Alexandra Road Park Alexandra Road Park Heritage Lottery Fund Stage 2 Application Document 3: Stage D Design Report February 2013 Friends of Alexandra Road Park Alexandra Road Park This document is Document 3 - the RIBA Stage D Design Proposals to Client: The London Borough of Camden/ Alexandra and support the rejuvenation and restoration of Alexandra Road Park in the Ainsworth tenants and Residents Association London Borough of Camden. It has been prepared in conjunction with the other design consultants listed to the right. The document should be read Project Team: with all submitted drawings, schedules and reports submitted with the J & L Gibbons Landscape architects, lead Parks for People Round 2 application - please also refer to Appendices. consultants Erect Architecture Architects Appleyards Cost consultants J & L Gibbons, January 2013 Jane Wernick Associates Structural engineers Skelly and Couch M+E engineers Around the Block Ltd Project Manager Around the Block Ltd Landscape Management Advisors MTW Consultants Activity Planners Sarah Couch Historic Landscapes Historic landscape advisor All images are copyright © J & L Gibbons unless otherwise stated. All drawings are based on ordnance survey drawings and aerial photography subject to © Crown copyright Landmark Information Group - OS Licence LA100019726 J & L Gibbons LLP Studio A 22 Aubert Park London N5 1TU T: 020 7226 1345 F: 020 7226 3337 E: [email protected] W: www.jlg-london.com Friends of Alexandra Road Park Document 3 - Stage D Design Report 2 Alexandra Road Park Contents 1.0 The park history 5.0 Heritage Impact Assessment 1.1 Introduction and project summary 5.1 Assessment methodology 1.2 The surrounding area 5.2 Heritage Impact Assessment 1.3 Existing use 1.4 Heritage summary 6.0 Stage D Cost Plan 1.5 Heritage assets 6.1 Capital Works cost plan summary and assumptions 1.6 Consultation and Communication 6.2 Capital Work cost plan detailed breakdown by character area 1.7 Statutory and other Approvals 6.3 Notes and exclusions Planning and Listed Building Consent 6.4 Cost comparison English Heritage 7.0 Delivery programme and logistics 2.0 The masterplan 7.1 Delivery Programne 2.1 Wider masterplan vision 7.2 Site logistics and provisional phasing 2.2 Project Objectives - the park project 2.3 Character areas existing analysis 8.0 Construction (Design and Management) regulations 2007 2.4 Landscape proposals 2.5 Evolution of the brief and costs from Parks for People Round 1 9.0 Risk Management application 9.1 Risk management statement Appendices 3.0 Masterplan wide strategies D3|A1 Drawings 3.1.1 Baseline data D3|A2 Phase 1 Habitat Survey 3.1.2 Materiality and hard landscape D3|A3 Soil resource survey 3.1.3 Park Circulation D3|A4 Archaeological desk based assessment 3.1.4 Access and inclusive design D3|A5 Bat inspection report 3.1.5 Play strategy D3|A6 Ground investigation report 3.1.6 Planting, biodiversity and ecology D3|A7 Tree works 3.1.7 Walls D3|A8 Hive Report D3|A9 Planning validation letter 3.2 The Hive Options Appraisal - Summary of outputs 4.0 Park zones 4.1 Landscape plan 4.2 Proposals by character areas 4.2.1 Area 2 Langtry Walk 4.2.2 Area 4 Woodland Walk 4.2.3 Area 5 Spaces between B Blocks 4.2.4 Area 6 Seating areas near Abbey Road 4.2.5 Area 7 Football pitch environs 4.2.6 Area 8 Bowl 4.2.7 Area 9 Former playground 1 4.2.8 Area 10 Playground 2 4.2.9 Area 11 Playground 3 4.2.10 Area 12 Playground 4 4.2.11 Area 13 Playground 5 4.2.12 Area 14 Meadow 4.2.13 Area 15 Mound 4.2.14 Area 16 Banks near Tenants Hall 4.2.15 Park HQ fit out Document 3 - Stage D Design Report 3 Alexandra Road Park 1.0 The park history Document 3 - Stage D Design Report 4 Alexandra Road Park 1.0 The park history Document 3 - Stage D Design Report 5 Alexandra Road Park 1.1 Introduction and project summary NOTE: Based on Ordanance Survey data provided by the London Borough of Camden 2012 Key Project Summary Key Application boundary Application boundary Following on from a masterplanning project undertaken in 2010 for Borough Boundary the whole of Alexandra Road and Ainsworth Estate an application was Adjacent land owned by Borough Boundary Camden submitted to the Heritage Lottery Fund in February 2011. The project was granted a £90,000 contribution to develop the design proposals. Adjacent land owned This report describes the RIBA Stage D design proposals developed by Camden subsequently. BELSIZE ROAD ROWLEY WAY The park was originally designed by Janet Jack in 1979 and is located within the curtilage of the Grade II* listed Alexandra and Ainsworth Estate. The listed Alexandra Road elements of the estate were designed by Neave Brown of Camden Architects department from 1968, and include 520 homes for 1660 people, a tenants’ hall, ROWLEY WAY underground parking, shop (now an artist’s studio), community facilities LANGTRY WALK and the walls steps and ramps of the park. AINSWORTH WAY The park 1.7 Ha in size and is linear in its layout and structured by a ABBEY ROAD series of diagonal paths which cut across the open space, maximizing use of the space and creating a series of ‘outdoor rooms’ with different characters, for relaxation and play. This structure is enlivened by a BOUNDARY ROAD D_01 W dramatic three-dimensional landscape of ridges and valleys which 2_ 3 5 create excellent views over the space from raised gardens and plazas, ef: afivse w pelall ya sa rmeaosr ew iinthtiimn athtee spuanrkk,e ne ascpha cdeess.ig Tnheed oforigr ian adl ifdfeerseingtn sa ginec glurdouedp SPRINGFIELD ROAD G dwg r L J (as required by the client), and these contained a combination of CLIFTON HILL bespoke robust playable landscape features, many of which echoed NORTH the design language and details found elsewhere on the estate, and 0m 100m J & L GIBBONS LLP Project: Drawing title: LANDSCAPE ARCHITECTURE ALEXANDRA ROAD PARK EXISTING SITE off-the-shelf play equipment. Only two swing sets remain; all of the Location plan URBAN DESIGN CONTEXT PLAN bespoke playable landscape features have been lost. S2LO2T UNADDUIOBOEN AR N,T5 P 1ATRUK Date: Scale Status: Drawing number: Rev: TF:: 002200 77222266 13334357 14_09_2012 1:1000 @ A1 Pllanning Camden open 0ms10pm aces NOR1T00Hm Rev Date Initials Description TDAJ hlo&l e d n Liimon Gfteo sinbrcmsbaioaoletnni ossfr n oLa mLirneP ttt hhotoii ssb bddeer rvaa ienwwrfiiionfinreggmd. ie so dcn oo spfi tyaern igpyhr viota ror ifta oJt i oc&on L nb sGetrtiuwbcbetoeionnns .s LiteL Pconditions and dimensions. DMrJawn: CNhDecked: A-pproved: 532_PL_01 - Site location and context Just over a kilometre to the south east of Alexandra Road Park are The Alexandra and Ainsworth Estate is situated in the London Borough Primrose Hill and Regents Park providing a district and metropolitan of Camden, Kilburn Ward. The estate is bordered to the north by park offer. Within a one kilometre catchment there are a handful of local the East Coast Mainline railway, to the east by Loudoun Road, to parks notably, Paddington Recreation Ground in the London Borough the south by Boundary Road, and to the west by Abbey Road. It is of Westminster. a short walking distance from South Hampstead train station and Swiss Cottage tube station. Westminster (and Brent) are its closest There are also a number of play areas located locally. Many of these neighbours, with the Westminster Borough boundary line running down play spaces are located within the setting of housing estates rather Boundary Road and across Abbey Road to the west. than in parks and open spaces. Survey analysis collated as part of the Activity Plan baseline assessment suggests there are perceived and tangible territories around the estate playgrounds that discourage use from within the standard 400m catchment, making local play offer an important consideration. Together this larger network of green spaces provides essential respite in this densely populated area, providing space for recreation, relaxation, and play. The diagram to the right opposite highlights the transport links and connections within the area in relation to the open space network. Local schools are also illustrated. Alexandra Road Park is located around 5 minutes walk from Swiss Cottage, which provides connections to a number of major public transport routes including buses, national rail and the underground. Document 3 - Stage D Design Report 6 Alexandra Road Park Hampstead Heath KEY 1.2 The surrounding area Site boundary ONE KILOMETRE FROMOne Kilometre catchment area South Hampstead Gospel Oak GoKspeel yOak Places of interest Borough boundary Hampstead Cemetery Application boundary Play area/ recreation area Borough Boundary Local play area 400m catchment ONE KILOMETRE FROM One KiloSmcheotorle catchment area Transport hub Gospel Oak Places of interest Play area/ recreation area Belsize Park Finchley Road and Frognal Local play area 400m catchment All London Green Grid ONE KILOMETRE FROM ALEXANDRA ROAD PARK SchAooclcess to Open Space West Hampstead Finchley Road ONE KILOMETRE FROM ALEXANDRA ROAD PARK Kenctish TowTAnrl alW LneRMDosseiepntsgttodrrioiorcopnttn oaPhl li aGutParbkanre r (kPGe iGa(nGLr,iG k2GL0 ,0( G29r0)iG0id9L), 2009) KeBnrsoanl dReissbeury Park QBruoenedness bPuarryk Park PaddQinugetoKennil bsCB uPerronamnrekdteesrybury KilXEANLAD RMbA ORROFA EDR PTAEMRKO LIK EN Ou rnO NE SKI L OKRMGEATPt RDE A FORrRMO AMRa DALNEAaXnXAENPLADrg RMA OyrRReOFiA ’EmDsR PTAPE MRKORSa LaIKr tEorNy OkEm Sua cg nKhe oiCRn lOSboNeaaE ulcSK ItiLdrhnhOtnCMe oboEM T oo PRlMioE calwFafRar Or yESMMkz K’A tseLS EoiPA XnlKAbncNoruDuthiiRldemgbAro RrnuuOoaoA srDlrHs tnyPisAin RgiSK ’WshSc cChRehos ooootSa oflH dtlE aG meposrgteeasd Catholic SchoAolelxVaniodlerat HRiolla Gda SPrpJdaSaeerokccnukisaAt hTlb aSHeycralchomToorT rhponhQesl e StuGaAe AiPncnmearhdhntodieo onorJroge luidKclenn ay iHiExnon olS raSlS iusowSccstthcioh esIhonon sSSoSo of TSaColtctl h nclhJoJisnehtooot t ohohLaHSonl nogKaclR’’neshAslPl d oFDWSWAooOreRna looAnnRooDikNoddA XrBEL A aMO rRFn ERsTE MSOLIKc ENhOONEo KILoOM lETRE FR OM AL EKXRAANPD RDAA ORRO AADR DPNAARXKE LA MO RF ERTE MOLIK ENOONE KILOM ETRE FR OM AL EKXRAANPD RDAA ORtext Primrose Hill RLeognednCotnh’s a ZPlkoa oFrkarm ARMDLSPO2AD(SISSSSD(nGGo0cmocSIIIIeieetteNNNNsLLhec0ccgcfifiSttSAASSSSDADaAACCCCeraLSPOrrcce9ekieIooiSIIIIleeor llc,,liimossNNNNe) t cc eeSs l ffnhpScBBMLPcLtssii /22tCCCCaccntnaeL k a iccIoo oootaPii 00lPP lreccetteelSelo MBBLlc eeoco rrrPi00Lt/anntryyatPoi ook oonatreai aooaPPcc99r ssevcrorrON uuatiilkyydcrlkoonar(a nnf ra)) kpoGssi (aggro Puua vrlpoii G S t k(nnfk(lpo(PAAagg(hheG G tGiGaen S PGpoutiitthhAA(liG (aGccGGeirnilpGOaLL iootL erLiGicckGLG rGLL,ccta,ee r OL2eeaccLk2c Skieep, 0,een0cLGLee (n0r vv,2 0 pNNivvGi9ea0(p29s s( sse, aG,)eee0ee)G2L(( ssG9inssll0aGGie2nll aa2ll )Gi,0 GLSS i 12ttc 0 n,120GLtt0oo SiStt202cG, Looce 90 ((20 uu0piGG0LpNN09C0((Ge, i9M)ii0LGGea9GG 9NN),9na0)aarra2LL)c ,rn)o,,)tttiimee2c 9aaei22iGG0uurf2t00die i0tt)rri00dc0n(fi099eeuuLLG e ))0gci9I (Grr0,,n((nGt9GG Lee )o, 922tLL T2e )AAni0G)00,,or0 22e9Cw0000)L00sr99n99t,e)) ))scent KRAP DAOR ARPDNaAXdELAd MiOnRFg ERtToEMnO LIRK EeNOcrea tion G ro KuRAnP dDAOR ARDMNAXaELiAd MaOR FV EaRTlEeMOLIK ENO KRAP DAOR ARDNAXELA MORF ERTEMOLIK ENO Lords Cricket GroundCSsth Juorchhn ’Gs aWrdoeonds 00NmORTH100 250m 505N00om0rtmh g ref: 532_WD_04 w d G L J Open space context - from All London Green Grid Kensal Green Cemetery J & L GIBBONS 532 Warren Street Alexandra Road Park Document 3 - Stage D Design Report Park SquaOrep eGna SrdpaecGnesr ceoant tePxotrtland Street Regent’s Park Baker Street Station CresScteatnut: GPlaanrdniengns Warwick Avenue Marleybone Station 7 Scale - 1: 5,000 @ A0/ visual @ A3 20_10_2012 Drawing No - 532_PL_04 Alexandra Road Park 1.3 Existing use The existing park use The following is a summary from a baseline park user survey compiled NOTE: for the Activity and Evaluation Plan, August 2012. Topographic survey information based on Land Survey ref 910037, Land Survey Level 1 ref 910037 1 and Land Survey Level -1 ref 910037 -1, by apr services, March 2010. There are 1600 residents on the Alexandra and Ainsworth Estate. A Hive measured survey data based on Spint LTD Survey August 2012 further 17,600 people live within a radius of 0.5 kilometres from the UPRN 3899 estate. Key The Park’s poor accessibility, poor visibility from the public highway and Application boundary lack of any signage, reduces the number of nonresidential visitors. The Buildings vast majority of users are residents of the estate. There are 12 entrances and exits to the park. Walls - mass concrete A surprisingly high 23% of surveyed residents stated they did not make Walls - block work use of the Park. This accords with anecdotal evidence from the A&A TRA that they know of quite a few long-time residents on the estate who Post and rail fence don’t even know of its existence. Residents were asked what they used Timber fence the park for and gave a number of reasons the most common were as a short-cut, the children’s playground or for going for a walk, other Chain link fence reasons mentioned included: ‘Contemplating my favourite spot’, riding Metal Handrail bikes, hiding, playing games, looking at birds, basketball and football. Timber balustrade The proposals included within this application seek to enhance these uses, reinstate some of the lost uses (principally play) and introduce new Concrete paving slabs management structures to create a diversity of uses within the existing park framework. Textured concrete slabs Tarmac Safety matting Gravel/ hoggin R O WLE Y WAY Brick Setts/ cobbles Kerb / channel LA N G T R Y WALK Unmade ground Existing tree Woodland Walk Woodland bank W AY W O RT H Shrub beds AIN S Yew hedge ABBEY R Lawn OAD Scrub Seat Lamp post Gates NORTH Play equipment 0Emxistin1g0 mLandscape Plan 50m B O U N D A R Y R O A D TEinmtrbaenrc eedsge Document 3 - Stage D Design Report J & L GIBBONS LLP Project: Drawing title: 8 LANDSCAPE ARCHITECTURE ALEXANDRA ROAD PARK EXISTING SITE URBAN DESIGN LANDSCAPE PLAN STUDIO A, 22 AUBERT PARK LONDON N5 1TU Date: Scale Status: Drawing number: Rev: T: 020 7226 1345 F: 020 7226 3337 14_09_2012 1:500 @ A1 Planning Drawn: Checked: Approved: 532_PL_05 - The information in this drawing is copyright of J & L Gibbons LLP NORTH Do not scale from this drawing. 0m 10m 50m Rev Date Initials Description AJ l&l d Lim Geinbsbioonnss LaLreP t oto b bee v ienrfiofiremde odn o sfi taen pyr vioarr itaot iocon nbsetrtuwceteionn .site conditions and dimensions. MJ ND - Alexandra Road Park 1.4 Heritage summary The following paragraphs are a summary from the Conservation Management Plan authored by Sarah Couch Historic Landscapes in June 2012. Please note that the scope of the CMP is broader than the Parks for People Round 2 application as illustrated on the subsequent page. The Park has a strong design, consistent with the listed architecture, and the overall structure is intact. The current and major need is for sympathetic and well planned management and maintenance, underpinned by an understanding of the unique qualities of the design which provide such a valuable reflection of the time in which it was created. It would also benefit from the replacement of lost play features and degraded landscape, which will revitalise the park as a vibrant focus of the community, as originally envisaged. The concept of the design is unique in the international context and it has been extremely influential, achieving iconic status. It is highly significant for its modernist integration of landscape and architectural design; for its place in housing and public park design; for the role of the landscape architect and approach to planting; for its approach to children’s play; and as a source of knowledge and natural or scientific interest. It is considered to be the most important housing scheme in Camden which was the leading Borough for housing at the time; finally, not least, it is of great social value to its community. The original designers, Neave Brown and Janet Jack The park forms an integral part of the highly acclaimed and internationally renowned Alexandra and Ainsworth Estate (from 1968) which was designed by Neave Brown who was the project architect employed by the London Borough of Camden’s Architects Department and is now a Grade II* listed site. The park (1979) and all of the k landscaping were designed by Landscape Architect Janet Jack and a c a significant part of the original planting design and some of the original et J features remain intact, some of which are listed. an J © Historical view from the tenants hall west across Alexandra Road Park - 1983 Document 3 - Stage D Design Report 9 Alexandra Road Park 1.4 Heritage summary NOTE: Based on Ordanance Survey data provided by the London Borough of Camden 2012 Key Application boundary (A) Borough Boundary Conservation Management Plan 2012 (B) Superseeded landscape masterplan boundary 2010 (C) Heritage Lottery Fund Parks for People BELSIZE ROAD Round 1 boundary 2011 (D) ROWLEY WAY Study boundary diagrams (A) ROWLEY WAY LANGTRY WALK (B) AINSWORTH WAY ABBEY ROAD (C) BOUNDARY ROAD (D) SPRINGFIELD ROAD D_03 W 2_ 3 NORTH CLIFTON HILL g ref: 5 w 0m 10m 100m d G Study boundary L J J & L GIBBONS LLP Project: Drawing title: LANDSCAPE ARCHITECTURE ALEXANDRA ROAD PARK EXISTING SITE Document 3 - Stage D Design Report URBAN DESIGN STUDY BOUNDARIES STUDIO A, 22 AUBERT PARK LONDON N5 1TU Date: Scale Status: Drawing number: Rev: 10 T: 020 7226 1345 F: 020 7226 3337 14_09_2012 1:1000 @ A1 Planning Drawn: Checked: Approved: 532_PL_03 - The information in this drawing is copyright of J & L Gibbons LLP NORTH Do not scale from this drawing. 0m 10m 100m Rev Date Initials Description AJ l&l d Lim Geinbsbioonnss LaLreP t oto b bee v ienrfiofiremde odn o sfi taen pyr vioarr itaot iocon nbsetrtuwceteionn .site conditions and dimensions. MJ ND -