AA4586 - High Path Masterplan - DAS - High Quality PDF

HIGH PATH ESTATE
Outline Planning Application

By
Clarion Housing Group Ltd
DESIGN & ACCESS

STATEMENT
April 2017
HIGH PATH ESTATE
DESIGN & ACCESS STATEMENT
Report by: PRP
Purpose: Planning
Document ref/: AA4586_DAS
Issue Date: April 2017
Author: George Williams, Francisca de los Campos,

Alexandra Andone
Checked/ Approved by: Spyridon Katsaros
Design & Access

Statement
Client: Clarion Housing Group Ltd April 2017
Masterplanners: PRP LLP
Landscape Architects: PRP LLP
Sustainability Consultants: PRP LLP
Project Managers: MACE Group
Planning Consultants: Savills

PRP | DAS | CONTENTS PRP | DAS | CONTENTS
CONTENTS
01 02 03 04 05 06 07 08
INTRODUCTION CONTEXT ANALYSIS THE VISION DEVELOPMENT DEVELOPMENT BUILDING DESIGN LANDSCAPE AND OPEN CONCLUSIVE SUMMARY
FRAMEWORK STRATEGIES SPACE
1.1 Planning Application Summary...8 2.1 Site Location.............................16 6.1 Building Typologies 8.1 Overview..................................229
3.1 Wider Opportunities.................60
4.1 Proposed Demolition...................80 5.1 Movement Hierarchy...............102 7.1 Wider & Immediate context.....174
1.2 Description of the Development...9 2.2 Planning Policy Context............18 6.1.1 Introduction...................124
3.2 Context Opportunities................63
4.2 Proposed Block Plan....................82 5.2 Parking....................................104 7.2 Study Areas
1.3 How to use this Document........10 2.3 History & Character..................20 6.1.2 Mixed Use Blocks...........126
3.3 Site Constraints &
Opportunities............................66 4.3 Proposed Land Uses.....................84 5.3 Street Characters.......................106 7.2.1 Merton High Street........178
2.4 Heritage.....................................22 6.1.3 Apartment Buildings......127
4.4 Proposed Layout Parameters........86 5.4 Density & Capacity..................108 7.2.2 Neighbourhood Park......184
09
2.5 Character & Urban Grain.........24 3.4 Design Objectives & Principles...68
6.1.4 Family Homes................128
3.5 Concept.....................................70 4.5 Proposed Building Heights..........88 5.5 Indicative Tenure Mix.............110 7.2.3 Courtyards......................194
2.6 Built Form & Townscape...........28 6.2 Architectural Influences..........131 APPENDICES
3.6 Design Evolution........................72 4.6 Proposed Access and Movement....90 5.6 Non-residential Uses...............112 7.2.4 Private Amenity..............202
2.7 Land Use & Density..................30 6.3 Study Areas
9.1 3D Models...............................234
3.7 The Vision.................................74 4.7 Proposed Open Space & Play 5.7 Sustainability............................114 7.3 Planting Strategy....................205
2.8 Movement- Public Transport....32 Provision .....................................92 6.3.1 Merton High Street..........138
5.8 Inclusive Design......................117 7.4 Tree Strategy............................208
2.9 Movement- Highways..............34 4.8 Proposed Indicative Masterplan.....94 6.3.2 Park Mansions.................142
5.9 Refuse......................................118 7.5 Streetscapes Strategies.............210
2.10 Movement- Pedestrian & 6.3.3 Garden Streets.................146
4.9 Proposed Phasing.........................96
Cycle...................................36 7.6 Play Strategy............................212
6.3.4 Morden Road..................150
2.11 Parking.....................................38 7.6.1 Neighbourhood Park......218
6.3.5 High Path........................151
2.12 Landscape & Open Space.........40 7.7 Lighting Strategy....................221
6.3.6 Nelson’s Yards..................153
2.13 Play Spaces..............................44
6.4 Detailed Study Areas
2.14 Community Influences............46
6.4.1 Park Mansions................154
2.15 Stakeholders Influences...........54
6.4.2 Office Building...............158
6.4.3 Stacked Maisonettes.......160
6.4.4 Townhouses....................162
6.4.5 Multi-generation House..164
6.4.6 Mews Houses..................166

INTRODUCTION | Section 1 PRP | DAS | INTRODUCTION | Section 1
INTRO
PRP | DAS | INTRODUCTION | Section 1 PRP | DAS | INTRODUCTION | Section 1
INTRODUCTION INTRODUCTION
1.1 PLANNING APPLICATION SUMMARY 1.2 DESCRIPTION OF THE DEVELOPMENT
The opening section of this Design and Access Statement provides an

introduction to the site and the development proposals, sets out the
purpose of the document, its structure and how it should be used and
provides details of the consultant team involved in its preparation.
This Design & Access Statement has been Within this report: “Outline planning application (with all matters The Site is located within the South Wimbledon/
prepared by PRP in support of an outline planning reserved) for the comprehensive phased regeneration Colliers Wood Area of Intensification designated
• Where reference is made to Site, this relates to of the High Path Estate comprising the demolition in the London Plan and is located within an area
application submitted to the London Borough the area bound in red on the Site Location Plan of all existing buildings and structures; erection characterised by a mix of uses, with Merton High
of Merton (LBM) by Clarion Housing Group (Drawing Ref: AA4586_2001). of new buildings ranging from 1 to 10 storeys Street predominantly formed of commercial ground
Ltd (Clarion) for the redevelopment of the High providing up to 1570 residential units (C3 Use floor uses with two and three storeys of residential
• Where reference is made to Estate / High Path
Path Estate in South Wimbledon. The application Class); provision of up to 9,900 sqm of flexible above, to the North, and predominantly comprises
Estate, this relates to the area bound in red, plus
is submitted in parallel with two other outline commercial and/or community floorspace (including brick built Victorian terraced housing, to the north
the garages that form part of the first phase
replacement and new floorspace, comprising: up to and east. To the South of the Estate on the opposite
planning applications for the redevelopment of the planning application.
2,700 sqm of Use Class A1 and/or A2, and/or A3 side of High Path is Merton Abbey Primary School;
Eastfields Estate, Mitcham and the Ravensbury
• Where reference is made to the Wider Masterplan and/or A4 floorspace, up to 4,100 sqm of Use Class further south is Merton Industrial Park with
Estate, Morden. B1 (Office) floorspace, up to 1,250 sqm of flexible warehouse and industrial buildings predominantly
/ Masterplan, this relates to the combined area of
the Site and the first phase which incorporates work units (Use Class B1), up to 1,250 sqm of Use two storeys in height and to the east of the site is a
Merton Priory Homes (also known as Circle Housing
the Old Lampworks. Class D1 (community) floorspace); up 600 sqm of Sainsbury’s superstore and retail park.
Merton Priory) was formed in 2010 as a result
Use Class D2 (Gym) floorspace), provision of new
of the transfer of stock from the LBM and at that
APPLICANT TEAM neighbourhood park and other communal amenity
time became a subsidiary within the Circle Housing
spaces, including children’s play space; new public
Group. At the point of this application Merton
The preparation of this planning application has been realm, landscaping works and new lighting; cycle
Priory Homes are ‘The Landowner’ and own/manage
supported by the following design team: parking spaces (including visitor cycle parking) and
around 9,500 homes across the borough including
car parking spaces (including within ground level
Eastfields, High Path and Ravensbury. Historically, Clarion Housing Group Ltd (Applicant) podiums), together with associated highways and
the consultations and information provided were
utilities works.”
undertaken by Circle Housing Merton Priory. Mace Group (Project Managers & Construction)
THE SITE
In November 2016 the Circle Housing Group PRP (Masterplanning / Landscape / Sustainability)
(the parent company of Merton Priory Homes) The High Path Estate is situated in the South
merged with the Affinity Sutton Group to form a Savills (Planning)
Wimbledon area of the London Borough of
new parent company Clarion Housing Group Ltd Merton and is located directly adjacent to the South
WYG (Transport)
(this is a charitable housing association). Clarion Wimbledon Underground Station, which is on the
Housing Group refers to all of the companies that Mendick Waring (Mechanical & Engineering) Northern Line.
form the largest housing group in the country with
over 125,000 homes. Circle Housing Merton Priory AECOM (Utilities & Infrastructure) The Estate currently comprises 608 residential
remains as one of a number of charitable housing dwellings in a mixture of tower blocks, flats,
associations that form part of Clarion Housing PBA (Refuse, AQA, HIA, FRA, Socio-economics) maisonettes and terraced houses and accommodates
Group. Moving forward, it is intended that later this a mix of tenures including private ownership (as
Sharps Redmore (Noise & Vibration Consultant)
year the Merton Priory Homes subsidiary will merge a result of right to buy) and affordable rent. The
into another member of the Clarion Housing group, Ellis & Moore (Civil & Engineering) number of storeys across the site ranges from 1 to 12.
Circle Thirty Three Housing Trust. The Site is bounded to the north by Merton High
Landscape Planning Ltd. (Ecology & Biodiversity) Street; to the east by Abbey Road; to the South by
This application is being submitted by Clarion High Path; and to the West by Morden Road.
Housing Group Ltd, which is referred to in all reports Spiers and Major (Lighting Specialist)
and supporting documents as ‘The Applicant’. The first phase of the regeneration comprises an
Peter Stewart Consultancy (Townscape Assessment) area to the South East of the site consisting of
As part of the Merton Regeneration Project, Clarion disused garages, a play area and The Old Lampworks
and Circle Housing Merton Priory plan to regenerate Currells (Commercial Consultant)
industrial warehouse building. As noted, this phase
the Eastfields, High Path and Ravensbury estates is the subject of a separate full planning application.
CgMs (Heritage & Archaeology)
owned by Circle Housing Merton Priory.
This Statement should be read in conjunction

with other supporting documents submitted with
the planning application. The assessment work
undertaken for the redevelopment proposal takes
into account the Phase 1 development for which
a separate full planning application (LBM ref: 16/
P3738) was submitted in September 2016.
8 9
INTRODUCTION
1.3 PURPOSE OF THE DOCUMENT
This document is one of a suite of documents that HOW TO USE THIS DOCUMENT
has been submitted in support of the planning
application for the High Path site. This document has been structured as follows:
The document deals with the context, design principles Section 2: Context Analysis
and concept, scale, access and design characteristics
Strategic analysis of High Path’s regional, local and
of the development. It explains the rationale for
site based contextual influences.
Merton Road
the proposed development and its broad range of
attributes. It details how the submitted parameter
plans and illustrative masterplan have evolved and Section 3: The Vision
offers a vision built with the local residents and Outline Application
Composition of site analysis in the opportunity and
stakeholders, of their potential form and character. Boundary
constraints, establishing the design objectives, which
South Wimbledon
The Outline Planning Application seeks permission help inform the design concept and vision. Underground Station
h Street
Merton Hig
with all matters reserved. Whilst the application
Section 4: Development Framework
documents provide details of an illustrative
masterplan (as visualised on Drawing No AA4586- The key parameter plans submitted with this planning
2012 which is submitted for information), these are application.
provided for illustrative purposes only to provide
an indication of one way in which the masterplan Section 5: Development Strategies
could be delivered to comply with the relevant
Pincott Road
Abbey Road
planning policy framework within the parameters Supplementary design information to the
Hayward Close
provided in the Application Drawings. Illustrative development framework which talks through the
details on issues such as materials, building types and design rationale and future-proofing of the proposal.
landscaping included within the DAS are also only Nelson Grove Road
demonstrating potential design options available for Section 6: Building Design
Merton
the development. As such, these illustrative details
Evangelical
are not for approval. Similarly the technical strategies A section on the architectural studies undertaken to PHASE 1
Church
provided, for example in relation to drainage and help inform the character areas of the masterplan.
energy, provide outline strategies which will need
to be developed further as the scheme proposals Section 7: Landscape and Open Space
are developed at Reserved Matters stage. In this
An explanation of the key landscape features and
context, it is anticipated that Planning Conditions /
proposals which supplement the development
Obligations will be attached to the permission where
framework.
necessary. The Applicant commits to working closely
High Path
with LBM to agree these in due course as part of the Section 8: Appendices
application process.
Elim Pentecostal
This section is in the form of Appendices and conclude Church
Morden Road
the overall Design and Access Statement, showcasing Merton Abbey
a series of physical working models, used through the Primary School
community and stakeholder’s engagement to help Way
ntun
evolve and shape the development. Mera
High Path
The Parish Church of Community
St. John the Divine Resource Centre
Nelson Gardens
Key: Application boundary Blue line boundary - Phase 1 High Path Location Plan
10 11
PRP | DAS | CONTEXT ANALYSIS | Section 2 PRP | DAS | CONTEXT ANALYSIS | Section 2
CONTEXT
12 13
Understanding the wider context
A thorough appreciation of the overall site context

is our starting point for designing
a distinct place. Context is the character and setting
of the area within which the scheme will sit. By
having an understanding of factors such as the
history of the place, how it developed, the people
who live there and how it functions, our masterplan
is effectively and appropriately positioned.
14 15
CONTEXT ANALYSIS
2.1 SITE LOCATION
High Path is located within the London Borough of Merton,

approximately 8 miles south-west of central London.
STRATEGIC SCALE REGIONAL SCALE LOCAL SCALE SITE SCALE

Merton is located in south-west London and is High Path is located in the centre of Merton, between
High Path is in a strategic location between three The site is surrounded by key local routes; Merton
surrounded by the London Boroughs of Wandsworth, the regional centres of Colliers Wood, Wimbledon
local centres; Wimbledon, Morden and Colliers High Street to the north and Morden Road to the
Lambeth, Croydon, Sutton, Kingston and Richmond. and Morden. The A24 runs directly past the site
Wood. west. South Wimbledon Station is adjacent to the
along Merantun Way, offering quick connections to
The Borough benefits from a number of strategic northwest corner of the site, which offers trains into
the rest of London and beyond. Colliers Wood is approximately 500m from the site.
road links, including the A24 - connecting it with central London via the Northern Line.
The site falls within an area that has been identified
central London to the north-east and the M25 to Merton boasts a significant number of large and very
within the London Plan, 2016, as an Area for Merton High Street is a mixed use high street that
the south-west; the A3 - linking to the southwest; well used public parks and open spaces. Many of
Intensification. in recent years has seen a reduction in occupancy,
and the A23 - connecting with the M23 to access these are located along the River Wandle which runs
particularly towards the eastern end of it, towards
London Gatwick Airport and the South Coast of past High Path, and into the River Thames. This is important to note in considering the Colliers Wood.
England. appropriate density for the site, which also has very
good transport links, with a PTAL level of 4 - 6a
across the site.
Northern Line to
Wandsworth Lambeth central London
(approx. 30min)
Wimbledon
M25 A3 To Colliers Wood
dle
(5min walk)
River Wan
igh S treet
South Merton H
Wimbledon
Colliers Wood Station
d
Abbey Roa
South Wimbledon
City Airport
d
Road
Nelson Grove
Pincott Roa
Merton
Hayward Close
Morden Road
A24
4
Heathrow
A2
A23
Merton
A3
M25 2 4)
ay (A
un W
M erant
Kingston Morden
Sutton
Key Key Key Key
London London Borough of Merton High Path Estate/site boundary High Path Estate/site boundary
River Thames Key open spaces Wandle River Surrounding buildings
Merton Borough boundary High Path Estate/Site boundary Northern line Buildings within the site
High Path Estate/ The site Tram line
Railway
16 17
CONTEXT ANALYSIS
2.2 PLANNING POLICY CONTEXT
This page summarises the key relevant planning policy which will
influence and help shape the design of the proposal. Policy has
been considered at the national, regional and local scale in more
detail in Town Planning Statement accompanying this document.
PLANNING POLICY OVERVIEW
The Town Planning Statement prepared by Savills The site is located in the South Wimbledon / Colliers 3D Aerial view of site in relation to wider context
which accompanies this application provides an Wood Area of Intensification designated in the
City of London
overview of the planning policy framework relevant London Plan. The LBM Policies Map shows that
to the regeneration proposals. the Estate partially falls within an Archaeological Sheperd’s Bush
Hyde Park Green Park
Priority Zone and the Wandle Valley Regional Westminster
The Development Plan for the High Path Estate Park 400m Buffer. The site’s western extremity is
comprises the London Plan (2016, including Minor located within Flood Zone 2, encompassing an
Alterations 2015); Core Planning Strategy (2011); area surrounding South Wimbledon Station. The Battersea Park
Site and Policies Plan and Policies Map (2014) remainder of the Estate is located within Flood HIGH PATH ESTATE
and South London Waste Plan (2012). Material Zone 1. The site also falls within an Air Quality Outline Planning Application Putney Lower Common
considerations include: the National Planning

By
Clarion Housing Group Ltd
Wandsworth
Management Area. There are also heritage assets in DESIGN & ACCESS
Clapham Common
Policy Framework (NPPF, 2012); Planning Practice the vicinity of the site, including the Grade II listed
STATEMENT
April 2017
Guidance (PPG); regional and local supplementary South Wimbledon Station.

planning guidance/documents (SPG / SPD’s);
emerging policy and guidance and site specific In developing the proposals, detailed consideration
Earlsfield
circumstances. has been given to the planning policies, designations
and guidance relevant to the site and proposals with
Tooting Bec Common
LBM published the draft Estates Plan in February a view to ensuring that a sustainable development is Wimbledon Park
2016 for a six week period of consultation. Now delivered. The Town Planning Statement and suite
that consultation responses have been gathered, of technical reports that support this application, Wimbledon Common Tooting Broadway
Councillors will now consider an updated draft Estates provide an assessment of the proposals against the
Local Plan at Cabinet and Full Council meetings. planning policy framework and conclude that the
Following these meetings, should Councillors proposals are acceptable. Wimbledon Colliers Wood
decide to take the draft Estates Local Plan to the
next steps, there will be an opportunity to review the South Wimbledon
draft Estates Local Plan and provide comment to an
independent planning inspector. The preparation of
the Estates Plan confirms the Council’s support for
the principle of the regeneration of the High Path
Estate. The Estates Plan once adopted will provide
Morden Hall Park Mitcham Common
site specific policies for the regeneration of the High Mitcham
Path Estate. Morden

Cannon Hill Common
Morden Park
St. Helier
The Wrythe
West Sutton
18 19
CONTEXT ANALYSIS
2.3 HISTORY & CHARACTER 1800
Industrial Revolution
1805
Lord Nelson dies
Increased use of Lord Nelson dies at
machinery resulting in the Battle of Trafalgar.
fewer farm workers Emma Hamilton
continues to live in
Merton Place
High Path and the wider Merton borough have a rich
history, which has influenced much of the surrounding Pre MORDEN ROAD C. 1955
character, streets and spaces we see today. 1750
1801
1750
Lord Nelson
Abbey Mills is built British naval commander
In the 1750s, Merton Priory estate started the small scale housing. The area was known as Nelson Series of factories, main Lord Nelson resides
centre of calico cloth in Merton Place with
construction of its first buildings. Among these, Fields and was soon covered with small cottages. printing his mistress Emma
Hamilton 1821
one of the most notable, was Merton Place, which
During the late 1800s an increasing number of Nelson’s Fields
would later become home to Lord Nelson and Lady
shops appeared along the Merton High Street and Merton Place is
Hamilton. demolished and land
residential development intensified to the North in sold off and developed
into housing known as
The estate consisted of 52 acreas, which Lord Nelson the form of terraced housing. Clusters of housing and 1881
Nelson’s Fields
would expand to 160 acres, with the purchase of shops also appeared to the south of the neighbourhood Abbey Mills
additional land South of his house. on Morden Road. Merton High Street. William Morris and
Arthur Liberty open
factories in Abbey
In 1823, after his death, the house was demolished In the 1950s, the local government started the Mills
and most of the land was sold and subdivided construction of a housing project just South from the
ABBEY ROAD C. 1945
into lots for small villas. It later became a High Street: High Path estate.
farmland, prior to redevelopment into
1896
Key 1958 1846

1896 1976
The Railway
1916 1993
Merton Abbey Station
1938 2016 is built for the London
Brighton & South Coast
railway line
MERTON HIGH STREET C. 1950
1926 1929
1907 Merantun Way
The Underground
Introduction of The London Brighton
The London Underground
& South Coast
Trams Northern line reached
railway was closed
South Wimbeldon
Trams were brought to and converted into
Merton Merantun Way
1916 1938 1958
1940
The Blitz
The WWII Blitz
brought devastating
1953 damage to the area,
destroying over 16,000
High Path Estate homes
Housing was in great
demand in the post-war
era, resulting in new
estates
HIGH PATH C. 1953

PRESENT
1976 1993 2016 Historical timeline
20 21
CONTEXT ANALYSIS
2.4 HERITAGE
Many areas around the site, still show evidence today of their
rich history and heritage. Known as Nelson’s Fields, some of
the initial characteristics of the estate and its surroundings
remain today, like Abbey Mills, routes of Pincott Road,
and Nelson Grove Road, the High Street and references of
Lord Nelson, who once chose this place for his home.
DESIGN OPPORTUNITY: LOCAL SCALE SITE SCALE

The design aims to build upon the inherit characteristics the site and its At a local scale, a series of Conservation areas are In the site scale, there are also a number of Listed
surroundings. References are made to the vernacular architecture, as well as considered of special architectural and historic Buildings, which are considered to be of special
the historic routes, to help create a strong sense of identity embedded within importance. These areas merit special protection and historical and architectural interest, assessed
the proposed masterplan. influence the design and the development proposal according to their contribution in the character of and
The place where Lord Nelson built his house can be commemorated and there in context of the surrounding areas they exist in. area and their surrounding context. These buildings
is also potential to re- install the East to West route through the site (Nelson illustrate important aspects of the social, economic
The diagram below shows a number of designated and cultural history of the area they belong and add
Grove Road), while still responding to the North to South links created by the
conservation zones within close proximity to High quality to the physical fabric.
original Victorian street grid , North to Merton High Street. The proposed
Path.
architectural creates enhanced vistas to historic existing buildings like St.
Some of these buildings have however been
John’s the Divine Church.
demolished along time. Such is the case of Merton
All design elements come together through a new park, which references to Place, home of Lord Nelson and Lady Hamilton.
the original Nelsons Fields, linking new and existing areas. The masterplan The original location of their home, can now be
therefore, can celebrate the rich heritage and diverse character of the site and commemorated by creating a “Memorial Garden
its context. Room”, designed as part of the streescape proposals
within the masterplan.
2 1
1
5 2
Illustration of Merton Place, Lord Nelson’s home Early image of Merton High Street Conservation areas in the local context Location of listed and historic buildings in the Site scale
Key Key
1 Pelham Road 1 South Wimbledon Station Approximate location of

2 25 Abbey Road Lord Nelson’s home
2 Bertram Cottages
3 Wimbledon Broadway
4 South Park Gardens
5 Wilton Crescent
Sites of importance for Nature
Conservation
22 23
S (TERRACES/SEMI-DETACHED) POST-WAR SUBURBAN ARRANGEMENT
CONTEXT ANALYSIS
2.5 CHARACTER & URBAN GRAIN
The wider surrounding residential character areas are varied. RESIDENTIAL TYPOLOGIES INDENTIFYING DIFFERENT HOUSING STYLES AROUND HIGH PATH
Ranging from traditional Victorian terraces, post-war housing
LONG ELEVATIONS (TERRACES/SEMI-DETACHED) POST-WAR SUBURBAN ARRANGEMENT
and more recently, flat blocks. The varied character areas
provide a breadth in design precedents for High Path.
RESIDENTIAL TYPOLOGIES INDENTIFYING DIFFERENT HOUSING STYLES AROUND HIGH PATH
LONG ELEVATIONS (TERRACES / SEMI-DETACHED) SPUR HOUSE, 14 MORDEN COLLIERS WOOD TOWER
LONG ELEVATIONS (TERRACES/SEMI-DETACHED) ROAD
POST-WAR SUBURBAN ARRANGEMENT
AREA STUDY
TYPOLOGIES INDENTIFYING DIFFERENT HOUSING STYLES AROUND HIGH PATH
S (TERRACES/SEMI-DETACHED) POST-WAR SUBURBAN ARRANGEMENT

Many of the surrounding streets
AREA STUDY
contain long Victorian terraces.
The Colliers Wood Tower is a
VERNACULAR AREA STUDY
These contain front private Spur House is a newly refurbished

S IRREGULAR ARRANGEMENT renovation of the existing tower,
VERNACULAR
gardens, footpaths and on- building on the 14 Morden Road
shown in the image above. The
street parking with occasional site. The development added 3
tower sets a precedent in terms
street planting. These can be storeys to the previous building. The
of density against the London
considered as ‘traditional street’ building sets a massing precedent
Plan’s designation for the area as
layouts. for heights between 9 and 10 storeys
VERNACULAR
an Area of Intensification.
along Morden Road - a wide and
FLAT COMPLEXES IRREGULAR ARRANGEMENTbusy street.
FLAT COMPLEXES
IRREGULAR ARRANGEMENT IRREGULAR ARRANGEMENT
Haydons Road
FLAT COMPLEXES IRREGULAR ARRANGEMENT Recreation
Ground
Later developments are arranged in an irregular

arrangement with cul-de-sacs and on-plot parking. The
road layout is not as efficient as there are dead-ends.
IRREGULAR ARRANGEMENT
This arrangement most closely aligns with the current
arrangement of roads within the site at High Path,
where there are numerous dead-end roads.

Abbey Recreation
Ground
POST-WAR SUBURBAN ARRANGEMENT
VERNACULAR AREA STUDY
There are pockets of post-war developments that are National Trust Morden
arranged in an ordered fashion. The example shown Hall Park
here is laid out in a concentric fashion. The majority

of dwellings here have on-plot parking, with some on-
street parking. As can be seen in the images to the left.
FLAT COMPLEXES IRREGULAR ARRANGEMENT 25

24
CONTEXT ANALYSIS
2.5 CHARACTER & URBAN GRAIN
As well as reviewing the surrounding context, it is important to

understand the current built environment, layout and character within
High Path. This will enable any issues to be addressed in the new design.
EXISTING CHARACTER WITHIN

THE ESTATE
The current typologies within High Path are varied.

This is due to the fact that they were constructed h Street
Merton Hig
over four decades. There are a mix of tower blocks,
courtyard housing, maisonettes, terraced houses and Hayward Close Stane Close Doel Close Will Miles Court
flat blocks.
The images below and to the right depict the varied 1 2

3
typologies across High Path. The use of brick is oad
oad
R
4 Nelson Grove
common across the buildings on the site. As can
Abbey R
be seen from the images below, there are a number
of gable ends, particularly in the north of the site.
Some of these face onto Merton High Street, and do h Street
Merton Hig
not activate the southern edge of the street as well
ad
Abbey Ro
as it could be. Some gable ends contain fenestration,
but the majority are black walls that face the street.
oad
This limits overlooking of the street and lessens the
Pincott R
High Path
character of the built form. oad
Morden Road
R
Nelson Grove
Key
Gable ends of buildings Existing buildings in High Path
High Path
Way
ntun
Mera
Ryder House Deburgh House
Priory Close Marsh Court Lovell House Merton Place

1. Hayward Close 2. Dowman Close 3. Tanner House 4. Merton Place May Court
Hudson Court
Gable ends of existing buildings on High Path Estate Types of existing buildings on High Path Estate
26 27
CONTEXT ANALYSIS
2.6 BUILT FORM & TOWNSCAPE
Understanding the existing built form and townscape can help

to inform the appropriate layout for the proposal. There is a
strong urban grid surrounding the site which should become
an important precedent in improving the site’s permeability.
DESIGN OPPORTUNITY: LOCAL SCALE SITE SCALE

Extend the street layout and urban grid to the north and east of the site into The urban grid layout in the borough of Merton is As High Path was built over many decades with no
High Path, to help reintegrate it with its surroundings. Ensuring that there determined by its built form. It is comprised of mainly defined strategy for its layout, there is a disorganised
is a clear distinction between public and private spaces, and designing active traditional Victorian perimeter blocks that front the street hierarchy. There is also no consistent strategy
frontages along streets. public street and are orientated in a back to back for the orientation of building entrances and primary
arrangement that enclose private rear gardens. High facades. Often, the primary facade is orientated
Path does not follow this principle. The building towards the rear of other buildings. The lack of a
typologies located on High Path are varied and do strong road hierarchy makes it hard for someone who
not always front directly onto the street. is not familiar with the neighbourhood to navigate
through it.
This contrast with the surrounding urban pattern is
especially strong with the existing built form to the There are three towers that are the highest points in
area to the north of Merton High Street. It is defined the existing site (12 storeys). The towers have one
with very rigid, regular Victorian building blocks. communal entrance with the rest of the ground floor
While on the south of High Path, a large industrial being largely inactive frontage. The surrounding land
estate is present. This has an absolutely different use, around the towers is left over space with little sense
urban pattern and typologies. Because of this varied of ownership and active use. The proposal must seek
context, High Path can be considered as an urban to generate active frontages and strong overlooking
‘island’ with little response to its surroundings. onto the proposed streets. The spaces within streets
should be clearly distinguishable between what is
private and what is public space.
h Street
Merton Hig
Wimbledon
Colliers
Wood
Tuitton House, Wimbledon ((6 Storeys) Colliers Wood Tower
d
Pincott Roa
Morden Road High Path
Morden
Spur House, 14 Morden Road (9 storeys) Marsh Court (12 storeys)
Key High Path massing with indications of the facade orientation and entrances.
Key
Industrial zone Borough of Merton streetscapes are defined by
1 storey Entrance
Existing built form - built form. The image to the right shows the block
1-2 storeys Inactive facade
perimeter blocks layout in the form of long uninterrupted Victorian
3-4 storeys
terraces. This is a strong characteristic of the
4-5 storeys
surrounding built form.
12 storeys
28 29
CONTEXT ANALYSIS
2.7 LAND USE & DENSITY
There are a broad range of land uses around High Path while
the site itself is mainly residential uses. The current types of land
uses provide an opportunity for new and additional facilities
for the community and the surrounding neighbourhoods.
DESIGN OPPORTUNITY:
REGIONAL SCALE LOCAL SCALE SITE SCALE
Revitalise Merton High Street and Morden Road with the introduction The majority of built land uses across the borough of More locally, a large industrial area sits to the south of The site use is residential with the exception of a local
of non-residential uses and a high quality public realm to help increase the Merton is residential. There are areas of commercial/ High Path. Therefore, High Path is a key development convenience store located on the corner of Pincott
prosperity for High Path and South Wimbledon. non-residential uses centred around transport hubs. that should create connections to the employment Road and Nelson Grove Road and the St. John’s the
There are high streets that sometimes connect area and future-proof any development to the south Divine Church Hall along High Path. This will be
these centres together, such as Merton High Street of Merantun Way, by considering its connection and replaced within the masterplan. Merton High Street
connecting South Wimbledon to Colliers Wood. permeability from and to South Wimbledon Station. has seen a decline in the last 10 or so years in shops
Closer to High Path, there are community uses to The nearest hospital is St. George’s, which is in and stores towards its eastern end, where previous
the south and a retail park to the east. This mix of Tooting Broadway, around 25 minutes north by car. stores have been converted to flats.
uses makes the site well placed for residents.
The red areas to the east of the site illustrated below The northern boundary of High Path currently turns
are the Priory Retail Park and the Tandon Centre. its back on the High Street, as many of the residential
These are large shopping outlets with car parking. buildings are inward facing or too far set back to offer
Around 4 minutes walk to the southeast of the site is any activity on the street. There is a real opportunity
Merton Abbey Mills, a local tourist destination with to reinvigorate the High Street with non-residential
many independent stores and craft/textile workshops. areas which will help increase the prosperity of High
The site is well used by the surrounding community Path and South Wimbledon.
for events.
Wimbledon St.George’s
Hospital
Sainsbury ’ s
igh Street
Merton H
Balham South
Wimbledon
oad
Norbury Station
Pincott R
ience store
Wimbledon Existing conven
Colliers Wood Priory Retail
Park Road
South Wimbledon Nelson Grove
Tesco
Priory Retail Park
Merton Abbey Mills
The Tandem
Centre
Merton Merton Abbey
Morden Mills
Industrial
Park
New Malden St. John’s the Elim Pentecostal

Mitcham Divine Church Merton Abbey High Path Church
Primary School Community
Resource Centre
Morden
Merton High Street Wimbledon Centre
Key At the regional scale, the three strategic centres Key The local scale map shows the linear mixed use Key Site scale map illustrates the land uses around High
of Wimbledon, Colliers Wood and Morden can Primary retail / commercial streets that link Wimbledon to High Path and Primary retail / commercial Path. The southern side of Merton High Street is
Primary retail / commercial
clearly be seen with High Path in between them. Colliers Wood. There is a large industrial park to mostly residential uses.
Mixed uses Mixed uses
Industrial the south of High Path.
Industrial Industrial
Education / community / religious
Education / community / religious Education / community / religious
Hospital
Residential
Key public open spaces Hospital
Key open spaces Key open spaces
30 31
CONTEXT ANALYSIS
2.8 MOVEMENT - PUBLIC TRANSPORT
High Path is a well connected site. There are a number of bus stops
along Merton High Street and Morden Road. South Wimbledon
Station is directly adjacent to the northwest of the site and regular
Northern Line trains run between north London and Morden.
Redevelopment of High Path should encourage sustainable modes
of transport by increasing accessibility to public transport.
DESIGN OPPORTUNITY: REGIONAL SCALE LOCAL SCALE SITE SCALE

Maintaining good levels of public transport accessibility across the site and Because of the site’s proximity to the tube station, Wimbledon is relatively close to High Path, the There are a number of local buses which run directly
improving this access where possible. Ensuring that the potential future central London is approximately 40 minutes away. connection between them is an 18 minute walk, or past High Path with bus stops located along Merton
transport connections/extensions are considered and future-proofed. Its proximity to Wimbledon offers even more options a 15 minute bus ride between the Wimbledon and High Street and Morden Road. The new development
through national rail and connects it with a greater South Wimbledon Stations. should seek to improve accessibility to these bus stops
area. With the potential connection of Crossrail 2 through the layout of streets and buildings.
into Wimbledon, this further improves the public It is not only in short reach from City of London
transport access level of the site. The site currently has but it is also well connected with surrounding areas Currently, there are very few direct routes through
a PTAL rating of 4 to 6a. This is forecast to improve through efficient bus services linking High Path to the site. Often, a convoluted route through the site
with more of the site rated as 6a in the future. Kingston, Battersea, Tooting, Streatham, Morden, is needed to reach a destination. An improvement to
North Chem and Beverly Park. the street layout would help in improving access to
An extension to the Croydon tram line is also being transport nodes.
considered by TFL. The new tram line could connect The development should encourage sustainable
South Wimbledon Station to Sutton town centre via modes of transport by maintaining good levels of
Morden Hall Road, St. Helier Avenue and Rosehill. accessibility to the key transport nodes, such as the
The future-proofing and implications for the design station and the bus stops along Merton High Street
proposal if the tram line is introduced is covered and Morden Road.
within the opportunities and constraints within the
Vision section.
57,93,131,219
200
Wimbledon
Station 200
57,131,152,
219,N155 57,131,152,
Colliers Wood 200,219,N155
57,131,152,
Wimbledon
219,N155
South
Wimbledon
93,N155
Merton Park
Tram Stop
South Wimbledon 93,N155
Potential tram line
extension
Morden Road
Tram Stop
Mitcham Junction
4)
y (A2
ntu n Wa
Mera
Morden
South Wimbledon Station, to the northwest of the site provides access to central London. Key The regional map illustrates the number of transport Key The local scale map illustrates how a potential new Key Local bus stops are along Merton High Street and
London Underground Stations nodes within close proximity to the site, making it London Underground Stations tram stop could terminate along Morden Road, South Wimbledon Station Morden Road, making them easily accessible for
well connected. Future links such as Crossrail 2 and connecting south London’s tram network to the residents within the site.
Tram Stops Tram Stops Northern Line route
the tram extension will only improve this. underground.
National Rail Stations National Rail Stations Bus Stops
Northern Line Northern Line
District Line District Line
Tram Line Tram Line
National Rail Lines National Rail Lines
Potential Tram Line Extension Potential Tram Line Extension
32 33
CONTEXT ANALYSIS
2.9 MOVEMENT - HIGHWAYS
The site is well connected to the surrounding road network.

The A24, which connects central London and south England
runs to the south of the site along Merantun Way.

To improve the inner layout of the streets in the site which will help to High Path is situated close to Gatwick, London City While major roads around High Path make it The site has key access points from Merton High
improve permeability and general movement around and through the site, and Heathrow airports all within less than an hours very accessible, they have separated the site and Street, Abbey Road and High Path. These existing
without creating any new connections that would create ‘rat-runs’. drive. surrounding area and are frequently congested. vehicular access points should be retained as they are
well placed to serve the site. Any new vehicular access
High Path is encompassed by several regional scale The image below shows where the main areas of points should consider the effect on the wider road
roads. On the south of the site, the A24 connects congestion occur around the site. The A238 (Merton networks, particularly Merantun Way (A24). No new
High Path to London City Centre and leads to the High Street) directly to the north of the site is often vehicular access points should be proposed along
Gatwick Airport. On the northern and western side very busy. Merton High Street as this may worsen the heavy
of the A238 and A219 are key routes that lead to traffic flow with additional junctions and potential
New Malden and Wimbledon, respectively. The development should seek to minimise adding
traffic signalling.
any further vehicle flow to this already busy route, as
From early engagement with Transport for London discussed in early stakeholder engagement with TFL The inner layout of the site is confusing and
(TFL), it became apparent that they did not want and the London Borough of Merton. inefficient. The image below shows how many dead
to see a large increase in the volume of traffic using end routes are within the site. Pincott Road, Nelson
Merantun Way, as a result of the development. Grove Road and Hayward Close should be retained
This should be minimised be ensuring car parking in their original alignments, not least because of their
provision on the site is kept to a reasonably low level. historical importance; these were original streets that
predate Lord Nelson’s House being on the site. They
also have extensive utilities infrastructure running
along their routes.
Heathrow Airport London City

50min 42min
Wimbledon
igh Street
Merton H
4
A218 Colliers
A2
Wood
A219
Merton
A238
A236
A239
Way
Morden Road
ntun
Mera
4
A2
M 25 Morden
25min
Gatwick Airport 40min

Morden Road Key Key Key
Regional connector High Path is surrounded by key roads giving it Regional connector Major roads separate High Path from the Regional connector The inner streets lack hierarchy and lack visual and
great connectivity and accessibility that means surrounding urban streets. physical permeability.
Primary local route great potential for future growth. Primary local route Primary local route
Open spaces Residential streets
34 35
CONTEXT ANALYSIS
2.10 MOVEMENT - PEDESTRIAN & CYCLE
The site is within walking distance to Wimbledon centre (18 min.)

and 26 minutes walk to Morden centre. There are some local stores
in close proximity to the site which are within 5-10 minutes walk.
The River Wandle Trail leads into central London where it joins
the River Thames, and its associated cycle route. Pedestrian and
cycle routes should be promoted in the proposal to encourage
healthy and active lifestyles and sustainable modes of transport.

Improve pedestrian permeability through the street layout that should The National Route 20 of the National Cycle Network
At a local scale, the site is well connected to the At the site scale, the main pedestrian Some of the current homes are accessed
connect to the surrounding urban grid. Improve the wider cycle network by runs along the River Wandle which connects the
surrounding centres of Wimbledon, Morden and routes are aligned with the streets in from footpaths that are not alongside
connecting the existing cycle route along Merton High Street with the cycle River Thames at Wandsworth, with Brighton on the
Colliers Wood which are only a 10 - 15 minute cycle and around the site. Merton High main roads resulting in a complicated
route along High Path. south coast. The promotion of this route is important
ride. More could be done along Merton High Street Street has the highest amount of layout of footpaths and alleyways
in developing modes of sustainable transport.
to enhance the public realm and encourage people footfall in the area due to the shops, throughout. This poses a number of
to spend more time in the space, rather than using it facilities and access to public transport problems such as poor surveillance
solely as a transition space. along it. of some areas. The development
must provide surveillance of streets
The proposal should seek to retain existing mature The main route through the site is to ensure safety and deter anti-
landscape and improve pedestrian accessibility for Pincott Road, which follows the social behaviour on the site. A space
all along the High Street. Nonresidential uses on the surrounding urban layout in a north- syntax was undertaken in an Urban
northern and western boundaries of the site could south orientation. There are no Design Review by Sue McGlynn.
help to activate the streets. designated cycle routes within the This highlighted the poor pedestrian
site. Currently there are designated connectivity and permeability through
but disconnected routes running along the site compared with surrounding
Merton High Street and High Path. streets.
There is an opportunity to improve
the cycle network through the
development of the site.
8
20
ute
20
l Ro
a
te
on
onal il
Rou
ti
Natindle Tra
Na
u te 4
al Ro
tion
Wa
Na Wimbledon
Na
igh St reet
Colliers Wood Merton H
tio
nal
out R
e2
d
Abbey Roa
0
South Wimbledon
Road
Nelson Grove
Morden Road
Na
ti
on
a
20 l Ro
8 u te
High Path
ay
tun W
Meran
Morden
Key Key Key

The existing designated westbound cycle route along Merton High Street which terminates at South National Cycle Route There are many National Cycle Routes around the National Cycle Route The three local centres of Wimbledon, Colliers Local designated cycle lanes As the site has been built over four decades it does
Wimbledon Station. This could connect to the cycle along High Path, to strengthen the existing cycle network. site that should be promoted and made more easily Wood and Morden are each within 30 minutes not have a comprehensive and legible layout. There
Local Cycle Route accessible from the site. Local Cycle Lane walk from High Path. There are many recreational are many confusing dead end routes and poorly
routes also around the site. Pedestrian and cyclist surveillanced alleyways across the site.
accessibility from and through the site should be
enhanced.
36 37
CONTEXT ANALYSIS
2.11 PARKING
High Path currently has parking in the form of on-street and

parking courtyards that branch of the inner road network.
The streets are often overcrowded with parked cars.

There is an opportunity to reduce car usage across the site. Car parking should As can be seen from the diagram below, the majority Parking surrounding the site is mostly on the The proposal should seek to discourage commuter
be provided in a way that does not dominate the street, as it currently the case of the borough is covered by CPZ’s. This puts added residential streets as perpendicular on-street parking. traffic parking on the site during the day, which
in some places across the site. pressure on the site as commuters tend to park their Existing residents on these streets acquire permits crowds the streets and prevents local residents
vehicles on the streets for the day and then use the from the Council for parking their vehicles close to from parking on the site. This can be achieved by
Northern Line to commute into central London. their homes. minimising on street parking and proposing podium
This crowds out the existing streets which residents parking with private access for residents only. On-
of High Path might otherwise be using. The large retail site to the east of High Path has street parking could then be preserved for disabled
approximately 1,500 parking spaces that are used by parking bays which would be more easily accessible.
customers of the stores.
It is understood that the current car ownership
During the design development stage, a number of on the site is 41% of homes. Through stakeholder
car clubs were approached to ascertain whether the engagement with TFL and Merton Council, it was
development could be served by a number of shared established early in the design process that a low
car club vehicles. Zip Car stated that the site, upon parking ratio was desired by both Authorities, in
completion, could have around 4 car club vehicles respect of the sites high PTAL level and designation
that could be used by residents. This will also help as an Area of Intensification within the London Plan.
to improve the sustainable transport in the area and
decrease car ownership on the site.
Haydons Road
Tooting Bec
igh Street
MERTON Merton H
Wimbledon
Abbey Road
oad
Pincott R
South Wimbledon Road
Hayward Close
Nelson Grove
Morden Road
Existing parking outside of Ramsey House Existing garages on High Path
Morden
High Path
ay
tun W
Meran
Key Key Key

Controlled Parking Zone Controlled Parking Zones (CPZ) across Merton Controlled Parking Zone The majority of the surrounding streets are covered Parking courtyards On-site there are a number of designated parking
Borough. The site is one of the largest areas not by a CPZ. Garages courts. The remaining parking is provided as on-
Abbey Road - CPZ zone Existing on street parking on Pincott Road
covered by a CPZ. Other large areas are industrial street on most of the streets.
zones or public open spaces. CPZ
38 39
CONTEXT ANALYSIS
2.12 LANDSCAPE & OPEN SPACE
There are some large public open spaces within Merton.

However, the early draft of the Merton Estates Development
Plan Document states that High Path has a deficit in access
to public green spaces in its northeastern corner. This is
something that should be addressed in the design proposal.

There is an opportunity to connect the existing green spaces surrounding the Wimbledon Common is within 38 minutes walk At a more local scale, the site sits near to Nursery The traditional street layout to the The redevelopment of High Path
site by providing high quality pedestrian routes through High Path. A new to the west of the site. Morden Park to the south is Road Playing Fields and Abbey Recreation Ground, north of High Path follows the offers potential for a new open space
central park could provide public amenity for the residents of the site and the within 36 minutes walk and Mitcham Common to which is 5 minutes walk to the southwest. Nelson principles of the traditional terraced that could feed into the surrounding
surrounding area, helping to integrate High Path with its surroundings. the southeast of the site is 33 minutes walk away. All Memorial Gardens is immediately to the south of housing layout. The internal part of green networks and provide better
of the spaces offer good facilities and an appropriate the site and Haydon’s Recreational Ground is an the urban blocks are private gardens links to Abbey Recreation Ground and
setting for sports and extensive recreation. 8 minute walk to the north. The configuration of and the public streets are created by Nursery Road Playing Fields through
open spaces indicates an opportunity for High Path front private gardens. Nelson Memorial Gardens.
The River Wandle has created a sequence of open to become a part of the wider green infrastructure
spaces (that can be seen on the following pages) that corridor. There is a distinct lack of separation This is prudent, especially as local
has been acknowledge by borough of Merton as a between private and public spaces in policy states that there is a lack of
green Corridor that stretches all the way up to the There is a physical barrier between the site and High Path. As it has been developed access to public green space. The
river Thames and down to the outskirts of Greater Abbey Recreation Ground to the southwest. The over a number of decades, there is new space would also be for the
London. High Path development is located a 2 movement between these spaces could be improved no strategy for the spaces you see on surrounding neighbourhoods. Which
minute walk away from this corridor, which holds by incorporating Nelson Memorial Gardens into a the site. The spaces within the site would help to re-integrate High Path
a great potential of linking to it and becoming an pedestrian route between the site and the recreation are often green verges outside of flat with its surroundings. It can also create
integrated part of a larger green space system. grounds. This would help improve safety for children blocks. As these are not enclosed and a series of well defined semi-private
crossing Morden Road, and also encourage more use have nothing within them, they are and private amenity spaces.
of Nelson Memorial Gardens. unusable and leftover spaces that lack
a sense of ownership.
Haydons Road
Wimbledon Recreation Ground reet
igh St
Common 8 min Merton H
38 min
Nelson Memorial Gardens to the south of High Existing green edge on Merton High Street Merton Abbey Mills
Path - currently under used and poorly surveillanced. 6 min
Morden Hall
Park Mitcham
21 min Common Nursery Road
33 min Playing Fields
5 min
Morden Park
36 min
Nelson Memorial
Gardens ay
tun W
Meran
National Trust
Morden Hall Park
21 min Abbey Recreation
Ground
Key Key Key
Large public green spaces Merton offers a wide range of expansive green Large public green spaces The dotted green line shows the opportunity to Public green spaces The diagram above shows the extent of green spaces
Morden Hall Park Grass areas in High Path spaces. These are primarily located in the connect existing green open spaces through the within the site. The majority of these are green
River Wandle Trail River Wandle Trail Left over grass verges
northwestern and southeastern corners of the middle of the site. spaces outside of buildings, that do not always feel
borough. The largest close green space is Morden Private gardens like they have a sense of ownership due to their ease
Potential green space connection
Hall Park, which is around a 20 minute walk away. of access to the public.
Hardscape
40 41
CONTEXT ANALYSIS
2.13 LANDSCAPE & OPEN SPACE
The Wandle Trail is an important visitor attraction and

‘green connection’ into central London. It is also a National
Cycle Route and home to a wide variety of wildlife. The
development should promote and utilise the Trail. This can
be achieved by linking surrounding designated cycle routes
and enhancing the ecological value of the site, as the eastern
half of it sits within the Wandle River Ecological corridor.
WANDLE PARK
GARRATT PARK
KING GEORGE’S PARK DEAN CITY FARM MORDEN HALL PARK
POULTER PARK
WANDLE MEADOW PARK HIGH PATH
Illustration of the Wandle Trail.
42 43
CONTEXT ANALYSIS
2.14 PLAY SPACES
There are a number of existing play spaces and recreation grounds

around the site. When proposing redevelopment of the site
the GLA play requirements will be taken into consideration in
determining the correct amount of play space to be provided
for the ranges, tenure and mix of homes proposed.

There is an opportunity to provide new play facilities for the residents of High Across the borough there are a number of large At a local scale there a number of key spaces such Within the site there are a number of existing play
Path and the surrounding area, in an easily accessible and better overlooked recreation and play spaces. As mentioned in the as Abbey Recreation Ground and Nelson’s Playing spaces, but the quality of these could be improved.
space, to ensure that these spaces are safe and secure. Landscape & Open Space section, these spaces Fields to the southwest and Haydon’s Recreation The development should provide new play spaces for
are only a 5 - 8 minute walk from High Path. The Ground to the north. These spaces are well used the residents where possible.
development should however, enhance routes to by the local community and have local community
these spaces where possible. groups that promote their use, preservation and
enhancement. As stated previously, it is a good
opportunity to enhance the connections to these
spaces for the young residents of High Path and
the surrounding area to access them more easily and
safely.
igh Street
Merton H
Wimbledon
South Wimbledon
Existing play area on the site in between Abbey Recreation Ground

May and Hudson Court
Pincott Road
Morden Road
Mitcham
ay
tun W
Meran
Existing outdoor gym Existing hardscape ball court Key Key

Key
Recreation grounds Existing play spaces and recreation grounds across Recreation grounds Surrounding the site are a number of large Play areas There are some existing play spaces on High Path
Merton. These are fairly equally placed across the recreation grounds with sports fields. The smaller which should form part of the new proposal for the
Play areas Play areas MUGA
borough. purple areas signify MUGA’s or play spaces. site. There is also an existing outdoor gym which
5 minute walking distances to existing play areas Outdoor gym should be incorporated into the development.
Multi-use games area (MUGA)
5 minute walking distances to existing play areas
44 45
CONTEXT ANALYSIS
2.15 COMMUNITY INFLUENCES
Key
This is a timeline of all the consultation events that have taken 16 PUBLIC EXHIBITIONS/
place with the local community and stakeholders. For further CONSULTATIONS
information on how the consultation process has influenced the 6 WORKSHOPS

design, please refer to the Statement of Community Involvement
2 RESIDENT SITE VISIT TRIPS
which has been submitted as part of this planning application.
2 COFFEE MORNINGS
1 REGENERATION WEEK WITH

SCHOOL
UP TOWN YOU TH
PUBLIC EXHIBITION FAMILY F UN DAY COFFEE MORNING GROUP WORKSHOP FAMILY F UN DAY
17 & 20 2&8 17
13 AUGUST AUGUST AUGUST
JULY 2013 AUGUST 2013 2013 2013 2013
2013
2013
RESIDENTS SITE RESIDENTS SITE
VISITS TO MY- VISITS TO OR-
AT TS FIELD AND CHARD VILLAGE
PUBLIC EXHIBITION 3RD WORKSHOP 2ND WORKSHOP 1ST WORKSHOP PUBLIC EXHIBITION AND HAGGERSTON COFFEE MORNING PUBLIC EXHIBITION
CLAPHAM PARK
OCTOBER SEPTEMBER SEPTEMBER SEPTEMBER AUGUST AUGUST JULY JUNE JUNE

2014 2014 2014 2014 2014 2014 2014 2014 2014
2014 2014
‘REGENERATION
WEEK’ WITH MER-
TON ABBEY PRIMARY HOMES & PARK
SCHOOL WORKSHOP EVENT PUBLIC EXHIBITION
FEBRUARY MARCH AUGUST

August 2015 to August 2016
2015 2015 2014
- London Borough of Merton
and Greater London Authority
meetings and Merton Design
2015 Review Panel, as well as Phase 1 2015

specific consultation events.
SELF BUILD PLAY

FINAL EXHIBITION PUBLIC EXHIBITION WORKSHOP
7&9 5&7
NOVEMBER JANUARY
DECEMBER
2016 2016
2016
2016 2016
46 47
CONTEXT ANALYSIS
Resident’s and Stakeholder’s feedback has been a key element

in the development of the masterplan design. By understanding
people’s needs, hopes and aspirations, it was possible to
design spaces that everybody can enjoy and feel proud of.
CENTRAL GREEN SPACE

“ The cu
rre
alleywa nt
ys are n
ot 3% 9%
good”
“Need bigge
r
balconies th
“We need bigger an
omes
green spaces” “ The h be what we ha
ve”
d
shoul hair 88%
lc
whee le”
e s sib
acc
88% of residents like the

idea of the CENTRAL
“We need more garden GREEN SPACE.
area around. Tenants
have started to fence “Visitors parking is
off green areas to a problem,
create more privacy especially with the
commuter parking NEW BUILDINGS
and stop littering”
on the estate”
12%
8%
t
the bes
“One of
of living 80%
features is the
n
in Merto re kids ’t like
the
rivers w
he private “I don layout.”
.” “Lacking ace.” estate
can play outdoo
r sp
80% of residents like the
idea of NEW BUILDINGS.
SIZE OF THE
omethin
g PROPOSED HOMES?
“Need s n- a need m in
for a “I prefer flat type B
to stop
no I“ have t roo more than type A 6%
g r / we
s parkin e of the 3 bedroom
ow 7% 19%
h
resident e
s
throom flats that were
tak the ba f a bath and
as they es” instea
do floor shown”
ed spac round
permitt I wan t a g
flat”
room
1 bed 29%
39%
Like very much

ing
park s very . ”Will there be a Like
a r
”C rity i Neither like or dislike
om
e “Very nice, just variety of options
secu rtant t arks
Dislike
o want it to available for
imp he car p ss?”
Dislike very much
t happen soon” existing disabled

A re cce THE NEW PARK
i v ate a homeowners?”
pr CONNECTING TO
ABBEY RECREATION
GROUND?
6% 10%
6%
“Masterp
lan look
excellen s
“I would prefer to t. Very
have an enclosed exciting
for local
balcony ” people,
busines 36%
and stak ses
eholders
” 42%
Post- it notes with resident’s comments Feedback from resident’s events Photos of residents events in High Path Estate
48 49
CONTEXT ANALYSIS
SELF BUILT PLAY
Self Build Play is an exciting programme at the heart of the High Path
Regeneration. The project team’s creative engagement, will actively
involve local residents, stakeholders and end-users, in designing, and
building, a uniquely multi-generational community play space.
THE OPPORTUNITY THE SELF BUILD PLAY PROPOSAL PROCESS & DELIVERY KEY OBJECTIVES
The Self Build Play is first and foremost a process An opportunity site has been provisionally identified As the rest of the Masterplan begins to emerge, it will The scheme is principally driven by a process of active The Self Build Play will respond to the aspirations
of engagement. Through close collaboration with for the location of the Self Build Play space, this is be important that the Self Build Play development community participation. Engagement will run of the High Path Regeneration by fulfilling the
the community, it aims to create a fun, active and shown in the plan below. holds a capacity to adapt to the phased delivery, and throughout its three key stages of DESIGN, BUILD following principle objectives:
creative public open space, designed and built by the in due time relocate into the central parkland, where and CARE. WORKSHOPS
The site is located in an area between May Court, • Delivering outdoor play and community space.
community and for the community. it will help support the ongoing legacy of High Path. community guidance from
Ramsey House and Eleanor House. It currently The project’s engagement is already well underway, • Creating a bespoke play space in the heart of High participation designers
The site and opportunity forms an important part of comprises a range of ancillary uses including a with all of the Ideas Workshops now completed. The Path which reflects the character and identity of
The process of ideas generating workshops started in
its growing community.
the High Path landscape and open space strategy. It residential drying area, car parking spaces, a grassed July 2016 and ran through to November 2016. This result of these are an outline of the community’s key
will offer a valuable area of play and public space. seating area, a refuse store and a small children’s play process of engagement will continue into the detailed aspirations for the Self Build Play community space. • Consulting with a broad spectrum of the DESIGN
community to inform the design of the new public
space. The area is currently poorly used and fails to design and construction phases of the scheme space.
The Self Build Play offers a rare opportunity to deliver optimise its potential. WORKSHOPS following this outline application. Building on the scheme’s initial Ideas Workshops community guidance from
a new multi-generational public space for everyone and taking forward the community’s chosen design • Creating an interactive outdoor space which participation designers
community guidance from
participation encourages social interactions and inventive play.
in High Path and the surrounding communities The potential site currently sits in the indicative designers The Ideas Workshops importantly identified the elements, the Self Build Play team will develop
to use and enjoy. The truly hands-on experience of phase 6 of the High Path Masterplan. With this in community’s principle aspirations for what they detailed designs for this new public space. Due to the • Designing a play space which allows for change
DESIGN and evolution.
engagement, design and building, aspires to unify mind it is proposed that the design and construction would like the Self Build Play space to deliver. The temporary nature of the proposals, and an anticipated
the community and give residents and end-users a of the new public space will be brought forward as guidance
community a following
from pages outline the scheme’s key objectives, relocation into the central park, mobility will be a key • Offering a variety of social experiences accessible TRAINING
participation designers to everyone in the community.
personal connection to the space and an opportunity temporary community offer potentially in the early the process so far and a review of its engagement, and factor in the design. community contractor
to be a part of the High Path legacy. stages of regeneration. Offering a community benefit importantly identifying the principle features and • Creating a lasting community legacy at the heart participation H&S training
In developing their detailed designs, the team will of the High Path Masterplan. & support
early in the construction process, thus identifying
TRAINING
elements to be delivered within the new public space,
undertake Design Workshops with local school
the project’s open space design
community
quality and intent tocontractorchosen by the community.
as
children.
BUILD
come. participation H&S training
& support
community
BUILD participation
community
participation
Once the necessary approvals have been obtained, OWNERSHIP

OWNERSHIP
community and the appointment of a suitable construction community
participation participation
contractor, health and safety training will be offered
igh Stree
t to the community in preparation for help to build
CARE Merton H
community
the Self Build Play space. This hands-on event of
constructing the new community space will be a
CARE
participation
celebratory moment within this creative process. community
The community will then be given the skills and participation
responsibility to care for and enjoy their new public
High Path space.
Existing play area which is poorly used
Legacy
High Path
Pincott Road
d
Abbey Roa
Morden Road
Legacy
SITE
High Path
Existing parking bays Indicative Self Build Play site location
50 51
CONTEXT ANALYSIS
SELF BUILT PLAY
This fun and inclusive facility will offer a space of play and recreation
to all of the High Path community.
COMMUNITY ENGAGEMENT THE SELF BUILD PLAY
The Ideas Workshops have been successfully At each of these engagement events the design team
completed, with the design team engaging in a variety asked participants to complete a questionnaire. The
of hands-on activities with local school children and purpose of this was to initially understand the use of
open discussions with wider demographics within the existing public space and play spaces throughout
the community. Outlined below are the details of the High Path, as well as the community’s particular
individual events and the key messages each of them aspirations of the new Self Build Play space. Together,
delivered. these will be used to inform the detailed design of
this innovative new community space.
Merton Abbey Primary School Kickstart Workshops with pupils at Merton Abbey Primary School
The final section of the questionnaire asked the
Kickstart Workshops - 12th July 2016:
participant to indicate the importance of the space
Engaging with around 120 children from each of delivering a select variety of physical elements. Based
the school’s six year groups across five workshop on the results of the completed questionnaires, the Example of community allotments and gardens Example of an outdoor classroom
sessions, this fun and active day produced a large design team have identified the below list of physical
amount of highly creative work. Following a vote on design elements which the future development of the
the children’s favourite workshop activity, the design High Path Self Build Play will deliver:
team judged that the following themes are to be
taken forward to the first design workshops: LIGHT • Seating and places to meet.
& COLOUR, ACTIVE PLAY and BUILDING & • Conventional play equipment as well as
TECHNOLOGY.
more natural and creative elements of play.
Kickstart Workshops with pupils at Merton Abbey Primary School
Sure Start Children’s Centre
• A space for people of all ages.
Ideas Workshop - 18th October 2016:
• An outdoor classroom.
The afternoon’s session was attended by eleven
• A shelter.
parents with their toddlers. While there was an
overall positive response to the aspirations of the • Information about High Path and the Self
project and its engagement, concerns were raised in Build Play space.
relation to noise and safety.
• A flexible space for community events.
Example of a space of community events, pop-
Merton Centre for Independent Living (MCIL) Example of interactive lighting and use throughout the day and night up markets and temporary performances
Ideas Workshop - 3rd November 2016:

Kickstart Workshops with pupils at Merton Abbey Primary School While further comments and ideas are likely to
During the session’s active and open discussion,
be considered and incorporated, these will form
members of MCIL voiced their interest in designing
the key elements of the space. Fundamentally the
a totally accessible and inclusive space for people with
communities aspiration is for a multi-generational
all levels of mobility to use and enjoy. Design ideas
place for the whole community.
included a sensory garden, wheelchair accessible play
equipment and inclusive facilities. The adjacent series of images offer examples of the
types of spaces and facilities the Self Build Play space
High Path Residents
could deliver. Each of these highly active and engaging
Public Consultation - 7th & 9th November 2016 spaces add to their urban environment and offer a
valuable and playful function to the community. The
As part of the Masterplan’s wider engagement the scheme’s next stage of design development will aspire
Self Build Play design team approached and held to deliver this level of design quality and community
open discussions with residents. Significant interest Ideas Workshop with parents at Sure Start Children’s Centre activity, creating a truly community driven public Example of creative , active and educational play equipment Example of organic landscaping and incorporating natural features
was shown in the project’s opportunity to provide space.
a dedicated community space, a place to unify and
celebrate the existing and new High Path community.
52 53
CONTEXT ANALYSIS
2.16 STAKEHOLDERS INFLUENCES
A summary of the engagement that has been carried out with

stakeholders and local authorities is shown below. The feedback from
these has been key in the development of the design and has contributed
significantly along all the key stages of the application delivery.
LOCAL AUTHORITY DESIGN REVIEW PANEL

ENGAGEMENT
The masterplan proposal was presented to the LB
Detailed pre-application meetings have been held The feedback resulted in the team’s further design • The scheme has been designed to allow for the Merton Design Review Panel (DRP). The feedback
with the local authorities and statutory consultees, testing to address the comments received. This implementation of an Underground Refuse obtained was broadly positive and the feedback
including: included: System within the Estate received contributed to the further development of
the design.
• Clarification of decanting strategy and affordable • Play strategy developed further having regard to
- Greater London Authority
mix existing off-site opportunities and proposal to DESIGN REVIEW PANEL COMMENTS INTEGRATED DESIGN MEASURES
- Transport Officers For London provide Neighbourhood Park North/South links and connectivity are welcomed, as well as the efficient land use achieved by the proposed The North/South connections are aimed at integrating High Path with its surroundings and remain fundamental
• Redistribution of heights in order to optimise
layout; to the masterplan layout and principles;
the potential of the site, while addressing site • Agreement for one Energy Centre to feed the
- LBM Refuse Department The masterplan should be studied through site sections to understand scale and proportions; The design team used 3D physical models, plans and sections, for each of the proposed streetscapes to inform
context, Area of Intensification designation and whole masterplan, in accordance with Policy 5.6 the design and consult residents (please refer to Appendices for photographs). Further site context elevations and
These discussions have helped progress the design vision for the masterplan. of the London Plan sections have been studied and form part of the submission of the Outline;
Careful consideration should be given to the buildings along High Path as they create the edge of the masterplan; It is proposed that High Path delivers variety in relation to massing, materiality and architectural articulation,
of the scheme, with most of the suggestions being • Additional sites like the Old Lampworks Site • SUDs strategy developed to reduce run off with gateways articulating the park entrances to the masterplan, while re-integrating the site to its surroundings.
explored and integrated in the proposals. were included in Phase 1 application, providing rates through green roofs, attenuation within Articulation of buildings is fundamental to work with proposed massing, especially along Merton High Street; Merton High Street character and architecture have been mapped and decoded, informing the vision design for
the proposed buildings (please refer to Building Design section);
a better relationship between the masterplan and the proposed courtyards, swale and permeable
Proposed design to be focused around streets and character areas, not buildings on their own; The character areas are central to street and building design, focusing on place making and urban identity. The
The key aspects raised during the engagement the immediate context. A good communication paving. whole Design Code is structured around places, assessing Public Realm and Buildings as “places”;
process are noted below: process was sustained with other stakeholders A design code is needed to ensure high quality design is delivered throughout the phases; A Design Code is submitted as part of this application which sets out design parameters, guidelines and
aspirations for each character area, highlighting a clear commitment to the delivery of high quality environments;
• Existing resident’s needs regarding additional sites
The park lacks character; The design of the park has been reviewed thoroughly in workshops with residents, and stakeholders. From these
• Proposed massing and capacity • Parameter plans were set out to allow for feedback and further design studies, the concept of a “self-built play area” was developed and a need to reference
to Nelson’s Field heritage. (Concept and design vision illustrated in the Landscape section 7);
flexibility in density to future-proof any potential
• Additional sites and extent of the masterplan Park to be maintained as one space if possible, not interrupted by vehicular access; The vehicular access has been moved and adjusted, with the revised park design delivering one unified green space;
intensification as subsequent phases of the
boundary Parking ratio raised as too high for the area, considering the existing connections to public transport; Suggestion TFL and LBM Highways have been consulted in relation to the proposed parking ratio, as well as residents’
masterplan are delivered that parking provision is informed by the number of residents owning a car; surveys. The parking provision has been adapted to the area’s PTAL varying between 4-6a and 4 car club areas are
• Urban design proposed to offset and further needs from the residents;
• Inclusion of heritage and vernacular elements
Within the proposed shared surface streets, consideration should be given to traffic calming measures; Traffic calming measures will be integrated within the detailed design of the proposed streetscapes through
• Streetscapes design within the design of streetscapes landscape and street design;
• Inclusive design Potential tram stop location should be considered when examining density and heights. This has been considered - please refer to Context Opportunities within Section 3;
• When shared surfaces are proposed, the design
Increased visibility should be achieved for the park vehicular entrances. Vehicle tracking and visibility splays have been tested for all proposed streets.
• Location of non-residential uses will focus on inclusive design to deliver a safe
environment for people to access with ease
• Movement and Parking Strategy
• Potential to re-locate existing non-residential
• Opportunity to build on the South Wimbledon HIGH PATH REGENERATION - DESIGN REVIEW PANEL MASTERPLAN
uses like St. John’s Divine Community Hall

HIGH PATH REGENERATION - DESIGN REVIEW PANEL MASTERPLAN HIGH PATH REGENERATION - DESIGN REVIEW PANEL MASTERPLAN
Station site Design Strategies

within the masterplan
Site Location Photographs of Existing Site and Surroundings Opportunities and Constraints Key Design Principles
Constraints ILLUSTRATIVE MASTERPLAN LANDSCAPE AND OPEN SPACE STRATEGY
The development of the site was incremental over a period 40 years:
River Wandle 400m
• Strategically located between the Town Centre Neighbourhood park
buffer zone
Nelson’s Arms Public House Green “Garden” street
designations of Colliers Wood (To become a
Haydons Road
1. Re-connecting 2. Amenity
• Extension of tram line into Morden Road

Recreation Ground 3. Place-making
Locally Listed Building neighbourhoods space for all
Private amenity space
district centre), Wimbledon (Major centre) and

Victorian terraces
Communal green courtyards
Existing mature trees
Morden (District centre)
• Potential to widen existing junction between

South Wimbledon Station: Victorian terraces SUDs provision
Grade II Listed Building Merton High

Street
Wimbledon Traditional housing
Street
• The Wimbledon and Colliers Wood area is highlighted as Traditional housing Merton High
an area for intensification within the London Wimbledon River Wandle
Wimbledon Nelson Memorial Gardens
Plan
Morden Hall Park, Abbey Mills & River South Wimbledon Station
Colliers Wood
Wandle
• Refuse strategy Morden Road and High Path, while keeping

Morden Hall Park, Abbey One Community South Wimbledon Station
Abbey Road
Mills & River Wandle
Connecting High Path back into the wider neighbourhood
Under-used rented garage sites Abbey Recreation Ground
• Good access to public transport (PTAL 4-5 across the
Abbey Road
site, which is set to increase to 6) Morden • 608 existing homes
Morden Road
• Potential new TFL tram stop being explored on • 40% leaseholders
access to the masterplan as per the current
Morden Road
western edge of site St. John the Divine Church
• Three 12 storey residential towers within site Locally Listed Building
• Landscape and Play strategies

High Path
• Bus stops located along Merton High Street Site allocation -

proposed CHMP 3. Place-making Victorian terraces High Path
• Areas within the site which are poorly overlooked and lack a
and Morden Road acquisition site Victorian terraces
sense of ownership
condition
Flood Zone 2
Marsh Court - one of three 12 storey tower blocks Archaeological Priority Zone
Traditional housing
Wimbledon
PHOTOGRAPHS OF THE SITES CONTEXT Wimbledon

Traditional housing
MOVEMENT STRATEGY MASSING STRATEGY
• Energy strategy
Opportunities
Morden Hall Park, Abbey Mills & River Wandle
Morden Hall Park, Abbey Mills & River Wandle
t Improving permeability N-S connection

Stree
Merton High
1
and reconnecting into the Know your neighbours A distinct place E-W connection
2-3
• Parking was reviewed to have regard to high

An inner community street that brings High Path residents together Restoring character and a sense of place
South Wimbledon surrounding street network Mews streets

3-5
Service vehicles only 5-6
Station Street Controlled service access No new vehicular
Merton High
5
connections on
5-7
Street High Street Street
South Wimbledon Merton High Merton High
Abbey Road
7-9
Station
Morden Road
8-9
+
• Sustainable drainage
2.5
River
PTAL of 4-6a
mins South Wimbledon Station South Wimbledon Station
Wandle
+
5. Adding Value
Abbey Road
Abbey Road
South Wimbledon Station - Grade II Listed Building 4. Re-thinking the
Victorian block Victorian terraces
New central
Morden Road
Morden Road
green space for
Service vehicles only
surrounding area
Morden Road
Mixed use Flats Mixed use
Houses
Merton Abbey Houses Wimbledon
+
Traditional housing
+
• Potential for accommodating varying densities
t
ee
y
Str
Primary School tun Wa
North-south streets
Meran Proposed mixed uses
er
Inn
Mixed use
Merton Abbey Houses
High Path High Path
along key routes Way Quiet mews street
Mills Merton Abbey n
Merantu Morden Hall Park, Abbey
Primary School The traditional Victorian perimeter block Linking neighbourhoods
Flats
Re-thinking the Victorian block
Mills & River Wandle
Potential areas for
Value
intensification
Bringing value into High Path from the surrounding area
and designs on the South Wimbledon Station

Merton High Street St. John the Divine Church - Locally Listed Building
site which would be based on viability and

technical assessments of the station and integrate HIGH PATH REGENERATION - DESIGN REVIEW PANEL MASTERPLAN HIGH PATH REGENERATION - DESIGN REVIEW PANEL MASTERPLAN HIGH PATH REGENERATION - DESIGN REVIEW PANEL MASTERPLAN
the listed facade The journey along the inner street Reconnecting High Path to its surroundings Reconnecting High Path to its surroundings
8-9
• Future proof the building design along Morden 5

8-9
7-8
Road to allow for a possible tram extension to

Flats
5 5-6
5-7
the masterplan site Maisonettes

5
7-9
5-6
7-9
Local convenience store
reprovided in the park
Neighbourhood park
5 5-6
Flats 5-7
5-7
5
Potential for Church Hall
on ground floor 3
The inner street, running east-west through the masterplan 3

provides interesting character areas and place-making through
Townhouses
the change in heights, typologies and land uses along the
route.
Boards presented in the DRP
54 55
THE
56 57
PRP | DAS | INTRODUCTION | Section 1 PRP | DAS | THE VISION | Section 3
Building up a vision for change
The masterplan will deliver vibrant neighbourhoods

for inclusive communities to last for successive
generations.
It creates a place of exchange that encourages
social engagement and promotes economic and
environmental sustainability.
The development and its links to the wider area
will ensure that High Path is seen as a beacon of
community pride and integration.
It will be the catalyst and the inspiration for the
continued transformation of the South Wimbledon
area, and its surrounding communities.”
58 59
PRP | DAS | THE VISION | Section 3 PRP | DAS | THE VISION | Section 3
THE VISION
3.1 WIDER OPPORTUNITIES
Diagram illustrating the unique opportunities and challenges for High Path Estate
Key
Proposed links Existing buildings Potential tram line extension
Links connecting the wider green network Existing residential zone Barriers
Gateway/landmark corner
Existing industrial zone Existing context
Green gateway
The urban design analysis has been carried out UNIQUE CHALLENGES UNIQUE OPPORTUNITIES HAYDONS
RECREATION
within the wider, local and site context in order to GROUNDS
identify the site’s main constraints and opportunities • Heavy traffic along the northern and western • Integrate and re-connect the estate to its
and highlight the unique qualities of its context. The edges contribute to segregating High Path surroundings with the creation of clear through
analysis has identified a variety of different issues Estate from surrounding areas; routes and traditional street/ block layout; RESIDENTIAL
RESIDENTIAL
ZONE
within the site and its immediate context. The • The several residential typologies designed and • Rationalise car parking within the site ZONE
varying levels of site analysis enabled a responsive built at different times do not relate to each improving efficiency. Integrate car parking
design approach to be developed, that is sensitive other. This contributes to a lack of character and within landscape/public realm strategy;
to the site’s context, meets Clarion’s objectives and a sense of place within High Path Estate; • Opportunity to improve routes and pedestrian To
Wimbledon
reflects the London Borough of Merton’s strategic • Dead end roads and an unclear street hierarchy access to Merton Abbey Primary School; Town Centre To
plans for wider regeneration. within the estate generate poor legibility. This • Increase the density with appropriate building Collier’s
Wood
also contributes to the segregation of the Estate massing strategy, locating heights strategically to
Some of the site issues have been raised and identified;
from its surroundings; contribute to legibility within the site, while also
related to inactive frontages and poorly defined built
• There is a stark contrast between the massing of responding to each street scale and proportions; South
form. Overall there is no definite hierarchy of streets.
the 12 storey towers and other buildings on the • Opportunity to create a traditional street block Wimbledon
These factors have an effect on minimising legibility Station
Estate; structure improving the buildings fronts and
across the site, and highlight the lack of character
• The non-traditional street/block configuration backs relationship;
areas and variety of streetscapes. Issues regarding
and large parking courts, generate areas with no • Create a stronger open space strategy with clear
existing site conditions are highlighted in this study.
natural surveillance and exposed rear gardens hierarchy of spaces (private, communal, public); RESIDENTIAL
ZONE
contributing to the lack of safety within the site; • Create a public realm strategy that unifies the RETAIL /
HIGH PATH
COMMERCIAL
• The southern edge is defined by a large block of site, while providing safer play areas for children ESTATE
ZONE
varying uses, including Merton Abbey Primary and pleasant welcoming spaces for adults. This
School; and will also contribute to place making and the new
• There is no clear open space strategy. There are character of High Path;
lots of unused spaces and a lack of defensible • Create residential typologies with individual RESIDENTIAL
space to some ground floor homes. Some homes entrances at ground level providing active ZONE
do not have access to any private amenity space. frontages along the streets; and
• Create a clear street hierarchy contributing to
easier and safer movement within the site, while
WANDLE
also providing a variety of street scenes which RIVER
could relate to each proposed housing typology.
INDUSTRIAL INDUSTRIAL
ZONE ZONE
RESIDENTIAL
ABBEY ZONE
RECREATION
GROUNDS
RESIDENTIAL
ZONE
INDUSTRIAL
ZONE INDUSTRIAL
ZONE
RESIDENTIAL
ZONE
MORDEN
To HALL
60 Morden 61
PARK
THE VISION
3.2 CONTEXT OPPORTUNITIES
SOUTH WIMBLEDON STATION THE TRAFALGAR PUBLIC HOUSE AND

OPPORTUNITY PARK OPPORTUNITY
With the potential regeneration of High Path The Trafalgar Public House is situated along High
Estate, there is an opportunity to develop above Path just outside the red line boundary to the south
South Wimbledon Station. Transport for London is of the proposed central neighbourhood park. The pub
currently developing some of its sites by providing currently has a blank facade that would face the new
residential uses above them, to utilise prominent sites open space, as its main elevation faces High Path.
across London, and deliver much needed housing.
There is an opportunity for the north elevation of the
The proposed masterplan future-proofs for the building to be enhanced to ‘face’ the park. This could
opportunity of development above the station. There be adapted to provide a café or similar use that would
is potential for varying densities and designs, that open out onto the park space.
would be based on viability and technical assessments
of the station, having regard to its heritage listing.
Current condition of South Wimbledon Station Current condition of Trafalgar Public House
62 63
THE VISION
3.2 CONTEXT OPPORTUNITIES
Streets & movement:

How will a tram link affect your High Pa
ST. JOHN’S DIVINE OPPORTUNITIES EXTENSION TO SOUTH LONDON High

Comm
Centr
COMMUNITY HALL TRAM High Path

Community
Centre
The existing Community hall has close proximity to • Ground floor use of development block with Transport for London are currently considering the
the connected facilities of The Church of St. John the residential properties above. extension of the Croydon to Wimbledon tram route.
Divine, Nelson Gardens and Merton Abbey Primary There are a number of potential options that would
Hayward Close
School. • Floor to ceiling height of 3m offering plenty of connect the tram line to the Northern Line at South
Morden Road
natural light and a greater sense of space. Wimbledon Station.
It is a standalone single storey building with simple
detailing and a low pitched roof over the building’s • Flexible internal layout allowing for versatile use. These options would require using land on the High
main hall. With a floor area of 300 m2, its’ main Path estate for a tram stop. The tram stop can be
• Dual aspect location, on corner of High Path and High Path
entrance is from High Path, surrounded by a 3m co- designed within the ground floor set back of the
Morden Road, offers maximum opportunities The Parish Church
strip of landscaping and a perimeter fence presenting Nelson’s building. This is something that will be addressed at
for natural lighting. of
a defensive relationship to the street. Gardens St. John the Divine reserved matters stage for that phase of development.
• Strong presence on a key landmark location at Key
The building’s small frosted windows present limited
the souther gateway to the Masterplan.
opportunity of natural lighting and no surveillance 1. Current location of St. John’s Divine Community Hall
onto street. • Opportunity for interesting and active frontages.
Given the popularity of the existing community hall • Direct relationship with Nelson Gardens and Map of potential new tram terminal stations
among the residents, it is a great opportunity to re- The Church of St. John the Divine, offering an
locate it in a more active street, like it is the corner opportunity for combined surfacing treatment.
between High Path and Morden Road. This way,
The route options The service
the building will become more noticeable and can
The route shown in dotted green is Sutton and Merton Councils’ preferred A trip from Sutton station to Morden
develop a key role within the community. route. The route runs predominantly on-street between the existing Morden minutes, however, journey times will
Road tram stop and Sutton town centre via Morden Hall Road, St Helier and the number of passengers.
Hayward Close
Avenue and Rosehill.
The proposal is to relocate the building at the ground It is expected that the Tramlink exten
Morden Road
floor of one of the new corner blocks, which will Alternative routes are also shown. These are being considered for reasons of existing Tramlink network. The exist
both cost and feasibility. These alternatives are: approximately 05:30 am to midnight
have residential units above. The floor area of the trams running every 6 to 8 minutes.
•Alternative option 1a – extending the route north via Morden Road to serve
relocation site is of 370 m2. With a few extra square South Wimbledon. This would add costs to the scheme but would provide a The locations of the tram stops have
High Path
meters, the community hall can benefit not only from more direct connection with the Northern line at South Wimbledon station. key locations along the length of the
approximately every 600 metres. If th
a new design, but also additional facilities. •Alternative option 1b – the same extension as 1a but going via Nursery consult in the future on where stops s
The Parish Church Road Playing Fields and Abbey Recreation ground instead of Morden Road. given to potential passenger demand
Nelson’s of This alternative route would be less expensive than option 1a, but would pass install a stop.
Alternatively, the Community Hall could remain in Gardens St. John the Divine through protected open space.
For more information visit:
its current location without affecting the proposed http://www.suttonmertontramlink.co
All tram stops and names are indicative and provide an indication of where the
masterplan masterplan and it can be included in the stops could be located. The route alignment and alternative options have not
2. Illustrative image with the proposed re location of St. John’s Divine been finalised and would require further detailed engineering work and public The London boroughs of Sutton and
Parameter Plans. Community Hall consultation. inviting members of the public to com
the proposed tramlink extension by
2014.
Hayward Close
Morden Road
High Path
The Parish Church

Nelson’s of
Gardens St. John the Divine
Existing condition of St. John’s Divine Community Hall Haggerston and Kingsland Community Centre, Hackney, London 3. Illustrative image with the existing location of St. John’s Divine Precedent image of tram stop integrated with building
Community Hall adjacent to the proposed masterplan
64 65
THE VISION THE VISION

3.3 SITE CONSTRAINTS 3.3 SITE OPPORTUNITIES
Key constraints surrounding and within the site include A number of key opportunities such as reconnecting the site into
existing utility infrastructure, the Northern Line underground the surrounding traditional street layout, creating character areas
tunnels, and existing mature trees. The design should and reinvigorating Merton High Street with additional facilities
respond and mitigate against these constraints. will help forge a sustainable and resilient neighbourhood.
The diagram to the right illustrates the local key

The diagram below, highlights the key local
constraints. In some cases, design responses address
opportunities. The strong Victorian street layout
these constraints to help improve High Path, such as
surrounding the site is a key feature that should be
new buildings facing existing streets, rather than the
extended into High Path as the current street layout
existing condition, where buildings often facing into
is poor and isolated in some cases. This will help
the site.
improve the permeability and access into and through
There is a vast amount of utility infrastructure across the site. The existing green infrastructure should be
the site, particularly along key routes, such as Pincott enhanced by improving connections in walking and
Road, Hayward Close and High Path. As such, it is cycling routes to these spaces.
important to maintain the current alignment of these
There are a number of opportunity sites which are
streets.
discussed below. The regeneration of High Path
The majority of the existing mature trees along should future-proof development of these sites, and
Merton High Street will be retained to create a ensure that they are easily incorporated into the
pleasant public amenity space with non-residential strategic vision for the area.
uses, as identified in the site opportunities.
Link to Haydons
Recreation
To To Colliers
Ground
Wimbledon Wood Town
District Centre
Centre
oad
Kingston R
d
Abbey Roa
d
Abbey Roa
Nelson Grove Road
Morden Road
High Path
ay
tun W
Meran
Morden Road
To Morden
District
Centre
Site constraints diagram Site opportunities diagram
Key Key
Northern Line underground tunnels North-south re-connections Opportunity for landmarks
An inward facing, ‘island’ Estate Existing mature trees
Statutorily Listed Building Responding to existing context Strategic location of the site; between three centres
River Wandle 400m Ecological Buffer Zone High voltage underground electricity cable routes
Locally Listed Building Neighbourhood amenity provision Key opportunity sites

Wandle Valley Conservation Area Mix of land uses to south of site
Flood Zone 2 extents Strategic transport hub and development opportunity Re-invigorating Merton High Street
Existing electricity substations adjacent to, or on site Responding to a range of contexts and existing land uses
Archaeological Priority Zone Connection of green infrastructure Potential future tram connection and terminus
Source of noise pollution and barriers to the site Potential future tram connection and terminus
66 67
THE VISION
3.4 DESIGN OBJECTIVES & PRINCIPLES
• A WELL CONNECTED PLACE A VISION FOR INTERLINKED SUSTAINABLE COMMUNITIES

A permeable network of streets, courts and high
quality public spaces that are well connected to
the surrounding area and local centres through
sustainable transport means with minimum South Wimbledon Merton High Street Hypermarket
reliance on the car Tube Station
A variety of small businesses that Large retail and commercial
Connecting High cater for the every day shopping market facilities in walking
• A PLACE THAT IS ACCESSIBLE
Path Estate to needs. distance from High Path Estate.
Building on the good public transportation routes
Central London and
and safe routes to major facilities
International Stations
like King’s Cross St
• A SAFE AND SECURE
Pancras.
ENVIRONMENT Merton Hi
gh Street
With eyes on the street and a mix of private and

semi-private spaces
• GOOD AMENITY SPACES

That are usable, well managed and overlooked
with appropriate facilities for children and youth, Abbey Recreation
coupled with leisure facilities Grounds
A well used recreation ntun
Way
• A BALANCED COMMUNITY Mera
and ecological grounds Merton Abbey Mills
A mix of types of accommodation for different
amenity area, just a few
households and income groups. An Arts & Crafts Village
minutes from High Path
on the River Wandle
Estate.
• A PLACE OF CHOICE with a bustling weekend
A range of housing choice, with no visual market and exciting
distinction between tenures. Jubilee Wa
y activities for all the family.
• A PLACE WITH A HEART

A compact centre with higher density development
and lower density edges where relevant to the
context, with community facilities and a mix of Merton Industrial
uses in the centre Estate
The industrial estate
• A MIXED DEVELOPMENT lies adjacent to the A24
Access to or provision of a range of community, London to Hastings Wandle River
retail, commercial and community uses to engender Road, some 10 miles
An ecological
a self-sufficient community development to Central London.
opportunity. The river
Local retail parks and a
runs through southwest
• A SUSTAINABLE COMMUNITY Sainsbury Superstore.
London and is about 14
Creating a socially, economically and
km long. Much of the
environmentally sustainable development with a
river is accessible using
stable and enduring sense of community
the Wandle Trail.
Morden Hall Park Deen City Farm
A green oasis giving you a Deen City Farm is a unique, educational resource
taste of a country estate with and registered charity in SW London, giving
a glimpse of agricultural and people the opportunity to learn from their visit or
industrial history. contribution to a successful community project.
68 69
THE VISION
3.5 CONCEPT
After undertaking site analysis, opportunities and constraints,

consultation and establishing the design objectives, the below
concept was formed. Set out in five simple stages that set the design
thinking and approach to the proposed layout of High Path.
Key Masterplan Principles & Concept 1 RE-CONNECTING NEIGHBOURHOODS 2 AMENITY SPACE FOR ALL 3 PLACE-MAKING
Haydon’s Road Recreation
The masterplan has developed through consultation Ground
with the local community and stakeholders, the five
key stages of the concept are:
Victorian terraces
1. Re-connecting Neighbourhoods - there are a Victorian terraces
number of existing character areas surrounding the

estate, these have been separated by the poor street
layout in High Path. The site will form a key part of Traditional housing
delivering the new permeable street layout. Traditional housing
Wimbledon
2. Amenity space for all - a new neighbourhood Wimbledon

park for the wider community is proposed. All new River Wandle
homes will also benefit from private and semi-private
Morden Hall Park, Abbey Morden Hall Park, Abbey
amenity space. Mills & River Wandle
Nelson Memorial Gardens Mills & River Wandle
3. Place-making - the creation of a distinct character A distinct place

Restoring character and a sense of place
4. Re-thinking the Victorian block - The Victorian

block is present in the surrounding built form. Abbey Recreation Ground
Re-connecting to the traditional Victorian urban fabric
Re-introducing this to the estate creates efficient
perimeter blocks which create good urban design.
5. Linking to the local neighbourhood - connecting

to the distinct, well established characters surrounding
the site.
4 RE-THINKING THE VICTORIAN BLOCK 5 LINKING TO THE LOCAL NEIGHBOURHOOD
Victorian terraces
The traditional Victorian perimeter block
Mixed use
Flats
Houses
Wimbledon
Traditional housing
Mixed use
Houses
Morden Hall Park, Abbey

Flats Mills & River Wandle
Re-thinking the Victorian block Value

Bringing value into High Path from the
surrounding area
70 71
THE VISION
3.6 DESIGN EVOLUTION
After undertaking site analysis, opportunities and constraints

and establishing the design objectives, the below concept
was formed. Set out in five simple stages that set the design
thinking and approach to the proposed layout of High Path.
2013 2014
Outline masterplan with Neighbourhood Park Identifying gateways into the masterplan and areas for potential
densification close to South Wimbledon Station
2015 2016
Inclusion of additional sites like the Old Lampworks and 68 Nelson Grove Road. Exclusion of 68 Nelson Grove Road and incorporation of additional sites like St. John the Divine Community Hall.
Understanding the appropriate massing to frame the Neighbourhood Park Adjustment of massing in order to future -proof areas like South Wimbledon Station, as well as to
emphasise masterplan principles like North to South links and different character areas.
72 73
THE VISION
3.7 THE VISION
H
AY
D
O
NS
RO
VI AD
CT
O
RY
RO
AD
NE
LS
O
N
RO
AD
H
AR
D
Y
RO
AD
H
A
M
IL
T
O
N
R
O
A
D
H
H PAT
HIG
H
AY
W
AR
D
CL
O
SE
AY
W
T UN
AN
ER
M
M
OR
DE
N
RO
AD
A sustainable neighbourhood design that integrates with the existing

context and provides a sense of identity for the current and future
residents of High Path. New facilities, new public and private amenity
and high quality design ensure a greater standard of living for all in
society.
74 75
DEVELOPMENT
76 77
PRP | DAS | INTRODUCTION | Section 1 PRP | DAS | DEVELOPMENT FRAMEWORK | Section 4
Creating the Urban Structure
The development framework for High Path

regeneration sets a clear Urban Structure of all the
elements which make up the place – blocks, streets,
buildings, open space and landscape – and how they
fit together. The Urban structure will provide the
foundations for all the future detailed design proposals
of the individual developments parcels.
78 79
PRP | DAS | DEVELOPMENT FRAMEWORK | Section 4 PRP | DAS | DEVELOPMENT FRAMEWORK | Section 4
DEVELOPMENT FRAMEWORK
4.1 PROPOSED DEMOLITION
The proposed demolition plan outlines which buildings, as part

of this planning application, would need to be demolished in
order to deliver the proposal. The indicative phasing in which new
buildings are delivered, can be found in the following pages.
KEY DESIGN PARAMETERS:
• The proposal is that all of the existing

buildings on High Path will be demolished to h Street
Merton Hig
deliver the proposal set out in the following
development framework;
• It is envisaged that St. John’s Hall will be

included within the demolition and the
redevelopment of the site. Please refer to
the constraints page where this document
ad
Abbey Road
Pincott Ro
illustrates the design approach if this site
is not included within the reserved matters
Hayward Close
R oad
Nelson Grove
submission for this part of the Estate;
Morden Road
• The indicative phasing plan on page 66
illustrates one way of delivering the vision
for High Path. It is important to note that
the sequence of demolition is based on the
decanting of existing residents across the
site; and
• The area edged in blue is where the first

new homes are to be delivered. This site is
being determined under a separate planning High Path
application. It allows for the decanting of

existing residents and the phased demolition
of the site to begin.
N
Existing garages in Phase 1 application enables site decanting strategy Demolition Plan Key
Drawing number AA4586-2007 Application boundary

Blue line boundary - Phase 1
SCHEDULE OF EXISTING ACCOMMODATION IN HIGH PATH Buildings to be demolished
Tenure 1 Bed 2 Bed 3 Bed 4 Bed Habitable Rooms Totals
Private 48 125 85 3 826 261

Affordable 149 152 45 1 939 347
Totals 197 277 130 4 1765 608
Proposed buildings to be demolished Note:

This drawing shows the proposed site layout for the land edged in blue, which is
subject to a separate planning application. -20
PARAMETER PLAN -
APR 2017
at A1 PROPOSED DEMOLITION PLAN PLANNING
80 81
4.2 PROPOSED BLOCK PLAN
The proposed block plan presents the fundamental built

form parameters for the masterplan. Additionally it identifies
the provision of public amenity green space and hardscape
along with semi-private and private amenity.
• The perimeter blocks proposed are set

out around the key design principle of h Street
Merton Hig
extending the existing north-south street
layout to the north of Merton High Street
to improve permeability;
• These perimeter blocks will have centrally
Abbey Road
located open spaces, which may be private
or semi-private for the residents who live
around them. The proportion of these
Road
courtyards and perimeter blocks have been
Hayward Close
set out as parameters within the layouts R oad
Nelson Grove
Pincott
parameter plan (following pages); and
Morden Road
• The central area of the masterplan and
along Merton High Street has been
identified as space for the provision of
public amenity.
High Path
Key
Example of an internal courtyard within the centre of a perimeter block Block Plan
Proposed built form
Proposed public amenity
Proposed hardscape public amenity
Semi-private / private amenity spaces
Block Layout Note:

Proposed Semi-private/communal Amenity subject to a separate planning application. -20
PARAMETER PLAN -
Proposed Public Amenity APR 2017
at A1 PROPOSED BLOCK PLAN PLANNING
82 83
4.3 PROPOSED LAND USES
The proposed land uses plan sets out the location of land uses
for the proposal. More detail on the types of non-residential
uses proposed can be found within the development strategies
section. This parameter plan does not specify the types of non-
residential use to provide flexibility for future development.
• The majority of the site is proposed to be

residential uses; h Street
Merton Hig
• There is an opportunity to aid in the
development of the areas economic
prosperity by adding non-residential uses.
Non-residential uses are proposed along
the northern and western boundaries,
where current retail and commercial uses
Road
Abbey Road
are located;
Pincott
• Secondary non-residential uses have been R oad
Nelson Grove
recommended fronting the public amenity
Morden Road
space. This could help to activate the central
space and also future-proof a potential
gateway to potential development to the
south of High Path and Merantun Way;
and
• The area and type of non-residential use

has not been defined as this will depend
on the market, viability and policy at the
time of applying for the specific reserved High Path
matters application. An office and retail
market demand analysis report has been
undertaken for the purposes of this
outline application and should be read in
N
conjunction with the land uses parameter
plan.
Land Use Plan Key

Precedent image of mixed use blocks proposed along Merton High Street (Chobham Manor, PRP)
Proposed residential land use
Primary location for non-residential land use
Secondary location for non-residential land use
Residential Note:
Primary mixed use location subject to a separate planning application. -20
PARAMETER PLAN -
Secondary mixed use location APR 2017
Primary open space at A1 LAND USES PLANNING
84 85
4.4 PROPOSED LAYOUT PARAMETERS
The proposed layout parameters plan sets out the maximum and minimum
deviations for the proposed built form. This ensures that optimum distances
between buildings can be maintained as well as providing flexibility for
different typologies to be proposed within each phase of development.
• The layout parameters specify the

maximum and minimum deviation for the h Street
Merton Hig
built form on the site;
• The maximum widths of blocks have been

established through the use of architectural
typologies and importantly set the
minimum widths of the internal courtyards
to protect from any overlooking, privacy
Abbey Road
and daylight / sunlight issues;
oad
Hayward Close
Pincott R
• The minimum block widths have been Road
Nelson Grove
established to ensure that the built form is
Morden Road
deliverable, and also the type of typology
envisaged for each particular perimeter
block; and
• The grey areas show the maximum

footprint of the perimeter blocks.
High Path
Key
Example of mansion blocks fronting the proposed central public space (Portobello, PRP) Layout Parameters Plan
Drawing number AA4586-2010
Application boundary
Maximum building footprint
Minimum building width deviation from outer footprint
Maximum building width deviation from outer footprint
Maximum Building Footprint Note:

Minimum Building Width Deviation from outer footprint subject to a separate planning application. -20
PARAMETER PLAN -
Maximum Building Width Deviation from outer footprint APR 2017
at A1 LAYOUT PARAMETERS PLANNING
86 87
4.5 PROPOSED BUILDING HEIGHTS
The proposed building heights parameter plan sets out the framework
to achieve the proposed capacity and density range across the site,
whilst also considering the sensitivity of the local context, and
the creation of place. The plan also provides flexibility for future
phases if a deviation is required from the indicative masterplan.
• The height parameters have been established

based on the proximity to existing taller
h Street
buildings and to enclose larger spaces; Merton Hig
• The taller elements of the framework are

found along Morden Road and surrounding
the central proposed amenity space;
• Merton High Street has a maximum

height parameter in order to respond to the
Abbey Road
existing storey heights on the northern side
oad
of Merton High Street. The set back from
Pincott R
Hayward Close
Road
Nelson Grove
the street allows for taller buildings than
Morden Road
existing. This set back is set in the layouts
parameter plan; and
• The remainder of the site is covered by

maximum building heights. Certain
areas, particularly the eastern edge of the
masterplan, along Abbey Road, have been
designated as areas for lower density due to
their proximity to the existing lower density
Victorian housing stock.
High Path
Building Heights Plan Key

Example of various heights following the different uses of the buildings
Up to 10 storeys (37m above ground level)
Up to 6 storeys (B1 use - 28m above ground level)
Up to 10 storeys (37m above ground level) Up to 6 storeys (22m above ground level) Note:
Indicative block layout
Up to 8 storeys (27m above ground level) Up to 4 storeys (16m above ground level) subject to a separate planning application. -20
PARAMETER PLAN -F
Up to 6 storeys (B1 use) (28m above ground level) Indicative block layout
Allowance has not been made in the height parameters for the buildings lift access
to roof and lift overrun. These should be considered in addition to the figures Proposed public
APRamenity
2017
shown.
at A1 BUILDING HEIGHTS PLANNING
88 89
4.6 PROPOSED ACCESS AND MOVEMENT
The proposed access and movement plan sets out the street
layout and access points within the proposal. A number of
key access points are retained and some new ones proposed.
These access points have been discussed with TFL and Merton
Council and should not be deviated from in future phases.
• The existing key routes of Pincott Road,

Hayward Close and Nelson Grove Road
h Street
should be retained. This is due to their Merton Hig
historical importance, the current utilities
infrastructure underneath them, and the
overall concept of the layout of the site;
• No new access points are proposed along
Pincott
Merton High Street. Consultation has
Abbey Road
been undertaken with Merton Highways
Hayward Close
Road
Department to establish that this is not R oad
Nelson Grove
desired as this street is already running at
high capacity with multiple junctions and
Morden Road
traffic light stops;
• A number of new access points are proposed.

This is to improve permeability through
the site, which is a key design objective.
Consultation has been undertaken with the
relevant stakeholders and technical studies
undertaken to determine the viability of
these new connection points; and
High Path
• A new cycle route is proposed to connect
Merton High Street with High Path which
helps to promote sustainable modes of
transport.
N
Key
Example of proposed mews street. (Portobello, PRP, Housing Design Awards 2011 winner) Access and Movement Plan
Roads retained and upgraded
Proposed secondary roads
Proposed tertiary roads
Existing vehicular access retained
New vehicular access

Roads retained and upgraded New vehicular access Designated cycle route Note:
Proposed secondary roads

subject to a separate planning application. Emergency and refuse vehicle access only -20
Existing vehicular access retained
PARAMETER PLAN -F
-
Proposed tertiary roads Emergency and service vehicle access only APR 2017
Proposed designated cycle route
at A1 ACCESS AND MOVEMENT PLANNING
90 91
4.7 PROPOSED OPEN SPACE & PLAY PROVISION
The proposed open space and play provision plan outlines the strategy
for ensuring that the proposal delivers a high quality public realm with
access to play for all. The main design parameters of a central public
space and landscape streets and internal courtyards is proposed.
• Private and/or semi-private courtyards

should be provided within the centre of h Street
Merton Hig
each perimeter block;
• Indicative play spaces can be placed within

the courtyards. This will depend on the
distance for residents from the new blocks
to play spaces and will need to be addressed
in each reserved matters application;
Pincott R
• A main public play space is proposed towards
Road
the south of the central public amenity Nelson Grove
oad
space. This has been located here as it is
Morden Road
furthest away from the pollution of Merton
High Street and closer to the quieter and
calmer High Path. This is also closer to the
existing Merton Abbey Primary School -
which could use the new amenity space;
• Landscaping is proposed along the new and

existing streets.
High Path
Key
Example of proposed central park Open Space and Play Provision Plan
Public realm - landscaping on streets
Proposed public open space
Indicative private / communal spaces
Semi-private / communal play facilities

Public Open Space Public amenity Note:
Public realm - landscaping on streets Semi-private/communal play facilities subject to a separate planning application. -20
Public play facilities -E
-
F
Indicative private/communal spaces Public play facilities
PARAMETER PLAN
APR 2017
at A1 OPEN SPACE & LANDSCAPE PLANNING
92 93
4.8 PROPOSED INDICATIVE MASTERPLAN
GROVE ROAD
N ROAD
D
HOTHAM ROA
HAYDONS ROAD
ROAD
NORMA
OAD
ROAD
ROAD
VICTORY
NELSON R
MERTON ROAD
ON
HARDY
HAMILT
HIGH STREET
MERTON
D
CROF T ROA
YARDS)
(NELSON’S
N ROAD
KINGSTO
D
TT ROA
(NELSON’S YARDS)
PINCO
OAD
MEADOW R
HAYWARD CLOSE
AD
ABBEY RO
OVE ROAD
NELSON GR
MORDEN ROAD
DANE ROAD
(MEWS STREET
STATION ROAD
HIGH PATH
The masterplan will deliver vibrant neighbourhoods for inclusive

communities to last for successive generations.
AY
NT UN W It creates a place of exchange that encourages social engagement
MERA
WANDLE RIVER
and promotes economic and environmental sustainability.
The development and its links to the wider area will ensure that
High Path is seen as a beacon of community pride and integration.
It will be the catalyst and the inspiration for the continued
transformation of the South Wimbledon area, and its surrounding
communities.”
94 95
4.9 PROPOSED PHASING
The indicative phasing plan sets out an example phasing strategy

for the proposal. It should be noted that the development can
be delivered differently to this proposal. Reserved matters
applications can include more or less of the zones set out
and can occur in a different sequence to that shown.
• This is an indicative phasing plan;

h Street
• The phasing strategy has been developed so Merton Hig
that decanting of existing residents can take
place fully on site;
• The phasing of the proposal can be delivered
Abbey Road
in other ways due to other technical reasons,
but it is important to consider the relocation
of existing residents when considering
demolition and construction; and
ad
Pincott Ro
Hayward Close
Road
• Phase 1 (which is edged in blue) will be Nelson Grove
Morden Road
determined as part of a separate planning
application. The new housing on this site
will allow the decanting of existing residents
to take place.
• Linked to this phasing strategy is an

indicative accommodation schedule (please
see below). This is only indicative, and
subject to change due to further detailed
design development, as well as changes in
High Path
the communities’ needs.
Key
Portobello Square, PRP, Housing Design Awards 2011 winner Indicative Phasing Plan
INDICATIVE ACCOMMODATION SCHEDULE Blue line boundary - Phase 1
Studios 1 Bed Flats 2 Bed Flats 3 Bed Flats 4 Bed Flats 2Bed Maisonettes 3Bed Maisonettes 2 Bed Houses 3 Bed Houses 4 Bed Houses Habitable Rooms HR Total Phase 2
Private Afford. Priv. Afford. Priv. Afford. Priv. Afford. Priv. Afford. Priv. Afford. Priv. Afford. Priv. Afford. Priv. Afford. Priv. Afford. Priv. Total Phase
Phase 3
Phase 2 16 52 55 56 73 14 14 3 2 0 0 0 0 0 0 0 19 0 0 343 487 830 304
Phase 3 30 0 187 0 164 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 896 896 381 Phase 4
Phase 4 26 48 9 67 22 34 4 1 0 0 6 0 0 0 0 0 18 0 2 438 226 664 237

Phase 5
Phase 5 64 0 105 0 190 0 8 0 0 0 0 0 8 0 0 0 0 0 0 0 908 908 375
Phase 6
Phase 6 23 0 81 0 88 0 30 0 0 0 0 0 8 0 0 0 0 0 0 0 601 601 230
Totals - Phase 1 Phase 4 Note:
Indicative block layout
159 100 437 123 537 48 56 4 2 0 6 0 16 0 0 0 37 0 2 781 3118 3899 1527 This drawing shows the proposed site layout for the land edged in blue, which is
-20
Phase 2-6 Phase 2 Phase 5 subject to a separate planning application.
PARAMETER PLAN -F
-
Phase 1- Phase 3 Indicative Block Layout APR 2017
Submitted 0 14 9 45 22 19 13 2 1 0 0 0 0 0 3 0 6 0 0 249 174 423 134
at A1 INDICATIVE PHASING PLAN PLANNING
Sep. 2016
Total -
159 114 446 168 559 67 69 6 3 0 6 0 16 0 3 0 43 0 2 1030 3292 4322 1661
All phases
96 97
DEVELOPMENT
98 99
PRP | DAS | INTRODUCTION | Section 1 PRP | DAS | DEVELOPMENT STRATEGIES | Section 5
Creating a place that enhances the inherent

potential of the site and its unique location.
Our design approach for the High Path Estate

regeneration responds to the unique opportunities
of the site. It maximises the overall regeneration
potential of the estate to create an economically
viable, deliverable, successful and sustainable
neighbourhood. It provides for an environment
throughout that is safe, welcoming and attractive for
residents, employers, employees, service providers
and visitors and enhances a sense of community
creating an environment users are proud to be
associated with.
100 101
PRP | DAS | DEVELOPMENT STRATEGIES | Section 5 PRP | DAS | DEVELOPMENT STRATEGIES | Section 5
DEVELOPMENT STRATEGIES
5.1 MOVEMENT HIERARCHY
A clear hierarchy of roads and streets have been proposed

that help in the creation in a series of character areas
across the site. The street hierarchy improves legibility
and optimises movement around the site.
The movement hierarchy is built around the existing ADOPTED AND UNADOPTED
street network. Merton High Street and Morden ROADS AND SPACES
Road are important local connectors. Merantun Way The diagram to the left illustrates the Where roads are shown in green, it is
(A24) to the south of the masterplan is an important current adoption strategy of roads, anticipated that these will be managed
regional connector. The main route running through streets and spaces across the masterplan. by Clarion Housing Group Ltd. For
the site is Pincott Road. This connects the High This may change in the delivery of more detail on streets, please refer to
Street with High Path. The remaining north-south reserved matters applications, but the the street characters section and the
streets are important secondary streets through the intention is that the majority of roads street layout section of each character
site, but connect to the High Street for pedestrian within the Estate are maintained by area with the High Path Design Code.
access only. Merton Council, as is currently the case.
The east-west route through the site forms part of

the key concept of breaking the long Victorian block
to make it more permeable. The inner street is of
less importance in terms of street hierarchy than the
north-south streets. This should be reinforced by the
built form and street design; the north-south streets
should ‘interrupt’ the inner street where the streets
igh Street
intersect. This reinforces the main concept of the Merton H
proposal.
There are a number of tertiary streets shown

throughout the site. These are quieter and calmer
streets, that are much more enclosed by the built
form. A route through the central park should only
Morden Road
be provided for emergency and refuse vehicles to

maintain the spaces primary function as a public
open space for recreation, play and socialising.
High Path
Indicative plan of Highways adoption strategy Movement hierarchy strategy

Indicative Plan N
Key
Key
Proposed public amenity managed by Clarion Housing Group Ltd
Proposed roads and spaces managed by Clarion Housing Group Ltd
Primary distributor
Adopted roads and spaces
Local primary route
Secondary local routes
Tertiary route
Emergency and refuse vehicle access only
102 103
5.2 PARKING
This parking strategy outlines the high level parking approach

for the site. For more information on parking, please refer to
the Transport Assessment submitted with this application.
The parking strategy has been developed in

conjunction with stakeholder engagement with the
London Borough of Merton, Transport for London,
and the Greater London Authority. All authorities
stated that they would prefer to see low car parking
provision with Transport for London advising of a
maximum parking ratio of 0.3. This is owing to the
fact that the site is within a PTAL rating of 4 - 6a
and sited within the London Plan as an Area of
Intensification.
The proposal offers a variety of parking provision

through parking podiums, street parking, on-plot
parking and off-street parking courtyards. The plan
to the right illustrates where these are located. The
parking podiums provide the majority of spaces.
It is proposed that the podiums would be securely Car club parking bays will be located across the site Example of concealed entrance to parking podium
accessed by residents only.
Phase 1
On-street parking is provided in perpendicular and
parallel bays on the north-south ‘Garden Streets’ and
as parallel along the ‘Inner Street’. The parking bays
have been placed so as not to dominate the street
scene with planting and trees proposed to help create
a pleasant street environment. It is proposed that the
mews houses will contain integrated garages. Other
dwellings such as the multi-generation homes and
the townhouses, will have on-plot parking (where
possible). A semi-private parking courtyard is
proposed to the north of the houses proposed along
Abbey Road as providing on-street parking for these
dwellings would remove existing Controlled Parking
Zone bays already on the west side of Abbey Road.
Example of on-street parking Parking strategy phases 2-6
Example of on-plot parking garages in mews houses N
Key Indicative Plan
Outline masterplan indicative distribution of parking (includes Phase 1) Indicative Podium parking
On-street parking
Podium parking Garages On- plot parking On- street parking
178 10 18 98 Off-street parking
Total = 304
On-plot parking
Indicative car club locations
104 105
5.3 STREET CHARACTERS
A number of character areas are proposed within the proposal. These

areas are defined by their location, the surrounding context, the
street width and design and the built form typology, architecture
and materials. The generation of character areas will help High
Path become a unique and memorable place. For more information
on each of the character areas, please refer to the Design Code.
The High Path Masterplan comprises a combination The Different Character areas are based on the
of different streets and housing types which form aspiration set out in the Overall Vision, to create a
distinct spaces of character. A set of key design distinct place with various character zones.
principles and corresponding design guidelines that
co-ordinate the built form and streetscapes have
been developed to ensure that the detailed design, OU
implementation and construction of individual RP
LA Merton Hig
h Street
plots contributes to the overall aspirations that will
result in an architecturally coherent language, whilst
CE
Yards
integrating areas of different character. Nelson’s
Street
Street
MY
Garden
The diagram to the right indicates the location of STR
EE
Garden
each character area. The High Path Design Code T
describes each character area by the following core
ad
elements: MY
Abbey Ro
HO
Road
Built form ME
Hayward Close
et
Pincott
e
Park Str
How the design of the built form, particularly the
rt
street elevations, contributes to the creation of that Inner Street
Morden Road
rks Cou
area’s individual character, providing a set of rules
Old Wo
including set backs, roof lines, the relationship
St. John’s Mews

between buildings, and relationship/transition with
other street characters.
High Path can be broadly categorised according to the following character
Public realm
areas:
How the public realm design contributes to the
High Path
creation of character. Providing principles for • Merton High Street
boundary treatments, defensible space, street design, • Morden Road
including pedestrian and cycle paths, lighting, street
• High Path
furniture, car parking and green infrastructure.
Street/ Public realm character strategy
• St. John’s Mews Indicative Plan N
• Garden Streets CHARACTER AREAS:
• Park Street
• Old Works Court
• The Inner Street
Merton High street St. John’s Mews High Path Inner Street Nelson’s Yards
• Abbey Road
• Nelson’s Yards
Morden Road Garden Street Park Street Abbey Road Old Works Court
106 107
5.4 DENSITY & CAPACITY
This outline planning application proposes up to 1,570

residential units for the site. This can be considered in
addition to 134 residential units that are subject to a separate
planning application. Therefore, the potential new maximum
total of units on High Path would be 1,704 homes.
As High Path falls within an Area of Intensification,

a high density can be justified against the London
Plan’s Density Matrix, which takes into account
the PTAL level for the site. Having said this, the
proposal responds to its context by providing lower
density to the east along Abbey Road, and higher
density to the west, closer to the station. In between
these areas there are transitions of density based on
the surrounding spaces, such as the proposed central
park and the residential ‘Inner Street’.
HIGHEST DENSITY MEDIUM DENSITY MEDIUM - LOW DENSITY LOWER DENSITY
Semi-private Private
podium garden Private Private Private
balconies terrace terrace terrace
above car park
Defensible space
Semi-private Defensible space
podium garden
above car park Mixed use/ Maisonette
Communal entrance
commercial
access
space
Ground floor Defensible
parking space
Density strategy
N
Key Indicative Plan
Highest density locations
Medium density locations
Medium to low density locations
Lower density locations
108 109
5.5 INDICATIVE TENURE MIX
The indicative tenure is illustrated in the diagram to the

right. The proposed tenure enables decanting of existing
residents to occur and ensures the viability of the proposal.
The tenure of each individual phase may change when
it is submitted as reserved matters application.
The indicative tenure layout has been arranged in

conjunction with the decanting strategy of existing
residents and the aim to mix tenures across the
masterplan. A decanting matrix tool was used to help
to place residents within the proposed development
based on their needs. An example of the tool can be
seen in the graphics below. The tool captured the
needs of residents such as a preference for a ground
floor flat, or wet room which enabled placing of
residents. Architecturally, buildings have been design
as tenure blind.
Phase 1
Tenure mix strategy

Indicative Plan
N
Key
Establishing each Compiling all households Ensuring that all households needs are met
households needs needs within a new block or area of the design Application boundary
Affordable housing
Private housing
110 111
5.6 NON-RESIDENTIAL
The following information is supplementary to the land uses parameter

plan which sets out suitable locations for non-residential uses. The
following information sets out our view for non-residential uses that
will add life and help create a sense of place. For more information,
please refer to the office and market demand analysis within the Retail
Impact Assessment submitted as part of this planning application.
The non-residential strategy proposes a mix of

uses including cafés, shops, restaurants, offices, a
gym, and community uses. These uses are proposed
along Merton High Street, Morden Road and a
convenience store relocated along Pincott Road.
The inclusion of non-residential uses will help to

activate the ground floors of the streets that adjoin
the buildings. The images to the right show how spill
out zones which could occur where cafes are present.
This will help to revitalise Merton High Street, which
currently acts as a transitional space, rather than a
quality place to spend time in. The non-residential
uses could also spill out into the northern part of the
central park, to activate the civic square.
Example of mixed use block along Merton High Example of office block along Merton High Street
A new office building and flexible work units,
Street
proposed along Nelson’s Yards will provide another
form of activity within the site. By placing the office
building towards the east of the high street, pedestrian
footfall will pass other uses on route to and from the
station, which will encourage use of these places.
Non- residential uses strategy

Example of potential uses along Nelson’s Yards street
Key Indicative Plan N
Potential A1 - A3 uses at lower level (cafés, restaurants, shops)
Potential B1 use at lower and upper levels (offices)
Potential work units (B1)
Potential community centre and site management office at lower level (and potential Church Hall relocation)
Potential retail with gymnasium above
Potential location for reprovision of existing site convenience store
112 113
5.7 SUSTAINABILITY
The Sustainability Statement has been prepared by PRP. It is structured

around the GLA’s and Merton Council’s sustainable development aims
and objectives, and demonstrates the sustainability features included
in the Proposed Development. This spread contains an overview
of the sustainable aspects of the proposal. For more information
on sustainability, please refer to the Sustainability Statement.
In order to deliver Clarion’s sustainability vision

Energy Adapting to Climate Change Health and Social Wellbeing
for the regeneration project, a framework has been
prepared. This framework uses a structure of themes, An Energy Statement has been prepared by PRP Throughout the site the landscape planting of both The developer is committed to ensuring that
which covers the triple bottom-line and is informed as part of this application that sets out how the trees and other plats are selected to be robust and the design is inclusive and accessible to all. An
by a range of drivers. proposal will address the CO2 emission reduction resilient in order to withstand climate change. To accessibility statement and review of the design
policies in the London Plan and in local planning assess the risk of overheating across the development, has been undertaken and is submitted with this
As part of, and to complement the Sustainability policy. In accordance with the Part L of the Building the developer commits to commission dynamic application.
Framework, a set of Themes and Principles have been Regulations (2013), each phase of development analysis of building overheating for each of the
developed to provide the structure to record, embed Digital Inclusion
should achieve a 100% reduction in CO2 emissions, construction phases at High Path.
and track performance against objectives and targets. with a minimum of 35% being achieved on site. All residential units will be broadband enabled prior
Pollution Management
to occupation. Where feasible, residents and other
The proposed energy strategy will ensure that the Water
An Air Quality Assessment and Noise and Vibration key stakeholders will be trained and supported in
development will reduce carbon dioxide emissions The reduction of potable water use has been Assessment have been undertaken as part of this increasing digital skills and confidence.
by 35% against Building Regulations 2013. This will considered. The developer aims to implement design planning application. In terms of lighting pollution,
be achieved by providing a district heating network Financial Resilience
measures that will allow for water consumption to be the developer will ensure that all external lighting
(with CHP), enhanced performance building fabric reduced from a minimum of 125 litres/person/day to The developer will commit to ensuring that homes
and illumination installed for the external areas of
and photovoltaic panels. In order to meet the 100% 105. will have a Home Information Pack to explain the
the development will be in accordance with relevant
reduction in CO2 emissions, any remaining shortfall different technologies within the dwelling and how
Materials and Waste guidance.
in CO2 emissions will be subject to carbon offsetting to operate them and how to contact the High Path
mechanism. The developer has committed to selecting high quality Transport and Movement
management team.
materials whilst balancing other objectives including The site currently enjoys good accessibility to
BREEAM Communities Standards: Employment and Economy
specification for reduced maintenance needs. public transport and has a PTAL rating of 4 - 6a.
The development should ensure that a good level of Non-residential uses are proposed on site which
As part of the several drivers influencing the Nature Conservation and Biodiversity
access to public transport is maintained. The site will will increase the number of local jobs available to
design of the development proposal, Clarion has An Arboricultural Impact Assessment and
maintain existing pedestrian access routes and add residents. A socio-economic assessment is submitted
identified BREEAM Communities as a best practice Preliminary Ecological Appraisal have been
new ones. A new designated cycle route is proposed with this application.
methodology that should be used to inform the undertaken and submitted as part of this planning
urban design principles of the proposal. Clarion has as part of the parameter plans, connecting existing
application. A number of mature trees along Merton
committed to adopt the BREEAM Communities routes to the north and south of the site.
High Street were highlighted within the assessments,
standard approach to the High Path development, these are proposed to be maintained. Governance and Management
the standard will be implemented as far as possible.
The developer is committed to ongoing community
engagement during the life cycle of the development.
It is proposed that post occupancy evaluation
exercises are conducted with the residents.
114 115
5.8 INCLUSIVE DESIGN
Inclusive design is central to the High Path development and

extends to all parts of the public realm and built form.
The overarching aims are that all parts of the • The security requirements of Building Regulations
development: Approved Document Part Q (2015) (and the
principles of Secured by Design standard)
• Can be used safely and easily by as many people
as possible without due effort, separation or • GLA Housing SPG
special treatment; • Accessible London: Achieving an Inclusive
• Offer the freedom to choose and the ability to Environment, 2015, GLA
participate equally in the mainstream activities of The development should provide an improved
the development; and pedestrian environment. Considerations will include
• Value diversity and difference. step free access, unobstructed sight lines and rest
seating. Where routes slope, care will be taken to
The key access principles are inclusive, secure
ensure that gradients are gentle.
and step-free design, with accessible routes to all
public areas and avoidance of barriers to anyone 10% of new homes will be wheelchair accessible/
with disabilities or impaired mobility. The standards adaptable and designed to comply or adapt to
adopted include: Building Regulations Part M4(3). These dwellings
will be located on the ground floors of flat blocks, or
• The accessibility and inclusivity requirements
accessed directly from the street.
as set out in Building Regulations Approved
Document M (2015) On-going detailed consultation will continue with
every household prior to allocation of a new home, to
• The safety provisions of set out in Building
ensure that wherever possible, the new home meets
Regulations Approved Documents B & K (2013)
their specific requirements.
• The Nationally described Space Standards for
England
116 117
Note:
subject to a separate planning application. 201
-2012
PARAMETER PLAN -F
-
APR 2017
5.9 REFUSE
The proposed refuse strategy for the proposal incorporates potential for
an underground refuse system. This involves a number of communal waste
reciprocals located within the street that help to de-clutter the street
with bins and refuse sacks. An Operational Waste Management Strategy
has been prepared by PBA and should be referred to for more detail.
Underground Refuse System Conventional Refuse Collection Refuse Collection from Houses
The phase one submission allows for conventional If the URS system is not delivered over the subsequent Provision for refuse collection from the houses has
waste collection and will be retrofitted with phases of development, conventional refuse collection been allowed for in front gardens with refuse storage
underground refuse system (URS) infrastructure will take place from the flats and houses. Flat blocks spaces.
with the subsequent masterplan phases. If the URS will accommodate communal refuse stores.
is not delivered in the phases of development, then The houses are proposed along Abbey Road and so
the proposal can accommodate conventional refuse Provision has been made for bulky waste in the can be incorporated into existing conventional waste
collection. flat blocks by providing space within the cores in collections along that street.
accordance with Merton’s policy of 10m2 per 50 flats.
The borough of Merton has a new waste collection This will be provided regardless of the installation
strategy being introduced in 2017. This will consist of the URS system. Similarly, allowance has been
of two recycling waste streams, one residual and one made for the provision of food waste stores within
food waste stream being collected. The URS bin the flat blocks as these cannot be accommodated by
quantums and locations have been calculated within underground storage systems and collections.
the Operational Waste Management Strategy.
Example of communal bin store Refuse strategy Indicative Plan N

Current bins placed in the street in borough of Lambeth Sufficient front defensible space to allow for bin storage
Key
Indicative URS bin locations

Areas for conventional refuse bins with future potential for houses to be incorporated to the URS system
118 119
BUILDING
120 121
PRP | DAS | BUILDING DESIGN | Section 6
Buildings, streetscapes and open spaces present an inherent

interrelationship. When their design and interfacing is
thoroughly considered, they create urban character.
The emerging architecture is developed with this ethos,

building upon the character areas set-out in the masterplan
and the vision for regeneration. This design process leads to
diversity in building typologies, promotes homes for different
types of users and generates architectural identity and
distinctiveness.
Contextual response was central to building design, with

London’s brick built heritage becoming the main platform
of inspiration: Victorian and Edwardian mansion blocks,
high street architecture and traditional terrace housing are
reviewed, decoded and transformed into a new architecture of
classical proportions and contemporary articulation.
As a result, brick is the primary material and evokes the

mixed and varied nature of London’s built environment. The
colour palette is bold and diverse, taking cues from the local
and wider context. It includes red, orange, brown, grey and
buff with variations in colour tones, texture and articulation
which advocate organic growth, heighten architectural
identity and enhance urban character.
121
PRP | DAS | BUILDING DESIGN | Section 6 PRP | DAS | BUILDING DESIGN | Section 6
BUILDING DESIGN
6.1 BUILDING TYPOLOGIES
Architectural and urban diversity, inclusive design and

responding to housing need were fundamental principles when
developing the building typologies across the masterplan.
6.1.1 INTRODUCTION TYPOLOGY LOCATIONS
The proposed building typologies build upon the The wide range of building typologies offers diversity The building typologies being concidered, include and improving the existing commercial offer, and
character areas put forward through the masterplan. not only through the architectural design principles, mixed-use blocks, apartment buildings and family create a high quality, vibrant environment for people
They aim to deliver a lifestyle desirable to all in a but also through the types of homes delivered. houses. Each category is further sub-divided into who live, work or visit Merton High Street.
multi-generational, diverse and inclusive community. different types which respond to the character areas
The new homes will promote high quality living associated with their location in the masterplan. The apartment blocks are to be distributed along
In the design process, the buildings were seen as environments, with amenity for all, and flexible to the main N/S routes, on the garden streets and the
layered interfaces between the public open spaces adapt to current and future residents’ needs. The The mixed-use blocks are buildings with commercial Neighbourhood Park. The open space arrangement
(streetscapes and landscape areas) and the intimacy extensive community engagement undertaken and community uses at the lower floors, and and street proportions will ensure the appropriate
required by a home. Special attention has been with the existing High Path residents, surrounding residential accommodation above, with the exception setting for this type of building, with good levels
given to the journey residents would make to and neighbourhoods and local stakeholders, offered the of the office block which is fully commercial. The of privacy, as well as access to natural sunlight and
from their house, passing through a series of spaces, opportunity to understand the different lifestyles and mixed-use typology is located along the two main daylight.
focused around a gradual transition between public aspirations of the people who will become the end- routes bounding the masterplan - Morden Road
and private areas. A continuous connection with the users for this regeneration. and Merton High Street, activating these edges and The family homes are located in three main areas and
outdoors is proposed for the vertical and horizontal reinforcing the open character of the proposal. change character from East to West, responding to
circulation areas within the buildings, achieved the context to the East of the masterplan and the Mixed use blocks
through natural light, ventilation and views outside. Along the high street, the proposed buildings will be denser urban environment closer to the underground
From an environmental perspective, the design of designed to reflect the existing uses and typologies station.
amenity spaces was used as a tool to achieve the across the road, reinforcing the commercial character
transition between inside and outside, providing an of that streetscape. Delivering these new, high quality
extension of the home to the outside space. buildings will seek to act as a catalyst for regenerating
Apartment buildings
Mixed use blocks Family homes

Apartment buildings
Family homes
122 123
BUILDING DESIGN
6.1.2 Mixed use blocks 6.1.3 Apartment buildings
Acting as activators of the public realm, the mixed use Offering architectural variety and a wide range of home types, the
blocks will extend the civic space into the buildings, apartment buildings will create the N/S edges to the garden streets and
opening the ground floor to the public. the park, extending the vernacular urban grain from the Victorian streets
at the North. They also form the southern boundary of the masterplan.
MIXED USE BLOCK OFFICE BUILDING MIXED USE BLOCK RESIDENTIAL BUILDING RESIDENTIAL BUILDING MANSION BLOCKS
MERTON HIGH STREET MERTON HIGH STREET MORDEN ROAD HIGH PATH STREET GARDEN STREET PARK
Buildings on Merton High Street are anticipated to The office block sits towards the eastern edge of the On Morden Road, the commercial facilities are High Path forms the southern boundary of the The design of the apartment buildings along the The park mansions will form back-drop elevations to
have commercial uses at ground floor and residential masterplan, along Merton High Street. Being the anticipated to extend up to the second floor, with masterplan, with existing low scale, non- residential garden streets is influenced by the green character the eastern and western edges of the Neighbourhood
accommodation above. only fully commercial building in the masterplan, it uses ranging from restaurants, community centre, buildings scattered along the southern edge of the of their streetscape. The proposed homes will extend Park. Their large landscaped courtyards, can create
has the potential of becoming a distinctive, standalone halls, gym and crèche. Together with Merton High street. into a series of green “rooms” with potential for secondary communal green squares to the rear of the
The commercial uses will be provided at the front use typology which will distinguish itself along the Street, these blocks will create a commercial hub through bolt-on balconies. buildings.
(which will activate the high street) and flexible contextual responsive mixed-use blocks, while still around the station. The proposed buildings should create street definition
work units on Nelson’s Yards at the back (generating maintaining a sensitive approach to massing and and improve legibility. Massing and heights will be These could have become design tools that articulate Inspired by the Edwardian and Victorian mansion
an intimate, creative neighbourhood quarter). The scale. This approach lifts the residential accommodation to used to articulate entrances to the N/S routes within the architecture of the building with their shape, blocks, this dense living typology will deliver highly
entrances to the residential uses at the upper floors a higher level where the noise and vehicular traffic the masterplan, which can make High Path the second materials and location. They could generate interest articulated architecture and a great emphasis on
can be located along the N/S routes (garden streets The office block will set as an anchor use and as a are less disruptive, providing more privacy for the gateway into the regeneration area, and future- proof and a horizontal emphasis along the N/S routes, quality living and views across the masterplan’s green
and the Neighbourhood Park), activating those edges. destination, increasing the footfall along the vibrant proposed homes. the re-integration of the non- residential uses from while extending “green views” along the garden spaces.
street. Its use can be further linked to the Nelson’s from High Path to Merton High Street. streets.
Yards’ flexible work units, extending the employment
uses across the masterplan and forming a vibrant
creative quarter.
Recessed top floor

Flexible Offices Residential Residential Two storey recess
Recessed top floor Recessed top floor
work units Residential
Two storey recess
Communal Communal
Residential courtyard
entrances courtyard
Residential
entrances
Flexible Podium parking Podium parking

work units Neighbourhood
Flexible
work units Residential Residential Park
Office Commercial Private and communal Private and communal
Commercial Non- residential residential entrances residential entrances Defensible Private and communal
entrances uses Defensible
Defensible space residential entrances
space space
5-6 storey mixed use block with commercial ground floor 5-6 storey office block with commercial ground floor 10 storey apartment block with 1-2 storeys of commercial uses Apartment blocks of various heights 7-8 storey apartment blocks with 2- storey set back 8-10 storey mansion blocks with 2- storey set back
Location plans Location plans
124 125
BUILDING DESIGN
6.1.4 Family homes
Responding to different urban conditions and user profiles, family

homes deliver a variety of high quality, innovative housing products.
STACKED MAISONETTES MULTI- GENERATION HOUSE ABBEY ROAD TOWNHOUSES ST. JOHN’S MEWS
The stacked maisonettes to be located along the This potential typology explores a family home The housing quarter is to be located to the eastern Located on the western edge of the masterplan, the
inner street, between the garden street and mansion designed with an integrated flexibility to expand and edge of the masterplan, adjoining the existing, mews could provide compact family living next to the
apartment blocks. contract according to its occupiers changing needs. traditional housing on Abbey Road. underground station, with vistas towards St. John’s
the Divine bell tower.
Being a hybrid family accommodation, this typology It could comprise of a three storey townhouse and a The townhouses will follow a rational layout, with
is anticipated to comprise of around four units per one/two storey annex at the back, connected through defensible space on street, private rear gardens and The house can comprise garage parking, roof level
block. Two of them are could be accessed from an internal courtyard. Both could have separate street three storey of accommodation. terrace and three storeys of accommodation.
independent entrances at ground floor and they access point, being able to function together and
develop over two storeys. The others should be separately. The proposed urban layout allows for back-to-back The intimate character of the street and flexible
accessed from a communal entrance off the street, gardens, improving privacy, overlooking distances, design of the houses’ ground floor, offer the potential
and develop over the upper floors. This typology is very flexible as it allows extended street legibility and a clear distinction between to open them into the public realm and enable
families to live together, while independent. private and public spaces. informal interaction between residents.
An L-shaped layout can be used to address
overlooking challenges, while arranging the internal The architectural treatment can provide a sensible A hardscaped shared surface will enable residents to
spaces around an intimate private patio. From here, response to the existing context in regards to massing, define their defensible space through the use of pots
it is also possible to access the landscaped communal roof articulation and fenestration. and small plants, customising and building upon the
garden squares. intimate character of the mews.
The top floor homes could have access to a roof top

terrace, with views across the garden and the inner
streets.
Private roof
top terrace
Upper maisonette
Main building
Communal courtyard Private roof

top terrace
Private courtyard Roof terrace

Garage
Annex entrance
Private gound Main entrance Rear garden Defensible

floor patio space Private
Gound floor entrance
maisonette
Private and communal Private entrance Garage
Defensible Annex
space residential entrances
Three storey town houses with private rear gardens

Four storey podium stacked maisonette Three storey multi- generation house with a one- storey annex Three storey mews houses with on plot garage and roof terrace
Location plans Location plans
126 127
BUILDING DESIGN
6.2 ARCHITECTURAL INFLUENCES
The elevation strategy is focused around place making and the emerging
character areas within the masterplan. The architectural articulation
builds upon the urban character, with design principles, use of materials
and building elements that enhance the proposed streetscapes.
ELEVATION STRATEGY
The elevations are envisaged as edges generating the The treatment of the elevations also sets out
open space, as well as interfaces which enable a fluid the relationship between internal spaces and
transition between inside and outside. streetscapes, as well as environmental factors, such
as: access to natural daylight, exposure to sunlight,
As a result, classical proportions relate to vernacular
protection from rain, wind and traffic noise. These
precedents and address the human scale street
impact on the size and orientation of openings,
perception. These are achieved through massing
treatment of amenity spaces and external materials.
breakdown, varied yet controlled palette of materials,
fenestration and detailing. The urban identity of Finally, these influences converge in defining the
each character area generates distinctive outputs elevation strategy for the masterplan.
when considering these design tools, with relevant
precedents being decoded and translated into
contemporary elevations. Additionally, the location,
characteristics and scale of the urban environment
surrounding each building determine specific
architectural responses.
igh Street
Merton H
Abbey Road
Morden Road
High Path
Indicative plan
Proposed Character Areas map
Character Areas
Merton High Street St. John’s Mews High Path Inner Street Nelson’s Yards
Morden Road Garden Street Park Street Abbey Road Old Works Court
129
BUILDING DESIGN
The different character areas inform the design of private

amenity, depending on the qualities of the open spaces to
which they open into, as well as the architectural vision
and principles for each of the building typologies.
Inset balconies Bolt-on balconies Projecting balconies behind facade PARK CHARACTER MERTON HIGH STREET CHARACTER GARDEN STREET CHARACTER
The Park architecture is inspired by the Victorian and The elevations along Merton High Street take cues The garden streets provide greenery creating intimate
Edwardian mansion blocks. from the existing high street architecture opposite, as environments along the new N/S links.
well as other similar precedents across London.
Some of the key features include: The buildings present contemporary architecture
The main characteristics identified within this and their articulation contributes to the proposed
• Contrasting palette of materials; building typology are: environment, main features being:
• Highly articulated front elevation with
fenestration detailing, entrances, horizontal • Grander building base accommodating • Simple and controlled palette of materials;
banding and roofline defining the building commercial uses, predominantly glazed facade; • Contemporary brick detailing to achieve massing
vertical break down and its classical proportions; • Varied brickwork treatment for upper storeys; breakdown and architectural articulation;
• Dynamic roofscape articulating the way the • Gradual decrease in window sizes from bottom • Strong emphasis on massing and geometry: light
elevation top meets the sky, acting as ‘a crown’ of to top of building, with contrasting material and shadow, projecting elements;
the building; surrounds, rich detailing and deep reveals. • Horizontal movement enhancing the N/S
• Subtle treatment of balconies which are inset • Inset balconies for increased privacy from the direction;
from the main frontage line, with metal railing street’s vibrant character. • Bolt-on balconies as strong geometric elements
balustrades and contrasting materials for the which create architectural character, emphasise
soffits. linearity, generate dynamism and become an
extension of the internal space into the green.
Recessed amenity spaces provide privacy, shelter from the elements and Projecting amenity spaces are extensions of internal spaces into the A hybrid between bolt-on balconies and recessed terraces, the amenity
reduce the impact of traffic noise and pollution. They also articulate streetscapes, becoming transitional environments within the open space spaces combine qualities of both typologies, but determine a distinctive
elevations by alternating shadow and light along the facade. and dynamic objects articulating elevations. architectural expression, with a fully articulated facade screening the
bolt-on balconies.
Park character - Inset balconies Garden Street character inspiration- Bolt-on balconies Merton High Street character inspiration- Mansion Blocks inspiration in Edgware Road Victorian High Street inspiration in Kensington Apartment blocks inspiration in Trafalgar Place
High Path Phase One (PRP) St. Andrews development (McCLA) Projecting balconies behind the facade
Myatts Field North, London (PRP)
130 131
BUILDING DESIGN
HIGH PATH CHARACTER MORDEN ROAD CHARACTER INNER STREET CHARACTER NELSON’S YARDS CHARACTER MEWS CHARACTER ABBEY ROAD CHARACTER
The buildings along High Path present variation in Morden Road architectural influences respond to the The buildings along the inner street are low scale Nelson’s Yards is a unique urban environment This character area integrates urban and architectural Abbey Road defines the eastern edge of the
the architectural treatment and palette of materials, environmental characteristics of this main vehicular elements articulating the break between the higher delivering creative workshops within a shared surface features inspired by historic mews, creating quiet, masterplan, with the proposed housing quarter
creating a diverse streetscape along the southern edge route, as well as the long distance urban vistas North/South running buildings. street, parallel to Merton High Street. intimate residential environments. delivering the transition between new and existing.
of the masterplan. generated by the proposed buildings.
They deliver great variety in relation to materials Its architecture is inspired by the light industrial, The architecture is robust and well articulated, The architectural influences are rooted in the
Inspiration is drawn from contemporary mid to high As a result, the design principles include: palette and facade articulation, each street section creative quarters where small businesses and artists featuring: traditional Victorian terrace house typology, with
rise apartment buildings, with features such as: creating a unique experience and urban character. set up studios that often extend outside through Abbey Road buildings serving as platform of
Some of the main design features include: informal work displays and exhibitions. Design • Strong expression of first two floors; inspiration for the proposed architecture. Design
• Simple brick detailing to emphasise strong • higher architectural articulation on landmark principles include: • Animated roof articulation; characteristics include:
geometric forms; facades; • Reference to the domestic scale of low rise • Flexible ground floor facade;
• Variety between bolt-on and recessed balconies; • Taller commercial ground floor enhancing the residential streetscapes; • Flexible workshop spaces that can contract or • Informal defensible space. • Articulated roofline;
• Vertical emphasis on landmark buildings; activity along the route; • Intimate feel through tighter street proportions; expand according to the market needs; • Elevation can be articulated through projecting
• Diversity in brick textures and colour tones to • Internal design focused on maximising views • Enhanced privacy for residents (potential for • Use of glass and metal to enhance transparency bays, to create a vertical rhythm along the street;
generate distinctiveness and identity for each with large openings and communal access to roof inset balconies, smaller openings, deep window of workshops and promote businesses into the • Expression of ground floor entrances.
building. terraces. reveals); public realm;
• Architectural diversity that indicates an organic • Street lighting fundamental.
urban growth in time (variation in materials and
facade articulation).
Example of the environment aspiration for the Garden Streets Example of apartment building for Morden Road Example of houses for the inner street Example of workshops for Nelson’s Yards Victorian precedents of High Street Kensington- Example of Inner street character
inspiration for Merton High Street (Portobello, London, PRP)
132 133
BUILDING DESIGN
6.3 STUDY AREAS
The masterplan consists of different environments, different

moments along the streets, that can be identified by an architecture
of their own. The treatment of the streetscapes and the landscape,
will also be coherently combined to make these spaces unique.
SCOPE OF STUDY AREAS
The study areas (highlighted below) present the

architectural approach to building design, in the
context of the emerging character areas. They provide
a high level description of elevation principles,
contextual relationships and palette of materials.
The subsequent detailed study areas focus on the

housing typologies (stacked maisonettes, multi-
generation, townhouses and mews), as well as the
park mansions, with more detailed information on
architectural treatment and internal layouts.
The selected study areas cover most of the proposed

building typologies and street characters, describing
the vision for the emerging architecture, the aspiration
for design quality and the level of articulation
expected to be delivered within each phase of the
masterplan.
igh Street
Merton H
Abbey Road
Morden Road
High Path
Indicative plan
Study Areas location map
Keys
Study Areas Detailed Study Areas

Merton High Street Stacked Maisonettes
Park Mansions Multi- generation house
Garden Street Townhouses
Morden Road Mews Street
High Path Nelson’s Yards
135
BUILDING DESIGN
6.3 STUDY AREAS
Each study area is unique in its character and the context it

responds to. The way the building’s elevations are articulated
is key to achieve these distinctive environments.
6.3.1 MERTON HIGH STREET 6.3.1 MERTON HIGH STREET

NORTH SIDE - EXISTING SOUTH SIDE - PROPOSED
Merton High Street is the interface between the The relationship between the existing and the
proposed masterplan and the existing Victorian proposed is anticipated to be strengthen by an
terraces to the North. architectural treatment that determines a smaller
body of the proposed buildings, with a taller ground
The architectural articulation of the new buildings
floor and the top floors set back, minimising their
will make reference to the vernacular features of the
perception along the street. This enables the building
existing highstreet.
to relate comfortably to the lower massing on the
The diagram below illustrates the profile of the other side of the street, keeping the domestic scale of
northern street frontage, with some of the elements the High Street.
which contribute to the diverse and rich character of
The vertical break down of the mixed-use blocks
the streetscape.
elevation, together with the continuous commercial
Location Plan Location Plan
The brickwork detailing, the gradual change in base, contributes to the dynamic rhythm of the
proportion and scale of the openings, the diverse street and its active frontage.
roofscape and the treatment of the street gateways/
The office block is the only fully commercial building
corners, are some of the elements reviewed and
and its facade articulation can set it apart from the
integrated in the architecture of the new buildings,
other buildings, making it a focal point along the
complementing the existing highstreet and
street. As opposed to the mixed-use blocks, this
establishing a dialogue between the two frontages.
building can be treated as a landmark, while still
maintaining the unifying the commercial base
at ground floor. Its elevation principles are to be
strongly related to flexibility of use, access to eastern
and northern natural daylight, protection from low-
angle western sunshine and enhancement.
1. 2. 3. 4. Garden Street 1. Garden Street 2. Park 3. Garden Street 4.

Existing Merton High Street building characters Proposed Merton High Street building characters
1. Articulation of roofscape and 2. Emphasis on the corners through 3. Vertical rythm of the elevation, window 4. Articulation of roofscape 1. Distinctive facade treatment that 2. Vertical articulation of the elevation 3. Articulation of the corner to act as 4. Book end of the High Street
commercial ground floor entrances or height variation detailing and gradual decrease of window sizes differentiates the building uses with commercial ground floor gateway to the Neighbourhood Park framing the masterplan
136 137
BUILDING DESIGN
6.3 STUDY AREAS: MERTON HIGH STREET
F U LL B LEED S P R E A D - M ER T O N H I G H T S T R EE T C G I
BUILDING DESIGN
6.3 STUDY AREAS
The park mansions draw inspiration from the Victorian and

Edwardian mansion blocks. While these present many variations
in architectural treatment, two of the most prominent design
patterns have been analysed, decoded and re-interpreted. It is
proposed that the two park frontages integrate these principles
and determine two distinct mansion character variations.
6.3.2 PARK MANSIONS 6.3.2 PARK MANSIONS

EAST SIDE
WEST SIDE
The Victorian and Edwardian mansions) presents a series of pop-up The second design pattern identified The proposed elevation diagram
mansion blocks present many common elements along the roofline which sit within the studied precedents is the integrates these principles, while
features, such as vertical breakdown on a strongly expressed cornice and angled gable frontage which extends maintaining common characteristics
of massing, projecting bays and inset animate the building frontage. These to the ground floor of the building with the east side park mansions:
balconies, emphasis on ground floor form ‘the crown’ of the mansions and within a set-back plane, generating the the massing and proportions of the
entrances and roofline articulation. enhance the prominent character of background for repetitive projecting projecting bays, the vertical breakdown
this typology. bays. using balcony articulation and a
The roofline articulation can present
grander, unifying ground floor.
many variations which enrich the The proposed elevation strategy The angled roofline generally integrates
architecture and street character of associates the projecting bays and a large proportion of the architectural As opposed to the east side approach
mansion blocks. Two patterns were roof pop-ups to reinforce the vertical articulation of the building, with where substantial articulation is
identified and integrated in the breakdown of the mass into separate window surrounds, coping and focused on the projecting bays, the
design of the park mansions. ‘The elements connected through recessed banding in contrasting materials. west side mansions give a lot of
dormer’ (applied to the east side park balconies. emphasis on the dynamic roofline.
Location Plan Location Plan
THE DORMER THE GABLE
Existing mansion blocks, Battersea, London Decoding design principles of mansion blocks Existing mansion blocks, Battersea, London Decoding design principles of mansion blocks
1. Baseline massing 2. Horizontal break-down of massing 3. Vertical break-down of massing 4. Recess and articulation of roofline 1. Baseline massing 2. Horizontal break-down of massing 3. Vertical break-down of massing 4. Recess and articulation of roofline
Taller ground floor base, main body, top Entrances and private amenity spaces Dormers and cornice - the crown of the building Taller ground floor base, main body, top Projecting bays and private amenity spaces Dormers and cornice - the crown of the building
140 141
BUILDING DESIGN
6.3 STUDY AREAS: MANSION BLOCKS
F U LL B LEED S P R E A D - PA R K M A N S I O N B L O C K S C G I
BUILDING DESIGN
6.3 STUDY AREAS
6.3.3 GARDEN STREETS
The articulation of the Garden Street Emphasise of individual and

elevations will contribute to the communal entrances along the ground
linearity of the streets, emphasising floor base, will activate the frontage
the North to South connections along along the streetscape.
the master plan.
The two-storey set backs can hide
It is anticipated for the buildings to behind the mature trees and be
open into the streets with bolt- on minimised by the use of different
balconies, that create an intermediate material and architectural treatment
space between the green outside space from the body of the buildings.
and the intimacy of the homes.
Location Plan
The rhythm of the trees works with the
linearity of the buildings, expressed
through the horizontal pattern of
the balconies and fenestration, which
reflect the various internal layouts.
Sketch of building along proposed Garden Streets
1 Baseline massing 2. Horizontal articulation of elevation: 3. Adding volumetric interest: bolt -on balconies 4. Horizontal movement of the balconies Garden street precedents
Recessed top floors and enhancement
of Ground floor
144 145
BUILDING DESIGN
6.3 STUDY AREAS: GARDEN STREET
BUILDING DESIGN
6.3 STUDY AREAS
6.3.4 MORDEN ROAD 6.3.5 HIGH PATH
High Path will act as a secondary gateway into

Morden Road is one of the boundaries of the
the masterplan, marking the southern edge of the
masterplan and presents, along with intense vehicular
regeneration. The proposed buildings need to respond
movement and associated traffic, great proximity to
to the low scale, scattered building across the road
the underground station and prominent vistas from
with a stronger, more legible frontage that activate
and towards the site edges.
the street from one side to the other.
By emphasising the prominent corners along this
The elevation treatment and proposed massing can
route through a higher massing and architectural
respond to the gateway character of the street, with
articulation, these can act as landmarks for the master
taller elements next to the masterplan entrances (the
plan, activating the key vistas along the approach Location Plan
park and garden street) and articulation that wraps
routes to the site.
Location Plan
around the corners. The entrances to the smaller, more
The current activity at ground floor will be intimate mews streetscapes can be less pronounced,
enhanced in the proposed buildings by a base that with no changes in scale and subtle differentiations
combines community and commercial facilities, in architecture.
punctured by communal entrances to the residential
accommodation above.
Examples of proposed building characters for Morden Road Examples of proposed building characters for High Path
1. Baseline massing 2. Two- storey non- residential datum line 1. Emphasis on the corners 1. Baseline massing 2. Ground floor datum line 3. Articulation of the facade
148 149
BUILDING DESIGN
6.3 STUDY AREAS: NELSON’S YARDS
Nelson’s Yards is the intimate place that brings together all
kinds of workshops and activities. In here the sounds, colours
and feeling of the work units spill out into the narrow street
blurring the limits between inside and outside space.
6.3.6 NELSON’S YARDS
Located at the rear of the non- residential ground

floors of Merton High Street and at the rear of the
podium blocks, Nelson’s Yards will be the hidden
secret of High Path Masterplan.
Their one-storey flexible work units spilling over

the narrow lanes, set the perfect scene for a creative,
intimate, environment. All units will open to the
street, into a shared surface that becomes an extension
of the workshops. The elevations can talk about this
relationship between inner and outer space, by being
glazed or fully openable, with direct access to the
street. The rest of the material palette represents a
simple and robust look.
Location Plan
1. Ground floor view towards Nelson’s Yards 2. Articulation through openings and entrances 3. Relationship between both elevations
150 151
BUILDING DESIGN
6.4 DETAILED STUDY AREAS
While many of the elevation principles for the park mansions

have been inspired by the Victorian era, the detail design of the
buildings should seek to bring a contemporary twist to their
architecture and deliver original and inspiring designs.
6.4.1 PARK MANSIONS
The massing principles and proportions of the

Victorian mansion blocks will be integrated into
the park mansions built form, however subtle
contemporary elements will complement these
features, such as brick detailing and textures, roofline
materials (for pop-up elements), window articulation,
surrounds and reveals.
The mansions will be designed with a strong

connection between inside and outside, having in
Location Plan
mind the resident’s journey from and to his home. Location Plan Location Plan
The visual amenity of the park can be reinforced

throughout the design, with common areas having
direct views outside and full height openings from
apartments towards the park.
With both common and different design features, the

two park side mansions will generate an architectural
dialogue across the park.
Proposed elevation of Western mansion blocks facing Neighbourhood park
Bay Study of the East Side Park Mansions Bay Study of the West Side Park Mansions
Proposed elevation of Eastern mansion blocks facing Neighbourhood park
152 153
BUILDING DESIGN
Indicative apartment typologies
The mansion blocks will provide a variety of apartments to suit

the different family needs. They can accommodate 1,2 and 3
bedroom flats, as well as bigger 4 bedroom duplexes at the top.
Storage
Bathroom Kitchen Bathroom

Balcony
Bedroom
Bedroom Living Kitchen/
Storage
dining
Storage
Storage
Bedroom Living/
Storage
dining
Kitchen Storage Storage
Bathroom Bedroom Bedroom

Living/ dining
Balcony Storage
Bedroom
Balcony
Example of 1 Bedroom flat, as per Phase 1 design Example of 2 Bedroom flat, as per Phase 1 design Example of 3 Bedroom flat, as per Phase 1 design
Storage
Storage
Bedroom Bedroom
Bedroom
Bedroom
Kitchen
Bathroom Storage
Storage Bedroom
Balcony
WC Bathroom
Kitchen/ Living
dining
Bedroom
Living/
Storage
dining
Example of 2 Bedroom wheelchair flat, as per Phase 1 design Example of 4 Bedroom duplex at the top, as per Phase 1 design Example of 4 Bedroom duplex at the top, as per Phase 1 design
Entrance level Upper level
154 155
BUILDING DESIGN
Precedents - Interiors
6.4.2 OFFICE BUILDING
Located on the inner street and adjoining two

podium apartment blocks, the stacked maisonettes
create the break within the long, victorian inspired
urban block. They represent the new component
within the re-interpreted urban arrangement and
their architecture, as well as the proposed layouts,
reflect a contemporary design approach.
The layout of the ground floor unit is focused around

an internal courtyard with access to a podium level
patio, while the upper maisonette benefits from a
roof level terrace with views across the communal
London Square.
Location Plan
The elevation treatment is expressing vertically the

individual dwellings, while the palette of materials
creates a contrast with the two blocks enclosing the
frontage along the street.
Sun Light
Flexible space Flexible space
Precedent view of material palette Precedent view from the interior
OFFICE BUILDING DESIGN PRINCIPLES
Sun Lighttype plan to accommodate different number of internal arrangements

1. Flexible 2. Option of sub- dividing the space around a core of services
N
Typical Floor
N N
3. South elevation provides challenging bright for office uses 4. Articulation of South facade in angles allows appropriate light for office uses
Facade studies with articulated roof top Facade studies with articulated ground floor Facade design with articulated body, and
calmer roof top and ground floor
156 N 157
Typical Floor
BUILDING DESIGN
6.4.3 STACKED Ground floor First floor Second floor Third floor
MAISONETTES
Private garden
Located on the inner street and The layout of the ground floor unit is
adjoining two podium apartment focused around an internal courtyard
Bedroom Bedroom
blocks, the stacked maisonettes will with access to a podium level patio, Bedroom
Living Private patio
create the break within the long, while the upper maisonette benefits
victorian inspired urban block. from a roof level terrace with views
They represent the new component across the communal London Square.
within the re-interpreted urban
Bathroom
arrangement and their architecture, as The elevation treatment can express Bathroom
well as the proposed layouts, reflect a the individual dwellings vertically,

WC
contemporary design approach. while the palette of materials create a Storage
Dining Storage
contrast with the two blocks enclosing
Location Plan
the frontage along the street. Storage Living Bedroom
Kitchen Bedroom
Bedroom Kitchen
WC Dining
Indicative Maisonette’s type plans
Brick detailing precedent and articulation of fenestration
Baseline massing Adding vertical linearity and setting the rhythm Articulating facade Sketch view from the communal courtyard
Sketch view into the private ground floor patio
Recessing residential unit entrances
158 159
BUILDING DESIGN
6.4 DETAILED STUDY AREAS:
STACKED MAISONETTES
BUILDING DESIGN
Ground floor First floor Second floor

6.4.4 TOWNHOUSES
It is anticipated that the townhouses In such approach, the ground floor

on Abbey Road will respond to the can be emphasised through a subtle
vernacular architecture of the street change in the colour palette and the
framing of individual entrances.
The existing roofscape creates three Private garden
different profiles, maintaining the The vertical rhythm could be extended
ground floor datum line and the along the street using projecting bays
projecting bay as constant elements for example. Internally, these elements
throughout the length of the elevation. can accommodate larger, more
generous living areas, while the rooms
The proposed houses could make with higher privacy requirements are Dining Bedroom
reference to this diverse roofscape, set back from the street. Bedroom
with a contemporary interpretation of Location Plan
Living
the pitched roof.
Storage
Storage
Bedroom
Walk -in wardrobe
Bathroom
WC En-suite
Kitchen
Indicative Townhouses’ type plans

Private front patio
Brick detailing precedent and articulation of fenestration
Existing Abbey Road roofscape opposite to the masterplan Existing condition of Abbey Road opposite to the masterplan Elevation principles
162 163
BUILDING DESIGN
6.4.5 MULTI- Ground floor

First floor Second floor
GENERATION HOUSE
The multi-generation houses will Its architectural treatment will be

Bedroom
articulate the southern corner of the Bathroom
different from that of the houses, with

housing quarter, located to the east of prominent bays around the corner and Living
the masterplan. the potential for a distinct palette of
materials.
Comprising a three storey house and
a 1-2 storey annex with independent The layout allows for a three bedroom
access, this corner typology creates the house with on plot garage and terrace
opportunity to activate the end of a on top, as well as a one bedroom home
Garage/ Roof terrace
terrace through entrances, fenestration at the back, with living and kitchenette Patio
and active frontages. areas at ground floor.

Location Plan Bedroom
Utility Bedroom

En-suite
Kitchen/ Dining Storage

Living
Bathroom
Bathroom
WC Bedroom
Indicative Multi- generation type plans
Multi-generation house in Chobham Manor, Olympic Park, PRP
Internal sketch view from the main house to the courtyard and annex Internal sketch view from annex towards the common courtyard
164 165
BUILDING DESIGN
Ground Floor First Floor Second Floor
6.4.6 MEWS HOUSES
St. John’s mews is one of the key The articulation of the roofline can
character areas within the masterplan reduce the height perception of the
En-suite Living
with strong vistas towards the church building, while the foldable treatment
bell tower. The architecture, materials of the ground floor generates
activity and a dynamic change of the Bedroom
and massing will need to reflect and
Private garage
reinforce this relationship. architecture throughout the day, with
Bedroom
dwellings that open onto the street.
A dark palette of materials can be
Storage
Study
used to complement the grey stone of
the church, while the linearity of the Bedroom
proposed architecture emphasises the Kitchen/ Dining WC Roof terrace

Location Plan
Bathroom
directional views down the mews.
WC
Indicative Mews type plans
MEWS HOUSES MEWS HOUSES

STREET ARTICULATION STREET ARTICULATION
MEWS STREET
Mews in Mayfair - openable ground floor and roofline articulation
LAYOUT - OVERLOOKING
FLIP!
Street plan - shifting of roof pop-ups to address overlooking Street view to St. John the Divine church Articulation of elevations following vernacular principles Street view from the mews towards St. John church
166 167
BUILDING DESIGN
6.4 DETAILED STUDY AREAS: MEWS STREET
LANDSCAPE &
170 171
PRP | DAS | LANDSCAPE & OPEN SPACE | Section 7 PRP | DAS | LANDSCAPE & OPEN SPACE | Section 7
BUILDING DESIGN
LANDSCAPE & OPEN SPACE ZONES
“AN ATTRACTIVE DESTINATION”

The future of a place lies in the hands of the people
who live in and use it.
A successful streetscape, public realm and open
space requires more than innovation and good
design. To succeed we ensured that the community,
residents and all those associated with the area were
actively involved in the decision making and design
development. The Masterplan forms a balance
between man-made and natural environments and
enables the creation of places within interlinked
neighbourhoods which people want to live, play and
visit
172 173
LANDSCAPE & OPEN SPACE

7.1 WIDER & IMMEDIATE SITE CONTEXT
The landscape has been carefully designed and responds to

the existing contextual constraints whilst connecting to the
new masterplan. This section summarizes the key constraints
and opportunities on both wider and immediate scales.
Our design approach is based upon an understanding will be pleasant with tree planting, play and seating makes an important contribution to the area thus
of the area and road network enabling the creation of areas. The park will be accessible both to residents creating a place CONTEXT ROADS CONTEXT DESTINATIONS
places which people want to live, play and visit. The of the new development as well as the surrounding • Possibility of sustainable drainage.
• Ensuring that the areas bounding all 4 sides of
future of a place lies in the hands of the people who neighbourhood.
the proposed development sites are treated with
live in and use it so the residents must be intimately the same importance and the public realm design
The overall design principles ensure good surveillance
involved. is exceptional
with well overlooked spaces and promote a series of
Successful streetscape, public realm and open space new links to the existing surroundings. The design • Reinforce the link from Merton High Street
through to High Path by the creation of a new
require more than innovation and good design. To concepts ensure that the newly created space has its
park - a pedestrian experience.
succeed it is vital that the community, residents and own identity which will encourage ownership and • Provision of important corridors for wildlife to
all those associated with the area are involved in the enable the surrounding residents to care about their travel along linking green spaces
decision making and delivery process. space. The aim is to drive a seamless approach to • Clear zoning of activities within the newly
Architecture and Landscape where a unification of created active public realm within the masterplan.
We want to ensure residents’ views are taken on board
the site is achieved. • Careful use of planting and street furniture to
at an early stage; this ultimately enables residents to allow clear views across the space with little
take ownership and have pride in the new spaces they opportunities for unwanted loitering
helped to design. KEY CONSIDERATIONS • Promote a lighting scheme of both decorative
and functional lighting ensures the spaces are
Initially we listen, then inspire, providing ideas • Create a special character along Merton High safe after dark Key N Key N
through sketches, plans and precedent images; people Street and the areas fronting the high street. The • Create a podium landscape that is functional for Site boundary Site boundary
always comment on a picture. design of the space becomes a semi-public space all uses and the various residents and tenures Phase 1 boundary Phase 1 boundary
with seating & boulevard style tree planting - Local roads
The re-provision of a good quality public realm and • Provision of play space for different age range Riverside planting
using the existing London Planes. Riverside planting
landscape promotes social integration and the design • Unify the overall site by a simple palette of • Cater for all ages and providing spaces within the River Wandle
River Wandle
Key destinations
of the public realm has been tailored to encourage landscape materials creating a landscape language public and private realm for teenagers. Main roads
Proposed buildings
a pedestrian friendly feel to the overall area. The that links the site Proposed buildings
Context buildings
proposal is to create a landscape masterplan with • Use of trees and shrubs to reduce the urban scale Context buildings
• Ensure that the created public realm inclusive
various functions. At the centre of the masterplan
and child friendly
will be a neighbourhood park - a place where people • Create an inviting public realm that reinforces
sit and relax and enjoy the space. The space created the built character of the proposed building and
CONTEXT GREEN SPACE LOCAL DESTINATIONS GREEN STRUCTURE PROPOSED BUILDING FUNCTIONS
N N
N N
Key Key Key Key
Site Commercial Site boundary Existing park Site boundary Immediate residential boundary to park
Site
Existing green space Industrial Phase 1 boundary Roadside planting Phase 1 boundary Community uses
River Wandle
Riverside planting School Riverside planting Proposed buildings Proposed Non residential use Proposed buildings
Existing green space
Church High Path community resource centre River Wandle Context buildings Existing Non residential use
Riverside planting Context buildings
River Wandle Underground station Existing key trees Potential new academy school
Underground station
Industrial
174 175

7.1 WIDER & IMMEDIATE SITE CONTEXT
The masterplan design allows for a generous amount of both public

and private amenity space. The masterplan has been designed to
establish a new Neighbourhood park space for High Path along
with a series of communal courtyard spaces of varying sizes.
OVERALL MASTERPLAN ZONE
A site-wide strategy has been created to promote • Create a distinct and affordable landscape with The functions of each of the spaces created have
a network of attractive and usable spaces, linked robust detailing and future maintenance been tailored to work with who will be the users of
together by safe and high quality pedestrian routes • Consideration of drainage and the incorporation the space. The diagrams below illustrate the prime
through the site. of sustainable urban drainage measures. zones of the park and the various courtyards within
The key concepts include: the masterplan, as well as the newly created public
Different forms of SuDS have been reviewed and realm along Merton High Street.
• Stitching the new landscape within the existing most likely to be suited for the proposed masterplan
context are as follows: swales and ponds, green and brown The communal courtyards - an array of either
• Creating linkages with better access to all areas roofs, podium attenuation, permeable and block at grade courtyards or podium gardens all as a
• An array of green spaces to improve ecology paving, oversized pipes and manholes. Lanscape multifunctional space, with play opportunities and
• Streets with distinctive character to signal strategy will be developed in tandem with the seating spaces with them being efficient spaces
pedestrian and vehicle priority drainage strategy to ensure both work together in for various users and designed to accommodate a
• Creation of playable landscapes, usable private harmony. multitude of activities.
gardens and boundaries
• Increase ecological value through the
introduction of species with new planting
THE SITE
Street
Merton High
Abbey Road
Morden Road
Key
Site boundary
Phase 1 boundary
Merton high street public realm
The park
The courtyards
Proposed buildings
High Path Context buildings
Private rear garden
N
Indicative plan
ZONES
Street
Merton High
Key
Site boundary
Phase 1 boundary
Refuse/Emergency vehicle/Access
Abbey Road
Activity /Lawn
P Play space
Plaza/urban square
Morden Road

Tree protection zones
P The courtyards
Defensible space
Sensory garden
Private rear garden
High Path Proposed buildings

Context buildings
N
Indicative plan
176 177

7.2 STUDY AREAS
Merton High Street Public Realm is an important space within the

masterplan, with high levels of both pedestrian movement and acting
as the main gateway space into the new development. The design
of these movement strategies is explored further in this chapter.
7.2.1 MERTON HIGH STREET CONSTRAINTS
PUBLIC REALM DESIGN PRINCIPLES Key

Master plan Site boundary
The design approach for Merton High street is • A predominantly high quality uncluttered
Proposed park space
to create a high quality space which is read like a paved space which allows for clear pedestrian
Existing commercial
hard paved linear plaza, that offers opportunity for movements
Proposed non residential use
clear pedestrian circulation while ensuring that the • The buildings being set back allow for the
Pedestrian access
existing cycle path is retained. The space will act as majority of the existing London Planes to be
Commercial access
an anchor - the main access to High Path and the retained, creating a special public realm - Note Garden street access
Neighbourhood Park. that with the retention of the London Plan and Pincott road (Vehicular & Pedestrian access)
provision of a cedec style paving material an Tree protection
Other factors that have been taken into consideration arboriculturalist to be consulted for a no dig style
Cycle route and pedestrian movements
are the existing trees and bus stops. The generous solution according to the BS5387:2012
Existing utility and services
width of public realm provided within the designs • Existing cycle path to be retained N
allow for the above to be accommodated whist still • A hard paved 3-5m zone in front of all blocks to
creating an inviting public realm. be provided allowing for potential Al fresco style
dinning (spill out zone).
• A lighting scheme that enhances the proposed
EXISTING TREE ANALYSIS OPPORTUNITIES
Key
Master plan site boundary
Public realm footprint
Linking key routes
Existing tree retained
Bus stop
Existing Crossing
Park movements
Underground station
Key N
N
Master plan Site boundary B Category trees
Public realm footprint C Category trees
Tree protection D Category trees
THE VISION
331m 13m
62m
Key
181m Master plan site boundary
Phase 1 boundary
connects to park/urban square
Potential change of surface across highway
Park space
Indicative proposed buildings
Context buildings
N
Mature London Plane trees along Merton High Street to be retained, where possible
178 179

7.2 STUDY AREAS
The key design principles for Merton High Street

Public Realm is explained via diagrams that consider
existing trees, new building uses and movement.
MERTON HIGH STREET PUBLIC REALM

TREES EXTERNAL COMMERCIAL ZONES
N N Cedec used around trees Spill out areas for cafés and restaurants
Key Indicative plan Key Indicative plan
Master plan site boundary Master plan site boundary
Phase 1 boundary Phase 1 boundary
Existing tree to be retained External commercial spill out zone (4-5m width)
Existing tree to be removed Commercial shop front access (indicative only)
Proposed new trees (Subject to service location) Indicative proposed buildings
Indivative proposed buildings Context buildings
Context buildings
KEY PEDESTRIAN MOVEMENTS EXISTING TREE PROTECTION AREA
High quality block paving

Flexible seating along the High Street
Key Indicative plan N Key Indicative plan N

Master plan site boundary Indicative proposed buildings Master plan site boundary
Phase 1 boundary Context buildings Phase 1 boundary
Clear pedestrian access along high street Protected tree zone (Cedec)
Garden street pedestrian access Indicative proposed buildings
Park pedestrian only access Context buildings
Pincott road- Vehicular and pedestrian access
Splii out space from the non- residential ground floors Potential for market / temporary stalls
180 181

7.2 STUDY AREAS
Creation of a high quality, predominately hard paved linear

plaza style space, that allows for clear pedestrian movement
and provides a clear link to the Neighbourhood Park and
new streets. The design considers the new architecture and
retains the majority of the existing London Plane trees.
Bus stop Footpath Cycle way Urban square Cycle way Footpath Existing trees with a self Path with zone
binding gravel surface for seating
igh Street
Merton H
Neighbourhood
Park
Merton High Street Illustrative plan
Cycle way
Footpath Merton High Street Road Footpath Existing trees Wide footpath Illustrative section A-A
with self binding with scope for
gravel surface seating
(Cedec)
182 183

7.2 STUDY AREAS
The design of the Neighbourhood Park recognises the value of its Wimbledon
context, realising the importance of creating an attractive new destination for
South Wimbledon and High Path. On a strategic level the park design process
follows principles that relate to context, movement, key spaces, planting and play.
7.2.2 NEIGHBOURHOOD PARK POTENTIAL TWO HARDSCAPED SQUARES AN IMPORTANT NORTH TO SOUTH CONNECTION
THE VISION
• Site offers an Opportunity to reinforce and

strengthen the connection to Wimbledon SW19. AN IMPORTANT
DESTINATION
• H igh Path has a strong link to Wimbledon as
per the name of the station. AND A PLACE
TO ENJOY
• R elating to Wimbledon has the potential to add
value to the site.
• S W19 aspirational living a lifestyle.
• Use Wimbledon within the concept of the new

park as part of Wimbledon, the village green, the
leafy streets, long shadows on a summer’s day,
new cut grass and the smell of the first coffee in
the morning and reviewing your e-mails on the
ADDING IMPORTANT ROUTES ADDING LARGE GREEN AREAS
balcony over the park. THROUGH THE PARK FOR PLAY AND ACTIVITIES
• T he positives of Wimbledon with the benefits of
a well-connected and urban setting with London
on your doorstep.
• T he park space will strike a balance between

semi-rural and London living.
• Wimbledon Common with its picturesque

windmill still feels wild and untamed
• Wimbledon Cannizaro Park, near the village, is

more manicured
• Wimbledon Park, close to the

All England Club, is in a landscape created by
Capability Brown with large water sports and
tennis centres
ADDING OTHER LANDSCAPED ZONES FOR ACTIVITY ADDING TREES AND PLANTING
• R ich in history and heritage - “Nelsons Fields”
• A new piece of landscape that celebrates the

outstanding architectural experience being created
within High Path
• The Neighbourhood Park brings a multitude of

spaces that encourages activity but also relate to
nature…
• A field that’s alive, A field for children to

play, for market activities, for walking, for
jogging, for art and community events or
for simply socializing with friend
Key
Site boundary Phase 1 boundary Proposed buildings Context buildings Above: indicative plans
184 185

7.2 STUDY AREAS
The Neighbourhood Park is a space for all the community that

responds to the existing urban infrastructure and the new masterplan.
Clear legible routes link destinations and activate the park.
CONSTRAINTS DESIGN PRINCIPLES

Key • The park to became the main community • A lighting scheme that enhances the proposed
Site boundary resource as a green haven for the community public realm with particular attention to
Phase 1 boundary
uplighters and lighting features that lights the
Park footprint • The Park road to remain and act as a private
key components of the public realm.
Fire/Refuse/potential road and paved whereas Pincott Road to be the
vehicular access
trafficked road with a tarmac finish but paved at • Create a fun safe park integrating a multitude of
Pub
the northern end. landscape elements.
Noise from busy road
reduced connection
• Parking will be provided on both sides of the • Bold avenue of trees frames the edge of the Park
Adjacent
congested road
road with the elegant backdrop of the mansion blocks.
Existing service • An emergency access is provided in the middle
and cycle path
of the park but this could be designed with a
Existing key trees slight offset to deter public access.
protection area
• The Neighbourhood Park could be zoned into a
Vehicular access
for emergency series of areas of activities.
Existing major
utility and services • The buildings adjacent to the park have to work
Existing Minor hand in hand with the overall design and form
utility and services
the backdrop of the park.
Proposed buildings
Context buildings • A large flexible use dual purpose lawn space with
N
sculpted and elevated areas at the northern end
next to the square/plaza - a large urban square
providing opportunities for amphitheatre style
seating.
• The public realm fronting the park and
along Merton High Street to be robust and
accommodate an array of activities with a clear
vision of enticing the neighbouring community
into the park.
OPPORTUNITIES
Key
Site boundary
Phase 1 boundary
Key route
Green structure
Underground station
Proposed buildings
Context buildings
N
Example of green public park
186 187

7.2 STUDY AREAS
The Neighbourhood park will create a vibrant and active heart for all
the community all year round, a park space that responds both to the
needs of the existing community and as well as the new community
envisaged, a flexible space that can accommodate a range of activities.
Cycle way The vision for the Neighbourhood Park is to The result is a contemporary park with lush The rain gardens are located at one edge of the park
igh Street
Merton H create a space that responds to the existing urban landscape, simple paths, a play area and a lighting and receive surface water runoff from the edges of
infrastructure and the new masterplan which provides scheme creating a park that is multifunctional and the building and road. The planting within the rain
a green haven for the South Wimbledon community. for all ages and used throughout the seasons. gardens have been chosen to suit the location of the
The typology and width of the park is derived from proposal.
Cycle way The park becomes a focal point along Merton High
the existing Victorian principle from the other side
of Merton High Street. Street which draws people to views of a newly Careful placement of activities will allow opportunities
created piece of public realm. We create an array of to meet as well as the creation of sufficient space
The main design principle of the Neighbourhood spaces that can be connected via a grid of core spaces and infrastructure to allow community events to
Nelson’s Yards
Park considers context, movement approach linking from the inner streets and as well as High take place. This also encourages physical and social
specifically the desire lines from Merton High Street Path. A series of sensory gardens have been created activities. Larger open spaces can be combined with
to High Path as well as the East West approach offering refuge but also opportunities for ecological activities, particularly a range of exercise activities
derived from the inner street. A layer of play both and biodiversity improvement to the overall area. for older teenagers and adults. These activities can
Nelson’s Yards formal and incidental is brought in along with green be combined into one organised zone or carefully set
infrastructure that formalises the Neighbourhood An outline drainage strategy has been developed with out within the site.
Park. Aecom to explore the forms of drainage that are likely
to be appropriate and to ensure that the necessary The Neighbourhood Park will become a valuable
A public square/plaza is created at the north end attenuation can be achieved. The landscaping of the community resource and the overall landscape and
of the park as well as a hard landscape area at the park will continue to be developed in close liaison public realm provides a positive feature to the overall
southern end of the park close to the pub. These with the SUDS strategy, seeking to utilise synergies estate.
bookends the main soft area of the park creating a between the two by using features such as rain gardens
good split of hard and soft landscape. to ensure the space fulfils its potential for providing
green links and being a valuable ecological resource.
Nelson Grove Road

ad
Pincott Ro
Pub
High Path High Path
Merton Abbey High Path community

Primary School resource centre
Illustrative plan Artist impression of the park looking South, towards the Trafalgar Pub
188 189

7.2 STUDY AREAS
Sections for the key spaces within the park, including the large
urban square and the playspace with sensory gardens.
KEY PLAN
A
A
B
ILLUSTRATIVE PARK SECTION A-A
Neldon Yards
Existing Merton High Urban square with tree planting, seat- Flexible lawn space with ground modelling to
Footpath
Footpath
Cycle way
shops Street Road ing and features form grass steps for seating and play
ILLUSTRATIVE PARK SECTION B-B

Tree planting
planting and
tree avenue
in hardscape
Pedestrian friendly Playspace Sensory gardens Pincott road

SUDs with
Footpath
Defensive
Defensive
Footpath
Recessed
Recessed
and Oak
Planting
planting
planting
streetscape
Oak tree
private
private
garden
garden
avenue
Examples of park public realms
190 191
7.2 STUDY AREAS: NEIGHBOURHOOD PARK

7.2 STUDY AREAS
Communal courtyards within the masterplan offer valuable

amenity space for residents. Opportunity to create a series of spaces
that will form a synergy between landscape and architecture.
7.2.3 THE COURTYARDS PROPOSED COURTYARDS INDICATIVE DIMENSIONS
DESIGN PRINCIPLES
• A series of communal courtyards varying from of activities including opportunities for doorstep 18.9m 20.7m
podium gardens to at grade courtyards. The under 5 years play, meeting and sitting areas, garden 31m
3
courtyards will take the theme and follow spaces with hard and soft landscape and bio diverse 2 3 56m
64m 3
the concept of the streetscapes - Mews style planting. 15.6m 15m 71m
2
Their design ensures that they are accessible to users 1
courtyards, London Square style courtyards and 23m 1 18.3m
with all levels of ability. Level access is provided from
Modern Road
garden square style courtyards 36m
the communal cores or directly off of the defensible
• All of them will be designed to be simple and 64m 3 36m
spaces. The gardens comprise a series of hard and 45m
efficient 1 1 42m 2 3 15m
soft terraces.
• The podium courtyards will work with the The gardens will incorporate focused architectural 10.7m 42m
11.8m
High Path
features of the underground car parking. lighting to highlight key elements in the evenings
• All 3 styles to be designed to be predominantly without creating light overspill into the adjacent Indicative plan N Indicative plan N
Key Key
green with the hardscape to be the circulation dwellings. Other functional lighting will be provided Site boundary
areas. Site boundary
at the core entrances. Phase 1 boundary Existing key tree
Phase 1 boundary
1 Small Courtyards-Predominantly hard landscape with some softscape (Trees/Planting)
• Each defensible spaces to be treated in a special Playable spaces will be sensitively integrated into the Proposed courtyard Underground station
2 Large Courtyards-Predominantly soft landscape
manor and varies for each of the various style of courtyard design. Located within these controlled Proposed building
3 Medium Courtyards-A balanced mix of soft and hard landscape
environments, the communal areas will contain Context buildings
courtyards. Proposed building
• A lighting scheme as well as a planting scheme playable objects forming an integral part of the Context buildings
in keeping with each of the courtyards style to overall design to encourage imaginative and diverse
play for younger children.
be provided.
The planting scheme will further enhance the
courtyards making them a refuge and an oasis of
The new blocks will have access to communal
calm and enticing the residents to use them.
amenity space which is private, secure and for the use
of residents only. This is facilitated by the perimeter
block structures and clear distinctions between
public and private space..
The communal courtyards will be attractive usable
spaces for residents, which incorporate a range
INDICATIVE LEVELS INDICATIVE CHARACTERS
London square
style courtyards
1
1 2 3
1 2 3
1 3
2 2
2
1 1 The Park Garden square
style courtyards
2
1 1 1 2 3
1 1 2 3
Mews style
courtyards
Key Indicative plan N

Key Indicative plan N
Site boundary
Site boundary
Phase 1 boundary
Phase 1 boundary
1 At Grade
1 Small courtyards-Predominantly hard landscape with some softscape (Trees/Planting)
2 Podium
2 Large courtyards-Predominantly soft landscape
Proposed building
3 Medium courtyards-A balanced mix of soft and hard landscape
Context buildings
Proposed building
Context buildings
Aspirational precedent of green courtyard
194 195

7.2 STUDY AREAS
The mews courtyards will be predominantly hard paved with pockets

of sensory planting and tree planting with green walls where space
allows, vision to create simple, contemporary but low maintenance
spaces that relate to the style of the mews streetscape.
MEWS/COURTYARD SQUARE
Design principles
• Design relates to the adjacent mews streets.
• 2m wide private rear gardens with railing
boundary.
• Simple paved courtyard paving direction relates
to the mews street.
• Trees in generous planting beds offer green
structure and vertical interest.
• Low maintenance
• Opportunity for engraved paving bands as subtle
play artistic elements Key plan
• Block style /linear seating elements

• Green buffer to eastern edge
N Indicative plan
Key
Private patio
Garden with associated seating,lighting and planting features
Planting/Green buffer
Private patio access
Footpath/circulation
Core access
Medium Courtyards-A balanced mix of soft and hard landscape
Trees
Precedent for mews/ courtyard square
196 197

7.2 STUDY AREAS
The garden squares relate to the adjacent garden streets but follow a more organic
approach, maximising the areas of soft landscape whilst allowing private amenity
for residents. The sculpted plant beds and lawns form smaller intimate spaces with
seating, while allowing for clear movement through the courtyard.
GARDEN/COURTYARD SQUARE
Design principles
• Organic design with sculpted planters that

relates to the concept of the adjacent garden
street.
• 2.5m wide private rear gardens with railing
boundary.
• Organic concept/design extends to adjacent
courtyard creating a coherent link.
• Larger planters to offer a graded lawn combined
with sensory planting and a large feature trees.
Key plan
• Sinuous design allows for opportunity to create
a garden trail that could relate to the Victorians
interest in horticulture and reference the famous
horticulturist and garden designer Gertrude
Jeckyll.
• Incidental play or sculptural objects and seating
could also be integrated in the trail.
• Staggered tree planting arrangement allows for
larger feature species such as blossoming cherries
or perhaps a native species.
• The sculpted planters offer opportunity for
seating at edges.
N Indicative plan
Key
Private patio
Planting/Green wall
Core access
Trees Precedent for garden/ courtyard square
198 199

7.2 STUDY AREAS
The London Square courtyards follow a contemporary approach to

a Victorian London Square, the key components of a square such
as a flexible lawn space, tree planting and a black railing boundary
that allows for a capacious private patio space for residents.
LONDON/COURTYARD SQUARE
Indicative design principles
• Private gardens with hedge planting on

communal side.
• Opportunity for raised central lawns.
• Railing boundary on granite plinth with hedge.
• Opportunity for a series of secret gardens with
sensory planting.
• Avenue style tree planting that relates to the
park, offering shade and refuge.
• Opportunity for lighting/ sculptural features to Key plan
the eastern edge of the raised lawn.

• Seated area located in a sunny position.
N Indicative plan
Key
Private patio
Planting/Green wall
Private patio access
Footpath/circulation
Maisonette access
Core access
Trees
Precedent for London/ courtyard square
200 201

7.2 STUDY AREAS
Private extrernal amenity spaces will ensure that all residents will benefit from good
quality individual space. Gardens, balconies and roof terraces can all provide valuable
opportunities for planting, including herbs and vegetables, and for eating and relaxing
outside.
7.2.4 PRIVATE AMENITY SPACES

The proposals will deliver private amenity space for
all residential units in the form of private gardens,
terraces or balconies, meeting the minimum
standards set out in the GLA Housing SPG
(Minimum of 5 sqm for 1-2 person dwellings and
an extra 1 sqm for each additional occupant). All
houses will have gardens providing 50sqm of private
amenity space. The minimum depth and width for
all balconies and other private external spaces will
be 1500 mm to accord with the Housing SPG. In
addition to private amenity space, residents in flatted
blocks will benefit from access to semi-private
amenity within communal courtyards. Further
details on the courtyard spaces is provided earlier in
this section.
Within the illustrative masterplan (Phases 2-6),

it is envisaged that there will be provision of
approximately 15,556 sqm of private amenity space
and 7,417 [this is figure provided by PRP – please
amend if necessary] sqm of semi-private amenity
space.
Residents will also benefit from the new

Neighbourhood Park located centrally within the
masterplan proposals, providing approximately 7740
sqm of public open space.
202 203

7.3 PLANTING STRATEGY
A simple but carefully considered series of planting schemes is envisioned for the courtyards
spaces, with plant species choice and arrangement echoing the Victorian garden design
style combined with some of the planting philosophies of the Arts and Crafts Movement.
The park planting is a key component of the design, dramatic new avenues
of Oak trees will provide a legible green framework for the park and offer
an organic foil to the architectural facades facing the park space.
INTRODUCTION SOFT LANDSCAPE PODIUM SOFT LANDSCAPE APPROACH FOR

COURTYARDS NEIGHBOURHOOD PARK
The site’s landscape can contribute to reducing excessive
levels of traffic, noise – planting helps to reduce noise both MEWS COURTYARDS • Flexible lawn spaces offer opportunity for bulb or
physically and physiologically and improvement of poor natural wildflower planting, offering seasonal interest
visual quality. The retention of the trees of outstanding Design approach for planting within mews/smaller and colour.
nature along with planting of newer trees will provide the courtyards, as follows:- • Linear swale / rain garden in park will include wildlife
right balance. friendly, robust planting suitable for swale/SUDs
• Trees to be in raised planters, to landscape architects
specification. conditions.
We would endeavour to create green streets in terms of
visual quality, identification of routes and promotion of • Opportunity to plant columnar tree species, with • The sensory gardens planting design will be evocative
biodiversity within the new masterplan but also to create a light canopy, such as Betula (Birch), Flowering of the Victorian planting approach, referencing
opportunities for any public realm improvement areas. Prunus (Cherries). Victorian garden designers such as Gertrude Jeckyll
The greening of streets will provide important corridors • Planting in mews courtyards is to be a mix of robust and Luytens.
for wildlife to travel along linking together green spaces evergreen species and herbaceous perennials. • Planting and materials will also include subtle
such as parks and gardens. • Bulb planting mix in planting for seasonal interest. references to William Morris and the arts and crafts
• Green walls could enrich courtyards providing a movement.
The aspiration is to improve the biodiversity value of the
vertical greening element; species could include ivy’s. • Neighbourhood Park planting on the Pincott Road
area. Currently there is minimal shrub planting within the
area and therefore the aim is to flourish this space with side will follow a contemporary approach, that will
LONDON SQUARE COURTYARDS provide an evergreen/annual natural barrier to the
array of ornamental and native planting. This improvement
will transform the way the overall area is seen and provide road, staggered blocks of hedge style species combined
Design approach for planting within London Square
some intimate spaces within the green. with annuals, perennials, grasses and a bulb mix,
Courtyards, as follows:
planting will follow the concept of a deconstructed
Generally native and street trees will create a theme • Planting on the London Square podium courtyards arts and craft Victorian planting bed.
within the landscape. There will also be a succession of will use a contemporary approach whilst referencing • Opportunity to plant a bold avenue of native oak trees
plants that celebrate the seasons, creating vivid displays of the Victorian planting design principles of a London (Quercus robur).
colour encouraging people to pause slow down and relax. Square.
Light canopied trees will be used to link some spaces to • Oak trees offer huge wildlife attracting potential and
• Private rear patios will be softened and buffered by
provide good sight lines and creating spaces that are well also provide a subtle reference to Lord Nelson, as
planting or a hedge in a low planter.
overlooked. oaks were used for shipbuilding.
• Raised lawn areas for flexible use and sculpted ground
modelling can be incorporated to integrate tree • Proposed trees on road sides of park could include
New trees will have the following characteristics: Corylus colurna (Turkish Hazel), an attractive street
planting.
tree that will complement the form of the oak trees
- Feature trees: trees in key locations will be selected • Scope for a larger tree species or native tree.
within the Neighbourhood Park.
to have distinctive form, leaf colour so that they are • Opportunity to plant raised lawns with an annual
clearly identifiable and create a landmark. These will be bulb or wildflower mix to provide seasonal interest. • The good quality London plane trees to the north
positioned to aid orientation and legibility. For example, at of the park space on Merton High Street are to be
• Sensory planting to be a mix of robust evergreen
the terminus of a view. retained.
species and herbaceous perennials.
• Opportunity to plant a large feature tree to the north
- Street Trees: Large trees with narrow canopy, long life
GARDEN SQUARE COURTYARDS of the park.
expectancy selected to provide structure and scale.
Design approach for planting within, Garden Square
- Public Spaces - Parks: Long lived, medium to large scale
Courtyards, as follows:-
trees selected for form and colour. Species selection to
contrast with street trees and have key park typologies • Planting on the garden Square courtyards will use
a contemporary approach whilst referencing the
- Communal Gardens and Courtyards: Small to medium Victorian planting design principles of Gertrude
scale ornamental trees selected for seasonality, colour and Jeckyll
leaf.
• Private rear patios will be softened and buffered
by grass mound with opportunities for bulbs and
wildflower mixes.
• Scope for a medium tree species or native tree.
• Opportunity to provide seasonal interest.
• Sensory planting to be a mix of robust evergreen
species and herbaceous perennials.
204 205

7.3 PLANTING STRATEGY
THE NEIGHBOURHOOD PARK INDICATIVE PLANTING STRATEGY THE COURTYARDS INDICATIVE PLANTING STRATEGY
Merton High Street

Merton High Street
oad
Abbey R
oad
Abbey R
Morden Road
Morden Road
High Path
High Path
Key Key N
N
Indicative Plan Indicative Plan
Site boundary Grass Site boundary Proposed building
Phase 1 boundary Defensible planting Phase 1 boundary Context building
Planting/Mix bulb Proposed building Courtyards area Private rear garden
Private patio access Context building Planting
Planting Bulb mix Hedge Planting Hedges Bulb mix Planting Green walls/Hedges Plantings Bulb mix
Escallonia‘ Apple Hyacinthoides non-sccipta Carpinus betulus Hebe Sp Carpinus betulus Crocus sp Viburnum davidii Hedera sp Alchemilla mollis Crocus sp
blossom Narcissus sp Ligustum vulgare Hypericum sp Escallonia‘ Galanthus Choisya ternata sp Carpinus betulus Hypericum Galanthus nivalis
Apple blossom nivalis calycinum
Hypericum sp Galanthus nivalis Prunus laurocerasus
Lavandula sp Crocus sp Lavandula sp Narcissus sp Hebe sp Buddleia Narcissus sp
Dryoptis filix mas LONDON Prunus sp Hyacinthoides Dryoptis filix mas GARDEN Choisya Hyacinthoides
MEWS
PARK non-sccipta non-sccipta
Hypericum calycinum SQUARE SQUARE
Hedera sp Viburnum davidii SQUARE Hedera sp Geranium sp

Geranium sp Geranium sp Olearia haastii
Cornus sp Escallonia
skimmia
Hebe
Hydranger sp
Skimmia
206 207

7.4 TREE STRATEGY
MERTON HIGH STREET AND THE NEIGHBOURHOOD PARK INDICATIVE TREE STRATEGY COURTYARDS TREE STRATEGY
Merton High Street Merton High Street
oad
oad
Abbey R
Abbey R
Morden Road
Morden Road
High Path High Path
Key Indicative Plan N Key Indicative Plan N

Site boundary Proposed London plane Site boundary Mews square Trees
Phase 1 boundary Feature Trees Phase 1 boundary London square Trees
Proposed building Proposed building
Oak Trees (Quercus Robur)-Size 60 to 70cm girth Garden square Trees
Context building Context building
Corylus colurna avenue
Retained London plane
Trees Size Trees Trees Trees
Oak Trees 60-70 cm girth (indicative) Betula pendula sp Betula pendula sp Betula pendula sp
Corylus colurna avenue LONDON Prunus sp MEWS Prunus sp GARDEN Prunus sp
PARK
London plane SQUARE Sorbus Aucuparia SQUARE Pyrus sp SQUARE Pyrus sp
Liquidamber Semi Mature Malus sp Sorbus sp
208 209

7.5 STREETSCAPE STRATEGIES
INDICATIVE TREE STRATEGY
Mews Street
No Trees to be provided along the mews No Trees to be provided along the mews
Inner Street
Field maple ‘Streetwise’, Acer campestre ‘,Birch spp Flowering fruit trees Orchard avenue, Cherry,
betula Prunus spp, Pillar apple, Malus, tschonokii
Garden Street PILLAR APPLE CHERRY FIELD MAPLE ‘STREETWISE’ BIRCH SPP BETULA
Field maple ‘Streetwise’, Acer campestre ‘,Birch spp Flowering fruit trees Orchard avenue, Cherry,
betula Prunus spp, Pillar apple, Malus, tschonokii
INDICATIVE PLANTING STRATEGY
Mews Street
No planting to be provided along the mews. No planting to be provided along the mews.
Inner Street
Lavandula Augustifolia MEWS STREET PRECEDENT MEWS STREET PRECEDENT ALLIUM TUBEROSUM MISCANTHUS YAKUSHIMA
Rosmarinus Officinalis
Allium Tuberosum
Average Height (1.2-1.8m)
Allium Giganteum
Skimmia Japonica
Lonicera Nitida ‘Maigreen’
Garden Street
Miscanthus Yakushima
Cornus sp
Choisya Ternata LAVANDULA AUGUSTIFOLIA PRUNUS LAUROCERASUS CHOISYA TERNATA SKIMMIA JAPONICA ROSMARINUS OFFICINALIS
Ornamental
Hebe Brachysiphon‘White Gem’
Average Height (1.2m)
Photiniax Fraseri ‘Red Robin’
Viburnum Davidii
Prunus Laurocerasus ‘Otto Luyken’ LONICERA NITIDA HEBE BRACHYSIPHON‘WHITE PRUNUS LAUROCERASUS
‘MAIGREEN’IA GEM’ PHOTINIAX FRASERI ‘OTTO LUYKEN’ CORNUS SP
Merton High Street

oad
Abbey R
Morden Road
Key
Garden Street
Mews Street
High Path
Inner Street
N
Indicative Plan
210 211

7.6 PLAY STRATEGY
The vision for a high quality, inclusive and safe green space is
dependent on developing simple and clear design strategies for
the area. It will be essential from an early stage that quality of
design and construction are key to achieving these objectives.
LOCAL OPEN SPACE AND PLAY Key
Type of play areas

Careful placement of activities allows opportunities LAP
to meet as well as the creation of sufficient space walking time: 1 min
pedestrian route: 100m
and infrastructure to allow community events to straight line distance: 60m
take place. This also encourages physical and social minimum size: 100sqm
nearest dwelling: 5m from activity zone
activities. characteristics: low key games area. Aimed at 4-6 year olds
and younger children for play activities close to home
The play spaces can be combined with activities, Haydons Road Recreation Park Garfield Road Recreation Ground LEAP
particularly a range of exercise activities for older walking time: 5 min
teenagers and adults. These activities can be pedestrian route: 400m
straight line distance: 240m
combined into one organised zone or carefully set minimum size: 400sqm
out within the site. nearest dwelling: 10m from activity zone
characteristics: small play area with 5 types of
equipmens. Aimed at 4-8 years old. Consider
The scheme incorporates generous and playful needs to under 4’s and slightly over 8’s
landscape to enjoy, relax and play, providing a
NEAP
central hub and vibrant, mixed-use space within walking time: 15 min
the neighbourhood. The play spaces will be well- pedestrian route: 1000m
Wandle Park Colliers Wood Recreation Ground straight line distance: 600m
overlooked, well lit and a safe oasis for the residents. minimum size: 1000sqm
nearest dwelling: 30m from activity zone
characteristics: larger play area with 8 types of
equipments. Aimed at 8-14 age group. Facilities
for wheeled and ball play should be provided
Merton’s Parks and Nature conservation areas

Public Play area
All Saints Recreation Ground Lavander Park Play Area
Lewis Recreation Ground Rock Terrace Play Area
Dundonald Recreation Ground Nursery Road Recreation Ground
Key
Merton Council public open spaces

Public play areas
Public open space managed by other authorities
Merton Council public open space (nature reserve)
Analysis of local open space and play Parks, open space and play within 1500m of High Path
212 213

7.6 PLAY STRATEGY
PLAY
The overall play areas have been mapped out within the and young people’s play and informal recreation’ Given that there is existing play provision for
local neighbourhood to ascertain play and recreation the requirement is 10 sqm per child. Based on this children over 12 years within 800 m walking distance
value. Each play space has been denoted with their calculation, the requirement is 3584 sqm (based on of the site, the formal play provided on the site will be
centres and their relevant walking distances. There are the indicative accommodation schedule provided predominantly for children aged up to 12yrs, with the
a number of existing play spaces within 800m from with this outline application). Given that the first under 5’s’ activity concentrated within the courtyards
the site. Several other play spaces lie within the site phase forms part of the masterplan, a comprehensive and age 5-12yrs within the Neighbourhood Park. As
vicinity which has been highlighted on the diagram. Play Strategy has been considered. As such, inclusive noted above, it may be able to possibly reutilise existing
Refer to the following 2 diagrams that denote the of Phase 1, the requirement is 4623 sqm. The Phase play equipment from the estate, this will be explored
various play facilities as well as the walking distances 1 development has therefore been taken into account further at the reserved matters stage, and the re-use
for the facilities. in devising the Play Strategy. of the outdoor gym equipment could provide formal
play for over 12’s. Further, as the Neighbourhood Park
Recreation and Play Approach Including Phase 1, the play space requirement is is extensive, it will provide approximately 5990 sqm
based on 248 children aged under five, 133 children of additional multifunctional open space which will
The proposed Play Strategy is to provide quality design aged 5 to 11 years, and 81 children aged over 12. provide informal and imaginative play and recreation
and integrated play provision within the courtyards The GLA SPG also states that “The requirement for opportunities for all age groups (children and adults
and within the extensive new Neighbourhood Park provision of play space for children under the age alike) including children over 12. This will make a
which will provide approximately 7740 sqm of open of five may be discounted in relation to houses with significant contribution to the neighbourhood and
space for all age groups to enjoy. The provision of gardens in assessing play requirements.” Taking this will also benefit the wider community.
safe, stimulating play facilities in a highly urbanised into account, the number of children under five that
neighbourhood is essential to children’s welfare, need to be catered for in the Play Strategy can be Homes in the perimeter blocks adjacent to the new
health and future development. Children and young reduced to 228 (twenty fewer children). The overall Neighbourhood Park are within 100m walking
people need free and accessible spaces offering play requirement has therefore been estimated to be distance; therefore, not all courtyards will require
high-quality play, informal recreation opportunities 4623 – 200 = 4423 sqm. formal play provision.
and child-friendly neighbourhood environments.
The provision of play and open space is vital to the As shown in the Play Strategy, a play area for younger The overall parameters and Design Code principles
regeneration of this neighbourhood and we will be children will be provided in the Neighbourhood Park. have also accommodated for adequate generous rear
working closely with residents as well as the wider This will comprise approximately 1750 sqm with gardens which will provide play opportunities for
community to develop our Play Strategy. a range of different equipment. Furthermore, 300 younger children.
sqm of play can also be included in the 4 communal
Quality play spaces for children and young people will gardens that lie in the west end of the masterplan Having regard to the existing play opportunities
be created within walking distance from their homes, and 500 sqm of play can be located in the communal within 800m walking distance, the Council will also
and with safe and easy access. The development garden in the eastern end of the masterplan. In have an opportunity to fund improvements to these
should achieve a minimum of 10sqm per child, addition, the first phase will also accommodate play utilising the significant Community Infrastructure
according to the GLA London Plan supplementary space in the courtyards. Overall, the Play Strategy Levy Payments that will be made in respect of this
planning guidance ‘Providing for children and young therefore proposes approximately 3950 sqm of development. This would further enhance the play
people’s play and informal recreation’. The SPG states formal play space (including Phase 1). (Without opportunities for children over 12.
that where 10sqm per child is not achieved, open Phase 1, the formal play provision would equate to
Overall, the proposed Play Strategy will deliver
spaces immediately adjacent and easily accessible to approximately 3450 sqm).
extensive and adequate formal and informal play
the site can be developed and enhanced.
opportunities for children. This will deliver a
There will be an emphasis on providing safe access significant improvement over the existing play
to all play spaces. A well overlooked route and traffic facilities on the site for the benefit of existing and
calming around crossing points will be considered. future residents, and also the wider community.
Opportunities will be explored for utilising the

existing play equipment on the site within the detailed
design of the Play Strategy, for example the outdoor
gym equipment currently located along High Path
could be reutilised if in a suitable condition.
The amount of play required for the overall estate has

been calculated and is detailed in the table opposite.
According to the GLA supplementary planning
guidance (SPG) document `Providing for children
214 215

7.6 PLAY STRATEGY
OVERARCHING PLAY STRATEGT AND COVERAGE OVERALL WALKING DISTANCES FOR OFF-SITE PLAY
(Proposed sqm of play for courtyards and the park)

Key
Existing open spaces
Main Roads
River Wandle
Off site play that could be

improved with CIL funding
Abbey Mills
Improved links and signage
New
Park
GLA CALCULATIONS GLA CALCULATIONS

Assessing child occupancy and play space requirements Assessing child occupancy and play space requirements
(including Phase 1- submitted Sep. 2016) (excluding Phase 1- submitted Sep. 2016)
Size of the development: Size of the development:
Number of FLATS Number of FLATS
Studio 1 Bed 2 Bed 3 Bed 4 Bed Studio 1 Bed 2 Bed 3 Bed 4 Bed
Affordable 0 120 168 67 6 Affordable 0 100 123 45 4
Private 0 600 558 68 3 Private 0 596 537 56 2
TOTAL 0 720 726 135 9 TOTAL 0 696 660 104 6
Number of HOUSES Number of HOUSES

Studio 1 Bed 2 Bed 3 Bed 4 Bed Studio 1 Bed 2 Bed 3 Bed 4 Bed
Affordable 0 0 0 0 0 Affordable 0 0 0 0 0
Private 0 0 6 53 2 Private 0 0 6 53 2
TOTAL 0 0 6 53 2 TOTAL 0 0 6 53 2
Play space requirements Play space requirements

GLA benchmark Alternative Local Total (sqm play GLA benchmark Alternative Local Total (sqm play
(sqm) * Benchmark (sqm) ** space) required (sqm) * Benchmark (sqm) ** space) required
10 4,581.7 10 3,584.8
0 0.0 0 0.0
Proportion of children Proportion of children

Number of children % Number of children %
Under 5 245 54% Under 5 196 55%
5 to 11 132 29% * GLA benchmark standard = minimum 5 to 11 100 28%
10 m2 of dedicated play space per child
12+ 81 18% 12+ 62 17%
TOTAL 458 100% ** Borough’s local benchmark TOTAL 358 100% Examples of play areas
216 217

7.6 PLAY STRATEGY
NEIGHBOURHOOD PARK INDICATIVE PLAY ZONE
Indicative location key
Indicative plan of the Neighbourhood Park
PLAY ZONES
Sculpted grass waves with

play
Play zone that includes

traditional play and sensory
planting.
Sensory gardens with seating

for informal supervision by
parents/carers
Play trail
Large play feature
Urban beach
Indicative play zones of the Neighbourhood Park
Indicative artist illustration and precedents of the Neighbourhood Park
218 219

7.7 LIGHTING STRATEGY
The lighting strategy for High Path has been prepared

by Spiers & Major and is outlined below
OVERVIEW IDENTITY COMMUNITY
The lighting will be designed to address a series of The materials and details visible to us by day have the Light can help bring people together through
key issues which are inherent in the evolution of potential to disappear after dark . Where highlighted encouraging use of public space and community
every public lighting scheme. Whilst concise this at night they can create a unique composition and amenities after dark, particularly during the long
overview aims to provide a summary of the key points new interpretation not otherwise visible by day. winter months. Good lighting will play a key role
that should be addressed to inform the final design The manner in which a space is illuminated has a in allowing residents and visitors to navigate the
and help bring about a successful and sustainable significant effect on our perception and experience site after dark with confidence and encourage more
lighting solution which not only respects the of the space. A well-illuminated space with balanced interaction within public spaces. Consultation can
adjacent surroundings but also creates an enchanting light levels will help promote a sense of place, assist in better understanding of the design and
and pleasing after dark experience for residents and reinforcing a human scale and promoting legibility. promote a greater sense of ownership resulting in the
visitors alike. It is therefore important to create an after dark community embracing any new lighting initiative.
identity which is inviting in order to reinforce a sense
Key recommendations:
SAFETY of community and civic pride.
• Consider needs of local residents as well as
Key recommendations: visitors in creating a successful experience after
One major function of lighting is to reinforce the
• Create a welcoming identity after dark; dark;
sense of safety and security after dark. Safety refers
• Ensure lit environment supports way-finding; • Use light to highlight key features and meeting
to how lighting can assist people in where they are
and point within the community; and
going and prevent accidents by increasing visibility
• Enhance public realm design through considerate • Introduce consultation and outreach to create
of potential hazards after dark. Hazards may include
lighting sense of ownership and understanding of
potential conflict areas between vehicles, cyclists and
lighting.
pedestrians as well as changes in level through the use ACCESSIBILITY
of stairs or ramps. A range of recommendations and WELL-BEING
standards exist that will help determine safe levels of The lighting aims to support accessibility for all
illumination for the various routes throughout the site through creating improved legibility, assisting with Recent research has reinforced the strong connection
with the main goal of establishing a clear hierarchy way-finding and by supporting people with disabilities between artificial light and our biological,
of light levels to aid in way-finding and avoid areas – in particular those with visual impairments. The psychological and physiological well-being. This
of high contrast – very bright areas next to very dark design of the artificial light must also support the is due to the fact that prolonged exposure to
areas- or glare. various needs of those visiting and inhabiting the illumination after dark can alter our natural circadian
area after dark. This includes those rhythms affecting patterns of sleep and our body’s
overall natural clock. Although high levels of
• Follow appropriate standards that improve
with special needs and the elderly. Supporting a illumination are shown to cause problems it is vital
pedestrian safety and prevent accidents; and
highly accessible after-dark environment will include to recognise that light spill and light trespass into the
• Aid in identifying potential hazards.
avoiding excessive contrasts, avoiding direct and home can impact residents in a negative way. One
SECURITY reflected sources of glare, controlling shadow and of the benefits of introducing a new lighting design
limiting the use of upward lighting to the illumination specific to the site is the opportunity to carefully
Good lighting can create a sense of security by of landscape and architectural features only. control levels of illumination and direct light away
improving our perception of a place and reinforcing from windows and private property to create a greater
way-finding and giving people the ability and CHARACTER sense of well-being.
confidence to navigate the site after dark to use
Good lighting plays a key role in successful place- Key recommendations:
neighbourhood amenities. The lighting to the
making after dark. Lighting has the ability to reveal • Reduce unnecessary glare and light spill;
estate aims to follow the broad recommendations of
hidden characteristics not immediately obvious by day • Introduce luminaires with good colour rendering;
Secured by Design while also balancing the specific
such as texture, colour and scale. While the overall • Minimise light spill into private property.
character of the site and taking into consideration
approach across the site requires consistency it should ECOLOGY
the needs of the local community. We will refer
also enhance and be integral to the landscape and
to guidelines such as those produced by Secured by
architectural design. By highlighting key elements or Apart from humans, artificial lighting has the
Design to assist with this area of the lighting design.
areas of the design the homogenous feel of the space potential to cause serious adverse effects to a wide
Key recommendations: after dark is replaced with a rich night time character variety of flora and fauna which require darkness.
• Follow appropriate guidelines for the prevention which reinforces the uniqueness of the estate and This includes birds, bats and insects among others.
of crime; supports way-finding and orientation. The landscaped areas within the overall design
• Improve recognition of people and places; and provide areas for an ecosystem to become established
• Support natural surveillance and CCTV. and therefore care must be taken to ensure that the
• Ensure site wide approach is coherent and
lighting design does not create an unwanted impact
integrates into surroundings;
on the local ecology.
• Introduce site specific lighting to local features
reinforcing place-making; and Key recommendations:
• Use light to enhance texture, material, and colour • Avoid excess levels of illumination in ecologically
of architecture and landscape. sensitive areas;
• Minimise light trespass and upward light spill;
• Introduce a control system to switch off lighting
to specific landscaped areas after an agreed time.
220 221

SUSTAINABILITY
1 2
The introduction of a well designed and sustainable
lighting solution has the benefit of minimising
environmental problems such as light pollution,
energy use and management of waste. Light sources
introduced must be low energy and high efficiency
and where possible use efficient optics to control
unnecessary light spill. Lighting should be directed
towards the surface it is meant to be illuminating
as opposed to people’s windows or turned upwards Situated adjacent to South Wimbledon underground
towards the sky. A site-wide lighting control system station, High Path will encounter high levels of foot
1 2
should be introduced in order to monitor and traffic after dark. As a result public lighting will form
control energy use alongside a well designed and an integral part of the overall public realm design
engineered lighting system which is robust and offers not only by helping to keep people safe and secure
a serviceable lifespan of luminaries in order to reduce but by also contributing to the character of the area,
waste or premature replacement. 3 4 most notably within the mews to the south of the site
where the opportunity exists to introduce a feature
luminaire that is sympathetic to the architectural
• Use low energy and high efficiency luminaires;
typology and design. The bustling high street will
• Ensure luminaires are illuminating intended
come to life after dark with various shop fronts and
surfaces minimising impact on sky glow; and
food and beverage outlets and their al fresco spill out
• Control and monitor energy use across the site.
spaces casting a warm glow onto the public realm
FLEXIBILITY OF USE which will be enhanced by human scale lighting to
create an intimate space for pedestrians. Illuminated
A successful lighting design can support a successful foliage and trees will reinforce the visual connections
night time economy which caters to various activities to the plazas and central gardens which function
and user groups throughout the year. The lighting as the heart of the development. While lighting
3 4
design will aim to allow the greatest amount of to the main plazas will allow maximum flexibility
flexibility for seasonal activities and special events for events with minimal clutter at ground level,
helping to reinforce a strong sense of identity the lighting to the central gardens will serve to
and community which directly contributes to the 5 6 accentuate the distinct planting palette and function
wellbeing of the local residents as well as adjacent of each section. In addition to creating a series of
communities. focal points throughout the site the lighting proposal
Key recommendations: will aim to deliver a lighting design that minimises
• Ensure lighting supports various community energy use and light pollution whilst maintaining
activities after dark; and and reinforcing the social and economic benefits
• Introduce control system which allows for good lighting can introduce.
variation of lighting throughout the year in
response to seasonal events.
1. Corridors of illuminated trees reinforce pedestrian movement

2. Lighting from masts provides flexibility for variety of events
3. Landscape lighting accentuates colour and texture through the seasons
4. Lighting accentuates architecture and history
7 8
1. Safety and Security

2. Identity
3. Accessibility
4. Character
5. Community
6. Well-being
7. Ecology
8. Sustainability
222 223
SUMMARY/LIGHTING VISION
1. Feature lighting to trees on High Street to

help to create a welcoming experience for
visitors.
2. High Level feature lighting mounted on masts
to provide a gentle illumination to plaza and
flexibility for events.
3. Illumination to trees along central open space
to emphasise the unique character of the green
boulevard of High Path.
4. Feature lighting to central gardens to
1.
emphasise the variety of amenity spaces and
create an intimate character.
5. Wall or post mounted lighting specific to
2. Mews architecture to emphasise character in
relationship to the overall High Path site.
6. Illuminate routes to support movement
through the site.
11. 7. Warm glow to residential entrances and
3. reception buildings to create an inviting
ambiance.
8. Feature lighting to Parish Church to define
local landmark and reinforce identity after
dark.
9. Primary routes to be illuminated to help
support movements through the site and night
time activity. Adequate lighting to route will
also help improve the sense of safety.
10. Allow infrastructure and flexibility to assist
with seasonal event lighting.
4. 11. Illumination of Nelson’s Yards to reinforce
intimate street character.
6.
5.
9.
10.
7.
8.
Illustrative lighting masterplan

© 2016 Speirs + Major LLP.
LANDSCAPE & OPEN SPACE I Section 7 LANDSCAPE & OPEN SPACE I Section 7
CONCLUSIVE
226 227
PRP | DAS | CONCLUSIVE SUMMARY | Section 8 PRP | DAS | CONCLUSIVE SUMMARY | Section 8
The masterplan has been designed in response to

extensive stakeholder engagement, a comprehensive
site analysis, constraints & opportunities,
formulation of a vision and design principles and
iterative design evolution through technical testing
and consultation with the local community and the
design team.
The resultant design is a sustainable neighbourhood

that integrates with the existing context and
provides a sense of identity for the current and
future residents of High Path. New facilities, new
public and private amenity and high quality design
ensure a greater standard of living for all.
228 229
LANDSCAPE & OPEN SPACE I Section 7 LANDSCAPE & OPEN SPACE I Section 7
APPENDICES
230 231
“EXPLORE DESIGNS”
The production of 3 dimensional models was a
key element in the evolution of the design and the
consultation process.
From 3 dimensional house types models, life size
hpuse layout prints,streetscape and open spaces
models to side-wide proposal models, residents of all
ages together with stakeholders and the design team,
explored designs options that shaped the High Path
masterplan.
We created, played and developed together ideas that
will inform the future neighbourhood, spaces and
houses to come.
Lighting precedent for the new neighbourhood park

PRP | DAS | APPENDICES | Section 9 PRP | DAS | APPENDICES | Section 9
APPENDICES
9.1 3D MODELS
CORNER HOUSE
APPENDICES
9.1 3D MODELS
MULTI GENERATION
APPENDICES
9.1 3D MODELS
TOWNHOUSE
APPENDICES
9.1 3D MODELS
1B FLAT 2B FLAT
APPENDICES
9.1 3D MODELS
3B FLAT MEWS
APPENDICES
9.1 3D MODELS
MAISONETTES Nelson’s Yards

APPENDICES
9.1 3D MODELS - STREETSCAPES
St John’s Mews The Inner Street

APPENDICES
Garden Streets The Park

APPENDICES
Merton High Street

APPENDICES
9.1 3D MODELS
Exploring Design Options

APPENDICES
9.1 3D MODELS
Exploring Design Options Life size flat layout

APPENDICES
9.1 3D MODELS
Side-wide proposal models

HIGH PATH ESTATE
Outline Planning Application
April 2017

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HIGH PATH ESTATE

Outline Planning Application

DESIGN & ACCESS

Document ref/: AA4586_DAS

Issue Date: April 2017

Author: George Williams, Francisca de los Campos,

Checked/ Approved by: Spyridon Katsaros

Design & Access

Masterplanners: PRP LLP

Landscape Architects: PRP LLP

Sustainability Consultants: PRP LLP

Project Managers: MACE Group

Planning Consultants: Savills

6.4.3 Stacked Maisonettes.......160

6.4.5 Multi-generation House..164

6.4.6 Mews Houses..................166

The opening section of this Design and Access Statement provides an

This Statement should be read in conjunction

Understanding the wider context

A thorough appreciation of the overall site context

High Path is located within the London Borough of Merton,

STRATEGIC SCALE REGIONAL SCALE LOCAL SCALE SITE SCALE

Key Key Key Key

River Thames Key open spaces Wandle River Surrounding buildings

PLANNING POLICY OVERVIEW

considerations include: the National Planning

Guidance (PPG); regional and local supplementary South Wimbledon Station.

Path Estate. Morden

character, streets and spaces we see today. 1750

Key 1958 1846

MERTON HIGH STREET C. 1950

1916 1938 1958

HIGH PATH C. 1953

1976 1993 2016 Historical timeline

DESIGN OPPORTUNITY: LOCAL SCALE SITE SCALE

1 Pelham Road 1 South Wimbledon Station Approximate location of

S (TERRACES/SEMI-DETACHED) POST-WAR SUBURBAN ARRANGEMENT

These contain front private Spur House is a newly refurbished

Later developments are arranged in an irregular

RESIDENTIAL TYPOLOGIES INDENTIFYING DIFFERENT HOUSING STYLES AROUND HIGH PATH

here is laid out in a concentric fashion. The majority

FLAT COMPLEXES IRREGULAR ARRANGEMENT 25

As well as reviewing the surrounding context, it is important to

EXISTING CHARACTER WITHIN

The current typologies within High Path are varied.

The images below and to the right depict the varied 1 2

Ryder House Deburgh House

Priory Close Marsh Court Lovell House Merton Place

Understanding the existing built form and townscape can help

DESIGN OPPORTUNITY: LOCAL SCALE SITE SCALE

Tuitton House, Wimbledon ((6 Storeys) Colliers Wood Tower

New Malden St. John’s the Elim Pentecostal

Merton High Street Wimbledon Centre

Key open spaces Key open spaces

DESIGN OPPORTUNITY: REGIONAL SCALE LOCAL SCALE SITE SCALE

Northern Line Northern Line

District Line District Line

Tram Line Tram Line

National Rail Lines National Rail Lines

Potential Tram Line Extension Potential Tram Line Extension

The site is well connected to the surrounding road network.

DESIGN OPPORTUNITY: REGIONAL SCALE LOCAL SCALE SITE SCALE

Heathrow Airport London City