SHOREDITCH HIGH STREET LONDON E1 6HU DESIGN & ACCESS STATEMENT. accompanying application for Full Planning Permission PP

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1 SHOREDITCH HIGH STREET LONDON E1 6HU DESIGN & ACCESS STATEMENT accompanying application for Full Planning Permission PP th September 2013

2 View of front elevation on Shoreditch High Street INTRODUCTION This Design and Access Statement accompanies an application for Full Planning Permission (ref: PP ) for assorted minor works to be carried out to the property at Shoreditch High Street, London E1 6HU. The Applicant has recently secured a Leasehold on the property and wishes to bring it into use within its existing Use Classes. An assortment of minor works, limited to the rear and roof level, are required to enable this. SITE The site is a vacant three-storey plus basement building located on the western side of Shoreditch High Street at its corner with Bateman s Row. The building was last used as a motorcycle showroom and has been vacant since August The gross internal floorspace is 1322 sqm. The property is designated A1/A2/B1/D1 Use Class, with A1 Use limited to the ground floor by Condition 4 of the Planning Permission granted on 13/07/12 (application no. 2012/1726) The site is within the eastern boundary of the South Shoreditch Conservation Area but is not Listed, Locally Listed or identified as a Building of Townscape Merit. Directly to the south is an unoccupied four-storey building in partial disrepair, a commercially-operated car park and a petrol station. To the north are typically small commercial units at ground floor level and directly to the west is a contemporary four-storey mixed-use development. To the rear of the building is a shared yard with vehicular access from Bateman s Row. The primary entrance to the building is located on its south east corner. A second entrance is located on Bateman s Row on the south west corner of the property, providing access to the rear stairwell. An existing platform lift serves a goods entrance at ground floor level in the rear yard. The building is concrete frame with a predominantly red brick exterior and occasional rendered surfaces. The facade to Shoreditch High Street carries extensive retail signage including two large vinyl banners spanning first and second floors on the south east corner. Security roller shutters are installed on all ground floor window and door openings. All existing branded signage and roller shutters are to be removed SHOREDITCH HIGH STREET, LONDON, E1 6HU 2

3 PROPOSED WORKS Item 1: Rear stair A new steel access landing and stair is to be added to the existing goods opening in the rear yard. This would provide service access to the proposed refuse/recycling store and provide an alternative entrance for staff and service personnel. Item 2: Refuse/recycling store The building does not currently have adequate provision for the storage or refuse and recycling. The Applicant wishes to construct a new dedicated refuse/recycling store in the rear yard with a combined storage capacity of at least 3450 cubic litres (see drawing 404/222 for details of provision). Item 3: Air inlets The building is not currently served by a controlled fresh air supply. The applicant wishes to install a dedicated system at three floor levels, each requiring the installation of 2no. 300x300mm grill inlets on the rear elevation. An additional 300x1000mm louvred inlet is to provide fresh air supply for a kitchen extract serving a small ground floor kitchen. Item 4: Roof guardrail A guardrail is to be installed around the perimeter of the roof and to demarcate the area of air conditioning/extract installation. Item 5: Extract flue An extract flue is to be installed at roof level against the east side of the existing lift room, serving a small ground floor kitchen. This work will be carried out by a specialist installer in line with relevant building regulations. Item 6: Air conditioning and screening Air conditioning condensers are to be installed at roof level in the area of the existing lift room and rear stairwell. A vertical screen is to be installed around their west side in order to provide visual and acoustic screening to properties at the rear. APPEARANCE Item 1: Rear stair Access steps, balustrade and landing at rear are to be of galvanised/powder-coated steel construction with galvanised antislip deck and treads. An existing pneumatic goods lift in poor condition is to be removed. Item 2: Refuse/recycling store The refuse/recycling store is to be clad in timber panelling. Item 3: Air inlets The air intake grilles to be installed on the rear elevation have been sized as efficiently as possible and aligned vertically to make their installation visually discreet. Item 4: Roof guardrail The perimeter guardrail at roof level is to be set back from the parapet to minimise its visual impact and is to be of keyclamp construction or similar. Item 5: Extract flue The proposed exhaust flue at roof level is positioned inward of the existing lift room and does not extent beyond it vertically. It is therefore not visible to properties on Bateman s Row and is not visible from street level. Item 6: Air conditioning and screening Air conditioning units are to be screened to the rear to minimise their acoustic and visual impact on neighbouring properties. The installation is not visible at street level SHOREDITCH HIGH STREET, LONDON, E1 6HU 3

4 USE The building is to be used within its existing Use Classes as follows: Basement: part private office and part exhibition space. Ground Floor: co-working lounge/canteen. First floor: shared office space. Second Floor: shared office space. AMOUNT No additional floorspace is proposed. LAYOUT No changes are proposed to the building s relationship with the street or neighbouring properties. SCALE No changes are proposed to the building s scale. LANDSCAPING Not applicable. ACCESS No changes are proposed to vehicular access to the site or user access to the building. Service access is to be improved by the addition of the proposed access landing and steps at rear. Within the building, a wheelchair accessible toilet and ambulant accessible toilet cubicles are to be provided in order to meet the standards set out in Building Regulations Part M. PLANNING POLICY The application has taken into account relevant planning policy set out in the following: South Shoreditch Supplementary Planning Document (2006) London Plan (2011): 4.3 Mixed Use Development and Offices; 7.4 Local Character National Planning Policy Framework (2012) LDF Development Management Local Plan (draft July 2012) SHOREDITCH HIGH STREET, LONDON, E1 6HU 4

5 ADDITIONAL SITE PHOTOGRAPHS Existing signage and roller shutters to be removed View of existing rear area of roof View of rear elevation to shared yard View of side/rear corner on Bateman s Row SHOREDITCH HIGH STREET, LONDON, E1 6HU 5