WESTBURY REGENERATIONImportant Information about Your Estate
Summary of workshop on 17th September & Exhibition on 19th September 2015Thursday 24th September 2015 Westbury Regeneration Newsletter 4
DESIGN & SECURITY: We have heard how
important security is to residents so Metropolitan Workshop prepared a
presentation on how design can impact on safety & how their proposals responded to
the idea of security.
LAMBETH’S AIM:Lambeth Council will be going ahead with regeneration on Westbury Estate. New homes will be built and some demolition will very likely happen.
A paper containing objectives for the regeneration scheme will be submitted to Cabinet on the 9th November 2015.
These workshops are an opportunity for residents to influence the masterplan objectives with a deadline for feedback of the 23rd October 2015.
NEXT WORKSHOP
TOPIC:
HEIGHT, SHAPE & MASSING.
Bring ideas & proposals together
DATE:THURSDAY
8th OCTOBER 2015
6.30 - 8.30 PMLOCATION:
AMESBURY TOWER TRA ROOM
SHARE YOUR FEEDBACKShare your thoughts on the draft scenarios & brief
overleaf by the 8th October 2015.This feedback will be incorporated into the
exhibition on the 17th October 2015.Final deadline for feedback 23rd October 2015 in
order to influence Lambeth’s cabinet paper.
DESIGN SCENARIOS & DRAFT RESIDENTS BRIEF:The paper prepared by Lambeth for the cabinet meeting will include masterplanning objectives set by both Lambeth and
residents. Incorporating ideas from the workshops and conversations with residents two design scenarios and a
draft brief were shared at the workshop and exhibition with an opportunity for residents to provide feedback. These scenarios are contained overleaf & the full exhibition material is available at www.westburyestate.co.uk
ORHIGH RISE AND MORE OPEN SPACE LOW RISE AND LESS OPEN SPACEHaving taller buildings means more homes are accommodated within one building which leaves more green open space around the buildings. Having lower buildings means the scale is smaller, but as there are less homes in each building more buildings are required across the site which leaves less open space. Which do you prefer?
ORGATED COMMUNAL SPACES SELF POLICING OPEN ENVIRONMENTSGreen spaces can either be open for all to use or they can sometimes be gated and for the private use of the people living in the buildings next to them. Some people think it is safer to have green spaces with private access, but other people believe having the spaces open allows for the whole community to use them and having people using these spaces makes them safer than closing them off with gates. What do you think?
OROPEN VIEWS THROUGH MORE ENCLOSED SPACESSome residents stated that they like the long views across the estate. From various points you can see all the way to Heathbrook Park and they wanted to see the long views preserved, however another option would be to have more enclosed spaces and informal squares/ courtyards across the site. Which do you prefer?
Wandsworth Road Wandsworth Road
Port
slade
Roa
d
Port
slade
Roa
d
HEATHBROOK PARK HEATHBROOK PARK
Design Proposals
Draft Residents Brief
Gathering Feedback:We want to know what you think of the two proposals shared here and the draft residents brief. You can write, phone or e-mail your feedback to the team at make:good by the 8th October for these draft proposals or by 23rd October for the final proposals.
Heathbrook Park
Amesbury Tower
Durrington Tower
Welford Court
Fovant Court
Allington Court
St R
ule
Stre
et
Portslade Road
Parking distributed
around the site
Isley Court redeveloped
Sense of 'openness' on
the estate may be compromised by
infill scheme
Mature trees
removed and replaced with
street trees
Possible first phase
No vehicular access through
sitePossible to keep
most existing residents in their
own home
Back gardens maintained
Mature trees at
entrance to site are maintained
Memorial retained
Bus stop overlooked
Existing buildings can be re-clad and
updated
Mature trees
removed and replaced with
street trees
Possible first phase
Some development of
green space would be necessaryNew secure
communal spacesExisting connections and views to
Heathbrook Park are maintained
Wandsworth Road
Retention and conversion of Welford, Fovant and Allington into secure courts - circa 150u/ha (200-210 additional homes)
N
Possible to have
private space (back gardens),
communal space or a combination of
both
Some development of green space at
entrance to site is necessary
Heathbrook Park
Amesbury Tower
Durrington Tower
St R
ule
Stre
et
Portslade Road
Wandsworth Road
Potential for non-family units to re-house Isley Court residents
Linear open space at centre of site is well overlooked
Strong sense of
'openness'. Long sightlines
maintained
Mature trees maintained to west of site
Vehicular access all the way through
the site
New secure communal
spaces surrounded by private back
gardens
On street parking
distributed around site
Mature trees at entrance
to site is maintained
Memorial Retained
Bus stop overlooked
Some development of green space at
entrance to site is necessary
All mature trees around
tower are maintained
All green space around
towers is maintained with
potential to improve
Potential site for first phase
Potential site for first phase
Play area maintained and
overlooked
Fountain relocated
Strong links back to
Heathbrook Park and Wandsworth
Road
New homes with only towers retained, green space is not built on - circa 150u/ha (200-210 additional homes)
N
Openness and views• The estate currently feels quite open and long views are
afforded in several directions. This sense of openness should be maintained in any new design
• Preserving some green space at the heart of the estate is essential
• The new design should maintain strong links with Heathbrook Park and Wandsworth Road, including maximising the number of homes with views of the park and/or green space
Tenure and mix• The design team should provide a good mix of types and
sizes of accommodation in an integrated way across the estate.
• Homes for residents who have to be relocated should be provided first on a like for like basis
• Any new plans should recognise the desire to keep
existing resident groups together, wherever this is possible. In some instances, residents may want to move back into equivalent locations on the site and this should be accommodated. For example, Isley Court residents believe there is a desire for a building consisting solely of non-family homes
Open spaces• The plan should address aspects or areas of the
estate that do not work well at present, including safety concerns in some areas and poor overlooking of some routes. Open space should be overlooked, benefit from natural surveillance and support good levels of interaction between residents
• Retain as much of the green spaces around the towers as possible. Make spaces more accessible and consult with residents over any changes to its design or arrangement
• Shape the development around existing mature trees and its general ‘green’ character. Trees should be
reprovided on a greater than like for like basis.
• Include a range of types of private, communal and shared open spaces that encourage social interaction and communal activity. Open space should be accessible to all
• Management of open space should be thought about during the design stages
• Emphasis should be on access and quality of space rather than providing “enough space”
Streets and Parking• Preferable to have a road running all the way through
the site to accommodate emergency vehicles
• Streets should be for more than just moving traffic
• A mix of street parking and parking around public spaces might be accommodated
• Develop an approach to movement and car parking on the estate that allows it to retain its calm and quiet character
• In addition to providing existing car parking, new proposals must include a reserve of spaces that can be used as pay and display or similar for visitors/services etc
Street life• Plan should maximise the number of new homes that
are able to have their own front door onto a street or external entrance space
Scenario 1: Lanes and Courtyards Scenario 2: Landscaped Avenues
Your Priorities/ PreferencesPedestrian Route
Vehicular Route
Parking
Private Space
Communal Space
Public Space
New Homes (4 Storeys)
New Homes (4-6 Storeys)
New Homes (8-14 Storeys)
Key (same for both scenarios)
LET US KNOW IF THESE IDEAS & THEMES FEEL
RIGHT FOR WESTBURY
At the exhibition we asked people what their preferences were across three themes to help shape how the design proposal and brief is developed. Let us know what you would prefer.
Timetable of Upcoming ActivitiesDate Activity Where When Led by
Saturday 26th September
Study Trip to other estate projects (must confirm attendance)
Visiting 4 housing estates in East London.
10.30 - 4.30pm
Metropolitan Workshop & make:good
Thursday 8th October
Workshop 5: Height, Size, Shape
Amesbury Tower TRA Room
6.30 - 8.30pm Metropolitan Workshop & make:good
Saturday 17th October
Exhibition 2: sharing scenarios & final draft objectives for cabinet paper.
Amesbury Tower TRA Room
12pm - 4pm Metropolitan Workshop & make:good Lambeth will also be available for a drop in Q&A.
Project AimIn July every household will have received a letter from Lambeth Council confirming they are moving ahead with a regeneration scheme on the Westbury Estate. This will involve the building of new homes and very likely the demolition of existing buildings. When referring to demolition, which buildings and how many buildings is not yet decided nor is the exact number of homes. However, it is known that the tower blocks will not be demolished.
Workshop AimAt the first workshop three aims were agreed for the workshops:1. To explore how many homes could be built & the amount of demolition required to create a new high quality neighbourhood at Westbury. These ideas will influence the objectives set out within the board paper submitted to Cabinet in November 2015.2. To build skills within residents to participate in the ongoing design process for the estate.3. To share information gathered in the workshops across Westbury Estate so that as many people as possible are aware of what is happening.
Cabinet PaperThe cabinet paper that Lambeth will be preparing for 9th November will contain masterplan objectives for the Westbury Estate. These will include information such as:• How many new homes Lambeth
will aim to provide.
• The extent of any demolition required.
• Key features to be retained.• Key guarantees for residents.• A residents brief for
regeneration.
This newsletter contains a draft version of the residents brief and two scenarios for approaching regeneration. We are inviting feedback on these until the 8th October. This feedback will be incorporated into the information shared at the exhibition on the 17th October.
Following October’s exhibition the final deadline for providing feedback to the council on these objectives will be 23rd October.
Other QuestionsWe are aware that there are lots of other questions around how this will impact on existing tenants and leaseholders and Lambeth have held two drop in sessions to answer questions. If you would like to speak to representatives from Lambeth they will also be available at the exhibition on the 17th October to answer questions.
Useful DocumentsWe have set up a dedicated website and uploaded some background documents people may find useful including:• Draft Information for
Secure Tenants including key guarantees from Lambeth
• Draft Information for Homeowners including key guarantees from Lambeth
• Westbury Estate Housing Needs Survey
• Frequently asked questions for Lambeth Council answered by Julian Hart.
Further CommentsThe exhibition was attended by 27 residents and 2 ward councillor. Kay Hughes, your independent design advisor also attended the workshop and exhibition.
We know that people who attend these sessions will not be elected representatives of the estate therefore please submit additional comments via:
In Writing: complete the enclosed feedback form and drop it into the concierge at Amesbury Tower before 8th October.
Phone: 0203 725 7629
E-mail: [email protected]
Online: www.westburyestate.co.uk/commentswww.facebook.com/WestburyEstate
Or come along to the next workshop on Thursday 8th October.
STUDY TRIP26th September 2015
Bus will leave from outside Amesbury
Tower at 10.30 am & drop off at 4.30pm