Avonmore Primary School Public Consultation Presentation€¦ · face-to-face this presentation will give you an opportunity to view the emerging proposals for a high-quality new

Avonmore Primary School

Public Consultation Presentation

2 // BPTW // Avonmore School

Welcome

IntroductionWelcome to Hammersmith & Fulham Council’s public consultation for the redevelopment of Avonmore Primary School. In line with current government advice on social distancing to reduce the spread of coronavirus we are conducting this consultation virtually. Whilst we can’t meet face-to-face this presentation will give you an opportunity to view the emerging proposals for a high-quality new school, community facilities and housing on the current Avonmore School site.

What’s happened so far?We have maintained a close dialogue with the school leadership team and governors. As these parties know what they need from their new school the best.

We met with parents and local residents at our first drop-in exhibition in January 2020. This provided an opportunity to see our initial analysis for the site, meet the design team and share your thoughts on the proposal.

Since then we have taken your feedback on board and progressed with more detailed designs which we are excited to now share with you.

Main School Entrance

Alternative School EntranceMarcus Garvey Park

St James School

Kensington Olympia

St James School

Kensington High Street

Marcus Garvey Park

Earsby Street

Lisgar Terrace

Avonmore Road

North End Road

Kensington Olympia

Primary Vehicular Route

Secondary Vehicular Route

Key

Existing Site Plan

3 // BPTW // Avonmore School //

Community Schools Programme

What is it?

The Council’s new Community Schools Programme presents a unique opportunity to regenerate and improve the current school facilities for the benefit of the borough’s children. As we outlined at the previous exhibition, delivery of housing on the site is essential to fund and deliver a new school and community space. We believe that a vibrant new mixed-use development can be created here that will fulfil the vision of the Community Schools Programme, which is to:

> Improve educational outcomes> Support thriving communities > Help to meet the funding challenges facing our school community > Deliver affordable housing

50% affordable housing target

New homes in the London Borough of

Hammersmith & Fulham

A new mixed-use development fitting

within the local character

Provides a shared community space while allowing

independence between the school use and the residents

on site

Financial contributions towards local and

strategic infrastructure

The residential element finances a new school

Residential accommodation within 5 mins walking distance from main bus and tube lines

Project Benefits

A new vibrant school fit for the 21st century


Heritage

Historic LayoutThe emerging designs have been informed by the historic evolution of the site and the surrounding area. As shown in these historic maps there has been a school in the centre of the site since the early 20th century although the original building was destroyed and rebuilt following World War II.

The map from 1916 also shows a residential block on the area which is currently occupied by the main school playground.

The proposed layout will seek to respond to this historic site arrangement. It will also look to better integrate with the surrounding mansion-blocks as the current school building does not respond to this type of architecture.

Historic Map 1 - 1869

Historic Map 2 - 1895

Gordon Cottage

Gordon Cottage is identified as a locally listed ‘Building of Merit’ (see Historic Map 2). It was previously part of a terrace of houses, however over time these other houses were demolished and Gordon Cottage now stands alone.

Whilst the cottage is currently being used by the school, the space does not suit their needs and there remain no original features internally. We recognise that a number of local residents feel the cottage is valuable, but note it is no longer fit for purpose nor is it in keeping with the character of the surrounding mansion blocks. Therefore the decision has been carefully taken to demolish the cottage, in order to allow a new fit for purpose and characterful building to take its place.

Site Photograph - 1928


Site Zoning - Previous Exhibition

Your Feedback

We asked for your feedback on the potential strategy for a separate school and residential buildings. The majority of respondents agreed that this was a good approach for the site and would also allow for more secure playground space to be provided.

Zoning diagram from the last exhibition

Previous Proposals

At the last exhibition we showed you a diagram of how the site could be zoned between the school and residential uses. This plan had the school in the centre of the site and two separate residential buildings either side.

This option took inspiration from the historic layout of the site dating back to the early 20th century.


Proposed Site Layout

Block A

Block B

School

Proposed Site Layout Strengths> School remains in the centre in recognition of its community significance

> Reinstates the historic layout pattern

> Allows for a relationship between the school and Marcus Garvey Park.

> Provides a good amount of useable playground space

> Retains a number of the existing high-quality trees

> Repairs the street scene and creates strong edges by placing the new residential blocks at both ends of the street.

Residential

Key

School School main frontage

Residential Primary frontage

Residential Secondary

frontage

Proposed site layout diagram

Preferred Strategy

As a result of the positive feedback from the previous exhibition, the site layout has been progressed to keep the school in the centre of the site with two residential blocks either side.

This layout does not retain Gordon Cottage however the design team consider there is a positive opportunity to create a high-quality new residential building which responds to the design of the adjacent mansion blocks and responds positively to the existing character. The planning application will contain a full assessment of the heritage significance of this building, and the impact its removal will have on the conservation area the site is located within.


Height and Scale

Your Feedback

At the last exhibition we asked what factors you would like the Council and the architects to consider when developing the design. A number of responses emphasised that the proposed building heights should be carefully considered and be in-keeping with the surrounding area.

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Avonmore Road

Development site oppositePrimary elevation

Primary and secondary elevation

Entrances

4 ST 6 ST 5 ST 3 ST

13 Hammersmith Road (Alborz Restaurant)

Avonmore Mansions

York House Leigh Court Apartments

Block A

Block B

School

8- 10 - 14 Avonmore Road

Development site opposite

The Approach

It is essential that enough housing is built on the site to fund the delivery of the new school. However, the development will be of an exemplary quality and the height, scale and massing will be sensitively designed so it sits comfortably within the existing streetscape which has a height range of 3 – 6 storeys.

The residential buildings will be looking to respond to the scale and character of the mansion blocks. Whilst the school will be a little shorter its design will be vibrant and celebratory. The design of the school and residential will work well together.

Height of Surrounding Buildings

4st

5st

3st 6st

3st

6st

5st

5st

5st5st

3st


Potential Massing Relationship with Avonmore Road

Block B- Avonmore Rd

4 floors + 2 recessed

Block A- Avonmore Rd

4 floors + 2 recessed

6st6st

5st

5st

3st

4st

3st

Urban Design Response

The new buildings have been designed to sit comfortably within the existing street-scene along Avonmore Road. They have taken inspiration from the adjacent mansion blocks and include recessed upper floors with the potential for dormer windows. The proposed maximum height of 6 storeys means the building height is not higher than the surrounding blocks.


Pedestrian Experience

Bin storage

Bike storage

School Residential Units

Plant room

Road

Playground/Park

New School Facilities


Illustrative Diagram of the new Avonmore Primary School

Section through Avonmore Primary School

The new Avonmore Primary School will be a 1-Form Entry school with improved facilities in comparison to the current school building. There will also be a new Nursery with space for up to 26 children.

A V O N

M O

R E R

O A D

Proposed ground floor plan of Avonmore Primary School


Illustrative Proposed Ground Floor Plan

New School Space

> The main visitor entrance will be via Avonmore Road. School pick-up and drop-off will be managed via the playground space to the rear.> Central atrium space which allows for pupil circulation around the school.> School hall at ground floor which can be adapted for a number of uses. > Early years classrooms to the rear with direct access to the playground. > Improved teaching facilities, including a multi-sensory room.> Better staff facilities.


Illustrative New School Atrium

Community Space

> The school hall can be booked out for use by the community outside of school hours.

> There will be other spaces within the school which can be made available for community group meetings, local classes and clubs.

> There will be a small community hub space adjacent to the ground floor entrance.


Illustrative Play Space Strategy

UPPER ROOFLOWER ROOFGROUND FLOOR PLAYGROUND

OUTDOOR CLASSROOM

MARCUS GARVEY PARK

UPPER ROOF - OUTDOOR LEARNING SPACES

LOWER ROOF - PHYSICAL EDUCATION AND GENERAL PLAY

GROUND FLOOR - BALL GAMES AND NATURAL PLAY

Emerging Design Response

Working on the basis of the preferred approach (to have a school in the centre of the site and two residential buildings either side) the project team progressed an initial concept design strategy in Spring 2020.

These initial designs were presented to Hammersmith & Fulham’s Design Review Panel in June 2020 and the feedback from this group of architects and local community group representatives has helped to shape the evolving design.

Design Review Panel Feedback

• We support the reference to the mansion-blocks as these should serve as an inspiration for the proposed design. • The design of the school and the residential buildings needs to become more harmonious and they should share a complementary materials palette and street scale. • The school should be a celebrated part of Avonmore Road, denoting its ongoing importance within this local area.

Your Feedback

We are very keen to get your views on the designs we have been working on and how you feel they have evolved over the past few months.

Avonmore RoadSetting the top floors back responds to the nature of the mansion blocks

VView

The facades are modern but

respond to the traditional

Avonmore Road character

Bricks chosen to complement surrounding mansion blocks

The main scale is set by the 4

storey shoulders of the blocks

We would like to continue developing the proposals

with your comments in mind

Do you have any other comments

for us?

CurrentPrevious




for us?


CurrentPrevious

Avonmore Road

The school and residential proposals positively respond to one another, whilst maintaining

their own identities

VView

The school entrance should be prominent

but welcoming

New landscaping helps to further enhance the

street scene.

(please note the existing trees to the southern end of the site are retained but have been lightened in this

image to enable the facade behind to be seen)


CurrentPrevious

Avonmore Road

V View

The existing trees are retained and

become part of a new small green

on the corner of Avonmore Road

The contrasting top, middle and bottom provides a

vibrancy that responds to the existing properties

Block B (foreground)

responds to the scale

of the terraced houses

as well as its sibling

building Block A




for us?


Main elevation - School / ResidentialMulti-tone red brick

White brickDark grey roof tiles/slates

Ground floor - ResidentialRecessed areas - School

Roof & Dormer - Residential

Indicative Materials

Material Selection Principle

A multi-tone red brick has been selected to respond to the primarily red brick character of Avonmore Road.

A white brick has been used to create a complementary contrast that adds richness to the facades.

A grey roof tile responds to the traditional materials along Avonmore Road and provides further contrast.


New Homes

- The current proposals deliver 91 new homes on the site.

- The target is to provide 50% of these new homes for affordable housing.

- Over 25% of the affordable homes will be family sized (3-bed) accommodation.

- 10% of the total number of new homes will be designed to be wheelchair accessible dwellings.

- Each new home will have access to their own private external balcony.

Project Benefits


> A new community school

which is modern and fit

for purpose

> A new public building

to be shared with the

community

> 50% of all homes to be

affordable

> High-quality, attractive

architecture that enriches

Avonmore Road

> A new active edge to

Marcus Garvey Park

Next Steps


What Happens Next?

Programme

We are looking to submit a planning application in the Autumn.

Before this there will be another opportunity for you to review the final designs before they are submitted at another consultation event in October.

Give us your thoughts

We would love to hear what you think about our emerging design.

Help us to create the best new school and housing by completing our feedback form online and returning via email to [email protected] before the 25th September.

Sept2020

Oct 2020

Summer 2021

Summer 2023

Autumn2020

Construction anticipated to start

Second Public Consultation Target opening of the new Avonmore Primary School

Final Public Consultation

Planning Application Submitted


What Happens to the Children Whilst the New School is Being Built?

What happens to the children while the new school is being built?

We are working with the school to develop a detailed strategy for continuing pupils’ education while the new school is being built.

A suitable site has been identified that is 15 minutes walk from the current school. We are currently finalising the detailed arrangements that will allow Avonmore Primary school to use the site and buildings for as long as they need, during the construction of the new school.

Mund Street Site is within 15 minutes walking from Avonmore School

>

The decant strategy has many positives for the school including:

- Guarantees all children and staff remain on the same site, supporting the sense of community.

- Alleviates the need for using porta-cabins as classrooms or offices.

- Ensures the school has access to enough playground and hall space during the rebuild.

- Means the school has enough space for Nursery and Reception outdoor areas.

- Provides one set base for the whole project. - Supports the efficiency of the building process.

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Documents

Avonmore Primary School Public Consultation Presentation€¦ · face-to-face this presentation will give you an opportunity to view the emerging proposals for a high-quality new