Former Gala Bingo Kingston TOWNSCAPE STUDY AND SUPPORTING DESIGN + ACCESS STATEMENT January 2014

Transcription

1 Former Gala Bingo Kingston TOWNSCAPE STUDY AND SUPPORTING DESIGN + ACCESS STATEMENT January 2014

2 November 2013 Conran & Partners 22 Shad Thames London SE1 2YU 1st Floor Hanover House 118 Queens Road Brighton BN1 3XG Telephone London Brighton

3 Contents 1.0 Introduction - Site Context 2.0 Historic Development of the Site 3.0 Current Condition of Building 4.0 Conservation Areas and Listed Buildings 5.0 Use 6.0 Amount 7.0 Layout 8.0 Connecting the new to the existing fabric 9.0 Scale 10.0 Landscape 11.0 Appearance 12.0 Vehicular and Transport Links 13.0 Inclusive Access 14.0 Urban Grain, Scale and Density 15.0 Access Transport Hub and Gateway 16.0 Land Use District Centre 17.0 Local Development Vision 18.0 Key Street Views 19.0 Views from Roof 20.0 Existing Massing 21.0 Proposed Massing 22.0 Life Time Homes 23.0 Precedents 24.0 Planning Drawings 25.0 Listed Building Condition Assessment 3

4 1.0 Introduction - Site Context Address Richmond Road Kingston Upon Thames London KT2 5ED Planning Authority Royal Borough of Kingston upon Thames Ward Kingston Town 4

5 1.0 Introduction - Site Context Site Location The following Design and Access Statement with urban analysis of the site and surrounding area of Gala Bingo, Richmond Road, Kingston upon Thames is prepared as part of the appraisal of development proposals for the site. The work looks at the historical context, the nature of the area, the physical character of the surrounding buildings and open spaces, important vistas and views, the scale and pattern of development, access and land use. Site Context The site is located at the southern end of Richmond Road, the sites West Elevation faces onto Richmond Road whilst it s Southern Elevation faces onto Canbury Park Road. The North Elevation (extension part) faces onto Cowleaze Road and the East Elevation faces Canbury Business Park and the Educare School. The site area is approximately 1670m². The building is 5 storeys high with some varying levels around the building. The site located within Kingston Town Centre area as defined within the K+20 - Kingston Town Centre Area Action Plan (2008) and the Core Strategy of April Richmond Road, where it fronts the site, is identified as an other shopping parade and a gateway route identified for improvements to the approaches to the town centre. 5

6 1.0 Introduction - Site Context and Character Analysis The surrounding area is characterised by a mix of uses reflecting the location of the site within the town centre. Primary retail frontages within the town centre are located south-west of the site, with secondary frontages located to the south. The area to the north of the site consists of mixed use activity and other shopping parades. The area to the east of the site comprises a mix of residential and commercial uses located along Canbury Park Road. The site is located within the Kingston Town Centre area as defined within the Kingston UDP and the K+20 - Kingston Town Centre Area Action Plan. The study area focuses on the main frontage of the site, Richmond Road. These frontages are predominantly commercial in nature, with some residential use above ground floor level. Richmond Road, where the sites main elevation (West) sits is identified as an other shopping parade and a gateway route which is in need of improvement. Policy K10 of the Kingston Town Centre Area Action Plan recognizes that this part of Richmond Road is need of improvement as it approaches the town centre to create an atractive gateway as a marker and to enhance one of the five main approaches into the town centre giving a sense of identity and arrival. View West across Sopwith Way The frontage of the existing site is in need of of improvement to enhance this town centre location, connect with the commercial nature of Richmond Road within this area and to enhance the pedestrian environment. Whilst there is predominantly a mix of commercial with residential aboe along Richmond Road, the surrounding area also contains a number of purpose built higher density residential buildings. This includes Regents Court and Richmond Road which adjoins the site to the North. Set amongst this commercial/residential area is a small area of terrace housing to the south of the site along Canbury Park Road. This terrace of houses is surrounded by a number of commercial buildings of a larger scale and mass including the building that faces Canbury Park Road within the Canbury business park and Siddely house. View South towards Clarence street and Wood street 6

7 Metropolitan Centre. The London Plan identifies Kingston as a Metropolitan Centre with very good accessibility, significant employment service and leisure facilities which serve a wide catchment area. The environment of the site and the study area is a busy urban locality, reflecting its status as part of a Metropolitan Centre, and its position at a gateway approach to the town centre in a highly accessible location, with Kingston Rail Station opposite the site on Richmond Road, and the Kingston Bus Station in very close proximity to the site on Cromwell Road. Conclusion. The proposal enhances the surrounding area by improving the derelict and vandalised building, restoring its listed facades and adding new elements that complement the original building and give it a new life. Site The building is on a prominent corner and is highly visible from the station platforms. From here the new roof additions and the improved elevations will transform the view, enhancing the general appearance of the area. Moving towards the town centre of Kingston the building is visible beyond the railway bridge. It currently looks quite modest and the new floors will help in attracting people to the north side of the railway bridge, which should assist in the sustainability of the business along Richmond Road. From Canbury Park Road the building is visible obliquely when heading west. The new additions will generally not be visible as the street is quite narrow and the existing cinema is tall. The proposal will enhace the end of this street, giving an improved junction with Richmond Road. Cowleaze Road has a diverse range of buildings, of differing styles and scales. The current rear part of the cinema has a negative effect on the quality of this street and the new proposals, combined with the works proposed for the adjacent school, will significantly improve the streetscape. Site in background - close proximity to Train Station 7

8 The scheme will be visible from a distance along Elm Crescent at the rear of the business park. This is very much a back elevation of the former cinema and makes a very neutral or even negative impact. The new floors will be visible rising above the plain brickwork and will enhance this view. The building is very visible from Sopwith Way, and here the restored facades and new floors will make a strong impact. Sopwith Way is a busy 3 lane road and is note pedestrian friendly. The visibility of the new floors causes no harm to this street and the overall redevelopment of the site will enhance views from this road. Much of the impact will be lost when the car park site on Sopwith Way is redeveloped, and it is hoped that the quality of this scheme will set new standards that other developments coming forward will follow. Overall we believe that the townscape of Kingston will be significantly improved by this proposal and that it will act as a catalyst for further improvement to the surrounding area. 8

9 2.0 Historic Development of the Site SITE SITE Historic map 1913 Source: RBKC Conservation area information Historic map 1934 Source: RBKC Conservation area information 9

10 2.0 Historic Development of the Site ABC Cinema Cinema was converted into Bingo Hall. The Regal Cinema, opened in The architect was Robert Cromie. It was renamed as The ABC cinema and closed in It was then converted into a Gala Bingo Hall but has since been closed. The Regal was built on the site of the Cinema Palace (1909, demolished 1931). Brown brick, with faience façe. Foyer and auditorium have coffered ceilings, and decoration of Deco panels, fluted columns, and proscenium with Greek key design. Many original light fittings remain, and the attached ballroom its almost totally original, not having been decorated since Extract from The Theatres Trust. Original Proscenium Arch 10

11 3.0 Current Condition of Building The building is currently in a serious state of dilapidation, having been left to get worse by the previous owner. It is crucial that a viable solution can be agreed before the building fall into further disrepair. 11

12 3.0 Current Condition of Building 12

13 4.0 Conservation Areas and Listed Buildings The site is located on Richmond Road, within close distance of Kingston upon Thames train station. Map to Show Conservation Area, Listed Buildings and Sites of Archaeological Importance SITE 4 The building was granted a Grade II listing in June The building is not sited in a conservation area 5 7 Conservation Areas Listed Buildings 1. Riverside North 2. Richmond Road 3. Liverpool Road 4. Park Road 5. Kingston OldTown 6. Riverside South 7. Fairfield/ Knights Park Grove Crescent Kingston upon Thames Conservation areas closest to site 13

14 4.0 Conservation Areas and Listed Buildings Listed Buildings in Vicinity Former Sopwith Avaiation Company factory Sigrist Square Canbury Park Road 2. Siddeley House - Canbury Park Road 5. Lovekyn Chapel - London Road 6. Kingston Library + Museum - Wheatfield Way 3. Former Police Station - Old London Road 4. F.W Paine Funeral Directors - Old London Road

15 4.0 Use It has been established that the cost of re-instating the building to a one screen cinema use (with dance studio alongside) is not viable. The proposal therefore seeks to protect and utilize the existing building with a mixed use approach including a number of community based uses. The cinema usage remains but a number of other uses are proposed which will fund the extensive repair work and aid viability. These uses are as follows. Residential with ancillary car parking at new basement level. Serviced apartments. Serviced office space (within existing building.) New office space (within new building to north of site.) Restaurant (where the internal key heritage features are repaired and exhibited.) Children s play centre. Existing uses which are kept as follows. Cinema. Dance Studio. It is also proposed that the development will include a new room for the Educare school on Cowleaze Road. Existing Dance Hall 15

16 6.0 Amount Schedule of Accommodation. GALA SCHEDULE OF ACCOMODATION CONRAN+PARTNERS FLOOR LEVEL SCHOOL SCHOOL PLAY AREA CARPARK PLANT CHILDRENS CENTRE RESTAURANT RESTAURANT BACK EXISTING DANCE NEW OFFICE CINEMA SERVICED OFFICE SERVICED RESIDENTIAL ANCILLARY TO RESI TOTAL CLASS ROOM SQ FT SQ FT SQ FT SQ FT SQ FT OF HOUSE SQ FT HALL SQ FT SQ FT SQ FT SQ FT APARTMENT SQ FT SQ FT SQ FT SQ FT BASEMENT GROUND GALA KINGSTON RESIDENTIAL SCHEDULE OF ACCOMMODATION INCLUDING REFUSE CALCULATIONS Detailed Schedule of Accommodation for Residential usage incorporating projected waste and recycling. Unit waste calculations Residual Recycled TOTAL Floor Accommodation type GIA (ft2) External space (ft2) Waste (L) Waste (L) LITRES 4 Serviced apartment Serviced apartment Serviced apartment Serviced apartment Serviced apartment Serviced apartment bed 2 person bed 4 person bed 4 person bed 4 person bed 4 person bed 4 person bed 4 person bed 4 person Serviced apartment Serviced apartment Serviced apartment Serviced apartment Serviced apartment Serviced apartment bed 4 person bed 6 person bed 6 person bed 4 person Private gym to apartments bed 4 person bed apartment TOTAL

17 7.0 Layout Careful consideration has been given to the layout of the building in respect of enhancing the appearance of the ground floor of the building, particularly its interaction with Richmond Road and the relationship and proximity to Kingston Train Station and town centre. The existing building is currently inactive at ground floor level and creates a gap that weakens this area of Richmond Road as a cohesive commercial area. Within the proposal there are several uses that will be accessed from street level which will reinvigorate the West Elevation. These will include an entrance to the restaurant, cinema and play centre uses as well as the main entrance to the residential and serviced apartments uses. The dance hall entrance will remain on Canbury Park Road (South Elevation) as will the entrance to the serviced offices. It has always been the aspiration of CNM Estates to maintain either a cinema or theatre space within the building to maintain its original purpose. A multi screen cinema is proposed and occupies the central space of the building within the existing balcony areas. The top southern part of the balcony has been divided to create a space for serviced offices. The fly tower area is now proposed to act as the circulation space for the residential usages that are located on the newly formed 4th, 5th and 6th floors encompassing new lifts, access stairs and a gym space for residents. The void that sits to the south of the fly tower and forms the opening of the Proscenium Arch will be infilled to enclose the circulation area to the residential space and to act as a dividing wall between that and the proposed restaurant space. The Proscenium Arch, fountain details (around and above entrance doors) and wall details are proposed to become a main feature of the restaurant space. This space is divided into a main ground floor with two mezzanine levels both set back from the internal walls to create uninterrupted viewing of the restored heritage features. This will create a dramatic space and volume that will enhance the sense of grandeur of the original period features. Adjacent to the restaurant space will be the back of house areas. A children s play centre is also proposed on the ground floor level which will also use the former main entrance to the cinema. The existing entrance to the dance hall and dance hall itself are unchanged. Lift and access to the serviced office are accesses from Canbury Park Road. Indicative view of new mezzanine levels within restaurant heritage space 17

18 7.0 Layout It is proposed that the extension to the north of the building (facing Cowleaze Road) will be demolished to make way for a new mixed use building that will include entrance to the proposed basement car park, secondary entrance to the residential use and entrance to three floors of new offices. During pre-application discussions with the local authourity it was agreed that there was no particular architectural merit or historic value to this part of the building and that a new build proposal would be acceptable. Through discussion with the adjacent nursery school, CNM Estates have committed to building a new classroom for the school to demonstrate their commitment to enhancing the development site and surrounding area. For reference see Planning Drawings. 18

19 8.0 Connecting the new to the existing internal fabric Penetrating the existing fabric and adding new walls. There are elements of the proposal which will include penetrating the existing ceiling to add new structure to the building. Much care and attention has been given to this through dialogue with the structural engineers to make sure that none of the necessary structural posts penetrate in areas where there are ceiling features. Whilst there has been an overall assesment of conditions further examination, during construction phase, of the integrity of existing elements (underlined in PH Warr s conditions report) will take place. Careful consideration has been given to how the new dividing walls within the main auditorium area join the existing fabric. Logical positions have been chosen to where connect new walls ie - where there is a downstand beam. This same consideration has been given to new walls (for the proposed cinema) that connect to the existing walls of the auditorium area. Intrusive connections will need to be made to tie walls together but these will be made by fixing to logical areas where relief detailing, fluting and period lighting is not affected. 19

20 9.0 Scale Existing Scale. The mass and height of the existing building is due to the nature of its former use, the original cinema capacity being 2433 (source: The Theatres Trust.) The existing main entrance area sits at just over 16 metres high, whilst the tallest element, the fly tower is just over 20 metres in height. This height and volume has clearly informed development in the immediate area over the years since its construction, in particular the residential development Regents Court. The site is surrounded by commercial and residential buildings, from two storeys (with pitched roof) up to residential and mixed use buildings that go up to six and seven seven storeys. As you move south and past Kingston train station the buildings have a more consistent height. Proposed Scale. The proposal includes the addition of three new setback residential floors with the building rising to 25.5 metres at its highest point. This is most apparent with views facing East coming along Sopwith Way. Views of the additional proposed floors along Richmond Road and Canbury Park Road are less visible due to the setting back of these floors. It is considered that the additional floors enhance the existing building and its height relates to the heights of buildings in the near vicinity. The proposed building will act as a gateway into Kingston Upon Thames from the North and will act as a visible marker in the townscape enhancing legibility and distinguishing this currently unsightly corner. Further analysis in diagramatic form is contained in 10.0 Urban Grain, Scale and Density. 20