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Former Barnet & Southgate College
Colindale, London
Barratt Homes
396 new homes
London Borough of Barnet
Redevelopment of Barnet And Southgate College to provide 266 flats, 56 maisonettes and 74 dwellinghouses and associated internal street network, open space, landscaping, parking, cycle storage and amenity space provision
Integrating
into the neighbourhood
1. Connections
Creating a Place
5. Character
6. Working with the site and context
Street & Home
10. Car parking
Integrating
into the neighbourhood
Surrounding Building Uses
Integrating
into the neighbourhood
Ordinance Survey Map
Integrating
into the neighbourhood
Aerial view of the site
Integrating
into the neighbourhood
1. Connections
Masterplan with through routes connecting homes to Grahame Park Way and Corner Mead via a new square
The master plan has been developed to respond to the urban design cues in the Colindale AAP by creating a clear pedestrian connection west-east, leading to the railway underpass and M1 motorway footbridge, which links Colindale to the east of Barnet. A new ‘London square’ sits on this route at the heart
of the development and can be safely accessed from the clear hierarchy of secondary and tertiary roads and paths across the site. A back-to-back garden relationship will be created with the neighbouring housing, to the north of the site and similarly back gardens are used to create a secure boundary to the safe-guarded school site. Otherwise the new roads and existing roads that bound the site will be populated by an active frontage of the front doors of houses and maisonettes.
Integrating
into the neighbourhood
1. Connections
Location map indicating neighbouring buildings and land uses
Integrating
into the neighbourhood
1. Connections
Aerial view indicating neighbouring buildings and land uses
Integrating
into the neighbourhood
1. Connections
Opportunities and constraints plan from Colindale AAP
Integrating
into the neighbourhood
1. Connections
Pedestrian and vehicular entrances along Grahame Park Way
Multiple entrances are provided to key streets, with taller gateway buildings softened by new as well as mature tree screens and open areas
Integrating
into the neighbourhood
1. Connections
Tall gateway apartment at the intersection of Grahame Park Way and Corner Mead
Multiple entrances are provided to key streets, with taller gateway buildings softened by new as well as mature tree screens and open areas
Integrating
into the neighbourhood
1. Connections
Pedestrian and vehicular entrances along Corner Mead
Multiple entrances are provided to key streets, with taller gateway buildings softened by new as well as mature tree screens and open areas
Integrating
into the neighbourhood
1. Connections
View of the Grahame Park Way Blocks from the embankment
Multiple entrances are provided to key streets, with taller gateway buildings softened by new as well as mature tree screens and open areas
Integrating
into the neighbourhood
2. Facilities and services
Location plan
Integrating
into the neighbourhood
2. Facilities and services
The central square and landscaped streetscapes create a pedestrian and cycle friendly route through the site
The central square creates a pedestrian and cycle friendly route through the site. A paved diagonal route through the central square aligns with the footpath north of Block 2 to reach Grahame Park Way and safely connect to the underpass to the M1 footbridge.
Integrating
into the neighbourhood
2. Facilities and services
The central square provides a 400m2 LEAP (local play area)
The central square creates a pedestrian and cycle friendly route through the site. A paved diagonal route through the central square aligns with the footpath north of Block 2 to reach Grahame Park Way and safely connect to the underpass to the M1 footbridge.
Integrating
into the neighbourhood
2. Facilities and services
With the additional open spaces created, public space for residents and local people has increased by 2625m2
The central square creates a pedestrian and cycle friendly route through the site. A paved diagonal route through the central square aligns with the footpath north of Block 2 to reach Grahame Park Way and safely connect to the underpass to the M1 footbridge.
Integrating
into the neighbourhood
2. Facilities and services
Footway improvements along Grahame Park Way are also proposed
The central square creates a pedestrian and cycle friendly route through the site. A paved diagonal route through the central square aligns with the footpath north of Block 2 to reach Grahame Park Way and safely connect to the underpass to the M1 footbridge.
Integrating
into the neighbourhood
2. Facilities and services
Location map indicating Colindale station
The site is located between Colindale tube station to the south west and Mill Hill Broadway to the north and is also served by a range of local bus services. Cycle storage of 200% /unit and a car club will also help reduce dependency on cars.
Integrating
into the neighbourhood
2. Facilities and services
Aerial view indicating Colindale station
The site is located between Colindale tube station to the south west and Mill Hill Broadway to the north and is also served by a range of local bus services. Cycle storage of 200% /unit and a car club will also help reduce dependency on cars.
Integrating
into the neighbourhood
3. Public transport
Tree lined streets and small amenity areas with mature trees, like these near the bus stop at the north west corner, encourage walking and using public transport
Tree lined streets and small amenity areas with mature trees, like these near the bus stop at the north west corner, encourage walking and using public transport.
Integrating
into the neighbourhood
3. Public transport
Footpaths and cycleways
The site is located between Colindale tube station to the south west and Mill Hill Broadway to the north and is also served by a range of local bus services. Cycle storage of 200% /unit and a car club will also help reduce dependency on cars.
Integrating
into the neighbourhood
4. Meeting local housing requirements
Block plan highlighting location of affordable housing
Due to the cost of financing a new College, Library, Community facilities and School site a lower affordable housing provision has been agreed with LBB for this site. Following an open book viability test an affordable housing provision 5% of the homes (by hab room) is proposed and agreed in principle with LBB. A range of homes from 1 - 3 bed flats and adaptable wheelchair units is proposed. These are pepper potted across Block B1 and include two wheelchair units.
Creating a Place
5. Character
Diagram indicating 2.5 storey houses, 3 storey apartments and 4+ storey courtyard blocks comprising 2 storeys of maisonettes and apartment layers above
Housing typologies and resultant massing form the main differentiator between character areas. Despite a unifying architectural style and facade materials, everything from the street hierarchy to the landscaping works and distribution of public and private spaces reflects their unique character. Together they produce a development that is easy to navigate, tree lined, safe and pedestrian friendly.
Creating a Place
5. Character
Short cross section from the Corner Mead low rises through the main garden square to courtyard block B2 on Grahame Park Way
Housing typologies and resultant massing form the main differentiator between character areas. Despite a unifying architectural style and facade materials, everything from the street hierarchy to the landscaping works and distribution of public and private spaces reflects their unique character. Together they produce a development that is easy to navigate, tree lined, safe and pedestrian friendly.
Creating a Place
5. Character
The 4 large eastern courtyard blocks integrate upper storey flats with maisonettes opening onto the street
Housing typologies and resultant massing form the main differentiator between character areas. Despite a unifying architectural style and facade materials, everything from the street hierarchy to the landscaping works and distribution of public and private spaces reflects their unique character. Together they produce a development that is easy to navigate, tree lined, safe and pedestrian friendly.
Creating a Place
5. Character
Elevations of lower rise terraced houses, apartment blocks and maisonettes to the west
Housing typologies and resultant massing form the main differentiator between character areas. Despite a unifying architectural style and facade materials, everything from the street hierarchy to the landscaping works and distribution of public and private spaces reflects their unique character. Together they produce a development that is easy to navigate, tree lined, safe and pedestrian friendly.
Creating a Place
5. Character
'New London Vernacular' palette of banded buff brick with deep white-glazed reveals or timber screens
Creating a Place
5. Character
Tall doors and windows, rusticated bases and double height entryways
Creating a Place
5. Character
Projecting or recessed balconies and bays
Creating a Place
5. Character
Elevations with unified palette of repeating materials despite scalar shifts
Creating a Place
5. Character
Elevation indicating materials on wallls, fenestration and balconies
Creating a Place
5. Character
Masterplan with details of landscape treatments
A green corridor of mature trees and open spaces running diagonally from northwest to southeast mirrors the road hierarchy and progressively increasing plot size. Along this axis small private gardens scale up towards larger communal courtyards at first floor level. At the centre is a public green space and network of tree lined streets with planted verges demarcating home curtilages. The square and courtyards include lawn, planted beds, grassy play areas and space for seating and relaxation. Taller trees define entrances to the site at its boundaries.
Creating a Place
5. Character
Soft landscaping strategy in the central green
A green corridor of mature trees and open spaces running diagonally from northwest to southeast mirrors the road hierarchy and progressively increasing plot size. Along this axis small private gardens scale up towards larger communal courtyards at first floor level. At the centre is a public green space and network of tree lined streets with planted verges demarcating home curtilages. The square and courtyards include lawn, planted beds, grassy play areas and space for seating and relaxation. Taller trees define entrances to the site at its boundaries.
Creating a Place
5. Character
Soft landscaping strategy in communal courtyards
A green corridor of mature trees and open spaces running diagonally from northwest to southeast mirrors the road hierarchy and progressively increasing plot size. Along this axis small private gardens scale up towards larger communal courtyards at first floor level. At the centre is a public green space and network of tree lined streets with planted verges demarcating home curtilages. The square and courtyards include lawn, planted beds, grassy play areas and space for seating and relaxation. Taller trees define entrances to the site at its boundaries.
Creating a Place
5. Character
Indicative planting schedules
A green corridor of mature trees and open spaces running diagonally from northwest to southeast mirrors the road hierarchy and progressively increasing plot size. Along this axis small private gardens scale up towards larger communal courtyards at first floor level. At the centre is a public green space and network of tree lined streets with planted verges demarcating home curtilages. The square and courtyards include lawn, planted beds, grassy play areas and space for seating and relaxation. Taller trees define entrances to the site at its boundaries.
Creating a Place
5. Character
Street section - tumbled block pavers change colour and bond to distinguish carriageway, parking and footway
Creating a Place
5. Character
Section through communal courtyard with hardscaped areas and finishes
Creating a Place
5. Character
Section through central green with timber play areas, steel details and self-binding gravel
Creating a Place
6. Working with the site and context
Ground slope from northeast to southwest results in small steps within and between courtyard blocks and groups of houses
Creating a Place
6. Working with the site and context
West to east to step in scale from houses to apartments responds to Graham Park Way and the adjacent railway and motorway
Creating a Place
6. Working with the site and context
Patterns of recessed and projecting bays and balconies produce varied elevations and views over courtyards. squares and streets
Creating a Place
6. Working with the site and context
Predominantly 3 storey elevations and careful orientation of windows and terraces ensure good daylighting
Creating a Place
6. Working with the site and context
Demolition proposed for the disparate, obsolescent and low density existing college buildings
As part of the enabling works created by the development the existing Barnet and Southgate College on site will be relocated to bespoke new facilities in a nearby site along with a library and other community facilities. Part of the site will also be safeguarded for the delivery of a new two form primary school,
which will include outdoor play facilities likely to be accessible to the public in the future. The new College and Residential development will also provide a wide range of community facilities and employment opportunities in line with the Colindale AAP.
Creating a Place
6. Working with the site and context
Retained mature poplars along Grahame Park Way soften the large blocks
Most mature trees along the site perimeter are being retained, including TPO protected poplars along Grahame Park Way, and a tree stand along Corner Mead that Block 4 wraps around. At the north west gateway, a small amenity area in front of set back terraced houses and a rear substation features two retained Corsican pines. Increased soft landscaping integrates them with newer trees.
Creating a Place
6. Working with the site and context
Retained trees along Corner Mead articulate a gateway to the main avenue and future school site
Most mature trees along the site perimeter are being retained, including TPO protected poplars along Grahame Park Way, and a tree stand along Corner Mead that Block 4 wraps around. At the north west gateway, a small amenity area in front of set back terraced houses and a rear substation features two retained Corsican pines. Increased soft landscaping integrates them with newer trees.
Creating a Place
6. Working with the site and context
Retained Corsican pines in the north west corner create a public space behind the bus stop
Most mature trees along the site perimeter are being retained, including TPO protected poplars along Grahame Park Way, and a tree stand along Corner Mead that Block 4 wraps around. At the north west gateway, a small amenity area in front of set back terraced houses and a rear substation features two retained Corsican pines. Increased soft landscaping integrates them with newer trees.
Creating a Place
7. Creating well defined streets and spaces
A chain of mature trees running diagonally from northwest to southeast forms the central axis followed by progressively increasing blocks
Creating a Place
7. Creating well defined streets and spaces
Street corners are enclosed by taller blocks
Creating a Place
7. Creating well defined streets and spaces
Planted buffers and terraces overlooked by active facades complete the corner articulation strategy
Creating a Place
7. Creating well defined streets and spaces
Masterplan indicating massing with road hierarchy
Creating a Place
7. Creating well defined streets and spaces
Apartments overlooking the central square
Creating a Place
7. Creating well defined streets and spaces
View down the new avenue
Creating a Place
7. Creating well defined streets and spaces
View of Block 2 from Graham Park Way
Creating a Place
7. Creating well defined streets and spaces
Houses on the north access route from Corner Mead
Creating a Place
8. Easy to find your way around
Articulated facades and massing variations assist wayfinding and define street character
Architectural and urban design leitmotifs extend the clarity of the block plan to enhance legibility and wayfinding. Blocks leading from the main roads and site boundaries towards internal streets are taller with more prominent corners and bases. Banded elevations, multiple windows, entryway recesses and street furniture work to establish a human scale.
Creating a Place
8. Easy to find your way around
Setback blocks with raised and articulated corners, and massing variations enhance wayfinding and street character
Architectural and urban design leitmotifs extend the clarity of the block plan to enhance legibility and wayfinding. Blocks leading from the main roads and site boundaries towards internal streets are taller with more prominent corners and bases. Banded elevations, multiple windows, entryway recesses and street furniture work to establish a human scale.
Creating a Place
8. Easy to find your way around
Banded brick elevations with rusticated ground floors featuring timber or glazed recesses articulate block entrances
Architectural and urban design leitmotifs extend the clarity of the block plan to enhance legibility and wayfinding. Blocks leading from the main roads and site boundaries towards internal streets are taller with more prominent corners and bases. Banded elevations, multiple windows, entryway recesses and street furniture work to establish a human scale.
Creating a Place
8. Easy to find your way around
Corner entrances, street furniture, coloured brickwork and fenestration variations make blocks easy to identify.
Architectural and urban design leitmotifs extend the clarity of the block plan to enhance legibility and wayfinding. Blocks leading from the main roads and site boundaries towards internal streets are taller with more prominent corners and bases. Banded elevations, multiple windows, entryway recesses and street furniture work to establish a human scale.
Creating a Place
8. Easy to find your way around
Block 4 by the Graham Park Way and Corner Mead junction is 9 storeys tall and wrapped by mature trees
Creating a Place
8. Easy to find your way around
The central square articulates all key routes across the site
Street & Home
9. Streets for all
Large carparks under raised buildings contain most residential traffic entering from the Grahame Park Way throughfare
Street & Home
9. Streets for all
Angular vehicular routes from Grahame Park Way and Corner Mead divert traffic away from the central square and tertiary streets
Street & Home
9. Streets for all
Off-carriageway car parking alternates between on-plot bays and central parking reservations
Street & Home
9. Streets for all
Brick and glazing corner modulation, junction tables, tree planters, bin stores, and other vertical devices introduce safer design speeds
Street & Home
9. Streets for all
Shared surface streets with high quality street furniture encourage pedestrian and bike activity
Nearly half of the required parking is secured under the courtyard blocks podia, accessed at two points almost directly off Grahame Park Way, to create a pedestrian friendly street environment. Shared surfaces, street trees, junction tables and a combination of driveway and in-line street parking will encourage low car speeds. Creating vehicular entrances from both Grahame Park Way and Corner Mead will significantly reduce the need for vehicular movements in the centre of the site so that the streets adjacent to the ‘square’ and the tertiary roads will be able to function as social spaces. This will be reinforced by the shared surface treatment and by the fact that these quieter roads connect the three open spaces within the site with the M1 footbridge pedestrian route and the desire lines to bus stops and local tube and overground stations to the north and south.
Street & Home
9. Streets for all
Front gardens, balconies, terraces, and green amenity spaces open onto traffic calmed streets
Nearly half of the required parking is secured under the courtyard blocks podia, accessed at two points almost directly off Grahame Park Way, to create a pedestrian friendly street environment. Shared surfaces, street trees, junction tables and a combination of driveway and in-line street parking will encourage low car speeds. Creating vehicular entrances from both Grahame Park Way and Corner Mead will significantly reduce the need for vehicular movements in the centre of the site so that the streets adjacent to the ‘square’ and the tertiary roads will be able to function as social spaces. This will be reinforced by the shared surface treatment and by the fact that these quieter roads connect the three open spaces within the site with the M1 footbridge pedestrian route and the desire lines to bus stops and local tube and overground stations to the north and south.
Street & Home
9. Streets for all
Quieter roads and open spaces connect homes to the M1 footbridge, bus stops, and routes to tube and overground stations
Nearly half of the required parking is secured under the courtyard blocks podia, accessed at two points almost directly off Grahame Park Way, to create a pedestrian friendly street environment. Shared surfaces, street trees, junction tables and a combination of driveway and in-line street parking will encourage low car speeds. Creating vehicular entrances from both Grahame Park Way and Corner Mead will significantly reduce the need for vehicular movements in the centre of the site so that the streets adjacent to the ‘square’ and the tertiary roads will be able to function as social spaces. This will be reinforced by the shared surface treatment and by the fact that these quieter roads connect the three open spaces within the site with the M1 footbridge pedestrian route and the desire lines to bus stops and local tube and overground stations to the north and south.
Street & Home
9. Streets for all
Street furniture encourages sociability while establishing private boundaries
Nearly half of the required parking is secured under the courtyard blocks podia, accessed at two points almost directly off Grahame Park Way, to create a pedestrian friendly street environment. Shared surfaces, street trees, junction tables and a combination of driveway and in-line street parking will encourage low car speeds. Creating vehicular entrances from both Grahame Park Way and Corner Mead will significantly reduce the need for vehicular movements in the centre of the site so that the streets adjacent to the ‘square’ and the tertiary roads will be able to function as social spaces. This will be reinforced by the shared surface treatment and by the fact that these quieter roads connect the three open spaces within the site with the M1 footbridge pedestrian route and the desire lines to bus stops and local tube and overground stations to the north and south.
Street & Home
9. Streets for all
Full height windows, balconies, private front doors and double height communal entrances overlook and create interesting streetscapes
Street & Home
9. Streets for all
Blank facades are avoided. Small blocks turn corners with side entrances where streets intersect.
Street & Home
9. Streets for all
Blocks with raised parapets or porches, terraces, and projecting or recessed balconies enclose the central green and streets
Street & Home
9. Streets for all
All homes are dual aspect except some small 1 beds, which are accessed off an open gallery overlooking courtyards
Street & Home
9. Streets for all
Parking approaches including subsurface (dark pink), in-driveway (mid tones) and on street (light pink)
443 car parking spaces for 396 homes matched LB Barnet's requirements of up to 100% for flats and maisonettes, 150% for 3 bed houses and 200% for 4 bed houses. The size
and distribution of the driveways, street parking and podium car parks ensures even distribution of spaces, with close
proximity to homes.
Street & Home
9. Streets for all
Parking podium also enables dual aspect homes, overlooked courtyards and rear gardens, and disabled friendly parking bays
443 car parking spaces for 396 homes matched LB Barnet's requirements of up to 100% for flats and maisonettes, 150% for 3 bed houses and 200% for 4 bed houses. The size
and distribution of the driveways, street parking and podium car parks ensures even distribution of spaces, with close
proximity to homes.
Street & Home
9. Streets for all
Tree-screened driveway parking and on-street parallel parking enlivens streetscapes
443 car parking spaces for 396 homes matched LB Barnet's requirements of up to 100% for flats and maisonettes, 150% for 3 bed houses and 200% for 4 bed houses. The size
and distribution of the driveways, street parking and podium car parks ensures even distribution of spaces, with close
proximity to homes.
Street & Home
9. Streets for all
Garages integrate into facades
443 car parking spaces for 396 homes matched LB Barnet's requirements of up to 100% for flats and maisonettes, 150% for 3 bed houses and 200% for 4 bed houses. The size
and distribution of the driveways, street parking and podium car parks ensures even distribution of spaces, with close
proximity to homes.
Street & Home
10. Car parking
Some detached and terraced houses have garages
Street & Home
10. Car parking
Secondary streets have on-street parking bays between trees
Street & Home
10. Car parking
Terraces on tertiary streets have driveway parking integrated with bin stores and planting
Street & Home
10. Car parking
View of Block 1 subsurface car park entrance from Graham Park Way
Street & Home
11. Public and private spaces
Public, private and shared spaces - leafy streets and the central green, private gardens, and communal courtyards
In addition to the public central green, and private gardens, larger blocks enclose communal courtyards and terraces. A management and maintenance plan will be followed to maintain their high quality.
Street & Home
11. Public and private spaces
Plan view of a communal courtyard
In addition to the public central green, and private gardens, larger blocks enclose communal courtyards and terraces. A management and maintenance plan will be followed to maintain their high quality.
Street & Home
11. Public and private spaces
Plan view of the central green
In addition to the public central green, and private gardens, larger blocks enclose communal courtyards and terraces. A management and maintenance plan will be followed to maintain their high quality.
Street & Home
11. Public and private spaces
Plan view of the streets
In addition to the public central green, and private gardens, larger blocks enclose communal courtyards and terraces. A management and maintenance plan will be followed to maintain their high quality.
Street & Home
11. Public and private spaces
Masterplan indicating boundary treatments like metal railings, brick half walls and defensive planting
Street & Home
11. Public and private spaces
Section through communal courtyard lined by shielded private terraces
Street & Home
11. Public and private spaces
Section between apartments and central green
Street & Home
11. Public and private spaces
Section between houses and apartments demarcated by street furniture, parking and planting
Street & Home
12. External storage and amenity space
Easily accessible communal bin and bike stores for courtyard blocks
LBB compliant volumes of bin and recycling storage, housed in bespoke timber frames, are located in front gardens of houses, or near resident and service entrances to courtyard blocks. Rear gardens include additional space for garden waste storage.
Street & Home
12. External storage and amenity space
Bin store covers and street furniture made of timber battening
LBB compliant volumes of bin and recycling storage, housed in bespoke timber frames, are located in front gardens of houses, or near resident and service entrances to courtyard blocks. Rear gardens include additional space for garden waste storage.
Street & Home
12. External storage and amenity space
Bespoke house bin stores integrated into front garden planting and parking regimes
LBB compliant volumes of bin and recycling storage, housed in bespoke timber frames, are located in front gardens of houses, or near resident and service entrances to courtyard blocks. Rear gardens include additional space for garden waste storage.
Street & Home
12. External storage and amenity space
Detail of communal stores in courtyard blocks
In accordance with CSH and London Plan standards, all homes have 200% secure cycle storage space, room for cabinets in bedrooms or living rooms, and access to outdoor amenity space.
Street & Home
12. External storage and amenity space
Masterplan with cycle stands in communal areas or rear rear gardens
In accordance with CSH and London Plan standards, all homes have 200% secure cycle storage space, room for cabinets in bedrooms or living rooms, and access to outdoor amenity space.
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