Welcome

Welcome to our exhibition

outlining the proposals for the
redevelopment of the sites on
Scrubs Lane, known as North
Kensington Gate.
North Kensington Gate is the name
given to the two parcels of land at
the eastern boundary of the Old
Oak and Park Royal area which
are beingpromoted by Aurora
Developments Limited.
We are excited to be bringing
forward proposals for these sites
and are aiming to be one of the first
applications in the Old Oak and
Park Royal area, which is the largest
regeneration site in the UK.

This consultation event is being held

to provide you with the opportunity to
view and comment on the proposals.
Your feedback is very important to us.
The development team will review
all comments to see whether we
can incorporate them into the
finalproposals.
Members of the project team are
in attendance today to answer any
questions you may have. Feedback
forms will be available once you have
viewed the material on display. Please
take the time to provide us with your
comments so that the team can ensure
that all feedback is properly recorded.

Our proposals include:

T
 ransformation of this part of Scrubs Lane which is mindful of the
surrounding context and launches a coordinated approach to placemaking;
A
 mix of high quality new homes, including affordable housing, which
London desperately needs;
N
 ew retail and commercial space at street level to provide active frontages
on Scrubs Lane;
C
 reation of new high quality public realm through a comprehensive
approach to landscaping; and
A
 landmark development of the highest standards of design at this
important entrance to the Old Oak and Park Royal area.

www.north-kensingtongate.co.uk

The Sites

Aerial view of sites

North Kensington Gate is the name given to the two parcels of land
located at the eastern boundary of the Old Oak and Park Royal area.
The sites are situated on the eastern
side of Scrubs Lane (A219). They form
the boundary of the Old Oak and
Park Royal area, connecting South
Harlesden and North Kensington.

The south site is comprised of the land

at 115-129A Scrubs Lane, which is
located at the gateway of the Old Oak
and Park Royal area, north of the Mitre
Bridge. The site is occupied by light
industrial and storage units.

The north site comprises the land

at 93-97A Scrubs Lane and marks
the junction between Scrubs Lane
and Hythe Road. The site is currently
occupied by light industrial units.

The proposals are being promoted by

Aurora Developments Limited, who are
seeking separate but complementary
detailed planning applications for each
of the sites.

Wormwood
Scrubs
St Marys
Catholic Cemetery

South Site

North Site

b
cru

n
La

cargiant

Proposal sites, east of Scrubs Lane

www.north-kensingtongate.co.uk

The Old Oak and Park Royal area

Old Oak and Park Royal Development Corporation Boundary Map

The North Kensington Gate sites are located at the eastern boundary
of the Old Oak and Park Royal area.
The Old Oak and Park Royal area is
set to be the UKs largest regeneration
project and is managed by the Old
Oak and Park Royal Development
Corporation (OPDC), which came into
effect on April 1st 2015.
New High Speed 2, Crossrail and
Overground stations will make Old
Oak and Park Royal one of the most
connected places in the UK. The OPDC
was set up by the Mayor of London to
use this opportunity to create a thriving
new area in the city; somewhere people
will aspire to live, work and play.
As the local planning authority for the Old
Oak and Park Royal area, the OPDCs
vision is to create and deliver homes and
jobs to facilitate Londons growth and
enhance Londons competitive position in
the global economy.

Their mission is to capitalise on

the significant HS2 and Crossrail
investment at Old Oak Common to
drive forward the delivery of high
quality homes and jobs to facilitate/
contribute to Londoners and UK
growth and global competitiveness.
The North Kensington Gate project
team has met with the OPDC and the
LB Hammersmith and Fulham from an
early stage to discuss our proposals.
We have been working with the OPDC
to ensure that our plans for North
Kensington Gate work within the
OPDCs Local Plan framework and
guidelines for the wider Old Oak and
Park Royal area and help to deliver the
vision set out in the London Plan and
OPDCs Local Plan for 25,500 new
homes and 65,000 new jobs.

Old Oak and Park Royal Indicative Masterplan Overview

www.north-kensingtongate.co.uk

Opportunities and Considerations

The sites offer an opportunity to deliver residential-led developments
that would positively contribute to the new neighbourhood at Scrubs
Lane and the wider regeneration of the Old Oak and Park Royal area.
The proposals include new homes,
high quality commercial/retail space,
new open space and improvements to
the public realm.

In formulating the proposals for both

the north and south sites a number of
opportunities and considerations have
been considered:

Proposed Conservation
Area Extension

Activate Street Frontage

Potential pedestrian connection
through to cemeteries

St. Marys Cemetery

Conservation Area

Improve Setting of
Canadian War Memorial

Canadian
War Memorial

Create New Public Space

Illustrative OPDC
Masterplan

Illustrative OPDC
Masterplan

Activate Street Frontage

Create New Public Space

Site Opportunities

Opportunities
A landmark building of the highest
standards of design at the south site
to celebrate the entrance into the
Old Oak and Park Royal area
High levels of connectivity, situated
on one of the major routes through
the Old Oak and Park Royal area,
with close proximity to existing
pedestrian, cycle and bus routes
Access to new public transport links,
including HS2 and Crossrail
Improvements to the setting and
potential links to St Marys Cemetery
Significant improvements to the setting
of the Canadian War Memorial
Improved street frontage along
Scrubs Lane
Transformation of this part of
Scrubs Lane using hard and soft
landscaping to create a more
pleasant and open street for
pedestrians

View from Mitre Bridge

Grand Union Canal

Paddington Branch
Conservation Area

Site Considerations

Considerations
The views and opinions of existing
residents and businesses in the area
The relationship of the sites to the
wider Old Oak and Park Royal area
and neighbouring uses
Nearby Conservation Areas
including St Marys, Kensal Green
Cemetery, Grand Union Canal
andthe proposed Cumberland
ParkFactory
Existing traffic and rail conditions

View from St Marys Catholic Cemetery and

Canadian War Memorial

www.north-kensingtongate.co.uk

Proposals North Site

St Marys Cemetery
Lobby

Potential
pedestrian
connection

St Marys Cemetery
Apartments

Residents
Terrace
Cafe
Cycles

Scrubs Lane

North Plot - Ground Floor Plan

The north site marks the junction

of Scrubs Lane and Hythe Road,
one of the key access routes into
the centre of the Old Oak and
Park Royal area.
We propose a single building of varying
height. The southern part of the building
would be 11 storeys, dropping to 4
storeys with a planted roof terrace at the
northern elevation in order to respond to
the scale of the proposed Cumberland
Park Factory Conservation Area.
The proposals are for a residentialled scheme which would provide
approximately 48 new homes, including
a mix of one, two and three bedroom
apartments to provide for a range of
housing needs.
Additionally, approximately 130m2
of commercial/retail floor space is
proposed at ground floor level, to
create an active frontage on Scrubs
Lane at this important junction.

Illustrative View - Hythe Road

Scrubs Lane

North Plot - Typical Upper Floor Plan

Given the future public transport

provision close by, it is proposed
thatthe north site development
will becar-free with no parking
providedon-site. A safe and
secure cycle store for residents will
be provided at the ground level
withaccess from the street.
We believe the site offers a
uniqueopportunity to create a
new pedestrianaccess to St Marys
CatholicCemetery which would
greatly improve pedestrian connectivity
with public transport links. We are in
outline discussions with the cemetery
authorities regarding this idea.
The quantum and form of affordable
housing is to be determined subject
to viability and discussions with the
Planning Authority.

Illustrative View - Scrubs Lane

www.north-kensingtongate.co.uk

Proposals South Site

Illustrative View - Mitre Bridge

The south site effectively marks the southern gateway to the Old Oak
and Park Royal area and has been noted in the OPDC Supplementary
Planning Guidance as a location suitable for taller buildings.
The proposals seek to deliver a
landmark development to celebrate
theentrance to this new area of London
at the meeting of the Grand Union
Canal and the Mitre Bridge. Using high
quality architecture and taller building
height, the proposals would define the
entrance into the new neighbourhood
and would assist in orientation across
both the local and wider area.

The scheme includes a mix of building

heights in order to create a pleasing
streetscape which reflects the design
aspirations of the OPDC. The tallest
part of the building towards the south of
the site is 25 storeys, dropping down to
6 storeys and 8 storeys at the north end.
The lower storey heights are topped
with planted terraces to provide amenity
space for future residents.

Illustrative View - Scrubs Lane

www.north-kensingtongate.co.uk

Proposals South Site

St Marys Cemetery

Gym
Cafes/
shops/
offices

Cycles
Lobbies

Scrubs Lane

South Site - Ground Floor Plan

The proposals for the south site are for a residential-led scheme which
delivers approximately 183 new homes providing a mix of housing
including one, two and three bedroom apartments to meet a range of
housing needs.
The quantum and form of affordable
housing is to be determined subject
to viability and discussions with the
Planning Authority.

Apartments

The proposals include approximately

420m2 of flexible ground floor
commercial/retail space creating
an active and engaging frontage
on Scrubs Lane as you enter the
regeneration area.
The site is proposed to provide
30car parking spaces for residents
(0.2 spaces per home). The car park
will be located in the basement of
the buildingand will be accessed
by a dedicated vehicle ramp from
Scrubs Lane. A separate safe and
secure cyclestore for residents will
be provided at the ground level with
access from the street.

Scrubs Lane

South Site - Typical Lower Floor Plan

The building is deliberately set

backfrom the boundary of the site
to provide green space for residents
amenity and to improve the setting
of the Canadian War Memorial and
the public realm on Scrubs lane. The
addition of street trees on Scrubs Lane
and flexible dual aspect commercial
units will add to the character of Scrubs
Lane with pedestrians able to view
through the units to the garden at the
rear of the building.

Apartments

Residents Pavilion

Residents Roof Garden

Scrubs Lane

South Site - Upper Floor Plan

www.north-kensingtongate.co.uk

Design and Materials

South Site
The building has been designed
to use materials sympathetic to the
surrounding area, including use
of masonry frames to relate to the
Portlandstone found within St Marys
Catholic Cemetery and profiled metal
panels within the taller element of
the building to reflect the industrial
character of the area immediately
south of Mitre Bridge. The building will
use a variety of materials and subtle
variations to colours to provide an
interesting street scene.
The lower element of the building
will have inset balconies to provide
privacy, while the tower element will
have projecting corner balconies to
provide spectacular 270 degree views
of London.

South Site - upper block proposed materials

Example of local portland stone

South Site - lower block proposed materials

North Site
The building will be brick with precast
concrete lintels and deep windows
to respond to the character of the
adjacent warehouses.

North Site - proposed materials

The top of the building will be

articulated by a colonnade
linedterrace.

Example of local
brick design

www.north-kensingtongate.co.uk

Townscape

View from Canadian War Memorial, existing and proposed

Height of the proposals

The proposals have been designed to
contribute to the wider townscape of this
side of the Old Oak and Park Royal area,
whilst responding to the setting of the sites.
A taller development has been used
to deliver the housing and design
aspirations in accordance with the
objectives of the draft Old Oak and
Park Royal Opportunity Area Planning
Framework, whilst being mindful of the
surrounding context.
Although separate applications, the
proposals for both sites have been
designed to complement each other.
A variation in heights across both
sites has been designed to provide an
interesting and varied streetscape whilst
responding to the composition of the
buildings when viewed from the nearby
designated heritage assets.

Design and heritage assets considered
include:
St Marys Conservation Area, which
includes Grade II Listed mausoleums
and monuments;
Grand Union Canal Conservation Area;
Cumberland Park Factory Conservation
Area; and
Kensal Green Cemetery Conservation
Area, a Grade I Registered Park
and Garden which includes the
Grade I Listed Anglican Chapel and
both Grade II and Grade II* Listed
mausoleums and funerary monuments.

North
Site

Future
development
by others

Canadian War Memorial

Detailed consideration has been
giventothe positioning of the
proposedbuildings and the provision
of open space, particularly at the
south site where a linear view exists
between ashort avenue of trees and
theCanadian War Memorial in St
Marys Catholic Cemetery.
The design seeks to significantly improve
the current setting of the Canadian
War Memorial. At present the existing
industrial buildings are tight against the
boundary with the Cemetery and the
Memorial. By moving the building line
back from the site boundary, increasing
the open space around the Memorial
and providing a thicket of trees and
planting, the proposals will improve
the setting to form a more appropriate
natural backdrop.

Verified Views

South
Site

Future
development
by others

Site elevation

www.north-kensingtongate.co.uk

Landscaping and Public Realm

Landscaping forms a key part of
the proposals for both the north
and south sites.
Using new pedestrian links, public and
green spaces, with a mix of soft and
hard landscaping, the proposals seek to
contribute to the new neighbourhood at
Scrubs Lane and respond to the setting
of the cemeteries to the east.
The proposals will improve the
current streetscape, providing active
frontages along Scrubs Lane through
commercial space, new planting and
hard landscaping to help build a new
neighbourhood.
Green space is proposed in locations
to improve the setting of the cemetery
and the Canadian War Memorial. By
moving the building line further away
from the site boundary at the south site,
the proposals will provide new green
space for private amenity use which will
include a mix of planting to improve the
setting of the Memorial.
Landscaped terraces and green roofs
are proposed at both sites to provide
private amenity space for residents
whilst contributing to the overall
biodiversity of the sites.

Landscaping views of the sites

North site - Roof Terrace

South Site - Upper Roof Terrace

South Site - Lower Roof Terrace

www.north-kensingtongate.co.uk

Context

Old Oak and Park Royal

Development Corporation (OPDC)
The OPDC is the Mayoral
Development Corporation which was
established as the lead planning,
development and regeneration
authority of the Old Oak and Park
Royal area.
There are a number of development
sites and a variety of landowners
within the OPDC boundary, who will
be bringing forward proposals.
OPDCs draft Local Plan for the
OldOak and Park Royal area
provides guidelines on planning
applications and development within
the boundaryarea.
OPDCs Draft Local Plan sets out the
vision for the delivery of 25,500 new
homes and 65,000 new jobs across
the Old Oak and Park Royal area.
OPDC is working with developers to
ensure that their proposals work within
the wider context of the Old Oak and
Park Royal area.

North Kensington Gate

North Kensington Gate is the name given
to proposals for the two parcels of land
located at the eastern boundary of the
Old Oak and Park Royal area.
The North Kensington Gate is divided
into a north site and south site, and are
owned by Aurora Developments Limited
who are bringing forward proposals for
these sites.
The North Kensington Gate project
team has met with the OPDC from an
early stage to ensure that our plans for
North Kensington Gate work within the
OPDCs Draft Local Plan framework
and guidelines for the wider Old Oak
and Park Royal area and help to deliver
the vision set out in the London Plan
and OPDCs Local Plan for 25,500 new
homes and 65,000 new jobs.
The North Kensington Gate project team
has met with other developers including
the owners of the Old Oak Park /
Cargiant site to consider how our site fits
in with other development proposals.
We are anticipating submission of
planning applications for the north
siteand south site to the OPDC in
Summer 2016.

Planning Policy Context

Pleasant street, respectful of surrounding heritage asset, high quality
publicrealm
 Residential-led development, alongside the retained heritage of the former
Cumberland Park Factory
High levels of overlooking onto the street and active frontages at lower level
New and improved connections into Old Oak North, St Marys Cemetery to
Grand Union Canal and Kensal Canalside
 Opportunities for taller elements on Scrubs Lane where they achieve highest
standards of design and are mindful of the surrounding context
 Deliver a coordinated approach to place making
The Old Oak and Park Royal Opportunity Area
Planning Framework (OAPF) November 2015
OPDC Draft Local Plan February 2016

www.north-kensingtongate.co.uk

Transport and Servicing

Potential
pedestrian
connection

St Marys Cemetery

Plant
Commercial
Cycles

Bin Collection

Bin Store and

Collection

Ramp
Lobby

Cycles

Loading Pad

Commercial
Loading Pad

Scrubs Lane
Scrubs Lane

South Site Ground floor plan

North Site Ground floor plan

Transport
The sites are located within the Old
Oak and Park Royal area, which
will be a hub of public transport.
The opportunity area presents an
exciting prospect as the location where
Crossrail meets HS2, and will deliver
new transport links including a new
London Overground station, new
and enhanced bus routes, and cycle
improvements. These improvements
will greatly enhance the opportunities
for future residents to travel directly
to a range of local, regional, and
national destinations.
The Old Oak and Park Royal area
is also proposed to accommodate a
variety of new facilities and amenities,
which will be accessible from the sites
by walking and cycling. This in turn
would reduce the overall need for
future residents to travel outside of the
Old Oak and Park Royal area.
Both sites will be accessed from Scrubs
Lane. This will reduce the existing
vehicular access points from Scrubs
Lane. The north site will be car
free, whilst the south site will have
a low level of on-site car parking, in
accordance with current and emerging
local and regional policy to encourage
travel by sustainable means.

This is further promoted by cycle

storage facilities proposed at both
sites, providing for one bicycle
space per bedroom, in line with the
aspirations of the London Plan.
Both sites will improve pedestrian
links and experience on Scrubs Lane,
which is one of the major highway
corridors through the opportunity area.
The proposals would provide more
attractive footways through pavement
widening and landscaping. This
will assist and facilitate the OPDCs
aspirations to ensuring enhanced
pedestrian links to the west and into
the heart of the opportunity area
towards the proposed public transport
and other facilities.
Servicing
The proposals are for both sites to be
serviced off of Scrubs Lane. A loading
bay is proposed at both the north site
and the south site, in order to bring
servicing vehicles (such as refuse
lorries) off of the road to minimise
disruption to traffic along Scrubs Lane.
Bin storage facilities will be included
on the ground floor at the north site
and at the basement floor of the south
site, which will be brought up to the
ground floor on collection days.

30 Spaces
5 Wheelchair Spaces

Ramp

Bin Store

Bin
Store

Plant

Plant

South Site Basement floor plan

www.north-kensingtongate.co.uk

The Design Team

Aurora Developments Limited
Aurora Developments Limited is the
development company which has been
set up to promote the proposals for
North Kensington Gate.

The majority shareholder of Aurora

Developments Limited is PSP-Farman,
a multi-national construction company
with vast experience across Europe. For
more details of PSP-Farman, please
visit: www.psp-farman.com.

Allies and Morrison

Allies and Morrison is an award-winning
architecture and urban planning practice
based in London. Frequently recognised
by the Royal Institute of British Architects
(RIBA) Awards and twice shortlisted for
the Stirling Prize.

Royal Festival Hall

With experience of working

acrossLondon and internationally,
the practices work ranges from
architecture, interior design and
conservation to planning, consultation
and research.

Highbury Square

Townshend Landscape Architects

Townshend Landscape Architects is
an award winning practice formed
in 1988 by Robert Townshend, with
an international team of landscape
architects, urban designers, architects
and artists.

Kings Cross Central

The practice specialises in designing

the landscape, urban design and
public realm, and works on all aspects
of a project, from inception, local
authority to public consultations,
planning strategies and gaining
planning permissions, concept and
detailed design, construction and the
successful delivery of a project.

Kings Cross Granary Square

www.north-kensingtongate.co.uk

Next Steps and Timescales

Next Steps
Thank you for visiting our exhibition.
Please complete a feedback form
before you leave to let us know your
comments on our proposals. You can
also fill out the feedback form online at
www.north-kensingtongate.co.uk
or take away a form to fill out at home
and return by Freepost.

For updates on our proposals, please

sign up to our mailing list via our
website at
www.north-kensingtongate.co.uk
Copies of the exhibition boards on
display today are also available on
ourwebsite.

We are committed to engaging with

the local community; if you would like
to find out more about our proposals,
please do not hesitate to get in contact
with us.

Timescales
Summer 2016

Anticipated submission of planning application

Autumn 2016

Expected determination of the application

2017

Construction start

2019

Construction completed

Contact us:
Public Consultation (Cascade)
RTUA-THGR-LUYK
26 Noel Street
London, W1F 8GY

T: 020 7871 3565

E: consultation@cascadepr.co.uk
W: www.north-kensingtongate.co.uk

www.north-kensingtongate.co.uk