Previous Exhibition

This is the feedback from our earlier Blackhorse Road scheme public consultation held on 13th/14th/15th.

Below are the issues raised by category and London Wide Initative's response.

Housing Mix

Issue: The housing mix should encourage sustainable, balanced communities.
Response: The LWI aims to substantially increase the supply of housing in London, particularly affordable and key worker housing, and to create sustainable communities.

Issue: There needs to be a focus on larger-sized, family homes.
Response: Government policy is to maximise density on brownfield sites in suitable locations. There will be a mix of flats including a proportion of family-sized units.

Issue: Affordable housing is needed but it should be of a high quality.
Response: All the housing, both private and affordable, is of an attractive and distinctive design and will be of high quality

Infastructure

Issue: Consideration should be given to the increased pressure on local educational provision.
Response: The developers will mitigate any impact from the development through Financial Contributions, which will be agreed with the Council and used for, e.g. education.

Issue: Will there be any retail outlets?
Response: No. This part of the Blackhorse Lane regeneration area is identified for residential redevelopment.

Issue: Low water pressure, drainage and the flood plain are concerns
Response: Discussions are taking place with the Environment Agency and local utility companies. We have undertaken a flood risk assessment and will be looking at Sustainable Urban Drainage measures to reduce the risk of flooding and process rain and waste water.

Access and Transport

Issue: The proposed access on Hawarden Road and Edward Road is not viable.
Response: The Council’s highway’s department has confirmed that the predicted traffic flows are satisfactory and would not adversely impact on Hawarden Road or other local residential streets.

Issue: There will be increased congestion along Blackhorse Road and local feeder roads.
Response: Detailed technical work has been carried out to assess the likely traffic impact. The assessment assumptions have been discussed with and agreed by the
Council’s highways department; this work will be presented in the Transport Assessment to be submitted with the planning application.

Issue: Need to improve cycle and pedestrian path network.
Response: The scheme will include a number of measures to reduce private car use and encourage alternative sustainable modes of transport, particularly cycling and walking.

Parking and Public Transport

Issue: One parking space per household is not enough. Every household will have at least two cars.
Response: Car parking has been limited to approximately 30%, i.e. 1 space for every 3 dwellings, with priority given to providing parking for wheelchair accessible dwellings and family housing. A total of 124 car parking spaces
are proposed; this will result in fewer car movements generated by the scheme.

Issue: Residents will be unable to apply for on-street parking permits for the local CPZ.
Response: A draft Travel Plan will form part of the planning submission. This will show how residents can be encouraged and supported to make sustainable travel choices.

Issue: Car ownership should be discouraged
Response: The KLA will be making a financial contribution towards local improvements in public transport, as well as walking and cycling improvements.

Issue: The underground is running overcapacity.
Response: Discussions have taken place with TfL and they have not expressed a concern in relation to the capacity. Ongoing Victoria Line upgrades, future increases in train frequencies and the introduction of new rolling stock will increase capacity at Blackhorse Lane Station.

Issue: Support for car club
Response: The project team welcomes support for a car club, which is a planned innovation to support sustainable transport needs.

Layout and Design

Issue: The number of storeys is too high.
Response: For the rationale behind our decision to go for high-rise landmark buildings, please see Planning Context.

Issue: The built design looks basic at present.
Response: The initial design concepts at the first exhibition were deliberately basic. Please see the more detailed proposals we are now putting forward.

Issue: The tallest block should be situated at the Blackhorse Road end, not by the park.
Response: We believe that the site merits a landmark building acting as a gateway to the area from the east.

Issue: The design does not connect or integrate with the existing area.
Response: The design takes account of the existing built form to the south, the scheme is reduced in scale to be in context with the existing area but it is unreasonable to expect this to be replicated throughout the site. This would also be incompatible with the local and London Plan policy.

Issue: The development is too dense.
Response: The site is allocated for residential development and is also in one of London’s main growth areas. It is close to transport links and it is therefore appropriate to seek to achieve high densities in line with current government policy. The site is in one of the Mayor’s Opportunity Areas, where a site’s potential should be maximised.

Issue: Will the estate office be preserved?
Response: No, the former Estate Office will be removed and redeveloped.

Issue: Needs to be consideration shown for local heritage in scheme proposals
Response: From the south, the scheme will reflect the existing two-storey buildings. However, the site represents an opportunity for a landmark building in this key regeneration area.

Issue: The design should achieve high standards of environmental sustainability.
Response: The architects are aiming to exceed Code Level 3 of the Code for Sustainable Homes which exceeds EcoHomes very good.  KLA is committed to sustainable development in terms of methods of construction, energy efficiency and use.

Community Facilities / Provision

Issue: What level of community green / open space is to be provided?
Response: ‘Homezone’, private gardens, communal gardens and balconies respond to the aspirations of the UDP. The communal gardens will provide a significant amenity space for residents. The design and mix of the gardens, providing both hard and soft surface paving, trees and benches, will ensure that the areas are well used throughout the day.

Issue: What will happen to the existing football pitches?
Response: The application site does not include the playing fields site.

Issue: Will there be a community and/or youth centre?
Response: The site will not provide a community centre.