is the subject of a masterplan to accommodate HS2’s new ‘Old Oak Common’ station. The area is therefore going through dramatic change, with the rail interchange seen as a catalyst for high density commercial and residential development. The OONF aims for‘existing residents in the area [to] have at least a modest say in the future of this part of London.’ (OONF website) and hope for Atlas Road Junction to become a local ‘hub’. A site analysis for Atlas Road Junction follows.

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Area Analysis: Atlas Road Junction Mobility

N

Residential

Mixed-use

Rail tracks

Food and drink

Industrial

Grassland

Roads

Industrial(waste management)

Deralict

Rail infrastructure

Canal and footpah

HS2 Compound Construction

k

La

ne

Atlas Road

The dwellings to the south of the roundabout are new residential units. Further west are industrial estates that are characteristic of the area. There is a general lack of mixed-use buildings, this has been voiced by the OONF, who emphasise a lack of amenities. To the south east there is transport infrastructure (Old Oak Station). To the east is the nearly finished ‘Oaklands’ site, that along with The Collective, are the only mixed-use buildings (see page 4 for further details). There is also a lack of recreational and ‘usable’ green space in the area, with Ealing Council noting a ‘park deficiency’.

Vi

ct

or

ia

Ro

ad

Ol

d

Oa

Landuse

N Main through road

Bus stop

Site of HS2 station

Train station

Victoria Road and Old Oak Lane form the only continuous north south route through the area. The route is heavily used by private, residential and business-related traffic, in addition to public transport, construction traffic, pedestrians and cyclists. As construction traffic is due to increase, the corridor comes under increasing pressure. Atlas Road roundabouts a severe congestion point at peak hours. The area is well serviced by busses and Old Oak Station is a 5-minute walk from Atlas Road Junction. A 15-minute walk north is Willesden Junction over ground, and south is Acton train station. The canal towpath is also heavily used by pedestrians and cyclists, especially in the summer months.

OONF comments on the area

Building heights

N

1-2 storeys

5-6 storeys

3-4 storeys

7-8 storeys

9+ storeys

The average storey height is 4 storeys, signifying the area is relatively lowrise. The new developments; The Collective and Oaklands, are significantly higher. Oaklands especially, with its highest point of 26 storeys. Based on the masterplan for the area (see page 3) densities are to be expected immediately around Old Oak Common station, which in this case equate to higher storeys. The OONF have commented that the Rowan House site (see page 3) could accommodate a taller building (10-20 storeys), to balance the Collective’s height. Yet, have also expressed their interest as to how the site could accommodate different urban typologies.

N

Mixed-use

Congestion

Conservation area

Borough boundary

The‘Hub’

Character Reference*

The Collective

Mixed-use

The Old Oak Pub

Residential terraces

Commercial

Industrial

The OONF have made it clear their wish for Atlas Road Junction to become a ‘hub’ for the community, whilst also attracting people from outside the area.

They emphasise the need for more mixeduse sites that will provide housing and services and reference the success of the Collective. The scope of the influence the forum is restricted due to the borough boundary. There is also concern over increased traffic through the site, yet the area is well connected and with the future transport links new developments could accommodate (phased) car-free or car-light development. The OONF’s understanding of the area will now be looked at in more detail when assesing the different sites that make up Atlas Road Junction, in order to better understand the optimal site/s for development.

Industrial

Industrial

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Area Analysis: Atlas Road Junction Masterplan target areas

Areas defined by the Old Oak Neghbourhood Forum HS2 Compound

Rowan House extended

The Collective

Rowan House

Oakfields Redevelopment

Victoria Terrace

Shaftesbury Gardens Victoria Terrace

LB Ealing and LB Hammersmith & Fulham boundary The OONF identified these key areas when discussing their neighbourhood plan. The largest site is what is recognised as the HS2 compound, where the now demolished ‘Rowan House’ once stood. The OPDC Victoria Road Development Principles document identified it as a ‘development opportunity’ site and as there is debate over the extent of HS2’s influence, the OONF hope the site will be de-designated from industrial use and assigned for mixed use redevelopment. The collective, at 10 storeys, is the new co-housing, mixed use space that has been the initial step in regenerating the area, along with the nearly complete Oakfields redevelopment to the east, that has provided 610 new housing units, shops and community facilities. Victoria Terrace has already been subject to proposed plans and has been identified by the OONF as a key area that has the potential to provide homes and services through mixed-use development. It is part of a wider plot that consists of residential units and warehouses. Half of the site is in Ealing and, like the adjacent grassland, the other half in Hammersmith and Fulham. Shaftbury Gardens is a new housing development, that shows efforts in meeting the questionably high housing target of 25500 for the whole opportunity area. For the Old Oak neighbourhood area, the target of 230 homes has been given.

Planning Context National Planning Policy Framework The London Plan Borough’s Local Plan

Development Corporations

Adopted Neighbourhood Plans

*the OPDC and the London Legacy

‘The OONF are in agreement the OPDC plans for the Atlas Road junction ‘cluster’, namely to provide a neighbourhood centre with local services.’ Old Oak Neighburhood Forum website, 2020

Rowan Housee extended

Plot area: 3666m2

Victoria Terrace

Plot area: 437m2

Masterplan Target Areas Based on the categoristaions of Atlas Road Junction by the OONF, the areas chosen for the final masterplan are Rowan House and Victoria Terrace. The basis of this choice was done through collaboration with the OONF. These two sites were seen as the most viable and promising for development, and would complete the ‘hub’ around the junction, following The Collective and Shaftesbury Gardens. Moreover, their location on the intersection means the needs of the forum and the OPDC can be met through providing ground-floor active frontages, creating a ‘high street’ feel. Each target area comes with specific goals and challenges in terms of density. The relatively small plot size of Victoria Terrace and the rejection of plans proposing a 17-storey tower means this site could especially use the notion of ‘goldilocks density’ to find the optimal balance between height, units and services. There is clear desire by the OONF for Rowan House to provide much needed services such as shops and community facilities.

Up to now we have gained an understanding of the Old Oak area and the wishes of the neighbourhood forum- both important prerequisites in successfully achieving goldilocks density as it is place specific and often facilitated through collaborative planning (Lindquist,2007). What follows is an analysis of past, existing and proposed plans for areas of relevance to Rowan House and Victoria Terrace, in order to further explore how density has already been ‘played with’ in Old Oak and what the reactions of the OONF are. This information will facilitate the creation of a master plan that better adheres to the needs of stakeholders and the site context whilst also illustrating the malleability of density.

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Towards a Masterplan: Conceptions of density in Old Oak As the final masterplan is to assist the Old Oak Neighbourhood Forum with their own neighbourhood plan, the developments proposed in this piece of work will accept the existing planning and policy frameworks associated with the Atlas Road Junction area in order to ensure that any plans created will be as realistic and ‘usable’ as possible, to bring maximum benefit to the OONF. Some ‘amendments’ will be made, for example the Rowan House development is based on the premise the land will be de-designated from CIL industrial use and assigned for mixed use redevelopment, which are the hopes of the OONF.

Existing and proposed plans OPDC Policy P8C1

Plans must be in keep with those of the Old Oak and Park Royal Development Corporation. The main aims for the site by the OPDC are active frontages around Atlas Rd Junction and increased activation of the riverside. The motivation behind this is to create a ‘hub’ around the junction. It is also beneficial to assess other proposed plans and developments for Atlas Rd Junction, to better understand what is most ‘in keep’ and viable for the area.

OPDC Oak Oak Common density masterplan*

Rowan House extended Victoria Terrace

N Existing neighbourhoods

Locally listed building

Active frontages

The reception by the OONF was that they didn’t agree with the density, scale, bulk, height and design of the development. This development is much taller than the average height of buildings in the area. The development consists of seven blocks, ranging from 10 to 26 storeys. However, it is set back from Atlas Road Junction and is not in close to low-rise dwellings and existing residential areas, which made high-rise more viable.

Oaklands* In order to propose the optimal density for the Rowan House and Victoria Terrace sites based on goldilocks density, we must understand not only what is around the site now but also what is to come and how this related to the wishes of the OONF. A ‘placed-based approach’ is especially pertintant as already disucssed, Old Oak will be going through tremendous change in the next 20 years. The masterplan for Old Oak Common indicates the highest densities are concentrated around the new station to the south east of the site, from here the densities decrease to average and lowest range densities, that are found on the edge of the proposed two sites.

The LB Ealing 2012 Core Strategy has no place-specific policies or site allocations for Atlas Junction or its immediate surrounding area, that would be relevant to this project. Whereas The OPDC Draft Local Plan has detailed aims and policies for the area ‘P8C1: Atlas Junction Town Centre Cluster’ which will now be discussed along with other proposed developments.

New/enhanced public realm

This mixed-use development (mainly residential) including a 17-storey tower was rejected. There was fierce opposition by residents arguing that the tower was far too high in comparison to the row of terraces.

The plans would have provided 37 apartments and had a floor area of 200m2.There were also to be ground-level services and active frontages along Old Oak Lane.

Victoria Terrace*

Having communicated with the OONF independently of these plans, they proposed a density of 350 to 450 units per hectare for the developments. The average of 400 units per hectare is in accordance with the general ‘trend’ of densities that have been proposed for the wider Old Oak area and will therefore be used for the density calculations in the following pages.

Improved transport link

Objectives Formed from the prior analysis, these objectives will guide plans on subsequent pages.

A community hub

230 units

Activating a highstreet

Improved ameneties

In-keep and realistic

Target for all of OONA

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Masterplan- Rowan House Density and urban from, towards goldilocks denisity...

Goldilocks density to Oak Court As with all conceptions of density, ‘Goldilocks density’ can and has been critiqued on the basis that the lust for ‘just right’ usually results in the homogonistaion of cities,wherein mid-rise is glorified and high-rise villified. They continue, saying diversity should be celebrated, however with London a ‘sky scraper centre’ and showing no signs of stopping, it is fair to argue proposing lower-rise buildings injects diveristy. Moreover, the OONF argue London’s‘tall building boom’ has had its time, highlighting that‘lockdown, no access to private open pace, tall buildings, lifts and continued social isolation do not go well together.’

3666m2

Configuration 1: Tower and ‘community building’

Configuration 2: Courtyard block

The relationship between density and typology was discussed at the beginning of this project. In order to meet the optimal or ‘goldilocks’ density for the two sites, it is necessary to understand the number of units based on the average of 400 units per hectare (density in conformity with OECD masterplan and OONF requirements) and the average unit size of 70m2 (the minimum standard for a 2 bed 4 person unit) can be met through different built configurations. Moreover, it is also necessary to consider other practical requirements for developments, such as access for service vehicles and parking, the latter of which is often related to the PTAL (Public Transport Accessibility Levels).

Towers are often seen as the ‘easy way out’, wherein the number of units can be quickly with often little time needed for design or layout. The OONF did acknowledge this site has potential for a higher storey building but nevertheless, a courtyard block would provide some semi-public green space that the ‘hub’ desperately needs, as well as act as a buffer between the roads to the south and east of the site and the construction to the north and west.

This piece of work is based on the idea that finding the density that it is possible to find a density that is‘just right’for any development and should be done through an analysis of the surrounding area and interaction with the local community. Goldilocks density has been been described as ‘dense enough to support vibrant main streets with retail and services for local needs, but not too high that people can’t take the stairs in a pinch. Dense enough to support bike and transit infrastructure, but not so dense to need subways and huge underground parking garages. Dense enough to build a sense of community, but not so dense as to have everyone slip into anonymity.’ (Alter, 2014. p. 2). On the following page these points will be looked at indivudally in realtion to Oak Court.

The proposal: Oak Court The Collective Old Oak Court

Courtyard typology The courtyard typology is associated with mid-rise housing and mixed used schemes, with mid-rise understood as buildings between 4 and 11 storeys. Courtyard blocks usually facilitate mid and high densities, and the 2016 report ‘Lessons from higher density development’ published by the GLA found courtyard style developments to be most favoured by residents, with many emphasising the ‘social’ benefits of the courtyard typology.

Shaftesbury Gardens

Semi-private green space

Sorenga block 6, Oslo*

Sorenga block 6, Oslo*

Brouck’R project, Brussels*

147 units

North and east activating streets

Grond floor commercial use

In-keep and realistic

Page 6

Masterplan- Rowan House This page will detail how Old Oak Court has been created, drawing upon the paralells between‘goldilocks desnity’ and the wishes of the Old Oak Neighbourhood Forum. These are: •Vibrant main streets •Community and green space •Meeting local [housing] needs

Human Scale 8 storey courtyard block

Oak Court, tiered storeys

Vitality ‘Vitality is what distinguishes successful urban areas from the others. It refers to the numbers of people in and around the street (pedestrian flows) across different times of the day and night, the uptake of facilities, the number of cultural events and celebrations over the year, the presence of an active street life, and generally the extent to which a place feels alive or lively’ (Montgomery, 1998 p.97). Both typology and densiy have been found to matter for urban vitality, yet ‘there is no simple arithmetic answer to optimum city density, as this varies depending on the characteristics of place and the mix of activities’(Montgomery, 103), further exemplifying the need for ‘goldilocks’ or placed-based density.

If Atlas Road Junction is to become a hub, whatever desnity used must acknoelwdge the need for vitality. The notion of vitality interjects with a number of desiarable features mentioned by the OONF, as well as our understanding of goldilocks density.The obvious one being the need for vibrant main streets, as well as the provision of shared or community space that encourages people to visit, use and enjoy certain areas of a city.

Storey height on Victoria road reduced to be more in-keep with human scale. The lower storey height creates less of a barrier when looking down Old Oak Road and a more ‘human scale’has been said to increase the vitality of an area (reference), with low to mid rise developments seen as most suitable for neighbouthod avenues, main streets and along rapid transit corridors (Burda and Williams, 2015). As a hope for Atlas Road Junction is to become a ‘hub’ and have a ‘high street’ feel from Victoria Road through to Old Oak Road,around 4 to 6 storeys is optimal as this is also considerate of the current setting.

Community and green space

Ground-floor commercial use

Atlas Road Victoria Road

Old Oak Lane

Ground floor comemrical use with residential units above*

Ground floor commercial use is in-keep with OPDC Policy P8C1 that describes how proposals for the Atlas Junction Town Centre Cluster should:‘(support) the delivery of the neighbourhood town centre by clustering active town centre and employment uses...lower floors with residential above’and ‘contribute to the activation of the streets and public realm through the delivery of active frontages’.

Goldilocks density is most commonly associated with low to mid rise schemes (Turner, 2018) as these are usually believed to create more ‘liveable cities’ wherein density doesn’t have to mean high rise Gehl (2010) supports this claim and emphasises the importance of human scale in developments, which will now be discussed.

Imaginative seating areas* Multi-entrance courtyard* Suncasting,20/5, 1.30pm ‘Green space’ is in the interests of the OONF, in-keep with goldilocks density and complimentary of higher planning policy. For example LB Ealing’s Core Strategy focuses on tackling the park deficiency, specifically with policies 5.5 ‘Promoting Parks, Local Green Space and Addressing Deficiency’and the SPD ‘Planning new Garden Space’. Car parking is also a consideration and based on the PTAL rating of 4-5 (expected to change with the arrival of HS2)the minimum car parking requirements are necessary, one option would be to initially have parking in the centre, for it then to be phased out to eventually create gardens and have a car-light or car-free development.

Local [housing] needs Targets are flexible in this project, meaning density can be adapted. For example, if more units are needed, the OONF could amend the density calculations, one way to do so is by reducing the unit size, more storeys at the same unit size would also work. However, this could be to the expense of vitality, by reducing human scale and causing more shadowing of the inner courtyard. Different typologies can also be used, and now density will be further explored through the tower typology on Victoria Terrace.

Different unit sizes*

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Masterplan- Victoria Terrace Density and urban from, towards goldilocks denisity...

The Terrace

•Vibrant main streets •Community and green space •Meeting local [housing] needs Small plot sizes bring up new debates with regard to density. Plot size is a physical constriction that impacts the type of typologies that can be used for a development. Often, towers are seen as most appropriate for small plots due to their strong floor plate to unit ratio.

437m2

290m2

Ground-floor commercial landuse and suncasting

Old Oak Lane Plot area of space that can be built on.

Configuration 1: Mid-storey tower with semi-private roof and groundfloor garden

The proposal: The Terrace The infamous tower typology is often argued to be best suited for small sites such as this, however towers do not have to be high-rise and the opposition to the 17-storey tower illustrates this is not what the OONF want either. The density calculations for this 8-storey tower are based on a 290m2 plot size/floor plate, 7 storeys of residential use with ground floor commercial, and 70m2 units.

The Terrace

The Collective

Victoria Road

Suncasting,20/5, 1.30pm Ground floor commercial use As with the Court, the Terrace will have ground floor commercial use with the remainder of the block dedicated to residential use. With the Court and the Terrace, three out of the four sites around the junction have active frontages, which is inkeep with policy and furthers the idea of a ‘hub’. As the tower is adjasent to two storey terraced houses, over shadowing is a consideration for any development.

Community and green space This site will also provide a seating and garden area towards the back of the plot, shielded from the noise of the road. Moreover, there will be a roof terrace which will give a good view into Old Oak Court, HS2 contruction and down Victroia Road and Old Oak Lane. These are in keep with LB Ealings’s policies on greening.

Shaftesbury Gardens

Roof-top terrace*

Meeting Semi-private roof terrace and garden

26 units

North and west activating streets

Grond floor commercial use

In keep and realistic

Garden and patio area*

local [housing] needs

A more modest eight storey tower is now being proposed, yet if more units are necessary the OONF can change the density measurements as they see fit, as with The Court. Towers limit ‘playfulness’, but different design features can be added to make a development more usable, for example, the initial proposal for the site offered a shared space at the front of the site. However, this plan saw the back of the site more fitting for such use.

The objectives of the developments will not be reviewed, followed by the reflections and takeaways of this project.

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Atlas Place- The hub of Old Oak Victoria Road to Old Oak Lane

Arial view of Atlas Place

A community hub

173 units

Activat streets

Improved ameneties

In keep and realistic

Page 9

Reflections and Takeaways The aim of this project was to highlight the importance of a placed-based approach to density, which is why the notion of ‘goldilocks density’ is so fitting. Yet, when working with community groups such as the Old Oak Neighbourhood Forum, and more generally, in the broader framework of modern day planning, it becomes apparent that one cannot just ignore the common conceptions of density that guide development. Therefore, when planning to transform Atlas Road Junction into a community hub, we must be considerate of local needs, as well the planning context within which the changes are occurring that uses units/ha as a benchmark or ‘goto’ way for conceptualising density. Therefore, below are the density calculations used for the workings of the two sites, in hope to provide insight in how even ‘ridged’ conceptions of density can be changed and ‘played with’ in order to better suit a particular local.

Density as units/ha Different calculations were used as each site had different starting values. In the case of the Terrace, the coverage was fixed but the density was not. In the case of the Court, the density was fixed but the coverage was not. The density for the Terrace ended up being 421 units/hastill in keep with the desired density of 350-450 units/ha the OONF and the OECD masterplan.

The Court In the case of the Court the OONF made it clear that on they wanted to achieve a density of 400 units/ha on average. By assuming an average unit size of 70m2 (see page 6) and an internal movement space of 20%, we were able to assess the relationship between the number of storeys of any proposed development and the coverage of the plot. It was determined that with an average number of storeys of 6, the plot coverage would be 58%. This was deemed appropriate in order to provide a just amount of semi-private space for the future residents.

Density calculations: •Area of plot (hectares)* Assumed density (units / hectare) = No. units •No. units * Average unit size (m2) = Area of units (m2) •Area of units (m2) / (1- Internal movement space [%]) = Area of units (m2) + internal movement space (m2) •Area of units (m2) + Internal movement space (m2) / No. storeys = Area of building footprint (m2) •Area of building footprint (m2) / Area of plot (m2) = Plot coverage (%)

The Terrace In the case of the Terrace, the OONF judged that the number of storeys in the initial proposal was in excess of what was apocopate for the local area. Rather than proposing another high storey building, they wished for this to be reduced to lower (12-15). Moreover, on this site, the coverage was restricted to 46% because the rear of the plot was protected. In a fashion similar to the Court, assuming an internal movement space of 20%, it was determined that an eight-storey building would provide 18 units, at a density of 421 units per hectare.

Only a small number of units needed to be delivered elsewhere in the OONA (57), which justifies the reduction of storeys in the tower.

Density calculations: •Area •Area •Total •Area •No.

of plot (m2) – Protected area (m2) = Area of workable plot (m2) of workable plot (m2) * No. storeys = Total development area (m2) development area (m2) * (1- Internal movement space [%]) = Area of units (m2) of units (m2) / Average unit size (m2) = No. units units / Area of plot (hectares) = Density (units / hectars)

The Importance of Goldilocks Density Many scholars also highlight the relationship between placed-based density and the wider-context in which it operates, i.e. with needs of markets and planning systems (Liu and Berube, 2015).Moreover, the link between placed-based density and practices that are more mindful to locals and the long-term needs of an area (frequently referred to as ‘sustainable’or ‘resilient’ practices), are also widely documented (Mirti, 2018; O’Donnell et al, 2016).

Other authors discuss the problems with placed-based density, namely the difficulty in juggling the needs of multiple stakeholders. As we found in the case of Atlas Road, wherein the OONF feel as though they are losing the right to make any changes to their area, in the face of such large-scale redevelopment run by huge development corporations.

Cytron (2010) highlights how we can improve the outcomes of place-based initiatives, through ensuring there are strong local networks that are engaged in planning practices, whose view is respected by higher planning authorities. As we see with the OONF, they have formed a strong voice for the community that can express their concerns.

Yet in general, the importance of placed-based density in understanding the complexities and interrelationships within areas is widely recognised. The case of Atlas Road Junction shows the many different elements of the built and natural environment that interact with density, further illustrating the need for developments to find their ‘goldilocks density’to ensure these are considered properly and thoughtfully.

Atlas Road Junction and Goldilocks Density •Form / typology •Height •Plot size •Balance between commercial and residential use •Unit size •Vitality •Sun casting •Green space In order to have a through placed-based approach, it is important to be understand and work with the existing policy context, as well as be mindful of past, present and future plans for the area. The Old Oak Masterplan that comes with HS2’s new station is by far the largest-scale plan for the area, however as we found the ideas proposed in this plan do correlate to the wishes of the OONF with regards to preferred density. Furthermore, as there are no site-specific policies for Atlas Road Junction from the LB Ealing, this gives the OONF a degree of flexibility when proposing plans. However, in saying this, the desires of the OPDC and their policy P8C1 must be adhered to.

In conclusion, we see that Atlas Road Junction is a microcosm of the problems many areas in London and around the world face; the encroaching presence of development corporations that are putting their imprint on cities in a rather uniform manner, with many local communities at their mercy. This project hopes to show that, if developments are in keep with higher planning policy, there is the possibility to put forward buildings that meet local needs. This approach is best facilitated through place-based density, as only by talking to residents, understanding the context of an area and the hopes for what it may become, can goldilocks density be found.

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Biblography Images: 75 units/ha in different typologies [available at: https://link.springer.com/chapter/10.1007/978-3-030-04711-5_3] Character Reference, all taken from the GS8 & Artform Developer development proposal

document for Victoria Terrace OPDC Oak Oak Common density masterplan [avilable at: http://oldoakneighbourhoodforum.org/ wp-content/uploads/2016/10/OONA-area-3-for-web.pdf] Victoria Terrace image taken from the GS8 & Artform Developer development proposal

document for Victoria Terrace Oakfields available at [http://www.oaklandsregeneration.co.uk/links/Oaklands%20P2%20 Boards%20x8.pdf] Sorenga block 6, Oslo (both images)[available at: https://www.archdaily.com/799003/soren ga-block-6-mad-arkitekter] Brouck’R project, Brussels [available at: https://www.leisureopportunities.co.uk/

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