Oliver House City Road, EC1. Design & Access Statement Addendum Oliver House

Transcription

1 51-53 City Road, EC1

2 01 Introduction 02 Revised Plans 03 Revisions to height & appearance 04 Summary Statement

3 01 Introduction

4

5 01 Introduction This document forms an addendum to the previous Design & Access Statement. Revisions to the scheme have been made in response to comments received from the London Borough of Islington Design and conservation Officer, English Heritage and the councils Inclusive Design Officer. The main points addressed are as follows: Height and Massing - The Design and Conservation officer suggested the proportion of the top glazed floor of the building be reviewed. Design and Elevation Treatment - Feedback recommended the simplification of the lower parapet line and a horizontal break in the windows, to create smaller proportions and to enhance the balance between the vertical and horizontal emphasis. Inclusive Access - Comments included the repositioning of current amenities for wheelchair users closer to the front reception, design recommendations for visitors of all abilities and adaptation to the 5 wheelchair apartments to enhance the current inclusive access strategy. Cycle Access - The cycle strategy required an internal well lit, secure, sheltered, step free storage facility with the capacity to store 3 bicycles and one accessible cycle space for users of the building, with easy access to City Road.

6

7 02 Revised Plans

8 2.1 Revised Basement Plan A DDA WC has been included for cafe users fully compliant with requirements set out in the Islington Inclusive Design SPD. Size of platform lift increased to 1100mm X 14000mm as advised by Inclusive Design officer. REFUSE MAINTENANCE STORE All shared areas and common parts fully comply with the Inclusive Design SPD requirements. LINEN STORE The staff accessible shower and all staff facilities are suitable for use by all potential users. GM OFFICE STAFF BREAKOUT PLANT OLIVER S YARD FLEXIBLE A1/A3 STAFF WCs/ CHANGING ROOM DDA SHOWER DDA WC/ BABY CHANGE THE MANSE STORE Key Amendments to plan CITY ROAD 1500mm X 1500mm area Scale 1:200

9 2.2 Revised Ground floor Plan Wesley's WESLEY S CHAPEL Chapel An internal cycle store with capacity for four cycle spaces and an accessible cycle space has been positioned in close proximity to the front foyer and reception with easy access to City Road. The cycle storage is located in a well lit, secure, sheltered, step free storage facility. DDA PLANT 6 external cycle spaces for cafe users have been located in front of the building with convenient access to City Road, clearly visible from the ground floor cafe. OLIVER S YARD OLIVER'S YARD GREEN ROOF The THE MANSE Manse Wesley's Chapel Complex WESLEY S CHAPEL COURTYARD 5 wheelchair accessible units have been allocated, one on each floor. The units have been designed to comply with Inclusive Design SPD requirements with manoeuvering room and wetrooms. A 1500mm X 1500mm area has been allocated in front of lifts. Corridors throughout are 1200mm wide with 1500mm turning circles. Stairs are 1200mm wide. An ambulant WC fully compliant with the Inclusive Design SPD guidelines has been located near the front reception desk. All glazed doors and panels will be given manifestations for safety to comply with Part K of the building regulations. Entrance doors to both retail and residential facilities have an effective clear width of 1000mm and flush thresholds. mpanies House Key Amendments to plan CITY ROAD CITY ROAD Scale 1: mm X 1500mm area DDA Apartment

10 2.3 Typical Floor Plan (1st - 2nd) WESLEY S CHAPEL The wheelchair accessible unit has been designed to comply with Inclusive Design requirements with manoeuvering room and wheelchair transfer/ charging area immediately outside of the apartment. Accessible rooms have been designed to be adaptable to taking a ceiling hoist with a clear and direct route from the wetroom to the bedroom where required. DDA A 1500mm X 1500mm area has been allocated in front of lifts, corridors throughout the floors are 1200mm wide with 1500mm turning circles for easy change of direction for wheel chair users. All apartments have been designed to allow for manoeuvring space throughout for visiting wheelchair users. OLIVER S YARD THE MANSE WESLEY S CHAPEL COURTYARD Key Amendments to plan 1500mm X 1500mm area CITY ROAD DDA Apartment Scale 1:200

11 2.4 Revised Third Floor Plan WESLEY S CHAPEL The wheelchair accessible unit has been designed to comply with the Inclusive Design SPD requirements with manoeuvering room, wheel chair transfer/ charging area immediately outside of the apartment. Accessible rooms have been designed to be adaptable to taking a ceiling hoist with a clear and direct route from the wetroom to the bedroom where required. DDA A 1500mm X 1500mm area has been allocated in front of lifts, corridors throughout the floors are 1200mm wide with 1500mm turning circles for easy change of direction for wheel chair users. All apartments have been designed to allow for manoeuvring space throughout. OLIVER S YARD GREEN ROOF THE MANSE WESLEY S CHAPEL COURTYARD Key Amendments to plan 1500mm X 1500mm area CITY ROAD DDA Apartment

12 2.5 Revised Fourth Floor Plan Wesley's WESLEY S CHAPEL Chapel Plant has been positioned towards the rear of the building with a ventilated roof above, avoiding any visible plant from street level, further South and North along City Road. PLANT The wheelchair accessible unit has been designed to comply with the Inclusive Design SPD requirements with manoeuvering room, wheelchair transfer/ charging area immediately outside of the apartment. GREEN ROOF Wesley's Chapel Complex Accessible rooms have been designed to be adaptable to taking a ceiling hoist with a clear and direct route from the wetroom to the bedroom where required. A 1500mm X 1500mm area has been allocated in front of lifts, corridors throughout the floors are 1200mm wide with 1500mm turning circles for easy change of direction for wheel chair users. OLIVER'S YARD OLIVER S YARD DDA The Manse THE MANSE WESLEY S CHAPEL COURTYARD All apartments have been designed to allow for manoeuvring space throughout. mpanies House Key Amendments to plan 1500mm X 1500mm area CITY ROAD DDA Apartment CITY ROAD Scale 1:200

13 2.6 Revised Roof Plan VOID Wesley's WESLEY S CHAPEL Chapel Photovoltaic panels have been strategically placed towards the North East corner of the building away from the West elevation facing onto City Road and the south elevation facing into the Wesley s Chapel courtyard. The height of the parapet around the perimeter of the building has been set to conceal any view of the low level PV panels from both street view and further along City Road looking both North and South from Wesley Chapel courtyard. LIFT OVER RUN Wesley's Chapel Complex PV'S OLIVER'S YARD OLIVER S YARD Pv panels positioned away from sensitive elevations, below parapet level The Manse THE MANSE WESLEY S CHAPEL COURTYARD ompanies House Key Amendments to plan 1500mm X 1500mm area DDA Apartment CITY ROAD

14

15 03 Revisions to height & appearance

16

17 3.1 Comments received Key comments were: The height of the scheme has been amended in review of the comments received from the Council. There were no objections to the volume at roof level or its materiality, which has been previously commended. It was thought that the transition element immediately adjacent to the Manse contributed to a cluttered view from the south on City Road and the roof line here needed to be simplified. The verticality of the recessed windows were reviewed to adress comments which suggested a balance was required between the horizontal and the vertical emphasis on the facade treatment. The main amendments are highlighted in the key views below. These comments were explored and tested as shown in the design development sketches opposite. Design exploration of the horizontal and vertical treatment of the elevations. Key views demonstrating the main amendments to the scale and proportions of facade design

18 3.2 Revised Elevation/ Key view In response to comments received from the Design and Conservation Officer the building has been lowered by 380mm. The height of the main brick parapet has been kept the same so the top lighter proportion of the top building does not appear dominant. The parapet of the lower section has been raised in line with the proportions of the adjacent Manse to conceal the set back behind from street level. This simplifies the roof line as shown in the refined key views of the scheme and the elevation below, which highlights the original form of the elevation in red. Outline of D&A scheme indicated in red on the amended elevation below, demonstrating the changes in both height and proportions. The windows have been adapted to address the balance between the horizontal and the vertical emphasis. A horizontal break has been introduced, as suggested, between the third floor window and the lower two floor windows. The separation of the window creates a double base which reflects the proportions of the adjacent Manse as shown in the visual opposite. COMPANIES HOUSE OLIVER'S YARD CITY ROAD THE MANSE WESLEY'S CHAPEL COMPLEX APPROVED MAPLE HOUSE Western elevation to City Road

19 Key view looking South along City Road demonstrating the overall reduction in height and the horizontal break reflecting proportions of the adjacent Manse.

20 Outline of D&A scheme indicated in red on the amended elevation below, demonstrating the changes in both height and proportions. 3.3 Revised Elevation/ Key view The parapet around the perimeter of the building has been positioned to conceal the low level photovoltaic panels from street level and ensure no plant is visible from all aspects of the building. The original building outline is indicated in red on the amended elevation below, demonstrating the changes in both height and proportions. MATERIAL LEGEND 1.FACING BRICKWORK - BLACK 2.LINIT MATT U PROFILE GLASS WITH SAND BLASTED FINISH 3.PPC ALUMINIUM WINDOW 4.PPC ALUMINIUM SHOP FRONT 5.PPC ALUMINIUM DOOR 6.GLASS PANEL - BLACK 7.PPC ALUMINIUM COPING APPROVED MAPLE HOUSE OLIVER'S YARD CITY ROAD CITY ROAD LEXINGTON APARTMENTS Northern elevation to Oliver s Yard - Overall reduction in height highlighted in red

21 Key view looking North along City Road demonstrating the reduction in height, simplification of the lower roof line, following the propotions of The Manse and concealing the set back behind.

22 3.4 Proposed Elevations/ key view Outline of D&A scheme indicated in red on the amended elevation below, demonstrating the changes in both height and proportions. MATERIAL LEGEND 1.FACING BRICKWORK - BLACK 2.LINIT MATT U PROFILE GLASS WITH SAND BLASTED FINISH 3.PPC ALUMINIUM WINDOW 4.PPC ALUMINIUM SHOP FRONT 5.PPC ALUMINIUM DOOR 6.GLASS PANEL - BLACK 7.PPC ALUMINIUM COPING MATERIAL LEGEND 1.FACING BRICKWORK - BLACK 2.LINIT MATT U PROFILE GLASS WITH SAND MATERIAL LEGEND 3.PPC ALUMINIUM WINDOW 1.FACING BRICKWORK - 4.PPC BLACKALUMINIUM SHOP FRONT 2.LINIT MATT U PROFILE 5.PPC GLASS ALUMINIUM WITH SAND DOOR BLASTED FINISH 3.PPC ALUMINIUM WINDOW 6.GLASS PANEL - BLACK 4.PPC ALUMINIUM SHOP 7.PPC FRONTALUMINIUM COPING 5.PPC ALUMINIUM DOOR 6.GLASS PANEL - BLACK 7.PPC ALUMINIUM COPING LEX CITY ROAD Eastern elevation to Oliver s Yard OLIVER'S YARD COMPANIES HOUSE Southern elevation to Oliver s Yard

23 Key view looking North further along City Road with the approved Maple House scheme in view

24

25 04 Summary Statement

26

27 4.1 Summary Statement To summarise, the following changes have been made to the scheme in response to comments received at the previous consultation meeting and in subsequent formal written feedback. The main points addressed are as follows: Height and Massing - Amendments have been made to the proportions of the building including the top floor which has now been reduced further in height. The overall height of the building has been lowered by 380mm. Design and Elevation Treatment - The lower parapet has been positioned in line with base of the Manse s pelmit. The simplified parapet line conceals the set back from street level creating an uncluttered view. A horizontal break has been introduced within the vertical strip of windows to create proportions of a similar, smaller scale found on the neighboring Manse and Wesley s Chapel complex buildings. The separation at the third floor from the lower two floor windows assists the balance between the horizontal and vertical emphasis. Inclusive Access - The Inclusive Access strategy has been enhanced with additional amenities and facilities catering for users of all abilities. Both private and public areas have been designed to ensure the scheme complies to local policies and legislation set out in the Inclusive Design Islington SPD, BS8300 and the Approved Documents M & K. 5 apartments have been designated for wheelchair use, over the 10% requirement. These accessible units comply with inclusive design requirements with wheelchair storage/ transition areas, possible inclusion of ceiling hoists and suitable manoeuvering space. Corridor widths, transitions areas, door widths, stair widths have all been designed to be suitable for wheel chair users with a 1500mm x 1500mm area in front of each lift. Provision for the internal storage, cycle parking and charging of an electric mobility scooter has been accommodated near the reception with easy access to the front foyer and City Road. Additional amenities for wheelchair users have been located near the front foyer and the platform lift has been enlarged. Cycle Access - An accessible cycle space as well as 3 additional cycle spaces have been located in an internal well lit, secure, sheltered, step free storage facility for users of the building. Provision has been made for 6 external cycle spaces for cafe users in close proximity to the front of the building.