Jack Baron Architecture - Development Appraisal by Jack Baron Architect

DEVELOPMENT APPRAISAL ALGARVE HOUSE, SOUTHWARK, SE1

MAY 2016

London South Bank University PgDip Architecture (PT) Martin Lake

Printed in United Kingdom.

CONTENTS

0.0

0.0_CONTENTS: 1.0

INTRODUCTION

Page 2

2.0 ASSESSMENT Page 6 3.0 INVOLVEMENT Page 14 4.0 EVALUATION Page 22 5.0 OUTLINE DESIGN Page 24 6.0 RESIDUAL VALUATION Page 28 7.0 RISK ASSESSMENT

Page 33

8.0 CONCLUSION Page 34 9.0

BIM REPORT

Page 35

10.0 APPENDICES

Page 37

FIG 1.1.1. AERIAL PHOTOGRAPH OF SITE + LOCAL AREA.

CONTENTS

1.0_INTRODUCTION: 1.1_Site Address:

1.2_Outline:

Algarve House 1 Joan Street Southwark London SE1 8DA

â&#x20AC;&#x2DC;Jack Baron Architectsâ&#x20AC;&#x2122; have prepared the outline design proposal and following feasibility report relating to the potential residential development site at Algarve House, Southwark. This statement provides an appraisal of the site and context conditions and demonstrates how the initial scheme designs reflect the requirements and design objectives in relation to planning policy. This site provides a great opportunity to provide a high quality mixed-use development which will enhance the site and identity of the local area whilst making efficient use of the site, located within a sustainable location nearby local amenities and public transport links. The thrust of national and local planning policy encourages efficient use of previously developed land within sustainable locations, such as this. The illustrative scheme is to be assessed in relation to residual valuation to assess the financial viability of the scheme and profit potential. This will also include a risk assessment to express all variables and possible outcomes. All assumptions and sources have been referenced throughout the document. Further evidence has been provided within the appendices.

SCALE BAR 1:1250 0m

10m

20m

30m

50m

INTRODUCTION

80m

FIG 1.1.2. SITE LOCATION PLAN_(1/1250 SCALE)

1.0 1.3_Plan of Works (Updated 2013): This report is to be used by the Client as an aid in deciding whether to proceed with more detailed research and preparation of detailed drawings leading to the submission of a planning application. This study covers Work Stage 0 & 1 as set out in the RIBA (Royal Institute of British Architects) ‘Plan of Works 2013.’ First developed in 1963, for half a century the RIBA Plan of Work has been the definitive UK model for the building design and construction process, also exercising significant influence on an international stage. The RIBA Plan of Work 2013 organises the process of briefing, designing, constructing, maintaining, operating and using building projects into a number of key stages. It details the tasks and outputs required at each stage which may vary or overlap to suit specific project requirements. The RIBA Plan of Work 2013 template is enclosed as a fold out at the end of this document. The RIBA Plan of Work 2013: • • • • •

Acts across the range of sectors / project sizes Provides mapping for all forms of procurement Integrates sustainable design processes Building Information Modelling (BIM) processes Provides flexibility to planning procedures.

Stage 0: Strategic Definition Identify client’s Business Case and Strategic Brief and other core project requirements. Stage 1: Preparation and Brief This stages aims to Develop Project Objectives, including Quality Objectives and Project Outcomes, Sustainability Aspirations, Project Budget, other parameters or constraints and develop Initial Project Brief. Undertake Feasibility Studies and review of Site Information.

Stage 5: Construction Off-site manufacturing and on-site Construction in accordance with Construction Programme and resolution of Design Queries from site as they arise. Stage 6: Handover and Close Out Handover of building and conclusion of Building Contract. Stage 7: In Use Undertake stage in accordance with Schedule of Services.

Stage 2: Concept Design Prepare outline proposals for structural design, building services systems, outline specifications and preliminary Cost Information along with relevant Project Strategies in accordance with Design Programme. Agree alterations to brief and issue Final Project Brief. Stage 3: Developed Design Prepare coordinated and updated proposals for structural design, building services systems, outline specifications, Cost Information and Project Strategies in accordance with Design Programme. Stage 4: Technical Design Prepare stage in accordance with Design Responsibility Matrix and Project Strategies to include all architectural, structural and building services information, specialist subcontractor design and specifications, in accordance with Design Programme.

(Source: www.ribaplanofwork.com)

INTRODUCTION

2.0_ASSESSMENT: 2.1_Existing Site Use + Character: Algarve House is located within the up and coming borough of Southwark, set on the south bank side of the River Thames in Central London. The 0.072 hectare site faces East directly over Southwark Railway Station, located upon the north end of Blackfriars Road. At present, the site is occupied by a 3-storey industrial style building, currently used as a performing arts workshop, named ‘Platform.’

FIG 2.1.1. EXISTING VIEW OF FRONT ELEVATION.

The existing building has no particular architectural merit. The north side of the building has a complete flank wall with exposed brickwork and graffiti. The east and south sides have rows of windows which face directly over a courtyard area and over the neighbouring social-rented properties beyond. These two elevations have been painted black (as shown in Fig 2.1.1) Beside this building, there is gated access to a brick paved yard area with an ‘Eco-cycle’ storage facility set within a 1.5-storey building upon the western boundary, as shown in Fig 2.1.2. The Algarve House site was previously owned by the developer ‘Northstar.’ In October 2010, they acquired this small adjoining site from Southwark Council which was previously used as a public car park.

ASSESSMENT

FIG 2.1.3. EXISTING FRONT ELEVATION.

FIG 2.1.2. EXISTING VIEW ALONG THE CUT.

2.0 RAILWAY LINE

JOAN STREET

ISABELLA STREET

PALESTRA

SOUTHWARK RAILWAY STATION

FIG 2.1.4. EXISTING AERIAL PHOTOGRAPH OF SITE.

BLACKFRIARS ROAD (A201)

HATFIEL

CUT THE

(B30

LEWISHAM SOUTHWARK COLLEGE

ASSESSMENT

2.0_ASSESSMENT: 2.2_Surrounding Context: The site is bound by existing residential development on both the southern and western boundaries. To the South there are several 2-storey houses (Fig 2.1.2). To the East there is a 12-storey tower block (Fig 2.1.1). Both of these sites form ‘Styles House’ social-rented development. Further South, Joan Street leads directly onto The Cut (B300) which provides a link between Blackfriars and Waterloo Road. Buildings long this road are predominately mixed-use with retail at ground floor with offices or residential above. The scale ranges from 3-storeys, rising to 5-storeys as it reaches Blackfriars Road. The adjacent site bound to the North is directly above Southwark Railway Station. Currently this site is predominately hard landscaped with a large, curved shaped light-well (as shown in Fig. 2.1.3.) There are some instances of public seating, however the area appears utilised.

Further to the North, lies a raised railway line leading to London Waterloo East Station. Beneath lies a row of restaurants with outside dining areas, (as shown in Fig 2.2.3). Beyond the railway line lies a 12-commercial storey office tower (Fig 2.2.). As previously mentioned, the eastern site boundary faces over Southwark Railway Station. Further East lies the ‘Palestra’ (197 Blackfriars Road). This office building consists of 12-commercial storeys and stands at 56m high (as shown in Fig 2.2.5). Completed in 2006, the building is currently occupied by ‘Transport For London.’

ASSESSMENT

3 1 2

FIG 2.2.1. BIRDS EYE VIEW OF SITE + SURROUNDING AREA.

2.0 1

ASSESSMENT

2.0_ASSESSMENT: 2.3_Local Context + Facilities:

Key:

APPLICATION SITE

The area surrounding the site is diverse with a wide variety of building types, scales and uses (as shown in Fig 2.3.4.) This variation of built context provides a rich and varied character to the area, whilst attracting a mixture of all types of people. Adjacent to the North of the site, lies a raised railway line leading to London Waterloo East Station. Beneath lies a row of restaurants and bars with outside dining areas, (as shown in Fig 2.3.1). Blackfriars Road is a primary route into Central London, just 0.1 miles East of the site. This road consists of a wide ranges of uses, including a range of shops, a supermarket, convenience stores and offices. South of the site, The Cut (B300) provides a link between Blackfriars and Waterloo Road. Buildings long this road are predominately mixed-use with retail shops at ground floor with offices or residential above. Along this road there are also a number of restaurants and cultural uses such as theatres and performing arts centres, such as ‘Young Vic Theatre’ (as shown in Fig 2.3.2). Towards the eastern end of The Cut, closer to Blackfriars Road, is Lewisham Southwark College (as shown in Fig 2.3.3). This education facility provides courses in art, drama, dance, media, fashion and music.

ASSESSMENT

RESIDENTIAL

MIXED USES (OFFICE / RETAIL / RESIDENTIAL)

FIG 2.3.1. RESTAURANTS UNDER ADJACENT RAILWAY LINE.

RETAIL / OFFICE

02 EDUCATIONAL

PLACE OF WORSHIP

RAILWAY LINE

FIG 2.3.2. YOUNG VIC THEATRE

MAIN ROAD

RAILWAY STATION

PARKS / PUBLIC OPEN SPACE

FIG 2.3.3. LEWISHAM SOUTHWARK COLLEGE.

2.0 01

FIG 2.3.4. LOCAL CONTEXT + FACILITIES PLAN.

ASSESSMENT

2.0_ASSESSMENT: 2.4_Movement Network:

Key:

Located within the centre of Greater London, the site is located within a sustainable location within close proximity to local transport links making the site easily accessible by various modes of transport both public and private. Due to the site’s central location emphasis will be placed on promoting the use of public transport and cycling. The south bank of the River Thames is within easy access to the site. This is a popular route for pedestrians and cyclists alongside the River Thames.

APPLICATION SITE

5KM RADIUS FROM SITE

UNDER STATION

RAILWAY LINE

FIG 2.4.1. SOUTHWARK RAILWAY STATION.

The ‘Santander Cycle Superhighway’ flows through the area. A self-service docking cycle station is located directly opposite the site behind Southwark railway station. This is one of 13 in the borough as part of the ‘Barclays Cycle Hire Scheme’ first implemented in 2010, but recently now owned by ‘Santander.’ This is part of a City-wide network of 570 stations (TFL, 2016). The site is well served by a regular bus service, with a bus stops along Blackfriars Road. This bus route enables quick and convenient access throughout the borough and Central London. Southwark Railway Station opposite the site. This and within easy walking distance and overground services London and nationwide.

BUS ROUTE

BUS STOP

PARKS / PUBLIC OPEN SPACE

ON-ROAD CYCLE ROUTE

is located directly many other stations provide direct under throughout Central

London City airport is only 8.4 miles West of the site and London Gatwick is approximately 30 miles from the site.

ASSESSMENT

MAIN ROAD

FIG 2.4.2. NEAREST BUS STOP ALONG BLACKFRIARS ROAD.

FIG 2.4.3. SANTANDERE CYCLE STATION.

CYCLE STATION

2.0

FIG 2.4.4. MOVEMENT PLAN.

ASSESSMENT

3.0_INVOLVEMENT: 3.1_Land Use Prinicples: The thrust of national and local planning policy encourages efficient use of previously developed land within sustainable locations, such as this. This site provides an opportunity to provide a high quality mixed-use development forming a direct response to the site and suitable in relation to the London Plan and other planning guidance.

3.2_Planning History: A review of Southwark Council’s Public Access website reveals there has been previous planning applications submitted prior to the applicant’s ownership of the site. Proposal: Addition of two storeys at roof level. Use of building as extended, for 14 flats with ground floor retained for business purposes.” Decision: Granted Date: October 2000 (Conditions in April 2008) Reference: 00/AP/1475 However the local press revealed “The intervening economic downturn around this time made efforts to bring the site forward for development uneconomic.”

INVOLVEMENT

FIG 3.2.1. PREVIOUS SITE USE, DATED 2013.

“Due to an improved economic climate the developers have revisited the scheme and presented to the council updated proposals for the development of the site to include the adjoining car park in order to create a more cohesive developable space and provide for a greater developable area. Since receiving these proposals, the council has been in discussions with the developer to dispose of its interest in the car park.” In October 2013 the site was acquired by ‘Development Securities plc’ for £8million. The vacant, derelict building has since been renovated and currently used a performing arts centre and the former car park now a storage facility. However the developer has always had the intention of redevelopment for a office or residential-led regeneration project.

3.0 3.3_National Planning Policy Framework (NPPF): Relevant national planning policy is set out in the National Planning Policy Framework (NPPF), which was published in March 2012, and replaced the former system of Planning Policy Guidance Notes and Statements. In respects of design it stresses in its opening paragraphs that the purpose of the planning system is to contribute to the achievement of sustainable development, with emphasis on three key roles including a social role which states that supporting strong, vibrant and healthy communities means in part creating a high quality built environment.

Paragraph 9 states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including replacing poor design with better design.

A key element is set within Paragraph 14, which states that “At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking.”

Paragraph 22 suggests that land allocations should be regularly reviewed and refers to factors that should be examined in the event of applications for alternative uses of employment land and buildings.

Paragraph 15 continues stating; “policies in Local Plans should follow the approach of the presumption in favour of sustainable development so that it is clear that development which is sustainable can be approved without delay.” The NPPF takes a broad interpretation of sustainable development setting out three dimensions of economic, social and environmental. In terms of the social role, paragraph 7 states that the planning system should support strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being.

Paragraph 17 identifies 12 core land use principles. One of these principles is to encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value.

Paragraph 51 sets out that Local Planning Authorities should normally approve planning applications for change to residential use and any associated development from commercial buildings (currently in the B use class) where there is an identified need for additional housing in that area, provided that there are not strong economic reasons why such development would be inappropriate. Section 7 of the NPPF deals solely with requiring good design. Paragraph 56 further states that the Government attaches great importance to the design of the built environment, and that good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.

Paragraph 57 states that it is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces. Paragraph 58 emphasises that planning policies and decisions should aim to ensure that developments: • Will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; • Optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks; • Respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; • Create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and are visually attractive as a result of good architecture and appropriate landscaping.

INVOLVEMENT

3.0_INVOLVEMENT: 3.4_Supplement Planning Documents: The edition of the Mayor’s London Housing Design Guide (LHDG) has been revised following public consultation on the draft LHDG in 2009 and the findings of a cost and delivery impact analysis. It is being published to show the direction of travel of the final guide, to shape the design of London Development Agency (LDA) supported developments, and to encourage all involved in the design of new housing to embrace the Mayor’s aspirations. This is a guide for London, and takes into account the diversity and complexity of its built environment and its social composition. London’s population is projected to grow to 8.8 million by 2031, and this promises to keep demand for housing high. At the same time London aspires to become a world leader in tackling climate change, and currently faces the uncertainty of gradual recovery from recession. The ambition to improve the quality of life for Londoners and the quality of the city’s places and spaces is a particular challenge against this background. The proposed detailed design aims to embrace this guidance whilst presenting an opportunity to provide development of suitable density to assist achieving current housing targets, without having a detrimental effect on the surrounding area.

INVOLVEMENT

The London Plan produced in July 2011, subsequently updated in October 2013, the plan contains a number of policies that are of relevance to the proposals:

• Policy 5.2 Minimising Carbon Dioxide Emissions – this policy sets out required reductions in carbon dioxide emissions.

• Policy 3.3 Increased Housing Supply – recognises the pressing need for more homes in London in order to promote opportunity with an annual average of at least 32,210 net additional homes across London.

• Policy 5.3 Sustainable Design and Construction – requires development proposals to demonstrate that sustainable design standards should be integral to the proposal.

• Policy 3.4 Optimising Housing Potential – this states that decisions should take into account local context and character and optimising housing output with developments conforming to density ranges shown in the accompanying table (3.2).

• Policy 5.7 Renewable Energy – requires major development proposals to provide a reduction in expected carbon dioxide emissions.

• Policy 3.5 Quality and Design of Housing Developments – this policy identifies the need to enhance the quality of local places and also identifies that LDFs should incorporate minimum space standards that generally conform with the accompanying table (3.3). The policy also requires the design of all new dwellings to take account of factors relating to ‘arrival’ at the building and the ‘home as a place of retreat’, have adequately sized rooms and convenient and efficient room layouts, meeting the changing needs of Londoners over their lifetimes, address climate change adaption and mitigation and social inclusion objectives. It goes on to identify that development proposals which compromise the delivery of elements of this policy may be permitted if they are demonstrably of exemplary design and contribute to achievement of other objectives of the Plan.

• Policy 6.3 Assessing the Effects of Development on Transport Capacity – states that development should not adversely affect the safety on the transport network. • Policy 7.2 An Inclusive Environment – requires Design and Access Statements to explain how the principles of inclusive design have been integrated into the development. • Policy 7.3 Designing Out Crime – states that development should reduce opportunities for criminal behaviour and contribute to a sense of security without being overbearing or intimidating. • Policy 7.4 Local Character – this policy requires developments to respond to their context. • Policy 7.5 Public Realm – identifies that development should make the public realm comprehensible at a human scale using gateways, focal points and landmarks, as appropriate.

3.0 • 7.6 Architecture – this policy requires high standards of architectural design and covers matters such as complementary materials, resource management and the need for high quality spaces which integrate well with the surrounding streets and open spaces. • 7.7 Location and Design of Tall Buildings – From a design perspective, the building responds to guidance by relating well to the form, proportion, composition and character of surrounding buildings, urban grain and public realm. The area has a mixed character at present and not only will the proposal provide high quality architecture but also improve the public realm, open up views to the river and give a focal point to the area.

FIG 3.4.1. LONDON PLAN AND HOUSING DESIGN GUIDE.

INVOLVEMENT

3.0_INVOLVEMENT: 3.5_Local Planning Policies:

3.6_Blackfriars Road SPD (2014):

Core Strategy (2011) Core Strategy (2011) sets out the overall vision for development in the borough and strategic policies that will help us achieve it. This is part of our borough-wide Local Plan.

This SPD provides a strategic framework and detailed guidance to coordinate future growth along and around the Blackfriars Road. In particular, there is reference to use class and building heights. “There will be a range of building heights along Blackfriars Road, with the tallest buildings at the north end of the road, signifying the gateway to Central London and the gateway to Southwark. There will also be taller buildings at the important locations of Southwark tube station and at the southern end of Blackfriars Road towards St George’s Circus. Development will be of exceptional design and will enhance the local character, sustaining and enhancing the historic environment.” p.9.

• Policy 1 – Sustainable development • Policy 2 – Sustainable transport • Policy 3 – Shopping, leisure and entertainment • Policy 4 – Places for learning and healthy lifestyles • Policy 5 – Providing new homes • Policy 7 – Family homes • Policy 10 – Jobs and businesses • Policy 11 – Open spaces and wildlife • Policy 12 – Design and conservation • Policy 13 – High environmental standards

“We will ensure development contributes positively and helps to regenerate and transform Blackfriars Road by requiring development to be of an appropriate scale of height and by encouraging tall buildings at the key gateways and junctions. Development should reinforce the civic character of Blackfriars Road, Stamford Street, Southwark Street and the riverfront. Generally the heights will be taller along the main routes, with appropriate heights of up to 30 metres, depending on the local context. Heights off of the main routes will generally be lower.

INVOLVEMENT

FIG 3.5.1. BLACKFRIARS ROAD SPD - CHARACTER AREA.

3.0 Tall buildings (above 30 metres in height) will be encouraged in important locations, where they reinforce the character and function of this main route into central London. These landmarks will highlight the importance of Blackfriars Road as a gateway to Southwark and create new focal points at main transport junctions along Blackfriars Road to Elephant and Castle. Heights along Blackfriars Road: • The tallest buildings should be at the north end of Blackfriars Road. The tallest heights must be set back from the river and cluster around the main junction of Blackfriars Road, Stamford Street and Southwark Street. • A tall building, of a height of up to 70 metres should provide a focal point at Southwark tube station.

All tall buildings over 25 metres / 30 metres must: • Demonstrate an exemplary standard of design, provide high quality accommodation which significantly exceeds minimum space standards and promote housing choice by providing a mix of unit types. • Provide public space at ground level. Public space should be proportionate to the height of the building and the importance of the location in the town centre. • Contribute to an environment which is easy to move around for pedestrians and cyclists. • Provide a mix of uses that reinforce the identity of Blackfriars Road and help encourage activity in the space around the building.

• A tall building, of a height of up 70 metres could provide a focal point at the southern end of Blackfriars Road. Tall buildings must be set back from the Circus and should sustain, enhance or better reveal heritage assets and their settings, particularly St. George’s Circus Conservation Area and the Grade 2* listed obelisk.

• Consider the London View Management Framework (LVMF), including the strategic views of Palace of Westminster World Heritage Site, views from St James’s Park and river prospect views from up and downstream of Blackfriars Road.

• Buildings of up to 30m along Blackfriars Road between Southwark tube station and St George’s Circus.

• Conserve or enhance the signifi cance of heritage assets and their settings, including Barge House Alley and St George’s Circus conservation area, listed Christ Church and associated gardens and the obelisk and listed buildings at St. George’s Circus.

• Demonstrate a considered relationship with other tall buildings and building heights in the immediate context in views, including views along the River Thames and Blackfriars Road. The location, orientation and massing of tall buildings should be articulated to ensure that cumulatively, tall buildings remain distinguishable as individual elements on the skyline. • Be slender and elegant, the tops of buildings should be well articulated. • Allow adequate sunlight and daylight into streets, public spaces and courtyards. • Avoid harmful micro-climate and shadowing effects or adverse affects on local amenity. • Incorporate communal facilities for residents of the development.

INVOLVEMENT

3.0_INVOLVEMENT: 3.7_Impact of Surrounding Developments:

Directly surrounding the site there are a number of key proposals currently awaiting construction or planning approval, which need to be considered during the design process. This proposal will be a significant contribution to the regeneration and place making of this area of Southwark.

06 07

03 02

1. Tate Modern Extension 2-3-4-5. Ludgate & Sampson House

FIG 3.7.1. VIEW ALONG SOUTH BANK OF RIVER THAMES FOLLOWING REGENERATION.

6. 1 Blackfriars 7. 20 Blackfriars 8. South Bank Tower (Kings Reach) 9. Shell Centre 10. Doon Street

(Source: www.skylinecampaign.org)

INVOLVEMENT

FIG 3.7.2. SOUTH BANK REGENERATION VISUAL

3.0 05

FIG 3.7.3. LUDGATE & SAMPSON HOUSE.

FIG 3.7.4. 1 BLACKFRIARS DEVELOPMENT.

FIG 3.7.5. 20 BLACKFRIARS DEVELOPMENT.

INVOLVEMENT

4.0_EVALUATION: 4.1_Key Objectives: We have analysed the existing site in order to provide the most appropriate form of residential development to maximise the site’s development potential whilst remaining in-keeping amongst the neighbouring properties and local area. We believe the site represents an opportunity to provide a high-quality mixed-use scheme forming a direct response to the site, more suitable for this area than the current light industrial use in relation to the London Plan and other national policies.

4.2_Opportunities + Constraints:

Key: APPLICATION SITE

In this section the site’s opportunities and constraints have been clearly identified. The following aspects demonstrate that the principle of development within the site has many positives which can be used to develop the scheme. However there are also site constraints that will require mitigation or specific design solutions. Ultimately, the response to these points will determine the principles of the proposed development:

EXISTING BUILDING (TO BE DEMOLISHED) EXISTING SITE ACCESS

Opportunities: • • • • • • • • •

NEIGHBOURING ASPECT

Very close proximity to Southwark Station Close to leisure facilities Prominent location Existing vehicular site access Large buildings along Blackfriars Road Thames Walk close to site Key development area High re-sale potential Focal point site allows opportunity for high-rise development

NEIGHBOURING BUILD LINES

PUBLIC FOOTPATH

EXISTING TREE

Constraints: • • • • • •

EVALUATION

Existing noise from traffic flow on The Cut Close proximity to other buildings. Construction on a confined site. Prevailing WE Wind. Impact on adjoining planning applications Overlooking from neighbouring development

STOREY-HEIGHT

VIEWS OVER ADJACENT SITE

AMENDED ROAD JUNCTION

ROAD NOISE

4.0 ISABELLA STREET LIGHTWELL

JOAN STREET

RAILWAY LINE

45°

PALESTRA

SOUTHWARK RAILWAY STATION

4 FIG 4.2.1. SITE CONSTRAINTS + OPPOTUNIES PLAN.

BLACKFRIARS ROAD (A201)

HATFIEL

45°

LEWISHAM SOUTHWARK COLLEGE

EVALUATION

5.0_OUTLINE DESIGN: 5.1_Demand: With London’s population set to grow from 8.6 million today to around 10 million by 2030, it is vital that London has the homes and services it needs to support population growth. The development aims to provide much needed housing, provide jobs and strengthen the local community Algarve House is in a prominent location in Southwark, a significant growth area of London which is well connected and shows strong demand for prime mixed-use development. 5.2_Amount:

The proposed mixed use development consists of 475 sq.m commercial / office space with 90no. residential dwellings with the following mix:

Density:

(7%) (60%) (33%)

The proposed layout has evolved through good design practice in order to make best use of the site whilst causing minimal impact on the surrounding context.

With good design, the site provides a great opportunity for mixed-use development with increased visual interest. This will be achieved by responding sensitively to the form and massing of the surrounding context.

The proposed development aims to provide no on site parking, in order to promote the sustainable use of public transport. Given the site is adjacent Southwark Railway Station, it is deemed acceptable. Since 2016, the national space standards require all new housing to meet minimum space standards. This requires the following;

475 sq.m (5,113 sq.ft)

All apartments will be designed in accordance with Southwark’s Residential Design Standards SPD whereby the following minimum room areas appy; - Double bedroom:

12m2

- Single bedroom:

7.5m2

- Living Room:

16 -18m2

- Kitchen / Dining:

9-11m2

OUTLINE DESIGN

(50 sq.m) (61 sq.m) (70 sq.m)

In regards to amenity provision, the proposed apartments will have each have a balcony, minimum 1.5m deep and 5sq.m as recommended within the London Design Guide.

1,250 D.P.H

Gross floor area: 6,084 sq.m (residential) (65,488 sq.ft) Net Letable area: (retail / office use)

5.4_Design:

• 1bed / 2person apartments • 2bed / 3person apartments • 3bed / 5person apartments

The application site has an area of 0.072ha.

• 6 1bed / 2person apartments • 54 2bed / 3person apartments • 30 3bed / 4-6person apartments

5.3_Layout:

The proposed form of development has been thoughtfully designed to cause minimal adverse impact upon neighbouring sites in terms of overlooking and overshadowing. The building form steps starts at 4-storey whereby it is seen within the street-scene along The Cut. The building then gradually steps up to an elegant tower,designed in accordance with Southwark Council’s requirements. It is believed the proposal will work well amongst an overall master plan regeneration, without restricting any further development opportunities within the surrounding built environment The flat roof areas have been utilised to provide communal amenity decks out of site from public view. The appearance and choice of material palette will be a vital part of the design process, and will be discussed at pre-application meetings with the council prior to submitting a full planning application.

3BED/5P

3BED/6P

3BED/6p

19TH - 20TH FLOOR PLAN

19TH - 20TH FLOOR PLAN E M E R G E N C Y TREES E M E R G E N PROPOSED C Y A C C E S S

A C C E S S

PROPOSED TREES

2BED/3P

SIZE 3 TURNING HEAD

O N L Y

3BED/4P 3BED/4P

3BED/4P

'SANTANDER' CYCLE STATION

(SITE TO BE REDEVELOPED)

2BED/3P

'SANTANDER' CYCLE STATION

(SITE TO BE REDEVELOPED)

3BED/4P

2BED/3P

LIGHTWELL OVER TFL UNDERGROUND STATION,

6TH - 18TH FLOOR PLAN

6TH - 18TH FLOOR PLAN 2BED/3P

2BED/3P

one-way vehicle movement

230 M / 2475 FT 2

RES. CYCLE STORE

RES. REFUSE STORE

com. UNIT 01

230 M2 / 2475 FT2

RES. CYCLE STORE

com. UNIT 02 2

245 M / 2637 FT 2

com. UNIT 02

245 M2 / 2637 FT2

POSSIBLE PARTITION

BLUE LINE TO SHOW EXISTING BUILDING FOOTPRINT

POSSIBLE PARTITION

S H A R E D

BLUE LINE TO SHOW EXISTING BUILDING FOOTPRINT

S U R F A C E

com. UNIT 01 COM. ENT.

one-way vehicle movement

S U R F A C E

RES ENT.

COM. ENT.

OFFICE ENT.

S H A R E D

RES ENT.

RES. REFUSE STORE OFFICE ENT.

SOUTHWARK RAILWAY STTAION

2BED/3P

amenity deck

amenity

deck 2BED/3P 2BED/3P

5TH FLOOR PLAN

2BED/3P

4TH FLOOR PLAN

53 - 56 1 - 48

(DUPLEX PENTHOUSE)

2BED/3P

SIZE 3 TURNING HEAD

O N L Y

5.0

2BED/3P

1BED/ 2P

4TH FLOOR PLAN

49 - 52

2BED/3P

53 - 56

2BED/3P

1BED/ 2P

STYLES HOUSE

49 - 52 development

2BED/3P

FIG 5.3.1. SCHEME DESIGN PLANS. STYLES HOUSE development

H E

T U C

1BED/ 2P

OUTLINE DESIGN

5.0_OUTLINE DESIGN: 5.5_Public Realm The surrounding roads and paths surrounding the site will be re-surfaced as a pedestrian friendly environment to encourage social interaction between residents and the local community. The provision of commercial space at ground floor provides an active frontage facing directly onto the surrounding hard landscaped environment. As in accordance with Blackfriars Road SPD, the building and spaces will work together to: • Respond to their physical context and local character

5.6_Land Use:

5.8_Wind Micro-climate Assessment:

“Blackfriars Road provides opportunities for the introduction of further mixed-use development. The existing mixture of uses in the areas to the east and west of Blackfriars Road should be sustained. Undeveloped railway arches also provide opportunities which may include the introduction of commercial or cultural uses.”

A wind micro-climate assessment will have to be carried out once the scheme design has developed. A 1:300 scale model of the development will be made and tested to determine the pedestrian wind environment at a variety of critical areas. These tests will further develop the design, indicating the appropriate location of wind control measures to enhance pedestrian comfort.

Southwark Council BLBB Characterisation Study Report July 2013. The development site offers huge potential for a significant residential-led mixed-use regeneration that would reposition the West side of Southwark Station to create a new landmark development.

• Respect their neighbours • Integrate with the existing pattern of buildings and spaces • Make a positive contribution to the neighbourhood • Optimise the development potential of the site; using the density policy in the Core Strategy as a guide • Support the principles of tenure neutral development and mixed communities whereby no Group of people is segregated or stigmatised • Be designed to age well over a long life • Create a safe, attractive, desirable and accessible environment that responds to the human scale even when large or tall buildings are proposed • Consider ease of management and maintenance

OUTLINE DESIGN

The schematic layout has already taken prevailing wind into consideration, in order to try and reduce the wind impact upon the overall site and on the pedestrian route proposed through the site. The several ways the developed design may further reduce excitation on the proposal if necessary are:

5.7_’Secured by Design’:

• Soften Corners

Minimum design standards set out by Southwark council (GLA standards) require all new housing to be designed in accordance with ‘Secured by Design’ requirements.

• Tapering and setting back the design • Varying the cross section shape • Adding spoilers to facade

It is important for housing design schemes to embrace designing-out-crime principles including defensible space, natural surveillance, visibility, lighting and other security measures. By providing windows, doors and porches that front onto the street, there is the opportunity for communities to police their own environments. The proposal encourages a variety of household types with different daily routines, ‘eyes’ can be focused on the street and activity generated at different times of the day to create an active frontage.

• Porosity and openings in the building.

5.0

DUAL-ASPECT APARTMENTS

BALCONIES DESIGNED TO AVOID OVERLOOKING TO STYLES HOUSE

STEPPED BUILDING FORM TO MEET STREET-SCENE

STYLES HOUSE

ILW

PALESTRA

SOUTHWARK RAILWAY STTAION

R KF

FIG 5.8.1. ILLUSTRATIVE SKETCH DESIGN.

OUTLINE DESIGN

6.0_RESIDUAL VALUATION 6.1_Summary: ‘U and I Plc’ has purchased the site at Algarve House, 1 Joan Street for £8 million, with the intention of redevelopment. They have access to short-term finance at an interest rate of 6.5%.

6.3_Site Cost + Finance:

6.4_Construction Costs:

Site Cost:

Total sq.ft

Residential

65,488

sq.ft

Commercial / office =

5,113

sq.ft

Communal areas (15%)

10,590

sq.ft

£8,000,000

Short term finance:

To assess whether the proposed initial scheme would be viable, this part of the evaluation report aims to determine the potential development profit.

Interest

6.2_Current Market Potential:

Compounded quarterly

1.065

1st quarter:

£8,520,000

2nd quarter:

£9,073,800

3rd quarter:

£9,663,597

4th quarter:

£10,291,730.90

Comparable property examples have been thoroughly researched in order to estimate a Gross Development Value (GDV) for both the commercial units and the various apartment types within the local area of Southwark, London. Please refer to ‘Appendices D - H’ for further details. To help gain accurate comparisons with existing apartments on the market, the findings were categorised into three buildings most similar to our development in terms of; - Size - Internal specification - View aspect - Building height - Distance from Southwark Railway Station.)

6.5%

Months 12

Total interest = £2,291,730.80 (approximate)

There was no affordable provision made on the assumption of an off-site contribution in lieu.

VALUATION

= 81,190 sq.ft

Build Costs: = £300 (Average) = £24,357,000 Code Level 4 (+ 9%)

£219,213

Total Build Costs = £24,576,213 (approximate)

£/sqft

6.0 6.5_BREEAM: Although the ‘Code of Sustainable Homes’ is no longer imposed by government. The local planning authorities within London still except an above average sustainable construction, therefore still imply the minimum ‘Code Level 4’ within all of new housing developments. The Code measures the sustainability of new homes against nine categories: • • • • • • • • •

There is no evidence to support the higher BREEAM rated properties provide any positive towards resale values, except in the very minor examples of Code Level 6 where the occupier has to live the sustainable lifestyle in order to maintain its function. However, the BREEAM ratings do have a negative impact upon the construction costs of the build. In regard to ‘Table 23: Code extra-over cost and percentage increase base build cost of each dwelling type and each development scenario (Baseline: Part L2006)’ on page 60 of the report, the chart shows the average 2bedroom apartment built to Code Level 4 has an average additional cost of £4,800 (9% of the baseline build cost).

Energy/CO2 emissions Water Materials Surface water run-off Waste Pollution Health and well-being Management Ecology

General Requirements: Increased building fabric (insulation) and renewable energy. In this case, the use of photovoltaic solar panels would be most suitable as they produce zero noise pollution and can be integrated within the design, out-of-site from public view. Other requirements usually include;

Code Level 2bed Flat E/O Cost % 1 £1,620 3.0% 2 £1,870 3.5% 3 £2,140 4.0% 4 £4,800 9.0% 5 £16,620 31.2% 6 £28,440 53.4%

• SUDS and Rainwater Harvesting Solution • Low-embodied energy materials +construction • High level of air-tightness (including seals +closers) • Clothes drying over baths to reduce energy • Water saving sanitary ware and low flow taps • Incorporation of waste recycling containers • Cycle storage was provided to earn points

(Information has been gained via: www.gov.uk/government/Sustainable-Homes)

VALUATION

6.0_RESIDUAL VALUATION 6.6_Project Timeline

VALUATION

6.0 6.7_Professional Fees Professional Fees: Architect (12% build cost)

Planning Consultant (10% build cost)

£2,867,225

Structural Engineer (12% build cost)

£3,440,670

Total Professional Fees

6.8_Planning Costs + Obligations:

6.9_Planning Obligations:

Statutory Fees:

CIL / S106 Contribution:

Full Planning Application

Due to the urban character of Southwark with a high density of infrastructure, CIL Contribution is much higher in Southwark then in other parts of London.

£3,440,670

£9,748,565

Where the number of dwellings to be created is more than 50 the fee is £19,049 plus £115 for each additional dwellings in excess of 50 subject to a maximum of £250,000. Therefore the fee is: 40x £115.00 = £4,600. + £19,049 = £23,649 Where the gross floorspace to be created exceeds 75sq m but does not exceed 3,750sq m the fee is £385 for each 75sq m or part thereof.

Residential (@ £400 per unit)

£36,000 (inc. VAT)

Affordable Housing Contribution: Similar to the surrounding developments, we propose no affordable provision on-site. But instead made on the assumption of an off-site contribution in lieu. 35% total development = 32 residential units

475 sq.m - 75sq.m 400/75 5.33 x £385

= 400 sq.m = 5.33 = £2053.33

Total Fee

= £25,702.33(inc.VAT)

Building Regulations =£54,000 (inc. VAT) (@ £600 per unit)

Breakdown: Affordable (35%): One bed @ £735,000 6 Two bed @ £835,000 14 Three bed @ £900,00 12 Affordable Contribution = £26,900,000 = £26,936,000 However a case can be put forward in regard to viability. Therefore I propose a round figure of £20m. Given the surrounding developments paid only £5-10million, this is a safe figure.

Total Statutory Fees = £79,702.33 (approximate)

Total Planning Obligations = £20,000,000, (approximate)

(Information Source: www.southwark.gov.uk/ downloads/200257/application_forms_and_fees)

(Information Source: www.southwark.gov.uk)

VALUATION

6.0_RESIDUAL VALUATION 6.10_Marketing Costs:

6.11_Gross Development Value

6.12_Profit:

Agent Fees

The scheme would be termed ‘mixed-use’ but would predominately be a residential led scheme with a total of approximately 90no. apartments.

£2,451,000

Expected Re-Sales:

All the values below are indicative, however the information has been sourced from professional sources therefore should be deemed accurate.

Legal Costs

1bed average = £750,000 x 6 = £4,500,000

@ 3% of GDV

@ 0.5% of GDV

£408,500 2bed average = £850,000 x 54 = £45,900,000 Total Marking Fees

£2,859,500 3bed average = £1,200,000 x28 = £33,600,000 Penthouse average = £1,750,000 x4 = £7,000,000

Potential GDV (Excluding retail)

= £91,000,000

Additional Rental Value (475 sq.m)

= £25,000 pcm

Land Cost = £8,000,000 Finance Costs = £2,291,730 Demolition Costs Construction Costs

= =

£500,000 £24,576,213

Professional Fees Planning Obligations Statutory Fees

= = =

£9,748,565 £20,000,000 £79,700

Total Marking Fees

£2,859,500

Total Costs = £68,055,708 Contingency = £204,167 (3%) = £68,259,875 Residential GDV = £81,700,000 Commercial GDV = £5,000,000 = £86,700,000

(Sources of information via: Payments in lieu of on-site affordable housing Viability Testing March 2011-2)

VALUATION

Net Development Profit = £18,440,125 (21%) (Please refer to Appendices C-G)

7.0

7.0_RISK ASSESSMENT: 7.1_Risk Assessment: The recommended 35% affordable housing = £26,900,000. However a case can be put forward in regard to viability. Therefore I propose a round figure of £20m. Given the surrounding developments paid only £5-10million, this is a safe figure. Official market studies suggest there as a slight fall in Central London at the beginning of 2016. Take-up in Central London for January 2016 was 0.7m sq.ft, 56% lower than an exceptionally strong December 2015, and 35% below the 10-year average. Avaiability fell by 1% to stand at 11.7m sq.ft. Despite the fall, vacanty increased in central London, reflected in the Central London vacancy rate which increased to 2,8% from 2.5%. With London’s population set to grow from 8.6 million today to around 10 million by 2030, it is still vital that London has the homes and services it needs to support population growth. The development therefore still makes an important contribution towards providing much needed housing, provide jobs and strengthen the local community

(Source: CBRE Research, Jan 2016)

RISK ASSESSMENT

8.0_CONCLUSION:

During this initial feasibility study we have analysed the 0.072 hectare site at Algarve House in order to determine the most feasible form of development, maximising the siteâ&#x20AC;&#x2122;s development potential, whilst remaining in-keeping amongst the surrounding built context and local area. The site is located in a prominent position facing Southwark Railway Station. As well as good access by road, the site is set within a very sustainable location within close proximity to local amenities. At present the site is occupied by an industrial style building. However I believe the site represents an opportunity to provide a high-quality large scale sustainable development forming a direct response to the site, suitable for this area in relation to the London Plan and other planning guidance. The local council have recently allocated the site for mixed-use redevelopment. Our initial scheme proposal responds directly to the design principles as set out by the council in relation to the site, therefore I believe the scheme would be welcomed by Southwark Council. The redevelopment of the site will contribute to the provision and quality of this new public space connection. As part of our initial proposal, a new pedestrian friendly route has been provided. The development has been arranged so that active building fronts define the existing street frontages and frontages to new public space.

CONCLUSION

The proposed skyline gradually steps in height to allow maximum views over the adjacent railway line and further out along the Thames. Similar to other new development within the area, incorporating a tall element with a smaller element along the street frontage. The justification for tall buildings in this location is that they would have the potential to allow the delivery of high quality public realm at ground level and could be positive features in the townscape. The schematic proposals have been designed to suit local policy, government and development plan guidance as has been outlined within this document to support a mixed-use scheme. At this early stage of design process, the scheme proposal is still diagrammatic. However if the design is developed further the elevational design will be crucial to ensure the scale and massing of the proposal appears in-keeping with the street-scene, whilst creating a focal point to the area. The illustrative scheme has been designed to make optimum use of this brownfield site without causing major visual impact upon the neighbouring environment, whilst providing an opportunity to enhance the street frontage and aesthetical quality of the site and the overall character of the area. The application site is previously developed land that is available for redevelopment and would therefore contribute towards delivering much needed housing in a sustainable location such as this.

Following all points outlined during this document, it is believed the illustrative scheme provides a highquality development appropriate to the site and itâ&#x20AC;&#x2122;s context. We believe that the scheme would provide a focal point to the area and open up an enclosed site for public benefit, through the introduction of public realm and landscaping would enhance the local area and connectivity of the surrounding built context.

9.0

9.0_BIM REPORT: 9.1_Overview:

9.2_Benefits for Developer:

This section of the document will discuss the merits of using BIM to deliver the proposed development at Algarve House. For the developer, this will relate to any money saving opportunities.

1. A single BIM model to collect project team and contractors detailing so that all the strands of information agree with each other with clashes identified upfront. This will reduce rework, conflicts, waste and delays

2.3_What is BIM?

2. 3D Visualisations and space use simulations which help clients to explore spatial requirements, potentially reducing client variations and scope creep

• A process not a product • For all construction industry members

3. BIM implementation and execution plans that ensure documentation is coordinated, timely and in an accessible form with agreement on information deliverables to ensure projects progress as planned

• Collaborative 3D modelling • Electronic documentation & data

4. Component manufacturing and building tolerances integrated into the collaborative design development process

• Concept design to asset management • Unlocking new efficient ways of working

5. Project programming simulations to identify the most efficient construction sequences and locations of key elements such as cranes, access and waste management

• A game changer and is not going away • Driven & directed by Government • Establishing new contractual framework

6. Closer collaboration with contractors leading to reductions in tender risk premiums, lower insurance costs, fewer overall variations and fewer opportunities for claims.

(Source of information: www.thenbs.com)

BIM REPORT

10.0

10.0_SUPPORTING APPENDICES: Appendix A: As Existing Site Location Plan

(Scale 1:1250 @ A4)

Appendix B: Outline Scheme Design Plan

(Scale 1:250/500 @ A2)

Appendix C: COMMERCIAL Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’)

(Nts @ A4)

Appendix D: RESIDENTIAL (One Bed) Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’)

(Nts @ A4)

Appendix E: RESIDENTIAL (Two Bed) Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’)

(Nts @ A4)

Appendix F: RESIDENTIAL (Three Bed) Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’)

(Nts @ A4)

Appendix G: RESIDENTIAL (Penthouse) Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’)

(Nts @ A4)

APPENDICES

10.1_Appendix A: As Existing Site Location Plan

(Scale 1:1250 @ A4)

10.2_Appendix B: Outline Scheme Design Plan

(Scale 1:250/500 @ A2)

10.3_Appendix C: COMMERCIAL Blackfriars Road, London, SE1.

Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’) Southwark Street, London, SE1.

Metal Box Factory, London Bridge, SE1.

£POA

£12,617 pcm

£27,948 pcm

- 2,550 sq.ft (237 sq.m)

- 2,588 sq.ft (240 sq.m)

- 3,046 sq.ft (282 sq.m)

- Use class: A2 Financial +Professional Services

10.4_Appendix D: RESIDENTIAL (One Bed) Blackfriars Circus, London, SE1.

Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’) The Music Box, Union Street, London, SE1.

Valentine Place, London, SE1.

£716,000

£737,500

£735,000

- 580 sq.ft (53.9 sq.m)

- 778 sq.ft (72.3 sq.m)

- 576 sq.ft (53.5 sq.m)

- 7th floor - Private balcony - 0.2 miles from Southwark Station

- 9th floor - Private winter garden - 0.1 miles from Southwark Station

- 3rd floor - Communal private garden - 0.1 miles from Southwark Station

10.5_Appendix E: RESIDENTIAL (Two Bed) Blackfriars Circus, London, SE1.

Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’) The Music Box, Union Street, London, SE1.

Valentine Place, London, SE1.

£814,000

£855,000

£965,000

- 778 sq.ft (72.3 sq.m)

- 782 sq ft (72.7 sq.m)

- 6th floor - Private winter garden - 0.2 miles from Southwark Station

- 6th floor - Private winter garden - 0.1 miles from Southwark Station

- 8th floor - Communal rooftop garden - 0.1 miles from Southwark Station

10.6_Appendix F: RESIDENTIAL (Three Bed) Blackfriars Circus, London, SE1.

Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’) The Music Box, Union Street, London, SE1.

Valentine Place, London, SE1.

£814,000

£1,205,000

£1,175,000

- 976 sq.ft (90.7 sq.m)

- 974 sq.ft (90.5 sq.m)

- 1014 sq.ft (94.2 sq.m)

- 9th floor - Private balcony and terrace - 0.2 miles from Southwark Station

- 8th floor - Private winter garden - 0.1 miles from Southwark Station

- Ground floor - Private balcony - 0.1 miles from Southwark Station

10.7_Appendix G: RESIDENTIAL (Penthouse) Blackfriars Circus, London, SE1.

Comparable Dwelling Types (Information courtesy of: ‘RightMove.co.uk.’) The Music Box, Union Street, London, SE1.

Valentine Place, London, SE1.

£ Unknown

£2,435,000

£1,750,000

Sold - Information unavailable

- 1292 sq.ft (120 sq.m)

- 1410 sq.ft (131 sq.m)

- Top floor duplex penthouse

- Top floor duplex penthouse - Private terrace - 0.1 miles from Southwark Station

- 0.1 miles from Southwark Station