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1 Welcome Welcome to our exhibition outlining the proposals for the redevelopment of the sites on, known as North Kensington Gate. North Kensington Gate is the name given to the two parcels of land at the eastern boundary of the Old Oak and Park Royal area which are being promoted by Aurora Developments Limited. We are excited to be bringing forward proposals for these sites and are aiming to be one of the first applications in the Old Oak and Park Royal area, which is the largest regeneration site in the UK. This consultation event is being held to provide you with the opportunity to view and comment on the proposals. Your feedback is very important to us. The development team will review all comments to see whether we can incorporate them into the final proposals. Members of the project team are in attendance today to answer any questions you may have. Feedback forms will be available once you have viewed the material on display. Please take the time to provide us with your comments so that the team can ensure that all feedback is properly recorded. Our proposals include: Transformation of this part of which is mindful of the surrounding context and launches a coordinated approach to placemaking; A mix of high quality new homes, including affordable housing, which London desperately needs; New retail and commercial space at street level to provide active frontages on ; Creation of new high quality public realm through a comprehensive approach to landscaping; and A landmark development of the highest standards of design at this important entrance to the Old Oak and Park Royal area.

2 The Sites Aerial view of sites North Kensington Gate is the name given to the two parcels of land located at the eastern boundary of the Old Oak and Park Royal area. The sites are situated on the eastern side of (A219). They form the boundary of the Old Oak and Park Royal area, connecting South Harlesden and North Kensington. The north site comprises the land at 93-97A and marks the junction between and Hythe Road. The site is currently occupied by light industrial units. The south site is comprised of the land at A, which is located at the gateway of the Old Oak and Park Royal area, north of the Mitre Bridge. The site is occupied by light industrial and storage units. The proposals are being promoted by Aurora Developments Limited, who are seeking separate but complementary detailed planning applications for each of the sites. Wormwood Scrubs St Mary s Catholic Cemetery South Site North Site cargiant Proposal sites, east of

3 The Old Oak and Park Royal area Old Oak and Park Royal Development Corporation Boundary Map The North Kensington Gate sites are located at the eastern boundary of the Old Oak and Park Royal area. The Old Oak and Park Royal area is set to be the UK s largest regeneration project and is managed by the Old Oak and Park Royal Development Corporation (OPDC), which came into effect on April 1st New High Speed 2, Crossrail and Overground stations will make Old Oak and Park Royal one of the most connected places in the UK. The OPDC was set up by the Mayor of London to use this opportunity to create a thriving new area in the city; somewhere people will aspire to live, work and play. As the local planning authority for the Old Oak and Park Royal area, the OPDC s vision is to create and deliver homes and jobs to facilitate London s growth and enhance London s competitive position in the global economy. Their mission is to capitalise on the significant HS2 and Crossrail investment at Old Oak Common to drive forward the delivery of high quality homes and jobs to facilitate/ contribute to Londoners and UK growth and global competitiveness. The North Kensington Gate project team has met with the OPDC and the LB Hammersmith and Fulham from an early stage to discuss our proposals. We have been working with the OPDC to ensure that our plans for North Kensington Gate work within the OPDC s Local Plan framework and guidelines for the wider Old Oak and Park Royal area and help to deliver the vision set out in the London Plan and OPDC s Local Plan for 25,500 new homes and 65,000 new jobs. Old Oak and Park Royal Indicative Masterplan Overview

4 Opportunities and Considerations The sites offer an opportunity to deliver residential-led developments that would positively contribute to the new neighbourhood at Scrubs Lane and the wider regeneration of the Old Oak and Park Royal area. The proposals include new homes, high quality commercial/retail space, new open space and improvements to the public realm. In formulating the proposals for both the north and south sites a number of opportunities and considerations have been considered: Activate Street Frontage Create New Public Space Potential pedestrian connection through to cemeteries Improve Setting of Canadian War Memorial Proposed Conservation Area Extension St. Mary s Cemetery Conservation Area Canadian War Memorial Illustrative OPDC Masterplan Illustrative OPDC Masterplan Activate Street Frontage Site Opportunities Create New Public Space Opportunities A landmark building of the highest standards of design at the south site to celebrate the entrance into the Old Oak and Park Royal area High levels of connectivity, situated on one of the major routes through the Old Oak and Park Royal area, with close proximity to existing pedestrian, cycle and bus routes Access to new public transport links, including HS2 and Crossrail Improvements to the setting and potential links to St Mary s Cemetery Significant improvements to the setting of the Canadian War Memorial Improved street frontage along Transformation of this part of using hard and soft landscaping to create a more pleasant and open street for pedestrians Grand Union Canal Paddington Branch Conservation Area Site Considerations Considerations The views and opinions of existing residents and businesses in the area The relationship of the sites to the wider Old Oak and Park Royal area and neighbouring uses Nearby Conservation Areas including St Mary s, Kensal Green Cemetery, Grand Union Canal and the proposed Cumberland Park Factory Existing traffic and rail conditions View from Mitre Bridge View from St Mary s Catholic Cemetery and Canadian War Memorial

5 Proposals North Site St Mary s Cemetery Lobby Potential pedestrian connection St Mary s Cemetery Apartments Residents Terrace Cafe Cycles North Plot - Ground Floor Plan The north site marks the junction of and Hythe Road, one of the key access routes into the centre of the Old Oak and Park Royal area. We propose a single building of varying height. The southern part of the building would be 11 storeys, dropping to 4 storeys with a planted roof terrace at the northern elevation in order to respond to the scale of the proposed Cumberland Park Factory Conservation Area. The proposals are for a residentialled scheme which would provide approximately 48 new homes, including a mix of one, two and three bedroom apartments to provide for a range of housing needs. Additionally, approximately 130m 2 of commercial/retail floor space is proposed at ground floor level, to create an active frontage on Scrubs Lane at this important junction. North Plot - Typical Upper Floor Plan Given the future public transport provision close by, it is proposed that the north site development will be car-free with no parking provided on-site. A safe and secure cycle store for residents will be provided at the ground level with access from the street. We believe the site offers a unique opportunity to create a new pedestrian access to St Mary s Catholic Cemetery which would greatly improve pedestrian connectivity with public transport links. We are in outline discussions with the cemetery authorities regarding this idea. The quantum and form of affordable housing is to be determined subject to viability and discussions with the Planning Authority. Illustrative View - Hythe Road Illustrative View -

6 Proposals South Site Illustrative View - Mitre Bridge The south site effectively marks the southern gateway to the Old Oak and Park Royal area and has been noted in the OPDC Supplementary Planning Guidance as a location suitable for taller buildings. The proposals seek to deliver a landmark development to celebrate the entrance to this new area of London at the meeting of the Grand Union Canal and the Mitre Bridge. Using high quality architecture and taller building height, the proposals would define the entrance into the new neighbourhood and would assist in orientation across both the local and wider area. The scheme includes a mix of building heights in order to create a pleasing streetscape which reflects the design aspirations of the OPDC. The tallest part of the building towards the south of the site is 25 storeys, dropping down to 6 storeys and 8 storeys at the north end. The lower storey heights are topped with planted terraces to provide amenity space for future residents. Illustrative View -

7 Proposals South Site St Mary s Cemetery Cafes/ shops/ offices Cycles Gym Lobbies South Site - Ground Floor Plan The proposals for the south site are for a residential-led scheme which delivers approximately 183 new homes providing a mix of housing including one, two and three bedroom apartments to meet a range of housing needs. The quantum and form of affordable housing is to be determined subject to viability and discussions with the Planning Authority. The proposals include approximately 420m 2 of flexible ground floor commercial/retail space creating an active and engaging frontage on as you enter the regeneration area. The site is proposed to provide 30 car parking spaces for residents (0.2 spaces per home). The car park will be located in the basement of the building and will be accessed by a dedicated vehicle ramp from. A separate safe and secure cycle store for residents will be provided at the ground level with access from the street. Apartments South Site - Typical Lower Floor Plan The building is deliberately set back from the boundary of the site to provide green space for residents amenity and to improve the setting of the Canadian War Memorial and the public realm on Scrubs lane. The addition of street trees on and flexible dual aspect commercial units will add to the character of Scrubs Lane with pedestrians able to view through the units to the garden at the rear of the building. Apartments Residents Pavilion Residents Roof Garden South Site - Upper Floor Plan

8 Design and Materials South Site The building has been designed to use materials sympathetic to the surrounding area, including use of masonry frames to relate to the Portland stone found within St Mary s Catholic Cemetery and profiled metal panels within the taller element of the building to reflect the industrial character of the area immediately south of Mitre Bridge. The building will use a variety of materials and subtle variations to colours to provide an interesting street scene. The lower element of the building will have inset balconies to provide privacy, while the tower element will have projecting corner balconies to provide spectacular 270 degree views of London. South Site - upper block proposed materials Example of local portland stone South Site - lower block proposed materials North Site The building will be brick with precast concrete lintels and deep windows to respond to the character of the adjacent warehouses. The top of the building will be articulated by a colonnade lined terrace. North Site - proposed materials Example of local brick design

9 Townscape View from Canadian War Memorial, existing and proposed Height of the proposals The proposals have been designed to contribute to the wider townscape of this side of the Old Oak and Park Royal area, whilst responding to the setting of the sites. A taller development has been used to deliver the housing and design aspirations in accordance with the objectives of the draft Old Oak and Park Royal Opportunity Area Planning Framework, whilst being mindful of the surrounding context. Although separate applications, the proposals for both sites have been designed to complement each other. A variation in heights across both sites has been designed to provide an interesting and varied streetscape whilst responding to the composition of the buildings when viewed from the nearby designated heritage assets. Design and heritage assets considered include: St Mary s Conservation Area, which includes Grade II Listed mausoleums and monuments; Grand Union Canal Conservation Area; Cumberland Park Factory Conservation Area; and Kensal Green Cemetery Conservation Area, a Grade I Registered Park and Garden which includes the Grade I Listed Anglican Chapel and both Grade II and Grade II* Listed mausoleums and funerary monuments. Canadian War Memorial Detailed consideration has been given to the positioning of the proposed buildings and the provision of open space, particularly at the south site where a linear view exists between a short avenue of trees and the Canadian War Memorial in St Mary s Catholic Cemetery. The design seeks to significantly improve the current setting of the Canadian War Memorial. At present the existing industrial buildings are tight against the boundary with the Cemetery and the Memorial. By moving the building line back from the site boundary, increasing the open space around the Memorial and providing a thicket of trees and planting, the proposals will improve the setting to form a more appropriate natural backdrop. Verified Views North Site Future development by others South Site Future development by others Site elevation

10 Landscaping and Public Realm Landscaping forms a key part of the proposals for both the north and south sites. Using new pedestrian links, public and green spaces, with a mix of soft and hard landscaping, the proposals seek to contribute to the new neighbourhood at and respond to the setting of the cemeteries to the east. The proposals will improve the current streetscape, providing active frontages along through commercial space, new planting and hard landscaping to help build a new neighbourhood. Green space is proposed in locations to improve the setting of the cemetery and the Canadian War Memorial. By moving the building line further away from the site boundary at the south site, the proposals will provide new green space for private amenity use which will include a mix of planting to improve the setting of the Memorial. Landscaped terraces and green roofs are proposed at both sites to provide private amenity space for residents whilst contributing to the overall biodiversity of the sites. Landscaping views of the sites North site - Roof Terrace South Site - Upper Roof Terrace South Site - Lower Roof Terrace

11 Context Old Oak and Park Royal Development Corporation (OPDC) The OPDC is the Mayoral Development Corporation which was established as the lead planning, development and regeneration authority of the Old Oak and Park Royal area. There are a number of development sites and a variety of landowners within the OPDC boundary, who will be bringing forward proposals. OPDC s draft Local Plan for the Old Oak and Park Royal area provides guidelines on planning applications and development within the boundary area. OPDC s Draft Local Plan sets out the vision for the delivery of 25,500 new homes and 65,000 new jobs across the Old Oak and Park Royal area. OPDC is working with developers to ensure that their proposals work within the wider context of the Old Oak and Park Royal area. North Kensington Gate North Kensington Gate is the name given to proposals for the two parcels of land located at the eastern boundary of the Old Oak and Park Royal area. The North Kensington Gate is divided into a north site and south site, and are owned by Aurora Developments Limited who are bringing forward proposals for these sites. The North Kensington Gate project team has met with the OPDC from an early stage to ensure that our plans for North Kensington Gate work within the OPDC s Draft Local Plan framework and guidelines for the wider Old Oak and Park Royal area and help to deliver the vision set out in the London Plan and OPDC s Local Plan for 25,500 new homes and 65,000 new jobs. The North Kensington Gate project team has met with other developers including the owners of the Old Oak Park / Cargiant site to consider how our site fits in with other development proposals. We are anticipating submission of planning applications for the north site and south site to the OPDC in Summer Planning Policy Context Pleasant street, respectful of surrounding heritage asset, high quality public realm Residential-led development, alongside the retained heritage of the former Cumberland Park Factory High levels of overlooking onto the street and active frontages at lower level New and improved connections into Old Oak North, St Mary s Cemetery to Grand Union Canal and Kensal Canalside Opportunities for taller elements on where they achieve highest standards of design and are mindful of the surrounding context Deliver a coordinated approach to place making The Old Oak and Park Royal Opportunity Area Planning Framework (OAPF) November 2015 OPDC Draft Local Plan February 2016

12 Transport and Servicing St Mary s Cemetery Potential pedestrian connection Plant Bin Collection Commercial Cycles Lobby Ramp Bin Store and Collection Cycles Commercial Loading Pad Loading Pad South Site Ground floor plan Transport The sites are located within the Old Oak and Park Royal area, which will be a hub of public transport. The opportunity area presents an exciting prospect as the location where Crossrail meets HS2, and will deliver new transport links including a new London Overground station, new and enhanced bus routes, and cycle improvements. These improvements will greatly enhance the opportunities for future residents to travel directly to a range of local, regional, and national destinations. The Old Oak and Park Royal area is also proposed to accommodate a variety of new facilities and amenities, which will be accessible from the sites by walking and cycling. This in turn would reduce the overall need for future residents to travel outside of the Old Oak and Park Royal area. Both sites will be accessed from Scrubs Lane. This will reduce the existing vehicular access points from Scrubs Lane. The north site will be car free, whilst the south site will have a low level of on-site car parking, in accordance with current and emerging local and regional policy to encourage travel by sustainable means. North Site Ground floor plan This is further promoted by cycle storage facilities proposed at both sites, providing for one bicycle space per bedroom, in line with the aspirations of the London Plan. Both sites will improve pedestrian links and experience on, which is one of the major highway corridors through the opportunity area. The proposals would provide more attractive footways through pavement widening and landscaping. This will assist and facilitate the OPDC s aspirations to ensuring enhanced pedestrian links to the west and into the heart of the opportunity area towards the proposed public transport and other facilities. Servicing The proposals are for both sites to be serviced off of. A loading bay is proposed at both the north site and the south site, in order to bring servicing vehicles (such as refuse lorries) off of the road to minimise disruption to traffic along. Bin storage facilities will be included on the ground floor at the north site and at the basement floor of the south site, which will be brought up to the ground floor on collection days. 30 Spaces 5 Wheelchair Spaces Ramp Bin Store Bin Store Plant Plant South Site Basement floor plan

13 The Design Team Aurora Developments Limited Aurora Developments Limited is the development company which has been set up to promote the proposals for North Kensington Gate. The majority shareholder of Aurora Developments Limited is PSP-Farman, a multi-national construction company with vast experience across Europe. For more details of PSP-Farman, please visit: Allies and Morrison Allies and Morrison is an award-winning architecture and urban planning practice based in London. Frequently recognised by the Royal Institute of British Architects (RIBA) Awards and twice shortlisted for the Stirling Prize. With experience of working across London and internationally, the practice s work ranges from architecture, interior design and conservation to planning, consultation and research. Royal Festival Hall Highbury Square Townshend Landscape Architects Townshend Landscape Architects is an award winning practice formed in 1988 by Robert Townshend, with an international team of landscape architects, urban designers, architects and artists. The practice specialises in designing the landscape, urban design and public realm, and works on all aspects of a project, from inception, local authority to public consultations, planning strategies and gaining planning permissions, concept and detailed design, construction and the successful delivery of a project. Kings Cross Central Kings Cross Granary Square

14 Next Steps and Timescales Next Steps Thank you for visiting our exhibition. Please complete a feedback form before you leave to let us know your comments on our proposals. You can also fill out the feedback form online at or take away a form to fill out at home and return by Freepost. For updates on our proposals, please sign up to our mailing list via our website at Copies of the exhibition boards on display today are also available on our website. We are committed to engaging with the local community; if you would like to find out more about our proposals, please do not hesitate to get in contact with us. Timescales Summer 2016 Autumn Anticipated submission of planning application Expected determination of the application Construction start 2019 Construction completed Contact us: Public Consultation (Cascade) RTUA-THGR-LUYK 26 Noel Street London, W1F 8GY T: E: consultation@cascadepr.co.uk W: