Twickenham Riverside: The Council's principal development objectives

5.50.00pm BST (GMT +0100) Sat 26th Jul 2008

[May 2008]: THE principal objective of this Development Brief is to provide guidance to prospective developers on the form of development considered most appropriate for the Twickenham Riverside site . .

Firstly there is a review of the principal objectives, both in terms of development and access/servicing for the site which the Council is looking to secure through redevelop­ ment. These objectives respond directly to the established priorities for the site outlined in Section 1 Introduction but add a little more detail to help steer any redevelopment proposals that come forward. . . the work involved in putting forward this development guidance was specifically designed to ensure the local community had direct involvement in determining the future of the site and therefore it is an important consideration in the preparation of prospective development proposals.

IN consultation with the local community, the following objectives for the site have emerged as key in securing a successful development scheme for the site:

• HIGH quality public open space - the consultation undertaken to date reveals that this is considered the most important element in any future use of the site. Using the central part of the site for publicly accessible open space has received significant support from local people keen to ensure the maximum amount of open space is provided in any redevelopment of the site. The site and the surrounding area is liable to flood and this will be a key consideration of how the open space is designed.

• LANDSCAPING improvements to the riverfront suitable for markets and events - whilst part of London's natural landscape the site is also a very accessible part of Twickenham town centre. Not withstanding the important role this area has in continuing to provide vehicular and service access to those on Eel Pie Island and the King Street parade, improvements to the Embankment in terms of hard and soft landscaping should be designed to ensure the area can host a wide range of outdoor events such as temporary markets whilst minimising the effects of water run-off.

• TREES retained or replaced where retention is not possible - the tree lined nature of the Embankment is an important part of the character of this part of the Thames landscape. However, detailed consideration will need to be given to the appropriateness of the existing trees adjacent to the river at the front of the site. The health of these trees and their planting conditions will need to be assessed and trees may need to be replaced with new native species in the context of a planned programme of landscape improvements associated with the future use of the Riverside site.

• NEW Environment Trust River Centre close to the Eel Pie Island footbridge - the location and design of the River Centre facility will play a big part in its overall success. The centre should be a modern, sustainable, beautifully designed and built facility. Its principal purpose should be to allow users to fully engage with the river environment. The preferred location of the centre is therefore in the south east corner of the site. The building should raise the spirits and inspire, but should also be practical and efficient to maintain.

• PUBLIC café and public toilets provided within River Centre - the existing temporary café on the site is a well used and valued local amenity. As with most visitor and cultural attractions, a café will play an important role its viable operation. A fully accessible café, perhaps with aspects on to an adjacent children's play space as well as the river channel itself, will be an important element of the new River Centre.

• REPLACEMENT children's playground adjacent to River Centre - as with the café, the existing temporary children's playground is well used and valued locally. The retention of this facility on the site was generally endorsed by the local community and the redevelopment of the site and the location of the River Centre to the east of the site provides the potential for the retention and relocation of this key amenity.

• A MIX of housing that delivers a viable scheme - the River Centre and the open space and environmental improvements envisaged will be funded through a limited amount of enabling development on the site. Housing has been shown to be the most valuable appropriate land use for the site and therefore the land use most capable of successfully delivering these community based objectives of the site. However, there is a requirement for a mix of dwelling sizes and a need to provide small units on town centre sites such as these.

• NEW houses along widened service road - up to 3 storeys (ideally 2 storeys plus attic space): The northern part of the site, accessed by an existing narrow service road, is considered to be a good location for terraced town houses. It is considered this part of the site has capacity for up to a maximum of 13 town houses. These would benefit from a secluded cul-de-sac location and stunning river facing southerly views across a high quality public open space. Access would be from a widened and improved service yard where existing trees are retained. Two storey plus attic space housing in this location is regarded as an appropriate form of development on this site and is considerate of the existing form and grain of development fronting Water Lane.

• NEW mixed housing along Wharf Lane - up to 4 storeys (ideally 3 storeys plus attic space): The western end of the site fronting Wharf Lane also represents a stunning location for new residential development. It is considered that this location would be more appropriate for one bedroom and studio flats required by the relevant planning policy and development could, if necessary for a viable enabling development, rise to a maximum of 4 storeys. New development of this height was one of the most objected to proposals in the consultations but commercial advice in the preparation of this brief indicates that it might be necessary to provide development of a slightly higher density in this location. It is considered that, if necessary, this part of the site has capacity for up to 14 car free one and two-bed flats. As with any use of the site, new development would need to take account of the site's liability to flood.

• PARKING: Houses likely to have limited parking and smaller unit may be car free the Council places great emphasis on the delivery of sustainable forms of development. Managing car use through controls on the provision of on site parking spaces is one way the Council can contribute to and promote the delivery of sustainable development. The Council will therefore look more favourably on development proposals that seek to restrict the overall number of on-site parking spaces provided.

• CONTEMPORARY housing design respecting local character: Whilst the design of the River Centre will be a one-off building for this particular and special use, the design of the new enabling housing on the site should be contemporary and respectful of the special local (conservation area) character of the area.

Taking the Council as landowner site, plus the Embankment road and river front path, the plans propose approximately: 25% new open space; 34% improved open space (including improved roadway); 9% river centre footprint; 19% residential footprint, including private garden areas;and 13% for the new service road and car parking to the rear of the site.

• DWELLINGS to have small gardens and/or private balconies: Private amenity space will be important in delivering good quality residential accommodation. The town centre location and the need to maximise the amount of public open space on the site makes it difficult to provide anything small private gardens and balconies for the houses and balconies for the flats.

Related Links:

Extracted from: Twickenham Riverside Development Brief [May 2008]

• Twickenham River Centre

• Environment Trust for Richmond upon Thames