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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Purpose of Meeting
• Review Community Visioning Session• Review Background Study Findings• Review Opportunities and Constraints for
Study Area
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Study Area encompasses lands outlined in red:
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Visioning Exercise SummaryJune 24th, 2009Input was sought on establishing a design-based set of principles that consider such matters as neighbourhood character, cultural heritage, mobility, creating a complete community, and sustainability.Our goal was to engage, inform and learn from stakeholder groups on how this site can best be developed so that it becomes a focal point for the community.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Vision Themes: Complete Communities• The Community edges shall be blended with the
surrounding neighborhoods;• The Community shall integrate into the greater city through
walking/biking trails;• The Community shall cater to the needs of all ages, stages of
life and income groups;• The Community shall provide a range of uses for live, work,
shopping and leisure; and• The Community shall provide a range of recreational
opportunities for its residents.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Vision Themes: Mobility• Alternative forms of transportation, such as bicycles and
public transit shall be integrated with the Community;• Priority should be given to pedestrian movement rather than
vehicular movement;• Community design should create opportunities for a well
integrated circulation network;• Community design should minimize vehicular trip generation
by creating opportunities to live and work in close proximity; and
• The Community shall provide a traditional street network to encourage walkability within the neighbourhood.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Vision Themes: Identity• The History of the Psychiatric Hospital shall be noted and celebrated through the
design of the Community;• The design of the Community should integrate historical recreational activities;• The design of the Community should create a distinct urban neighbourhood that
builds upon the historic significance of the property,• The design of roads and future uses should be focused around the significant
built features;• The placement of public art, historical references, and alternative materials for
visual interest shall be encouraged;• The Community will explore ways for historic building preservation for
community uses; and• The unique natural heritage landscapes shall form an integral part of the overall
design of the Community, with particular emphasis placed on the treed allée.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Vision Themes: Health and Environment• The treed allée shall be a focal point for the Community;• Public green spaces shall be a significant design feature and enhance
livable neighbourhood ideals;• Urban agriculture within the Community shall give a healthy identity;• New buildings should incorporate green building standards where
possible;• Alternative energy possibilities should be explored and encouraged;• The neighbourhood design shall facilitate walking, biking and other
forms of movement rather than vehicle use; and• The principles of sustainable development shall be encouraged wherever
possible.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Visioning Exercise SummaryVISION:“The redevelopment of the London Psychiatric Hospital site shall reflect the historic significance of the site by creating an urban village with a strong pedestrian focus, enhanced by ample public green spaces that link places to live, work and play. The community will embrace sustainable development principles that place priority on multi-model transportation choices, integrated with a diverse range of land uses, lifestyleand cultural opportunities”
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Background Studies• Submitted to City in October 2009• Reviewed by City and revised by Project Team• Discuss Planning, Engineering and Heritage Issues
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Land Needs StudySTUDY PURPOSE• To examine existing uses in and around Study Area• To examine existing Official Plan land use designations
and policy framework• Identify developable lands within the Study Area and
forecast potential population growth
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Land Needs StudySTUDY FINDINGS• Approx. 51.5 hectares may be available for redevelopment, not
including areas along railway tracks, treed allée, stormwater management areas, Salvation Army lands;
• The Provincial Policy Statement and City Official Plan encouragemid and higher density housing for the redevelopment of the Study Area:– 15% low density (single detached/semi detached)– 50% medium density (townhomes, 4 storey apartment buildings)– 35% high density (high rise apartments)
• Medium and high density housing allows for opportunities to better manage student housing, and provide affordable/senior housing
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Land Needs StudyPOPULATION FORECAST• Based upon 15-50-35 residential breakdown• Forecasts a ‘maximum’ population for the Study Area if
all available lands were to be redeveloped for residential• Population forecasts range from 6065 (low) to 7421
(medium) to 8653 (high)
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Community Facilities Study• Study Area has many existing
Community Facilities within 1 km• Residential development will
require parkland dedication• City of London wishes to see the
developing character of the neighbourhood prior to requiring specific facilities. Anticipated that facilities will serve the immediate neighbourhood only.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Community Facilities Study• Both School Boards have indicated that existing
infrastructure can accommodate any incoming students.• Fanshawe College has requested that lands to be set aside
for recreational facilities including potentially a stadium, andoutdoor playing fields. Request to be evaluated as part of the ongoing study process and discussions are expected to continue.
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis
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• To establish design principles based on the City’s Placemaking Guidelines and Community Visioning process.
• Intent is to identify the extent and nature of existing design patterns within and around the study area.
• The analysis also presents a set of design principles and summarizes opportunities and constraints related to the area’s design qualities.
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Surroundings
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North
East
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Surroundings
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South
West
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
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Structure• Rectangular traditional
London street grid pattern to the east, west and south
• Loop model to the north of Fanshawe College
• Connection points to the adjacent grid pattern.
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
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Structure
London GridEarly-Mid 20th Century
Loops & Cul-de-sacsMid-Late 20th Century
New Urbanism / Modified GridLate 20th Century - Present
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Study Area
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Urban Design Analysis: Urban Design Analysis: Study AreaStudy Area
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Structure
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Streets/Paths
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Allée Connectivity
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Landscape
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Landscape
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Landmarks
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AlléeInfirmaryStable
Recreation Hall
Chapel of Hope
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Nodes
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DND Warehouse Salvation Army
Hospital FacilityUtilities Cluster
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis: Edges/Barriers
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CP Rail Line Overpass Industrial / Spur Line
Arterial Roads
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis
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Viewsheds & Landmarks
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Urban Design Analysis
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Nodes, Barriers & Connectivity
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Servicing Reports - Water• The site elevations are lower than 273 m elevation therefore
the site will be serviced by the low level water system.• Existing 300 mm watermain on Oxford St., 400 mm
watermain on Highbury Ave., 450 mm and 300 mm watermains on Dundas St.
• Servicing strategy would be to connect to the boundary watermains coincident with proposed street connections.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Servicing Reports – Sanitary• Total developable acreage of 53.2 ha.• Potential population between 6300 to 8900 persons.• Flows discharge to existing sewers on Dundas Street and to
the Vauxhall PCP.• Concurrent studies by the City on downstream sewers and
Vauxhall PCP.• Future upgrade at Vauxhall required to manage flows.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Servicing Reports - Stormwater• Existing flows discharge the western portion of the site to
existing sewers on Highbury • Existing flows discharge the eastern and central portion of
the site to a sewer crossing CN and CP rail tracks and discharging to Pottersburg Creek.
• Stormwater management strategy is to limit flows to pre-development levels using storage and treatment.
• Existing low lying area at SE corner of site could be used for stormwater management pond or pond could be used to buffer development from rail lines.
• Servicing strategy will be developed in accordance with Municipal Class EA.
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LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Drainage Conditions
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
UTRCA, 2007
George K. Peck (MNR, 2010)
Willow Swamp Thicket
Cultural Landscape
Natural Heritage Study
Pottersburg Creek
Chimney Swift
Grand Allée
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Noise and Vibration Report• Sources of noise include:
– Road traffic along Highbury Avenue, Oxford and Dundas Streets– Rail Traffic along CPR and CNR rail lines
• Study recommends more detailed noise assessments done once specific development proposals or plans of subdivision are proposed.
• Sources of vibration are from the two rail lines that traverse the Study Area– CPR vibration levels not of concern with no mitigation measures
recommended. – CNR levels are at or below recommended criteria with minimal
mitigation measures recommended.
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Preliminary Transportation Study• Most intersections in the study area are operating within
acceptable levels of service, but some intersections are operating at capacity:–Oxford/Adelaide–Dundas/Hale –Dundas/ClarkeIt is likely these intersections will require upgrading determined by eventual population growth
• The subject lands are currently well serviced by transit, walking and cycling facilities.
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Designated Heritage Buildings
Horse Stable (1894)
Infirmary (1902)
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Designated Heritage Buildings
Chapel of Hope (1884)
Assembly Hall (1920)
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
• The entire site is considered to be a ‘Cultural Heritage Landscape’ of Provincial Significance– Elements include remnants of
the ornamental gardens and working farm, which shows how natural surroundings and physical labour were considered elements of a patient’s treatment.
A Cultural Heritage Landscape
Avenue of Trees (1900)
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Heritage Report Recommendations• Continued stabilization needed for the roofs of the infirmary and horse stable.• Infirmary’s interior condition is deteriorating due to vandalism and water
damage.• Exterior of stable to be restored, but interior is an adaptive reuse candidate.• Recreation hall in good condition but will likely need barrier-free alterations.• The search for adaptive reuse opportunities for the smaller outbuildings is
encouraged.• New developments on site should have a sympathetic architectural vocabulary
to the existing buildings.• Avenue of trees to be preserved as it is without equal in North America.• Consideration to be given for a visual link between the infirmary and horse
stable.
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Opportunities & Constraints Plan
• Provides a consolidated summary of opportunities and constraints as drawn from the various background studies and input received from the public and key stakeholders.
• Some features present both opportunities and constraints to redevelopment such as designated heritage buildings and environmental features.
• This summary will assist in providing a framework through which alternative land use concepts will be developed.
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Opportunities & Constraints Plan
Opportunities:
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Opportunities & Constraints Plan
Constraints:
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Next Meeting: June 29• Discuss Urban Design Strategies• Examine Land Use Concepts• Public Meeting for Class EA Undertakings
LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3
Thank you for your attendance
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