About our development www.taylorwimpey.co.uk/elstreeway
Welcome to our public exhibition
This public exhibition gives you the opportunity to view and comment upon our proposals to create a new apartment development on the site of an existing office building at 12 Elstree Way, Borehamwood. Our proposals include demolishing the existing office block and constructing 88 new apartments and resident car parking. The apartments would be a mix of one, two and three-bedroom designs, with a proportion of affordable units. Before we submit a planning application to Hertsmere Borough Council, you can help to shape our proposed scheme by providing us with your feedback today. All comments will be reviewed and responded to where possible as our planning application is finalised. About the site 12 Elstree Way is owned by Taylor Wimpey and currently comprises a vacant four/five-storey office block which was previously occupied by Affinity Sutton housing association. The site is T-shaped, extends to an area of 0.36 hectares and also includes car parking. The land falls within an identified regeneration area known as the Elstree Way Corridor. You can find out more about the corridor and the site’s planning background on the following board.
The proposed development site is within the red line. The blue line shows the location of Area 5 of the Elstree Way Corridor Area Action Plan, which guides development of this key gateway into Borehamwood
Key facts Taylor Wimpey owns 12 Elstree Way, the former home of Affinity Sutton housing association
One, two and three-bedroom apartments are planned
Our planning application proposes the demolition of the existing office block
A proportion of the apartments would be affordable properties
Our proposals include 88 new apartments and car parking for residents
You can let us know what you think of our scheme by filling out a feedback form today
About our development www.taylorwimpey.co.uk/elstreeway
The planning background
Our site falls within the Elstree Way Corridor regeneration area, which has been identified for residential-led redevelopment of at least 800 new homes, together with community and cultural facilities. The site is the subject of a separate planning application to convert the existing buildings to 63 apartments. This will be done under the new permitted development rights and will establish residential use on the site. Hertsmere Borough Council has produced a draft Area Action Plan (AAP), which is a type of masterplan to help guide future development within the Corridor. The draft AAP area (Figure 1, outlined in red) lies between the eastern edge of Borehamwood town centre and the western edge of the Elstree Way Employment Area. New residential development is expected to be provided within the area hatched in red in Figure 2, labelled “Identified Opportunity Area”. 12 Elstree Way lies within this area. Key draft AAP requirements for the site are as follows:
Figure 1
• Type: High density apartment development along Elstree Way • Height: Buildings fronting Elstree Way with six storeys • Building form: Homes to look out directly onto the street and communal gardens • Car parking: One parking space per one to three-bedroom units, plus 6% disabled spaces • Amenity space: minimum of 5m2 per one-bed, 7m2 per two-bed and 9m2 per three-bed units, provided as either private or communal space The draft AAP site is split into a number of Opportunity Sites, which are identified in Figure 2. Our site is located in Opportunity Site 5 (Elstree Way South), where the following is anticipated: • Residential development with opportunity for ground floor opportunities • Building heights of 6 storeys • Development needs to ensure clear separation of buildings fronting Elstree Way • Rationalisation of vehicular access onto Elstree Way, opportunity for access from Maxwell Road • Design and landscaping to contribute to improvements to Elstree Way as an approach into the town You can see how our proposed development responds to the requirements of the draft AAP on the following board.
Figure 2
Key facts Our site is within the Elstree Way Corridor regeneration area
Guidelines for our site include: residential development, 6 storey buildings, vehicle access to Elstree Way and Maxwell Road
The borough council’s draft Area Action Plan guides development within the Corridor
Our scheme needs to improve Elstree Way approach into the town
The draft AAP guides building heights, car parking and amenity space provision and type of homes
The next board shows how our scheme fits in with the draft AAP
About our development www.taylorwimpey.co.uk/elstreeway
Our proposed development
In response to Hertsmere Borough Council’s draft Area Action Plan for the Elstree Way Corridor regeneration area, which is detailed on the previous board, our scheme proposes the following: • Number and type of homes 88 homes, comprising a mix of 26x one-bedroom apartments, 59x two-bedroom apartments and 3x three-bedroom apartments. • Building location and height We propose two apartment buildings. Building 1 fronts Elstree Way, improving the street scene, Building 2 is within the centre and rear of the site. Both are six storeys high and their location allows the use of the existing vehicle access point. • Density We propose a high density scheme in line with the Corridor’s draft Area Action Plan. • Building form The new building would project beyond the build line of the existing offices. This improves the relationship with Elstree Way, providing active frontages and natural surveillance to the road. Apartments would look out onto either the street or communal areas.
This is the indicative masterplan of Site 5, which includes our 12 Elstree Way site (outlined in red). It shows how we have taken into account wider proposals for Site 5, to ensure our development does not have a detrimental effect on neighbouring sites
• Car parking We would provide 98 spaces in line with draft AAP standards. This includes 10 disabled spaces. Spaces would be provided via a combination of surface level, undercroft and basement car parking.
• Amenity space This will include balconies, roof terraces and ground-floor gardens. Public open space is proposed between the two buildings.
Our proposals Two apartment buildings proposed
98 car parking spaces, in line with draft Area Action Plan standards
88 apartments, including one, two and three-bedroom designs
Private balconies, roof terraces, ground-floor gardens
High density development, in line with the draft Area Action Plan guidelines
Public open space provided between the two buildings
About our development www.taylorwimpey.co.uk/elstreeway
A sustainable location
12 Elstree Way is considered a highly sustainable location for a residential development: Traffic impact • The site can be accessed via an existing priority junction formed with Elstree Way. There is a ghost island right turn lane into the development access, which will eliminate ‘blocking’ queues building up on the carriageway. Access will be improved to include connections to existing footway and cycle way links
SITE
• Appropriate disabled, car and cycle parking provision for residents, visitors and disabled users
Accessibility • The site enjoys an excellent location to take full advantage of the local education, retail, recreational and employment opportunities, all by sustainable modes of travel
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Elstree and Borehamwood Railway Station
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• The development will result in a reduction in peak hour traffic flows associated with the site in comparison to the former Affinity Sutton office development
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Legend Controlled Pedestrian Crossing G Cycle Parking F Cinder Path Designated on-carriageway Cycle Lanes
Project:
FORMER AFFINITY SUTTON SITE, BOREHAMWOOD Title:
LOCAL SUSTAINABLE TRANSPORT FACILITIES
Shared Use Path
Date: Nov 2014
Scale: NTS
Drwg. No: JNY8300-03 Drawn: JC
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Figure No:
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Transport © Crown copyright, All rights reserved. 2014 License number 0100031673, 10001998,100048492. Contains Ordnance Survey data © Crown copyright and database right 2014
• Borehamwood town centre is 500 metres from the site • Elstree Studios, Hertsmere Industrial Park and Borehamwood Industrial Park are within a 15-minute walk
SITE
• Several primary schools and Hertswood Academy and Sixth Form are within a 15-minute walk • The walking and cycle routes to the above are of a high standard
• Five regular bus routes serve the bus stops on Elstree Way less than 200 metres from the site. Destinations including Edgware, Elstree village, Hatfield, Potters Bar, Stanmore for Jubilee Line underground services, Borehamwood town centre, plus Hertsmere Academy and Sixth Form • Elstree & Borehamwood railway station is approximately 1.2 kilometres from the site, providing services to destinations including London St Pancras in 20 minutes, Luton and St Albans. All bus services passing the site travel to the railway station, or residents can reach the station safely via bicycle or on foot • The planning application will be accompanied by a Transport Assessment and Travel Plan
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Public Transport
Legend Town Centre Community
Project:
FORMER AFFINITY SUTTON SITE, BOREHAMWOOD
Education Employment
Health Recreational
Retail
Title:
LOCAL FACILITIES PLAN Date: Sep 2014
Scale: NTS
Drwg. No: JNY8300-02 Drawn: JC
Rev: --
Figure No:
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Checked: CF
Transport © Crown copyright, All rights reserved. 2014 License number 0100031673, 10001998,100048492. Contains Ordnance Survey data © Crown copyright and database right 2014
Site considerations www.taylorwimpey.co.uk/elstreeway
Information about the site we need to take into account Before we start designing a new scheme, we complete an assessment of the site and the surrounding area as they are at the moment. We record those features we will need to take into account in our design. All of the relevant considerations, whether they fix the way our scheme will have to be designed or give us a real opportunity to make the most of a particular feature, are shown here. Flood Risk Overall, the risk of flooding is considered to be low. The nearest surface watercourse is a drain 110m southwest. According to the Environment Agency flood map the site is located in Flood Zone 1 (low probability of fluvial/tidal flooding). The nearest area of floodplain is located approximately 460m northwest of the subject site, associated with Borehamwood Brook. The Environment Agency holds no records of any previous flood events affecting the site, and no fluvial, land drainage, surface water or groundwater flooding incidents are recorded at the site in Hertsmere Borough Council’s Strategic Flood Risk Assessment. The majority of the site is at a ‘very low’ risk of surface water flooding according to Environment Agency mapping. The site is significantly raised above Elstree Way so any flooding on the road (e.g. in the event of a blocked sewer) is unlikely to affect the site. In order to mitigate any residual risks (e.g. associated with sewer/surface water flooding), it is proposed to raise finished floor levels 150mm above general site levels.
The Environment Agency’s flood map Source: maps.environment-agency.gov.uk/wiyby
Surface Water Drainage The site is currently almost 100% surfaced with hard standing. Following redevelopment, there will be an increase in soft landscaping, including 320m2 of public open space, which will reduce surface water runoff rates from the site. The drainage engineer at Hertsmere Borough Council has advised that the maximum permitted surface water discharge rate for the proposed development is the current discharge rate during a 1-in-1 year storm event. In order to provide the requested reduction in runoff rate, an underground attenuation tank is currently proposed beneath the public open space (132m3 volume). The site is located on the low permeability London Clay Formation so soakaways are unlikely to be viable. Thames Water has advised that they have no concerns regarding the capacity of their sewers to receive surface water runoff from the site. Overall, the proposed scheme will provide a significant reduction in surface water runoff rates and therefore will provide a reduction in flood risk within the area.
Keys facts Risk of flooding is considered to be low
Underground tank proposed to reduce water runoff from the site
No official recorded history of the site flooding
Thames Water confirms sewers have capacity to receive runoff from the site
Floor levels will be raised to protect against sewer/surface water flooding
Reduced runoff from the site will reduce flood risk within the local area
Development proposal www.taylorwimpey.co.uk/elstreeway
Our designs for 12 Elstree Way This ground-floor plan shows the proposed internal floorplans, location of open space and car parking
An indicative elevation of the block fronting Elstree Way
Here you can see our designs for 12 Elstree Way The proposed development is 100% residential, with a mix of one, two and three-bedroom apartments
The development will provide an attractive sense of place that is currently lacking The buildings will create and contribute to an active street scene
The development comprises two main buildings, Building 1 fronting Elstree Way and Building 2 set back within the site
Residential use of the site will provide a sustainable development that is used in the day, evening and night, not just during the day
The proposed buildings are 6 storeys in height and their elevations will add vibrancy to an otherwise dated stretch of buildings along Elstree Way. Building 1’s fifth floor has various setbacks and material which ensures the structure is not an overbearing mass
The development will replace a dated building that does not fit in with the draft Area Action Plan
The development’s contemporary feel matches the modern nature of recent buildings nearby, such as the hotel opposite and the Venue sports centre The elevations consist of brick facing with recessed panels to add depth to the facades, lightweight cladding panels and also brickwork with extruded coursing details
Anti-social behaviour will be reduced in and around the site thanks to greater natural surveillance Each apartment designed to Lifetime Homes standards, so they can be adapted for wheelchair users/ambulant disabled Lifts suitable for wheelchair users provided in each building
Key facts The proposed buildings are 6 storeys in height
Contemporary elevations will add vibrancy to dated stretch of buildings
Use of brick facing with recessed panels to add depth to the facades
The development will replace a dated building that does not fit in with the draft Area Action Plan
Development proposal www.taylorwimpey.co.uk/elstreeway
This board shows you our proposals for landscaping at 12 Elstree Way, including the ‘greening’ of buildings.
Landscaping and greening of buildings
An area of public open space is proposed between the two apartment buildings, and will include hedge, wildlife-friendly shrubs and tree planting. Climbing plants will help to soften the appearance of the buildings. The installation of bird and bat boxes would help to create further wildlife habitat opportunities.
Key facts Area of public open space between the two apartment buildings
Native trees, wildlife-friendly shrubs and hedgerow to be planted
Climbing plants will soften the appearance of buildings
Bird and bat boxes create further wildlife habitats
Next steps www.taylorwimpey.co.uk/elstreeway
What we would like from you, and what you can expect from us Computer generated image of our Gemini Park development that is currently under construction in Borehamwood
The table below provides an indicative timetable for how and when we hope to take our plans for this development forward. Today
Public exhibition
25 November 2014
Deadline to submit your feedback
December 2014
Final amendments to the scheme based on consultation feedback
December 2014/ January 2015
Planning application submitted
Spring 2015
Decision on planning application expected
Please complete one of the forms provided and hand it to a member of the project team today, or post it to:
Borehamwood Consultation c/o Webb Associates Public Relations 22 The Point, Market Harborough Leicestershire, LE16 7QU Alternatively, you can email your comments to:
[email protected] All feedback should be returned by Tuesday 25 November 2014
Computer generated image of our Gemini Park development that is currently under construction in Borehamwood
Thank you for attending today, your views make a real difference What is Taylor Wimpey North Thames already doing in your area? Taylor Wimpey North Thames has invested more than £1.1 million in local community facilities and infrastructure as part of our Oaktrees and Gemini Park developments, located off Elstree Way. We contributed nearly £450,000 towards amenities such as child care and nurseries, primary schools, sustainable transport, public open space, footpaths and cycle links, youth facilities and libraries as part of our sold-out Oaktrees development.
We are also providing in excess of £660,000 to local authorities through a Section 106 agreement after planning approval was granted for Gemini Park, including more than £140,000 towards primary and secondary school education, £75,000 for local highways improvements, more than £34,000 for allotments, and almost £100,000 towards public open space and playing fields.
In addition, more than a third of the new homes to be built at Gemini Park will be designated as affordable housing, for allocation by a local housing association. We also recently renewed a deal to sponsor Boreham Wood Football Club for a second season, and also sponsored Borehamwood Youth Football Club, the 2014 Elstree and Borehamwood Civic Festival and this year’s Elstree and Borehamwood firework display at Meadow Park.
About Taylor Wimpey
Information about our company, who we are and what we do Taylor Wimpey was formed by the merger of George Wimpey and Taylor Woodrow in 2007. We are able to draw upon experience and best practice gathered over a history dating back to the 19th century. Today we are one of the largest homebuilders in the UK, completing over 11,000 homes each year.
We want our developments to be environmentally, socially and economically sustainable. We understand the importance of stimulating strong, vibrant and healthy communities while protecting and improving the natural, built and historic environment. We build roads and junctions, sewers and utilities that link our developments with the surrounding areas. Where needed we provide community facilities such as schools, doctor’s surgeries, shops and offices, bus stops and even railway stations, as well as much needed affordable homes. Such provision can help meet the day-to-day needs of the people living on, or near, our developments. We design landscaping and open space to provide an attractive and safe setting for homes, recreational space for residents, and habitats for plants and wildlife. Green spaces could include tree or hedgerow planting, playgrounds or sports pitches. We look to reduce the energy demand of our homes by improving wall and roof insulation. In some cases we may also fit more complex technologies. This means that residents benefit from energy bill savings while their long term maintenance burden and costs are kept to a minimum.
We are committed to working with local people, community groups and local authorities during the planning phase and aim to keep them up to date with our activities and progress during construction. We aim to plan and design developments that balance the demands of our business with providing for the needs of our residents and their communities.
For more information, visit:
taylorwimpey.co.uk
“Our aim is to be the nation’s leading residential developer for creating value and delivering quality. We are passionate about working with local people, businesses, local authorities and our customers to build aspirational homes.”
Taylor Wimpey lays the foundations for thriving communities We completed 11,696 homes in 2013, of which 2,124 (about 18%) were affordable homes.
In 2013, through planning obligations, we invested over £225m in the areas in which we built.
We provide public transport, road improvements and education facilities on many developments.
Landscaping and open space, including play areas and sports pitches, provide the structure to many of our developments.
