Welcome Welcome to the public exhibition on Grainger s proposals to redevelop the NCP car park on 19-27 Young Street into new high quality homes. This exhibition highlights our emerging designs at the site before a planning application is submitted in early summer. Please feel free to ask questions to any member of the team and let us know your thoughts by filling out a comment card provided. All comments will be considered and used to inform these proposals. Grainger plc Grainger is the UK s largest listed residential property, manager and developer with over 100 years experience. Selected by the Royal Borough of Kensington & Chelsea in September 2012 to develop and manage two under-used council-owned sites at Young Street and Hortensia Road Our proposals will transform the car park into much needed homes, allowing us to become a part of the local community with a long-term commitment to the area through a 125 year lease with the council Our expertise Directly own over 2bn of residential property and have over 3bn residential property assets under management Own or manage 40,000 properties in the UK and Germany Focused solely in the residential property sector Understand the importance of integrating sustainability from the start Commitment to investing in local communities and building long-term relationships Track record in delivering and managing high quality residential developments in urban areas Recently won the Resi Award for Asset Manager of the Year 2012 and the EG Award for Residential Property Company of the Year 2012 Hornsey Road Baths, Islington Caroline House, penthouse
Grainger plc - Our Plans Respond to a growing need for high quality housing for both sale and rent Redevelop an under-utilised building, out of character with the area Establish a long-term relationship with RBKC who will retain the freehold at Young Street. Under a 125 year lease Grainger will develop and manage the buildings, sharing in the long term rental income 19-27 Young Street Allows us and the council to provide a balance of homes for the borough with affordable, private rented and market sale units Hortensia Road Young Street Hortensia Road High quality design aspirations
Site & Existing Building Site NCP operated public carpark The 250 space car park is deemed under-utilised Site Area 0.182 Hectares Building Strong horizontal emphasis to main facade Pre-cast concrete screening to concrete frame with block infill walls No activity or interest at ground level creating a service facade Blank facades with limited natural surveillance 1960 s building detracts from the character and setting of the conservation area and surrounding listed buildings Pedestrians are subservient to vehicles along Young Street Site location plan Existing car park from rear Existing car park from Young Street
Conservation Area Design proposals to improve the setting and appearance in and around the conservation area Kensington Palace Located in Kensington Square Conservation Area Adjacent to Kensington Court Conservation Area We have reviewed the Kensington Square Conservation Area Statement in detail and highlight here the important aspects that relate to 19-27 Young Street 1 The site is identified for improvement and Young Street is 2 highlighted as public realm for enhancement. There is significant further detail within the Proposal Statement that will be considered throughout the design proposals Significant Improvements desired including; The excessive horizontality of it s late-1960s design is alien to the character of the Area Kensington Court 6 5 4 3 3 6 A new frontage with greater vertical emphasis would enhance the appearance of Young Street and Kensington Square Kensington Square The dreary vehicle entrances should be enhanced... 5 The redesign of paving, kerblines and street furniture would enhance the Area with measures of greater beauty, clarity and permanence... Back gardens provide additional greenery further from the public eye but no less valuable to the historic urban environment Conservation Areas & Listed Buildings Design to be sensitive to listed buildings adjacent to the site and acknowledge key design features including proportion, materials and detailing 1. Barkers (c1958) 2. 9 Young Street (c1905) 3. The Greyhound Pub (c1899) 4. Derry and Toms (c1932) 5. 45 Kensington Square (c1686) 6. 16 Young Street (c1960 s)
The Local Areas & Characters Kensington High Street Young Street Kensington High Street Young Street Kensington Court Kensington Square Kensington Square Kensington Court
Design Objectives - Materials & Appearance Materials and details that are sympathetic to the character of the conservation area and existing context, which is generally masonry. consider whether development proposed in the conservation areas would preserve or enhance their character or appearance. [Kensington Square Conservation Area Proposals Statement]. Patterned brick (Italianate style) Red brick London stock brick Buff brick Stone or stucco finish Kensington Square boundary treatment Materials - Young Street and Kensington Square Materials - Young Street Opportunity to significantly improve the pedestrian experience of Young Street. Young Street has the characteristics of an access corridor, partly because of its function servicing Barkers [Kensington Square Conservation Area Proposals Statement] Existing access in and around Young Street NCP carpark access Preliminary massing sketches Early concept diagram
Design Objectives - Frontage Incorporate vertical articulation and set backs in line with the existing context of the street. A new frontage with greater vertical emphasis would enhance the appearance of Young Street The excessive horizontality of it s late-1960s design is alien to the character of the Area [Kensington Square Conservation Area Proposals Statement]. Existing vertical proportion - Young Street Building set backs - Young Street 19-27 Young Street Sensitive approach to design, including interest at roof level in-keeping with the surrounding context. Properties in Kensington Square have been developed individually over the years so that a variety of roof profiles and heights resulted. This however is now part of the undoubted charm and character. [Kensington Square Conservation Area Proposals Statement] Preliminary massing sketches Barkers Roofscape of Kensington Court Young Street - West side section Height of Barkers Store opposite Young Street - East side section 19-27 Young Street
Design Objectives - Site Reduced building footprint to improve the aspect to the rear.... Back gardens provide additional greenery further from the public eye but no less valuable to the historic urban environment [Kensington Square Conservation Area Proposals Statement] Historical Map from 1860 Existing Section through NCP car park Historical Map from 1894 Proposed Section A-A through courtyard Historical Map from 1950 Existing Building Footprint AA View of the rear from the North Proposed Building Footprint
16.0 16.04 4 16.9 3 Emerging Proposals Corn 2bed/ 2bath 16.9 3 16.0 16.04 4 A 2bed/ 2bath A Ground Floor Plan 1m 5m 10m N 0M 1m 5m 10m N 0M Existing photo from Kensington Square Proposed montage from Kensington Square
Emerging Proposals Existing Elevation of Young Street Proposed Elevation of Young Street Existing photo from Kensington High Street Proposed montage from Kensington High Street Existing photo from Kensington Square Proposed montage from Kensington Square
Summary / Key Benefits The proposals for 19-27 Young Street will; Regenerate an unattractive and under-utilised building with an attractive new development that complements the fabric and character of the local area Deliver a range of much needed new high quality homes that will be fully managed by Grainger over a 125 year period Provide a significant proportion of private rented homes that will deliver an active lights on development that integrates with the existing local community Reduce the footprint of the current building and create an improved aspect to the rear of the site neighbouring Kensington Court Lessen the negative impacts of traffic congestion coming into Young Street by reducing peak traffic flows Improve the pedestrian experience on Young Street and Kensington Square. View from Kensington Square
Construction Management Plan Grainger are committed to managing a construction programme that is safe, efficient and effectively minimises any adverse impact on the local community The site s relationship with the surrounding area is key and during construction we have identified it will be important to: Ensure no construction traffic passes through Kensington Square Site cabins are established on site and not on the road Our construction plan will allow us to: Set up a site that is safe and secure, 24 hours a day Establish a single point of contact for local residents with Grainger and the contractor Maintain good neighbourly relations throughout Set working hours sensitive to the area, as agreed through consultation with the community and the council Manage the movement of construction vehicles on site and not on Young Street Sheeted scaffolding to minimise dust & noise Secure hoarding & site access control Construction traffic to be managed on site where possible Site accommodation off road Put measures in place to minimise noise, dust and vibrations, with regular monitoring Access to opposite properties maintained Keep the community up-to-date throughout the programme Grainger will ensure the contractors appointed engage with the community throughout the programme. They will support local initiatives and participate in fundraising No construction traffic through Kensington Square Start on Site (Autumn 2014) Site set up, logistics and traffic management Safe pedestrian access to be maintained at all times Pedestrian access maintained at all times A traffic manager in place on Young Street - known to local residents A well-presented site with hoardings maintained Security measures in place and site offices manned at all times Site Logistics & Traffic Management diagram Demolition Phase (4 months) Managed phased process to limit dust, noise and vibration Sheeted scaffolding to minimise dust and noise Demolition from top down Regular monitoring throughout the programme Construction (20 months) Construction methods driven by the commitment to reduce vehicle movements and disruption to local residents Effective management of vehicle loading and unloading Sheeted scaffolding to minimise dust & noise Secure hoarding & site access control Regular updates to local residents about key project milestones and movement on site through correspondence, updates to our website and a newsletter Existing access maintained Completion (Spring 2016) No construction traffic through Kensington Square Demolition phase diagram
Your Views / Next Steps Thank you for coming along to this exhibition, we hope you found it useful We will be considering all the feedback received on these emerging proposals as part of the development of the plans. We will then be preparing a planning application which we hope to submit during the early summer of 2013 If you require any further information, please do speak to one of the team who are on hand to answer any questions that you may have To let us know what you think you can: Fill in a comments card and put it in the box provided or post to; 19 27 Young Street Public Consultation London Communications Agency Middlesex House 34-42 Cleveland Street London W1T 4JE Send an email to 19-27youngstreet@londoncommunications.co.uk Telephone our dedicated consultation line on 0808 146 7832 All of the information at this exhibition is also available to view on our website: www.19-27youngstreet.co.uk The Design Team Architect - Assael Architecture Assael is a leading firm of London based architects offering an extensive range of planning, urban design and architectural services. Operating from modern design studios in London, the practice has an expanding client base within the hotel, leisure, mixed-use, residential and masterplanning sectors. Assael have, over recent years, assessed the design differences between residential properties designed for sale and those designed for rent. The design and management of the proposals go hand-in-hand and as such the site proposals consider the long term. Professional Team Tachbrook Triangle, Westminster Assael Architecture Planning Consultant DP9 Traffic Consultant WSP Group Structural Engineer URS Mechanical & Fire Engineering Hoare Lea Sunlight, Daylight & Rights to Light Brooke Vincent & Partners Project Manager Arcadis Quantity Surveyor EC Harris Communications London Communications Agency Macaulay Road, Clapham Grainger and Assael Architecture 10 Rochester Row, Westminster Assael Architecture