Camden Council’s statutory consultation is open, you can view the Planning Application for the O2 Masterplan Site and submit any comments via the planning portal by using reference 2022/0528/P.
CONSULTATION SO FAR
Four rounds of consultation
Over 2,000
people have provided feedback so far
Over 300,000
people reached through social media
Over 63,000
flyers or newsletters sent
Over 320
attendees at 9 workshops and webinars
16
meetings with local groups and representatives
400 people
presented to at Camden’s Development Management Forum
How have we responded to your feedback?
This masterplan has evolved through an ongoing conversation with the local community and our latest updates reflect what we have heard from you over the last few months. We know that the number of new homes and the impact on local public transport are of particular concern and we have taken great care to address both these points.
You Said
We did
Improved station
access and concerns about overcrowding
are key local issues.
➔
We will be safeguarding space for and contributing financially to station access improvements. We are working closely with Transport for London to ensure that local concerns and issues are addressed.
You are concerned about the heights and number of new homes.
➔
We have now reduced the number of new homes to 1,850 and the height has been distributed to ensure the open spaces are light and welcoming and the scheme can deliver the important community benefits.
Prioritise social benefits in the early phases of development.
➔
We have added a new green space and community centre to the first phase and will deliver 35% affordable housing in each phase.
70% of you told us you wanted a supermarket.
➔
We will provide space for a supermarket in the new town square at the Finchley Road end of the scheme.
48% of you want a cinema and 38% asked for a gym.
➔
We will have space for both a new gym and cinema
within the scheme.
58% of you wanted us to prioritise wild biodiverse gardens in the landscaping.
➔
Landscape architects EAST is designing biodiverse green spaces and working with the London Wildlife Trust to ensure this is part of the scheme.
MASTERPLAN EVOLUTION
The masterplan has been through several stages of design and has evolved in response to your feedback and suggestions.
EARLY 2019
Camden’s draft Supplementary Planning Guidance identifies this site, including the O2 Centre, as an area for a new neighbourhood.
DECEMBER 2020
- O2 Centre brought into the site to create comprehensive masterplan
- Site increased to 5.73 acres
- 2,000 homes proposed
- Southern park route connecting Finchley Road and West Hampstead
- Community green and Finchley Road town square
JUNE 2019 – O2 Centre retained
- Residential development above current car park
- 3.25 acres
- 950 homes proposed
- Poor use of well connected site, no route through
- Priority for cars over pedestrians
- Poor ground level interaction and daylight
MAY 2021
- Number of homes reduced to 1,900
- Additional central green space in first phase
- Commitments to re-providing space for a supermarket, gym and cinema
- Focus on biodiversity in direct response to local feedback
- New health centre, community centre and other community facilities
THE CURRENT MASTERPLAN
The evolved masterplan responds to local feedback and brings together the principles of the vision, connecting Finchley Road and West Hampstead and providing much needed homes, public open space and retail, leisure and community spaces.
Much needed homes
- 1,850 homes to rent and buy
- 35% affordable homes
- 1, 2 and 3 bedroom family homes
Public open space
- Half of the site is public open space
- Green and biodiverse landscaping
- New community gardens
- New town square
Community facilities
- New multi-disciplinary health centre
- Community space
- Commitment to safeguard and contribute to station access improvements
Leisure and convenience
- Re-provision of valued facilities in the current O2 Centre including supermarket, cinema and gym
- Mix of retail and leisure facilities
throughout the site - Affordable workspace for local businesses
CREating A NEW mixed-use neighbourhood
Over the past year, we’ve been asking local people what they want to see here. We’ve built up a detailed picture of your priorities and have committed to providing:
A significant multi-disciplinary health centre, which we are speaking to the NHS and Clinical Commissioning Group about.
Affordable workspace for Camden’s entrepreneurs and start-ups.
New green spaces for people to meet friends, relax or play.
Gym and Cinema. Space for the leisure uses you told us were important.
New homes for local people including affordable and family homes
A supermarket. We’re in discussions with Sainsbury’s about their requirements.
Community and Youth Centre.
Cafes, restaurants and flexible retail spaces throughout the site.
Landscaping and public spaces
A key principle of the masterplan is to provide 50% of the site as public open space, something that is a hugely important part of making this a successful, biodiverse place. As part of the masterplan, we are proposing four major new public spaces:
Community Green
- 1 acre
- Open space for people to gather and dwell
- Surrounded by community facilities
- Play spaces for all ages
Tree-lined Park
- 1.2 acres
- Connects Finchley Road and West Hampstead
- New pedestrian and cycle routes
Central Square
- 0.4 acres
- Delivered in the
first phase - Added in direct response to feedback
- Growing and community gardening
- Play spaces
New Town Square
- 0.75 acres
- Surrounded by cafes, shops and leisure spaces
- Improved pedestrian route from Finchley Road
A focus on biodiversity and greening
This is an exciting opportunity to transform a tarmac car park into a green and sustainable place by:
Planting over 100 new trees and greenery across the whole site
Partner with London Wildlife Trust to ensure variety of planting, encouraging wildlife and best practice
Including play and
rest areas for people of all ages within the landscape
Adding smart drainage and flood mitigations, as well as design solutions like green roofs
A well connected and accessible place
The masterplan will provide an improved connection between Finchley Road and West End Lane with great pedestrian and cycle links, creating a safe and welcoming place that joins the area together. We are committed to safeguarding for and contributing to station access improvements for the local community.
MUCH NEEDED NEW HOMES
In the context of London’s current housing crisis, it is vital that new homes including affordable homes are delivered for local people. The site is identified by planning policy as being able to provide much needed housing for the area, and the masterplan proposals deliver quality residential accommodation in a mixture of tenures to ensure a diverse and inclusive community.
The masterplan will deliver;
- 1,850 homes –contributing significantly to Camden’s 10 year housing target
- Homes to rent
- Homes to buy
- Affordable homes to rent (35%) c.650 homes
- 60% low cost rent (c.390 homes)
- 40% intermediate homes to rent (c.260 homes)
- Efficient, safe and secure modern homes
- All homes will be designed to the same exemplar quality standards
- Outdoor spaces for residents, in addition to the 50% of public green space provided across the scheme.
- A mixture of housing types including studio, 1, 2 and 3 bed family homes
- Affordable homes have been refined in line with requirements of housing associations on Camden’s housing list
Indicative CGI of residential building
Indicative CGI of residential building
Example floorplan of a 1 bed home
Example floorplans of a 2 bed home
Example floorplan of a 3 bed home
Example floorplan of a 3 bed house
THE NEW BUILDINGS AND OUR APPROACH TO HEIGHT
The site is allocated in planning policy for a significant number of new homes for Camden including much needed affordable homes. Taller buildings mean we can use the rest of the site to create the green open spaces local people have told us the area desperately needs, as well as delivering other community benefits such as retail, leisure, a health centre and community centre.
A Key principles
The site is located between two railway lines, which means the distance between the nearest neighbouring properties and the proposed development is typically 60-100m. This helps to mitigate impact on the daylight and sunlight.
Taller buildings are placed on the northern parts of the site. This ensures that the new public spaces and courtyards will enjoy excellent sunlight throughout the year.
Including greater points of height in the north allows 50% of the site to be open public space whilst continuing to maximise much needed homes.
The heights of buildings at either end are a similar size to their immediate context, with taller buildings located at the centre where they sit further from their neighbours and at a lower topographical level to lessen the impact of their height.
Designing a new place
An important aspect of designing a new place is to ensure all people – existing communities and new residents – feel like they belong and that they are welcome to be there to explore and spend time.
AHMM, the architects of the scheme and Camden specialists, have worked hard to make sure this is a place that feels like part of local area by:
- Studying the architectural character of buildings and homes in the surrounding area to ensure that the new buildings will feel rooted in their context
- Creating variety in the architecture and design used across the site, always rooted in the character of the area, to generate the sense that the site has grown organically over time, to reflect how cities traditionally grow
- Using this variety to help people feel comfortable finding their way around and through the new neighbourhood, being able to note that ‘my building is the one with the red balconies’ or ‘I’m waiting for you by the curved wall’
Inspiration has been drawn from existing buildings in the local area
Key characteristics of the new place will include:
- Brick buildings of all colour and variety, built to last
- White stone banding and stucco plaster
- Details such as arches and decorative lintels
- Prominent residential entrances and a hierarchy of detail
Indicative CGI of residential building
Indicative CGI of the new town square
Energy and sustainability
O2 Centre framework approach
Sustainability is at the heart of the masterplan and this will be a green, sustainable and resilient place to live and visit for future generations. Our holistic framework approach considers sustainability across all parts of the site and at all stages of the life cycle of the masterplan.
Across the site, we will be:
- Retaining and re-using materials on site from the demolition of the O2 centre where possible
- Looking carefully at the materials we are using and ensuring they are as low carbon as possible and highly recyclable at end of life
- All-electric energy systems, which can use all renewable sources and won’t contribute to poor local air quality
- Planting over 100 new trees
- Swales (sunken marshy borders), green roofs and rain gardens will be included throughout the site
- We are working with the London Wildlife Trust to make this a really bio-diverse site, to attract bees and wildlife, whilst also significantly improving drainage
- Sustainable drainage and urban greening will reduce flooding risk. We are collaborating with a team of experts to challenge and push the masterplan so that this new neighbourhood becomes a green, sustainable and resilient place to live and visit for future generations
- Reducing car usage on-site will contribute to improvements to local traffic, noise and air pollution
To find out more about Landsec’s corporate commitments to sustainability and net zero carbon please check our website
MASTERPLAN BENEFITS
The masterplan has been through several stages of design and has evolved in response to your feedback and suggestions.
HOMES
-
1,850 new homes, contributing significantly to Camden’s 10-year housing target
-
35% affordable homes, 60% of which are low cost rent
-
Family homes accessible to Camden residents
-
Homes for rent available on long term tenancies
-
Commitment to offer homes to local people first
COMMUNITY
-
50% of 14.2 acre site provided as open public space
-
Co-creation with our local communities throughout the evolution of the masterplan
-
Community youth centre with community growing garden
-
Significant multi-disciplinary health centre
ECONOMY
- 150,000 sqft of re-imagined commercial,retail and leisure space
- Well loved local services offered at the current O2 Centre, including the supermarket, gym and cinema, replaced and complemented within the new scheme
- Creation of new, long term and varied job opportunities
- 2,500 sqft of affordable workspace
- Support for local start-up businesses
SUSTAINABILITY
- Holistic sustainability strategy with a focus on low carbon and the latest sustainable development practices
- Green and biodiverse landscaping and significant new green spaces for the area
- Retaining and re-using existing on site materials in any new development
TRANSPORT
- New and enhanced connection between Finchley Road and West End Lane
- Improving sustainable modes of transport in the area including walking and cycling
- We will be safeguarding space for and contributing financially to station access improvements. We are working closely with Transport for London to ensure that local concerns and issues are addressed
THE PLANNING APPLICATION
Planning Policy Context
The site is in the West Hampstead Growth Area and local planning policy (Camden’s Site Allocations Development Plan and the Neighbourhood Plan) sets out that it should:
- Optimise the potential of the site to provide new homes
- Create a residential-led, mixed-use development
- Ensure retail provision and open spaces
- Provide appropriate community facilities
- Contribute to and integrate with the streetscape
- Improve existing pedestrian conditions and provide improved cycle links
Planning Policy Context
The masterplan has a 10-15 year phased build programme. The detailed phase will start on site in c.2023. The initial masterplan planning application will cover the whole site with part submitted in detail and therest in outline;
Detailed Application
This comprises the first phase and will include detailed information of the building design and architecture
Outline Application
This compromises the second and third phases and will include parameter plans and illustrative design codes demonstrating how future development will be brought forward.
In due course each phase within the Outline will come forward for a Reserved Matters Application (RMA) to approve the full detailed design. Each RMA will be subject to its own consultation process. There will be a chance to comment on each new application in the future.
This is a common approach to large sites delivered over time as it allows a place to be created that is flexible and fit for the future.
HAVE YOUR SAY AND NEXT STEPS
Call us at 0800 3077 984
Download all of this information
Thank you for taking the time to visit the consultation. We’ve provided some more detail on what will happen over the next few months and how you can continue to have your say below.
We’ll keep the website and local residents regularly updated on the progress of the planning application and if you have any questions at all please do get in touch.
