285 a cons 01 workshop 01 density

The Fenwick EstateWorkshop 1: Density 26 November 2015

The Housing Need in London

London’s population has grown every year since 1988. It is anticipated that London’s population will rise from 8.2 million in 2011 to 9.2 million in 2021 (an 11% increase)

In view of this population increase the Mayor has committed to building at least an annual average of 42,000 net additional homes across London every year

This results in local boroughs needing to provide more housing to meet the Mayors targets, optimising the density of any residential development

Annual Average Housing Supply Monitoring Targets 2015 - 2025. Extract from The London Plan

What does density mean?

Density is the number of homes in a given land area and is calculated by either the number of dwellings or the number of habitable rooms

The London Plan sets out the Mayor’s aims for meeting the housing demand across London over the next 20-25 years

The London Plan is used to generate a range for proposed density of new developments

Population density

Density

Number of dwellings per hectare An average number of dwellings on 10,000 square meters

of the site

Number of habitable rooms per hectareAn average number of habitable rooms on 10,000 square

meters of the site

Habitable rooms Any room used or intended to be used for sleeping,

cooking, living or eating purposes.Excludes bath / toilet facilities, service rooms, corridors,

laundries, hallways, utility rooms

How do we calculate density?

Density is calculated using THREE factors:

Site area The area within the site boundary and is measured in hectares

PTAL (Public Transport Access Level)A measure of the accessibility of a particular location to the public transport network

Location SettingThe London Plan divides locations into three settings: Central, Urban and Suburban

CentralDense development, different uses, large building footprints and typically four to six storeys, 800 metres walking distance from an international, metropolitan or major town centre.

Urban Predominantly dense development, for example, terraced houses and mansion blocks, different uses, medium building footprints and typically two to four storeys, 800 metres walking distance from a district centre or, along main arterial routes.

Suburban Predominantly lower density development, for example, detached and semi-detached houses, predominantly residential, small building footprints and typically two to three storeys.

‘Taking into account local context and character, the design principles and public transport

capacity, a development should optimise housing output for different types of location within the

relevant density range shown in the table above.’

The table below is a density matrix taken from The London Plan and is used to generate a range for proposed density on new developements

Table and text taken from The London Plan

Why do we calculate density?

Density calculations...

Help the GLA and boroughs identify and deliver sources of new housing to meet strategic and local demand / need

Inform estimates of likely future population changes and demand for school places, health services etc

Help landowners and prospective developers identify development potential and undertake initial land valuations

What can density look like?

Courtyard6 - 8 storeys

Terrace2 - 4 storeys

Medium rise8 - 10 storeys

High rise10+ storeys

Different approaches to density Same density per hectare shown

100m100m

London Borough of Lambeth

Lambeth, like the rest of London, is facing a mayor housing crisis

Currently there are not enough homes to meet the need of people in the borough and so the Mayor has set a minimum target of 15,594 new homes in Lambeth over the next 10 years

This equates to a minimum of 1,559 new homes every year

There are 21,000 people on the housing register and prices of homes to rent and buy are rising beyond the reach of many local people

Aerial view showing London Borough of Lambeth estates

Fenwick Estate

Local estates

Aerial view showing extent of Lambeth estates

1 Fenwick Estate

2 Clapham Road Estate

3 Gauden Estate

4 Rusper Court Estate

5 Grantham Road Estate

6 Waltham Estate

7 Edmundsbury Court Estate

8 Brighton Terrace Estate

9 Solon Estate

10 Bowlands Road Estate

11 William Bonney Estate

12 Nelson Row Estate

13 Carfax Estate

14 St Alfonsus Estate

15 Notre Dame Estate

16 Clapham Manor Estate

17 Larkhall Estate

18 Springfield Estate

19 Gaskell Street Estate

20 Rushcroft Road Estate

21 Arlington Lodge Estate

22 Bonham Estate

23 Blenheim Gardens Estate

24 St Matthews Estate

25 Brockwell Park Estate

26 Railton Road Estate

27 Southwyck House Estate

28 Canterbury Gardens Estate

29 Wiltshire Road Estate

30 Angel Park Gardens Estate

31 Loughborough Estate

32 Hertford Estate

33 Angell Town Estate

34 Myatts Field South Estate

35 Paulet Road Estate

36 Lilford Estate

37 Cormont Road Estate

38 Lothian Estate

39 Myatts Field North Estate

40 Cowley Estate

41 Caldwell Gardens Estate

42 Mursell Estate

43 Spurgeon Estate

44 Westbury Estate

45 Heath Road Estate

46 Willard Estate

47 Cedars Estate

48 Macaulay Estate

49 Clarence Estate

50 James Hayward Estate

51 Bonneville / Deauville Estate

52 Oaklands Estate

53 Poynders Gardens Estate

54 Weir Estate

55 Sinclair Estate

56 Saxby Road Estate

57 Dumbarton Court Estate

58 Roupell Park Estate

59 Hyperion House Estate

60 Renton Close Estate

61 Tulse Hill Estate

62 Cressingham Gardens Estate

63 Meath Estate

64 Hurst Street Estate

65 Lairdale Estate

Lambeth estates regenerated

Lambeth estates to be regenerated

Towards Central Hill Estate

1

9

23

1011

12

13

14

7

8

21

4

20

6

19

18

1744

16

48

47

45

46

22

23

49

50

52

51

54

53

55

56

57

58

59

60

61

62

63 64

25

24

26

27

28

2931

30

32

36

33

3435

37

38

39

40

41

4243

5

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65

Towards Knight’s Walk Estate

& South Lambeth EstateTowards Vauxhall Nine Elms Estate

Why the Fenwick Estate?

Three principles taken from the Cabinet Strategic Delivery Approach for Lambeth

‘To focus on those housing estates where the costs of delivering the Lambeth Housing Standard are prohibitive

and / or

Where residents and the Council have identified that the Lambeth Housing Standard works in themselves will neither address the fundamental condition of the properties nor address many of the wider social and

economic issues experienced by residents

and / or

To focus on those estates where the wider benefits arising from regeneration justify the intervention’

Extract taken from: Lambeth Estate Regeneration Programme Strategic Delivery Approach

The Fenwick Estate & Willington Road

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17.99

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LB

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ARISTOTLE

18

97

118

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Court

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FERNDALE ROAD

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Kendoa Road

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Lambeth

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Landor Road

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Reay House

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Collcutt

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House

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Fenwick Place

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Cottage Grove

Willington

Road

Willington

Road

Willington

Road

Landor Road

Landor Road

REVISION DATE DRAWN BY SCALE

CHECKED BY PROJECT NUMBER

STATUS

DRAWING NUMBER

TITLE

PROJECT

NOTES

CLIENT

KEYPLAN

REVISION

APPLICATION BOUNDARY

DO NOT SCALE FROM THIS DRAWING.

THIS DRAWING IS BASED ON DIMENSIONAL SURVEY INFORMATION PROVIDED BYOTHERS. THE ARCHITECT CANNOT ACCEPT RESPONSIBILITY FOR THE ACCURACY OFTHIS SURVEY INFORMATION.

ALL DIMENSIONS ARE SHOWN IN METRIC.

THIS DRAWING REMAINS THE COPYRIGHT OF KARAKUSEVIC CARSON ARCHITECTS.

Rev Reason for Issue Date

The Gymnasium,56 Kingsway PlaceSans WalkLondon EC1R 0LU

[email protected] | 0207 566 6300

FIRST ISSUED

SMc 285

ES 1:1250 @ A1

PLANNING

285-A-P-000-00

Site Location Plan

Fenwick Estate

TfL

16/09/15

Clapham NorthLambeth

1 : 1250000-00Site Location PlanD-1 0 25 50 100m

Existing site plan

Existing Site

4.9 hectares

431 homes

88 units / hectare

1207 habitable rooms in total

246 habitable rooms / hectare

Existing site plan

Clapham NorthUnderground

Landor Road

Willington R

oad

Cottage Grove

Fenw

ick Pla

ce

Bed

ford R

oad

Tasman R

oad

Cottage Grove

Cottage G

rove

Existing building heights

Site plan showing existing building heights

7 Storeys

Key

6 Storeys

5 Storeys

4 Storeys

3 Storeys

2 Storeys

1 Storeys

Fenwick Estate & Willington Road density calculation

The Fenwick Estate calculation is based on: PTAL 4-6, an average of 2.8 habitable rooms / unit and is in an urban setting

200-700 habitable rooms per hectare or 70-260 units per hectare

431 units

88 units / hectare



Existing density The existing density is very low and there is potential for it to increase to help meeting the housing need in Lambeth

The maximum density is based on The London Plan Matrix assuming The London Plan mix unit sizes = 2.8 habitable rooms / unit

The approprite density is not yet known and will be determined during the engagement process

Maximum density

Appropriate density

1274 units

260 units / hectare



?

Fenwick Estate Existing

Relevant project comparisons

Kings Crescent ProposedKings Crescent Existing

Site Area 4.1 hectaresPTAL 4 Units 276 units 67 units / hectareHabitable Rooms 2.9 habitable rooms / unit 773 habitable rooms in total 267 habitable rooms / hectare


Site boundary Existing buildings Proposed buildings

The Colville Estate ProposedThe Colville Estate Existing

Site Area 4.8 hectaresPTAL 3/4 Units 523 units 109 units / hectareHabitable Rooms 3.4 habitable rooms / unit 1778 habitable rooms in total 370 habitable rooms / hectare

Site Area 4.8 hectaresPTAL 3/4 Units 925 units 192 units / hectareHabitable Rooms 3.4 habitable rooms / unit 3178 habitable rooms in total 662 habitable rooms / hectare


The Bacton Estate - Phase 1 ProposedThe Bacton Estate - Phase 1 Existing

Site Area 1.9 hectaresPTAL 3 Units 190 units (approx) 100 units / hectareHabitable Rooms 3.4 habitable rooms / unit 643 habitable rooms in total 338 habitable rooms / hectare

Site Area 1.9 hectaresPTAL 3 Units 290 units (approx) 153 units / hectareHabitable Rooms 3.4 habitable rooms / unit 993 habitable rooms in total 523 habitable rooms / hectare


Claredale Street ProposedClaredale Street Existing

Site Area 0.38 hectaresPTAL 6 Units 54 units 142 units / hectareHabitable Rooms 5 habitable rooms / unit 270 habitable rooms in total 710 habitable rooms / hectare



Any questions?

Dwelling comparison study

1-bed 1 person studio Existing

1-bed 1 person studio Proposed

Fenwick Place

1-bed 1 person studio

Floor Area: 31sqm/334sqft

Garden: 46sqm/494sqft

London Plan (LHDG)

1-bed 1 person studio

Floor Area: 42sqm/452sqft (37sqm/398sqft min.)

Balcony: 4sqm/43sqft (4sqm/43sqft min.)

The London Plan guaranteed minimum areas for 1B 1P:

Kitchen/Dining 9.4sqm/101sqftLiving 12.0sqm/129sqftSingle bedroom 8.0sqm/86sqftShower room 3.6sqm/39sqftStorage 1.0sqm/11sqftOutdoor space 4.0sqm/43sqft

1-bed 2 people flat Existing

1-bed 2 people flat Proposed

Fenwick Place

1-bed 2 people flat


Balcony: 4sqm/43sqft

London Plan (LHDG)

1-bed 2 people flat


Balcony: 8sqm/86sqft (5sqm/54sqft min.)


Kitchen/Dining 10.4sqm/112sqftLiving 13.0sqm/140sqftDouble bedroom 12.0sqm/129sqftBathroom 4.4sqm/47sqftStorage 1.5sqm/16sqftOutdoor space 5.0sqm/54sqft

2-bed 4 people duplex Existing

Willington Road

2-bed 4 people duplex


Balcony: 4sqm/43sqft

London Plan (LHDG)

2-bed 4 people duplex


Terrace: 14sqm/151sqft (7sqm/75sqft min.)

2-bed 4 people duplex Proposed


Kitchen/Dining 12.0sqm/129sqftLiving 14.8sqm/159sqftDouble bedroom 12.0sqm/129sqftTwin bedroom 12.0sqm/129sqftBathroom 4.4sqm47sqftGround floor WC 2.7sqm/29sqftStorage 2.5sqm/27sqftOutdoor space 7.0sqm/75sqft

3-bed 5 people maisonette Existing

Willington Road

3-bed 5 people maisonette


Rear Garden: 45sqm/484sqft


Kitchen/Dining 12.8sqm/138sqftLiving 16.0sqm/172sqftDouble bedroom 12.0sqm/129sqftTwin bedroom 12.0sqm/129sqftSingle bedroom 8.0sqm/86sqftBathroom + WC 6.8sqm/73sqftGround floor WC/shower 3.6sqm/39sqftStorage 3.0sqm/32sqftOutdoor space 8.0sqm/86sqft

London Plan (LHDG)

3-bed 5 people maisonette


Outdoor Amenity: 46sqm/495sqft (8sqm/86sqft min.)

3-bed 5 people maisonette Proposed

4-bed 6 people house Existing 4-bed 6 people house Proposed

Cottage Grove

4-bed 6 people house


Garden: 65sqm/699sqft

London Plan (LHDG)

4-bed 6 people house


Outdoor Amenity: 41sqm/441sqft (30sqm/323sqft min.)


Kitchen/Dining 14.4sqm/155sqftLiving 17.0sqm/183sqftDouble bedroom 12.0sqm/129sqftTwin bedroom 12.0sqm/129sqft2 Single bedrooms 16.0sqm/172sqftBathroom + WC 6.8sqm/73sqftGround floor WC/shower 3.6sqm/39sqftStorage 3.5sqm/38sqftOutdoor space 30.0sqm/323sqft

Summary

Density is the number of homes in a given land area and is calculated by either the number of dwellings or the number of habitable rooms

Lambeth has a minimum target of 15,594 new homes over the next 10 years, which is 1,559 new homes every year

There are 21,000 people on the housing register and prices of homes to rent and buy are rising beyond the reach of many local people

The existing estate is low density and has been identified for regeneration, which will look to increase density on the Fenwick Estate

New dwellings will be bigger, warmer and quieter than existing dwellings

Documents

285 a cons 01 workshop 01 density