Welcome 01 Welcome to the public exhibition on Grainger s proposals to redevelop the land on the corner of and the King s Road into high quality new homes. This exhibition presents our emerging proposals before a planning application is submitted in early summer. Please feel free to ask questions to any member of the team and let us know your thoughts by filling out a comments card provided. All comments will be considered and used to inform these proposals. Grainger plc Grainger is the UK s largest listed residential property, manager and developer with over 100 years experience. Our Expertise Directly own over 2bn of residential property and have over 3bn residential property assets under management Own or manage 40,000 properties in the UK and Germany Focused solely in the residential property sector Developed Grainger Trust, a social housing provider that owns, rents out and manages affordable homes Track record in delivering and managing high quality residential developments in urban areas Understand the importance of integrating sustainability from the start Commitment to investing in local communities and building long-term relationships Hornsey Road Baths, Islington A development of 220 apartments, delivered by Grainger plc in 2009 Assael Architecture A leading firm of London based architects offering an extensive range of planning, urban design and architectural services An expanding client base within the hotel, leisure, mixed-use, residential and masterplanning sectors The practise combines an innovative approach to creative design with a commitment to evaluation through historical research and thorough site analysis Assael s expertise is most often called upon to realise the full potential of complicated sites in sensitive locations. We have therefore amassed many years experience both in refurbishment of Listed Buildings and the implementation of new build developments on redundant or brownfield sites Macaulay Road, Clapham A Grainger development, designed by Assael Architecture, which is currently on site Well known for its responsive and flexible approach to design particularly in the most difficult or challenging circumstances Macaulay Road, Clapham
Existing Site 02 SIA EN RT HO AD RO ENGLISH NATIONAL BALLET SCHOOL A HORTENSIA ROAD SITE 0.118 hectares B D ROA S G KIN Bird s Eye View The Site The site is owned by the Council and has remained undeveloped for over fifty years except for temporary uses, such as a bus parking area. The land is located on the corner of and the King s Road, next to the Carlyle Building. The site area is 0.118 hectares. Grainger plc and the Royal Borough of Kensington & Chelsea Grainger plc were selected by the Royal Borough of Kensington & Chelsea in September 2012 to develop and manage two under-used sites at and Young Street. Existing site A Grainger will transform the site into much needed homes that will be integrated into the local community through Grainger s long-term commitment to the area and 125 year lease with the Council. The plans will deliver an innovative housing scheme that will provide a mix of private homes for rent and affordable homes. Our proposals will establish a long-standing relationship with the Council who will retain the freehold at and share in the long-term rental income. Existing site B
Site Analysis 03 Conservation Area Design proposals to improve the setting and aspect from views in and around the conservation area Design to be sensitive to listed buildings adjacent to the site and acknowledge key design features including proportion, materials and detailing. SLOANE / STANLEY C THE BILLINGS D THE COLLEGE OF ST MARK AND ST JOHN A E Key: Conservation area Listed buildings A Views B Local Conservation Areas within RBKC Existing Local Uses Existing Materials Mix of existing uses surrounding the site, with Kings Road being primarily ground floor commercial/retail use with residential above Much of is red brick, whilst King s Road is more varied Small concentration of educational buildings, however, the road is predominantly residential High quality materials and architectural detailing to complement existing context Opportunity for scheme to create a more unified streetscape Op cre por ate tun ac ity t tiv o ec lus ter Key: Retail/Medical Residential Educational Key: Red brick Yellow/buff brick Render/stucco Glass
The Local Areas & Characters 04 Fulham Road FULHAM ROAD HORTENSIA ROAD ST. MARK AND ST. JOHN KING S ROAD St. Mark and St. John King s Road
Design Response - An Active Ground Floor 05 King s Road Uses Key: BRITANNIA ROAD MAXWELL ROAD RUMBOLD ROAD HOLMEAD ROAD WANDON ROAD Opportunity to reinforce existing active uses on opposite side of the road HORTENSIA ROAD GUNTERS GROVE FERNSHAW ROAD EDITH ROAD SLAIDBURN STREET LANGTON STREET SHALCOMB STREET Restaurant/ Drinking Establishment Shops Medical Petrol Station WATERFORD ROAD HOBURY STREET LIMERSTON STREET MICHAEL ROAD LOTS ROAD TETCOTT ROAD THORNDIKE CLOSE KING S ROAD Enhancing King s Road Our proposals include an active ground floor that will be flexible in size and will allow for a range of possible uses including: Retail (A1) Office (B1) Professional services (A2) Medical services (D1) Community (D1) The position of the proposed massing is in keeping with the existing pavement proportions along the north side of King s Road. A1/A2/B1/D1 Conservation Area landscape continues into site 800m FULHAM BROADWAY RETAIL CENTRE Building set back from existing wall Building lines to respect the existing built form and relationship to the street 600m KING S ROAD SHOPS AND RESTAURANTS SHOPS (A1) HEALTH CENTRE (D1)
Services GENERAL NOTES All setting out must be checked on site All levels must be checked on site and refer to Ordnance Datum Newlyn unless alternative Datum given All fixings and weatherings must be checked on site All dimensions must be checked on site This drawing must not be scaled This drawing must be read in conjunction with all other relevant drawings and specification clauses This drawing must not be used for land transfer purposes Calculated areas in accordance with Assael Architecture's Definition of Areas for Schedule of Areas This drawing must not be used on site unless issued for construction Subject to survey, consultation and approval from all statutory Authorities Revision Status: P=Preliminary C=Contract 2012 Assael Architecture Limited Assael Architecture Limited has prepared this document in accordance with the instructions of the Client under the agreed Terms of Appointment. This document is for the sole and specific use of the Client and Assael Architecture shall not be responsible for any use of its contents for any purpose other than that for which it was prepared and provided. Should the Client require to pass electronic copies of the document to other parties, this should be for co-ordination purposes only, the whole of the file should be so copied, but no professional liability or warranty shall be extended to other parties by Assael Architecture in this connection without the explicit written agreement thereto by Assael Architecture Limited. DRAWING NOTES E-FILE REF Nº A2308 HR Option STATUS REVISION DATE DRN CHK CDM P1 For Comment 18.01.13 ES PL -- P2 For Comment 29.01.13 ES PL -- CLIENT PROJECT TITLE DRAWING TITLE SCALE @ A1 / @ A3 SIZE DRAWING Nº DATE STATUS & REVISION GENERAL NOTES All setting out must be checked on site All levels must be checked on site and refer to Ordnance Datum Newlyn unless alternative Datum given All fixings and weatherings must be checked on site All dimensions must be checked on site This drawing must not be scaled This drawing must be read in conjunction with all other relevant drawings and specification clauses This drawing must not be used for land transfer purposes Calculated areas in accordance with Assael Architecture's Definition of Areas for Schedule of Areas This drawing must not be used on site unless issued for construction Subject to survey, consultation and approval from all statutory Authorities Revision Status: P=Preliminary C=Contract 2013 Assael Architecture Limited Assael Architecture Limited has prepared this document in accordance with the instructions of the Client under the agreed Terms of Appointment. This document is for the sole and specific use of the Client and Assael Architecture shall not be responsible for any use of its contents for any purpose other than that for which it was prepared and provided. Should the Client require to pass electronic copies of the document to other parties, this should be for co-ordination purposes only, the whole of the file should be so copied, but no professional liability or warranty shall be extended to other parties by Assael Architecture in this connection without the explicit written agreement thereto by Assael Architecture Limited. DRAWING NOTES E-FILE REF Nº A2308 HR Option STATUS REVISION DATE DRN CHK CDM P1 For Comment 15.03.13 WS ES -- CLIENT PROJECT TITLE DRAWING TITLE SCALE @ A1 / @ A3 SIZE DRAWING Nº Kings Road DATE STATUS & REVISION 95 sqm 101sqm 95 sqm 95 sqm 86sqm GENERAL NOTES All setting out must be checked on site All levels must be checked on site and refer to Ordnance Datum Newlyn unless alternative Datum given All fixings and weatherings must be checked on site All dimensions must be checked on site This drawing must not be scaled This drawing must be read in conjunction with all other relevant drawings and specification clauses This drawing must not be used for land transfer purposes Calculated areas in accordance with Assael Architecture's Definition of Areas for Schedule of Areas This drawing must not be used on site unless issued for construction Subject to survey, consultation and approval from all statutory Authorities Revision Status: P=Preliminary C=Contract 2013 Assael Architecture Limited Assael Architecture Limited has prepared this document in accordance with the instructions of the Client under the agreed Terms of Appointment. This document is for the sole and specific use of the Client and Assael Architecture shall not be responsible for any use of its contents for any purpose other than that for which it was prepared and provided. Should the Client require to pass electronic copies of the document to other parties, this should be for co-ordination purposes only, the whole of the file should be so copied, but no professional liability or warranty shall be extended to other parties by Assael Architecture in this connection without the explicit written agreement thereto by Assael Architecture Limited. DRAWING NOTES E-FILE REF Nº A2308 HR Option STATUS REVISION DATE DRN CHK CDM P1 Issue to RBKC 19.03.13 WS ES -- P2 Issue to ECH 22.03.13 WS ES -- P3 Issue to WSP 09.04.13 ES PL -- CLIENT PROJECT TITLE DRAWING TITLE SCALE @ A1 / @ A3 SIZE DRAWING Nº Kings Road DATE STATUS & REVISION Design Evolution 06 The design has evolved so that the proposed building addresses and King s Road and so the scale, massing, and the materials are in keeping with the local area. Scale Evolution Historic Feasibility Scheme Feasibility Scheme Developing Massing Proposed Massing 7 7 7 6 3 5 3 5 3 Prepared by Gillespies in March 2011 ADDRESSES KING S ROAD ADDRESSES HORTENSIA ROAD ADDRESSES KING S ROAD ADDRESSES KING S ROAD CONTINUES STRONG LINE OF BUILDINGS ALONG EDGE OF THE CONSERVATION AREA EFFICIENT LAYOUT ADDRESSES HORTENSIA ROAD ADDRESSES HORTENSIA ROAD DOES NOT ADDRESS HORTENSIA ROAD MASSING NOT IN KEEPING WITH SURROUNDING URBAN FABRIC MASSING IS IN KEEPING WITH SURROUNDING URBAN FABRIC MASSING IS IN KEEPING WITH SURROUNDING URBAN FABRIC LACKS VARIATION OF HEIGHT, WHICH IS NOT IN KEEPING WITH THE SURROUNDING BUILDINGS BUILDING LINE IS NOT IN KEEPING WITH SURROUNDING STREETSCAPE BUILDING LINE IS IN KEEPING WITH SURROUNDING STREETSCAPE BUILDING LINE IS IN KEEPING WITH SURROUNDING STREETSCAPE UNCOMFORTABLE PROXIMITY TO CARLYLE BUILDING DOES NOT ADDRESS KING S ROAD EFFICIENT LAYOUT EFFICIENT LAYOUT INEFFICIENT LAYOUT OBSCURING THE BASE OF THE TALLER BLOCK BY THE CORNER BLOCK IS UNCOMFORTABLE WHEN VIEWED FROM KING S ROAD SIMPLE, CLEAN LINES AND COMFORTABLE PROPORTIONS Access Evolution Parking in rear courtyard and servicing from street Parking in rear courtyard and servicing via rear courtyard Servicing from street, all plant below ground. No parking provision 1 2 3 4 5 TREE SURVEY IN ABEYANCE CYCLE STORE Post Affordable entrance Building line over A 6 7 Building line over CORE CONFIGURATION TO BE RESOLVED IN LINE WITH FIRE COMMENTS SUBJECT TO SE DESIGN PLANT Substation 87.5sqm SUBJECT TO M&E DESIGN Post Non-resi 344sqm AA TO PREPARE 3 LAYOUT OPTIONS FOR UNIT Escape Private entrance P N EXCESSIVE CIRCULATION SPACE REQUIRED AND INEFFICIENT CORE PLANT ON VISIBLE CORNER G DRAFT KEY Grainger PLC Chelsea SW10 Ground Floor 1: 100 / 1: 200 November 12 A2308 HR SK 130129 P2 FOUNDATION DESIGN TO ACCOMMODATE EXISTING TREE ROOTS 3 2 1 Building line over FTA Design HG Rigid Vehicle (1998) 4 Building line over PLANT A1 / A2 / B1/ D1 289 SQM Post AFFORDABLE ENTRANCE Post Substation Escape PRIVATE ENTRANCE FTA Design HG Rigid Vehicle (1998) A P EFFICIENT CORE PLANT ON VISIBLE CORNER COMPLEX VEHICLE TRACKING G DRAFT KEY Grainger PLC Chelsea SW10 Option 1-Onsite Servicing Ground Floor 1: 100 / 1: 200 A2308 1303 01 March 13 P1 Post A1 / A2 / B1/ D1 301 SQM BIN STORE Post RETAIL BIN STORE AFFORDABLE ENTRANCE PRIVATE ENTRANCE FIRE ESCAPE FROM CARLYLE HOUSE A P EFFICIENT CORE PLANT HIDDEN UNDERGROUND P - Private Entrance DRAFT KEY A - Affordable Entrance Plant Grainger PLC Parking Chelsea SW10 Servicing Ground Floor 100 / 1: 200 March 13 Courtyard garden A2308 251 G 1: N COURTYARD AMENITY SPACE TO REAR P3 Assael Architecture Limited Studio 13 50 Carnwath Road London SW6 3EG T +44 (0) 20 7736 7744 F +44 (0) 20 7736 6677 E info@assael.co.uk W www.assael.co.uk Kings Road Assael Architecture Limited Studio 13 50 Carnwath Road London SW6 3EG T +44 (0) 20 7736 7744 F +44 (0) 20 7736 6677 E info@assael.co.uk W www.assael.co.uk Kings Road Assael Architecture Limited Studio 13 50 Carnwath Road London SW6 3EG T +44 (0) 20 7736 7744 F +44 (0) 20 7736 6677 E info@assael.co.uk W www.assael.co.uk Materials Evolution Corner Option A: Cladding system Corner Option B: Brick CORNER FEATURE IN KEEPING WITH LOCAL BUILDINGS Continue red brick NOT USUALLY ASSOCIATED WITH RESIDENTIAL USE RESIDENTIAL IN APPEARANCE Continue red brick Cladding precedent: Brick precedent: DOUBLE SKIN MESH METAL PANELS CHELSEA ACADEMY NEIGHBOURING LOTS ROAD GEORGIAN BUILDING
Design Response - Scale & Massing 07 Massing & Context The design evolution has led to a proposed building ranging from three to seven storeys. This concept sketch shows the relationship of the proposed building (within the red site boundary) with those in the local area. The colours show how the neighbouring buildings relate to and influence the proposed massing. CARLYLE BUILDING MILLINER HOUSE KENSINGTON & CHELSEA COLLEGE FULHAM ROAD HORTENSIA ROAD Green: The proposal completes the third side to the Carlyle Building courtyard The lower height responds to the residential scale along KINGSGATE HOUSE Yellow: KING S ROAD Key: The proposal responds to the scale and proportion of nearby buildings along the King s Road and junction 20m plus 12m - 19m under 12m Blue: The proposal sets back where it is tallest, responding to similar nearby prominent building forms KINGSGATE HOUSE Seven & Eight Storey Corner Buildings KENSINGTON & CHELSEA COLLEGE PROPOSED HORTENSIA ROAD SCHEME The diagram shows the proposed building in context. MILLINER HOUSE The blue shading denotes the other nearby buildings of 20 metres or more in height. These buildings tend to be positioned on similar corner sites. THE PLAZA FULHAM ROAD BREDIN HOUSE KING S ROAD BAILEY HOUSE Proposed Elevations SITE HORTENSIA ROAD PROPOSED SITE KING S ROAD PROPOSED
Emerging Proposals 08 Proposed Plans Plans include a courtyard for tenants and planting alongside the King s Road and Approximately 31 units consisting of 1, 2 and 3 bedroom units Mix between affordable and private rent being developed Non-residential ground floor use of between 3,100 sq ft and 3,300 sq ft 20.5m 18.7m Upper Plan Kings Roa 21m 24.5m d Existing Proposed Typical Plan Ground Floor Plan Proposed Elevations Residential entrances Entrance to courtyard Proposed Elevation Commercial entrance King s Road Proposed Elevation
Emerging Proposals 09 Existing A. Proposal viewed from King s Road (looking west) Existing B. Proposal viewed from King s Road (looking east)
Emerging Proposals 10 Existing C. Proposal viewed from Existing D. Proposal viewed from St Mark and St John Conservation Area
Summary/Your Views 11 The proposals for South will; Regenerate an under-utilised site that will complement the fabric and character of the local area Deliver a range of much needed new high quality homes that will be fully managed by Grainger over a 125 year period Support the Council s aspirations to deliver well managed, affordable homes for the Borough Provide private rented homes that will deliver an active lights on development that integrates with the existing local community Create an active, commercial ground floor which will complement the shops and businesses on the King s Road and support the local economy Improve the pedestrian experience with new landscaping on and the King s Road E. Proposal viewed from King s Road ( looking west) Thank you for coming along to this exhibition, we hope you found it useful We will be considering all the feedback received on these emerging proposals as part of the development of the plans. We will then be preparing a planning application, which we hope to submit during the early summer of 2013. If you require any further information, please do speak to one of the team who are on hand to answer any questions that you may have. To let us know what you think you can: Fill in a comments card and put it in the box provided or post to; South Public Consultation London Communications Agency Middlesex House 34-42 Cleveland Street London W1T 4JE Send an email to hortensiaroadsouth@londoncommunications.co.uk Telephone our dedicated consultation line on 0800 881 5216 (freephone) All of the information at this exhibition is also available to view on our website: www.hortensiaroadsouth.co.uk Professional Team Architect Planning Consultant Traffic Consultant Structural Engineer Mechanical & Fire Engineering Sunlight, Daylight & Rights to Light Project Manager Quantity Surveyor Communications Assael Architecture DP9 WSP Group URS Hoare Lea Brooke Vincent & Partners Arcadis EC Harris London Communications Agency
Access Plan This will be a car free development, with no parking provided The area is well served by excellent transport links with nearby Underground and Overground stations at Fulham Broadway and Imperial Wharf and numerous local bus routes operating on the King s Road and Fulham Road The plans include cycle parking, residential entrances on and a commercial entrance on the King s Road No net loss of parking along Servicing for the ground floor non-residential units will be off and managed effectively and sensitive to local residents Existing Access Layout Proposed Access Layout Key: Residential parking bays Disabled parking bays Pay & Display parking bays Motorcycle parking bays PASSING POINTS EITHER SIDE OF EXISTING PINCH POINT EXISTING VEHICLE ACCESS TO SLOANE BUILDING MAINTAINED EXISTING VEHICLE ACCESS TO SLOANE BUILDING MAINTAINED PASSING POINTS EITHER SIDE OF EXISTING PINCH POINT CARLYLE BUILDING FIRE STRATEGY TO BE CONFIRMED SERVICING POINT 11 METRES FROM REFUSE AREA DROP KERB FROM REFUSE AREA TO THE STREET EXISTING PAY & DISPLAY PARKING TO BE RELOCATED TO THE WEST SIDE OF THE STREET TWO-WAY TRAFFIC WHILE SERVICING ACTIVITY TAKES PLACE COMMERCIAL SERVICING LOCATION (10 M RIGID LORRY). OPERATIONAL 24HRS IF NECESSARY PEDESTRIAN SIGHT LINES IMPROVED