Core Strategy Examination Statement Obsidian

Examination in Public 29
th
September 2011
Strategic Site S24 Woodgrange Road West
Newham Core Strategy (March 2011)
On behalf of Obsidian FG Ltd

7995: EiP 23 Sept 11
1

Statement of Soundness
Strategic Site S24
Woodgrange Road West Forest Gate

1.0 Statement of Soundness

i) Context

1.1 This statement relates to land and property controlled by Obsidian FG Limited,
coinciding predominantly with the land identified at Woodgrange Road West Strategic
Site S24 in the emerging Core Strategy.

1.2 Obsidian FG Limited first acquired land in Forest Gate in 2007 and has maintained a
close dialogue with all key stakeholders over the last 5 years. More particularly, since
December 2010, Obsidian FG Limited (OFG) has held detailed discussion with the
London Borough of Newham (LBN) via the mechanism of a Project Planning
Performance Agreement, to prepare a hybrid planning application for the regeneration
of Forest Gate Town Centre. We have held approximately 30 meetings with Newhams
planning and regeneration teams, 4 meetings with officers of the GLA (including 1
meeting with The Mayor and 2 with the Deputy Mayor), we have received agreement in
principle to our proposals from presentations to Newhams Development Control
Forum, we have presented our master plan and now detailed designs to four Design
Review Panels, and we have undertaken two public consultation events in 2011, the
latter in September being attended by around 400 people. In short, we believe that we
have a scheme that is strongly justified:

Through evidence of participation of the local community and others with a
stake in Forest Gate; and,

Extensive research, fact finding and detailed analysis on Forest Gate that goes
well beyond (and is more site specific than) what has been undertaken by
Newham for the Core Strategy.

1.3 A planning application is targeted for submission in October 2011. Obsidian has also
agreed legal documentation for a partnering approach with LBN as both are
landowners. LBN are prepared to use compulsory purchase powers, if required, to
achieve the comprehensive regeneration of Forest Gate.

1.4 Comprehensive regeneration of Forest Gate has been a key priority for LBN since at
least the publication of the Area Action Plan in 1998 but not much has changed. The
Council has adopted supplementary planning guidance for Forest Gate (January 2010),
which updated previous guidance and was in line with the adopted Newham UDP.

1.5 The evidence base highlights that Forest Gate and the London Borough of Newham are
one of the most deprived areas of the country. The English Indices of Deprivation 2010
ranks Newham as the second most deprived local authority district in England.
Furthermore, the Ward of Forest Gate South falls entirely within the 20% most deprived
Lower Layer Super Output Areas (LSOAs) in England, with large parts of it within the
10% most deprived category. Crime in Forest Gate is 40% higher than the London
average and 20% more than the Newham average.

1.6 The Borough has historically served as a point of arrival for in-migrants from Londons
new communities. It suffers from a high churn, with over 20% of its households having
moved within the last 12 months, and the highest net outward migration rate in London.
Over the last decade there has been a significant shift in the balance of housing stock,
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with a large number of family dwellings converted to small self contained flats, leaving
only around 40% of the Boroughs housing stock as family sized homes. This has
influenced the level of churn, together with the fact that there are currently insufficient
opportunities to encourage those with improving incomes that their aspirations for better
homes, schools and local amenities, and safer more attractive and connected
neighbourhoods, can be met by staying, spending and investing in Newham.

1.7 A transformation in the nature of the local environment, including town and local centres
has therefore been identified and is required for communities to become more stable
and to thrive (paragraph 3.14, Core Strategy Proposed Submission Draft 2011).

1.8 The below-average economic and labour market performance of the LBN is the cause
of much of the concentration of deprivation experienced there; combined with the lack
of quality housing to encourage wealth-generating individuals to live and work in the
Borough. Deprivation in turn reinforces poor economic and labour market performance
and so creates a situation that requires a concerted policy intervention in order to
achieve improvements. A transformational approach is therefore justified and required
as this is the only way to make progress towards convergence: ie by encouraging
stronger, faster growth in Forest Gate than other, average wards across London. The
Comparison Table attached at Appendix DWD 1, by London Borough and Ward
demonstrates this.

1.9 The London Plan (2011) also identifies Forest Gate as a centre in need of regeneration
with medium growth potential. Furthermore the London Plan specifically targets areas
within the top 20% most deprived LSOAs such as Forest Gate for regeneration.

1.10 In short, there is a very strong and urgent case for regeneration. Obsidian is the only
developer committed to Forest Gate (there are no others registered to speak on Forest
Gate at the EIP) and is on the verge of submitting a planning application. It would be
wrong to see this well-considered application delayed or even refused owing to a policy
objection based on inconsistency with the Core Strategy. In particular, we are
concerned that the policy approach to Site 24 is too prescriptive and lacks flexibility;
precluding reasonable, well-researched and deliverable alternatives.

ii) Crossrail

1.11 Forest Gate is one of only three inner London District Town Centres designated by the
London Plan 2011 with a Crossrail Station. The other two being Paddington in
Westminster and Whitechapel in Tower Hamlets. The London Plan states that Crossrail
is crucial to the realisation of regeneration and intensification opportunities around key
interchanges within the Central Activities Zone and to its east and west.

1.12 Crossrail provides a unique transport opportunity where land use must be optimised to
increase the profile and greatly improve the image of Forest Gate. The Socio-Economic
Technical Report for the Crossrail Environmental Statement produced by Colin
Buchanan (2005) anticipates that 50% of jobs accommodated and new homes
completed in Forest Gate up to 2021 will be attributable to Crossrail; that is 1,000 jobs
and 800 residential units. Obsidians site, immediately to the south of Forest Gate
station, is the most obvious location to accommodate this regeneration stimulus.

1.13 Crossrail is scheduled to start running services from Forest Gate by 2018.

iii) The Forest Gate Masterplan

1.14 It is fully recognised that the Core Strategy is not the appropriate forum to consider site
specific proposals for development of Strategic Sites. Also at this time there is no
comprehensive planning permission in place for the emerging Forest Gate scheme and
this section therefore does not infer that LBN has formally approved a scheme for
Forest Gate However, the detailed assessment of site S24 by the masterplan team for
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Obsidian, in detailed consultation with LBN, does assist in considering the appropriate
housing typology for Forest Gate. A masterplan document is attached at Appendix
DWD 2 to illustrate this and assist the Inspector.

1.15 The rigour of the preparation of a part detailed and part outline planning application has
the benefit of assessing the site specific circumstances, appropriate scale, height and
massing for the delivery of the Forest Gate strategic site objectives, as set out in the
draft Core Strategy. The proposed application also addresses viability, deliverability
and ongoing retail and public realm management issues.

1.16 All of the area of land identified as Strategic Site S24 Woodgrange Road West, even at
its extremities, is less than 200 metres from Forest Gate and the Crossrail Station. The
agreed PTAL rating assessed with LBN is PTAL5. It is an area of land that must
therefore optimise development opportunities in line with The London Plan policies, the
investment in Crossrail infrastructure and the transformational change required to
address the deprivation issues pertinent to Forest Gate as evidenced.

1.17 In assessing the site characteristics to determine the appropriate housing typologies
Obsidian consider that the broad principles apply to the masterplan area (and which will
be finally determined in detail by appropriate design considerations) are as follows:

Area 1 Fronting Woodgrange Road Living Above the Shop predominantly one
and two bed units in recognition of town centre conditions/location. High to medium
density less than 100 metres from Station.
Area 2 - Land north of Earlham Grove adjacent to Station and Crossrail
predominantly one and two bed units. High density adjacent to Station.
Area 3 Family Housing A large number of family housing units with private
gardens and access to public open space. High to medium density 100 to 200
metres from Station.

1.18 The overall density is in line with The Mayors Plan Policy 3.4 and the density matrix
guidance provided in Table 3.2, which identifies that for Urban sites with a PTAL of 4 to
6 that a guide to the appropriate density is 200-700 hr/ha. The masterplan density
equates to approximately 765 hr/ha. The number of units proposed are approximately
800 units. The appropriateness of the masterplan will be subject to detailed design
considerations to be subsequently assessed by LBN.

1.19 A selection of other masterplan drawings attached for information at Appendix DWD 3
include the proposed storey heights, ground and first floor plans and a typical floor
layout plan. A phasing plan is also enclosed and it is intended that Blocks G, D & H will
be the first phase of development, followed by phase 2 comprising Blocks E, F & M and
finally phase 3 comprising Blocks A, B, C, L & T to coincide with the arrival of Crossrail
services broadly as follows:

Phase 1 2012 2014
Phase 2 2014 2017
Phase 3 2017 2020

iv) Soundness

1.20 The Inspector is familiar with the requirements for soundness set out in PPS12, which
will therefore not be repeated. Obsidians considers that that S24 is not sound as it is
not justified or effective.

1.21 Justified - In addressing whether Strategic Site S24 is justified, it is considered by
Obsidian that the evidence and circumstances pertinent to S24 are not justified in
respect of the housing typologies identified for the site and reference to limited
intensification for the reasons set out below including:

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- the high PTAL rating of 5 and Crossrail investment (see paragraphs 1.11-1.13 and
1.16 above);
- the sustainability of the site due to its location, accessibility and brownfield status
(see Appendix DWD 2)
- the appropriately defined typologies which have been considered in detail by the
master planning team as per paragraph 1.17 above;
- the evidence of the urgent need for transformational change to address the high
levels of deprivation, unemployment and high levels of churn established
historically by the population base of Newham and Forest Gate particularly (see
Appendix DWD 1 and paragraphs 1.2-1.10 above); and
- the need for other town centres in Newham to regenerate to cater for the local
catchment of their neighbourhoods (see the Councils evidence base Town Centres
and Retail Study (prepared by GVA March 2010)).

1.22 Effective - Strategic Site S24 is not considered to be effective as the housing typology
does not reflect the site circumstances and constraints and it therefore raises doubts
about the deliverability of the housing proposed for Forest Gate. The appropriate
housing typologies, have been thoroughly tested by Obsidian in accordance with the
site circumstances and sustainability considerations and are set out in paragraph 1.14
above.

v) Proposed Amendments to Satisfy Soundness

1.23 The question of soundness to satisfy Obsidians representations could be readily
addressed with minor modifications to the housing typology reference and wording to
Strategic Site S24. This would address the evidence now available for the site, provide
flexibility to respond to the site specific circumstances and ensure that the housing
potential of the site is optimised in line with its superior sustainable location. The
amendments sought are as follows (the text in italics is the proposed insertion and text
struck though shows the proposed deletion):

Mixed use comprising retail, residential (high density/low family and medium
density/medium family), community and business; limited intensification to
take advantage of opportunities afforded by Crossrail. ..

1.24 Without these changes the delivery of Spatial Policy S6 will be in doubt in terms of the
contribution that Forest Gate makes to the delivery of 3,000 additional dwellings in
Urban Newham and the ability to harness the opportunities afforded by the investment
in Crossrail and its arrival in Forest Gate. The spatial objectives to address the high
levels of deprivation, unemployment, crime and weak town centre performance could
be lost if Strategic Site S24 fails to embrace the need for transformational change and
intensification at appropriate densities in Forest Gate. The Councils objectives are to
see regeneration in Urban Newham given the same priority as within the Arc of
Opportunity, which Policy S6 states as a strategic objective.
APPENDIX DWD 1

London, Borough and Ward Comparison Table

IMD 2010 Rank of Average
Rank of English Local
Authorities (Where 1 is most
deprived and 326 is least
deprived)*
Index of Multiple
Deprivation 2010*
Unemployment
(2001)***
Skills (NVQ2 and
above)**
Gross weekly
pay**
Crime
(Offences per
1000
population
July 2011)***
London N/A N/A
6.4%
(Feb 01-Apr 01) 67.30% 606.80 112.6
Newham 2 N/A 13.5% 50.70% 506.80 134.7
Forest Gate
South N/A 0 - 20% 14.8% N/A N/A 158.9
Wandsworth 102 N/A 5.9% 78.30% 689.30 89.2
Balham N/A 31% to 90% 4.8% N/A N/A 103.3
Ealing 61 N/A 6.5% 65.10% 567.70 110.7
Ealing
Broadway N/A 31% to 80% 4.7% N/A N/A 178.3

Source:
* Department for Communities and Local Government, Indices of Deprivation 2010
** Office for National Statistics, http://www.nomisweb.co.uk/
*** Metropolitan Police Statistics, http://www.met.police.uk/crimefigures/

APPENDIX DWD 2
W O O D G R A N G E R O A D
S P R O W S T O N R O A D
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CORE SITE
POTENTIAL ENHANCEMENT AREAS
FOREST GATE MASTERPLAN
FOREST GATE REGENERATION MIPIM 2011 OBSIDIAN | SAVILLS | BuckleyGrayYeoman
A R C H I T E C T S
The regeneration of Forest Gate is a key priority for the
London Borough of Newham. It is a centre in decline both
physically and in its socio-economic profile. Regeneration,
capitalising on the opportunity of Crossrail and Forest Gate's
Victorian character and heritage, can deliver improved local
retail, housing and social and community benefits.
A public exhibition will be held on 22nd September
from 2pm to 9pm at Durning Hall, Earlham Grove,
Forest Gate. Please come and give us your views
Please do come and see the public exhibition
and have your say. Forms will be available to
ll out on the day or please do write to:
Obsidian
Strategic Development and Regeneration
21 Arlington Street
London
SW1A 1RN
0207 499 1300
www.obsidiangroup.co.uk
REGENE-
RATING
FOREST
GATE
TOWN
CENTRE
Town Centre Regeneration
FURTHER
INFORMATION
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A R C H I T E C T S
HELLO
AND
WELCOME...
This is the second public consultation Obsidian
have held this year on the emerging Forest Gate
Masterplan.
The rsI consu/IaI/on was he/d on 9Ih Ju/y 2011,
as part of the Forest Gate Festival. This proved to
be /nva/uab/e /n /denI/fy/ng Ihe /Iems w/Ih/n our
p/ans IhaI needed Io change or wh/ch requ/red
more deIa//. We spoke Io 144 peop/e.
We hope you nd Ih/s second consu/IaI/on
informative. Public attendance today is based
on 10,000 /eaeIs d/sIr/buIed Io /oca/ homes
and businesses. We also published notices in
Ihe /oca/ press /.e. Newham Mag and Newham
Recorder.
P/ease spend some I/me Io rev/ew Ihe
presenIaI/on boards and phys/ca/ mode/. lI wou/d
be especially useful if you could please complete
and return our feedback form.
We /ook forward Io rece/v/ng your commenIs.
lf you have any quesI/ons p/ease fee/ free Io ask
any of the Obsidian team members present today.
Obsidian
21 Arlington Street
London
SW1A 1RN
0207 499 1300
REGENE-
RATING
FOREST
GATE
TOWN
CENTRE
FURTHER
INFORMATION
Obsidian
21 Arlington Street
London
SW1A 1RN
0207 499 1300
REGENE-
RATING
FOREST
GATE
TOWN
CENTRE
FURTHER
INFORMATION
Obsidian has been working on the Forest Gate project for more than four
years. Working with Newham's officers, local stakeholders and the GLA, we
now feel we have a scheme that meets most people's expectations and is
capable of achieving a much needed, genuine step change for Forest Gate;
especially with regard to major improvements to the retail offer and public
realm on Woodgrange Road, community uses, conservation needs, more
and better quality housing, and the removal of a number of low quality
and/or anti-social uses.
We are targeting the submission of a planning application in
October 2011 with a view to starting on site in 2012.
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Forest Gate Regeneration A quick overview...
THE
MASTERPLAN
SITE
N
Obsidian is currently
progressing a masterplan
for the regeneration of
Forest Gate Town Centre.
The area includes parts
of Woodgrange Road,
Earlham Grove and
Sprowston Road.T.E
THE STORY
SO FAR...
The regeneration of Forest Gate has been a key priority for
Newham for many years. The latest guidance is set out in the
Forest Gate Supplementary Planning Document adopted by
the Council in January 2010 and the draft Core Strategy (March
2011), with retail issues reviewed in the Town Centre and Retail
Study (March 2010).
Forest Gate did not beneft from the last economic growth cycle
(1998 to 2008). In fact, the evidence suggests that the area
has continued to decline, remaining in the lowest 10% based
on a wide range of deprivation measures. This decline is set
to continue unless a signifcant intervention, in the form of
comprehensive development, can be secured.
Obsidian frst acquired property within the regeneration zone
in 2007 with the specifc objective of preventing the piecemeal
development of the backlands between Woodgrange Road
and Sprowston Road. We have listened to the council and local
stakeholders throughout.
It is clear that only a comprehensive development will deliver
the improvements to retailing and the public realm along
Woodgrange Road, together with new, larger community facilities.
The related housing development needs to be of a scale to
enable the remaining parts of the site to be acquired; generating
surplus funds to fnance the regeneration package.
We would like to start on site in 2012. The development will be
phased over an 8 to 10 year period, but with the major parts of
the regeneration package delivered within the next 2/3 years .
Obsidian
21 Arlington Street
London
SW1A 1RN
0207 499 1300
REGENE-
RATING
FOREST
GATE
TOWN
CENTRE
FURTHER
INFORMATION
BuckleyGrayYeoman FOREST GATE REGENERATION 05 OCTOBER 2010 OBSIDIAN |
existing
vent
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6
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S P R O W S T O N M E W S
FOREST GATE
STATION
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Princess Alice
The
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Secondary shopping frontage
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Secondary shopping frontage
O S B O R N E R O A D
H A M P T O N R O A D
SPD
ZONES
IDENTIFIED AS
"POTENTIAL
REGENERATION
AREAS"
Conservation
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Conservation and policy
What Forest Gate is like now...
Site photographs of the existing
5
5
5
WHY IS
REGENERATION
NEEDED?
Forest Gate has been identifed by Newham for regeneration
since at least 1998, but not much has changed.
Newham is the second most deprived Borough in England.
The English Indices of Deprivation 2010 ranks the Ward of
Forest Gate South as within the 20% most deprived with large
parts categorised as within the 10% most deprived in England.
Too much of the existing residential accommodation comprises
poor quality housing stock with inadequate rear access.
Hot food takeaways, betting shops and a limited retail offer
currently dominate Woodgrange Road.
Community safety and security is currently a major issue for
much of the area.
Crime offences per 1000 population in Forest Gate are
currently 20% higher than in Newham and 40% higher than the
London average.
Most expenditure is lost to competing larger retail centres
and, according to Newhams SPD, the town does not meet the
needs of local residents.
Few signs of an established evening leisure economy.
The regeneraI/on of ForesI GaIe Town
Centre represents an opportunity to address
Ihe prob/ems ouI//ned above, creaI/ng a new
re/axed, safe and secure env/ronmenI.
Obsidian
21 Arlington Street
London
SW1A 1RN
0207 499 1300
REGENE-
RATING
FOREST
GATE
TOWN
CENTRE
FURTHER
INFORMATION
Four Founding Principles
1
2
3
4
Working with the best of the existing
Enhancing the retail offer
Providing more, quality housing
Improving the public realm
...Delivering change
Aspirations
Reinforce and enhance town centre vitality and viability
Increase the quality and quantity of retail
Create a high quality public realm
Relocate 'bad neighbour' uses
Reduce anti-social behaviour
Create a space for the whole community
Preserve and enhance the Victorian heritage
Increase the quality and quantity of housing
Improve the local traffic management system
Respond to the opportunity of Cross Rail
Meeting the local needs of Forest Gate
THE
BENEFITS OF
REGENERATION
Revitalised town centre creating a relaxed, safe and secure
environment.
lncreased quality, size and quantity of retail whilst keeping
the best of the existing and adding cafs and restaurants to
establish night time leisure activity.
Up to 800 new homes in a mix of sizes.
New community and healthcare facilities, comprising
1,682 sq.m. centred on a new 'Community Street'. This will
become a hub and meeting point for the whole community;
and comprises a 25% increase on current community
provision.
New public park, large community square and child play areas.
Affordable workspace and contributions to local training
initiatives to stimulate local opportunities for local people.
Public realm works substantially enhancing Woodgrange Road
and the Conservation Area.
Car club, CPZ and Travel Plan to help manage the c220 cars
parked on site.
New jobs generated from increased retail space and ongoing
management of the development.
Financial contributions to local education in accordance with
Newhams planning policies.
....Delivering change
Obsidian
21 Arlington Street
London
SW1A 1RN
0207 499 1300
REGENE-
RATING
FOREST
GATE
TOWN
CENTRE
FURTHER
INFORMATION
WHAT
YOU HAVE
TOLD US SO
FAR...
Some of Forest Gates residents and businesses will have seen
Obsidians initial proposals presented at the Forest Gate Festival
on 9th July 2011. Comments were requested and this is what
we were told by 63 local people who flled out feedback forms:
All respondents were keen to see the centre of Forest Gate
regenerated
There is a great community here in Forest Gate and it
needs Io be harnessed and shown off. R/ghI now Ihere /sn'I
any-where we can do Ih/s"
The majority want to see a greater variety and quality of shops
and restaurants
"We wanI more shops oIher Ihan ch/cken shops or
beII/ng shops. We wanI meeI/ng p/aces for fam///es and
young peop/e"
More independent shops are wanted rather than high street
brands, refecting the area's cultural diversity
Need for community facilities as a focal point to the town
centre including a community centre, large green space or
performing arts venue and space for physical activities.
Forest Gates heritage and the Victorian character are
important to residents
High rise apartments are of concern as these are associated
with poor design and quality encouraging anti-social
behaviour
"We need more /mprovemenIs Io Ihe v/sua/ s/de, /e no more
broken, run-down bu//d/ngs and dark corners. Wa/k/ng Io
Ihe park /s noI safe"
THE
PROPOSED
MASTERPLAN
5 Storey heights
N
1B2P
51 sq.m
1B2P
51 sq.m
2B4P
77 sq.m
1B2P
52 sq.m
1B2P
50 sq.m
1B2P
50 sq.m
2B4P
75sq.m
2B4P
70 sq.m
THE
PROPOSED
MASTERPLAN
Phasing diagram _ Proposed Plan
P A R K
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THE APPROACH TO
WOODGRANGE ROAD
WO O D G R A N G E R OA D
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P A R K
The town centre functions as a local shopping centre which
primarily serves the extensive residential area of Forest Gate.
There are a number of successful local business and shops in
the centre which serve the community well.
Generally the retail and restaurant offer is fairly limited with a
high number of fast food outlets and betting shops.
Few signs of an established evening leisure economy, as well
as problems in the area with anti-social behaviour
The whole of Forest Gate lacks a good quality, mid market
food and beverage offer that the local residential community
can use in the evenings and weekends.
RETAIL
OVERVIEW
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R E T A I L R E T A I L
R E T A I L
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The development of Forest Gate Town Centre will offer local
shopping in a relaxed environment, including new trees and
public realm.
Forest Gate could provide local shopping with its own
character and distinctiveness.
The strategy will concentrate on retaining existing local
businesses that wish to remain in the Town Centre.
The retail strategy will make provision for the longer term
management of the Town Centre, including security,
cleaning and perhaps a weekend street market.
Newham and Obsidian have already identifed the need to
provide properties suitable for creating an evening food
and beverage economy, and a medium sized food store.
Furthermore it has been highlighted that there is no gym or
other leisure use within close proximity to the Town Centre.
As part of the masterplan management plan, it is proposed
to encourage Newham to apply planning conditions or Local
Development Orders to Forest Gate to:
Restrict the change of use of A1 shops to no less than 70%
of the Primary Shopping Frontage;
To restrict the number of hot food takeaways to an agreed
percentage of Primary Retail Frontage;
To control the design of shop fronts and shop advertising.
RETAIL
STRATEGY
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Sketch view looking down Woodgrange Road towards Block H
'Living above the shop'
Young professionals /
first time buyers
Family housing
The approach to housing
The conceptual character
MORE,
QUALITY
HOUSING
Obsidian
21 Arlington Street
London
SW1A 1RN
0207 499 1300
REGENE-
RATING
FOREST
GATE
TOWN
CENTRE
FURTHER
INFORMATION
Housing | The conceptual character...
1 - 'LlVlNG ABOVE THE SHOP'
2 - YOUNG PROFESSlONALS / FlRST
TlME BUYERS
3 - FAMlLY HOUSlNG
1
3
2
MORE,
QUALITY
HOUSING
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P A R K
Sketch view from Park looking towards Block G
MORE,
QUALITY
HOUSING
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Sketch view looking along Earlham Grove towards Block G
MORE,
QUALITY
HOUSING
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Sketch view looking down Osborne Road towards Block H
Block H has been designed to prevent overlooking to the east
NEW
COMMUNITY
SPACES
Up Io 1,682 sq. m. of commun/Iy
fac///I/es cenIred on a new
'Commun/Iy SIreeI' Ih/s w///
become a hub and meeting
po/nI for Ihe who/e commun/Iy.
Th/s represenIs a 25% /ncrease
in community facilities
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APPENDIX DWD 3
YME
PNOPOSE
MSYENPLN
Storey heights
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C O M M U N I T Y S T R E E T
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EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L
Refuse Store
EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L
Residential
Entrance
BIock H
109 sq.m 107 sq.m 109 sq.m
UNT 1 UNT 2 UNT 6
Residential
Lobby
107 sq.m
UNT 5
90 sq.m
UNT 3
91 sq.m
UNT 4
Bicycle Store
UNT 1
(Food Retail)
UNT 2
UNT 6
(A3 Retail)
201 m2
198 m2
673 m2
47 m2
1 2 3 4 5 6 7 8
9
1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7
EUROBIN 1100 L EUROBIN 1100 L
EUROBIN 1100 L
1234 5678
9
1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
EUROBIN 1100 L
LFT
Lobby LFT
Lobby
Service Access
1200mm wide pedestrian access
Retail service access via loading bay
UNT 3 UNT 4 UNT 5
UNT 7
(A3 Retail)
133 m2 126 m2 126 m2 202 m2
EUROBIN 1100 L
EUROBIN 1100 L
53 m2
EUROBIN 1100 L
Commercial
Refuse
(14 X 1100lt Eurobins)
Residential
Refuse
(18 X 1100lt Eurobins)
Residential Entrance BIock D
Residential
Entrance
BIock G
3B5P-DL
90 sq.m
3B5P-DL
90 sq.m
3B5P-DL
90 sq.m
3B5P-DL
90 sq.m
3B5P-DL
60 sq.m
2B3P
77 sq.m
3B5P-DL
60 sq.m
Concierge
Office
Refuse
(Bulk)
EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L
EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L
EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L
EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L EUROBIN 1100 L Refuse
(Bins)
EUROBIN 1100 L
EUROBIN 1100 L
29 30 26 27 28
10 09 08 07 06 11 16 15 14 13 12 21 20 19 18 17 22
25 24 23
Car Park
Bicycle Storage
02 01 05 04 03
Residential Entrance BIock G
Residential Entrance BIock G
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Residential Entrance BIock D
Block A
Residential
Entrance
Residential
Entrance
BIock E
Residential
Entrance
BIock E
Residential Entrance BIock F
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
Retail
240msq
UNT 1
240msq
UNT 1
245msq
UNT 1
130msq
UNT 1
Residential
Refuse
Store
245msq
UNT 1
150msq
UNT 1
Community
1B2P
XX sq.m
2B4P
XX sq.m
Office
4B6P
XXX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
Community
C
o
m
m
u
n
ity
Block T
Residential
Entrance
Residential
Entrance
BIock L
Residential Entrance BIock L
Residential Entrance BIock C
A
c
c
e
s
s
43 44
05 04 03 02 01 10 09 08 07 06 11 13 12
16 15 14 21 20 19 18 17 22 25 24 23 26 28 27
39 40 41 42 34 35 36 37 38 31 32 33
55 56
Car Park
29 30
45 46
47 49 48 50 51 52 53 57 54 58 59 60
Car Park
03 02 01 06 05 04 09 08 07 12 11 10 14 13 16 15
Residential
Entrance
BIock K
3B5P
XX sq.m
3B5P
XX sq.m
Residential
Entrance
BIock B
2B4P-DL
XX sq.m 3B5P-DL
XX sq.m
2B4P-DL
XX sq.m 3B5P-DL
XX sq.m
2B4P-DL
XX sq.m 3B5P-DL
XX sq.m
3B6P
XX sq.m
Residential Entrance BIock M
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Block A
Residential
Entrance
Ground FIoor PIan
GA MASTERPLAN
733 GA MasterpIan PRINT
GENERAL NOTES:
All dimensions to be checked on site prior to commencement of any works, and/or preparation of any shop drawings.
Sizes of and dimensions to any structural elements are indicative only. See structural engineers drawings for actual sizes /
dimensions.
Sizes of and dimensions to any service elements are indicative only. See service engineers drawings for actual sizes and
dimensions.
This drawing to be read in conjunction with all other Architect's drawings, specifications and other Consultants' information.
All proprietary systems shown on this drawing are to be installed strictly in accordance with the Manufacturers/Suppliers
recommended details.
Any discrepancies between information shown on this drawing and any other contract information or manufacturers/suppliers
recommendations is to be brought to the attention of the Architect.
DO NOT SCALE FROM THIS DRAWING.
DRAWNG NOTES:
SCALE
DATE
DRAWNG
DWG No. REVSON
Information contained on this drawing is the sole copyright of
Buckley Gray Yeoman and is not to be reproduced without their permission.
DRAWNG FLE REF
DRAWN BY
TJ
733 MP 01
(1:1000 @ A3)
Sep. 2011
DRAWNG STATUS
PRELIMINARY
PROJECT
Studio 4.04 The Tea Building 56 Shoreditch High Street
London E1 6JJ T: 020 7033 9913 F: 020 7033 9914
CLENT
Obsidian
Forest Gate Regeneration
REVISION DATE
ssued for Stage D
Buckley Gray Yeoman
STATUS
-
1:500 @ A1
LEGEND
Studio Unit (39 sq.m)
1 Bed Unit (50 sq.m)
2 Bed Unit (61-70 sq.m)
Retail
Community
Office
1B2P
52 sq.m
1B2P
50 sq.m
2B4P
77 sq.m 1B2P
50 sq.m
1B2P
50 sq.m
2B4P
75sq.m 1B2P
50 sq.m
2B4P
70 sq.m
5p
3B5P
86 sq.m
5p
3B5P
86 sq.m
1B2P
66 sq.m
2p
3B5P-DU
51 sq.m
2B4P
73 sq.m
4p
1B2P
53 sq.m
2p
3B5P-DU
53 sq.m
3B5P-DU
53 sq.m
3B5P-DU
53 sq.m
3B5P-DU
53 sq.m
2B3P
66sq.m
3p
2B4P
73 sq.m
4p
3B5P-DU
51 sq.m
2B4P
73 sq.m
4p
1B2P
53 sq.m
2p
1B2P
52 sq.m
4p
2B4P
74 sq.m
2B4P
73 sq.m
4p
2B4P
73 sq.m
4p
4p
3B5P
103 sq.m
4p
2B4P
74 sq.m
4p
2B4P
74 sq.m
Services
(inc. vertical duct)
14m2 17 m2
27 m2 26 m2
18 m2 15 m2
U P 18 x 167 = 3, 000 1 2 3 4 5 6 7 8
9
1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7
U P
18 x 167 = 3, 000
12345678
9
1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7
LFT
LFT
1B2P
60 sq.m
Private
Garden
Private
Garden
Private
Garden
Private
Garden
Balcony
Balcony
Private
Garden
Private
Garden
1B2P
60 sq.m 2B3P
72 sq.m
2B3P
67 sq.m
2B4P
74 sq.m
2B4P
72 sq.m
2B4P
73 sq.m
2B3P
66 sq.m
2B4P
71 sq.m
2B4P
70 sq.m 2B4P
70 sq.m
2B4P
70 sq.m
1B2P
50 sq.m
1B2P
52 sq.m
1B2P
55 sq.m
1B2P
51 sq.m
1B2P
51 sq.m
1B2P
56 sq.m
Community
2B3P
XX sq.m
2B4P
XX sq.m
3B6P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
1B2P
XX sq.m 2B4P
XX sq.m
2B4P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
4B6P
XXX sq.m
Office
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
2B4P
XX sq.m
3B5P-DL
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
3B5P-DL
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
3B5P-DL
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
1B2P
57 sq.m
Retail
970sq.m
1st FIoor PIan
GA MASTERPLAN
GENERAL NOTES:
dimensions.
dimensions.
DRAWNG NOTES:
SCALE
DATE
DRAWNG
DWG No. REVSON
DRAWNG FLE REF
DRAWN BY
TJ
733 MP 02
(1:1000 @ A3)
Sep. 2011
DRAWNG STATUS
PRELIMINARY
PROJECT
London E1 6JJ T: 020 7033 9913 F: 020 7033 9914
CLENT
Obsidian
REVISION DATE
ssued for Stage D
Buckley Gray Yeoman
STATUS
-
1:500 @ A1
LEGEND
Retail
Community
Office
2B4P
77 sq.m
1B2P
50 sq.m
1B2P
52 sq.m
1B2P
50 sq.m
1B2P
50 sq.m
1B2P
50 sq.m
2B4P
75sq.m
2B4P
70 sq.m
1 2 3 4 5 6 7 8
9
1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7
2B3P
XX sq.m
2B3P
XX sq.m 2B3P
XX sq.m
2B3P
XX sq.m
2B3P
XX sq.m 2B3P
XX sq.m
2B3P
XX sq.m
2B3P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
2B4P
XX sq.m
2B4P
73 sq.m
4p
2B4P
73 sq.m
4p
1B2P
55 sq.m
2p
1B2P
55 sq.m
2p
5p
3B5P
86 sq.m
5p
3B5P
86 sq.m 2B4P
73 sq.m
4p
2B4P
73 sq.m
4p
1B2P
53 sq.m
2p
1B2P
53 sq.m
2p
1B2P
53 sq.m
2p
1B2P
53 sq.m
2p
1B2P
55 sq.m
2p
1B2P
55 sq.m
2p
1B2P
52 sq.m
4p
2B4P
74 sq.m
2B4P
73 sq.m
4p
2B4P
73 sq.m
4p
4p
3B5P
103 sq.m
4p
2B4P
74 sq.m
4p
2B4P
74 sq.m
Services
(inc. vertical duct)
2B3P
XX sq.m
2B4P
XX sq.m
3B6P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
1B2P
XX sq.m 2B4P
XX sq.m
2B4P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
2B4P
XX sq.m
2B4P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
2B3P
XX sq.m
2B3P
XX sq.m
1B2P
XX sq.m
1B1P
XX sq.m
2B3P
XX sq.m
1B2P
XX sq.m
2B3P
XX sq.m
3B5P
XX sq.m
3B5P
XX sq.m
2B3P
XX sq.m
3B6P
XX sq.m
2B4P
XX sq.m
2B3P
XX sq.m
3B6P
XX sq.m
2B4P
XX sq.m
2B3P
XX sq.m
2B3P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m 1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m 1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
2B3P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m 1B2P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
2B3P
XX sq.m
1B2P
XX sq.m
1B2P
XX sq.m
2B4P
XX sq.m
4th FIoor PIan
GA MASTERPLAN
GENERAL NOTES:
dimensions.
dimensions.
DRAWNG NOTES:
SCALE
DATE
DRAWNG
DWG No. REVSON
DRAWNG FLE REF
DRAWN BY
TJ
733 MP 05
(1:1000 @ A3)
Sep. 2011
DRAWNG STATUS
PRELIMINARY
PROJECT
London E1 6JJ T: 020 7033 9913 F: 020 7033 9914
CLENT
Obsidian
REVISION DATE
ssued for Stage D
Buckley Gray Yeoman
STATUS
-
1:500 @ A1
LEGEND
Retail
Community
Office

Core Strategy Examination Statement Obsidian

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