Welcome

The Peel Centre Site is changing

The Mayors Office for Policing and Crime (MOPAC) and the Metropolitan Police Service (MPS) are planning the regeneration of the 73 acre Peel Centre Site in North London. Plans include a modern new-build facility for training and operational policing, retaining policing use on the site first developed by the MPS in the 1930s. The remainder of the site will be opened up to the public for the first time, creating new homes, jobs, shops, open space and a new primary school for the Colindale area. Welcome to the first public exhibition which shows you our emerging proposals. This is your opportunity to:
Plan: Allies and Morrison Urban Practitioners

Aerial view of site from East

Colindale within the context of the London Borough of Barnet and North West London
(taken from Colindale Area Action Plan)

Relationship of Colindale AAP to other strategic sites in Borough

Composite plan of Colindale Avenue and Aerodrome Road corridors of change from AAP

See and understand our emerging proposals Ask any questions that you have Leave any comments you wish to make

We want to hear your views

This will enable us to refine our proposals prior to submitting a planning application to the London Borough of Barnet early next year.

The need for change

This redevelopment will be the fourth complete regeneration of the site. It is needed because: The way the MPS uses the site has changed. The Peel Centre was first developed by the Metropolitan Police almost 80 years ago and it was used as the training centre for the Met until 2000. Today training makes up only 40% of our use of the site and is changing further, with greater use of technology, e-learning and the development of five Regional Learning Centres, of which the Peel Centre is one. The site also hosts some corporate services and a range of operational uses which are often based in buildings designed for a very different purpose. Most of the facilities are outdated. Mainly built in the 1960s and 1970s, too many buildings are in urgent need of repair or upgrading and no longer provide the quality of accommodation we want for our officers and staff. The site is far larger than we need today. With changes in its use, technological advancement and new ways of working, the MPS simply does not need a 73 acre site any more, with buildings spread out across a huge area, a sports field and houses. It would be preferable to have new facilities all located together. There is an inefficient use of space. Buildings are under-utilised. Our analysis shows we actually need only around a fifth of the space currently provided in the future. Energy consumption is unsustainably high. Outdated buildings and inefficient use of space mean that we could dramatically reduce energy consumption by redeveloping the site. The site costs a great deal of money to maintain. Delivering change is an important part of the MPSs wider Corporate Real Estate agenda to make the most efficient use of its properties - saving money from its estate and focusing resources on front line policing. At the same time, the London Borough of Barnet has identified the Peel Centre as one of the essential components for the regeneration of the Colindale area as described in their Colindale Area Action Plan, adopted in March 2010. The comprehensive regeneration of the site will also support the Mayor of Londons ambitions to increase the amount of housing, public open space and educational facilities in London.

Crown Copyright. All Rights reserved. London Borough of Barnet OS Licence No LA100017674

Tower blocks from when the site provided residential training

Peel House

Sir John Stevens Building (CCC) and computer centre

Site was developed for police use

Following a peak in 2001/02, cadet training ceased. The Simpson Hall end of the estate was converted to offices, residential training ceased, and the Sir John Stevens Building (CCC) opened

1930s

1940s

1950s

1960s

1970s

1980s

1990s

2000s

2010

2012
Planning for the fourth evolution of the site to deliver facilities fit for the needs of modern policing and to reflect the fact that the way we now use the Peel Centre has changed dramatically

Peel Centre timeline

Original Peel House was replaced, the residential towers developed and the Simpson Hall end and Swim/Gym were built

About the area

Colindale is located at the western end of the London Borough of Barnet and around 10 miles from central London. It is well connected on the strategic road network with the M1 Motorway and Edgware Road defining its eastern and western borders and linking the area in to central London and out to Hertfordshire, Luton and the Midlands. Colindale Underground Station and local bus routes provide good public transport access with central London less than 30 minutes away by Tube. The area has a rich industrial and aviation past. More recently Colindale has seen significant new residential development including at Beaufort Park and the former Colindale Hospital site. Barnet and the GLA have exciting plans for the areas future fitting the Councils Three Strands approach to Protect, Enhance and Grow. Colindale will be the major location for new homes within the borough over the next 10-15 years.

Site within wider context Grahame Park

1

Beaufort Park
17

Gra ham e Pa rk W ay

Grahame Park

Colindale Avenue
2

Beaufort Park
16

Montrose Park

RAF Museum Met Police Headquarters

Colindale Avenue
3

Colindale Hospital site

17 2
Middlesex University Halls site Aer odro me Roa d

Aerodrome Road
15

16 15 14
Beaufort Park M1

4
ue n e Av

ale d lin o C

Former Hospital site

4

Brent Works and British Library sites and land between

Colindale Park

13

Aerodrome Road
14

11
Way ( A41) Wat fo rd

12

5 6 7
e ar gw Ed

Colindee p Lane

Context current building heights

Wa y

Edgware Road
5

Aerodrome Road
13

Grahame Park

Housing and apartments up to 10 storeys

a Ro

eP

ark

ham

(A

Montrose Park

RAF Museum

Met Police Headquarters Middx University Halls site

Key Site Boundary Public Parks Open Space Landscaped Buffer Silk Stream Allotments Retained buildings on site
41)

Rushgrove Park

10

Gra

5)

Colindale Hospital site

Colindale Tube Station Colindale Park

Ae

rod

Beaufort Park
rom eR oa

Edgware Road
M1

Watford Way
12

Brent Works and British Library sites and land between

C olinde

ep L ane

Way (A

Retained site Disposal site

Wa t fo rd

Our vision
Our plans are based upon building new police facilities to provide a modern working environment, making best use of new technology, much more efficient use of space and supporting the needs of current policing. The rest of the site will be opened up to the public, creating new homes, jobs, shops and open space, as well as a new primary school, as part of the wider regeneration of the Colindale area. The concept diagram to the right provides an initial shape for our emerging plans.

Ed

Built around a major new public park. Opening up the Peel Centre site for local communities Attractive homes built around a network of new streets. A total of around 2,000 homes, comprising a mixture of one, two and three bedroom apartments and three and four bedroom family houses A new primary school providing modern facilities for local children and helping to meet a wider need for new school facilities in the borough New shopping along Colindale Avenue - creating a new high street, at a local scale Potential to create a network of new walking and cycle routes providing excellent connections to existing public transport and the wider area New modern police facility, retaining use of the site as a centre for policing excellence and operational policing. Number of MPS officers and staff potentially similar to current levels Potential for new student housing

gw ar e Ro ad

Site Boundary Single Storey 2 - 2.5 Storeys 3 Storeys

(A 5)

Edgware Road
7

Colindeep Lane
8

Colindeep Lane
9

Colindeep Lane
10

Watford Way
11

4 Storeys 5 Storeys 6 Storeys 7 - 8 Storeys

9 - 11 Storeys 11 - 15 Storeys 21 Storeys

Illustrative examples the of kinds of environment which the masterplan could deliver

Concept diagram

Character areas
A number of factors contribute to the development of areas of different character within the site: Density of housing Area of mixed use - residential/commercial Location of school Relationship to park Existing mature trees Site edge conditions

1. Peel Centre West

Mixed use, tree-lined frontage to Colindale Avenue (apartments above shops including a supermarket) Vibrant local High Street character Easy access to Colindale Tube and local bus routes Highest density Buildings from 3-8 storeys in height Network of streets and urban spaces

2. Park and Environs

New homes built around major new community park Potential to include sporting/ recreational facilities Predominantly apartments with potential for some family houses Strong residential frontage forms enclosure to park space Primary school frontage to eastern edge of link road

1 2

3 4 5

3. Retained Land to
See New Met facilities panel further on.

4. Aerodrome Road East

Apartments built around streets and squares Medium to higher densities Buildings from 3-8 storeys in height Tree lined frontage to Aerodrome Rd Eastern side of northern gateway to Peel Link Interface with proposed buildings on Retained Land

5. Peel Centre East

Site for new primary school Medium to lowest density Retention of good quality mature trees Traditional layout of streets and green spaces Mix of apartments and family houses Potential location for student housing Eastern frontage to Peel Link Potential student housing

Constraints and opportunities

The site presents challenges and opportunities which our master planners have responded to in developing these emerging proposals.

Site constraints
RAF Museum

Site opportunities
RAF Museum

Met Police Headquarters

Grahame Park Way

Met Police Headquarters

Grahame Park

Way

Middx University Halls site

Middx University Halls site Link to new facilities - former Colindale Hospital site and Montrose Park

R1 R2

Ae

ro d

ro m

Ae
eR oad

Beaufort Park M1

ro d

ro m

eR

Constraints
Noise Development on the site will need to respond to external noise sources. These include the elevated main line rail tracks and M1 motorway east of the site, and the northern line tube tracks south of the site. Access Opportunities for access to the site are limited by highways junctions on Colindale Avenue and Aerodrome Road and the extent of the secure frontage required for the retained police land. Trees The site contains a number of good quality, mature trees some of which will be retained where practical and appropriate. The quality of the various trees on the site has been recorded following a tree survey. This identifies that there are also a large number of trees that are in a poor state of health or not of the required quality to retain. Land form Although the site is generally flat there are localised level changes in the form of embankments and ramps. The development will need to respond to the predominant levels on the site and ensure that inclusive access is maximised. Peel link The Adopted Colindale Area Action Plan promotes a north-south link between Aerodrome Road and Colindeep Lane via the underpass on the southern boundary of the site. The delivery of this and the form it takes will be subject to technical studies which are ongoing.

R3 Colindale Park

oad

Beaufort Park M1

Colindale Park

Colindee p

L an e
Way (A 41)

Colindee p

L an e

Wat fo rd

Site Boundary Potential extent of retained land Underground line (Northern Line) Elevated/level M1 Corridor Noise from Northern Line and overground railway/M1 Local highway network Adjoining highway (Colindale Avenue/Aerodrome Road)

Existing Junctions opposite Sun path Existing trees- Category A, high quality Existing trees- Category B, moderate quality Linking street options Limited frontage for access Main vehicular access opportunities from Colindale Avenue and Aerodrome Road

Potential highway link if underpass and junction with Colindeep Lane prove possible Steeper change in level - ramp/embankment Shallow gradient fall Drainage

Site Boundary Potential lower/medium density housing Potential highest density housing Potential mixed use retail/residential Potential highest density housing if school option not adopted Key hub space at junction of routes Potential neighbourhood heart Potential active frontage to retained land

Potential alternative school sites Potential community use outside school hours Potential linear park as green spine Potential enhanced landscape edge/buffer Key vistas Potential landmark building opportunities on retained land Potential site access locations Primary vehicular network

Pedestrian /cyclist access and connectivity Potential to divert existing public footway through site via Farrow House Potential for vehicular or pedestrian/ cyclist link with Colindeep Lane Potential opportunity to include Middlesex University Halls site Potential to reconfigure geometry of junction if Middlesex University land included

The proposed new park will provide a substantial green space at the heart of the development for the wider community. Colindale regeneration New scheme meets the ambitions of the London Borough of Barnet by creating jobs and supporting the local economy. New homes The development will provide a range of high quality new homes including houses and apartments at a variety of densities. There is also the potential to provide student housing. New police facilities Provision of new police facilities equipped for the needs of modern policing. The retained site also allows flexibility for expansion and change for future generations of policing.

Edge conditions

Northern edge

Southern edge

Opportunities
Connectivity The site has previously been secure and not open to public access. Development of the site will enable improved pedestrian and cyclist movement though the area. Community facilities The new development will improve the local retail facilities. The proposed new primary school will meet education demand and could provide out of hours community facilities.

Eastern edge

Western edge

Site Boundary Boundary between MET retained and disposal land Potential for edges to be either secure or publicly accessible - fronts/backs

Publicly accessible edge building fronts Publicly accessible area - park edge /street with physical buffer to retained land boundary Unused wasteland with no public access

Wat fo rd

Way (A 41)

Concept development
As part of the design development for the masterplan for the site, a number of options have been explored. These have involved exploring different locations for the various elements of the scheme comprising residential accommodation at varying densities, the site for the proposed new primary school and the community park.

Response to Colindale AAP

Concept 1

Concept 2

Site Boundary Retained land for police operations Residential development Potential alternative school sites Mixed use - Retail with residential above New Park (5Ha) Peel Link - North south link from Aerodrome Road to Colindeep Lane Potential Middx University Housing

New police facilities on retained land

Residential development at a range of density

New police facilities on retained land New public park for use by wider community along southern boundary Retail space adjacent to Colindale Avenue New north south link from Aerodrome Road to Colindeep Lane

New public park for use by Potential new student wider community central to site housing for Middx University New north south link from Aerodrome Road to Colindeep Lane Potential new link from Sheaveshill Avenue / Colindale Park New primary school adjacent to north south link, also offering community facilities Retail space adjacent to Colindale Avenue

Potential new link from Sheaveshill Avenue / Colindale Park Residential development at a range of density Potential new student housing for Middx University New primary school east of north south link, also offering community facilities

Concept key
Site Boundary Zone 1 Highest density housing Zone 2 Medium-highest density housing Zone 3 Medium-lowest density housing School Public open space Extent of retained land Potential new buildings Retained buildings

Concept 3

Preferred option

New police facilities on retained land New public park for use by wider community along central to site New north south link from Aerodrome Road to Colindeep Lane Residential development at a range of density Potential new student housing for Middx University New primary school east of north south link, also offering community facilities

New police facilities on retained land

New public park for use by wider community central to site Potential new student housing for Middx University New north south link from Aerodrome Road to New primary school at Colindeep Lane western end of site also offering community facilities Residential development at a range of density Retail space adjacent to Colindale Avenue

Potential new link from Sheaveshill Avenue / Colindale Park

Retail space adjacent to Colindale Avenue

Illustrative masterplan
This gives an indication of how the site may be developed. Provides up to around 2,000 new homes Provides a new primary school Provides new retail space and employment opportunities for the local community Provides concentrated police operational and training facilities Creates new tree lined High street quality on Colindale Avenue frontage Makes effective and efficient use of land Retains and integrates good quality trees wherever practical Provides a limited vehicular, pedestrian and cyclist link between Aerodrome Road and Colindeep Lane. (Subject to ongoing technical studies) Integrates development into urban context Creates new footpath and cycle links Mix of dwelling types, sizes and tenures provides variety and choice Potential to incorporate student accommodation Provides a high quality new park for the local community Integrates a sustainable drainage system to improve surface water drainage off site Drainage system and new trees and landscaping provides potential to enhance ecology and biodiversity Creates a locally distinctive place Layout will maximise overlooking of public areas to improve safety Provides a network of safe, convenient and attractive routes to encourage walking and cycling Parking solutions will avoid cars dominating streets

Grahame Park

Grahame Park Way

Middx University Halls site

Met Police Headquarters

Beaufort Park
Ae rod rom eR oa d

M1

ue n e v A e l a d lin o Brent Works and C British Library sites and land between

Colindale Park

Colindee p Lane

e ar gw Ed ad Ro 5) (A

Public realm and open space

Barnet is known for the quality of its parks and open spaces. Opening up the site to the public will enable us to create a new community park for the area. A substantial public park - which could potentially be the size of six or more Wembley football pitches - will provide a great place for people to spend their leisure time. It will be well landscaped and easily accessible from Colindale Avenue, Aerodrome Road and the surrounding area. Many of the new houses and apartments will have views looking over the park, enhancing the security of the area. We would like to include playing fields within the park adding to existing local public sporting facilities. We also envisage separate playing fields on the school site which could be open to the public outside school hours. As part of our work to minimise the environmental impact we intend to create a pond within the park which will assist with rain water drainage as well as enhancing the attractiveness of the area. We also propose to create two smaller green spaces as part of the residential development to the west of the park. Key public realm design principles: To create an attractive and distinctive public realm which successfully integrates the Peel Centre Site with its within urban context. To promote a sustainable public realm that encourages walking and cycling. To provide a setting for the development which promotes activity and public life. To establish an external environment which is safe and secure by designing out the fear of crime. To provide a comfortable and fully accessible public realm for users of all ages and abilities. To put forward a durable and robust design which facilitates ongoing maintenance and management. To deliver an innovative, integrated and sustainable approach to water management in which water contributes to the visual identity of the streets and public open spaces. To adopt an integrated approach to the design of street furniture, signage, lighting and public art which reduces clutter and enhances a distinct sense of place.

Illustrative landscape layout

Access square Aerodrome Road entrance

Illustrative examples of other large public open spaces

New Met facilities

The new MOPAC facilities for the Metropolitan Police comprise training and operational accommodation. They are to be outward facing and represent appropriate use of public funds. The existing buildings on site are no longer optimal and in some cases have reached the end of their natural life. The project represents a vital opportunity to rationalise, consolidate and substantially improve facilities. In response to the masterplan and in recognition of the Peel Centres historic significance to the Metropolitan Police, the scheme creates an identifiable landmark facing the park. The site at the eastern end of the Retained Land addresses the new park and Aerodrome Road equally. The overall form of the building is to be broken into three elements that relate to the urban grain, allow views between the park and surrounding context and respond to the diverse requirements of the brief. These elements are arranged in such a way as to contain key external spaces such as a Parade Square and a Memorial Garden. The listed statue of Sir Robert Peel will be relocated into these new external spaces. Pedestrian access is from the east and the principle vehicular access is off the proposed new Peel Link. Security will be layered in such a way that the buildings can respond flexibly to different functions. As well as a responsible use of public funds, the building will be designed to fully meet the London Borough of Barnet and the Mayor of Londons requirements for sustainable design.

Restating a sense of place and responding to the Masterplan

Illustrative sketch providing an early impression of how the new MOPAC facility could be configured in the future

Concept Plan showing organisation of building and external areas

Architectural reference images

ham

Gra

A network of attractive, landscaped streets connecting together the four character areas New pedestrian and cyclist links north-south and east-west. Excellent access to Colindale Tube and local bus routes as well as to the new park from the wider area. A pedestrian/cycle route through the new park will connect Aerodrome Road and Colindeep Lane Four daytime bus routes and two night bus services currently serve the area. The majority of the site is within five minutes walk from an existing bus stop The improvements to public transport will include contributions towards step-free access at Colindale Underground Station as well as bus infrastructure on Aerodrome Road and Colindale Avenue Potential for a Peel Link connecting Aerodrome Road and Colindeep Lane. This is subject to technical tests to assess viability as it will need to travel under the Tube line and provide a satisfactory connect with Colindeep Lane

Montrose Park

Strategic highway network

RAF Museum Sunnyhill Park Met Police Headquarters Colindale Hospital site

Gra

Easy to get to and around

Accessibility/connectivity
Site Boundary
ve eA os

Public transport
Site Boundary
os eA ve

Burnt Oak Tube Station

ntr

ntr

Grahame Park

ark

e Pa

Primary routes through AAP area connecting to strategic highway network Motorway

Burnt Oak Tube Station

Bus Stop
Grahame Park

nu

nu

rk W

Wa y

Bus Route 186 Bus Route 204 Bus Route 303 Bus Route 324
Sunnyhill Park Watford Way A41

Mo

ay

Mo

Montrose Park

Northern Line Tube route Overground Rail Line

Colindale Hospital site

Met Police Headquarters

ham
RAF Museum

eP

Bus Route 632 Bus Route 642

Middx University Halls site Watford Way A41

Limited N-S connectivity Potential to reconfigure geometry of junction if Middlesex university land included Pedestrian/Cyclist Movement
Gre yho und
Colindale Tube Colindale Tube Station Station

Middx University Halls site

Colindale Tube Station Colindale Park Brent Works and British Library sites and land between

Ae

ro d

rom

Beaufort Park
eR oa d

PTAL 4

Ae

Beaufort Park
rod rom eR

M1

oa

M1

Edgware

Brent Works and British Library sites and land between

Colindale Park

PTAL 3 PTAL 2/3

Gre yho und

Existing public footpath

Hill

y (A 41 )

Sustran Cycle Routes TfL route on quieter roads recommended for cyclists Additional Proposed cycle network in adopted Colindale AAP

Hil

Ed gw ar e

rd Wa

Colin de

ep Lane

Colinde

ep Lane

PTAL 1b
rd Wa y (A 4 1)

Ro ad (A

Watfo

Rushgrove Park
ar e

Rushgrove Park

To Hendon

North Circular

To Hendon Central

Pedestrian/cyclist routes/connectivity
Grahame Park
rk W ay

Connectivity/framework of streets
Site Boundary Pedestrian/Cyclist Movement Consider potential for enhanced connectivity
Sunnyhill Park RAF Museum

Wa tfo

5)

e Pa

ham

Gra

Ed gw Ro ad (A 5)

Site Boundary Primary vehicular access and spatial nodes at junctions of routes Potential link to Colindeep lane Secondary loop serving eastern area of site

Gr aham

e Park Way

Met Police Headquarters

Middx University Halls site

Montrose Park

RAF Museum Met Police Headquarters Colindale Hospital site Middx University Halls site

Existing public footpath - potential to divert through site

Ae rod rom eR oa

Beaufort Park
d

M1

Potential home zones on southern edge

Colindale Tube Station Colindale Park Brent Works and British Library sites and land between

Ae

rod

rom

Beaufort Park
eR oa d

Colindale Park

M1

Gre
y (A 4 1)
Ed gw ar e Ro ad (A 5)

yho

und

Hil

C olinde

ep Lane

rd Wa

Wa tfo

C olinde

Environmental principles
Sustainability and climate change Our design team and environmental consultants are working to minimise the environmental impact of the proposals and at the same time reducing the energy costs of the development. In the new build MOPAC police facility these will be in line with the Mets strategy to manage and reduce its carbon emissions. Energy Development proposals will consider energy efficiency of new homes and non-residential buildings and the potential use of renewable energy systems. Drainage Our design team are developing a surface water drainage strategy which optimises the use of sustainable drainage systems (SuDS) in line with the most recent regulation and the increasing attention to the sustainable management of water resources. The proposals will ensure the sustainable management of surface water runoff while providing ecological benefit and providing amenity. One of the potential options our team is currently investigating is the creation of water features in the public parks. These would hold surface water runoff reducing flood risk downstream, would improve water quality and provide a focal point within the public open space. Healthy living/Environmental impacts The proposals recognise the need to support healthy and sustainable communities, minimising their environmental impact. Features will include the following: Encouragement of walking, cycling and use of public transport Facilities to promote sustainable waste management practises Measures to enhance resource efficiency, including water use Sustainability principles will be integrated throughout the design, construction and operation with a focus on environmental protection and enhancement. Examples of how these will be achieved include: Enhancement of the natural environment and opportunities for biodiversity

Next stepsand how to keep in touch

We have been a part of the local community in Colindale for almost 80 years and are keen to continue to be good neighbours to those who live and work or have an interest in the area. We will be keeping in touch with you as we develop our proposals for the Peel Centre Site and want to find out what you think. Please write your comments on the comments cards provided and leave in the box here or send back to us by Freepost PEEL CENTRE SITE Alternatively you can get in touch with the project team with any questions please email comments@peelcentresite.co.uk or call 0800 881 5288. Keep up to date at www.peelcentresite.co.uk
Design and construction best practise to minimise pollution Consideration of the sustainability of materials, including re-use and recycling Response to climate change The new build facilities will follow Secure by Design principles to provide good lighting, CCTV, etc Acoustics New homes will be designed to ensure that their amenity is not compromised by sources of noise around the site.

We will return later in the autumn to show how our plans are evolving prior to the submission of a planning application early next year.

Wa tfo

Rushgrove Park

rd Wa

y (A 4 1)

ep Lane