Welcome WINSTON GROUP. Welcome to our public exhibition on the Winston Group s proposals to redevelop 110 Walm Lane, Willesden Green.
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1 Welcome Our proposed scheme (image for illustrative purposes only) Welcome to our public exhibition on the Winston Group s proposals to redevelop 110 Walm Lane, Willesden Green. The purpose of our exhibition is to show the community our proposals for this high-quality development which includes a new pub with function room, 48 new homes and outdoor space. The development would reprovide the Queensbury pub. The development will go some way towards delivering the 1,525 homes per annum that the London Borough of Brent must build to meet local need. Our exhibition provides an opportunity for you to talk to the team, ask any questions you might have and give us your feedback on our plans. GML Architects The Winston Group has engaged GML Architects to lead the design of the development; the practice is based in central London and was established in GML works with developers, land owners and local authorities to identify and design positive opportunities for urban regeneration. GML s approach is based around finding solutions that are appropriate to the local environment to achieve site-specific buildings and spaces. The practice has advised the GLA on achieving lifetime homes standards within high density developments. We are confident that GML s bespoke design for 110 Walm Lane will be a proud addition to the Winston Group s significant portfolio of award winning projects, delivering a building that seamlessly enhances its surroundings and community. The feedback we receive will be used to help inform the project team and help mould the proposal before any application is submitted to the London Borough of Brent.
2 Our site Site Our location propose Our proposed site Site location The site is located at 110 Walm Lane at the hinge point of the Mapesbury and Willesden Green conservation areas and is diagonally opposite the Grade II listed Willesden Green underground station. The 0.2-hectare site currently houses the Queensbury pub at the front and the remaining area to the side and rear is undeveloped, comprising surface car parking. The site is bounded by a railway cutting to the south and the railway line is serviced by the Jubilee Line into London. The previous scheme History The existing building was built in 1893 as a doctor s surgery with residential accommodation above. The building has undergone many alterations and changes of use over the years and in 2001 part of the building was converted into a café/bar, which is now the Queensbury pub. The site was subject to an ambitious planning application for a ten storey scheme with 53 flats. The proposals were refused planning permission in March A subsequent appeal was also dismissed due to concerns about the height, scale, massing and density of the development. Our new plans address these concerns. The height of the development has been significantly reduced to six storeys and now lines up with the surrounding developments. Space has been provided for an upgraded Queensbury pub with function room and the number of homes has been reduced with safe landscaped communal amenity space to the rear.
3 Public house and function room Ground floor plan Public house We want to create a development that would continue to be used and enjoyed by the whole community. Our plans provide for a new pub, after the Queensbury pub was identified as an asset of community value by the London Borough of Brent in December We are keen to protect the pub in recognition of its value to the local community. The design would retain the character and soul of the original pub and it would occupy a prominent position across the front of the development. A canopy would extend out to provide separation to the flats above and provide an opportunity for a pleasant external covered seating area. Function room community use The plans also provide for a function room that would be attached to the pub for the local community to use. The position of the function room at the corner of the building allows for a separate entry from the front and opportunity to open out onto an external garden area, separate and private from the front. The flexible design allows both community spaces to be brought together, when required, to provide a single larger space that can be shared. In addition, our plans include accessible amenity space such as a play area at the rear contributing to improved health and wellbeing.
4 Our proposals new homes The plans provide for the creation of 48 new homes offering a mix of high-quality 1, 2 and 3-bedroom homes, each designed to provide its residents with a good amount of internal and external space. 30% of the new accommodation will be Affordable and over 25% family housing (3 bedrooms). The development would be laid out as two blocks. The building to the front would be six storeys and would contain the pub and function room on the ground floor. The building to the rear, facing the courtyard would be five storeys and would contain the affordable housing. The layout has been designed to ensure maximum separation from adjoining residents whilst the internal layout has been designed to maximise natural light. In addition to providing new homes and community spaces this project would pay more than 1 million to the development of local infrastructure projects in the London Borough of Brent, via the Community Infrastructure Levy (CIL). The infrastructure projects include roads, health, education and community facilities and open spaces. The priority projects would be decided by local politicians in consultation with their communities but would include public transport improvements.
5 Design View from north along Walm Lane (image for illustrative purposes only) The design of the building draws inspiration from the surrounding Mapesbury and Willesden Green conservation area in terms of material approach with red brick and white stone detail contrasts. The front elevation includes a series of projecting bays with an angled geometry that reflects the canted bay windows to properties prevalent in the area as well as reflecting the angled geometry at the entry to the site from the station approach, and leading the eye to the station when approaching from the north. The angled geometry is carried further into the design with angled brick reveals where the building meets 112 Walm Lane and where the building frontage returns to the side elevation. The principal feature of the building return is a gable end with syncopated fenestration that acknowledges end of terrace gables within the area. A gap in the massing distinguishes the frontage building from the rear to reflect the two different relations these have one to the street and the other looking over the railway. The building height and front are set back from the street and align with 112 Walm Lane this creates a large landscaped area with an entrance to the residential accommodation separated from the area to the front of the pub. The plans consider residents enjoyment of outdoor space by providing a landscaped courtyard, balconies and communal spaces. The design also prevents any infringement on neighbours light, views and privacy. The amount of private and communal amenity contributes to the achievement of sustainable communities and improved health and wellbeing. The design team will ensure the development would have a high energy performance and include energy efficiency measures to optimise daylight, for example, and sanitaryware that minimises water consumption. Mapesbury and Willesden Green Conservation area examples
6 Transport and parking The site benefits from London s highest category of public transport accessibility. It is an easy place to live, use and visit using sustainable travel methods. The site is located directly opposite Willesden Green Underground Station, which is served by the London Underground and offers a direct service into London via the Jubilee Line. There are also a significant number of local bus services that stop adjacent to the site, providing direct connections to Brent Cross, Acton, Hammersmith and Shepherds Bush. The developer is offering a Section 106 obligation preventing the residents of the development from securing a residents parking permit. The development location prevents the need for car ownership but does include secure bike storage for residents.
7 Construction timetable Timeline Previous Previous scheme Appeal dismissed. Submission of Application Construction Construction scheme refused by Comments taken on new planning determined by begins work submitted Brent Planning board to produce application Brent Planning late 2018 completed Committee revised scheme autumn 2017 Committee Construction Subject to the outcome of our public consultation we hope to submit a planning application. If this application is successful we will begin construction in late The construction will then take 18 months. Throughout the construction process we will continue to engage with local residents and will work to ensure that any disruption is kept to a minimum. If you are a member of a local group or a resident with a particular interest in our proposals regarding Walm Lane, please contact us and we would be happy to answer any questions.
8 Next steps View from south along Walm Lane (image for illustrative purposes only) Thank you for attending our exhibition. If you have any questions or would like any more information, please ask a member of our team, who will be delighted to help. Having viewed our plans for the site, we would be delighted to hear your views. Please fill out one of our feedback forms, and either return it via the ballot box or by using one of our preaddressed Freepost envelopes. We hope to submit a planning application to the London Borough of Brent in the coming months. Your feedback will be reviewed before any planning application is submitted. Contact us Please feel free to get in touch with our team at any time. Post: The Queensbury Consultation Freepost RRTG-GGZK-ESHH Old Street London EC1V 9AB jwright@quatro-pr.co.uk Telephone:
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