"Aeroplane wing" fails to take off at 163 Iverson Road

With all the hullabaloo over the other development, my attention has been diverted from what's happening at 163 Iverson Road - the site of the former garden centre, and right next to the new Thameslink station.

The plans are now in for 33 flats and 3 houses on the site. When the developers presented their initial proposals at the Camden Development Forum back in early November, there was considerable resistance to the scheme overall, to some of the details, and in particular to the dramatic "wing" roof. 

Correspondence from the council's planning department suggests that planners were less reticent about the new look, and deemed it "exciting". However, when the final plans were submitted in December, the roof design had been watered down.

In fact, the developers have accommodated quite a lot of the issues raised both by Camden and by residents, including lowering the overall height. Obviously, those locals who objected to the whole concept are probably going to be disappointed.

The most interesting feature of the building is the southern elevation, where stilts have been used to create a dramatic railway view apartment.

southern elevation (with original roof design)

To see all the documents, head to Camden's planning database and enter 2012/0099/P in the Application number box, and then scroll down to find "View Related Documents". I recommend looking at the various Design & Access Statements for a good overview, the Appendices document, and the Ecological survey from page 24 onwards. Also, who knew a bat survey would cost £4,000?

Consultation closes on February 17th, and you can e-mail them to planning@camden.gov.uk.

187-199 West End Lane "non compliant" with London Plan

It looks like the proposed 203 unit development, of which more here and here, will have to go before City Hall. Camden has been advised to reject it because it does not comply with certain aspects of the London Plan. Having seen a tweet linking to this Hampstead & Kilburn Conservatives news item saying that "Boris objects" to the scheme, I did a little digging.

It's stretching it a bit to say he "objects". This is based on a report by the GLA's Development & Environment Directorate. The comments are advisory, and say that Camden must consult City Hall when it makes its decision on the application, at which point the Mayor can accept, refuse, or reassess the application. 

Before you all get too excited/angry/worked up, it's worth noting immediately that the scale of the proposed buildings is not the main concern (although the report talks about buildings 5 to 11 storeys high, when in fact the tallest building is 12 storeys high).

It is also worth noting that the issues raised by the Directorate are also deemed to be addressable. The recommendation is "That Camden Council be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 108 of this report; but that the possible remedies set out in paragraph 110 of this report could address these deficiencies".

If you want to read the whole document, then I've highlighted some of the key paragraphs, but paragraphs 108-110 are written out below (emphasis mine).

108 London Plan policies on noise, vibration, air quality, design, access, heritage, housing, affordable housing, climate change and transport are relevant to this application. The application complies with some of these policies but not with others, for the following reasons:

• Principle of development (non compliant): Further testing is required regarding the noise, vibration and air quality conditions created across the site, in particular at the western apex which is proposed to accommodate affordable housing.
  
• Affordable housing, mix, tenure and density (non compliant): Further testing of the appraisal has been commissioned by Camden Council. The findings will inform further discussion regarding these policy areas.
  
• Urban design (non compliant): further testing and analysis is required on the townscape and heritage views. The layout of block G needs further work.
  
• Access (compliant): the provision of wheelchair accessible homes, Lifetime Homes and disabled parking should be conditioned by Camden Council.
  
• Climate change mitigation (compliant): the energy strategy is broadly supported.
  
• Climate change adaptation (compliant): conditions should secure water use targets and green and brown roofs and walls.
  
• Noise and vibration (non compliant): the noise impact is a concern and mitigation and design measures need to be secured. The suitability of the site for residential, particularly and the western apex is being considered in further detail.
  
• Air quality (non compliant): air quality impact is a concern and is being considered in further detail.
  
• Transport (non compliant): a contribution to fund enhancements at West Hampstead station may be required. Clarification of the trip generation methodology and number of trips at West Hampstead station is also required. A more robust and coherent travel plan is needed with associated funding and targets including a monitoring strategy.

109 On balance, the application does not comply with the London Plan.

110 The following changes might, however, remedy the above-mentioned deficiencies, and could possibly lead to the application becoming compliant with the London Plan:

• Principle of development (non compliant): Further testing is required regarding the noise, vibration and air quality conditions created across the site, in particular at the western apex which is proposed to accommodate affordable housing.
• Affordable housing, mix, tenure and density (non compliant): The findings will inform further discussion regarding these policy areas.
• Urban design (non compliant): the design team should consider verifying the views from the south and provide commentary on any potential heritage impacts. The layout of block G needs further work.
• Noise and vibration (non compliant): the noise impact is a concern and mitigation and design measures need to be secured. The suitability of the site for residential, particularly and the western apex is being considered in further detail.
• Air quality (non compliant): the air quality information is being further considered by the CLA.
• Transport (non compliant): a contribution to fund enhancements at West Hampstead station may be required. Clarification of the trip generation methodology and number of trips at West Hampstead station is also required. A more robust and coherent travel plan is needed with associated funding and targets including a monitoring strategy. Construction discussions and conditions may be required further to advice from London Underground's infrastructure Protection Team.

Some of this is a dotting the i's exercise, but there are some more fundamental issues at stake such as the suitability of the western apex of the site (the bit furthest from West End Lane) for residential use, and specifically affordable housing (see paras 22-23 and 48-49 in the report). Personally, I'd like to see the methodology that suggests 203 flats will contribute just 42 more rush hour passengers on the tube (see para 83 and 100).

For those wondering about the height issue, the report seems to be choosing to stay out of that discussion. Here are the relevant paragraphs (original emphasis):

38 London Plan Policy 7.7 moves away from active encouragement to careful management of tall buildings and covers various tests for the location and design of tall and large-scale buildings. This proposal incorporates a number of large scale buildings rising up to 11 storeys [sic]. Policy 7.7 focuses on the impact on character by scale, mass or built form of a tall and large buildings and that they should relate well to form, proportion, scale and character of surrounding buildings, urban grain and public realm. Part B of the policy seeks that applications for tall or large buildings should include an urban design analysis that demonstrates the proposals form part of a strategy that meets the criteria in Part C and that this is particularly important where the site is not identified as a location for a tall or large building in the borough's LDF.

39 Camden Council's Development Management DPD (paragraph 24.10) notes that "Due to the dense nature of Camden with extensive range and coverage of heritage assets, such as conservation areas, numerous listed buildings and five strategic views and two background views crossing the borough, the Council do not consider that it is practical to identify broad areas either suitable, or not suitable, for tall buildings." The Council intend to test each case against design policy DP24 which covers the broad considerations of good design, scale, character and access.

40 Given the above, Part C of London Plan policy 7.7 becomes particularly relevant. Against the context of Part C, the proposal is within an area of intensification and partly within the town centre with good to excellent public transport access and therefore the principle of large scale buildings may be supported subject to other townscape considerations set out below.

What have I missed since January 23rd?

I've got over the snub of not being invited to Davos this year to join the world's most influential people. Nor have I been troubled by the ethics of accepting a large bonus from taxpayers, so all in all it's been a quiet week personally... but LOADS has happened in the area, so lets crack on!

On Monday, a Thameslink train overshot West Hampstead and had to reverse. Rush hour fun.

And on Tuesday, a motorbike caught fire on Shoot Up Hill. Luckily no-one was hurt.

Time is ticking on when you can submit your views on the 200+ apartment development on West End Lane.

West Hampstead's Placeshaping plan is available in draft form.

Local actor and author Edward Petherbridge (whose blog is a treasure trove of West Hampstead history by the way) penned an ode to Mill Lane.

Camden has had to axe the play service that accompanies the award-winning adventure playground in Kilburn Grange Park.

Remember the consultations over 20mph speed limits and two-way cycling on one-way streets? Some of it's being implemented, and some of it isn't.

A dog from Fortune Green was kidnapped, held for ransom, and then reclaimed in a police sting operation. It's really like we're living The Wire here.

Does this mean all dogs in the area are now shitting themselves in fear?

Movers and Shapers on West End Lane has a new physio service starting Feburary 8th run by HFS Clinics.

Karl Pilkington and Warwick Davis were filming in West End Lane Books on Friday.

Camden's "Impact of the Olympics on your business factsheet" doesn't mention West Hampstead - a key transport interchange - at all. Let alone the fact that nearby Wembley and Lords are both Olympic venues.

In Olympics and Jubilee year, the council is expecting a surge in temporary event notices, so plan ahead.

The Ham & High's Heathman diary has caught up with the late 20th century and gone online. It launched with a little West Hampstead story (albeit one that confuses Maxine Peake and Claire Skinner).

The issue of trees in Priory Road has been causing concern.

At least two (that I know of) #whampers have made it through auditions and will appear in the Olympics opening ceremony. Congratulations to Laura and Kate.

Those of you the Brent side of the High Road might be interested in this application to turn a 79 room hostel on Priory Park Road into a 176 room hostel.

The new Thameslink station was covered in The Architects' Journal.

Another global #whampgather took place - this time in Sydney.

@LuckyLuque is trying to start a Subbuteo league. If you have to ask what that is, then it's probably not for you.

I posted a few alternative local Valentine's Day suggestions - getting in early.

Coming up
Monday: Learn how you can contribute to The Winch. Maybe you don't think you have the skills it needs? Well, you probably do.
Tuesday: Nasim Ali, leader of Camden Council will hold his first ever webchat at 3pm and is soliciting questions.
Tuesday: #whampbooks From 7-9pm call in to West End Lane Books, where blog readers and twitter followers can get free wine and 20% of all books. Should be a great night.
Friday: Legendary Notting Hill born DJ Norman Jay plays his first London gig of the year at The Westbury.

Tweet of the Week

Consultation on 187-199 ends on Feb 14th

These plans went into the council before Christmas. If you've no idea what I'm talking about then gen up on the background, maps, pictures etc.. In a nutshell: 203 flats to be built on the land between the tube and overground lines to the west of West End Lane, fronted today by the shops from Café Bon to Michael Leonard Estates: 187-199 West End Lane. The image below also misses out the 6-storey longer-block of affordable housing at the back (left) of the site.

The planning documents are lengthy and incredibly detailed, To access the whole lot, you need to enter ref 2011/6129/P into Camden's planning search engine, click the application number when it comes up, and then click "View Related Documents". I've linked to a few of the critical ones below, and the main planning document is here - I've drawn your attention to some paragraphs with red borders

If you want to comment on the plans you need to do by February 14th. You can do so via the Camden planning site (it's easy enough to find). The sort of issues that have exercised people include:

• Height - at 12 storeys high, the middle tower will dwarf anything else in West Hampstead;
• Potential loss of daylight for houses close to the development (developer's report here);
• Whether the existing local businesses on the site will be allowed to continue operating until demolition is essential, whether they will be offered first option on the new commercial premises included in the proposals, and whether that would be at a reasonable rent (retail floor plans top left here, and see 6.30-6.33 in the main planning document);
• The impact on traffic and transport in the area, despite being nominally a zero-parking development (developer's report here).

There may be other issues you're concerned about - although do check the documents to see if they've already been addressed. It's probably fair to say that the plans are not going to be summarily dismissed by the planners. There is a need for housing, the land has aleady been identified as suitable for residential development, and it ties in with the London Plan that calls for 800 new homes around the stations in West Hampstead over the next few years. The details - especially the height - are up for debate though.

Local residents group WHGARA has been most vocal in its opposition to scale of the development, and is exhorting people to "Act now". Meanwhile, WHAT has posted its letter to Camden, which I've added to the comments below.

Update via Cllr Andrew Marshall (Swiss Cottage): The council’s email address for comments on planning applications is changing. From the end of January, use planning@camden.gov.uk.

Placeshaping - the draft report

If you've been following for a while, or have ever clicked that handy "Latest Planning News" link on the right, you'll probably have seen me talk about Placeshaping.

Here's the recap: Camden council is conducting "placeshaping" exercises in many areas of the borough in order to identify the concerns of locals and try and guide the planning and development of these areas to the extent they can. I have been fortunate enough to have been asked to participate in some of the meetings, and some of you have contributed with thoughts via this blog, which I assure you are read by the team drawing up the report.

Developing a unified place plan is not a quick process. The first meeting I attended was back at the end of June and now we're at the draft report stage. Kate Goodman from Camden, who is our Placeshaping officer, has given me permission to post this draft report, which is currently in two parts but will evenutally be merged.

As you read this, please do note that it is only a draft. Your comments though (perhaps not on any typos) are actively welcomed, especially on the second part which outlines the vision and action plan. Reference copies are also available for viewing at West Hampstead Library.

I've ringed in red some of the more interesting bits (you may disagree with what's "interesting") for those of you who just want to get the basic idea. The major issues covered are planning, and especially the large developments in the pipeline, the local retail environment, public services , green spaces, and movement between stations. Although parking is discussed, it's notable that no mention is made of whether parking for the local shops might be addressed, despite it being raised regularly by local businesses as a key issue in boosting visitor numbers to the town centre (as it's called). It's also a shame that The Winch doesn't get a mention in the youth services discussion despite being relatively close by, especially for people living the Swiss Cottage side of West Hampstead.

Click the little cloud icon to download the document, or the document title above the slides to go to the web version.

West Hampstead Place Plan Pt 1 - DRAFT

West Hampstead Place Plan Pt 2 - DRAFT

If you're interested in being involved in the next meeting, which is planned for the next couple of weeks, please contact Kate.

Love is in the air

I realise that V-day is still more than two weeks away, but if I don't write this now I never will.

If you're the sort of person who goes for the typical dinner for two on Valentine's Day then you shouldn't need my help. Haul yourself along to one of West Hampstead's many dining options and let nature take its course over a bowl of pasta (Spiga), a plate of salmon (The Wet Fish Café), a hearty boeuf bourgignon (Mill Lane Bistro), wild boar sausages (Walnut), or a seafood platter (Hidden Treasure).

If, however, you're a bit "yawn" about V-day, but still like the idea of doing something nice for the one you love - or the one you'd like to love - without having to avert your eyes from salivating couples then here are a couple of ideas. They do require you to pootle over to Hampstead - but nothing's too much trouble right? Right?

Love film?
First up, on V-day itself, why not whisk your date off to a screening of one of the greatest films of all time? The Hampstead Film Society (yes, there is one, and it's not run by some octogenarian luvvie) is screening Chinatown on its 15' wide screen. Head over to Hampstead Town Hall (213 Haverstock Hill in Belsize Park). You can take the C11 'cos nothing says "I love you" like a ride on a London bus. It starts at 7pm.

You can become a member of the HFS for £15/10conc. and then it's £4 a screening, or as a one-off it's £7 a film. There's a bar so you can get your date tipsy. Not that you would.

Not into film? Well it's not about you is it? Hmmm? Chinatown is one of my all-time favourites, and if you've not seen it I recommend it wholeheartedly. Luvvie duvvie it ain't.

Love music?
If you're after something a little less rough around the edges than a classic film noir then I have another suggestion. This is actually on the Sunday before Valentine's - and there's a special offer for West Hampstead Life readers. Oh yes.

At Burgh House in Hampstead, there's a Valentines Champagne Concert on Sunday 12th Feb. Actually there are two: one at 3pm and one at 7pm. "Debonair pianist" and "self-confessed romantic" Warren Mailley-Smith will perform a selection of classics "guaranteed to tug at the heartstrings". The concert will include Chopin, Grieg and Prokoviev, finishing with  Gershwin’s famous Rhapsody in Blue. And you get a glass of champagne.      

As an avid reader of West Hampstead Life, you also get a 10% discount. Come. On.
Click here for the 3pm performance.
Click here for the 7pm performance. 

Love truffles?
Before settling down to the sociable sounds of Warren, why not start your Sunday off with a chocolate truffle workshop. We all know someone who likes a truffle after all. The workshop will be held at Bake-a-boo on Mill Lane from 10:30am-12:30.

You will, apparently, "create a rich and delicious truffle mix base and then flavour your truffles using natural flavours such as orange, mint and ginger." So far so good.

Then, while your truffle gets hard in the fridge, "you will make a beautiful box from scratch to present your truffles in and decorate this using Alice's collection of rubber stamps and inks." Alice is running the show, in case you wondered.

"Then you will expertly [this is someone who's never seen me in the kitchen] roll each of your truffles and coat each in a range of coatings such as cocoa, nuts, ginger biscuit crumbs, chocolate etc. You will leave the workshop with at least 8 gorgeous truffles in a beautiful box, perfect for a valentines gift for a loved one."

The whole truffle shindig costs £36 and includes tea and scones. Book online.

What have I missed since January 16th?

While royal yachts came and went, what was floating your boat in West Hampstead?

There was a major fire in the Taplow tower in Swiss Cottage. Candles and a lot of newspaper were believed to be the cause of the accident on the 17th floor last Monday. Amazingly, no-one was hurt after fire crews evacuated 130 people from the 22-storey building.

Sustaninable development initiative Transition West Hampstead relaunched with a grow-your-own food project, and a "draught-busting" scheme for locals in older houses, especially with sash windows.

The deadline for submitting your views on the 187-199 West End Lane Ballymore development draws nearer. More on the blog this week.

An appeal was launched to raise £60,000 for a local child to have an operation in America so he can walk.

After yet more glorious sunrises and sunsets, there's now a West Hampstead Views Pinterest page that collects some of the best (and a few other local snaps).

Those of you in Brent no longer need to separate your recycling.

Peacocks, with stores on Kilburn High Road and Finchley Road, went into administration. It is hoped that it will be sold as a going concern and the shops will remain.

Part of West End Lane was resurfaced after contractors used the wrong type of tarmac first time round.

A man suffered a cardiac arrest by Kilburn High Road station on Friday.

BBC legal drama Silk took over The Wet Fish Cafe for filming on Wednedsay.

The Kitchener is on Twitter @JNCookshop.

New restaurant Sea Lantern has closed already!

Tom enjoyed his Priory Tavern tart.

Coming up
Jan 31st Whampbooks at West End Lane Books: 7-9pm, 20% of all books, and free wine!

Tweet of the Week