W19P323

FORTUNE GREEN & WEST HAMPSTEAD Critical adaptation of the 2015 Neighbourhood Development Plan Group 7 Pieter-Jan Chielens Fabien Piesakowski-O’Neill Lucien Romer Toby Williams February 2020 BPLN0057 Bartlett School of Planning

CONTENTS

1.

INTRODUCTION 6

1.1 From Stage 1 to Stage 2 7 1.2 Purpose 7

1.3 How To Read The Report 8 2.

REVIEW OF THE NEIGHBOURHOOD PLAN 10 2.1 Strengths & Weaknesses 11 2.2 Opportunities 12 2.3 Threats 13 2.4 The Area Boundary 14 2.4 Challenges 15 3.

CONSULTATION PROCESS 16

3.1 The 2015 NDP Consultation Process 17 3.2 Proposed Consultation Process 17 3.3 Youth Team 17

3.4 Consultation Hub 4.

VISION & OBJECTIVES 18 4.1 Vision 19 4.2 Objectives 19

4.3 Justification

20

4.4 From Challenges to Objectives To Policies 21

4.5 Spatial Representation of Objectives 22 5.

TOOLS & STAKEHOLDERS 24 5.1 Tools 25 5.2 Stakeholders 28

6.

OBJECTIVE 1 - TRANSPORT Policy 1a. Sustainable Movement Policy 1b. West Hampstead Interchange

30 32 34

7.

OBJECTIVE 2 - PUBLIC OPEN SPACE Policy 2a. Green Open Space Policy 2b. Grey Open Space

36 38 41

8.

OBJECTIVE 3 - DESIGN & CHARACTER 44

Policy 3a. High Quality Design 46

Policy 3b. Supporting Document: Design Guide 48 Design Guide Example 50 9.

OBJECTIVE 4 - HOUSING 52 Policy 4a. Housing 54 Policy 4b. Housing Allocations 56

Policy 4c. Site Allocation 58

10.

GROWTH AREA 60 Policy 5. Growth Area 62 Conceptual Framework Example 64

11.

DELIVERY: EVALUATION 66 12.

CONCLUSION 70 Group Conduct 72

References 74

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1. INTRODUCTION 1.1 FROM STAGE 1 TO STAGE 2 1.2 PURPOSE 1.3 HOW TO READ THE REPORT

The neighbourhood of Fortune Green and West Hampstead is a successful area with a widely appreciated village character, a variety of amenities and excellent transport links. However, recent development has raised a number of concerns in the local community, with the height of new buildings and their appearance being key issues. As higher policy plans exist for further development in the ‘West Hampstead Growth Area’, the population is expected to increase significantly while adding to the existing infrastructure, employment and housing pressures of the neighbourhood. To retain and protect the positive features of Fortune Green and West Hampstead, this Plan takes on these future challenges and aims to facilitate sustainable growth in the Area.

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1.2 PURPOSE

1.1 FROM STAGE 1 TO STAGE 2 Stage 1 analysed and assessed the ‘2015 Fortune Green & West Hampstead Neighbourhood Development Plan’ (2015 NDP). Although positive features were identified, the resulting report was in general highly critical of the 2015 NDP:

» The tools of the 2015 NDP itself were in general perceived as being ineffective. The approach was mostly guiding, lacking variety to achieve a variety of goals: no incentives, no partnerships, no masterplans or SPD’s.

» Clarity was one of the main issues of the document.

The structure of the 2015 NDP confuses the reader as the objectives do no correspond with the classification of policies. Also, the 2015 NDP struggles with differing area-wide from site-specific ambitions and policies. ‘Growth Area’ and ‘Other Sites’ is discussed on the same level as ‘Housing’ and ‘Transport’, leading to repetition and lack of legibility. A more analytical approach by listing objectives, policies and allocated areas in a consistent way would have increased the likelihood of delivery.

Building on the 2015 NDP and the assessment of Stage 1, Stage 2 develops a proposition for the future of Fortune Green and West Hampstead. Several starting considerations were taken into account:

» Issues and concerns were highlighted well in the 2015 NDP, however, these were not addressed comprehensively. The 2015 NDP tries to cover all aspects of the neighbourhood – ‘Housing’, ‘Design & Character’, ‘Economy’, ‘Transport’, ‘Public and Community Infrastructure’, ‘Natural Environment’, ‘Other Sites’, ‘Growth Area’ – rather than focussing on the key issues and sites.

As a result, the policies are too superficial with some of them being merely a repetition of higher policies of the Camden Local Plan or the London Plan.

» The format of a Neighbourhood Development Plan has been kept, as it will facilitate the sort of development that the Forum desires. » The objectives and aspirations are founded upon the desired outcomes of the Neighbourhood Forum. However, the issues identified in Stage 1 require the vision and objectives to be altered in order to achieve ‘ideal outcomes’ for the Area (cf.

4. Vision & Objectives). » The area boundary of the 2015 NDP (referred to as the Area) is adopted. However, a proposition will be made to collaborate with the bordering Redington and Frognal Neighbourhood Plan to rethink Finchley Road.

The purpose of Stage 2 is to develop a proposition for Fortune Green and West Hampstead with a clear statement of the ‘ideal’ outcomes. As a first step, the new vision and objectives will be defined and serve as guidelines throughout the entire plan.

Crucial however, is the actual delivery of the vision and objectives. Potential approaches and tools will be identified and their impact assessed. With Stage 1 in mind, the purpose is to make an ‘improved’ Neighbourhood Development Plan. This Plan aims to be more detailed and more effective through neighbourhood specific and evidence-based policies.

Working with a slimmer structure, the purpose of this ‘improved’ 2015 NDP is to increase the likelihood of successful implementation.

1. INTRODUCTION

7

1.3 HOW TO READ THE REPORT The structure of the 2015 NDP was a major issue, therefore a clear yet comprehensive approach is taken here. With Stage 1 in mind, a general introduction to the Area context is not included in the report. A brief overview of each section:

1. INTRODUCTION 2. REVIEW

3. CONSULTATION Statement

Challenges 4. VISION, OBJECTIVES

» Section 2 reviews in detail things to be taken forward from the 2015 NDP and lists the main future challenges of the Area.

6. Objective 1 TRANSPORT

8. Objective 3 DESIGN & CHARACTER

9. Objective 4 HOUSING

» Section 3 discusses the importance of consultation and proposes a different approach to achieve more success.

7. Objective 2 GREEN & GREY OPEN SPACE

» Policy 1a. » Policy 1b.

» Policy 2a. » Policy 2b.

» Policy 3a. » Design Guide » Policy 3b.

» Policy 4a. » Policy 4b. » Policy 4c.

» Section 4 is the core of this Plan with the vision and objectives. » Section 5 lists the used tools and stakeholders that are going to be used and referenced throughout the objectives. » Sections 6-9 consist of the policies and accompanying evidence for each of the four objectives. » Section 10 adds area-specific policies for the Growth Area. » Section 11 is an evaluation of likely performance of the tools that have been selected.

5. Tools Stakeholders

5. Tools Stakeholders

5. Tools Stakeholders

10.

GROWTH AREA

» Policy 5. » Conceptual Framework 5. Tools Stakeholders 11. DELIVERY: EVALUATION 12. CONCLUSION

8

1. INTRODUCTION

5. Tools Stakeholders

Recent development of 203 housing units on 187-189 West End Lane is a major cause of concern for the NDF. 1. INTRODUCTION

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2. REVIEW OF THE 2015 NEIGHBOURHOOD PLAN 2.1 STRENGHTS & WEAKNESSES 2.2 OPPORTUNITIES 2.3 THREATS 2.4 THE AREA BOUNDARY 2.5 CHALLENGES

This section highlights the key points of the analysis of the 2015 NDP in Stage 1. These key points result in several challenges for the Area which will form the base of this Plan’s objectives.

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2.1 STRENGTHS & WEAKNESSES » Structure of document: - The structure had a lack of clarity and consistency. » Consultation Process: + The consultation process was deemed acceptable

by Camden Council, it held numerous public engagement events over 4 years. + All homes in the area were leafleted. + Engagement with different stakeholder groups.

- Very low levels of engagement from the public with 14% turn out at referendum and 273 responses to 11,000 leaflets.

- Did not engage with different stakeholders enough, evident in topic of policies.

- The process mainly concentrated on the issue of character, which could be a reason for the lack of engagement; the questions addressed a one-sided public. » Vision and Objectives: + The vision and objectives were clear and reflected the findings of the consultation statement and secondary data.

- The objectives covered all aspects which resulted in a lack of deliverability.

BASE CHARACTERISTICS

Green Space

Transport Links

Neighbourhood Centres

Community Infrastructure

» Identifying qualities and issues of the Area: + The qualities that make Fortune Green and West Hampstead unique were identified as well as the key issues facing the Area using the consultation statement and secondary data, e.g. census.

Conservation Areas

» Policies: - The policies which followed on from this failed to propose any actual change and instead only repeated existing higher policy or set out weak attempts at guidance. As a result, the 2015 NDP did not achieve much in terms of influencing development.

2. REVIEW OF THE 2015 NEIGHBOURHOOD PLAN

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2.2 MISSED OPPORTUNITIES » Growth Area: The provision of guidance on the remaining sites, outline the desired growth spatially and socially. » Green spaces: The improvement of quality of existing green space through increasing accessibility, encouraging a variety of activities and connecting green spaces to form a ‘network’, whilst demanding new green spaces from new developments. The abundance of trees in several existing streets is encouraging and examplary. » Transport: The creation of a sustainable movement network which promotes cycling, walking and public transport whilst addressing car congestion and air pollution. The 2015 NDP missed this opportunity and focused solely on the West Hampstead Interchange pressure. Improving the streetscape is both a transport and green space issue involving, for example, underused street corners and new cycling lanes. » Housing/Other sites: The allocation of all housing sites in order to influence the types of housing needed to meet present and future needs, and prevent housing to be allocated by higher level authorities. » Character & Design: Missed opportunity of properly defining the character of the area in designating several character areas and forming a design guide to control future development.

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2. REVIEW OF THE 2015 NEIGHBOURHOOD PLAN

MISSED OPPORTUNITIES

Growth Area

Abundance of Trees

Undervalued Grey Spaces

Green Spaces

Possible Site for Development

Streetscape

2.3 ONGOING THREATS » Transport: The residents of the Area rely heavily on cars (dominance of parked cars in the streets) and together with through traffic, West End Lane shows congestion from cars causing air pollution and worsening the pedestrian experience. This problem peaks at the West Hampstead transport interchange, creating a negative impact on the local economy and the character of the Area. » Character & Design: No design guidance means the neighbourhood’s unique character will continue to be eroded, a new identity will form that is not part of the existing one. Also, the 2015 NDP tends to focus on a couple of architectural styles (Victorian terraces, West End Lane, Mill Lane) and ignores other architectural styles and estates, such as the Dresden Close housing. » Housing: Allocate all housing sites in order to influence the type of housing to meet the needs of the Area and London more broadly, and prevent housing to be allocated by higher level. Not allocating sites means that there is no control over the type of housing, design and location of it, resulting in the worsening of housing problems, i.e. the increase of private tenancy, lack of affordable and lack of family sized dwellings. » Growth Area: The main purpose of the 2015 NDP was to address the threat of the Growth Area, but with a lack of effective tools in the plan, the threat continues to exist. The development of

ONGOING THREATS

Growth Area

Unsafe Alleyways

West Hampstead Interchange

Traffic Dominated Streets

the Growth Area could result in more development that is harmful to the character of the Area, failing to meet needs of community and failing to take opportunities.

Development raising concern

still problematic. Also, streets and squares of the Area are car-dominated, pedestrian experience and public realm quality should be a key priority.

» Grey Spaces: Near the railway infrastructure and crossings, narrow alleyways and caged paths are 2. REVIEW OF THE 2015 NEIGHBOURHOOD PLAN

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2.4 THE AREA BOUNDARY: PROPOSAL FOR COLLABORATION WITH NEIGHBOURING NDF As mentioned in 1. Introduction, this Plan works with the 2015 NDP Area boundary. However, this Plan aims to formulate policies on the improvement of Finchley Road which forms the eastern boundary of the Neighbourhood Area and borders the Redington & Frognal Neighbourhood Area. Therefore, this Plan aims to collaborate with the neighbouring Forum and formulate a similar ambition for Finchley Road.

The Redington and Frognal Neighbourhood Plan (RF NDP) is currently in Pre Submission Stage but draft versions show a similar ambition for Finchley Road. Where the 2015 NDP only notes the importance of Finchley Road in ‘Additional Info’ on its closing pages, the RF NDP puts ‘The enhancement of the Environment of Finchley Road’ as their third of six objectives.

Policy FR1 in the draft version of the RF NDP: » “Wide and high-quality footways, compatible with a Conservation Area, and in accordance with Section 7 of TfL’s Streetscape Guidance, are supported.” » “Where possible, pavement width is to be maximised to enable trees and other planting, along with the provision of seating and resting facilities.”

The passage in ‘Additional Info’ of the 2015 NDP: “During consultations, the NDF found a number of things which could be improved in this area, including traffic signals, pedestrian crossings and the development of shops and businesses. During work 14

2. REVIEW OF THE 2015 NEIGHBOURHOOD PLAN

2 5

4

1

3

Area boundaries of Neighbourhood Plans, the colours indicate different stages of development:

- ‘made’ in green: 1. Fortune Green and West Hampstead Neighbourhood Area and 2. Hampstead Neighbourhood Area.

- ‘developing draft’ in orange: 3. Kilburn Neighbourhood Area and 4. Church Row & Perrins Walk Neighbourhood Area.

- ‘pre-submission consultation’ in purple: 5. Redington & Frognal Neighbourhood Area.

on the final draft of this Plan, the Neighbourhood Forums covering Finchley Road began efforts to lobby Camden Council and TfL to bring forward improvements to the Road and the Town Centre.

These efforts - including a much improved street environment; measures to address air pollution; tree planting; measures to make the Road safer for pedestrians and cyclists; and measures to boost the economy of the Town Centre - are strongly supported by this Plan.”

However, none of these efforts can be traced online nor has a “much improved street environment” been realised between 2015 and 2020.

A precedent case of collaborating neighbourhood plans does not exist yet. However, it is clear that NDP’s boundaries could divide key areas such as major traffic arteries and high streets, which limits the making of comprehensive policies and strategies.

2.5 CHALLENGES ‘Challenges’ summarises the strengths, weaknesses, opportunities and threats into key points on which the vision and objectives will be based.

Consultation: A Plan representative of the community.

Transport: Addressing the Interchange pressure as well as encouraging sustainable movement.

Open spaces: Improving both green and grey spaces.

Character & Design: A detailed guiding approach rather than a romanticised view on the Area’s village character and red brick buildings.

Housing: Addressing the existing unaffordable housing by facilitating the necessary increase of housing.

Economy: Protecting and enhancing the Neighbourhood’s successful high streets by improving open spaces, protecting character and enhancing pedestrian experience.

Growth Area: Concentrates spatially the previous challenges whilst incorporating community infrastructure and a sustainable ambition.

Also, the scale of the development raises site-specific goals including improved connections and appropriate massing, which will be discussed in Section 10.

Abandoned building on Mill Lane with ground floor employment space, its architecture is examplary of the character of Mill Lane.

2. REVIEW OF THE 2015 NEIGHBOURHOOD PLAN

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3. CONSULTATION PROCESS 3.1 CRITIQUE OF THE 2015 NDP CONSULTATION PROCESS 3.2 PROPOSED CONSULTATION PROCESS 3.3 YOUTH TEAM 3.4 CONSULTATION HUB

Consultation is a statutory requirement of Neighbourhood Plans and is intended to provide a robust evidence base, necessary in order to form the foundations of the policies set out and ensure it is representative of the needs and wants of the community.

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3.1 CRITIQUE OF THE 2015 NDP CONSULTATION PROCESS Camden Council deemed the 2015 NDP as having the acceptable level of community engagement required to form a plan. Whilst the Neighbourhood Forum held numerous engagement events, consulted with stakeholders from different social groups and leafleted the entire Neighbourhood Area, the findings in Stage 1 revealed that the level of response to the plan was low, resulting in unambitious policies which focused mainly on conservation and design rather than more pressing issues. This made for a plan that failed to engage the community.

3.2 PROPOSED CONSULTATION PROCESS A new consultation approach is proposed, one which aims to appeal to the different age groups and social groups of FGWH, taking into account their views to form a vision representative of the community. This will result in a plan that has more support and is more likely to realise its vision. Along with the previous consultation methods of monthly meetings, social media and press releases the Neighbourhood Forum will aim to increase community engagement through the appointment of a youth team and the creation of a consultation hub.

3.3 YOUTH TEAM

3.4 CONSULTATION HUB

A Youth Team will be formed to carry out public engagement events with different social groups, bringing a different perspective to the conversation.

In particular the team aims to reach out to those aged 18 and under who were not engaged or represented in the 2015 NDP despite them being the future of the area. It is also saving on costs, something which the FGWH need as the funding available is limited.

The ground floor of the vacant building on 156 West End Lane set to be developed in the Growth Area will become a temporary hub for the Neighbourhood Plan and its community engagement. Its location on the high street increases opportunity for the public to interact more frequently. In addition, the space will double up as an affordable space for community groups which promote social intergration. A meanwhile use for the space would be in the developer’s interest in order to improve public relations, the space would be offered at reduced rent or free.

CASE STUDY: FUTURE BRIXTON YOUTH TEAM Lambeth Council appointed a group of teenagers to lead public engagement events for the Brixton Liveable Neighbourhood Project (2020). This proved an effective way of engaging with younger members of the community and when lead from the viewpoint of teenagers it brings a new discourse to the public consultation.

Meeting of the Future Brixton Youth Team.

CASE STUDY: 231 OLD KENT ROAD 231 Old Kent Road was launched by Southwark Council as a dedicated consultation hub where the local community are invited to share ideas and get involved in future plans for the area.

In addition the space functions as a community hub and a safe space for teenagers on the upper floors. In providing a multitude of uses for different social groups the spaces becomes a focal point for social integration.

Consultation hub of Southwark Council on Old Kent Road.

3. CONSULTATION PROCESS

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4. VISION & OBJECTIVES 4.1 VISION 4.2 OBJECTIVES 4.3 JUSTIFICATION 4.4 FROM CHALLENGES TO OBJECTIVES TO POLICIES

The vision and objectives in this Plan are largely based on the Neighbourhood Forum’s desires. This Plan will build upon the 2015 NDP vision and objectives. The new structure realises that standing still is in fact going backwards, and proposes new policies in order to control outcomes of development rather than only complying with higher policy. The new vision brings forward an ambition of sensitive change in the Area. Grouped into four objectives, the Plan seeks to protect and retain the positive features of the Area while allowing change that takes existing opportunities and resolves existing threats.

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4.1 VISION This Plan will seek to protect and retain the village character and successful community of Fortune Green and West Hampstead. However, in order to address future challenges of housing, employment and infrastructure, this Plan proposes a new sensitive layer of place identity to permit sustainable growth.

4.2 OBJECTIVES OBJECTIVE 1 - TRANSPORT

OBJECTIVE 3 - DESIGN & CHARACTER

Development will support and contribute towards enhancing the provision of sustainable modes of transport, improving movement around the Area – in particular pedestrian and cyclist movement. The focus of improvements shall be the West Hampstead rail hub, including the three rail stations and the areas around them. Developments in the West Hampstead Growth Area shall have movement as a key priority.

Development will be of high-quality design and will need to be sensitive to the existing Character of the Area, large parts of which are covered by Conservation Areas. The proportion, scale, massing, materials and rooflines of new developments shall have regard to the buildings in character area. Outside the Growth Area, there shall be a clear presumption in favour of preserving the distinct character and appearance of the Area, as well as the views across it. In the Growth Area, development shall be sensitive in creating a new layer of place identity for the Area.

OBJECTIVE 2 - GREEN & GREY OPEN SPACE Development will protect and enhance the local environment of the Area, including the existing green spaces and public open spaces of parks, streets and squares. Improvements shall focus on the accessibility and inclusiveness of both green and grey open space. Improvements of open space shall support the use of community facilities and the success of neighbourhood centres. Also, new development shall contribute towards new green open space and shall promote biodiversity and nature conservation and allow for the planting of new trees.

OBJECTIVE 4 - HOUSING Development in the Area will provide a range of housing to meet existing and future needs, with a focus on social and affordable housing, and housing suitable for families, older people and young. The focus on housing provision shall be in several allocated sites, and in particular the Growth Area to deliver high quality projects. Extending the horizon past 2030, additional sites to control development in the future will be designated.

West End Lane between Fortune Green and West Hampstead neighbourhood centres.

4. VISION & OBJECTIVES

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4.3 JUSTIFICATION This subsection justifies the changes made to the vision and objectives of the 2015 NDP. About the vision: The 2015 NDP’s vision reflected the Forum’s concerns over recent development and focused on the preservation of the existing character.

In short, it can be said that the Forum feared any change in the neighbourhood which resulted in the dominant narrative of ‘Design & Character’.

This Plan acknowledges that change is necessary and takes a more realistic approach. To the 2015 NDP’s vision, the forming of a new layer of place identity is added. This vision speaks of an ambition to facilitate sensitive growth in relation to the existing character, ‘sensitive’ meaning a new layer in which the existing community can identity itself.

About the objectives: » Removal of the objective ‘Economy’ does not imply that businesses are forgotten, but rather that its policies in the 2015 NDP are simply irrelevant: - Issues are dealt with by other objectives, e.g.

Policy 13i., Policy 14iii. and Policy 15 of ‘Economy’ discuss ‘Design & Character’.

- Issues are addressed by higher-level policies, e.g.

Policy 14ii. anticipating the conversion of office/ commercial space to residential use is dealt with in the Camden Local Plan, paragraph 5.8.

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4. VISION & OBJECTIVES

The Neighbourhood Forum commissioned classical architect Francis Terry in 2014 to create a design of 156 West End Lane based on “traditional red-brick mansion style buildings in keeping with the local area”, in line with the 2015 NDP’s vision. The water-based painting displays the Forum’s narrow view of preserving the village character and of its one-sided community, unrepresentative of a diverse London community. In contrast, this Plan is convinced that buildings should testify of our time and technology, incorporating high sutainable standards.

» Removal of the objective ‘Public and Community Infrastructure’:

» ‘Other Sites’ will be addressed throughout the four objectives by specific site allocations.

- Issues are addressed by higher-level policies, e.g. the protection of community infrastructure is dealt with in the Camden Local Plan, chapter 4.

» ‘Growth Area’ will be a separate section and is not titled as an ‘objective’.

- This Plan will consider the need for additional community infrastructure specifically in the Growth Area in Section 10.

» Rephrasing of ‘Natural Environment’ as ‘Green and Grey Open Space’ allows to incorporate policies on a broader improvement of the public realm, including parks, cemeteries and streets.

4.4 FROM CHALLENGES TO OBJECTIVES TO POLICIES

CHALLENGES

OBJECTIVES

Consultation

Transport

Open Spaces

Character & Design

Housing

OBJECTIVE 1 TRANSPORT OBJECTIVE 2 GREEN & GREY OPEN SPACE OBJECTIVE 3 DESIGN & CHARACTER

OBJECTIVE 4 HOUSING

The challenges feed into the objectives, and the objectives each consist of multiple policies. To provide enough background, evidence and justification, the following is included for each policy: » Tools: The tools (overview listed in Section 5) proposed to deliver the policy. » Stakeholders: The stakeholders (overview in Section 5) involved in the policy. » Policy #: Detail of the policy and/or subpolicies. » Critique of the 2015 NDP: What the 2015 NDP missed out and how this Plan makes an improved proposal. » Justification: Why the policy is important. » Precedent Case: Evidence based on the reference to a successful similar case.

Economy AREA-SPECIFIC Growth Area

POLICIES

GROWTH AREA

Additionally, a Design Guide, a Conceptual Framework or other specific tools such as Community-Led Management are presented.

4. VISION & OBJECTIVES

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4.5 SPATIAL REPRESENTATION OF OBJECTIVES & GROWTH AREA OBJECTIVE

KEY Policy 1a.

TRANSPORT

Policy 1b.

Bus Routes

Pedestrian Footpaths

Proposed Quietway

New Pedestrian Crossing

Rail Lines

Walkable Neighbourhood Focal Point

Proposed Cycle Superhighway

Wider Pedestrian Crossing

Policy 2a.

OPEN GREEN & GREY SPACE

Green Open Space

Policy 2b.

Additional Green Space Acces Points

Key Green Open Space

DESIGN & CHARACTER

Growth Area Boundary

HOUSING

Site Allocation

Improved Alleyway Accessibility

Character Area Boundary

Completed Development

Permitted Development

Sites Allocated by the 2015 NDP.

Additional Site Allocation

GROWTH AREA

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4. VISION & OBJECTIVES

Improved Areas of Grey Space

Improved Streetscape

West Hampstead Interchange

0

100

500

1000 m

5. TOOLS & STAKEHOLDERS 5.1 TOOLS 5.2 STAKEHOLDERS

This section provides an overview of tools which were considered to deliver the objectives and of stakeholders which are expected to be involved.

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5.1 TOOLS TOOLS USED

JUSTIFICATION

Character Areas and Design Guidance

Formal: guidance (design guidance). Informal: knowledge (character areas).

The design guidance used by the 2015 NDP left too much room for interpretation and was too vague. A single character area for Fortune Green and West Hampstead was not sufficiently qualified and incorporated too much variation, resulting in greater scope for negotiation on the part of developers. Dividing the Area into 9 separate character areas will form the basis for a more stringent design guidance based on architectural detailing, materials, form and scale. The precedent case used was the Newcastle Character Assessment and Odiham NDP.

Community Land Trust

Formal: control The 2015 NDP highlighted the need for affordable housing but did not provide a solution, and so the formation of a CLT can address this issue. CLTs take ownership of homes on a not for profit basis to ensure affordable homes are kept in perpetuity, unlike affordable homes under council or private ownership which can be sold off for profit, an example being ‘right to buy’. CLT house prices and rents are priced on local income rather than the market in order to provide ‘truly affordable’ homes in comparison to those required as affordable under the London Plan. The precedent case study was St Clements CLT (2017) and Winslow Neighbourhood Plan (2014).

Community-Led Sustainable Cooperatives

Formal: control The community can form and support a cooperative in collaboration with utility companies and/or developers to introduce and install decentralised sustainable technologies, such as renewable energy systems. Especially in large scale developments, the cooperative makes an alternative to private ownership and profit maximisation. Learning from the precedent case in Ghent (2019), new residents participate in the cooperative and should benefit from lower bills and taxes on heating, electricity, water and wastewater management.

Community-Led Management

Formal: management.

The 2015 NDP successfully highlighted key areas of green space, however, failed to propose ways in which these spaces could be improved and then subsequently managed. With the robust approach to community consultation of this Plan, residents will be provided with a larger platform to voice their concerns and ideas associated with the management of green open space. Having a direct impact on the future of green space will ensure for a more accountable community that wants to strive for their protection, as well as their improvement.

Conceptual Masterplan

Formal: guidance.

A conceptual masterplan can be used as a ‘springboard’ for constructive collaboration on projects (Carmona, 2017).

It effectively communicates the spatial principles that are important for the Forum without confining the creativity of developers to find innovative design solutions. The 2015 NDP opted for design guidance that was not spatially defined, which increases the possibility of ineffective solutions to pressing issues. The precedent case used was the Rochdale Riverside redevelopment.

5. TOOLS & STAKEHOLDERS

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Consultation and Collaboration

Informal: assistance.

Given the importance of the West Hampstead Interchange area for commuters and residents alike, effective consultation and collaboration between residents, business owners, the Forum, Camden Council and TfL will provide the basis for successful redevelopment. As the proper functioning of this particular area is essential for these different stakeholders, intervention without productive consultation and collaboration will result in development that does not meet the demands placed on this area. The precedent cases used were Old Kent Road and ‘Future Brixton’.

Design Code

Formal: control A community-led review panel allows the Forum to express their views on design decisions in a structured way and creates a channel for constructive dialogue between the community and developers. The precedent case used was the OPDC Community Review Group.

Design Review Panel

Formal: control A design code is a more regulatory form of guidance acting as either a set form of documentation or a process, which operationalises specific design principles and guidelines and sets minimum standards for their implementation.

Design codes therefore offer instructions on the more fine-grained design work needed to ensure that aspirations in terms of quality are achieved which is comparative to a masterplan which details the overall vision of a project.

Developer Contribution (CIL)

Formal: control.

The 2015 NDP continuously stressed the importance of the need for any new developments to complement its surrounding context, whilst adding to and improving existing infrastructure. Moreover, our current vision of seeking to add a new and respectful layer of place identity is supported by the CIL levy and its easing of seeking S106 obligations. Developer contributions will facilitate the provision of local infrastructure and will support the increased burden new developments can sometimes have on local communities in terms of increased density, strain on the natural environment, and the area’s design and character. We studied Camden’s CIL spending approaches (Inner Circle Consulting, 2016).

Development Brief

Formal: guidance.

This builds on the 2015 NDP’s loosely defined guidance to provide more robust requirements for certain types of development.

Evaluation

Formal: control. Informal: evaluation.

The evaluation of proposed interventions will enable the Forum and other relevant stakeholders to refuse development that does not meet the requirements. A comprehensive review strategy is proposed to ensure successful development.

Site Allocation

Formal: control and guidance If a Local Plan has not allocated sites, provided not enough housing or in the wrong place and of the wrong type, then a Neighbourhood Plan can use this tool to allocate housing sites and provide guidance on the type and amount required. It is a powerful tool in promoting the right kind of housing development for the community, who has a final say in in agreeing with the allocated sites and the design guidance.

5. TOOLS & STAKEHOLDERS

TOOLS NOT USED

JUSTIFICATION

Evidence

Informal: evidence The gathering of an evidence base to support the importance of certain interventions was done to some degree in the 2015 NDP. It was felt that the evidence collected (of congestion areas and air pollution, for example) was sufficient to formulate the policies of this Plan, especially considering the interventions proposed in this Plan do not require direct funding from the local council.

Joint Housing Strategy

Formal: guidance/joint strategy Where two planning authorities work together to agree a wider housing strategy in support of their separate Local Plans. It provides guidance on how land should be developed in a wider context and sets out ways in which housing and sites will be brought forward. This tool has only been utilised by councils as works in support of a Local Plan and the councils housing requirements, something that is set by a policy level higher than a Neighbourhood Plan. Whilst it could be adapted to a joint Neighbourhood Plan strategy this may have complications in terms of cross boundary/ cross Local Plan conflicts. The precedent case used was South and Vale Joint Housing Strategy (Southoxon, 2018).

Joint Venture Land Development

Formal: incentive A joint venture to develop land involves the landowner, developer and local authority coming together to pursue a single goal and share the benefits. The council will in theory ensure the community is the main benefactor of the development and it benefits from the resources of the developer and landowner, something which local councils lack in the current economic climate. In turn the developer and landowner are more likely to develop their land and receive financial gain. This was not a tool that could be used because the neighbourhood plan does not own any land, they lack the resources to purchase any and do not have enough influence to convince a developer or landowner to form a joint development venture. The precedent case used was Barton Park (Oxford Council, 2019).

Ownership and Operation

Formal: control.

The types of development that are desired by the Forum can only be facilitated on privately-owned land (for example in the Growth Area, or managing piecemeal development throughout the Area on private land). The West Hampstead Interchange is similarly mixed ownership between individual private entities and public transport bodies: there is little to no scope for Camden Council to realise the Vision of the Forum through land that it owns.

Shaping Behaviours

Formal: control.

Described by Tiesdell and Allmendinger (2005) as “setting the context for market decisions and transactions through shaping the decision environment�, this method for influencing the outcomes of design processes has limited scope in a neighbourhood planning context.

Subsidy

Formal: incentive.

The resources of the Forum are limited. The potential for redevelopment in the Growth Area will enable significant CIL contributions to achieve the solutions that are proposed by this Plan.

5. TOOLS & STAKEHOLDERS

27

5.2 STAKEHOLDERS In order for the proposals in this Plan to be effective (in the sense that they will materialise within the lifespan of the Plan, first and foremost, and also that they represent the interests of the Forum) collaboration and consultation between the following stakeholders will be essential.

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STAKEHOLDERS

JUSTIFICATION

Local Residents (homeowners, renters, shop owners...)

The Plan has been formulated on the basis that it encompasses a greater diversity of residents and so is more truly reflective of the community’s desires. For large-scale development in the Area, we have proposed a mechanism of consultation between developers and local residents. These are detailed in paragraph 3.2 and in Policy 5.

The Forum

The Forum facilitates the engagement of local residents and relevant developers. This Plan also proposes that members of the Forum play a key role in decision-making with regards to the form of new development. This is detailed in Policy 3a.

Camden Council

Camden Council has development policies which are designed to facilitate the effective integration of all wards within Camden, and of the borough with the rest of London as a whole. Camden Council has detailed guidance and policy on almost all aspects of planning which makes them a key stakeholder in any development in the FGWH Area

TfL

The transport arm of the Greater London Authority, they are responsible for West Hampstead’s Underground and Overground stations. They are also the highway authority for many of the roads in the area, including Finchley Road. TfL have strategic plans, development policies and various schemes and initiatives relating to these transport networks, including London’s cycle network.

Greater London Authority (GLA)

The Greater London Authority has powers to integrate housing and transport development. Given the significance of West Hampstead’s Interchange for London’s transport infrastructure, the GLA have identified this area of Camden as an ‘Opportunity and Intensification Area’. Developments here will have to accord to the London Plan’s goals of increased housing and employment.

Private Developers

The principle mechanism for achieving housing and employment targets in the Growth Area, private developers are bound by the dictates of the market and the need to turn a profit. Effective consultation with the community will ensure a mutual understanding of the aims and limits of the approaches of each stakeholder.

Landowners

A particularly important stakeholder in the Growth Area and in the smaller site allocations, certain development proposals in this Plan are contingent on landowners willing to bring land forward for development.

Conservationists

Given the historical significance of this area - including listed buildings and conservation areas - there are formal protections that will need to be respected in future developments, but also less formal and subjective considerations.

Utility companies

New developments in the Growth Area will have to work closely with utility networks to limit the impact and to implement sustainable technologies.

5. TOOLS & STAKEHOLDERS

The Forum organising a workshop in 2016 for residents to think on the development of the Growth Area. Both are crucial stakeholders of proposed policies.

5. TOOLS & STAKEHOLDERS

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6. OBJECTIVE 1 - TRANSPORT POLICY 1A. SUSTAINABLE TRANSPORT i. Cycle Network ii. Walkable Neighbourhood POLICY 1B. WEST HAMPSTEAD INTERCHANGE

Development will support and contribute towards enhancing the provision of sustainable modes of transport, improving movement around the Area – in particular pedestrian and cyclist movement.

The focus of improvements shall be the West Hampstead rail hub, including the three rail stations and the areas around them. Developments in the West Hampstead Growth Area shall have movement as a key priority.

30

0

100

Policy 1a.

TRANSPORT

1000 m

500

Policy 1b.

Bus Routes

Pedestrian Footpaths

Proposed Quietway

New Pedestrian Crossing

Rail Lines

Walkable Neighbourhood Focal Point

Proposed Cycle Superhighway

Wider Pedestrian Crossing

West Hampstead Interchange

ii. Walkable Neighbourhood

POLICY 1a. SUSTAINABLE TRANSPORT The establishment of a Sustainable Movement Network shall be supported within the Fortune Green and West Hampstead Neighbourhood Area boundary and connecting to the wider context. The network comprises: i. Cycle Network ii. Walkable Neighbourhood

TOOLS » Conceptual Masterplan » Developer Contribution (CIL) » Development Brief » Evaluation

STAKEHOLDERS 1. Camden Council 2. TfL 3. Residents / The Forum

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6. OBJECTIVE 1 - TRANSPORT

POLICY 1a. i. Cycle Network A cycle ‘Quietway’ is proposed along West End Lane/ Fortune Green Road. Road markings along this road to link up with the proposed cycle Superhighway on Hamilton Terrace. This will connect the Area with the cycle network of Central London. As evidenced by the network of cycleways currently in use throughout London, cycleways are most effective (in terms of uptake and reduced casualties) when they are located on quieter, wide roads. The proposed route has taken this evidence into account.

The Plan also proposes a feasibility study for a dedicated Cycle Superhighway (a segregated lane) along Finchley Road. This would require consultation between Camden Council and TfL. The Forum welcomes TfL’s propositions to give buses more priority and improvements for pedestrians though provision for cyclists is needed.

Building on the initial proposals of the 2015 NDP, this Plan supports development that provides safe and wide pavements. Improvements for pedestrians will be concentrated at the West Hampstead Interchange, an area which experiences high footfall and will be based on the principles outlined by TfL’s Healthy Streets initiative. General improvements throughout the area based on these principles will be funded by CIL, while plans specifically for the interchange are detailed in Policy 1b. New development will be required to abide by Healthy Streets principles.The Forum wish to see improvements to pedestrian crossings. The requirements have been detailed: » New zebra crossing at junction of Inglewood Road/West End Lane. » Relocation of zebra crossing opposite 156 West End Lane further south – opposite station entrance to provide link with other side of road and new public realm that 156 West End Lane redevelopment will bring. » Wider crossing at new Overground station entrance.

Proposed interventions under this policy, following consultation with relevant parties (residents, Camden Council and TfL) are to be evaluated using TfL’s Healthy Streets Check for Designers. This is a comprehensive review system which will produce percentage scores against the 10 Healthy Streets Indicators, effectively identifying areas that do not effectively conform to the desires of the Forum.

CRITIQUE OF 2015 NDP The 2015 NDP proposed improvements to the cycle and pedestrian experience of the area. However, the London Plan (6.9.C) requires that development plans identify safe and practical locations for cycle routes. The initial policy has here been strengthened by providing more detailed guidance. The Forum’s desire to extend TfL’s cycle hire scheme was deemed to be currently unfeasible and so propositions here have instead focused on improving road conditions.

More clarity is also offered to the 2015 NDP’s policies on ‘pavements and pedestrians’ as this was an area lacking in detail and implementation strategy.

JUSTIFICATION London’s Ultra Low Emissions Zone is set to expand on 26 October 2021. Based on the impact that the current ULEZ charge has had in central London, it is predicted that the expansion of the zone will significantly reduce the number of personal vehicles on West Hampstead’s main routes. Propositions here have been formed with this reduction in vehicular traffic in mind.

West Hampstead’s air pollution is up to 4x the legal limit of 40g/m3. A recent study found pollutants at West End Lane to be between 60-67g/m3. The Camden Clean Air Action Plan encourages a shift away from personal vehicles to more sustainable modes of transport. Plans to introduce surcharges (e.g. increase in parking permit charges) will further reduce the reliance on private cars. The London Plan also requires new development to be car-free.

CASE STUDY: MINI-HOLLAND SCHEME The Mini-Holland scheme has since been replaced

by TfL’s ‘Liveable Neighbourhoods’ initiative. The former scheme awarded seven boroughs a portion of the £33m fund and this has been increased to £53.4m. This Plan proposes that Camden Council collaborates with the Forum and local residents to draft a proposal based on TfL’s Healthy Streets guidance. Following this, Camden Council can apply for funding from the GLA. This will reduce the reliance on CIL funding.

Walthamstow Village was the first scheme to be implemented as part of the Mini-Holland programme and incorporates a series of traffic management measures to address traffic-choked streets and transport corridors. Walthamstow Council worked in close collaboration with TfL, highway engineers, urban designers and residents on the project. A scheme involved a series of interventions including: » Cycleways » Quieter residential neighbourhoods with reduced traffic and planting » Improvements to town centre areas » Cycle hubs at stations (secure storage provided and managed by Cyclehoop) Research (Aldred, et. al. 2019) indicates that these schemes resulted in people on average walking and cycling 41 minutes more a week within the first year. The authors of the study also recommend that for a successful approach – where adoption of sustainable modes of transport is more likely –

a “high-dose” approach is required. This refers to high levels of intervention (intervention areas are listed above).

A pedestrian and cycle-friendly road in Walthamstow. Vehicles on key roads in Walthamstow have dropped by 56%.

A Quietway (green) and Superhighway (blue) would effectively connect West Hampstead (circle) to TfL’s cycle network, improving road safety and relieving pressure from public transport.

6. OBJECTIVE 1 - TRANSPORT

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POLICY 1b. WEST HAMPSTEAD INTERCHANGE Improvements to the West Hampstead Interchange area to accommodate increased commuter numbers and protect them from harm.

TOOLS » Conceptual Masterplan » Design Guidance » Evaluation

STAKEHOLDERS 1. Camden Council 2. TfL 3. Residents / The Forum

POLICY 1b.

The principles of TfL’s Healthy Streets should be adopted and this Plan supports a period of consultation between residents, the Forum and Camden Council for improving the pedestrian experience of the West Hampstead Interchange.

It is proposed that a section of West End Lane between Iverson Road and Broadhurst Gardens be reduced to one lane. This is to improve the safety and capacity for commuters changing at the three stations, based on the increased projected use. Filter lights at Iverson Road and Broadhurst Gardens would allow traffic to move north or south at intervals. The reduced road space would allow for increased pavement area and/ or a dedicated cycle lane.

This Plan also supports a feasibility study for a new, larger capacity Underground station on the western edge of West End Lane. The existing station should be repurposed for retail. Should this prove unfeasible, this Plan supports a new, secondary station entrance on Blackburn Road to alleviate the congestion at the main station.

CRITIQUE OF 2015 NDP The station interchange was identified as a significant weakness of the Area which the Forum want to address. Considering the significant pressures this area is experiencing, the 2015 NDP was lacking any detail which might guide improvement works here, nor were any proposals made as to how development may be realised.

JUSTIFICATION The station interchange suffers from high levels of congestion, particularly during rush hour. This is caused by through traffic along West End Lane and by commuters changing between the Overground, Underground and Thameslink Stations.

Rush-hour commuters queuing to enter West Hampstead Underground Station on West End Lane.

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6. OBJECTIVE 1 - TRANSPORT

CONCEPTUAL MASTERPLAN FOR WH INTERCHANGE

CASE STUDY: REDEVELOPMENT OF WH OVERGROUND AND THAMESLINK STATIONS To guide the redevelopment of West Hampstead Underground Station, this Plan proposes that the design principles of the two neighbouring stations are used. This should act as a starting point for negotiations between the Forum and Camden and eventually TfL. Both stations greatly improved the existing capacity and enhanced the public realm around the stations. The Overground redevelopment worked with the landowner immediately south of the station to facilitate a much larger space for pedestrian commuters to move through.

Similarly, to deal with growing capacity at the WH Thameslink, Network Rail worked with Camden Council to dramatically increase the pavement area (from 1.5 m width to 12 m) on Iverson Road and also introduce a new minor station entrance north of the tracks.

Iverson Rd

Top: Before WH Thameslink Station redevelopment.

Below: After the redevelopment.

dens Broadhurst Gar

Expanded Pavement Space Filter Traffic Lights for One-Way System Secondary WH Underground Station Entrance

WH Thameslink redevelopment.

WH Overground Station.

6. OBJECTIVE 1 - TRANSPORT

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7. OBJECTIVE 2 GREEN & GREY OPEN SPACE POLICY 2a. GREEN OPEN SPACE i. Increased Accessibility and Legibility ii. Improved Inclusivity and Amenity Offering POLICY 2b. GREY OPEN SPACE i. Streetscape ii. Existing Grey Open Space

Development will protect and enhance the local environment of the Area, including the existing green spaces and public open spaces of parks, streets and squares. Improvements shall focus on the accessibility and inclusiveness of both green and grey open space.

Improvements of open space shall support the use of community facilities and the success of neighbourhood centres. Also, new development shall contribute towards new green open space and shall promote biodiversity and nature conservation and allow for the planting of new trees.

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0

Policy 2a.

OPEN GREEN & GREY SPACE

Green Open Space Key Green Open Space

100

500

Policy 2b.

Additional Green Space Acces Points

Improved Areas of Grey Space Improved Alleyway Accessibility

Improved Streetscape

1000 m

POLICY 2a. GREEN OPEN SPACE Green Open Space refers to all the green space in the Area including parks, reservoirs, greens and the green corridors along the railway infrastructure. Focusing specifically on Hampstead Cemetery, Gondar Gardens Reservoir and the green lined railway embankments defined by this Plan as ‘Key Green Open Space’, all will be made more accessible and inclusive, which will increase their sense of place and make them more of an attraction for the community.

Future developments will also protect and enhance existing green open space, and where possible will add to the network. i. Increased Accessibility and Legibility ii. Inclusive and Increased Amenity Offering

TOOLS » Conceptual Masterplan » Community-Led Management » Design Guidance » Developer Contribution (CIL)

STAKEHOLDERS 1. Camden Council 2. Developers 3. Residents / The Forum

POLICY 2a.

Reservoir is completely closed off to all public access even despite the 2015 NDP highlighting the space’s rich biodiversity. The railway embankments are also not being utilised and offer a great opportunity for linear green corridors which will act as buffers to the harsh noise created from passing trains.

Identifying these three Key Green Open Spaces is in line with the NPPF’s statement that all Neighbourhood Plans need to identify green areas for higher levels of protection. This is especially the case for Gondar Gardens Reservoir made up of a rich and diverse biodiversity. Camden Council and planning inspectors denied planning permission for a retirement village on the site last year, which at the time created controversy and fear amongst the community because of the potential detrimental impact a development

i. Increased Accessibility and Legibility Camden Council has acknowledged that the West Hampstead area is deficient in publically accessible green open space, and the CCS (15.3) outlines that green space in general throughout Camden is undervalued. Currently all the green open space in the Fortune Green and West Hampstead area has poor accessibility and clearly has very little management or an accountable community team that maintains and conserves them. Moreover, West Hampstead is densely populated with residential units, meaning there is very little extra space for additional green areas which necessitates the need for existing green open space to be accessible to all.

Hampstead Cemetery currently only has one small entrance to the East of the site, Gondar Gardens

Example of poor accessbility.

Community protestors to Gondar Gardens development.

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7. OBJECTIVE 2 - GREEN & GREY OPEN SPACE

of this magnitude could have on the space’s natural environment. With this any future developments on the site will incorporate a nature trail which expresses the diverse range of animal habitats, whilst enticing usage and giving the reservoir a sense of place and vitality. Utilising CIL contributions, developers will pay for additional trees and green space, as well their protection, which will be funded through service charges on the construction of new buildings. Design codes will also ensure and guide the process, giving developers an idea of how to create a high quality nature trail that is accessible to all.

Limited accessibility of Gondar Gardens Reservoir.

ii. Improved Inclusivity and Amenity Offering Working harmoniously with the improved and accessible green network throughout Fortune Green and West Hampstead, better quality amenity offering is vitally important. Building off the 2015 NDP which calls for green open space to meet the needs of the growing younger population, existing children’s playgrounds will be improved in terms of safety, offering and accessibility, whilst nature trails and park cafes will give adults an outlet to use the space. Amenity offering will increase levels of social cohesion and will make the spaces more inclusive

by encouraging public gatherings where people can meet and converse. Better quality green spaces in the area are stressed by Camden Council as a significant characteristic that needs to be addressed, to ensure for a vibrant and inclusive green network.

COMMUNITY-LED MANAGEMENT In collaboration with Camden Council, members of the community will be able to champion their ideas to neighbours or other residents, whilst designs and concepts for new and existing green infrastructure will engage with residents and help them visualise the impact of the process. This enthusiastic communitydriven approach makes those involved more accountable when it comes to management. They have been given a platform to voice their concerns and ideas and so have a greater relationship with the eventual space.

CRITIQUE OF 2015 NDP The 2015 NDP successfully highlighted and mapped key green spaces, however failed to outline specifically what was needed to improve or conserve them. It also loosely called for additional green space, however failed to acknowledge the high levels of residential density and the limited free space for additional green areas.

spaces mapped are all highly valued by the community and have been identified by Camden Council for their importance. Fortune Green and West Hampstead in particular has been identified by Camden Council as an area that has a real deficiency in appropriately managed green open space. Propositions here will therefore address shortages and the current poorly managed green open space. Furthermore, building off the critiques of the 2015 NDP, identifying three Key Green Open Spaces in the Area and proposing individual specific change makes it very clear what needs or can be done.

CASE STUDY: MALMÖ BO01, SWEDEN In response to the shipbuilding recession of the 1970s, the entire Bo01 district now contains over 1000 homes as well as retail, commercial and community outlets. Design codes were implemented to ensure environmental standards were met by developers who were able to choose from a menu of green measures. Examples included courtyards having to have their own distinctive biodiversity and a diverse range of plants as well as one large tree per courtyard.

This is a great example to build off for Gondar Gardens Reservoir.

JUSTIFICATION In line with the NPPFs call for the enhancement and Camden Council’s Development Framework the green

One of the inner open spaces.

7. OBJECTIVE 2 - GREEN & GREY OPEN SPACE

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CASE STUDY: NUNHEAD CEMETERY

CASE STUDY: REDLEES PARK

CASE STUDY: KIDROOKE VILLAGE

Policy 2a. seeks to improve the accessibility of Hampstead Cemetery as well as improve its management and conservation. Nunhead Cemetery located in the London Borough of Southwark is a great example to build off.

Those interested in the cemetery formed the ‘The Friends of Nunhead Cemetery’ which aims at protecting and enhancing the space’s environmental and cultural significance. The group also conducts monthly guided tours and events to encourage people to visit and appreciate the site for its remembrance and natural beauty.

Comparatively, the one entrance to Hampstead Cemetery and its limited management means the site lacks vitality and a real sense of place.

Redlees Park in the London Borough of Hounslow showcases a signage network which improves access to all green spaces in the area.

The innovative network uses silhouettes of people and activities and 10-minutes walking radiuses to highlight exactly where each green open space is. This playful feature will help open up the green network of Fortune Green and West Hampstead and will encourage higher levels of usage.

Kidbrooke Village is located in the Royal Borough of Greenwich and is one of London’s most notable housing developments to date. The £1bn regeneration scheme has introduced 1,630 new homes, 735 of which are affordable and the development has also supported over 8,000 jobs.

Most importantly the scheme has delivered 35 hectares of parkland which has facilitated the increase of biodiversity by 200%. In partnership with Greenwich council and the GLA the scheme is a perfect exemplar to follow for the future of Gondar Gardens Reservoir as it epitomises a development that has managed to facilitate higher levels of density and conserving and adding to the surrounding natural environment.

Example of interactive signage.

Additional green space added by the developer.

Guided tour in Nunhead Cemetery.

Final masterplan.

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7. OBJECTIVE 2 - GREEN & GREY OPEN SPACE

POLICY 2b. GREY OPEN SPACE Grey open space will be identified, activated and given a new lease of life in terms of use in the built environment. The streetscape will be improved, as well as existing underused open space such as street corners. Increased and innovative applications of trees, street furniture and amenity offering will transform these underused spaces into space for public gathering and therefore enhancing elements of social cohesion and vitality. i. Streetscape ii. Existing Grey Open Space

TOOLS

POLICY 2b.

» Conceptual Masterplan

i. Streetscape

» Developer Contribution (CIL)

Throughout the Fortune Green and West Hampstead area and especially along West End Lane, Mill Lane and Finchley Road the streetscape is largely dominated by the automobile which has a hierarchical presence over pedestrian activity. In line with the NPPF’s call for planning to manage the walkability of neighbourhoods, this policy seeks to outline the ways in which the streetscape can be improved to minimize the dominance of the automobile and make it more human in scale.

Along West End Lane and Mill Lane large setbacks take up valuable space and reclaiming these provides perfect space for extra tree planting, engaging street furniture, both of which facilitate pedestrian activity.

In addition, Finchley Road currently features only two trees along a 300 m stretch of street from Finchley

» Design Codes

STAKEHOLDERS 1. Camden Council 2. Private Developers 3. Residents / The Forum

Road and Frognal Station to Finchley Road Station.

The street is also used as a transport corridor to access Central London. To suppress this the policy proposes a further set of traffic lights to fall in the middle of the 300 m strip of street to break up traffic. This intervention offers pedestrians an extra opportunity to cross the road as well as considerable increase in tree planting to soften the built environment, which is in line with the 2019 Redington and Frognal NDP.

Lack of tree coverage along Finchley Road

Morover and referring back to Policy 1b. ‘West Hampstead Interchange’, improvements to this area of streetscape are vital to accomodate the increased level of pedestrian movement that incurs during the rush hour period. With the increase in pavement space, addtional tree planting and street furntiure will accomodate increased traffic, as well as creating a streetscape that is more human in scale.

Finally, there are a number of impermeable and dangerous alleyways which the 2015 NDP highlighted as important pedestrian routes, however failed to acknowledge how dangerous they were. This Plan proposes to open them up to the public in terms of in terms of accessibility with better lighting and CCTV surveillance.

7. OBJECTIVE 2 - GREEN & GREY OPEN SPACE

41

also calls for the retainment of existing trees as well as the planting of new ones, alongside the communties calls for extra trees during the consultation process of the 2015 NDP.

CASE STUDY: SKATEBOARDING IN MALMÖ

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Billy Fury Alleyway along the railway infrastructure.

Example of inactive space.

ii. Existing Grey Open Space

CRITIQUE OF 2015 NDP

This subpolicy refers to the street corners or large areas with no use around the Area that can be utlised and transformed into spaces for public gathering to facilitate increased levels of outdoor activity and social cohesion.

Following the 2015 NDP consultation process, 66% of survey participants who were asked questions on the Area said that they felt there was not enough open space. Street intersections and corners therefore provide the best examples of underutilised space which can be transformed into a public plaza or boulevard that feature street furniture and green infrastructure.

Through CIL funding, future developments will add to the network of appropriated open spaces that act as destinations for public gathering and entice recreational use. The application of extra tree planting will also act as a softening tool to juxtapose the increased density of the surrounding built environment. Spaces will have to be genuinely publically accessible to all rather than courtyards that are semi-private and have official closing times.

The 2015 NDP failed to differentiate green and grey open spaces which this section has sought to achieve.

Failing to differentiate them meant that the 2015 NDP focused solely on Green Open Space and did not acknowledge the sprawling of dead Grey Open Space in the Area. The 2015 NDP then subsequently failed to outline strategic policies and tools to utlise and appropriate this space and was simply left unaddressed.

7. OBJECTIVE 2 - GREEN & GREY OPEN SPACE

Malmö in Sweden epitomises an innovative solution to appropriating disused and dangerous alleyways in the city. Skaters have formed a pioneering community group to regenerate the cities derelict alleyways and have transformed them into linear skateparks. Accompanying a community-led project like this with council funded improvements to CCTV surveillance and better lighting will give the alleyways in West Hampstead a new lease of life and creating efficient connections throughout the area.

JUSTIFICATION In connection with Policy 1b. and in line with the upcoming expansion of ULEZ, pedestrian activity throughout the streetscape will increase, which necessitates the need for an improved walkable street network. Moreover, the application of trees is in line with the Mayor’s call for an increase in 2 million trees across London and acknowledges the London Plan’s statement that trees are an “invaluable” source of street vitality and character. Camden’s Core Strategy

Linear skatepark in Malmö.

CASE STUDY: PEARL STREET PLAZA

CASE STUDY: ANGEL BUILDING

Janette Sadik-Khan, Transport Commissioner from 2007-2013 for New York City, transformed underutilised street corners into public plazas.

Pearl Street was one of the first to be completed by the Department for Transportation which received full funding from Brooklyn’s DUMBO Improvement District. Local artists were then commissioned to enliven the floor space with murals. This is a great example of how with collaboration with the likes of TfL and Camden Council, the underutilised spaces throughout Fortune Green and West Hampstead can be reappropriated and given a new use in society.

Situated in the London Borough of Islington, the Angel Building was a conversion of a disused 1980s commercial building. The surrounding vicinity includes a sprawling of mature trees that are highly respected and appreciated by the local community as they add a real sense of character to the streetscape. Following a council-led SPD that stressed the importance of the trees, the resulting developments portrayed a perfect example of a harmonising relationship between a local authority and a private developer. The development facilitated higher levels of density, whilst conserving and

adding to the rich tree population that surrounded the site. This relates to the planting of new trees in Fortune Green and West Hampstead and especially in allocated development sites.

Angel Building landscape plan.

Example of tree planting.

Before and after photos of Pearl Street corner.

7. OBJECTIVE 2 - GREEN & GREY OPEN SPACE

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8. OBJECTIVE 3 - DESIGN & CHARACTER POLICY 3a. HIGH QUALITY DESIGN POLICY 3b. SUPPORTING DOCUMENT - DESIGN GUIDE

Development will be of high-quality design and will need to be sensitive to the existing Character of the Area, large parts of which are covered by Conservation Areas. The proportion, scale, massing, materials and rooflines of new developments shall have regard to the buildings in character area. Outside the Growth Area, there shall be a clear presumption in favour of preserving the distinct character and appearance of the Area, as well as the views across it. In the Growth Area, development shall be sensitive in creating a new layer of place identity for the Area.

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0

DESIGN & CHARACTER

#

Character Area #

Growth Area Boundary

Character Area Boundary

100

500

1000 m

POLICY 3a. HIGH QUALITY DESIGN Development proposals for buildings, extensions and alterations to existing buildings within the Fortune Green and West Hampstead Area must demonstrate high quality design that responds to and intergrates with the local character of existing buildings, the streetscape and the landscape context. To be supported, proposals will be required to demonstrate the following: - A positive interface with the street and streetscape in which it is located.

- A positive contribution to the character, pattern and grain of the surrounding buildings and structures.

- A scale that respescts the existing relationship between buildings and street level activity.

- A material palette and detailing which reflects or is in harmony with the Character Area - An assessment of the impacts on any Heritage assets including; Conservation Areas, non-designated and localy identified assets and a statement explaining how the design proposals will mitigate imapcts on their setting.

- A height that is in keeping with the context and adjacent buildings. Tall buildings within the Growth Area will need to have regard to their impact on the setting of the adjacent Conservation Areas.

- A building frontage and curtilage to the street that maintains the existing character and quaities of the context and contributes to creating a high quality public realm

POLICY 3a.

This policy sets out the key design principles for all new development. The Design Guide, which describes the Character Areas within Fortune Green and West Hampstead, is to be used alongside policy 3a to guide the development of design proposals within these Character Areas.

The policy requires development proposals to demonstrate that they have responded to the design principles set out in Policy 3a. and the FGWH Design Guide. This does not mean development must copy what already exists, but it must demonstrate how the design will respond positively to the Character Areas and justify any departures from the policy.

The FGWH Design Statement provides specific guidance on these design attributes and the character of Fortune Green and West Hampstead.

Tools and stakeholders for Policy 3a. and Policy 3b. are listed on the page 46.

Victorian terraced housing, a number of which are painted, a common feature of the built environment in the Area.

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8. OBJECTIVE 3 - DESIGN & CHARACTER

CRITIQUE OF THE 2015 NDP The 2015 NDP did not provide additional supporting material for the policy on Design & Character, its use of character photos had no supporting text and are not referenced on a map. As a result it is hard for developers and the planning authority to determine what design attributes need to be considered in new development. In addition, the policy does not recognise the different character areas within Fortune Green and West Hampstead, instead it only assumes a general character of red brick and village feel. Again making it unclear as to what design attributes need to be reflected in new development.

CASE STUDY: ODIHAM NDP Odiham Neighbourhood Plan Policy 5: High Quality Design (2014), sets out key design attributes that development must demonstrate it has considered. In the supporting text a design statement (Odiham Parish Council, 2014) is referenced to support the policy and provides a detailed level of guidance through images, text and maps. This is a successful example of how a design and character policy can implement a supporting document to strengthen its objectives.

JUSTIFICATION A policy on design and character can be valuable in protecting the feel and identity of an area which is often an important objective for neighbourhood plans. However, given the complexity of design such a policy needs to be supported by some form of design guidance if it is to remain simple, clear and functional.

A Character Area Assessment is often used as an evidence base for the production and justification of a Design Guide and it is important that both these documents are simple and accessible if they are to be successful in providing unequivocal design guidance for developers to develop their proposals and for planning authorities to assess them.

Odiham Village Design Statement, used to support its policy on High Quality Design.

The local high street at Mill Lane, a key feature of the ‘village’ feel in FGWH. 8. OBJECTIVE 3 - DESIGN & CHARACTER

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POLICY 3b. SUPPORTING DOCUMENT - DESIGN GUIDE A Design Guide will be produced by the FGWH steering group in collaboration with the local community, Camden Council planning authority and professional consultants. It will provide an analysis supported by a written description and images of the eight distinct Character Areas within Fortune Green and West Hampstead and their key features in terms of scale, massing, materials, detail and landscape. Development proposals will be required to demonstrate through a Design Statement how they respect and are in keeping with these key features of the Character Areas.

TOOLS » Design Guidance » Consultation

STAKEHOLDERS 1. Camden Council 2. Conservationist 3. Residents

DESIGN GUIDE OVERVIEW Based on the Forum’s consultation and the extent of the Conservation Areas, the visual impact of new developments is a principle concern of residents. This Plan seeks to promote good design which is in keeping with the Character Areas and the Conservations Areas rather than the replication of historic styles which can be innappropriate and have a negative impact.

In this respect the Design Guide will be neutral in terms of style concentrating instead on promoting development that makes a positive contribution to the Character Areas by providing clear guidance on the qualities of these areas and requiring a Design Statement as part of a planning application that explains and justifies the design approach.

By being non-prescriptive in terms of style, the Design Guide will also provide the flexibility for development proposals to respond to increasing sustainability standards which may influence building design

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8. OBJECTIVE 3 - DESIGN & CHARACTER

in terms of form, orientation and fenestration. An example of how the design guide will look is shown on pages 50-51.

OVERVIEW OF THE 8 CHARACTER AREAS: 1. Growth Area The east of this site is currently occupied by approximately 5.5 acres of car park and two warehouse structures home to a garden centre and car dealership.

The west has more recently been developed, consisting of apartments blocks that are typically much taller in height than surrounding areas.

2. South Hampstead Conservation Area The north-west portion of the South Hampstead Conservation Area; the area is characterised by large, semi-detached and terraced late-Victorian properties, in red or gault (white/cream) brick, with a particularly distinctive and attractive roofscape including turrets, gables, and tall chimneys.

3. South-West Primarily three-storey Victorian terraced housing with private front gardens and larger rear gardens.

4. Railway Tracks The Character Area is divided into two separate areas.

The area to the west is characterised by a former industrial estate, where a primary school has recently been built. The west of both areas is comprised of two-storey post-war social housing.

5. North East Residential area comprised of well-preserved two to three-storey semi-detached Victorian housing. The western portion is sheltered from the busy Shoot-Up Hill by much larger mansion blocks.

6. Central This Character Area is a largely residential and leafy area, comprised of well-preserved two-storey Victorian terraced housing. Each house has a small private front garden and larger rear garden 7. West End Green Conservation Area The character of the area is defined by the West End Green village: the busy commercial ‘spine’ street and the Green. Two-three storey late Victorian and Edwardian terraced housing dominate this area.

8. Finchley Road A major route connecting the M1 to Central London, this road is comprised of mansion blocks of up to eight storeys. The mansion blocks have a uniformity that is a positive contrast to the individuality of the character of the houses. Details are bold and repetitive, boundaries and hedges are neat.

JUSTIFICATION In order to address the Forum’s concerns regarding development that is antithetical to the ‘village feel’ of West Hampstead, the Plan proposes a more stringent design guidance than what is offered in the 2015 NDP. It is a seperate document in order to provide a higher level of detail and is referenced in Policy 3a. to ensure it is used by developers and the local planning authority.

CASE STUDY: OPDC COMMUNITY REVIEW GROUP. The Old Oak and Park Royal Development Corporation (OPDC) include a ‘Community Review Group’ of elected members, giving local people the opportunity to express their views on urban design decisions. The members have a strong understanding of the local area, which feeds directly into new developments: discussions on development proposals are turned into formal reports that are then included in the OPDC Planning Committee’s decision-making process.

CASE STUDY: NEWCASTLE CHARACTER ASSESSMENT Newcastle City Council have developed a comprehensive Character Area Assessment which is mapped on the Council’s website. Each character area is subdivided into much smaller clusters and the Assessment details which aspects of the area are most valued by the community, and which are not. Each small cluster is scored overall on its ‘character strength’, providing an indication to developers on how stringently to apply the relevant design guidance, and where innovation would be more welcomed: successfully circumventing the lack of heritage status of areas which the Council wish to see protected.

Individual landmarks are evaluated, providing guidance as to which features should and should not be replicated. Further detail includes the urban grain, materials, colours, movement, ecology, adjacent land uses, etc.

CRITIQUE OF THE 2015 NDP Given the concern raised in the 2015 NDP over recent developments that are antithetical to the ‘village feel’ of West Hampstead, a limitation of the previous document was the complete absence (beyond a loosely defined design guide) of any mechanism of addressing this issue.

Meeting of the OPDC Community Review Group.

Excerpt from the Newcastle Character Assessment.

8. OBJECTIVE 3 - DESIGN & CHARACTER

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EXAMPLE DESIGN GUIDE: CHARACTER AREA 6

EXAMPLE FROM DESIGN GUIDE The Design Guide will provide information on the design attributes that make up each Character Area through the use of descriptive text and accompanying photos, a Character Area map shows where these design attributes are located. Below is an example of how the design guide may look.

CHARACTER AREA 6.

This Character Area is a largely residential and leafy area, comprised of well-preserved two-storey Victorian terraced housing. Each house has a small private front garden and larger rear garden

Fortune Green and West Hampstead Character Area 6: Central.

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8. OBJECTIVE 3 - DESIGN & CHARACTER

EXAMPLE DESIGN GUIDE: CHARACTER AREA 6

BUILDING TYPES

MATERIALS, FORM AND DETAILS

NEW DEVELOPMENT

Character Area 6 is predominantly residential housing with private back gardens and a consistent building line set back 1.5 m from the road with front gardens bounded by 1 m high brick walls.

Building typologies are mostly two-storey terraced housing of red brick and London stock brick with sash windows and bays. Some of the homes have been painted in a white or pastel colours which contributes the distinct character of the Character Area and Fortune Green and West Hampstead as a whole.

Modern style homes are being built along Mill Lane, materials and heights vary although buildings do not rise above two storeys. The surrounding character is one of red brick edwardian housing of four storeys with extensions at the rear. Whilst the new development is in contrast to the existing character it proposes an opportunity to build upon this new ‘modern’ character and show Fortune Green and West Hampstead as a forwards thinking area in terms of housing and design.

Roofs are pitched with ridges parrallel to the road and grey or brown slate tiles predominant. Roofs form a protruding point at the top of the upper bay window and chimneys are a major feature in the roofscape.

Terraced housing.

Red brick.

London stock brick.

Colour palette of painted homes.

Pitched roofs, tiled and painted bay windows.

Modern houses on Mill Lane.

8. OBJECTIVE 3 - DESIGN & CHARACTER

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9. OBJECTIVE 4 - HOUSING POLICY 4a. HOUSING POLICY 4b. HOUSING ALLOCATIONS POLICY 4c. SITE ALLOCATION - MILL LANE/GONDAR GARDENS CUSTOM BUILD

Development in the Area will provide a range of housing to meet existing and future needs, with a focus on social and affordable housing, and housing suitable for families, older people and young. The focus on housing provision shall be in several allocated sites, and in particular the Growth Area to deliver high quality projects. Extending the horizon past 2030, additional sites to control development in the future will be designated.

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HOUSING

#

Site Allocation #

POLICY 4a. HOUSING New housing will be supported, providing proposals adhere to those of the London Plan, Camden Local Plan and in addition: i.

For development of 5 or more homes the Neighbourhood Plan requires a minimum of 20% of the total number of affordable homes on each housing site to be delivered and controlled by a FGWH Community Land Trust (CLT), for which an appropriate lettings policy will be agreed between the Trust and Camden Council.

TOOLS » Higher Policy » Community Land Trust

STAKEHOLDERS 1. Private Developer 2. Landowner 3. Community Land Trust

are required by policy and deliver them through a capital funding loan that is supported by Homes England. The mix and type of affordable housing will be determined through a focused local housing needs assessment and the business plan.

POLICY 4a.

The CLT homes will be built out as part of the overall development and let/sold through a local allocations policy to ensure local needs are met. Consideration will be given to the project being delivered through a ‘Community Right to Build Order’ to remove enfranchisement rights and ensure the the scheme remains affordable in perpetuity.

This policy draws on higher policy to increase its strength in planning decisions ensuring that 50% affordable housing is provided in new development and that new homes meet living and environmental standards, in order to help ensure local needs are met.

It is important that the CLT is set up before the Neighbourhood Plan goes to Referendum to give confidence in it as being deliverable and to enable an early assessment and negotiation of the affordable housing requirements set out in Policy 4ai.

Policy 4ai. The formation of a CLT is a proactive approach to addressing the demand for affordable housing the Area. It will take on at minimum 20% of the affordable homes from a new development which will be rented or sold to the local community at a price relevant to local income.

COMMUNITY LAND TRUST (CLT) The CLT will apply for funding through the next round of the Community Housing Fund to carry out a feasibility study, develop a business plan and set up the CLT as a legal entity. The CLT will aim to take control of the 20% of affordable dwellings that

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9. OBJECTIVE 4 - HOUSING

New development at 156 West End Lane, an opportunity for the CLT to provide truly affordable housing.

CRITIQUE OF THE 2015 NDP The policy of the 2015 NDP on housing referred to the relevant higher policies to strengthen their objective of ensuring housing provided for local needs.

However, the Plan went no further than this, it did not activly seek to address its housing needs through tools or policy. This reliance on higher policy alone will not provide the housing needed.

JUSTIFICATION The previous policies of the 2015 NDP only adhered to and repeated higher policy, the addition of a policy regarding the transfer of new homes to a CLT builds upon existing policy and ensures that homes are truly affordable and kept in perpetuity.

A CLT takes control of housing and operates not for profit, as result the Trust has a greater sense of responsibility to provide housing that is affordable and managed to a good standard. Without a CLT affordable housing is at risk of being poorly managed and or sold off, as many London councils have done under right to buy.

CASE STUDY: ST CLEMENTS, COMMUNITY LAND TRUST

CASE STUDY: WINSLOW NDP, COMMUNITY LAND TRUST POLICY

The developer at St Clements, Mile End provided 23 homes to the St Clements CLT (2017), the process involved the CLT working with the developer to create a successful bid for the site and bring it forwards. A community-led design process ensured the site addressed local needs and helped to produce a meanwhile use for the site.

Winslow Neighbourhood Plan (2014) set out in its housing policy that at least 20% of affordable housing would be taken on by a newly formed CLT. By making this a policy it strengthens the position of the CLT by ensuring that homes come into its ownership, in turn securing an affordable housing stock for the area over time.

The issue is that the CLT has not yet been formed, showing that this can be a lengthy and complicated process. This is not to say CLTs are not viable, the St Clements precedent adjacent highlights a succesful CLT and could be implemented in the context of Fortune Green and West Hampstead providing people are willing to take on the work.

St Clements CLT team.

The Winslow Neighbourhood Plan policy map showing housing allocations.

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SITE ALLOCATION: HOW IT WORKS

POLICY 4b. HOUSING ALLOCATIONS The Neighbourhood Plan allocates the following sites for housing shown on page 40., development will be supported if it adheres to the principles of Policy 4a. and the site specific policies. Sites allocated are: i. ii. iii. iv. v.

Mill Lane Gondar Gardens Gondar Gardens Reservoir Fortune Green Play Centre ENO Rehearsal Studios

TOOLS » Conceptual Masterplan » Design Code » Site Allocation

STAKEHOLDERS 1. Camden Council 2. Developer 3. Landowner 4. Residents / Local Community

POLICY 4b.

Through site allocations this Plan will ensure that development happens in the right place and guidance on how each site should be developed ensures that development is of the right type.

Site allocations need to be supported by evidence to demonstrate the proposed allocation policy is acceptable in terms of; the impact of development on matters such as heritage and setting, deliverable in terms of technical constraints such as access, traffic impacts and flooding, and is viable in terms of costs.

The site allocations will provide guidance on what is wanted from development on the site in order for it to be supported, this ensures the development is meeting the communities needs. Taking from the precedent, the key aspects that each site will be guided on will be: » » » » » »

Housing numbers Site boundary Provision of Open Space Street Interface Design Guidance Type/Amount of housing

Guidance will differ from site to site and certain sites may have additional requirements such as a masterplan and design code as applied to the Mill Lane and Gondar Gardens sites. An example of how the housing allocation policy will look is set out on the next double page spread.

Proposals for site allocations also need to be tested with the community through consultation to assess community preferences, which are a material consideration in the justification of site selection, and to de-risk the referendum.

An undeveloped plot within the site allocation on Mill Lane.

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9. OBJECTIVE 4 - HOUSING

SITE ALLOCATION

CRITIQUE OF THE NDP

i. Mill Lane /ii. Gondar Gardens - Development of single back garden plots is occurring in a piecemeal way and having a negative impact on the street scene and character of the area. The remaining plots are allocated as custom build with a masterplan and design code in place to ensure high quality design that does not detract from the existing character.

The 2015 NDP policy on ‘other sites’ provided low level guidance on how these sites should be developed using brief worded descriptions. The lack of detail in guidance meant that the policy had little impact on the future outcomes of these sites and does not help to bring them forwards. By not allocating sites the 2015 NDP failed to actively promote development and address the local community’s housing needs.

iii. Gondar Gardens Resevoir - Planning permission has been denied twice due to overdevelopment and its impact on the natural environment. Through a site allocation providing guidance on what is wanted the site can come forwards in a productive way and provide much needed housing as well as a nature trail that connects with the spaces rich biodiversity (cf.

Policy 2a.). iv. Play Centre - Development may occur here in the future, the site allocation will state that if redeveloped a community use must be retained, the amount of open space must not be reduced and that a two-storey replacement building would be acceptable if located and detailed so as not to reduce views north from Fortune Green towards the cemetery. v. ENO Studios - This site may be sold and redeveloped during the lifetime of this Plan. The allocation will state that future use must retain a performance/cultural space. Suggestions include a small cinema or gallery. And provide guidance on the amount of housing, mix of housing and reference to design.

JUSTIFICATION Site allocations help to promote housing being built in the right place and of the right type. If sites are not allocated, housing supply will not be secured, this leads to site allocations being made by higher policy and without community involvement as was done by the London Plan and its allocation of a ‘Growth Area’. The accompanying guidance helps the developer in understanding what will be accepted and will be based on the needs of the community.

CASE STUDY: WINSLOW NDP, SITE ALLOCATIONS Winslow neighbourhood plan allocated five sites for housing that would provide Winslow with enough homes to meet its housing needs until 2031 and ensuring that location and type of housing is decided by the local community rather than higher policy. And this policy was effective in stopping uncontrolled development of sites that were not well connected to the parish. As of 2019 the largest site has been built out providing ?% of the NDP’s housing requirements.

Grange Hill masterplan, the site was allocated in the Winslow Neighbourhood Plan

9. OBJECTIVE 4 - HOUSING

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POLICY 4bi. SITE ALLOCATION - MILL LANE/GONDAR GARDENS CUSTOM BUILD i. Allocation of Land at Mill Lane, West Hampstead, for development of 15 homes provided development: - Follows the custom build masterplan and design codes, guiding principles are set out below.

- Restricts the occupancy to people with a local connection in perpetuity.

- The scheme is no more than three storeys.

EXAMPLE OF DESIGN CODE Below is an example of the design code for the remaining plots, it covers the allowed building size on the plot, the amount of space between neighbouring plots required and the setback required from the pavement line.

POLICY 4bi.

TOOLS » Conceptual Masterplan » Design Code

Along Mill Lane and Gondar Gardens, back gardens that face onto the street have been developed in a disjointed way. This is having a detrimental effect on character and street interface, and not addressing local housing needs.

» Site Allocation

STAKEHOLDERS 1. Camden Council

Policy 4bi. proposes the allocation of the remaining back gardens plots totalling 15 homes. These will be developed by the individual landowners but under a single masterplan with a design code covering building appearance, heights, and street interface.

2. Developer 3. Landowner 4. Residents / Local Community

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9. OBJECTIVE 4 - HOUSING

Example of a design code for a custom build plot.

CRITIQUE OF THE NDP The 2015 NDP is correct in identifying that ‘piecemeal development’ is having negative impact on the Area’s character. The policy only provided low level guidance saying that development must not go above existing heights and be ‘set well back’ from the road, and it lacked supporting diagrams to provide detail. Because the policy is lacking in detail any new development will likely continue to have a negative impact, developers will be unclear as to what is required.

JUSTIFICATION Development has already started along Mill Lane and its character is one showcasing new design however this deviates from the existing Victorian character.

By allocating the site development is promoted to create much needed new housing on underused land.

In addressing the issue of design and character it presents an opportunity to add a new layer of place identity showcasing innovative modern housing design just as the victoria terraced housing did when it was first built.

CASE STUDY: PETERSFIELD NDP Petersfield Neighbourhood Plan Policy HP7 (2013) recognised that custom build housing on private land could help meet local housing needs. The policy identified sites for custom build and planning permission would be granted as long as proposals met the design brief in the Neighbourhood Plan and requirements of the Local Plan.

CASE STUDY: JAVA ISLAND MASTERPLAN Here a masterplan was used to set out basic design codes ensuring that development respected the surrounding character, heights and street interface. Allocation of the plots as custom build allowed for housing that created a new sense of character whilst respecting what exists, thus improving the area.

Planning permission for individual privately built homes would only be granted where applicants enter into a planning agreement that: » Restricts the occupancy to people with a local connection in perpetuity. » Requires people to live in the property once it is complete. » Completes construction of the home within two years

This provided a cheaper alternative to housing in comparison to purchasing from a developer, and encourged the sites to be developed out.

Custom build housing at Petersfield.

Custom build housing at Java Island.

The project was overseen by one Soeters Architects (2017) to ensure that the overall design principles were not lost. Separate architects and landowners then designed and built out each plot.

Due to the site allocation encompassing a number of sites with different landowners a masterplan and design code will unify them to ensure that future builds are within keeping of the areas overall character. Certain design aspects are left to interpretation to encourage innovative housing design .

9. OBJECTIVE 4 - HOUSING

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10. GROWTH AREA POLICY 5. GROWTH AREA CONCEPTUAL FRAMEWORK

Identified by the London Plan, the Growth Area shall facilitate a minimum of 800 new homes and 100 jobs by 2030. This Plan looks at what has been achieved since the 2015 NDP and what should be considered in future development of the remaining sites.

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0

500 m

100

156 West End Lane 163 Housing Units 1680 sqm. Employment Space Blackburn Road 347 Student Housing Units

Midland Crescent

O2 Center Car Park Blackburn Road Commercial Centre 11 Blackburn Road 6 Housing Units 187 - 189 West End Lane 203 Housing Units

14 Blackburn Road 14 Housing Units Asher House 29 Housing Units

Completed Development

Permitted Development

Sites Allocated by the 2015 NDP.

Additional Site Allocation

GROWTH AREA

CRITIQUE OF THE 2015 NDP

POLICY 5. GROWTH AREA The Growth Area shall be promoted for a mix of uses, including new housing, employment, town centre and public and community uses. Developments on the allocated sites shall: i. Provide space for new business and employment uses. ii. Provide new community facilities or contribute towards improving existing community facilities. iii. Provide or contribute to improvements of public facilities, including health and education uses. iv. Have regard to local views of and across the area. v. Provide a high-quality public realm, including new green and grey open spaces and new trees. vi. Provide or contribute to improvements to the sustainable movement network, including new cycle and pedestrian routes. vii. Incorporate environmental mitigation and adaptation measures. viii. Incorporate a strong sustainable ambition on the scale of the individual building, reaching a minimum level of BREEAM excellent certificate. ix. Contribute to a strong sustainable ambition on the scale of the Growth Area and masterplan, including studies for decentralised energy networks, renewable energy production, water and waste management. x. Development is expected to demonstrate how it has taken into account the design principles set out in the Conceptual Planning Framework.

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TOOLS

STAKEHOLDERS

» Communiy-Led Cooperatives

1. Camden Council / GLA

» Conceptual Masterplan

2. Private Developers

» Design Guidance

3. Landowners

» Developer Contribution (CIL)

4. Residents / The Forum

10. GROWTH AREA

The 2015 NDP recommended a masterplan be created for the Growth Area but this has not been realised.

By relying on the council or private consultants to produce the masterplan, it is unlikely local needs would have been accounted for. As such development in the Growth Area has continued in a disjointed way.

Subsequently the 2015 NDF organised a ‘WH Growth Area Planning Workshop’ which Camden Council was invited to co-produce a concept masterplan for the area. This policy builds upon the initial workshop to provide guidance on how the Growth Area should be developed.

JUSTIFICATION Additional policy is necessary to ensure sustainable development within the Growth Area for the following reasons: » Population is set to increase significantly in the Area. To address this, the Plan will ensure the necessary supporting infrastructure is provided through new development including: community infrastructure, green space and employment. » Character and design is important to the sense of identity of Fortune Green and West Hampstead.

To protect this, the Plan sets out an amibition for the Growth Area to be an exemplar for high quality design in the built environment. Providing a new layer of place identity as opposed to focusing on the old.

THE NDF WH GROWTH AREA PLANNING WORKSHOP The aim of the workshop was to develop ideas regarding development in the Growth Area. The NDF took the initiative to explore options of a spatial framework which could be used for further consultation with residents, landowners and developers active in the area. The NDF and Camden Council identified key issues facing the Growth Area and developed initial ideas to inform a future framework. This plan builds upon the proposals of the WH Growth Area Planning Workshop to produce a development framework for the Growth Area.

CASE STUDY: SCRUBS LANE SPD The SPD (Supplementary Planning Document) Scrubs Lane provides guidance on the Local Plan. Produced by the local authority, the SPD sets out a conceptual framework for the developer on how the site should be developed.

The SPD is informed by consultation with the local community and is a successful example of how different stakeholders can work together to achieve a joint vision. Whilst an SPD has to be prepared by the local authority, this proposes a joint approach in which the NDF works alongside Camden Council to produce an SPD for the Growth Area. The initial stages of this were carried out in a WH Growth Area Planning Workshop.

Strategic guidance.

Three proposals of different groups participating in the workshop.

Blocks providing massing and height guidance.

10. GROWTH AREA

63

CONCEPTUAL FRAMEWORK This sub section is an introduction to how the Forum will advise Camden Council in creating a Conceptual Planning Framework for the Growth Area.. The Conceptual Planning Framework will include extensive public consultation, and use professional consultants to aid in making the Framework, if within the funding available. As an informal process, this tool can elaborate on existing policies and allocated sites. In contrast, a formal statutory plan can take many years to complete. The following design considerations should be included: » The broad nature of the block layout; viable for both the local community and private developers. » Townscape and character: Views, corners, shading, active frontages, landmarks... should be thought through and enhance the character of the area; design in correspondence to Policy 3a. and Policy 3b. » The heights, massing and orientation of buildings. » The hierarchy of movement: connections, routes, cycle lanes, pedestrian movement, vehicular transport. » The hierarchy of spaces: private, public, fronts and backs, generous or enclosed. The provision of grey and green open spaces. » A clear assignment of mixed-use buildings: active frontages, employment spaces, recreation, health and wellbeing, rooftop activities... » A clear approach to the integration of climate mitigation and adaptation measures.

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10. GROWTH AREA

Example of broad nature of block layout with a hierachy of open spaces: public accessible green space (dark green), communal and car-free green space (light green), communal and car accessible open space (yellow) greened squares (orange).

Example of broad nature of block layout with a hierachy of movement: vehicular movement (red), Sustainable Movement Network consisting of cyling & pedestrians (blue) and pedestrians only (yellow).

CASE STUDY: 156 WEST END LANE The upcoming development of 156 West End Lane serves as an example of high quality design.

The project incorporates business space on the lower floors, a community space, 163 new homes (of which 50 % affordable including family-sized homes and wheelchair and elderly accessible ones) and a pocket green space alongside the railway tracks. The project aspires to be an extension, both physically and socially, of West Hampstead and in particular the West End Lane. Its design reflects the Area’s character while contributing to a new layer of place identity. A combination of mid-rise and low-rise buildings make sure the integration is sensitive to its surroundings.

CASE STUDY: NIEUWE DOKKEN GHENT, BELGIUM

CASE STUDY: NIEUW ZUID ANTWERP, BELGIUM

The development of former docks in the city of Ghent, Belgium set out an ambitious vision; to be a zero carbon development. This was to be achieved by implementing decentralised energy (solar electricity and district heating), water recycling and waste treatment systems. The new neighbourhood has about 400 new units and, similar to the Growth Area, active ground floor uses and community infrastructure. Interesting is that all decentralised systems are owned by the neighbourhood’s future residents through participation in a cooperative, ‘DuCoop’.

Participation is part of the rent or buy contract and should in theory lead to cheaper and greener services. The accumulation of capital in the cooperative is used to generate new forms of sustainable systems and to invest in green infrastructure.

Although Nieuw Zuid is on a larger scale than the Growth Area, with over 2000 new homes, its strategy regarding sustainable water management is worth noting. Where the casestudy of Ghent was exemplary in its ownership model, the case-study in Antwerp is an example of high quality design with a strong emphasis on sustainability: ‘rainwater neutral’ and ‘CO2neutral’ are guiding terms. Right from the start, the movement network was integrated with the blue-green network. This means in practice that water detention ponds follow the pedestrian and cycling routes and thus contribute to the quality of life and places. The rainwater management strategy led the design of public spaces, with squares and green spaces being designed to flood in the event of extreme storms once every five or ten years.

Masterplan Nieuwe Dokken.

Renders showing both mid- and low-rise buildings.

Cycling and pedestrian movement is connected to the bluegreen network.

10. GROWTH AREA

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11. DELIVERY: EVALUATION INEFFECTIVE: TOO CONTINGENT ON OTHER FACTORS.

EFFECTIVE, DEPENDING ON OTHER FACTORS.

HIGHLY EFFECTIVE: LESS CONTINGENT ON OTHER FACTORS.

Effectiveness refers to the likelihood of a tool facilitating the kinds of development that it seeks to facilitate, within the lifetime of the Plan.

Tools that are highly effective are less contingent on other factors for successful delivery (successful in the sense that the development reflects the desires of the Forum). Factors determining effectiveness include funding, collaboration, will, feasibility and permission, among others.

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TOOL

POLICY #

EVALUATION

SCORE

Conceptual Masterplan/ Developer Contribution(CIL)/ Development Brief

1a

The effectiveness of these proposals are highly contingent on funding being awarded by TfL under the Liveable Neighbourhoods initiative. Though not guaranteed, funding is more likely to be awarded were a strong case to be made to TfL by Camden Council. Failing this, the policy would rely on CIL from major developments in the Growth Area, though this would limit the scope of Policy 1a.

Evaluation

1a

A comprehensive review system from a respected body (TfL) effectively identifies areas of development that do not conform to the desires of the Forum. This will identify clearly to relevant stakeholders what aspects of a schemes needs improving.

Conceptual Masterplan/ Design Guidance

1b

Given the significance of this area for commuters, future development here will inevitably draw from results in public consultations. It is therefore important that a coherent strategy be agreed upon by residents, the Forum and Camden Council. The effectiveness of public consultation at this stage will influence the effectiveness of the development proposals made in Policy 1b.

Forming a series of coherent options that are consulted on at this early stage, in the form of conceptual masterplans, will improve the prospects of successful policy implementation. However, development that reflects the interests of residents is not guaranteed given the strategic importance of this interchange and on variables such as funding.

Conceptual Masterplan/ Developer Contribution (CIL)

2a

Specifically associated with community-led management and relating to the poor buy in from residents during the consultation process of the 2015 NDP, the success here is heavily dependent on numbers and those that are genuinely enthusiastic to participate. With this Plan’s robust consultation process this will encourage greater levels of participation and therefore a more accountable managerial stance towards green open space. Without the buy in from the community, management will fall solely in the Councils hands limiting the success of Policy 2a. Design codes and the control of CIL however will ensure developers are more accountable when it comes to enhancing green open space and making sure developments impede on them.

Conceptual Masterplan/ Developer Contribution (CIL)/ Design Guidance

2b

Linking with the restraints outlined in the evaluation of Policy 1a., funding is very much dependent on the Liveable Neighbourhoods initiative. Without this, utilising dead space and improving the streetscape will be limited. Without a conscious effort to appropriate these underutilised areas, they will remain inactive. However, CIL will ensure for increased public open space in future developments in the growth area, whilst the design codes will ensure that the space created is of the highest quality.

11. DELIVERY: EVALUATION

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Design review panel

3a

The effectiveness of this review system is contingent on how detailed the guidance given to developers is. But more importantly, it is entirely dependent on the local authority formally adopting a review panel and what powers are given to it.

Design Guide

3b

A design guide can be costly when produced by consultants such as ARUP and in some can lead to a poorly produced document as it was not produced by the local community. For the tool to suceeed it should be carried out with the community taking a leading role in the production of the design guide, using professional consultants as a support in producing maps and setting a framework for the document. However this relies on them being engaged with the process and having the resources available to create the guide, the benefit is that they have a better understanding of the character of the Area. This saves on costs for the Neighbourhood Plan which could be used to implement a tool elsewhere

Community Land Trust

4a

A Community Land Trust offers an opportunity to address the lack of social housing, but this tool is reliant on the formation of a Trust which can be time consuming and requires the necessery resources to manage it. It is also reliant on a loan or funding to purchase housing which may be hard to obtain in the current economic climate. A major benefit is that the homes are held in perpetuity ensuring a secure stock of affordable homes, profits can be invested in to expanding the number of homes under ownership of the CLT, making this tool economically viable.

Design Code for Housing

4bi

It is reliant on professional consultants to ensure its success because it goes into more detail than that of the Design Guide for Design and Character. Unless there are architects or planners within the Forum that willing to work for free, cost will be the main concern as to whether or not this tool can be achieved.

Site Allocation

4b

Site allocations would be an effective tool for bringing sites forwards such as Gondar Gardens which have struggled to obtain planning permission and the use of concept plans can ensure the right type of housing is built. The downside is that site allocations are reliant on a good understanding of planning policy. This requires professional consultants to work alongside the neighbourhood plan which needs funding. Funding is available through locality but with many other tools in this Plan also requiring the work of professional consultants it may prove difficult to implement this tool.

Conceptual masterplan

5

Given the essential purpose of a Neighbourhood Plan is to shape future development according to the desires of the Forum, a conceptual masterplan is an effective means of doing precisely this for a specific site. It clearly articulates certain spatial principles which are important to the community, without curtailing the creativity of developers to find innovative solutions to development problems. With effective consultation and collaboration, the conceptual masterplan can be adapted and strengthened.

11. DELIVERY: EVALUATION

EVALUATION OF TOOLS This Plan, in comparison to the 2015 NDP, has been built around the tools used which play a fundamental role in ensuring the objectives are achieved. Generally following forms of guidance, through conceptual masterplans or design codes for example, the tools are there to lead and guide future developments to ensure they conform and respectfully add to the surrounding context of FGWH. The 2015 NDP also failed to acknowledge the specific impact of CIL funding and S106 obligations, and so this Plan has taken a more fine-grained approach to specifically outlining how this funding will be utilised and used to support specific policies.

Overall, most tools have been awarded two stars in terms of effectiveness because of the potential reliance and need for further stakeholders to help support the Neighbourhood Forum. In terms of working with experienced consultants who have the appropriate expertise is a costly procedure and without the right levels of funding this might not be feasible. Most of the tools are therefore effective but dependent on other factors such funding and collaboration to ensure they are fully successful. This reflects a common limitation with Neighbourhood Plans that are formed by community members who although are enthusiastic about seeing positive change, do not possess the same level of expertise as professional bodies. Input and guidance from the council or other consultants is therefore often very important to ensure the eventual policies are robust and achievable.

11. DELIVERY: EVALUATION

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12. CONCLUSION

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Following the introduction of NDPs in the English planning system in April 2012, they have proven to be an effective tool in facilitating community participation as well as educating and helping people understand the planning system. Prior to its introduction, policies designed to improve neighbourhoods were based on little (if any) consultation with its residents. People now have the right to a greater say in decision-making when it comes to strategic plans or development management. However, despite encouraging a community-led approach to the development of a neighbourhood, one must acknowledge how the NDP system operates, which is similarly critiqued for not being representative of the majority. NDPs are often constrained by their limited statutory powers and conservative goals that show little consideration as to what the wider community wants, rather than being a more radical means of engagement that considers a spectrum of diverse opinions.

This conservative approach directly relates to the limitations outlined during Stage 1 of the Fortune Green & West Hampstead 2015 NDP and how it played an overt role in trying to control the visual qualities of development and ensuring the village character of the area was conserved. Although an important factor to consider, the vision of this Plan builds on this heritage strength of the Fortune Green and West Hampstead by adding a new layer of place identity.

This new layer respects what already exists, whilst ensuring the area can accommodate increased density and a more diverse population. Another fundamental

factor that hindered the 2015 NDP’s approach was its consultation process. It was oriented towards the narrow focus of conservation and therefore failed to attract a more diverse group of participants. A main focus of this Plan was therefore to utilise a more radical form of consultation that reaches and benefits a wider variety of social groups to ensure increased levels of participation and the formation of more robust policies.

The referencing of higher policy in the 2015 NDP was an effective means of highlighting the importance of certain NDP policies, however this was overbearing at times and was often cited as a substitute for actual new policy. It was also at times the sole reasoning behind a designated policy, without any real consideration of the impact on the context of the Area. With this the policies were in many cases merely repetition rather than being solid forms of guidance as to what the area needed most. This Plan acknowledged this and ensured that policies were robust and site specific, providing a clear mechanism for achieving sustainable development.

The Alice House on West End Lane.

12. CONCLUSION

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CONDUCT OF GROUP WORK We began the task of forming a new Neighbourhood Development Plan for Fortune Green and West Hampstead by consolidating the strengths and weaknesses we discovered from the existing plan.

As a group we discussed how each of the objectives of the existing plan could be strengthened based on the Forum’s requirements for development in the Area. It became apparent that the aspirations the Forum have for the future shape of development under the ‘Economy’ and ‘Public and Community Infrastructure’ objectives would be more effectively addressed in different sections of the new NDP. It was decided that selectively merging aspects of these two objectives with other objectives would make for a more succinct and effective document.

Whilst the previous ‘Natural Environment’ objective provided an extensive overview of the Forum’s desires to protect and enhance the green spaces in the Area, we concluded that it was highly ineffective in managing how future development (or lack thereof) may impact the future of these spaces. This runs contrary to how a neighbourhood development plan should ideally function. It also failed to differentiate between natural and built open space, only emphasising certain green open spaces as important characteristics of the area to address. For this reason, this objective was expanded 72

to ‘Green & Grey Open Space’ which enabled us to address issues that are ostensibly of concern to the Forum, and also incorporate some of the development principles that were listed under ‘Economy’ and ‘Public and Community Infrastructure’.

These initial steps enabled us to address a major overarching critique of this document: a distinct lack of clarity in its structure. Though this critique initially stemmed from a collective frustration with navigating the document, it became apparent that this lack of clarity may in fact hinder the success of achieving the aims of the Forum. Once we consolidated a more concise set of 4 objectives, we were able to form policy strategies based on the concerns raised in the original document, and backed-up by our own observations, which were conducted on multiple group site visits.

Based on the current and projected pressures that the Area faces, it was agreed that a neighbourhood development plan is indeed the most effective means of addressing these issues. Development throughout the area will continue to be piecemeal, owing to the well-established nature of the neighbourhood: the strong heritage identity and conservation areas.

Therefore, it is appropriate to form policies which guide and shape future changes according to the wants and needs of the Community but which are also, importantly, sensitive to the character of the area. However, analysis of the original document

Street Graffiti on entering Billy Fury Way from the West Hampstead Interchange.

revealed a series of concerns which are not contingent on future development (and so not best addressed through NDP policies). Accordingly, we researched different approaches that were comparable in size in order to address the more specific issues that the Forum identified.

The West Hampstead Growth Area will see more substantial change than other areas within the neighbourhood boundary. We concluded that policy for the Growth Area – which invariably took the form of general policy guidance – was highly unlikely to achieve the aims of the Forum. We drafted an altogether different approach for this area, based on precedent cases. The widespread criticism from locals surrounding the development at 187-199 West End Lane is testament to the need for improved public consultation processes, which we also introduced as a tool for delivering appropriate development in the Growth Area.

We approached the task of forming strategies for each objective in a similar way to task 1. Since each group member is familiar with a particular set of issues that the Area faces, we were each able to build on the strengths and weaknesses of the 2015 NDP’s approaches to these issues. Key to this aspect of the project was an understanding of why certain approaches were successful in precedent cases. This was to ensure the precedent cases did not act as

case studies for product (though admittedly this is an effective policy guidance method that was lacking from the original document), but more as a case study for process.

In order to deliver a coherent Plan, it was fundamental that we worked collaboratively. Though there were rarely major inconsistencies in our approaches, there was occasionally an issue of repetition, as certain development pressures can be addressed under the banner of more than one ‘objective’. Identifying this enabled us to make sure that policies complimented and reinforced each other in order to deliver the overall vision.

From a practical point of view, conducting group work in the context of industrial action at UCL and the coronavirus pandemic did cause challenges. For all the benefits that video conferencing platforms can bring, it is no substitute for meeting up and talking things over in person. There are some technical considerations (a lacklustre internet connection or a microphone that does not register), but working through a collaborative report remotely requires an entirely different approach to group work, one which we had to adapt to fairly quickly. The normal pace of conversation, for instance, is heavily distorted: initially a trivial observation, it has big implications for working through problems collectively. The challenge then was to avoid a document that read

as a conflation of individual inputs and more as a cohesive piece of work. That being said, routine group calls were more sharply focused on the task at hand than perhaps they may have otherwise been.

Regular contact in this way helped to ensure a higher level of consistency in the individual elements that we were working on. It enabled us to make connections between the objectives and to avoid inconsistencies and repetition which we collectively rectified through efficient means of group communication despite the challenges we faced.

Group 7 Pieter-Jan Chielens Fabien Piesakowski-O’Neill Lucien Romer Toby Williams 73

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