29 New End
Hampstead NW3 1JD July 2011
KSR Architects 14 Greenland Street London NW1 0ND t (020) 7692 5000 e mail@ksr-architects.com www.ksr-architects.com
Design & Access Statement
INTRODUCTION
DESIGN TEAM
New End
July
Design & Access Statement
2011
PROJECT PROPOSAL
Planning Consultants
DP9
Architects
KSR Architects
Structural Engineers
TWS
Energy Consultants
Hoare Lea
Environmental Consultants
Hoare Lea
M&E Engineers
Hoare Lea
Traffic Consultants
TTP Consulting
Sunlight & Daylight Surveyor
GIA
Landscape Architects
Bowles & Wyer
Arboriculturalist
Tree Projects Ltd
Historic Consultant
KM Heritage
This Design & Access Statement supports the detailed application for Planning Permission and Conservation Area Consent for the redevelopment of 29 New End, Hampstead. The application is made on behalf of our client, Karawana Ltd. and is for the demolition of the existing building and the construction of 15 apartments with associated basement car parking, amenity space and surrounding landscaping. This Statement should be read in conjunction with the supporting documents.
1.0
CONTENTS
CONTENTS
1.0
INTRODUCTION Project Proposals
2.0 2.1 2.2 2.3 2.4 2.5 2.6
SITE & CONTEXT Context Description Aerial Photographs Photographs for the Site Context Conservation Area Site History Site Description Photographs of the Site
3.0 3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 3.9 3.10 3.11 3.12 3.13 3.14 3.15 3.16 3.17
DESIGN Design Development Previous Scheme Design Principles Design Development London Borough of Camden Consultation Summary Design Consultation Design Consultation Design Consultation New End Public Exhibitions Plan Form Principles Proposed Section Elevational Design Elevational Design Appearance and Materials Landscape and Open Space - Existing Photographs Front area Landscape proposal Rear area Landscape proposal Proposed View Proposed View
4.3
ACCESS Access Statement Access and the Site Context Access to the Development Internal Layout and Inclusive Design Emergency Access Refuse / Delivery Access Servicing/ Maintenance Access Substation Transportation
5.0
ENVIRONMENT Sustainability and Energy Statement
6.0 6.1
APPENDIX Crime Impact Statement Meeting Lifetime Homes Standard
4.0
LOCATION PLAN
New End
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4.1 4.2
SITE & CONTEXT
CONTEXT DESCRIPTION The site is located within the Hampstead Conservation Area. It occupies a prominent location on New End and is highly visible from surrounding areas due to its topography. The site is predominantly accessed from New End, a one way road from Heath Street. Its boundary to the east is a public pedestrian path, Christ Church Passage, which links New End with Cannon Place. Onto New End, the site is positioned between the New End Theatre and the large residential block of Carnegie House. To the south, on New End, are 19th Century cottages, reproduction Georgian housing from the 1990s and early 18th Century terraces. The Grade II listed and prominent Christ Church occupies the northern boundary and overlooks the site’s designated “private open space”. From Hampstead Square to the west, this area of the site is also framed in the context of the Grade II Listed Lawn House and Nos 10 and 11 Hampstead Square. The combination of a range of building typologies (from churches to cottages) and a range of historical development dates leads to the area being varied in its scale and architecture. The regular terraces from Heath Street move down past the site, separating into a more domestic and looser arrangement. Thus its immediate and greater context are characterised by a variety of residential building styles as well as other building types – churches, schools, hospitals etc. 2. 7. 8.
9.
In a very small radius of just a couple of hundred metres, from Heath Street in the west to Well Walk in the east, and from New Court in the south to Christ Church in the north, there is an extraordinary variety of building types, sizes, styles and age. Unlike other parts of London, where the development of land and estates by single builders resulted in the Georgian squares or Victorian terraces, there is no single architectural style that characterises the area around New End or indeed across Hampstead. (extract from KM Heritage supporting Historical document) The area has good transport connections with Hampstead Underground Station (Northern Line) within 150m and mainline rail connections at Hampstead Heath for the City. There are numerous bus services operating within the vicinity of the site as well as good access to the M1 and wider motorway network.
4. 3.
Surrounding Building Key:
1. 5. 6.
LOCATION PLAN
1. 2. 3. 4. 5. 6. 7. 8. 9.
29 New End (Existing building) Christ Church Lawn House Christ Church Cottage Carnigie House New End Theatre Christ Church School 10 Hampstead Square 11 Hampstead Square
BUILDING IDENTIFICATION IN THE SITE CONTEXT
New End
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2.0
SITE & CONTEXT
AERIAL PHOTOGRAPHS
VIEW FROM SOUTH
VIEW FROM WEST
VIEW FROM NORTH
VIEW FROM EAST
New End
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2.1
SITE & CONTEXT
PHOTOGRAPHS OF THE SITE CONTEXT
07
02
01. PEDESTRIAN BACK ROUTES
02. CHRIST CHURCH & PRIVATE OPEN SPACE
03. NEW END VIEW WEST
04
01
03 05 06 08
04. CHRIST CHURCH PASSAGE VIEW SOUTH
05. CHRIST CHURCH PASSAGE VIEW NORTH
07. CHRIST CHURCH PASSAGE VIEW NORTH
06. NEW END THEATRE
08. EXISTING NURSES’ ACCOMMODATION
New End
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2.2
SITE & CONTEXT
LISTED BUILDINGS SURROUNDING THE SITE
CONSERVATION AREA The site is located within the Hampstead Conservation Area, within Sub Area Two: Christ Church / Well Walk.
1 2
The Christ Church / Well Walk sub area is comprised of six identifiable areas, the site sits between that of New End / New End Square (to the South) and Christ Church (to the North)
3
4
6
The site is described in the LB Camden Conservation Area Statement (published 2002) as: 7
5
8
10
6:
Christ Church 6 Cannon Place Grade II
7:
9
Christchurch School and School Houses, 57 Christchurch Hill Grade II
11
12
3: 4: 10:
Lawn House, 5 Elm Row (side viewed from exsiting Nurses Hostel building)
Grade II
5: 6: 7: 8: 9: 10: 11: 12:
11:
Original Workhouse Block at Former New End Hospital, New End (right) Nos. 10-14 New End (left) New End
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Grade II Grade II
13:
As a whole, Hampstead is a Conservation Area of considerable quality and variety. A range of factors and attributes come together to create its special character. These are principally: its topography, the Heath and the range and excellent mix of buildings.
13
Listed buildings within the site context 1: 2:
New End changes east of the pub as the road widens and the type of buildings alters. The Nurses Home sits above the road level and is five storeys high with pitched roof and a ground floor that is set forward. It is a plain building with casement windows. There is mature horse chestnut in front of the Nurses Home, softening slightly the buildings overbearing quality as it looms over the street.
No. 1 Cannon Place Grade II Cannon Hall, Squire’s Mt Grade II* Cannons Lodge, Squire’s Mt Grade II* Vine House, Hampstead Square Grade II Nos. 7-9, Hampstead Square Grade II Friends Meeting House Grade II Nos. 1,2,4 & 5 Hampstead Square Grade II No 2 Elm Row Grade II No 1 Elm Row Grade II* Christ Church, Cannon Place Grade II Christchurch School and School Houses, 57 Christchurch Hil Grade II Providence Corner and Cannon Cottage, 24 Well Road Grade II Elm Lodge and Attached Garden Wall, 2 Elm Row Grade II* Lawn House, 5 Elm Row Grade II Stables of the Duke of Hamilton Public House, 5 Elm Row Grade II Original Workhouse Block at Former New End Hospital, New End Grade II Nos. 10-14 New End Grade II Circular Ward and Attached Ablution and Water Tank Tower at Former New End Hospital, Upper Hampstead Walk Grade II* Infirmary Block and Linking Corridors at Former New End Hospital, 1 Upper Hampstead Walk Grade II
Listed Buildings Buildings which make a positive contribution
SUB AREA TWO: CHRIST CHURCH / WELL WALK (LB Camden Conservation Area Statement - page 17)
2.3
SITE & CONTEXT
SITE HISTORY A detailed Historic Environment Assessment prepared by KM Heritage accompanies this planning application. The images to the right document the site development, indicating the existing building dates from around the 1950’s. With the exception of the small building in the map of 1864 the existing building appears to be the first to be constructed on the site. The existing building was formerly used as a nurses’ hostel, serving the workers of the New End Hospital, on the south side of New End. The hospital remained in use until 1986, when it was sold and the proceeds used to fund the redevelopment of Queen Mary’s Maternity Home. The hospital buildings were converted to residential accommodation in the late 1990’s.
1762
1864
1866
1893
1936
1953
New End
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2.4
SITE & CONTEXT
SITE DESCRIPTION The existing building on the site of 29 New End was formerly in use as nurses’ accommodation, that was associated with the nearby former New End Hospital. The building has been vacant since 2005. It appears to have been built in the early 1950s. The building is T-shaped, with a block facing New End and a block running back northwards into the site. 29 New End is within the Hampstead Conservation Area, and there are a number of listed buildings in close proximity to the site. The present building on the site is an unremarkable and generic mid20th century structure; it is configured over ground and four upper floors and provides 75 single bedrooms. The property is set in grounds extending to 0.238 hectares (0.588 acres). The building has an area of 2,720 sq m (29,278 sqft). It lacks elegance and good proportion, and sits on its site in an expedient fashion that is unrelated to the context. It presents itself as an impervious block, offering an unfriendly relationship with the street at ground level. Within the context of the Christ Church / Well Walk conservation area it is not indicated making a positive contribution to the Conservation Area. The building and the site are now in a poor condition. The site is terraced from the top, adjacent to Christ Church to the north, down to New End at its southern boundary. The overall level change across the site is 7.5 meters. In addition to its overbearing quality, the building sits on a series of tiered plinths and has no relationship at the Southern perimeter, at street level to New End.
CAMDEN DESIGNATED PRIVATE OPEN SPACE Local Development Framework Proposals Map (adopted 2010)
The northern part of the site is designated as Private Open Space number 157, following the LB Camden Policy CS15: OPEN SPACE Policy CS15 of the adopted Core Strategy (2010) seeks to secure improvements to open space from developments that create an additional demand for open space. Policy DP31 of the adopted Development Policies (2010) seeks to increase the quantity and quality of open space in Camden. The Draft Site Allocations document requires development on the proposal site to protect the Christchurch Passage Open Space which forms the northern part of the site. The landscaping improvements and refurbishment of the Christchurch Passage Open Space to the north of the site will ensure that open space provision in the area is significantly enhanced and is in accordance with policy requirements. Please refer to the accompanying Planning Statement prepared by DP9 for further details regarding this.
CAMDEN DESIGNATED PRIVATE OPEN SPACE Local Development Framework Proposals Map (adopted 2010)
VIEW OF PRIVATE OPEN SPACE FROM CHRIST CHURCH PASSAGE
New End
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2.5
SITE & CONTEXT
PHOTOGRAPHS OF THE SITE
06 03 05
02
07
01
04
01. EAST ELEVATIONS
02. WEST ELEVATIONS
04. EXISTING STEPPED ACCESS
05. VIEW TO LAWN HOUSE
New End
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08
03. NORTH ELEVATION
06. DESIGNATED PRIVATE OPEN SPACE
07. EXTERNAL STEPS UP TO DESIGNATED PRIVATE OPEN SPACE.
08. EXISTING NURSES’ ACCOMMODATION
2.6
DESIGN
DESIGN DEVELOPMENT PREVIOUS SCHEME A planning application for this site was submitted by another developer in February 2008. The images here show the previous proposed scheme. This scheme consisted of 27 apartments of which 14 were private and 13 were affordable. Concerns were raised by local resident groups and Camden Council who considered that the proposed building caused harm to the character and appearance of the Conservation Area within the setting of listed buildings, and that the composition was ‘alien in its context’. Following this, the application was subsequently withdrawn. Karawana Limited, are now looking to redevelop the site with a more appropriate and sympathetic scheme.
New End
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3.0
DESIGN
DESIGN PRINCIPLES The proposed new building on the site is kept to the same area of site as the existing building, replicating approximately the T-shaped plan of the existing and retaining the open space to the rear. The building will be stepped in both plan and massing to provide appropriate articulation and reduce its scale. The remaining open spaces around the building will be well landscaped providing enhancement to New End, the church and surrounding context. The main principles of the new proposals are as follows: • • • • • • •
Scale and massing of the new building to relate to the surrounding buildings. Enhancement of the quality and scale of the buildings onto New End. Creation of a landscaped forecourt onto New End at pedestrian level significantly contributing to and enhancing the street. Protection of the Private Open Space to the rear and landscaping to provide a common garden for residents while enhancing the outlook from adjacent properties and the setting for the church. Maintaining existing views through the site and from adjacent properties. Layout of the proposed building to follow the general T-shape of the existing building. Position of ‘living’ and ‘sleeping’ areas to maximise the views whilst minimising any overlooking to neighbouring properties.
Car parking and various ancillary residential functions are set within the site slope at basement level, leaving the spaces around the buildings to be landscaped and uncluttered. The upper parts of the building are stepped, and the façade to New End is also articulated. The architectural expression of the proposal has been developed from earlier iterations to make a simple, contemporary statement. This involves a simple, clean and elegant composition of volumes in order to respond to the site and its surroundings. Replacing an unattractive building that is no longer in use with a welldesigned, contextual scheme will positively enhance the character and appearance of the Hampstead Conservation Area. The careful scaling and massing of the development preserves and enhance the setting of nearby listed buildings.
SITE PRINCIPLES
New End
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3.1
DESIGN
DESIGN DEVELOPMENT LONDON BOROUGH OF CAMDEN Extensive meetings have taken place with LB Camden planning officers over the past two and a half years and substantial changes have been made to the scheme on each occasion to respond to the issues raised. The process of consultation follows submission of the initial preapplication document in November 2008. The key pre-application meetings and associated design history of the development are outlined in the summary. Illustrative material demonstrates the design development.
New End
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3.2
DESIGN
CONSULTATION SUMMARY 1.
February 2009
- Initial Proposal of 4 Townhouses to New End and 2 detached villas to the rear.
2.
July 2009
- Changes to elevational treatments.
3.
July 2009
- Consideration of ‘Private Open Spaces’ to the rear. - Change in residential arrangement to Apartments, echoing the outline of the existing building.
4.
September 2009
- Significant top floor setbacks to reduce street level scale and impact on New End. - A change in elevational treatment to a more contemporary aesthetic.
5.
January 2010
6.
April 2010
- Refinement of detail and proportion of elements to recognise surrounding architectural style. - Reduction of massing onto Christ Church Passage. - Introduction of a variety of architectural elements, such as balconies, feature windows and recessed balconies. - Change to treatment of the lift shaft elements to reduce scale and increase detail/ variety. - Treatment of facade onto open space refined to relate to Lawn House and 10 & 11 Hampstead Square.
7.
August 2010
- Adjustments to the width of the ‘back building’ at the upper levels to resemble a clearer ‘T-shaped’ building. - Adjustment to side/corner bay to create a building corner with a more vertical character. - Reduction in height of the side bays onto Christ Church Passage and Hampstead Square to reduce massing - Development of the window positions, to echo the more vertical layout of the existing building. - Lowering of rear bay(s) level to provide amenity space to Apartment 14. - Adjustment to slope of roof edge to soften building profile
- Adjustment to positions of main facade and projecting bays to reduce the scale of the elevation. - Development of elevational principles to achieve a contemporary approach whilst recognising the nature of the local conservation area. - Development of details, materials and proportions. - Omission of a second basement level.
A
Christ Church Passage Elevation
-
A
1.
February 2009 First Proposal
Section AA
Initial Proposal of 4 Townhouses to New End and 2 detached villas to the rear.
Elevation to New End
New End
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3.3
DESIGN
Christ Church Passage Elevation
-
Section AA
Changes to elevational treatments.
Elevation to New End
2.
July 2009 Apartments
A
Christ Church Passage Elevation
-
Section AA
Consideration of ‘Private Open Spaces’ to the rear. Change in residential arrangement to Apartments, echoing the outline of the existing building.
A
Elevation to New End
3.
July 2010 Apartments New End
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Design & Access Statement
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3.4
DESIGN
4.
September 2009 Apartments
-
Significant Setbacks to the two upper levels to reduce the scale and the impact to New End Change in elevational style to a more contemporary aesthetic whilst recognising the local context
-
New End - Existing Building
New End - Existing Building
New End - Existing Building
Proposed - July 2009
Proposed - July 2009
Proposed - July 2009
Amended - September 2009
Amended - September 2009
Amended - September 2009
Massing Studies of three Key Views to New End
A
Section AA
A -
5.
January 2010 Apartments
Adjustments to location of main facade and bays to reduce the projection of the front bays Development of elevation principles to achieve a more contemporary approach, whilst recognising the nature of the local conservation area and the design of surrounding listed buildings Omission of second basement level Development of details, materials and proportions
New End frontage
New End
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3.5
DESIGN
Christ Church Passage frontage
-
6.
April 2010 Apartments
-
Refinement of detail and proportion of elements to recognise surrounding architectural style Reduction of massing onto Christ Church Passage Introduction of a variety of architectural elements, such as balconies, feature windows and recessed balconies Change to treatment of the lift shaft elements to reduce scale and increase detail/variety Treatment of facade onto open space refined to relate to Lawn House and 10&11 Hampstead Square
New End frontage
Christ Church Passage frontage
-
7.
August 2010 Apartments
-
New End
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Design & Access Statement
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Adjustments to the width of the ‘back building’ at the upper levels to resemble a clearer ‘T-shaped’ building. Adjustment to side/corner bay to create a building corner with a more vertical character. Reduction in height of the side bays onto Christ Church Passage and Hampstead Square to reduce massing Development of the window positions, to echo the more vertical layout of the existing building. Lowering of rear bay(s) level to provide amenity space to Apartment 14. Adjustment to slope of roof edge to soften building profile
New End frontage
3.6
DESIGN NEW END PUBLIC EXHIBITIONS Public exhibitions have been held on three occasions in order to ensure the local residents have been kept informed of developments and given the opportunity to comment. The response to these exhibitions is fully documented and full consideration has been given to the comments. The topics covered included: The Previous Application Site Strategy Design Development Process Current Proposals Details, Traffic and Sustainability The dates of the exhibitions were as follows: 22nd 20th 2nd
April July December
2009 2009 2010
(Housing Proposal) (Apartment Proposal) (Apartment Proposal)
The feedback from these exhibitions has been considered in combination with the Camden Planning consultation. The changes are identified under the Consultation Summary (3.3)
PRESENTATION BOARDS FROM THE 2nd DECEMBER EXHIBITION New End
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3.7
DESIGN
LANDSCAPED RESIDENTS GARDEN
TERRACED LANDSCAPING
LANDSCAPED FORECOURT
PLAN FORM PRINCIPLES The layout of the plan follows that of the principles of the existing ‘T-shaped’ building, with the front facade addressing the formality of New End and the rear section to the private open space being set back from both Christ Church Passage and Lawn House. The main massing onto New End is articulated in plan to reduce its scale and relate in proportion and articulation to the context.
CARNEGIE HOUSE
The central core of the lift and stair is located in the junction of the rear section and the main building to New End. This is articulated both in form and materials to provide a break between the two, further reducing its scale.
CHRIST CHURCH COTTAGE
The rear portion is articulated with low level side bays to reduce the scale. The overall width of this part of the proposal has been reduced over the period of design development. This reduced width results in a north facade of similar proportions to the other buildings facing onto the private open space to the rear; these being Lawn House and 10 & 11 Hampstead Square. Together they form a cohesive and appropriate setting for Christ Church
PASSAGE CHRIST CHURCH
The principles of internal organisation have taken consideration of outlook, orientation and recognition of privacy to adjoining properties into account.
NEW END
CHRIST CHURCH
Generally living space to both the front building and the rear section are located to the east which has less impact on the privacy of the adjoining owners and better outlook, especially at the upper levels across London. Bedrooms have been located to the south and west where there will be less overlooking. The stepped arrangement of the buildings, whilst reducing the scale and impact of the building, also provide the opportunity for all apartments to have their own balconies and terraces. 7-16 NEW END
The plan organisation of the building allows for significant landscaping to both the rear private open space, forecourt onto New End and landscaping to the sides which provide both visual amenity, communal residents gardens, and enhancement to the surrounding areas.
(Blank Facade)
LAWN HOUSE 10 & 11 HAMPSTEAD SQUARE EXISTING BUILDING OUTLINE
NEW END THEATRE
Living
Third Floor Plan Bedroom
New End
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3.8
DESIGN
PROPOSED SECTIONS These sections show the difference in height across the length of the site, a height of 7.5 from the rear garden level to that of New End. Displayed is the arrangement of single level and duplex apartments, central circulation core, car parking and primary plant areas. Fifth Floor A
Fourth Floor Third Floor Second Floor B
B
First Floor
Ground Floor A
Lower Ground Floor
SECTION USAGE KEY SECTION AA
Circulation Parking/Vehicle Access Apartments Duplex Apartments
Fifth Floor
Plant
Fourth Floor Third Floor Second Floor
First Floor
Ground Floor Lower Ground Floor
SECTION BB
New End
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3.9
DESIGN
ELEVATION DESIGN The principle adopted for the new proposal had been to generally follow the existing building in both plan and massing. The proposal is however significantly different in is style and articulation, resulting in a building which recognises and enhances its setting within the conservation area. The front building onto New End and the rear section have been clearly distinguished by the stair and the lift core element which reduces the massing of the building as a whole. The New End composition is largely symmetrical in its arrangement. The main brick facade is a full level less than the existing with the two upper levels significantly set back and generally not visible from the pavement opposite. The two projecting bays further reduce the scale and relate to both the Georgian building opposite and the height of the adjacent Carnegie House. A clear hierarchy in the arrangement of windows, proportions of the openings and balance of solid to void recognises the classical principles. The corner elements introduce an asymmetry, acknowledging the corner and framing a transition to the Christ Church facades, which are less formal in their composition. The Christ Church facades are stepped to recognise the change in topography. Articulation of the facade reduces the scale and provides a series of terraces for the apartments. Whilst the general principles of window proportion and balance of opening and solid are consistent with the New End elevation, more variation has been introduced resulting in a less formal composition. Large projecting window openings recognise the wonderful views across London at the upper levels whilst providing an element of variation and interest. The elevation to the west, facing Hampstead Square, follows similar principles to the Christ Church Passage elevation whilst recognising the adjacent residential properties in proximity to the site. The rear elevation with the adjacent Lawn House and 10&11 Hampstead Square forms a cohesive composition onto the private open space and a setting for the church. This elevation in its proportion and form are of a more domestic language as a result. The facade is symmetrically arranged, with a hierarchy of window arrangement. The resultant building, whilst contemporary in its treatment, recognises its historical and conservation area context and through the use of materials, proportion, composition and detail will not only relate to its context but will contribute to and enhance the area. PROPOSED ELEVATION TO NEW END New End
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3.10
DESIGN
PROPOSED ELEVATION TO PRIVATE OPEN SPACE
PROPOSED ELEVATION TO CHRIST CHURCH PASSAGE
New End
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3.11
DESIGN
Bronze metal raised seam panels
APPEARANCE AND MATERIALS In arriving at the principles for the style, appearance and materials for the facades, considerable time has been spent in consultation with the local residents and Planning Officers.
PCC Protecting louvred sunscreen
The context has been of prime consideration. The approach seeks to achieve a balance between a building which recognises its historical context and a building which is contemporary and characteristic of its time.
Glass Balustrade
This has been achieved through composition, massing and materials. The essential aesthetic principles are:
Stone Surround
•
Use of appropriate materials, brick, stone, raised seam metalwork.
Projecting stone faced balcony
•
Simple massing and articulation.
•
Balance of glazed opening to solid brick/masonry
•
Punched window openings.
•
High degree and quality of detailing
•
Appropriate proportioning of window elements
The main material used is brick, which will be chosen to recognise the Projecting Bronze framed
context; stone, which is used for copings, window surround details and
surround
balconies, bronze metal raised seam panelling to the upper levels with complementing bronze surrounds to the feature corner windows.
PPC Aluminium Glazing PPC Metal balustrade with timber handrails
Bronze accent panels
Brickwork
Bronze entrance gate
New End
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3.12
DESIGN
Existing condition of the Rear Private Open Space
Existing condition of the Front Areas onto New End
New End
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3.13
Proposed Landscaping Plan Front Areas New End
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3.14
Proposed Landscaping Plan Front Areas New End
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3.15
DESIGN
LANDSCAPING AND OPEN SPACE The proposal retains and respects the importance of the existing mature trees on and around the site, appreciating the visual amenity they currently offer to the area. With the proposed main entry to the building at ground level, the landscaping to the street will reflect the high quality of the proposed building, and enhance the quality of the street. The rear open space will be landscaped to a high standard, offering a private amenity space to the new residents, whilst improving the current situation of this under-used and neglected outdoor space. It is accessed from an on-site route along the west of the site, and also from a higher level up Christ Church Passage. This ramped access will also be used for less-abled access and landscaping maintenance. A garden lift access is also provided for those less-abled, offering level access from the basement car parking to the rear garden level. Access to the refuse store and on-site substation are from the vehicle access route. This is onto New End and positioned for ease of collections and building maintenance. A full illustrative landscaping proposal by Bowles & Wyer accompanies this application, drawing reference 1375-11-01 and 1375-11-02. A comprehensive Arboricultural Report is provided by Tree Projects Ltd in a separate report which should be read in conjunction with this document.
Proposed specimens and ground finishes to the front and rear
New End
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3.16
New End
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3.17
New End
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3.18
ACCESS
ACCESS STATEMENT The proposals have been developed to comply with Part M of the Building Regulations and conform with the requirements of the DDA.
CENTRAL ACCESS LIFT/STAIR CORE
The proposed scheme meets Lifetime Homes Standards, being fully accessible for disabled people both internally and externally. An assessment is included in Section 6 of this report. STEEP SLOPE DOWN
RAMPED ACCESS TO GARDEN
ACCESS AND THE SITE CONTEXT In the wider context, this is not a very accessible site for the physically
RAMPED VEHICULAR ACCESS
impaired due to the surrounding road network being steeply sloping with narrow pavements and traditional cobbled surfaces. Notwithstanding this, considerable care has been taken to ensure that appropriate access is provided both into and within the development. The basement car park is entered from New End and includes 15 STEEP SLOPE DOWN
parking spaces of which 4 are suitable for wheelchair users. From the car park there is level access to the central passenger lift which serves all floors, and an additional lift offering direct access to the rear garden. ACCESS TO THE DEVELOPMENT
ENTRANCE FORECOURT
STEPPED STREET ACCESS
Due to the steeply sloping site, the main entrance to the development is located on a raised forecourt. Two access points are provided from the street to this forecourt; the most direct route is directly in front of the main entrance doors and has five steps (which are ambulant disabled), a second route provides a ramped access suitable for wheelchair
RAMPED STREET ACCESS
users and is located further up the hill. Since this second entry point is closer to the main road transportation, it is likely that it will be used by both able and less-able people and will not be treated as a secondary entrance. Lighting, materials and signing to both entrances will reinforce the fact that they are of equal status. A further access point is provided from Christ Church Passage to the communal garden. This access point will be controlled by a locked gate and has a ramp linking the two levels. Christ Church Passage is a pedestrian route linking New End in the south and Cannon Place in the north. It has steep steps to New End but level access to Cannon Place
LEVEL ACCESS ROUTES WITHIN REAR GARDEN
LIFT ACCESS BETWEEN BASEMENT AND GARDEN
STEPPED ACCESS ROUTE CONNECTING FRONT AND REAR GARDENS
and disabled access is therefore available from the north. An accessible internal route to the garden is also available from the proposed apartment building. A wheelchair lift links the accessible basement car park and garden level. The garden is designed to be level, accessible and enjoyed by all.
New End
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4.0
ACCESS
INTERNAL LAYOUT AND INCLUSIVE DESIGN The design takes into account the following legislation and design guidance: -
CPG 1 Design
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CPG 2 Housing
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Building Regulation 2000 - Part M
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DDA 1995
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BS8300 2001 Design of Buildings and their approaches to meet the needs of Disabled People - Code of Practice (BSI)
The design of thresholds, door and corridor widths and lift sizes will all be designed in accordance with the requirements of Part M of the Building Regulations. A central lift provides wheelchair access to all floors, linking the ground floor entrance, the basement car park and all residential floors. Level access is provided to all apartments. The internal arrangement of the generously planned apartments provides appropriate facilities, turning circles, corridor widths etc to all full access and inclusion of disabled people. Duplex apartments are located on ground and lower ground floors at the front of the building (Units 1 and 1) and on first and second floors at the rear of the building (Units 8 and 9). The entrance to Units 1 and 2 is at ground floor and there is no lift access to the lower floor however the master bedroom with en suite facilities is located at this entrance level. Units 8 and 9 have access to both floors from the central lift. The apartments are designed such that the main entry level at second floor has the common living areas as well as a study capable of conversion to a bedroom and a Wc which is large enough to include a shower (these areas highlighted in the plan left). UNITS 8 AND 9 POSSIBLE CONVERSION ROOMS
PART M COMPLIANT
1500X1500mm
LIFT TO ALL FLOORS
ZONE TO LIFT
FIRE ESCAPE STAIR TO ALL FLOORS
New End
July
Design & Access Statement
2011
1500mm TURNING CIRCLE TO PRINCIPLE ROOMS
4.1
ACCESS
RAMPED VEHICULAR ACCESS
EMERGENCY ACCESS Access to the site for emergency vehicles is limited to the main (New End) stepped street access. From this location the fire brigade will have access to the central staircase for fire fighting and to the building perimeter via Christ
REFUSE AND SUBSTATION ACCESS
Church Passage and the garden access route. The area for congregation in the event of an emergency will be the pavement on the opposite side of New End. Within the building a refuge will be located and clearly identified at each floor within the central lobby. This will be readily accessible for the emergency services. REFUSE/ DELIVERY ACCESS Refuse and recycling storage facilities are in accordance with the Council’s requirements. A common refuse/recycling store is located adjacent to the car park access on New End. Residents/a concierge service will be responsible
STEPPED STREET ACCESS
for taking their waste to this location and putting it in the bins provided. These will be emptied by the local authority. The refuse store is easily accessed from both the main entrance via the steps/ ramped routes and from the car park access road. Day to day deliveries will be carried out from New End. The road is wide enough to allow a delivery vehicle without affecting the flow of traffic. Access to the building will be controlled by a call button at the entrance. SERVICING/ MAINTENANCE ACCESS
RAMPED STREET ACCESS
The development has been designed to ensure a high standard of servicing and maintenance. •
All windows can be cleaned either from within or from a terrace or balcony.
•
The main plant rooms are located on the lower floors with access directly
•
The central staircase extends to roof level to give direct access from a
•
All necessary personnel protection will be provided.
from the car park. common area.
SUBSTATION An existing on-site substation will be relocated to a secure, accessible area PROTECTED STAIR TO BASEMENT LEVEL
PROTECTED STAIR TO UPPER RESIDENTIAL LEVELS
RESIDENTIAL FIRE LOBBY TO PROTECTED ENTRANCE HALL
New End
July
Design & Access Statement
2011
within the development, to New End.
4.2
ACCESS
TRANSPORTATION A separate report has been prepared by the Traffic Engineers, TTP Consulting, has been submitted as part of the application. In summary, a below ground car park for 15 cars has been included in the scheme (1 per apartment). The proposal also includes 22 cycle parking spaces located in a separate locked store within the car park. The car park is accessed via a two way ramp onto New End.
DISABLED PARKING SPACES
STANDARD CAR PARKING SPACES
New End
July
Design & Access Statement
2011
4.3
ENVIRONMENT
SUSTAINABILITY AND ENERGY STATEMENT A Sustainability Statement and Energy Statement prepared by Hoare Lea accompanies the application. Measures include: CHP, community heating, photovoltaic panels and many ‘Be Lean’ energy efficient measures, the CO2 emissions reduction required to comply with Part L1A of the Building Regulations 2010 will be achieved. The scheme will also comply with the requirement to achieve a 25% reduction in CO2 emissions over Part L1A 2006 in order to ensure the development can achieve a Code for Sustainable Homes Level 3 rating. In addition, by providing a stand alone district heating system to serve the development it allows the building to be “future proofed” in that if an area wide district heating system became available in the area the infrastructure within the building will be provided to allow connection.
New End
July
Design & Access Statement
2011
5.0
APPENDIX
CRIME IMPACT STATEMENT A meeting was held with Adam Lindsay, CPDA for LB of Camden on 26 November 2010 to discuss matters relating to security for the development. It is the intention for the development to be designed in accordance with the Secured By Design principles. The following items were raised: 1.
Key or Fob activated vehicle entrance full height and width self activated.
2.
All residential and communal doors to be in accordance with BS PAS 23/24.
3.
Provide gating to side of building to reduce movement around the building. 2.5m with topping
4.
Accessible windows / patio doors to comply with BS 7950, fitted with 6.4mm laminated glass
5.
Access control audio and video
6.
Post positioned on perimeter wall.
7.
Utility meters located in a communal area.
8.
Clear and uniform lighting required across the development
9.
Bin/cycle store self closing and locking door.
10.
Alarms to be to a police standard (corroborative/intelligent
11,
CCTV is not needed. Normally commissioner guidelines to be
alarm system) consulted at a later stage. The site is not considered to be of high security risk. In principle the developer is willing to incorporate any reasonable proposals that will enhance the security and crime prevention of the scheme.
New End
July
Design & Access Statement
2011
6.0
APPENDIX
MEETING LIFETIME HOMES STANDARDS The proposed scheme meets Lifetime Homes Standards, being fully accessible for disabled people both internally and externally.
LIFETIME HOMES STANDARD
COMMENT
1.
Where there is car parking adjacent to the home, it should be capable of enlargement to attain a 3300 mm width
Scheme fully compliant 4 full disabled parking bays are provided in the basement car park
2.
The distance from the car parking space to the home should be kept to a minimum and should be level or gently sloping
Scheme fully compliant An underground car park has access to a central lift serving all floors_
3.
The approach to all entrances should be level or gently sloping
Scheme fully compliant
4.
All entrances should be illuminated, have level access over the threshold and have a covered Scheme fully compliant main entrance The entrance to all apartments is from the central hall at each level.
5.
Communal stairs should provide easy access, and where homes are reached by a lift, the lift Scheme fully compliant should be wheelchair accessible
6.
The width of internal doorways and hallways should conform to Part M, except where the approach is not head on and the corridor width is 900 mm, where the clear opening width should be 900 mm rather than 800 mm. There should be 300 mm to the side of the leading edge of the doors on the entrance level
Scheme fully compliant
7.
There should be space for turning a wheelchair in dining areas and living rooms and adequate circulation space for wheelchair users elsewhere
Scheme fully compliant
8.
The living room should be at entrance level
Scheme fully compliant
9.
In houses of two or more storeys, there should be space on the ground floor that could be used as a convenient bed space
Scheme fully compliant
10.
There should be a wheelchair accessible entrance level toilet with drainage provision enabling a shower to be fitted in the future
Scheme fully compliant The toilet will require some adaption but adequate space is allowed.
11.
Walls in bathrooms and toilets should be capable of taking adaptations such as handrails.
Scheme fully compliant
12.
The design should incorporate provision for a future stair-lift and a suitably identified space for potential installation of a through the floor lift from the ground to the first floor, for example to a bedroom next to a bathroom
Not applicable All duplexes have lift access to both floors.
13.
The design should provide for a reasonable route for a potential hoist from a main bedroom to the bathroom
Scheme fully compliant
14.
The bathroom should be designed to incorporate ease of access to the bath, WC and wash basin
Scheme fully compliant
15.
Living room window glazing should begin at 800 mm or lower, and windows should be easy to open/operate
Scheme fully compliant
16.
Switches sockets, ventilation and service controls should be at a height usable by all (i.e. between 450 mm and 1200 mm from the floor)
Scheme fully compliant
New End
July
Design & Access Statement
2011
6.1