3-5 Radnor Walk & 111-115 King’s Road London SW3
Pre-Application Submission April 2011
14 Greenland Street London NW1 0ND t (020) 7692 5000 e mail@ksr-architects.com www.ksr-architects.com
CONTENTS
CONTENTS 1.0
PROJECT INTRODUCTION
1.1 1.2
Consultation history Elevation identification & key view positions
2.0
STREET ELEVATIONS
2.1 2.2
A - The Triptych and the Chelsea Potter B - Radnor Walk and the Commercial Corner
3.0
RESPONSE TO CONSULTATION
3.1 3.2 3.3 3.4
Elevational treatments: Townhouses Rear Office Building Commercial and Apartment Building
3.5 3.6 3.7 3.8
Third Floor to Kings Road Projection forward at the upper level Ground floor infill between 109-111 Proposed Rear Office Building
4.0
PERSPECTIVE PROPOSAL
APPENDIX Proposed area schedule
Radnor Walk Pre Application Submission
April 2011
PROJECT INTRODUCTION
CONSULTATION HISTORY
A pre-application meeting with RBKC to discuss land use principles took place on the 17th June 2010. A site meeting with RBKC officers was held on the 28th October 2010, followed by a meeting with RBKC to discuss the design principles on the 10th November 2010. It has been noted that none of the buildings on the site make a positive contribution to the conservation area. The buildings are currently vacant.
Consultation History Radnor Walk Pre Application Submission
April 2011
1.1
PROJECT INTRODUCTION
ELEVATIONS • •
01 03
A - The Triptych & the Chelsea Potter B - Radnor Walk Terrace and Commercial Corner
KEY VIEW POINTS • • • • •
A
01 02 03 04 05
-
Kings Road view from East Kings Road View from West Kings Road frontage from Jubilee Place Radnor Walk frontage from South M&S Service Yard/Charles II Place
02
05
B
04
Key Elevations Key Surrounding Views
Elevation identification and Key View Points Radnor Walk Pre Application Submission
April 2011
1.2
STREETS - ELEVATIONS
A - THE TRIPTYCH & THE CHELSEA POTTER
01
02
03
04
05
The Kings Road Context
The Triptych
This strip elevational photograph displays the context elevations to the site. From this image five ‘street sets’ become apparent.
Working as a triptych acknowledges the need for our ‘set’ to work together, and in consideration for one another, in order for it to be reinforced and enhance the conservation area.
As seen above these ‘sets’ are usually separated by the road network, but in the case of our site two sets exist up against one another (01 & 02)
Grain, proportion, elevational hierarchy, scale and the fractured skyline all contribute to the elements of the existing triptych, with number 109 being the focus of the three buildings.
Identification of the Surrounding ‘Street Sets’ 01
Post-modern design. Overtly commercial grain. Merger of continuous commercial plinth into main body of the building. Lack of hierarchy in the elevational treatment.
02
Redevelopment over a range of different periods. An echo of the historic grain of the previous plots. Continuous commercial plinth acts as a separate element to the front elevation. Hierarchy in the elevational treatment, the Triptych.
03
Redevelopment over a range of different periods. An echo of the historic grain of the previous plots. Continuous commercial plinth acts as a separate element to the front elevation. Hierarchy in the elevational treatment.
04
Redevelopment over a range of different periods. Redevelopment that respects that of existing massing, if not the grain of the previous plots. Commercial aspect of the ground floor, but not as a separate attached mass. Simple elevational arrangement.
05
Redevelopment over a small period of time. Large scale. An echo of the historic grain of the previous plots. Continuous commercial plinth acts as an integrated element to the front elevation. Hierarchy in the elevational treatment.
105 Kings Road
109 Kings Road
111-115 Kings Road
A - Kings Road Elevation Radnor Walk Pre Application Submission
April 2011
2.1
STREETS - ELEVATIONS Existing Condition
A - THE TRIPTYCH & THE CHELSEA POTTER • •
• •
Framing of No. 109 as the centre of the Triptych Introducing a facade proportion which references that of the historic plot widths, at the ground and upper floors Continuation / reinforcement of the fractured skyline through the roof top elements Continuation of the ground plinth, through infilling of the existing access route Proportion of main facade inconsistent with historic plot widths and proportions of surrounding buildings
The separate identity of the buildings along the Kings Road is apparent from the long perspectives to the east and west along the road.
Pre-App 01
From the analysis on the previous page, the alternating architecture of the upper floors, above the continuous ground plinth, is the identity of these as separate buildings. When considering the development of the corner building, the Chelsea Potter needs recognition as its immediate neighbour to the West. The proportions of this facade, further influence and inform the proposal.
Proportion of main facade inconsistent with historic plot widths and proportions of surrounding buildings
Third floor at roof level prominent with reference to that of the First and Second floor
Current Proposal
105 Kings Road
109 Kings Road
111-115 Kings Road
Radnor Walk
119 Kings Road (Chelsea Potter)
Proportion of main facade consistent with historic plot widths and proportions of surrounding buildings
Third floor at roof level subservient to that of the first and second floor facade.
Elevation A - The Triptych & The Chelsea Potter Radnor Walk Pre Application Submission
April 2011
2.1
STREETS - ELEVATIONS Existing Condition
B - RADNOR WALK AND THE COMMERCIAL CORNER • • • • •
Removal of the plant room massing Introducing a rhythm to the Radnor Walk section, through active openings, and facade hierarchy Continuation of the facade elements (plinth, and cornice definition) in the correct proportions Subservient massing to the third floor Finishing the corner, relating to the historic ‘two room deep’ Georgian town house.
The regular terraces onto Radnor Walk step down, following the natural typography towards the Thames. Pre-App 01
This is most apparent at the parapet level, where a physical break occurs, but is reinforced at the occupied ground/street level where the level of the stucco fractures at these points.
Rhythm of the terrace ended by the long articulated end building
Plant room positioned within the domestic realm, disrupting the scale
Although the stucco band indicates where these breaks occur, it also ties the entire street elevation together, where further irregular elements occur (in this case, there being two openings - a window and a door - at this level, compared with the single openings above). The single existing pedestrian openings onto the terrace are limited and oversized in their scale, relating to the vehicular openings and with a commercial proportion of the Kings Road rather than that of Radnor Walk.
Vehicular Access Route
Single pedestrian entrance to the existing building which is a similar scale to that of the vehicular access
Radnor Walk Pre Application Submission
Corner needs to be contained, Third floor Change Proposed town houses referencing the historic building dominates in continue the step up from pattern to reinforce the prominence the scale of scale Radnor Walk to the intersection of the Kings Road the corner with the Kings Road building Current Proposal
April 2011
Corner is contained, referencing the historic building pattern and reinforcing the prominence of the Kings Road
Form and extent of the third floor now subservient to the main building
Fragmented change in scale
Proposed town houses continue the step up from Radnor Walk to the intersection with the Kings Road
Elevation B - Radnor Walk 2.2
RESPONSE TO CONSULTATION
COMMENT At the previous pre-appliction meeting the design was still at a massing phase. The detailed elevational design of the current proposal aids the understanding of the reality of the proposal as a building within its context.
Since the previous submission we have: • • • •
Refined the elevations, of all three parts of the proposal Collated a range of architectural precedents to inform the design Created a series of 3D street perspectives to explain the design Compiled a material palette.
Elevational Treatments Radnor Walk Pre Application Submission
April 2011
3.1
RESPONSE TO CONSULTATION
TOWNHOUSES DESIGN ASPIRATIONS • •
Site
7 - 49 Radnor walk
51-59
Design four townhouses which reference the elevational treatment of the existing terrace to Radnor Walk Create a hierarchy in their facades adding to the street through elevational materials, referencing the layout of the neighbouring properties, completed in a palette in keeping with the development as a whole.
The proposal looks at staged development along Radnor Walk, where the early Victorian model (Nos. 7-49) of a single bay gives way to that of the late Victorian model (Nos. 51-59) of a double bay and a raised ground level.
AERIAL VIEW OF RADNOR WALK
The proposal draws element from these building precedents together into a respectful addition to the streetscape.
No 49. Single
No. 51 Double
RADNOR WALK
Nos. 49 & 51 Elevational variation from different development periods
Radnor Walk Pre Application Submission
April 2011
First Rate
Second Rate
Third Rate
Fourth Rate
HOUSING RATES Georgian London, John Summerson
Elevational Treatments - Townhouses 3.2
RESPONSE TO CONSULTATION
Existing
Existing
Proposed
No 49 Radnor Walk c.1820’s Level Access Single Window Flat facade Stucco plinth Hierarchy of facade
No 51 Radnor Walk c. 1870’s Raised Ground Floor Double Window Bay window to front room Brick facade Hierarchy of facade
Nos 3-5 Radnor Walk 2011 Level Access Double Window Large window to front room Defined ground plane Hierarchy of facade
Proposed Sketch Perspective View 04
Proposed 3-5 Radnor Walk Radnor Walk Pre Application Submission
April 2011
No.7
Elevational Treatments - Townhouses 3.2
RESPONSE TO CONSULTATION
REAR OFFICE BUILDING DESIGN ASPIRATIONS • • • • •
top floor mansard arrangement behind raised parapet to reduce perceived bulk.
•
Limiting the overlooking to the townhouses. Provide a ‘benchmark’ of development for RBKC. Remove the prominent plant room. Design the infill building to sit well in it’s context, as a ‘backlands’ development. Maximise the quality of the internal spaces given the three blank walls and an introverted nature. Offer a improved outlook from the M&S service zone and the views from the rear of residential properties in Charles II Place
The proposed massing to the rear office building, was considered to be out of keeping with the context of the rear section of the site. Following the amendments to the massing from the pre-application, the proposal seeks to replace the current building with one relating to the context of its surroundings. The form of the roofscape follows that of both its neighbour, Whal Fashions, and that of the other properties to the ‘backlands’ of Radnor Walk to the South.
Windows to townhouse bathrooms and secondary bedrooms. Minimise overlooking.
Skylight to illuminate down the spine of the building into the floor plates.
Mansard roof to Service yard.
Shared terrace for the townhouses.
Blank wall to service yard.
Elevational Treatments - Rear office building Radnor Walk Pre Application Submission
April 2011
3.3
RESPONSE TO CONSULTATION
Opaque glazed roof face to bring g light down the spine to
Top floor identified as a ‘roof’ element. Geometry of the roof is rationalised, departing from the varied plan.
Proposed Rear office entrance
Engage the pallet of materials from the main building from the moment you enter the access route from Wahl Fashions. This will create the impression that the courtyard to the office is an ‘exterior room’. Continue the pallet of materials (from the main building) to the ground and first floors.
Planting to the terrace to provide visual amenity to the town houses and surrounding properties.
Proposed view of rear courtyard
Elevational Treatments - Rear office building Radnor Walk Pre Application Submission
April 2011
3.3
RESPONSE TO CONSULTATION COMMERCIAL AND APARTMENT BUILDING DESIGN ASPIRATIONS • • • •
Design a building that references the urban corner, and the relationship with the triptych to Kings Road. Design a series of elevations, with direct reference to the historic plot widths and their Georgian building depths. Combine a series of building uses into a homogeneous block, including that of the commercial ground plane. Create a hierarchy in their facades adding to the street through elevational materials, referencing the layout of the neighbouring properties, completed in a pallet in keeping with the development as a whole.
The proposal builds on the reference of the historic plot widths, which define the important split of the upper levels to the Kings Road elevation. This split picks up on the fractured rhythm of the upper levels, relating to the proportions found at No.105 and No.119 (the Chelsea Potter public house). The connection of these proportion above the commercial ground plinth frames No.109 as the focus of the triptych. Echoing the stucco frame of the brick Chelsea Potter building, the corner building is proposed as a stone box, with a framed brick face to the Kings road and carved articulated openings to Radnor Walk. The Chelsea Potter and the Corner Building work together to mark the corners to the Kings Road from Radnor Walk On the return elevation, from the Kings Road down Radnor Walk, the elevation is articulated through its historical references. The depth of the stone box is defined as that of the ‘two room deep’ Georgian house, which then departs through a break in materials and window articulation into the rhythm of Radnor Walk, and the domestic scale of the street. Phases of sketch design development
Early development of the two principal elements, the ground plane and the Georgian block.
Sketch design proposal
Frame Building
105 Kings Road
Frame Building
109 Kings Road
Proposed 111-115 Kings Road
Frame Building
Radnor Walk
Chelsea Potter
Elevational Treatments - Commercial and Apartment Building Radnor Walk Pre Application Submission
April 2011
3.4
RESPONSE TO CONSULTATION
Perspective Proposal Radnor Walk Pre Application Submission
April 2011
RESPONSE TO CONSULTATION
Perspective Proposal Radnor Walk Pre Application Submission
April 2011
RESPONSE TO CONSULTATION The secondary elevation to the Kings road is finished in brick, with a single punched opening filled with stone and window openings. This adds articulation to the commercial facade, and connects the two faces through their material palette.
The corner is treated as a double stone volume, with framed recessed containing brickwork and window openings. A large punched picture window articulates the first floor corner.
Columned terrace to second floor apartments.
Fine seemed zinc clads the top floor, departing from the heavy materials of the main building.
Full height windows and doors are finished in a complementary colour tone, working with the hue of the stock brick and cream stone.
Fine metal balustrades line the upper terrace to the Kings Road. Limiting the visual obstruction to No. 109.
The ground plinth is finished in a series of cubes, which act as a single block from afar, and dissolve on closer inspection to the domestic scale of the brick elements.
The corner is finished in stone, with fine jointing, to give the impression of a single block, referencing the f i th depth of Georgian double room building.
Simple window arrangement leads away from the scale and materials of the Kings Road to the domestic nature of Radnor Walk.
Elevational Treatments - Commercial and Apartment Building Radnor Walk Pre Application Submission
April 2011
3.4
RESPONSE TO CONSULTATION
COMMENT The additional floor to the building forming the corner of the Kings Road and Radnor Walk was considered to be too dominant in the streetscape.
DESIGN AMENDMENTS • • • •
Reduce the floor to ceiling heights Pull back the facade to the Kings Road Pull back the facade to Radnor Walk Amend the parapet line of the First and second floor to break the perceived scale of the additional floor.
Through reducing the overall height of the building, and pulling back the faces to the street the third floor becomes subservient to the street scene. The break in the main facade adds to the fragmented skyline, drawing the attention away from the top floor.
Third floor subservient to the main body of the building and the experience of the Kings Road
Third floor dominating the main massing of the building
Void in the fractured skyline
Pre-App 01
Existing Condition
Current Proposal
View 02 Third floor to Kings Road Radnor Walk Pre Application Submission
April 2011
3.5
RESPONSE TO CONSULTATION
Existing Condition
Pre-App 01
Third floor dominant over the main elevation
View 03
Existing Condition
Third floor subservient to the main elevation and the experience of the Kings Road
Proposed third floor is subservient, acting as a ‘background’ element
Proposed third floor is dominant not acting as a ‘background’ element
Massing lost behind No 109, limit to the fractured skyline and legibility of the separate elevations
Current Proposal
Proposal frames the skyline to No 109
Pre-App 01
Current Proposal
View 01 Third floor to Kings Road Radnor Walk Pre Application Submission
April 2011
3.5
RESPONSE TO CONSULTATION COMMENT The projection of the elevation of the upper levels onto Kings Road was considered to limit the long street views onto the flank wall of No.109.
DESIGN AMENDMENTS • • • • •
Break the facade at the upper levels Pull back back the facade nearest to No.109 Enforce the corner with the Chelsea Potter and the proposed corner building. Reference the proportions of No 105 in our elevations Reference of the historical plot width to the street
Currently the dominance of the side elevation of the No. 109 reduces the prominence of the primary elevation to Kings Road. The proposal balances this, focusing the attention of the upper levels to the Kings Road elevations. No. 109 Kings Road is considered to be of architectural merit to the street scene, and through the of position of the proposed elevations it’s setting within the triptych is enhanced and framed.
Upper floor set far back form commercial frontage. Reads as two buildings. Stock brick wall acts as a background to fractured skyline
Characteristic building flank wall correlating with road access Stock brick wall background to fractured skyline reduced
Stock brick wall acts as a background to the fractured skyline.
Almost complete loss of visibility of the side/flank elevation of No. 109.
Dominance of the side elevation of the No. 109. Reduces the prominence of the primary elevation to Kings Road. Existing Condition
Clear visibility of the side/flank elevation of No. 109, seperate upper levels, reinstating the prominence of the primary elevation to Kings Road Pre-App 01
Current Proposal
View 02 Projection forward at the upper levels Radnor Walk Pre Application Submission
April 2011
3.6
RESPONSE TO CONSULTATION COMMENT The infill at ground level of an existing uncharacteristic fire escape onto the Kings road was not identified as being separate to the original plot widths. DESIGN AMENDMENTS • •
Change the material treatment to this part of the facade Continue the reference of the plot widths of the upper floors down to articulate that of the ground plane.
The proposal references the original plot widths through the stepped massing at the upper floors and the articulation of the commercial ground plinth. Whilst the entire shop front is glazed, the section infilling the existing fire escape will be finished in the ground plinth material, forming the end column to No. 109. This will both continue the commercially ground plane, and work as an important visual piece for the architectural integrity of the plinth of the proposed building, while clearly defining the existing separation.
Unattractive view down the side of No. 109 and 111.
Existing Condition
View 02
Pre-App 01
Infill at ground level, continues the ground plinth
Current Proposal
Solid infill at ground level, identified in the solid plinth material with glazing to the active shop front
Glazing
Glazing
Ground Floor infill between 109-111 Kings Road Radnor Walk Pre Application Submission
April 2011
3.7
RESPONSE TO CONSULTATION COMMENT The proposed massing to the rear office building, was considered to be out of keeping with the context of the rear section of the site. DESIGN AMENDMENTS • • •
Amendments to floor to ceiling heights Amended design to the top floor element Materials to the roof element of this building referencing that of the surrounding context
The proposal looks to the surrounding typology of the coach house, and inherits the raised parapet and open gabled roof. Clear definition of wall and roof, together with complementary materials tie the proposal into it’s context. The roof element is rationalised from the irregular plan, allowing a departure of sight lines between that of the parapet and the roof, further fragmenting the perception as two separate buildings, therefore reducing the scale of the building as a whole. Existing Condition
Pre-App 01
Current Proposal
Pre-App 01
Dominance of the existing roof plant on the fractured skyline
Proposed massing in keeping with the surrounding context
Rear Office Building Radnor Walk Pre Application Submission
April 2011
3.8
RESPONSE TO CONSULTATION
Perspective Proposal Radnor Walk Pre Application Submission
April 2011
4.0
RESPONSE TO CONSULTATION
Perspective Proposal Radnor Walk Pre Application Submission
April 2011
4.0
RESPONSE TO CONSULTATION
Perspective Proposal Radnor Walk Pre Application Submission
April 2011
4.0