LONDON PSYCHIATRIC HOSPITAL AREA PLAN PUBLIC MEETING … · LONDON PSYCHIATRIC HOSPITAL AREA PLAN PUBLIC MEETING No. 3 Visioning Exercise Summary VISION: “The redevelopment of the

LONDON PSYCHIATRIC HOSPITAL AREA PLANPUBLIC MEETING No. 3

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Purpose of Meeting

• Review Community Visioning Session• Review Background Study Findings• Review Opportunities and Constraints for

Study Area

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Study Area encompasses lands outlined in red:

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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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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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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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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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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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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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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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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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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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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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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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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.


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.


Urban Design Analysis: Surroundings

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North

East


Urban Design Analysis: Surroundings

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South

West


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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.


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Structure

London GridEarly-Mid 20th Century

Loops & Cul-de-sacsMid-Late 20th Century

New Urbanism / Modified GridLate 20th Century - Present


Urban Design Analysis: Study Area

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Urban Design Analysis: Urban Design Analysis: Study AreaStudy Area


Urban Design Analysis: Structure

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Urban Design Analysis: Streets/Paths

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Allée Connectivity


Urban Design Analysis: Landscape

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Urban Design Analysis: Landscape

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Urban Design Analysis: Landmarks

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AlléeInfirmaryStable

Recreation Hall

Chapel of Hope


Urban Design Analysis: Nodes

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DND Warehouse Salvation Army

Hospital FacilityUtilities Cluster


Urban Design Analysis: Edges/Barriers

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CP Rail Line Overpass Industrial / Spur Line

Arterial Roads



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Viewsheds & Landmarks



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Nodes, Barriers & Connectivity


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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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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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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Drainage Conditions


UTRCA, 2007

George K. Peck (MNR, 2010)

Willow Swamp Thicket

Cultural Landscape

Natural Heritage Study

Pottersburg Creek

Chimney Swift

Grand Allée


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.


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.


Designated Heritage Buildings

Horse Stable (1894)

Infirmary (1902)


Designated Heritage Buildings

Chapel of Hope (1884)

Assembly Hall (1920)


• 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)


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.


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.



Opportunities:



Constraints:


Next Meeting: June 29• Discuss Urban Design Strategies• Examine Land Use Concepts• Public Meeting for Class EA Undertakings


Thank you for your attendance

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Documents

LONDON PSYCHIATRIC HOSPITAL AREA PLAN PUBLIC MEETING … · LONDON PSYCHIATRIC HOSPITAL AREA PLAN PUBLIC MEETING No. 3 Visioning Exercise Summary VISION: “The redevelopment of the