53 59 High Street New Malden - Webinar presentation February 2021 I A3630 - Kingston upon Thames ...
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BACKGROUND’
53 - 59 High Street New Malden
Webinar presentation
© Assael Architecture Ltd 2021 February 2021 I A3630
Introduction © Assael Architecture Ltd 2021
Introduction Welcome 53-59 High Street New Malden © Assael Architecture Ltd 2021
Introduction
Rocco Homes
• Rocco Homes is a privately owned and funded
property development company that has built a
reputation spanning twenty years
• It has delivered over a thousand new homes,
thoughtfully designed, in well-connected and
desirable locations across the South-East of
England
• The ethos underpinning all their developments
is that good design and quality of construction
enhances the lives of their clients and the
surrounding community
Colliers Wood High Street
• Rocco Homes form genuine relationships with
communities and Local Authorities, addressing
their needs in an open, approachable way
Worthing Chapel Road Hove Kingsway
© Assael Architecture Ltd 2021
Introduction
The Team
Client Sustainability engineer
Rocco Homes MES Building Solutions
Architect Environmental consultant
Assael Architecture Redmore Environmental
Planning Consultant Acoustic consultant
Robin MacKenzie Partnership
WSP
M&E consultant
Communications
IWA M&E Consulting Egs
Cascade
Geotechnical consultant
Transport AP Geotechnics
iTransport
Daylight Sunlight
Point 2
Structural engineer
Pringuer-James Consulting
Engineers
© Assael Architecture Ltd 2021
Introduction
Programme & consultation
• Design has been developed to take on board • Ground floor uses have been narrowed to a list of
comments from Pre-app meetings and DRP 6 in consultation with the local community
feedback • Technical elements have been progressed with
• Further consultation with local groups has been daylight, sunlight and overshadowing and respect
undertaken of the energy and noise strategy / air quality
• Flyer has gone out to neighbouring residents to • Target submission date first quarter 2021
ask their views on the proposals Christmas 2020 display
Planning
Pre-app meeting 1 Pre-app Meeting 2 Pre-app Meeting 3 Pre-app meeting 4 submission
DRP Meeting GLA Meeting DRP Meeting
Kingston Council Kingston Council Kingston Council Kingston Council
2021
18 November 2020 January 2021 January 2021
22 October 2020 December 2020 December 2020 January 2021
2020
2021
December
October
November
January
February
Stakeholder Group
Meetings
Meetings with Meetings with
Public Exhibition
Councillors Councillors
9 November - event
4 December 2020
October October
February 4-6 2021
2020 2020
(Dependant on
availability)
© Assael Architecture Ltd 2021
The site © Assael Architecture Ltd 2021
The site
Site photos
1. View of New Malden High Street towards the site 2. View of the site frontage on the High Street 3. View west along Cambridge Road
4
1
5 2 3
Key plan 4. View along Sussex Place to the rear of the site 5. View looking north along the High Street
© Assael Architecture Ltd 2021
The site
Site history
• Tudor Williams came to New Malden from Wales
in 1913
• Began by purchasing a small corner shop which
was down the road
• Initially selling Millinery and Haberdashery
• Business expanded into adjacent properties as
the range of stock broadened
• After 106 years, the Tudor Williams family-run
department store closed in 2019
Mr Tudor Williams Tudor Williams department store, early 20th century
• Sales had declined over time and the store had
become financially unviable
Tudor Williams sculpture
© Assael Architecture Ltd 2021
Key site considerations © Assael Architecture Ltd 2021
Key site considerations
15 minute city vision
People find everything they need in terms of
work, retail and leisure within 15 minutes of
their home.
OAD OAD
R R
D GE D GE
B RI B RI
M M
CA CA
HIG HIG
HS HS
TR TR
EE EE
T T
• Providing new housing in a sustainable location
• New Malden high street is an existing destination for restaurants, eating
out top up shopping and services • A community/retail/ office space on the ground floor where people have
easy access to work, goods and services
• However the high street is generally facing challenges with changes in the
way people shop • Residents will become part of the community and use the amenities on
the high street creating footfall and vibrancy
© Assael Architecture Ltd 2021Figure 2.5 - South West London/Crossrail 2 South Key site considerations
Planning context
The Royal Borough of Kingston has been identified in
the London plan (Direction of Travel document) as
an area capable of accommodating development.
In particular it identified four areas within Kingston
where there is scope for significant change, including
New Malden, which is also identified as having a
‘high residential growth potential’.
As well as having good levels of transport
accessibility, it’s also a great place to live with a
varied high street that has all the amenities you’d
want as a resident.
Excerpt from the local development proposals map RBKT Excerpt from the London Plan
© Assael Architecture Ltd 2021
Kingston OAKey site considerations
Local context
• To the north, the consented Coombe Rd scheme
acts as a catalyst for development clustered
around the station.
• To the south, Cocks Crescent masterplan is S TAT I O N
CO
OK
ideally located to support regeneration of the High S
C
R
St. drawing people through the Town Centre from E
S
C
the station E
N
High Street
T
• The two clusters of development are connected
connection
by the High St.
• Clusters encourage regeneration of the High
Street and the heart of the town centre
Locally listed terraced houses Grade II War memorial Presburg Road conservation The Groves conservation area Cocks Crescent Masterplan
(no.s 40 -64) areaKey site considerations
Key site considerations
3 Adjacent building heights
Locally listed buildings / Grade II Listed war
SUS
memorial SEX
PLA
AD
CE
RO
GE
Party walls 3
ID
BR
M
3
CA
Narrow vehicular access to the rear
LL
CO
A
NTI
W
N 2
Y
UE
RT
SHO
PA
PF 2
Residential fronting busy high street RON
TAG
HIG EA
HS ND
TRE BUI
Overlooking and impact on existing ET LDI
E
N GL
AV
residential INE
S
NG
3
KI
Retain shop frontage and building line
Active ground floor uses to reactivate high
street & respond to local demand
Increase greenery and biodiversity
Consider how the site could fit within the
context of development of the wider urban
block
Key site considerations diagram
© Assael Architecture Ltd 2021Key site considerations
Design principles
• Retail / commercial facade lines through with
existing high street frontages and building line of
lower block lines through with existing homes
adjacent
OAD
R
GE
HI ID
GH
ST BR
RE CAM
ET
© Assael Architecture Ltd 2021Key site considerations
Design principles
• Flexible active uses at ground floor to animate
the streetscape
OAD
R
GE
HI ID
GH
ST BR
RE CAM
ET
© Assael Architecture Ltd 2021Key site considerations
Design principles
• Servicing for the commercial unit and potential
for two accessible parking space off Sussex
Place
OAD
R
GE
HI ID
GH
ST BR
RE CAM
ET
© Assael Architecture Ltd 2021Key site considerations
Design principles
• Horizontal focus at ground floor to respect
the High Street building line. Setback to taller
building to acknowledge this
• Height to create a marker building on the
junction of the High Street and Cambridge Road.
Height steps down to the west to respond to
existing houses
• Street width to Cambridge Road widens OAD
R
GE
supporting positioning of height within the High HI
GH ID
ST BR
Street AM
RE C
ET
© Assael Architecture Ltd 2021Key site considerations
Design principles
• Amenity terraces over small area of commercial
to the rear and to the roof of lower block
OAD
R
GE
HI ID
GH
ST BR
RE CAM
ET
© Assael Architecture Ltd 2021Proposals for 53-59 High Street New Malden © Assael Architecture Ltd 2021
Proposals for 53-59 High Street New Malden
Design development
Pre-application 01 DRP 01 Pre-application 02/03 Pre-application 04
Oct 2020 Nov 2020 Nov 2020 / Jan 2021 Jan 2021
• 13 Storeys / 6 storey shoulder • 13 Storeys / 6 storey shoulder / 3 storey • 10 Storeys / 5 storey shoulder / 3 storey • 9 Storeys / 5 storey shoulder / 1 storey
• 75 homes • 70 homes • 52 homes • 49 homes
• Flexible ground floor use • Lower 3 floors tie into 3 storey High • Consultation has narrowed ground floor • First and second floor set back
• Architectural language & banding tying Street use to 6 options introduced
into the High Street • Taller element set back • Transparent and open ground floor • Materials refined to bed into the High
activating the High Street Street
© Assael Architecture Ltd 2021Proposals for 53-59 High Street New Malden
Ground floor
New Malden High Street
• Proposal for smaller units, tying into the scale of
the neighbouring high street ground floor units
• Main shared entrance forum space connected to
a market style store and smaller flexible units
• The final proposed ground floor use is subject to
the outcome of consultation feedback General notes
All setting out must be checked on site
All levels must be checked on site and refer to
Ordnance Datum Newlyn unless alternative Datum given
All fixings and weatherings must be checked on site
All dimensions must be checked on site
This drawing must not be scaled
This drawing must be read in conjunction with all other
relevant drawings, specification clauses and current design risk
register
This drawing must not be used for land transfer purposes
Calculated areas in accordance with Assael Architecture's
Definition of Areas for Schedule of Areas
This drawing must not be used on site unless issued for
construction
Subject to survey, consultation and approval from all statutory
Authorities
Drawing revision prefix (not applied to sketches):
P =Pre-Contract
C =Contract
© 2020 Assael Architecture Limited
Assael Architecture Limited has prepared this document in
accordance with the instructions of the Client under the agreed
Terms of Appointment. This document is for the sole and specific
use of the Client and Assael Architecture shall not be responsible
for any use of its contents for any purpose other than that for
which it was prepared and provided. Should the Client require to
pass electronic copies of the document to other parties, this
should be for co-ordination purposes only, the whole of the file
should be so copied, but no professional liability or warranty shall
be extended to other parties by Assael Architecture in this
connection without the explicit written agreement thereto by
Assael Architecture Limited.
Drawing notes
Electronic file reference
A3630 New Malden Working
Status R: Revision Date DRN CHK
1 For Information 08/10/2020 AC CJ
2 For Information 06/11/2020 KM CJ
ad
3 For Information 01/12/2020 KM CJ
ge Ro
4 For Information 11/01/2021 KM CJ
5 For Information 20/01/2021 KM CJ
rid
Camb
ential
Purpose of information
Resid by ercial
The purpose of the information on this Planning
drawing is for:
Comm sqm
Information
Lob Comment
39 sq
m 149 All information on this drawing is not for
construction unless it is marked for
construction.
Client approval
Construction
tion
esenta
Bin pr ea
Final Issue
ar
Key
space
Work unge
Sub- and lo m Fire-figh
8 Person
ting lift
/ 630kg
x 1,810 AOV Riser
n 76 sq
Heatingx 500
1,750 500
1.5 sqm
statio
Shaft: x 2,300
x 1,400 x 960
1,100
ler Car:
900 x
2,200 1550
Schind Door: m/s
8 PersonLift or 1.75
1.60
h Speed:
Throug x 1950
1600
Shaft:
m
18 sq Riser
Water 850
x
1175
l Riser
Electricax 500
3500
Client Title Block
Client
Rocco Homes
Project title
A3630 New Malden High Street
ercial Drawing title
Comm sqm
240 LT
BIN
240 LT
BIN
Comm te
Proposed Ground
EURO LT
1100
g 361
BIN
Parkin
Floor Plan
Was
13 sq
EURO LT
ercial
Scale @ A1 size Date
1100
BIN
m
1:100 August '20
EURO LT
1100
Drawing Nº
BIN
NMH-AA-XX-00-DR-A-0001
Revision
R5
Ground floor plan View from the corner of Cambridge Road & the High Street
© Assael Architecture Ltd 2021Proposals for 53-59 High Street New Malden
Ground floor
Cambridge Road
• Locating the residents entrance on Cambridge
road responds to the residential character of
Cambridge Road
• Building line is set back to line through with
existing homes
General notes
All setting out must be checked on site
All levels must be checked on site and refer to
Ordnance Datum Newlyn unless alternative Datum given
All fixings and weatherings must be checked on site
All dimensions must be checked on site
This drawing must not be scaled
This drawing must be read in conjunction with all other
relevant drawings, specification clauses and current design risk
register
This drawing must not be used for land transfer purposes
Calculated areas in accordance with Assael Architecture's
Definition of Areas for Schedule of Areas
This drawing must not be used on site unless issued for
construction
Subject to survey, consultation and approval from all statutory
Authorities
Drawing revision prefix (not applied to sketches):
P =Pre-Contract
C =Contract
© 2020 Assael Architecture Limited
Assael Architecture Limited has prepared this document in
accordance with the instructions of the Client under the agreed
Terms of Appointment. This document is for the sole and specific
use of the Client and Assael Architecture shall not be responsible
for any use of its contents for any purpose other than that for
which it was prepared and provided. Should the Client require to
pass electronic copies of the document to other parties, this
should be for co-ordination purposes only, the whole of the file
should be so copied, but no professional liability or warranty shall
be extended to other parties by Assael Architecture in this
connection without the explicit written agreement thereto by
Assael Architecture Limited.
Drawing notes
Electronic file reference
A3630 New Malden Working
Status R: Revision Date DRN CHK
1 For Information 08/10/2020 AC CJ
2 For Information 06/11/2020 KM CJ
ad
3 For Information 01/12/2020 KM CJ
ge Ro
4 For Information 11/01/2021 KM CJ
5 For Information 20/01/2021 KM CJ
rid
Camb
ential
Purpose of information
Resid by ercial
The purpose of the information on this Planning
drawing is for:
Comm sqm
Information
Lob Comment
39 sq
m 149 All information on this drawing is not for
construction unless it is marked for
construction.
Client approval
Construction
tion
esenta
Bin pr ea
Final Issue
ar
Key
space
Work unge
Sub- and lo m Fire-figh
8 Person
ting lift
/ 630kg
x 1,810 AOV Riser
n 76 sq
Heatingx 500
1,750 500
1.5 sqm
statio
Shaft: x 2,300
x 1,400 x 960
1,100
ler Car:
900 x
2,200 1550
Schind Door: m/s
8 PersonLift or 1.75
1.60
h Speed:
Throug x 1950
1600
Shaft:
m
18 sq Riser
Water 850
x
1175
l Riser
Electricax 500
3500
Client Title Block
Client
Rocco Homes
Project title
A3630 New Malden High Street
ercial Drawing title
Comm sqm
240 LT
BIN
240 LT
BIN
Comm te
Proposed Ground
EURO LT
1100
g 361
BIN
Parkin
Floor Plan
Was
13 sq
workspace
EURO LT
ercial
Scale @ A1 size Date
1100
BIN
m
1:100 August '20
EURO LT
1100
Drawing Nº
BIN
NMH-AA-XX-00-DR-A-0001
Revision
R5
residents entrance
Ground floor plan View from the corner of Cambridge Road
© Assael Architecture Ltd 2021Proposals for 53-59 High Street New Malden
Establishing the ground floor use through consultation
• Celebration of the site’s location and history
• Use of a vacant site to re-activate the high street
• Expand economic opportunities by providing
community focused spaces
• Contributing to a healthy high street in New
Malden
Feedback to date -
1. Artisan bakery or food market
2. Makers space / workspace / independent retailers
Ground floor axo sketch
© Assael Architecture Ltd 2021Proposals for 53-59 High Street New Malden
Housing Quality
Hi
Space standards gh
St
re
• Compliant with London Plan Internal Space et
Standards and Nationally Described Space 2 bed
Standards
• 2.5m clear height in all habitable rooms ad
o
eR
• 10% of dwellings to meet Part M43 and remaining idg 1 bed
br
m 1 bed
90% to meet Part M4(2) Ca
Aspect 2 bed
• No single aspect north facing dwellings
• 80% dual aspect dwellings across scheme
• All family homes (2 and 3 beds) are dual aspect
2 bed
Shared circulation
• Maximum of 8 dwellings are accessed from a single
core
Amenity space
• All dwellings meet London Plan Private Amenity
Space Standards
• Additional amenity area required by LBKT provided
in shared podium garden
• Incidental playspace provided at podium level for
0-5 agesProposals for 53-59 High Street New Malden
Architectural approach
Material tones selected in
response to local material
palette
Stone panels above
A recessed soldier course is and below windows to
featured in reference to the emphasise strong banding
traditional dental brick detail aesthetic
seen along high street
Horizontal stone banding
ties the three building
Setback to first and second forms together and is a key
floor ties into existing characteristic of the high
adjacent buildings street
Final bay sets back in line
with the southern element
Polished pre-cast stone
Strong frame to ground floor frame to shopfronts, with
set forward tying into the bullnose corners providing a
existing horizontal shopfronts robust detail
© Assael Architecture Ltd 2021Proposals for 53-59 High Street New Malden
Materiality & details
A palette of brick and pre-cast in pink and red tones
has been adopted as a contemporary approach to
relate to the existing buildings on the high street.
Strong base Fine details
Proposed material palette
Base
Strong base Finer details to residential
Heavy base to ground the building and assert Lighter finer details to the upper levels respond to
presence on the high street. Ground floor ties the existing elevations on the high street and the
Mid section & crown through with existing high street frontage. delicate banding displayed.
© Assael Architecture Ltd 2021Proposals for 53-59 High Street New Malden Scheme in context View looking north along High Street towards railway station © Assael Architecture Ltd 2021
Proposals for 53-59 High Street New Malden Scheme in context View from Cambridge Road looking east © Assael Architecture Ltd 2021
Public realm & landscaping © Assael Architecture Ltd 2021
Public realm & landscaping
Public realm & paving study
Strategy
• Opportunity to showcase local heritage and the
diversity of New Malden high street referencing
the former Tudor Williams department store
Softscape
• The store sold millinery and haberdashery which
provide interesting palette of patterns such as
sewing techniques, clothing accessories and
fabric patterns
Sewing patterns
• The social heritage of the site is reflected in
the paving and furniture palette using artisan
techniques that print images, text and patterns on
Furniture
masonry
Hardscape
Items commonly linked to Haberdashery
Precedent Images
© Assael Architecture Ltd 2021Public realm & landscaping
Public realm
Precedent images
© Assael Architecture Ltd 2021Public realm & landscaping
Public realm - paving study
19131913 20192019
Tudor
Tudor
Williams
Williams
1913 1913
- -
2019 2019
1913 2019
T u d o r W i l l i a m s 1913 Tudor
Williams
1913
-
2019
1913
-
2019
Precedent images - paving
© Assael Architecture Ltd 2021Public realm & landscaping
Residents’ roof terrace
• Features integrated play elements for children
• Central feature bench doubles as a play element
Roof garden
and seating
• Relaxing picnic table and seating alcoves to the
north
• Lush planting to the perimeter to provide
protection
Playspace
3
5
2
1
6
Planting
4
Precedent images
© Assael Architecture Ltd 2021Public realm & landscaping
Residents’ roof terrace
• Paving tones to tie through with building materials
• Highly planted defensible zones to protect homes
facing the terrace and surrounding gardens
Precedent images
© Assael Architecture Ltd 2021Transport & Infrastructure © Assael Architecture Ltd 2021
Transport & Infrastructure
Strategic connections
• The site is located at the heart of New Malden
town centre, with excellent access to local bus Raynes Park
L K
WA Recreation
and rail services E Ground
UT
IN Raynes
Dickerage M
• New Malden railway station is in Zone 4, with
Lane Park 10 Park
services operating to London Waterloo (peak
service between 730-8am with one train every 5 AL
K
W
minutes) T
E
U
To Kingston
IN
• Seven bus services (plus one night bus) operate New Blagdons
M
Malden Sports Ground
from a number of bus stops within the vicinity of
5
New
Stree
the site
M
t
alde
• New Malden benefits from a well developed local
n Hig
cycle network that is continuing to expand Blagdon Road
Open Space
h
n
Key Berrylands
to
gs
Cromwell
in
-K
Railway stations - one within a five minute walk Avenue Open
A3
Space
Cycleway 31 connects New Malden and Raynes park Green Lane
Recreation
Keyroutes Ground
A3 / Kingston Bypass
Proposed cycleway
Aerial map showing strategic connections
© Assael Architecture Ltd 2021Transport & Infrastructure
Transport & accessibility
Transport for London (TfL) has undertaken extensive Peoples travel habits are changing and shifting • Walking accounts for 80% of all journeys up to 1
research through the Residential Parking Provision towards ‘car free’ lifestyles: mile (National Travel Survey, 2019)
New Development study. It concludes that: • The use of car clubs are increasing to fill the • Research undertaken by the retail sector
• The availability of car parking is a key factor in occasional private vehicle needs – 37% increase forecasts that 40% of all household shopping
peoples decision on where to live, alongside in car club membership across the county in a will be purchased online after the cessation of
access to public transport and distance to work, single year period national restrictions, with the current ratio being
shops, facilities and services 75%.
• There is a strong relationship between public
General notes
This drawing must not be scaled. This drawing must not be used
for land transfer purposes. This drawing must be read in
conjunction with all other relevant drawings, specification clauses
and current design risk register. Areas are measured and
calculated generally in accordance with the Nationally Described
Space Standard and/or RICS Property Management, 2nd Edition
(2018) and have been calculated in metric units. All setting out,
dimensions and levels must be checked on site. Levels refer to
Ordnance Datum Newlyn, unless stated otherwise. This drawing
must not be used on site unless issued for construction. Refer to
transport accessibility and household car
Information Plan for definition of drawing status.
Drawing revision prefix (not applied to sketches) :
P = Pre-Contract
C = Contract
© 2021 Assael Architecture Limited
Assael Architecture Limited has prepared this document in
accordance with the instructions of the Client under the agreed
Terms of Appointment. This document is for the sole and specific
use of the Client and Assael Architecture Limited shall not be
responsible for any use of its contents for any purpose other than
ownership – as accessibility increases car
that for which it was prepared and provided. Should the Client
require to pass electronic copies of the document to other
parties, this should be for co-ordination purposes only, the whole
of the file should be so copied, but no professional liability or
warranty shall be extended to other parties by Assael
Architecture Limited in this connection without the explicit written
agreement thereto by Assael Architecture Limited.
Electronic file reference
NMH-ASA-XX-XX-DR-A-200 (PLANS).vwx
ownership falls
Rev Revision note Date Drawn Check
1 For Information 08/10/2020 AC CJ
2 For Information 06/11/2020 KM CJ
3 For Information 01/12/2020 KM CJ
4 For Information 11/01/2021 KM CJ
5 For Information 20/01/2021 KM CJ
6 For Information 04/02/2021 KM CJ
Tank
Water
3 x 1.5m
EURO LT
1100
RoomWater1.5m
Tank
Tank 500 3 x
BIN
Water 0x4
min. 500
240 LT
BIN
000
BIN
EURO LT 6700x4 m
1100
26.8sq
EURO LT
BIN
te
1100
Was
EURO LT
ential
1100
WIP
BIN
BIN
EURO LT
1100
EURO LT
Resid sqm
1100
EURO LT
1100
BIN
59
BIN
ting lift
Fire-figh
EURO LT
/ 630kg
8 Person
1100
x 1,810 AOV
1,750
Shaft:
x 1,400
x 2,300 1.5 sqm
x 960
BIN
1,100 1550
ler Car:
900 x
2,200
EURO LT
Schind Door: m/s
1100
8 PersonLift or 1.75
1.60
EURO LT
h Speed:
1100
Throug x 1950
BIN
240 LT
BIN
1600
240 LT
Shaft:
BIN
BIN
240 LT
BIN
EURO LT
240 LT
BIN
1100
Bulky
BIN
Waste
EURO LT
1100
Zone
EURO LT
1100
BIN
BIN
l Riser
Electricax 560
3250
1
2
3
4
5
6
Client
Stands
Josta
14 space
s
al
Rocco Homes
Electric
Stands
Intake
Roun
ded A
s Room
kes 10 space
18 sqm
88 Bi m Stands
Project title
Josta
s
81 sq
64 space
A3630 New Malden High Street
Drawing title
Proposed Basement
Floor Plan
Scale @ A1 Issue date
1:100 04/02/2021
Drawing number
NMH-AA-XX-00-DR-A-0000
Proposed status Revision
for Information P6
Basement plan
© Assael Architecture Ltd 2021Next steps © Assael Architecture Ltd 2021
Next steps
Key benefits
• Making good use of a site that is currently
vacant
• Exemplar architecture and public realm
complementing and enhancing the high
street
• 49 new homes contributing to the vibrancy
of the high street and contributing to
Kingston’s increased housing target
• Exciting new active ground floor use
informed by local consultation and
reflecting local need
• Emphasis on green and sustainable travel
including provision of cycle parking
• Positively contribute towards
environmental sustainability and
biodiversity enhancements
• Delivering local jobs throughout the
development lifecycle
© Assael Architecture Ltd 2021Next steps
Thank you for your time
• After the presentation you will be directed
to a questionnaire and we would be
grateful if you could take a few minutes to
provide us with your feedback.
• If you have any questions following
the presentation, please email
community@53-59newmaldenhighst.
co.uk
© Assael Architecture Ltd 2021www.assael.co.uk © Assael Architecture Ltd 2021
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