53-59 High Street New Malden, Kingston

Questions and answers from the webinar sessions and consultation

The team

Who is the builder/ developer?

Answer: The builder is Rocco Homes who are a privately owned and funded property development company that has built a reputation spanning twenty years. Rocco Homes has an established reputation for delivering over a thousand new homes that have been thoughtfully designed, in well-connected and desirable locations across the South-East of England.

Their approach is to build genuine relationships with the communities where they bring forward their developments - addressing their needs in an approachable, open way.

What other developments have Rocco Homes done that I may be aware of or that you can point me to as an example?

High Street, Colliers Wood - A mixed-use development near Colliers Wood Tube Station with high-quality apartments and a commercial premise at the ground floor which includes a modern community Library.

Who are the architects?

Answer: The architects on this project are Assael Architecture. Assael is an award-winning architectural practice of architects based in Wandsworth, south west London, providing urban design, architectural and interior design services to a range of developers, investors and local authorities.

Assael specialise in residential-led design and is well known for its responsive approach to design particularly in challenging circumstances.

You can learn more by visiting - www.assael.co.uk

The site

When did Rocco Homes acquire the site?

Answer: The site was acquired by Rocco Homes in 2020.

What is currently located on the site?

Answer: The site currently comprised the former Tudor Williams department store which has remained vacant since 2019, following the closure of the store. The property is in poor condition and has continued to deteriorate due a lack of investment in recent years.

The proposals

How many new homes are proposed?

Answer: There will be around 49 new high-quality homes which will help to meet local housing needs and contribute to Kingston’s housing targets.

What is proposed for the ground floor area?

Answer: The ground floor area will consist of around 550 sqm of flexible space within the development. The precise nature of use will be guided by consultation with local residents and other stakeholders to ensure the proposals truly reflect the needs of the local community.

Will the local community have access to the ground floor area?

Yes, the intention is that the ground floor area will provide a space that will benefit and be accessible to the local community. That is why it is so important to gain the views and input from the local residents who will ultimately enjoy the new facilities.

Transport and parking

Are you able to prove that this will truely be a "car free development"? The area has very high parking demand for the unfettered on street parking (in side roads), and there is no capacity for the significant increased parking demand that will arise. Local residents will not accept a controlled parking zone to deal with any additional parking demand unless free permits are provided to all existing residents for perpetuity, funded at the developer's expense, with new residents in the development being prohibited from applying for permits for those limited spaces.

Answer: A comprehensive parking assessment is being undertaken to be submitted as part of the planning application, including an assessment of existing on street capacity, in accordance with the Lambeth methodology and as directed by RBKuT.

National and local policy encourages developments in close proximity to public transport and high quality walking and cycling links to bring forward proposals that provide no or limited car parking provision, to discourage car ownership and to encourage the use of sustainable modes of transport and a car free lifestyle. Census data shows that 47% of flatted properties in the local area are already successfully leading a car free lifestyle, and research undertaken by TfL identifies that access to on-site car parking is a key factor as to whether residents chose to own a vehicle. Measures to encourage the uptake of sustainable modes of transport are being brought forward alongside the proposed development, such as the implementation of a Travel Plan, membership of all residents to local car club provision and comprehensive cycle parking in accordance with London Plan standards.

What impact would this development have on the existing congested traffic and busy commuting links (e.g. trains and buses)?

Answer: The development will be required to provide Community Infrastructure Levy contributions, at both a local and mayoral level, that can be used to enhance and improve key infrastructure such as public transport provision and walking and cycling routes.

Where are you planning on parking the car club cars? Are you providing car club parking spaces? If not, where is nearest car club?

Answer: Car Clubs are operated by specialist providers and are typically located on the public highway to enable use by the general public. There are 3 car club vehicles within walking distance of the site – 2 Zipcar vehicles on Grafton Road and an Enterprise vehicle on Hoppingwood Avenue. Residents will be provided with membership to the clubs and driving credit, and as part of discussions with the providers opportunities to extend the car club network will be explored.

Will there be provision for disabled parking? Will disabled residents be able to apply for a resident's permit? What consideration has been given to disabled access and disabled parking for residents and/or their visitors?

Answer: Yes, 2 disabled parking spaces are provided within the development and there is disabled parking provision on Cambridge Road that can only be used by disabled badge holders.

There are two accessible parking bays provided for residents within garages located on Sussex Place with direct access into the residential core.

Will prospective buyers be told before they buy that they cannot have a car?

Answer: Yes, it will be made clear to any prospective residents that there the proposed development does not offer car parking – the availability of car parking is a key consideration for many people when choosing where to live.

Will you be working with the local council to put in place controlled parking if you don’t provide parking for your residents?

Answer: The implementation and administration of Car Parking Zones (CPZ) is progressed by local councils. Financial contributions can be sought from the proposed development to assist the Council with this if it is considered necessary by RBKuT.

If this is to be a car free development is the developer willing to covenant this in the leases and include this in a Section 106 Agreement?

Answer: The Greater London Council General Powers Act (1974) makes it possible to include restrictions on access to CPZ permits through the Section 106 Agreement. It is not possible to include restrictions on general car ownership as this would not comply with the requirements governing the use S106 obligations.

What other steps will the scheme propose to make car ownership less likely/attractive so there isn't an overspill of parking on the existing residential roads nearby?

Answer: The proposed development will be accompanied by a Travel Plan that promotes a range of measures to encourage the uptake of sustainable modes of transport. This can range from public transport taster tickets and personalised journey planning.

The development will also provide resident membership and driving credit for local car clubs and provides comprehensive cycle parking in a sheltered and secure basement cycle parking facility.

Aside from the cost aspect, why has no provision been made to create parking?

Answer: National and local policy encourages developments in close proximity to public transport and high quality walking and cycling links to bring forward proposals that provide no or limited car parking provision, to discourage car ownership and to encourage the use of sustainable modes of transport and a car free lifestyle. Census data shows that 47% of flatted properties in the local area are already successfully leading a car free lifestyle, and research undertaken by TfL identifies that access to on-site car parking is a key factor as to whether residents chose to own a vehicle.

Have you lobbied bike sharing schemes like Lime and the TfL shared bikes to set up in New Malden?

Answer: Such schemes go beyond what the development can bring forward itself, however, the development will be required to provide financial contributions by the way of local and mayoral CIL that can be used to enhance sustainable travel infrastructure in the local area.

Infrastructure

We would expect people to find education within 15 minutes too - how will the additional impact on education facilities be adequately funded?

Answer: Whilst resident numbers increasing has a relational impact, the payment of Community Infrastructure Levy is in place to address the infrastructure requirements that arise. The CIL receipts from the development will amount to significant sums of money which will contribute to GP services and schools.

Has any work been done on the cumulative effect of this development and other local developments on public services, e.g. education and access to medical services? What about school places? There is significant pressure in New Malden on school places.

Answer: As above

Do you take into account other development plans as well?

Answer: Yes we do take account of the cumulative impact of other developments and the effect this has on the environment, services and transport. The associated technical reports submitted with the application including the Transport Assessment, Health Impact Assessment and Planning Statement will set out how we have taken into account other developments.

What local jobs will you deliver and how will you deliver local jobs throughout the development?

Answer: The proposed development will include a construction phase which will generate turnover and temporary employment for construction firms and related trades. WSP has estimated the temporary construction employment benefits based on the anticipated build cost for the development proposals, and data from the ONS Annual Business Survey.

Using the anticipated build cost estimate and the average turnover per full time equivalent construction job, WSP estimates that the development proposals will generate 90 person years of temporary construction employment. 

The standard convention in economic impact assessment is that 10 person years of construction employment equate to one full-time equivalent (FTE), permanent job in the construction sector. This means that the construction phase of the scheme will support the equivalent of around 9 permanent construction jobs.

In terms of the ground floor commercial use, based on the employment desity recommended by the Employment Density Guide the estimated number of jobs that could be supported is 31 full time permanent jobs.

Public space and landscape

What architectural thinking was done to preserve the atmosphere of the town?

Answer: Thorough analysis of the existing shops on the High Street was carried out as well as asking the local community what is missing from the High Street. This has informed the proposals for the ground floor space which will reactivate a vacant site and positively contribute to a thriving High Street. The architectural character of the building has taken reference from the fine horizontal banding and the traditional dentil detail that features on the High Street. A recessed soldier course is introduced as a contemporary reference to the traditional detail and horizontal stone banding ties the three building froms together.

Please elaborate what you mean by maximising biodiversity, give specific detail of trees, shubery, size of green spaces etc?

Answer: Policy GG2, D8, G6 of the London plan requires new development to make positive contributions to the protection, enhancement, creation and management of biodiversity.

It is our understanding that the existing site offers limited to no biodiversity value therefore all new habitat creation is a positive net gain. The proposal includes the introduction of the following habitats with a brief description of their biodiversity and ecological benefits; 

Green Roofs - With consideration to north / south aspect both sun and shade tolerant wildflower turf is specified. They will provide an instant covering, reducing unwanted weeds and consisting of a variety of native and biodiversity friendly grasses and flowering species which provide plenty of nectar for attracting an abundance of fauna. 

Integrated bio-solar green roof system is proposed on the 9th floor. It is an integrated mounting solution for photovoltaic renewable energy with a green roof where the substrate and vegetation provide the ballasted installation mechanism, removing need for penetrating the waterproofing to secure the mounting units to the roof. 

The system provides multiple benefits including both shaded and sheltered areas attracting a broader range of wildlife. The entire roof also qualifies as a green roof increasing the total area for biodiversity net gain and Urban Greening Factor. 

Deciduous Trees – The site currently has x1 small failing tree along the high street which provides no amenity or biodiversity value. The new development seeks to include x2 new Acer Rubrum (Red Maple) trees at ground floor. The 1st floor amenity podium includes a proposal for x5 Amelanchier (Shadbush) and a row of deciduous pleached trees (Hornbeam / Beech) which all provide food and nesting opportunities for a variety of birds and insects. 

Evergreen Hedging – such as Pittosporum and Buxus will provide shade and shelter throughout the seasons for birds and insects, as well as nesting opportunities for small birds and insects.

Perennial, Ornamental Grasses and Herbaceous Plants – A selection of native and biodiverse friendly specimens are proposed along Cambridge Road, The High Street and the 1st Floor Podium providing seasonal interest and opportunities for nesting and food foraging. 

Bug Hotel / decaying logs – will be include on the podium and green roofs to provide habitat, shelter and food for insects, fungi, mosses, and lichen. 

Gravel / ballast strips – confined to the podium, are used to provide maintenance gaps between raised planters and parapet walls. However, these spaces inadvertently provide habitat and shelter for insects. 

Further to the biodiversity and ecological benefits, the introduction of the habitats has multiple advantages within an urban setting. They provide a direct connection between the urban environment and nature which, in turn, provides opportunities for education, health and wellbeing, seasonal interest as well climate resilience i.e., resilient plant selection, reduction in storm water runoff and reducing heat island effect.

 How big is the green space compared to the cubic volume of the whole site?

Answer: We have tried to maximise the amount of green space provided within the new proposals and the ratio of green space to site footprint is circa 40%

Will the ground floor have a cafe open to the pavement? With your biodiversity approach, maybe tables and chairs would bring people to the high street and encourage community engagement.

Answer: The use of the ground floor space has been narrowed down to 5-6 different uses following consultation with the local community. The exact use will be determined over the coming months and discussions with potential tenants will follow this. The public realm outside the building is working quite hard to provide an attractive space for pedestrians, cycle parking for visitors, increase the biodiversity of the site and to allow for access for refuse collection and maintenance of the building. New seating will be provided on the High Street as part of the public realm proposals. If potential tenants would like to provide outdoor seating a licence with the local authority would need to be obtained.

With reference to improving the environment you are only talking about the front of the building. Are you planning to improve the narrow access lane at the back of the building?

Answer: Yes, there are proposals to re-pave Sussex Place and to work with residents and tenants to understand what other improvements would be welcomed.

Will non-residents have access to the high-level green space?

Answer: The space at ground floor will be open for non-residents to use freely. The roof terrace will be for residents.

Will the development be contributing to any improvements of the local area such as trees on the pavement further along the high street, or along the cut - the walkway by the railway station (not just outside the immediate building)?

Answer: Any further improvement work will be agreed with the local authority via S106.

Does the public realm incorporate sustainable urban drainage? As the high street is affected by surface water flooding.

Answer: Our proposals incorporate SUDS where possible and will provide new planting on the High Street and Cambridge Rd which will help to slow water run-off and reduce surface water flooding.

Will be people be able to inhale traffic fumes from the balconies?

Answer: An air quality assessment has been carried out as part of the technical reports that will accompany the planning submission. This assessment has helped to inform the design proposals with solid balconies provided on the High Street. To ensure residents can still enjoy views out the base of the balconies are solid with metal railings to the top portion. In addition to balcony treatment homes facing the High Street will have mechanical ventilation with heat recovery to ensure clean air is provided within the dwellings.

It looks like the pavement is being extended, is this correct?

Answer: We have set the proposed building line back from the site boundary to enhance the width of the pavement along Cambridge Road. In addition, landscape proposals for the public realm are designed to declutter the public footpath by creating two specific zones along the High Street for planting, seating, cycle parking and bins.

This will help to make the pavement feel wider however, proposals for the High Street do not include widening of the pavement.

The proposals

What is percentage of affordable housing is envisaged in the building?

Answer: The scheme will include provide an element of affordable housing on site. The affordable strategy is yet to be determined and discussed with Kingston Council.

Will units be for sold, rented or designated to social housing? What pricing are these going to be marketed at?

Answer: As above

What will occupy the ground floor spaces when you realise that there's a large surplus of unused retail accommodation already on the High Street? If much cheaper retail units are not being let, how do you expect to get occupiers here?

Answer: The new ground floor space will be designed to best practice standards with generous floor to ceiling heights. Full height glazing to shopfronts will provide good visibility on the High Street that modern retailers expect.

Scale and massing

Can you please share the site analysis you have undertaken to determine the total height of the building? How can such a high building be in keeping with the neighboring buildings?

Answer: We've been through a thorough process to reach the proposed height and massing including: 

Analysis of the local, emerging, and possible future development of the high street as well as analysis of the possible future development of the urban block between Cambridge Road and Sussex Road

• Townscape analysis of the scheme from local and distant views
• Technical analysis including daylight / sunlight / overshadowing and microclimate analysis

Our starting point was a taller 13 storey building that grounded on the corner of the high street. However, following two meetings with a Design Review Panel and four pre-app meetings with Kingston, we have refined the design and the resulting scheme has been carefully designed to provide a more contextual response based on an urban scale analysis. This information will be included as part of the Design and Access Statement that will be submitted as part of the planning application.

Are you adhering to the National Planning Policy Framework, February 2019, Para 118(e) which states that a development should be consistent with the prevailing height and form of neighbouring properties and overall street scene?

Answer: This NPPF reference is referring to upward extensions above existing residential and commercial premises for new homes. Our proposal is for a wholesale redevelopment of a large plot of land for a residential led scheme and paragraph 117 promotes the effective use of land in meeting the need for new homes.

Nevertheless, we consider the development is consistent with prevailing heights in the area including the development around the station and at Cocks Crescent.

The building form has been articulated to tie into the ground floor shop frontages, and the three-storey datum along the high street, responding to the neighbouring context. The nine-storey element acts as a mid-rise bookend at the junction of Cambridge Road and the high street, and steps down to five storeys on Cambridge Road, transitioning to the scale of the residential street. In addition to this, the nine-storey element of our scheme has been set back from the High Street and Cambridge Road to reduce its prominence at a local scale and minimising its impact on the High Street.

The scale and bulk of the proposal (30m) is subservient to New Malden House (36m) and Apex & CI Towers (53m) and more closely aligned in scale to emerging developments such as Coombe Road and St Georges Court, which are also mid-rise buildings.

Have you undertaken a wind study? If the wind survey shows that there would be wind discomfort for pedestrians, will the building be amended accordingly?

Answer: A microclimate assessment is being carried out which assesses the detailed design of the proposed development and the relevant surrounding neighbouring buildings/spaces in accordance with the required assessment protocols in order to address RB of Kingston upon Thames and GLA policies.

We will undertake a series of micro-climate analysis studies of the detailed building design and layout of the proposed development and the immediate surrounding areas to establish the pedestrian comfort levels - with a focus on: entrance and pavement areas, balconies and terraces.

It is not expected that there will be a microclimate issue. The Apex and CI Towers are significantly higher than our development and are some distance away from the development (less than 200m).

A wind study is being carried out as part of the planning submission and the findings will be used to inform the design of the building to ensure the pedestrian experience at street levels is within the acceptable range.

What analysis has been made of the impact of the shadow of the proposed building on surrounding buildings, windows and gardens? Has any such analysis covered the range of times of day and times of year?

Answer: As a result of the height being reduced and massing slimmed down, the Daylight and Sunlight and Overshadowing effects have been reduced accordingly.

The Daylight and Sunlight and Overshadowing Assessment have been undertaken in accordance with the methodology set out in the BRE Guidelines. They have assesses all times of the day and times of year.

At 2 Cambridge Road, with the existing building in place, the garden will not receive any sunlight until 10.30 am. With the proposals in place, there is a slight impvement with the garden receiving some additional sun from 9am.

This is as a result of the proposed building being slenderer than the existing building which allows more sunlight to pass around the massing, despite it being taller than the existing building.

The only shadowing effects are likely to be in the morning (mainly to the gardens to the west) but these are already shadowed either by the existing building on the site or by their own garden walls/ fences at that time of day given the suns lower position in the sky.

Overshadowing studies have been carried out and informed the design proposals. The existing building creates significant shadowing due to the bulk of the building which fills the plot. The proposals have been developed to create a more slender form with setbacks to Cambridge Rd and to the south reducing the impact of overshadowing in some locations when compared to the existing building.

Will there be consideration to further reduce the height of the building?

Answer: The height has been carefully tested through our design-led approach and in consultation with the Local Authority and Design Review Panel. As part of the application submission, we will include our analysis and design development to help describe the process we have undertaken to arrive at a 9-storey building.

What impact on privacy is there in nearby houses, have you assessed what sightlines there will be?

Answer: The building is set back along Cambridge Road in line with the existing homes. Where windows are present on the western boundary bedroom windows face onto adjacent properties. Windows to the adjacent properties are also setback within an existing courtyard. Loungeroom windows on the western boundary face onto the existing blank frontage adjacent. The west facing roof terrace will be densely planted around the perimeter to ensure privacy for surrounding residents as well as new residents. The taller element is setback so windows will have very limited if any visibility to properties adjacent.

Design

Will there be any external lighting on the building, it would be nice to have sympathetic lighting to show the building at night (rather than a gloomy tall tower)?

Answer: External lighting will be carefully considered to contribute positively to the streetscape at night.

Is there scope for any commissioned artwork on the eastern side of the elevation?

Answer: This is something that is being considered as we feel it’s important to celebrate the history of both the site and New Malden. The current proposal is to incorporate details into the public realm seating and paving that make reference to the sites history.

Why isn’t the facade matching the Victorian look of the high street?

Answer: We have taken a contemporary approach to the detailing of the building with the tones of the materials tying into the tones of the High Street.

Where is the sculpture from the Tudor Williams frontage?

Answer: The sculpture was taken by Tudor Williams when they left. We have however taken photos of the sculture and could potentially look for ways to reference it as part of the proposals.

Sustainability

Where will all of the refuse bins be for both the retailers and residents?

What provision is being made for refuse disposal and recycling?

Where will these bins be located? There has to be something built in, high quality and discreet. Not left outside as they are at McDonalds.

Answer: Refuse provision for residents is located in the basement and commercial bins are provided within the shop units.

Is keeping refuse below the building a hazard?

Answer: The refuse store at basement level is lobbied for fire protection and ventilated at street level to ensure it is safe for residents.

What carbon reduction proposals/ renewables will be included in the scheme?

Answer: The proposal is for an all-electric scheme with air source heat pumps. Photovoltaic panels will be included on the uppermost roof.

The preferred energy strategy is an all-electric option. This includes utilising air source heat pumps for space and water heating. The decarbonisation of the national grid has seen CO2 emissions from electricity drop significantly when compared with natural gas. The all-electric design has the benefit of being scalable and can incorporate new technologies as they come to market. Air source heat pumps could provide a 60% reduction in CO2 emissions for the scheme.

Solar PV panels are also being considered on the roof, however, the amount will be considered in conjunction with the proposed biodiverse roof terrace and the requirement to achieve targets for urban greening.

Will the building be powered by renewable energy?

Answer: The decarbonisation of the national grid has seen CO2 emissions from electricity drop significantly when compared with natural gas. All-electric design has the benefit of being scalable and can incorporate new technologies as they come to market.

Construction

What precautions will be taken to avoild disruption to local residents? How will disruption, noise, traffic, dust be minimised?

Answer: A Construction Management Plan will be required as a condition of any planning consent that may be granted. This will enable RBKuT to manage the construction period, including traffic associated with both construction activities and contractors. Such plans typically include limitations on the number of vehicles or times of activity, and details will be required to be agreed with the relevant authorities prior to commencement of construction. The Plan also enables resident engagement, either directly with the contractors/developer or with the Council.

Have timelines being published yet for key dates - mainly the estimated completion date of the new development? 

Answer: Construction will be around 18-24 months. This will be dependent on when the application gets planning permission.

How will construction vehicle access be managed in a very congested High Street?

Answer: A Construction Management Plan will be required as a condition of any planning consent that may be granted. This will enable RBKuT to manage the construction period, including traffic associated with both construction activities and contractors. Such plans typically include limitations on the number of vehicles or times of activity, and details will be required to be agreed with the relevant authorities prior to commencement of construction. The Plan also enables resident engagement, either directly with the contractors/developer or with the Council.