WORKING 2013-03-28-Platt's Lane Planning Rationale & Urban ... · 1.0 INTRODUCTION Western...

PLANNING RATIONALE & URBAN DESIGN BRIEF Western University -Platt’s Lane Residence Re-Development 401-463 Platt’s Lane, London

May 31, 2013

Planning Rationale & Urban Design Brief May 31, 2013

+VG Architects

Contents

1.0 Introduction

2.0 Description of Proposed Rezoning and Re-Development 2.1 Location 2.2 Subject Lands & Spatial Analysis 2.3 Proposed Re-Development

3.0 Existing Policies 3.1 Provincial Policy Statement (PPS) 3.2 City of London Official Plan 3.3 City of London Zoning By-Laws

4.0 Proposed Zoning Amendment 4.1 Proposed Zoning By-Law Amendment 4.2 Setbacks

5.0 Planning Analysis 5.1 Provincial Policy Statement (PPS) 5.2 City of London Official Plan 5.3 Near Campus Neighbourhoods Plan & BIGS Secondary Plan 5.4 Conceptual Design 5.5 Sustainability

6.0 Urban Design Brief 6.1 Neighbourhood Character Statement 6.2 Streetscape Photos 6.3 Compatibility Report

7.0 Conclusions


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Supporting Figures, Drawings and illustrations Figure 1 Subject Land & Context Plan – Spatial Analysis at 800m Figure 2 Site Plan and Existing Conditions - Spatial Analysis at 400m Figure 3 Aerial View of the Site & Neighbourhood - Spatial Analysis at 200m Figure 4 Existing Site Plan and Conditions Figure 5 Proposed Site Plan and Development Figure 6 City of London Official Land Use Plan Figure 7 City of London Official Zoning Plan Figure 8 Comparison Chart – Existing and Proposed Zoning Requirements Figure 9 Proposed Site Plan with Setbacks Figure 10a Figure Ground – Existing Development Figure 10b Figure Ground – Proposed Development Figure 11 Proposed / Conceptual Landscape Master Plan Figure 12a Sectional Perspective – through 3 Storey Residence along Platt’s Lane Figure 12b Sectional Perspective – through 6 Storey Residence along Platt’s Lane Figure 12c Sectional Perspective – through 6 Storey Residence along Western Road Figure 13a-g Images of Proposed Development – Conceptual Design Figure 14 Existing Streetscape – Key Plan and Photos Figure 15 Architectural Site Plan Figure 16 View of Proposed Development Figure 17 Building Materials


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1.0 INTRODUCTION

Western University commissioned The Ventin Group Architects (+VG) to provide an Urban Design Brief which outlines the reasons why the existing Platt’s Lane Estates-East property should be re-zoned. The University is proposing to re-develop the residences on Platt’s Lane Estates-East by demolishing some of the existing buildings and building a new three storey apartment style residence. By re-zoning the property, the university will be able to build a new multi-storey residence in the future as demand requires. As a result of the pre-consultation meeting for Site Plan Approval, the City of London requires an Urban Design Brief and Neighbourhood Character and Compatibility Report. This report will form part of the Zoning By-law Amendment application package, as required by the City of London for change to current zoning for the Platt’s Lane Estates-East.

2.0 DESCRIPTION OF THE PROPOSED RE-ZONING AND REDEVELOPMENT

2.1 Location

The Platt’s Lane Estates East property is located at the south-east corner of Western Road and Platt’s Lane. Western University is located to the north with the historic Grosvenor Lodge property to the south. Part of the universities land wraps around Grosvenor Lodge’s Carriage House. The remainder of the south side of the property adjoins the back-yards of houses on Essex Street. See Figure 1.

2.2 Subject Lands

The subject lands are located at 401-463 Platt’s Lane and have a total area of 2.84ha. The west side of the property faces Platt’s Lane and the north side faces Western Road. It wraps around the Grosvenor Lodge property which is located to the south and east. Platt’s Lane Estates East contains five, three storey residence buildings which are located at the back of the property between Western Road and Grosvenor Lodge. At the front of the Estate, there are three, two storey town house buildings that face Platt’s Lane and a fourth building that is adjacent to Grosvenor Lodge and the Carriage House.

Western University purchased the land located to the south-west of Grosvenor Lodge, which had formed part of the original Grosvenor Lodge farm. This section of land has been partially cleared where the barn was located. It slopes along its southern edge down to the Essex Street properties. There is a buffer of trees and vegetation that follows the southern side of the Platt’s Lane Estates East and Grosvenor Lodge’s property over to Western Road. The land drops around 5m to the backyards of the houses with Platt’s Lane sloping down to Oxford Street.


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University of Western Ontario ‘s Residence Buildings - Essex , London & Perth Halls

Thames River

Western Road

Platt’s Lane Estates - East

Cherry Hill High-Rise Apartment Complex

FIGURE 1- Subject Land & Context Plan – Spatial Analysis at 800m


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(1)Existing Platt’s Lane residences to be demolished & replaced with new/proposed (2) Existing 3 Story Platt’s Lane residences - to remain (3) Grosvenor Lodge Property (4) Carriage House City of London Transit (Bus) Stops

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FIGURE 2 - Site Plan & Existing Conditions – Spatial Analysis at 400m

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The surrounding neighbourhood consists of the Platt’s Lane Estate-West, which is also a combination of three storey residences and two storey town house units; and single family dwellings along Platt’s Lane, Trott Dr. and Essex Street. The majority of the north side of Western Road is open space which is part of the University of Western Ontario’s campus. It consists of playing fields and paths to the west of the Thames River. There is a small ribbon of land that follows Western Road and is zoned for residential use. Also, to the north of the site, facing Western Road, there are three medium-rise residence buildings. There is an area of high-rise apartment buildings to the south-west of the site on the other side of the railway line behind the Cherry Hill Mall.

FIGURE 3- AERIAL VIEW of the SITE & NEIGHBOURHOOD - Spatial Analysis at 200m


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2.3 Proposed Re-Development

The current residences located at Platt’s Lane Estates-East house international students with families. Figure 4 below shows the current site plan. Five, three storey residences contain a total of 60 units which will remain at this time. The proposed re-development of the site consists of demolishing the four, two storey townhouse buildings consisting of 26 units. The barn located to the south end of the property has already been demolished.

FIGURE 4- Existing Site Plan & Conditions


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In place of the existing town houses, a new three storey apartment building will be constructed. The residence will be comprised of three inter-connected modules, containing 180 apartments. They will provide a mix of bachelor and one bedroom apartments. The university intends to construct these modules first. Figure 5 shows the proposed changes for the site.

FIGURE 5- Proposed Site Plan and Development

BUILDING 07 6 STOREYS 108 UNITS

60 426 348

6 Storey (20.0 m)


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As part of the original +VG study for this site, the university required that a suitable location be determined for a future residence building that could accommodate higher densities. The current play area at the corner of Platt’s Lane and Western Road was determined to be suitable for this purpose. It is situated closest to Western Road in keeping with the other university residences such as London, Essex and Perth Hall located to the north and also located beside Western Road.

These two types of residence buildings will increase the density of the site from 50 units per ha to150 units/hectare when all phases are completed.

Vehicular access to the site is currently from Platt’s Lane and this will remain unchanged. The parking lot will be adjusted and the interior access road will be extended the full length of the new three storey building. The current parking lot has 106 spaces for 125 units. The university only requires parking to accommodate 10% of the tenants. The university has determined from their records that these international students don’t tend to own cars. The parking lot for the re-development will allow for 76 parking spots for 348 units (22%).

The majority of students either walk to class or take a bus. Bus stops are located on Platt’s Lane near the entrance into the site. A Transportation Impact Assessment has been prepared by Delcan and is included in a separate section as part of the submittal for the Zoning By-Law Amendment Application.

3.0 EXISTING POLICIES

3.1 Provincial Policy Statement (PPS)

The Provincial Policy Statement was issued under Section 3 of the Planning Act and came into effect on March 1, 2005. The PPS states that “Ontario’s long-term prosperity, environmental health and social well-being depend on wisely managing change, and promoting efficient land use and development patterns.”

In Section 1.1.3 Settlement Areas, item .3, the policy reads as follows: “Planning Authorities shall identify and promote opportunities for intensification and re-development where this can be accommodated taking into account existing building stock or areas…… and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.”

As well, under 1.4 Housing, item 1.4.3 states that Planning Authorities shall provide an appropriate range of housing types and densities required to meet projected requirements of current and future residents of the regional market area by: ….e)establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety.”

The Provincial Policy Statement establishes guidelines for Planning Authorities to use and encourages intensified land use. It is up to the Planning Authority having jurisdiction to determine how a specific property can be developed.


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3.2 City of London Official Plan

The City of London’s Official Plan for Land Use (Figure 6) indicates that the Platt’s Lane Estates East is located in the zone designated for Multi-Family Medium Residential. The neighbourhoods to the west are designated Multi-Family Medium Residential and Low-Density Residential. The area to the south and west is designated Multi-Family High Residential.

Platt’s Lane Residences - East

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FIGURE 6- City of London Official Land Use Plan


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Section 3.1.3 of the Official Plan, states that the objectives of the Multi-Family Medium Residential designation are to support the development of multi-family, medium density residential uses at locations which enhance the character and amenity of a residential area, and where there is safe and convenient access to public transit, shopping, public open space, recreation facilities and other urban amenities. It is also intended to encourage the development of well-designed and visually attractive forms of multi-family, medium density housing and promote the retention of desirable natural features through the appropriate location of buildings and parking areas. In Section 3.3, the permitted uses are defined and include the multiple-attached dwellings such as row houses or cluster houses and low-rise apartment buildings which have been built on this site.

3.3 City of London Zoning By-Laws

The property at 401-463 Platt’s Lane Estates East is currently zoned Residential R 5-6 & 8-2, permitting multi-family dwellings with a maximum height of 3 storeys. The five, three storey apartment buildings fall under the Residential R8-2 zoning. The four two storey townhouse clusters, fall under Residential R5-6 zoning. Both of these designations permit a maximum density of 50 units/hectare. Figure 4 includes the current zoning requirements and the statistics for the site.

FIGURE 7 City of London Official Zoning Plan For Platt’s Lane Residences & Surrounding Neighbourhood


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4 PROPOSED AMENDMENT

4.1 Proposed Zoning By-Law Amendment

Western University’s plan to replace the existing townhouses with a three storey apartment building does not require a change in zoning. If this was the only change being made to the site, the university would only have to submit for Site Plan Approval. However, the City of London’s Planning Department has been part of the Platt’s Lane Estates re-development project from an early stage. The City recommended that the university apply for re-zoning the property to 9-7 from R 5-6 & 8-2. This does two things; it allows maximum flexibility for the university to expand the site in the future and it ties in with the City’s goals to develop this neighbourhood and increase density while still maintaining it as a residential area. Figure 8 below compares the existing zoning and the proposed new zoning requirements. FIGURE 8 - Comparison Chart - Existing & Proposed Zoning Requirements

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Existing 5-6/ 8-2 Y Y 2.84 28437 13m 9m

(3 Storeys) 2633 35% 9% 4295 12796 21470 45% 75% 50 142 86 0 86

Official Plan Change & Zoning Change Required

Proposal 9-7 N N 2.84 28437 20m 18m (6 Storeys) 6267 30% 22% 6422 8531 15748 30% 55% 150 426 60 288 348


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This proposal meets the requirements of the new zoning and in certain cases exceeds the minimum requirements. Some of the specific zoning requirements that affect the re-development are:

• Intent (purpose) of the Zoning – changed to allow for increased height and density. • Permitted Uses – changed to include high-rise apartment buildings with the current low-rise buildings. • Floor Space Index (ratio of gross floor area of a building to the total area of the lot) - within acceptable limits. • Lot Coverage (area of the property lot covered by building) - within acceptable limits. • Landscaping –exceeds minimum requirements. • Density- within the revised maximum number of units per hectare.

The proposed re-development project is being designed to comply with all of the City of London’s zoning by-laws, and other authoritative regulations. In future, if there is a demand for additional apartment units, the university would undertake to build a new medium-rise residence. The maximum height that they foresee building is 6 storeys. Since the site is adjacent to the heritage property Grosvenor Lodge, a Heritage Impact Assessment was required by the City. It is included with the Zoning By-Law Amendment Application.

4.2 Setbacks The setbacks for the proposed buildings have been calculated based on a floor to floor height of 3.0m. The new three storey residence has been located at a distance of 9.9 m from the property line nearest to the entrance into the site. The minimum distance required under the new zoning for a three storey apartment building is 6.6 M. The future medium-rise apartment building, shown located near the corner of the site, will be located at a distance of 10.8 m from the property line along Platt’s Lane and 10.7 m along Western Road. The minimum setback distance required is 7.5m for Platt’s Lane and 9.5m along Western Road. Figure 9 shows the site plan with the actual dimensions of each building from the property lines.


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The proposal maintains the required setbacks for the three storey residence from Platt’s Lane and Western Road and increases the distance to Grosvenor Lodge and the Carriage House by demolishing the existing townhouse unit located on the interior of the site. The future multi-storey residence building will be located at the corner of Platt’s Lane & Western Rd., the maximum distance away from Grosvenor Lodge given the size and shape of the property.

FIGURE 9 – Proposed Site Plan with Setback Dimensions


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5 PLANNING ANALYSIS

5.1 Provincial Policy Statement (PPS)

The proposed Zoning By-law amendment is consistent with the Provincial Policies 1.1.3 and 1.4.3 which allow for the intensification of existing residential areas.

5.2 City of London Official Plan

The proposed change is supported by the City of London’s Planning Department as it falls within the policies of the Official Plan. In particular, the proposal promotes constructing more compact buildings to allow for a more efficient use of land within existing neighbourhoods.

The Official Plan would be changed from Multi-Family Medium Residential to Multi-Family High Residential. Under Item 3.4 of the Official Plan, the definition of Multi-Family, High Residential is “intended to accommodate large-scale, multiple unit forms of residential development. The preferred locations for this designation are lands adjacent to major employment centres, shopping areas, major public open space, transportation routes, and where high density development will not adversely affect surrounding land uses. This type of development provides for an efficient use of land, energy and community services and facilities, and contributes to a broad range of choice in housing location, tenure and cost through-out the municipality.” As well, under Section 3.4.1, the primary permitted uses includes “low-rise and high-rise apartment buildings”.

Section 3.4.2 discusses the preferred locations for the Multi-Family, High Density Residential designation. This site has the required attributes such as being near a commercial node: Cherry Hill Mall. It is also close to Oxford Street & Wharncliffe Road shopping area. It is near to open space areas such as the playing fields and paths adjacent to the Thames River and is beside Grosvenor Lodge which is designated as a park as well as a historic site. The land abuts both an arterial road(Western Road) and a primary collector road(Platt’s Lane). The area to the south-west of the site has already been designated as Multi-Family, High Residential and the university has built three medium-rise residence buildings and is building a fourth within 4 km of the site.

Consideration must also be given to the following criteria: -The new development must take into account the surrounding area in terms of height, scale and setback; -Adequate municipal services must be provided; -Traffic to and from the location should not have a significant impact on stable low density residential areas; -The site should be of a suitable shape and size to accommodate high density housing and provide adequate buffering; -Public transit service, shopping facilities and public open space must be available.


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The Scale of the Development for Multi-Family High Residential outside of Central London is defined in Section 3.4.3. The allowable density is 150 units per hectare (60 units per acre) which has already been referred to in Figure 8 under zoning. All of the criteria outlined above will be met with this proposal.

5.3 Near Campus Neighbourhoods Plan & BIGS Secondary Plan In addition to the Official Plan which governs planning within the city, a new planning study was commissioned by the City of London for the surrounding neighbourhood. The Beaufort/Gunn/Saunby/Essex Street Neighbourhood Secondary Plan was presented in the fall of 2012. The BIGS Plan recommends intensifying the density of the area through a mix of multi-family dwellings. The report favours allowing more high-rise apartment buildings in the area with a maximum height of 8 storeys. Some of the recommendations reference the Platt’s Lane Estate East site specifically: -Adding new high-rise apartments on the Platt’s Lane site. -Creating a park area through-out the grounds of the Platt’s Lane Estates and the adjacent Grosvenor Lodge property. -Introducing a path system which would allow the public access to the grounds of both properties. -Enhancing the landscaping to support the changes. -Using the intersection of Platt’s Lane and Western Road as a Gateway to the neighbourhood and creating a park to the south of the intersection on the university lands. -Increasing the site lines to Grosvenor Lodge from the surrounding neighbourhood and from Western Road. Figures 10a and 10b provide figure-ground diagrams for the site as well as the neighbouring area showing the relationship between built and un-built space. The intent of these diagrams, through quick analysis, is to identify the current "fabric" of built structures (Figure 10a) while addressing and providing credence for the potential for increased density within the proposed Platt’s Lane Estate site (Figure 10b). Although the ideas in the report are recommendations only, at this point in time, the re-development proposal has taken these into account where appropriate. The development of the site needs to meet the universities goals and objectives as well as the communities.

5.4 Conceptual Design

The major design principals used to develop the existing site have been taken from the Urban Design Policies outlined in Section 11.1 of the Official Plan. The proposed buildings are located on the site with consideration to Platt’s Lane and Western Road, the existing residence buildings that will remain on the site, Grosvenor Lodge and the sloped, wooded land on the south end of the property. Refer to Figure 10b which shows a proposed view of the site and neighbourhood.


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The future medium-Rise apartment building provides an anchor for the site as it faces both streets. In effect, it will act as a gateway to the university property because of its location, compact form and scale. The new three storey apartment building follows the edge of Platt’s Lane and maintains the existing street-scape. It does this by its orientation and distance from the street as well as the scale and massing of the building.

The site contains mature trees and landscaping along each street edge and within the site itself. The trees that line Platt’s Lane and Western Road act as a buffer between the street and the existing buildings. The new landscape design incorporates the existing trees and enhances the overall design with new trees and planting beds. Existing trees and shrubs that are dead or over-crowded are to be removed. As a result the tenants have a sense of privacy and pedestrians are provided with an enhanced experience. Within the site, landscaping has been designed to provide a shaded canopy along the fronts of the new buildings and along the edges of the existing parking lot. Flowering shrubs have been added around Grosvenor Lodges’ Carriage House, to define the edge of the universities property and act as a buffer. Additional trees have also been added to enhance the open space of the south end of the site. There are several mature trees which will remain untouched in this area. Refer to Figure 11.

FIGURE 10a – Figure Ground – Existing Development FIGURE 10b – Figure Ground – Proposed Development


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Parking on the site is already located on the interior of the site in a central location. It is adequately screened from the street by the existing buildings. In the future, the corner multi-storey residence will screen the parking from Western Road.

FIGURE 11 – Conceptual Landscape Master Plan


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The height of the proposed new residence is three storeys with the future mid-rise residence building at six storeys. Both proposed structures are shown in the following sectional perspective found on Figure 12a, 12b and 12c. The new three storey building will be 9.0m with a flat roof. It will be no higher than the existing peaked roof, two storey town house units that it replaces. The current three storey residences that will remain on the site are shown in the background. The houses across the street consist of one storey structures with peaked roofs. The new residence will not adversely affect these houses with respect to sunlight, air or privacy. Trees on both side of the street screen the buildings.

FIGURE 12a – Sectional Perspective Looking North thru 3 Storey Residence along Platt’s Lane

10 000 6 900 +/- 6 600 3,400 +/-

19 700


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The location of the future 6 storey medium-rise residence will also not affect the adjacent buildings adversely. Platt’s Lane Estates West is located on the other side of Platt’s Lane and Western Road. Because of the alignment of Platt’s Lane to Western Road at 90 degrees, the three storey residences are located further from the street corner with the intent being that the future 6 storey become the corner anchor for the site as well as a formal entrance to the Platt’s Lane Estate from Western Road.

FIGURE 12b – Sectional Perspective Looking North thru 6 Storey Residence along Platt’s Lane


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The new three storey and the future 6 storey residences have been designed to fit in with the other residence buildings on campus. The design is contemporary but continues the use of stone masonry which is an integral part of collegiate architecture of the university. The three storey building has been designed in three modules, with the stair towers used to break up the overall length. Each stairwell section is stepped back from each module which creates shadowing. The six storey residence building extrapolates from the same architectural themes introduced in the three storey residence. The verticality is created by adopting the same module dictated by the interior (living) units over the 2nd to 6th floors while the 1st floor cladded in stone grounds the structure to the site. Since these residences contain apartments, the windows have been used to create visual interest through the use of different window openings. As well as allowing light and air into the apartments, the windows are used to create patterning. The use of the stone masonry, curtain wall and composite aluminum panels with a wood finish are used to break up the overall massing and tie into materials used in traditional ‘house’ construction. Refer to Figures 13a to 13g for images of proposed developments - conceptual design.

FIGURE 12c – Sectional Perspective Looking West thru 6 Storey Residence along Western Road


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FIGURE 13a – Proposed Development View of Typical Module of 3 Storey Residence

FIGURE 13b – Proposed Development View looking south-east at Western Road & Platt’s Lane corner with 6 Storey Residence in foreground and 3 Storey Residence in background


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FIGURE 13c – Proposed Development View looking west down Western Road with 6 Storey Residence in background

FIGURE 13d – Proposed Development View looking north down Platt’s Lane

FIGURE 13e – Proposed Development View looking east down Trott Drive


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5.5 Sustainability

The design of the proposed new three storey residence as well as the future six storey medium rise residence takes into account the following strategies for sustainability: - Selecting plant species that are low maintenance, thereby conserving water, - Adding trees on the site and adjacent to the buildings, sidewalks and parking area that provide shade, - Maintaining the current recycling program on the site, - Increasing the density of the existing site to increase the efficiency of land use, - Design the building systems for the efficient use of energy, - Design the building envelope to LEED Silver standards which includes high efficiency glazing, and increased insulation

in wall cavities and roofing system, - Use low V.O.C. emitting materials and materials that contain re-cycled content, - Use regional materials and services, - Utilize natural ventilation.

FIGURE 13f – Proposed Development Views from Platt’s Lane at parking entrance

FIGURE 13g – Proposed Development View looking north from interior parking area


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6 URBAN DESIGN BRIEF

6.1 Neighbourhood Character Statement Character & Image: Platt’s Lane Estates East is located in a neighbourhood that consists of a mix of residential building types and styles. The street is

composed of single family dwellings and medium density multi-family apartments that are located to the south, east and west of the existing residences. There is also a one storey medical building located on the west side of Platt’s Lane to the south.

Nearest to the residences, on the south-eastern boundary of the property, the historic estate of Grosvenor Lodge is located. It was built in 1853 and the property is all that remains of the original farmlands. It is currently owned by the City of London and houses the London Regional Resource Centre for Heritage and the Environment. To the north, along Western Road, Western University has built three multi-storey residences and is in the process of building a fourth. Low-rise private student residences are located in the neighbourhood to the east of the site and along Western Road. Generally, the residential buildings in this neighbourhood have been built using masonry cladding or siding with wooden windows, doors and sloped roofs covered in shingles. They range in date from the 1950’s to recent times, with the exception of Grosvenor Lodge, which is one of the oldest buildings in this area. The houses are typically one storey structures mixed with some two storey houses. Platt’s Lane Estates East and West have each been built as a complex with multiple buildings. They have their own internal streets with access to shared parking lots. The buildings have been built as either townhouses or three storey apartment buildings. They were built in the 1970’s and are constructed with stucco, siding and either brick masonry on the town house units or concrete block masonry and siding for the three storey buildings. The three storey residences are constructed with concrete decks, balconies with painted steel guards and shingled roofs. Wood fencing has been used for privacy fences. The single family dwellings are oriented so that they face the street and generally follow the same setbacks depending on when they were constructed. They each have driveways that give access directly to the street. The residence buildings are set back from the main roads within landscaped areas and connected by either internal paths or roads. The neighbourhood has mature trees and landscaping as does the site. There is a combination of wooded areas such as the sloped land that runs along the south edge of the property over to Grosvenor Lodge property and Western Road. Some of the existing trees will have to be removed to make way for the new residence building(s) but new trees and planting beds are proposed around the building. As well, the landscape design has added a buffer between the Carriage House at Grosvenor Lodge and Platt’s Lane East.


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6.2 Streetscape Photographs

FIGURE 14 – Existing Streetscape – Key Plan


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Figure 14 – Existing Streetscape WEST SIDE of Platt’s Lane

Cherry Hill High-Rise Apartments Entrance to St. Joseph Health Centre Single Family Residences

Trott Drive Single Family Residences

Entrance to Platt’s Lane Estates West Western Road

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EAST SIDE of Platt’s Lane

Western Road Entrance to Platt’s Lane Estates East

Rear Elevation of Platt’s Lane Estates-North Section

Rear Elevation of Platt’s Lane Estates-South Section Beginning of Elevation Change

South End of Site Essex Street-Pedestrian Access

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Elevation Change - South End of Site Essex Street-Pedestrian Access EAST SIDE of Western Road

Entrance to Cobblestone Crt. Cedar Ave

Entrance to Path Entrance to 3 Storey Apartments Entrance to Cobblestone Crt.

Single Family Residences

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Entrance to Path Single Family Residences

Essex Hall Residences London Hall Residences WEST SIDE of Western Road

Entrance to Althouse FEB & Perth Hall Perth Hall Residences

Entrance to Platt’s Lane Estates West 3 storey Apartments

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Platt’s Lane Platt’s Lane Estates West

Park Platt’s Lane

Platt’s Lane Estates East

Entrance to Grosvenor Lodge

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3 Storey Apartments

939 Western Rd 3 Storey Apartments Hollywood Cres.

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6.3 Compatibility Report Built Form Elements The site is located in a neighbourhood that consists of a mix of building types and functions. The immediate neighbourhood combines a historically significant site and heritage building, housing for married university students and adjacent streets that house one and two storey single family dwellings. The proposed design for the re-development of the Platt’s Lane Estates-East is suitable to the surrounding neighbourhood as outlined below.

Site Design:

Consideration has been given to the siting of the new residence buildings and how they relate to the street and adjacent buildings. - Both proposed residence building types will define the entrance into the site by their placement. The future 6 storey

residence clearly defines the corner intersection at Platt’s Lane and Western Road. The new three storey residence maintains the gate way effect already defined by the current town houses.

- The new three storey residence building is located parallel to Platt’s Lane, in the same location and orientation on the site as three of the existing townhouse units that are to be demolished.

- Vehicular access to the Platt’s Lane Estates East is through a driveway that leads into the site and to the shared parking lot.

- The main entrance is located facing the parking lot but there will be access through the two centre stair towers to Platt’s Lane via new paths. There are exit stairs at either end of the building which lead to the front sidewalk and the interior access road.

- The driveway from Platt’s Lane also allows views into and out of the site. - The existing and new residences can be viewed from both Platt’s Lane and from Western Road. Existing trees act as a

buffer between the streets and surrounding buildings such as Grosvenor Lodge. - New landscaping is proposed around the new residence which will enhance at-grade views. - The new residence will extend into the vacant area to the south of existing townhouses. This area will have new

landscaping that will tie-into the treed area that follows the slope down to the backyards of the houses on Essex Street. - The new residences will be accessible by paths that lead to entrances that are at grade. - A new sidewalk will extend all along the front of the new residence within the site. - Existing Interior site paths and sidewalks lead to the various buildings. A new path is proposed that will allow access

between Grosvenor Lodge and Platt’s Lane Estates. This is discussed in the HIS Report which is included with this submission. The path is indicated on the site and landscape plans.


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FIGURE 15 – Architectural Site Plan


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Public Connections and Servicing:

The site is located at the junction of Platt’s Lane and Western Road and is connected to the surrounding neighbourhood in the following ways: - Pedestrian traffic is common in the neighbourhood as is the use of public transportation. - Sidewalks run on both sides of Platt’s Lane and through-out the neighbouring streets. - Bus stops are located on Platt’s Lane and Western Road just outside the university housing complex (refer to Figure 2). - The site is located to the north-east of the Cherry Hill commercial area with a mall containing banks, library, shops,

cafes and a grocery store. The proposal is also indicating a pedestrian path connection with Grosvenor House. - Garbage and re-cycling is currently collected from the site. The revised location is shown on the site plans. Massing & Articulation The new three storey residence maintains the mass of the current residences but extends the building form. The residence will be a long and linear form but its mass has been broken up by designing it as three linked modules. - The main entrance to the three storey building is located between the first and second apartment unit and will contain

the elevator for the building. - Landscaping and a wide sidewalk will define the entrance as well as the architectural treatment. The future medium-rise six storey residence is shown as a compact L shaped form. - The main entrance to the future residence will be located at the corner of Western Road and Platt’s Lane and will be

defined by the wide sidewalk and landscaping – it’s purpose will be to define the Western Road / Platt’s Lane corner. There will be minor entrances located on the east and south sides as well.

The scale of the proposed buildings is in keeping with the adjacent buildings. - The new three storey residence will be approximately the same height as the existing residence buildings that are

located at the rear of the site. - The future mid-rise residence is planned to be six stories in height, similar to the other university residences on Western

Rd. - Both residences are located away from the neighbouring heritage buildings at the Grosvenor Lodge property. Both of the residences are to be apartment style buildings with flat roofs. - The roof line of the new three storey residence is broken up by the surface of the façade which steps in and out. Shadowing effects on adjacent properties are minimized due to the location of the new buildings. The residences to the west are located across the intersection at Platt’s Lane and Western Road and an interior driveway and boulevard. The one storey houses in the neighbourhood are located farther down the street from the future residence and at a sufficient distance from the new three storey building.


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As well, the future medium-rise building is oriented so that it faces the end wall of the new three storey residence and will not affect individual units. Because of the orientation of the buildings, the existing three storey residence will be affected in the afternoon.

The three storey residence has been designed to increase the building setbacks to the street. The future medium-rise six storey residence is located well within the required setbacks and the shape of the building itself as well as the screening provided by the property fence and existing trees will help to mitigate against any feeling of encroachment along Western Road and/or Platt’s Lane. The residences are designed so that there is sufficient space around the buildings. The university always strives to maintain a balance between the privacy of the individuals who will live in the buildings and their safety. With that in mind, site lighting is very important as are wide, clear entrance ways.

FIGURE 16 – View of the Proposed Development


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Architectural Treatment The intent of the materials selected for the new three storey as well as the future six storey residence is to modernize and compliment the buildings on campus. The proposed materials are stone masonry, aluminum panels and glass windows and curtain wall. The aluminum panels will be composed of aluminum coloured panels combined with wood accents. Rather than using actual wood, aluminum panels are proposed that have the appearance of wood. Refer to Figure 17, which shows the building materials within a portion of the elevation. Using stone masonry will continue the tradition begun with the universities buildings.

The entrances and exits will be clad in glass curtain wall which will provide a contrast to the three apartment modules. They are also setback from the main elevations. The window openings and the selected materials have been designed to create patterns, thereby providing visual interest in both the linear three storey building and the six storey ‘L’ shaped building. The patterns are created both vertically and horizontally which helps to break up the mass. Contrast is created by the façade stepping in and out. This also breaks up the horizontal line of the parapet.


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FIGURE 17 – Building Materials


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7.0 CONCLUSIONS The proposed re-development of the Platt’s Lane Estate East site and associated increase in density ties in with the direction that the City of London’s Official Plan and the Provincial Governments planning policies follow. In particular, the proposal will make use of land and resources in an efficient and sustainable manner while creating an area in the City that is both enjoyable and safe to live in. The proposed re-development expresses sound design principles through the location and massing of the new residence buildings and takes into account the surrounding neighbourhood.

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