Design and Access Statement Earls Court Road London SW5 9RH

Transcription

1 J U L I A N A R E N D T A S S O C I A T E S 1 7 a P i n d o c k M e w s L i t t l e V e n i c e L o n d o n W 9 2 P Y F Design and Access Statement T Introduction: This Application is for the construction of a new two-storey dwelling house to the rear of Richmond House, Earl s Court Road, London SW5 9RF. Richmond House contains residential flats in the upper storeys with three retail units on the ground floor fronting Earl s Court Road. The site is accessed via entrance gates to a small yard behind a brick wall off Child s Place and comprises a single storey ancillary building with a flat roof. The site lies within the Earl s Court Village Conservation Area and the retail units are within the Earl s Court Road Neighbourhood Shopping Centre. Pre-Application Planning Advice was received in February A previous Application submitted in May 2015 was withdrawn on 3 September Contextual Assessment: The site is bounded as follows: To the West, by the blank three storey high flank wall to the terraces on Child s Place To the East, the four storey Richmond House building fronting Earl s Court Road. To the North, partly by two storey brick infill and part of the rear to No.4 Child s Walk with two sash windows at first floor level (Bedrooms) setback from the north boundary between 700mm and 1800mm The cul-de-sac Child s Place forms the southern boundary Brief and Feasibility: The Applicant is the freeholder of Richmond House which includes the Application Site. The existing use of the ancillary building is storage space for the corner retail unit (No. 145). This unit has a retail floor space of 83 m2, unchanged by this proposal, compared to a floor space of 33 m2 to each of the two adjacent units (Nos. 141 & 143). The latter two units are accessed solely from Earl s Court Road. Therefore the ancillary space, although currently in use, is not necessary to the function of the corner retail unit (No.145). A residential design on the site was thought to be feasible with the following provisos: To preserve the privacy of the neighbouring properties & prevent over-shadowing To maintain the ground floor retail use To preserve or enhance the character of the Conservation Area Pre-Application Planning Advice: An application based on a facade replication of the adjacent terrace was made on 15/01/2015. Following a site meeting, the Pre-Application Planning Advice Ref: PRE/PP/15/00037/LEV 3 was received on 18/02/2015. In summary, the following advice was given: 1. The demolition of the existing buildings is acceptable and subject to further information on continued use of the retail unit the loss of ancillary floor space is acceptable 2. Residential use is acceptable in principle 3. The revised Design should safeguard the living conditions of neighbouring occupiers 4. Concerns regarding servicing arrangements and cycle parking should be addressed Planning Application PP/15/03411 May 2015 Following the Pre-Application Level 3 advice, an Application (PP/15/03411) was submitted in May We were contacted, post-consultation, by the Case Officer and informed that the Pre-Application Advice failed to indicate Council Policy with regards this particular urban infill context. In effect a three-storey house was not suitable as it failed to preserve a lower horizontal connection between the corner building and the existing terrace. Following a meeting and exchanges based on a revised two-storey scheme and support for such, it was agreed that a revised Submission would be made. The Application (PP/15/03411) was withdrawn. Daylight & Sunlight Report: A dimensional site survey formed the basis for a daylight and sunlight analysis. This report was revised to reflect the revised two storey proposal and indicates no impairment of light enjoyed by the

2 neighbouring properties. The Daylight & Sunlight Report by GIA, reference: 9303 dated 14 th September 2015, forms part of this Submission. Design Considerations: Evolution - The design layouts, structured in accordance with the daylight analysis, were developed to avoid opposing habitable rooms with neighbours and to avoid overlooking issues by carefully locating windows and external amenity space. The internal planning was developed in line with Internal light standards / GLA Space standards & Lifetime Homes (CH2) and overall reference was made to the planning policies Context (CL1), Design Quality (CL2), Conservation (CL3), Living Conditions (CL5) Solution - The external ground floor patio to north east rear corner provides amenity space and an outlook from both the kitchen and living/dining areas. It also forms a knuckle to the L-shaped ground floor plan, visually linking the entrance hall, kitchen and living spaces and bringing natural light into the heart of the proposed dwelling. The staircase and landings are located to the side elevation (west) facing the rear of Richmond House, therefore separating the habitable spaces of the proposed dwelling from Richmond House. The main living room and one of the two bedrooms are located to the front of the proposed dwelling. The second bedroom has been designed with natural light provided by a glazed rooflight integral to a projected bay with a solid plane facing the neighbours window on the north boundary. It has been designed with 200mm vertical sidelights to provide a visual outlook without compromising privacy. Additional natural light to the ground floor Kitchen, WC and Study is provided by rooflights. There is no loss of daylight and no loss of the existing privacy to the neighbouring properties. Final Design The facing materials are restricted to red facing brick to the front and part return of the side elevations to match Richmond House with painted rendered elevations to the rear helping to reflect and maintain light levels. Facing brickwork was chosen to help unify the residential entrance of Richmond House with the proposed dwelling and to maintain a distinction to the existing terrace of painted render on Child s Place. The recessed windows with rendered reveals and arches give a simplicity to the proposed facade. The two storey street elevation, adjacent to the one and a half existing storey of the entrance to Richmond House, maintains the characteristic gap of the urban context in the Conservation Area. Please refer to Appendix Photographs for local examples. Living Home Standards: The new House will provide Floor Areas (Table A) & Room Areas (Table B) as follows; Area/Floor Gnd First TOTAL Gross External Gross Internal Table A: Gross/Net Areas m² Area/Floor Gnd First Comments Living/Dining 32.6 Kitchen 12.4 Study 7.3 WC 3.2 Storage 4.5 Patio 9.5 Bed Excl. Storage Bed Excl. Storage Storage 1.8 Bathroom 7.0 Ensuite 6.7 Storage 0.78 Table B: Internal Room Areas m²

3 Design Specification in Accordance with Lifetime Homes: Details of the design following the above recommendations include the following areas: Entrance approach/ front door width Internal door and hallway/ landing widths Entrance level WC & shower drainage Part M compliant / Temporary entrance level bed space Kitchen/ Living wheelchair turning spaces Bedroom clear spaces around bed Amenity space provision Storage provision/ Utility room Landscaping and Boundaries: The proposed ground floor patio will provide an external space and areas for planters and borders. The exposed boundary wall to the north east patio corner will be made good and rendered. Ancillary: It is proposed to create a new internal WC compartment within the curtilage of the retail unit (no.145) to replace the WC being demolished. This maintains the convenience to the staff of the premises. There is no change to the waste collection arrangements for the Residential and Retail Units of Richmond House. Secure Cycle storage is provided with a wall mounted rack within the entrance lobby for 2no. bicycles. It is proposed to add a new rooflight over the entrance hall to Richmond House, concealed behind the parapet of the existing flat roof to allow the existing side window to be blocked in. Access: There is no change to the general running of the retail space and therefore there are no additional causes for increased noise levels. None of the other retail units nor the residential units have access to the application site. In accordance with Lifetime Home Standards the entrance approach to the new dwelling is straight and level. The internal hall and access to the WC are Part M compliant. It is understood that a S106 Agreement will be drafted by the council in reference to the removal of the dropped kerb. The reinstatement of the pavement would allow the Council to introduce an additional two car parking spaces on the street. In terms of transport the area is well served by public transport. As is normal we would expect matters concerning a Construction Traffic Management and the Considerate Contractor s Scheme to be part of a Conditional Approval. Documentation to Support a Planning Application: Existing and Proposed Architectural Drawings Photographs Design & Access Statement Planning Statement Daylight & Sunlight Report CIL Guidance and References: The following policy guidance has been consulted: CS Policies: CH1 & 2 Use Classes CL 1, 2, 3 & 11 Conservation Area & General Townscape CL5 & CE6 Living Conditions CE3 & CR7 Refuse Management CT1 Parking & Cycle Provision CR4 Kerb Crossover SPG 1a Design Guidance SPG 2 Conservation & Archaeology CSV1, Development in Conservation Areas CSV7, Demolition in Conservation Areas

4 Appendix: Local Photographs Cramer Mews SW5 Kempsford Gardens SW5 Finsborough Raod SW10

5 Local Photographs Wallgrave Road SW5 Trebovir Road SW5 Child s Street SW5