Building Engineer UK Registration Board n.075077h Design and Access Statement for Application for Planning Permission for demolition of a garage and construction of an extension to an existing Victorian property in 49 Cathcart Road, SW10 9JE August 2014 Prepared by RandS Associated Srl 1. Introduction This design and Access statement is written to support the Application for Planning permission for demolition of an existing garage and construction of an extension to an existing Victorian property in 49 Cathcart Road. The Proposal is for the construction of an infill extension of the existing lower ground floor of the house under the two existing garages through the excavation of two storey basement beneath the footprint of the garages, the conversion of one of the two existing garages into a playroom (which requires a minimal increase in height), a new elevation for the second garage, both designed in harmony with the character and appearance of the conservation area. A green roof might eventually be included above both the play room. Above the proposed garage there would be a sloping roof clad in natural slates. In order to realise the Proposal the existing garages would be demolished. All windows external doors and the vehicular gates would be of painted timber construction. The walls would be painted in white render. The site, including its context and the existing development, is discussed below. This is followed by a description of the proposed development and sections concerning use, layout, scale, landscaping and access. A Planning Advice was given (Reference PRE/PP/13 /01196/LEV 3, Date: 02/12/2013): the proposals subject to the changes outlined in the written advice would be likely to be acceptable. A Follow Page 1 / 8
Building Engineer UK Registration Board n.075077h Up Advice was requested (Reference PRE/PP/14 /00069/L3FU, Date: 6/03/2014): according to the advice given, this proposal is acceptable, subject to detail. 2. Features of the existing site 49 Cathcart Road is a single family dwelling house situated on the South Side of Cathcart Road, close to the junction with Redcliffe Gardens. The building comprises a lower ground floor, the ground floor, three further floors above, a private garden to the rear, and two garages located close to the main entrance to the building. The access to the building is via an entrance hall at raised ground floor level, and via a second entrance at the lower ground floor level. The property is not Listed, but is within the Boltons Conservation Area, in the Borough of Kensington and Chelsea. This conservation area was designated as an area of special architectural interest. Cathcart Road runs perpendicular to Redcliffe Gardens and is parallel to Fulham Road. Notable features nearby are Brompton cemetery designed by Benjamin Baud, and Earl s Court exhibition centre designed by C. Howard Crane. The area held a rural setting for centuries until the expansion of London during the industrial revolution. The Bolton s conservation area was named after land owner William Bolton at the end of the 18th century. Oakfield Street contains residential properties which were constructed in the 1860 s. Page 2 / 8
Building Engineer UK Registration Board n.075077h Photograph of front elevation of existing property The main building is of solid brick construction with a part painted, part fair faced front elevation and a painted side and rear elevation. The garage is of steel and concrete construction with white painted elevations, black painted doors, and white aluminium windows. Page 3 / 8
Building Engineer UK Registration Board n.075077h Detail of the front elevation of existing property 3. Access The proposed internal layout makes it easier for people with mobility issues due to the proposed open plan arrangement. The existing layout between street, ground floor and basement levels remains the same therefore access to the upper and lower floors is gained via staircases. Cathcart Road is a fairly wide suburban street therefore vehicular access is good. The property has parking spaces at the front and a garage. Page 4 / 8
Building Engineer UK Registration Board n.075077h 4. Layout, Scale and Appearance The features associated with the Proposal, visible from the street or surrounding properties are designed in order to be discreet. The visible manifestations of the basement were carefully designed in order not to have a detrimental impact on the Conservation Area, amenity of surrounding properties and trees. The extension was designed to be visually subordinate to the original building: it allows the form of the original building to be clearly seen and it reinforces the integrity of the original building by demolishing the existing badly design addition (the garages) and by proposing to rebuild it in a style more sympathetic to the architectural style and character of the main building and to the character and appearance of the Bolton Conservation Area (there are similar examples in the Area, i.e. in 54 and 56 Cathcart Road, very close to the site, on the other side of the street, please refer to their pictures in the following pages). In order to preserve and enhance the character and appearance of the Conservation Area, the works would be finished to match the existing original work in respect of material, colour, texture, and profile. The proposed construction would be of a contemporary design, with a rendered finish to harmonise with adjacent properties. It does not attempt to mimic the surrounding Victorian development, but has carefully controlled elevations in which the ratio of window to wall is carefully balanced to provide a pleasing composition. The window sizes reflect the proportions of neighbouring properties and they are set within deep reveals. The proposed construction, due to its position size and orientation couldn't reduce the sunlight nor would reduce the daylight enjoyed by adjoining buildings. The position of the openings assures no reduction of existing privacy of adjacent residents. This residential development is not utilised as a self-contained unit, and the family owns and uses only one car. The conversion of the garage into a residential floor space creates the possibility to lower the street parking pressure as an additional parking available for all the residents might be realised in front of the former garage access. Page 5 / 8
Building Engineer UK Registration Board n.075077h Front elevation of existing property Page 6 / 8
Building Engineer UK Registration Board n.075077h Proposed Front elevation of property 5. Landscaping We have commissioned a Report from tree experts, Professional Members of the Consulting Arborist Society, Accredited and recommended by the Consulting Arborist Society to carry out tree reports in accordance with BS5837:2012. The Report is attached to the Application for Planning Permission. The tree experts have advised that subject to proper and normal tree protection measures, the proposed development will not impinge adversely on the effects of the trees in the landscape. Page 7 / 8
Building Engineer UK Registration Board n.075077h 6. Heritage Assets and Impact The site is within the Boltons Conservation Area. The area has a predominantly Victorian residential character, but interspersed with some later buildings. Demolishing the badly design addition (the garages) and building in a style more sympathetic to the architectural style and character of the main building and to the other buildings in the area (there are similar examples in the Area, i.e. in 54 and 56 Cathcart Road, very close to the site) would respect the character and integrity of the of the Bolton Conservation Area and make a more positive contribution to the heritage asset than the existing building 54 and 56 Cathcart Road Page 8 / 8