Welcome Welcome to our exhibition which sets out our plans to redevelop 113 Upper Richmond. We are proposing to replace the current office building on the site with a high quality mixed use development, creating new homes, modern office space and improving the streetscape along with active retail frontages. We intend to submit a planning application later this year. There is a live planning consent for the site which could be implemented now. This would involve replacing the current building with a larger building of a greater width and depth. This is a viable proposal but in our view, it offers very little benefit for Putney. In addition, Wandsworth Council have recently adopted site specific policy. The site is situated on the south side of, half-way between Putney Rail Station and East Putney Underground Station. The site is currently occupied by an 8 storey office building, presenting a gloomy façade to, contributing to its canyon-like character. The main tenant has exercised their right to leave early for better quality office accommodation, leaving the building vacant due to its outdated commercial space. North Site plan Site looking north from Claremont off St John s Avenue Site looking east along
Local context Wandsworth s Core Strategy highlights the potential to enhance Upper Richmond identifying: Scope for redevelopment or refurbishment of existing 1960s and 1970s office blocks, to provide modern office space and additional homes, shops and restaurants. Putney should continue as an important office location but to achieve this and secure new office floorspace considers a flexible approach is required allowing uses such as residential to help crosssubsidise the provision of modern offices. The introduction, in redevelopment or refurbishment schemes, of retail or restaurant uses on the ground floor with the inclusion of residential use above would help revitalise this area and improve vitality, the streetscape and the public realm particularly on the south side of the road. Wandsworth Council approved their Site Specific Allocations Document (February 2012). The Document sets out the main sites where development or other change is anticipated, or where the Council has particular objectives, together with policies for individual sites. Our site was included within this and our proposals have been informed by both the Core Strategy and the Site Specific Allocations Document. The following key policies have been addressed by this proposal: Reduce the overall height of those parts of the building fronting the street Introduce variety to the skyline to include higher and lower elements Careful massing of buildings on the frontage and the retention of gaps between buildings to allow sunlight to reach the street and to ensure that amenities of neighbouring residents are protected from unreasonable harm Wherever possible vary the building line to create new areas of public realm to draw people into the site Introduce new uses at ground floor level like shops, restaurants and bars to enliven the street frontage and engage passers by Introduce residential use to upper levels Ensure the buildings are of the highest architectural quality 113 Tileman House Putney Place Langham Square Developments along Tileman House (131-133) Langham Square (77-83) Tileman House (131-133) - Planning permission in 2011 for a 12 storey mixed use scheme Langham Square (77-83) - Planning permission in 2011 for 12-13 storey mixed use scheme Putney Place (86-88 and 84 East Putney House) Putney Place (86-88 and 84 East Putney House) - Planning permission in 2011 for 11 storey mixed use scheme
Previous scheme Previously consented scheme In June 2010 planning permission was given for an 11 storey mixed use development with 68 apartments and 3,778 sq m of office space. We do not believe it is the best response to the opportunities and constraints of the site because: There is a very limited variation in the overall height and mass of the building facing Upper Richmond, creating a solid wall of building The entire frontage is higher than 6 storeys There is no variation in the distance of the building from the road, meaning no enhancement to the public realm The design of the building aggravates the established problem of a canyon-like streetscape with an unbroken wall of tall buildings No new gaps between the buildings to provide more sunlight to the street Single aspect flats meaning that the north facing flats would get minimal sunshine All rear single-aspect flats directly overlooking St John s Avenue Commercial considerations The current anchor tenant, occupying ¾ of the building has chosen to leave due to the poor quality of the office space, there appears to be minimal demand for the existing office space Renovating the existing office space would not be a viable investment Under the previously consented scheme much of the office space would be underground and this undesirable configuration would depress rents, making viability marginal It is important to stress that whilst the consent was obtained by a different developer, it is viable and could be built out even though the commercial floorspace is undesirable, there remains profit in the residential component to make the build out worthwhile. However, this proposal does not deliver the quality of development that London Square aspire to or meet the current policies of Wandsworth Council. Proposed scheme Consented scheme Existing building Profile of existing/consented/proposed Consented scheme, rear Consented scheme,
Our proposals Design concept Our scheme is designed to: Maximise light to and from the street by presenting a slender frontage to, with the existing breaks between buildings enlarged, breaking up the current canyon-like frontage Main building at an angle to the street, giving multi-aspect views and a more interesting silhouette with elegant proportions Minimise overlooking with articulated massing, allowing the views from windows and balcony s to be controlled or limited where necessary to ensure privacy Respect the changing cityscape and roof line, with the design stepping down towards the lower housing on St John s Avenue Improve the pedestrian experience with ground floor retail units and new open space Maximise amenity space with large roof terraces, winter gardens and a shared courtyard on the ground floor Sketch of the proposal looking west along, Tileman House in the foreground Sketch- design concept, ground floor Sketch- design concept, building mass Sketch- design concept, public realm Sketch- design concept, stepping of terraces
Our proposals 76 new homes, including affordable homes 1,440 sq m of modern, high quality office space Potential for 140 full-time equivalent jobs 360 sq m of retail space 47 parking spaces and approximately 140 cycle parking spaces Large gaps between buildings to maximise light and views to and from the street Variation in building height to remove canyon-like feel New active and open area at ground floor to improve the experience for pedestrians New homes A mix of one, two and three bed apartments of genuine high quality Apartments sized to meet or exceed the Mayor s Housing Design Guide Apartments built with balconies, winter gardens or rooftop gardens Aiming to achieve Code for Sustainable Homes Level 4 Designed to maximise natural light into apartments Photovoltaic cells integrated into the building to provide carbon-free electricity Communal gas fired Combined Heat and Power (CHP) generator to provide domestic hot water and heating Tileman House Our proposal Computer generated image of the scheme, looking west along, Tileman House in the foreground Computer generated image of the scheme, looking west along, Tileman House in the foreground Computer generated image of the scheme, looking across
Public realm We want to improve the experience of pedestrians and open up a new area of public realm on the site. We will create an active frontage with retail space at the front and residential and commercial entrances further back. Predominantly hard landscaping, mixed with green planting, will make this new open area attractive, along with the opportunity to reinforce the existing treeline along Upper Richmond with new street trees. Commercial space The current commercial floor space is of poor quality The extant consent would also provide poor quality commercial space, much of it underground, meaning it would likely be unlettable or of marginal viability Our proposals are for office space designed for small businesses and quality retail or restaurant space Our proposals would bring vibrancy to the area and provide a type of commercial space which is in demand Computer generated image of the public realm Residential garden Office Resident s entrance Public square Retail Improved public realm Sketch of the public realm and residential garden
Relationship with our neighbours Views We are conscious of our neighbours all around us. To that end we have designed our scheme to respect our surroundings and to ensure that it delivers a positive addition to the streetscape. In our opinion one of the issues with the consented scheme is that it failed to do this at both the front and rear of the site. Below is a series of views which compare the existing, extant and proposed design solutions. The significant improvements to the street scene are clear to see, with enhanced daylight and sunlight views. Existing building Consented scheme Proposed scheme Opposite the site on East along from Putney Hill West along, north side From Claremont, off St John s Avenue North east from St John s Avenue
Overlooking Our proposals have been designed to minimise overlooking. Views from the balconies on the east and west site of the proposal will be controlled by the articulation of the massing and limited by the configuration of adjacent walls. There will be limited glazing on the south façade, to prevent overlooking toward the residences on St John s Avenue. 24m North Closest adjacent windows, residential units in Putney Medical Centre, 125 16m Terraces with views south, but overlooking controlled by design of building form 45m No, or limited glazing on south facade Aspect from 111, focussed south, not towards proposal 26m Primary overlooking issue to residences on St John s Avenue Aspect from 107 focussed towards proposal, but distant Diagram showing how overlooking has been minimised Comparison Consented scheme 40 apartments directly facing south to St John s Avenue Commercial podium built to site boundary with glazing facing St John s Avenue Penthouse terraces with views to St John s Avenue Proposed scheme Residential accommodation orientated east/west to limit overlooking of St John s Avenue Commercial podium built to site boundary with glazing east and west; no south facing glazing except at a high-level to minimise overlooking Stepped terraces to penthouses restrict views down to St John s Avenue; planting zone at parapet further limits overlooking No direct views from winter gardens or balconies Sketch of the rear of the consented scheme Sketch of the rear of our proposed scheme
Local issues Parking The parking for the development will be contained in an underground car park. This will have 47 parking spaces, including disabled spaces, car club spaces, spaces with electric charging points and visitor spaces. There will also be approximately 140 cycle parking spaces on site, including visitor spaces. Vehicular zone and entrance to basement Loading bay 10am - 4pm 20min max Area for refuse collection and deliveries Substation Servicing access route Our transport study demonstrates that there will be no discernible impact or increase in congestion on the surrounding roads due to this development, not least given the excellent public transport connections. Servicing plan Pedestrian access Access The site has excellent public transport with PTAL 6 (the highest grade of accessibility). The site is within walking distance of both East Putney Underground Station and Putney Rail Station. It is also well served by buses, with multiple bus routes running along. Proximity to public transport Computer generated image of the scheme, looking east along
Team London Square London Square has unparalleled collective experience in the creation of quality homes within Greater London. Our aim is to create a sense of place and community in every development that we work on, delivered through demanding standards of professionalism and high quality service. Other developments by London Square include London Square Fulham, a residential square surrounded by Georgian inspired townhouses and Leonard Street, Shoreditch. Leonard Street, Shorditch Farm Lane, Fulham AHMM Allford Hall Mongham Morris (AHMM) makes buildings that are satisfying and enjoyable to use as well as beautiful to look at. They believe in making places as well as buildings, that work over time and have lasting qualities intrinsic to their architecture. Awards include: AJ100 Sustainable Practice of the Year 2011, RIBA Award for Architecture 2011, New London Award for Placemaking 2011 and New London Award for Joint Overall Winner 2011. Latitude House, Camden Adelade Wharf, Hackney Church Street, London
Next steps Benefits 76 new homes, including affordable homes, in a range of sizes to reflect local need 1,440 sq m of modern, high quality office space Potential for 140 full time equivalent jobs 360 sq m of retail space Improvement to the consented scheme: - Large gaps between buildings to maximise light and views to and from the street - Variation in building height to improve canyon-like feel - New active and open area at ground floor to improve the experience for pedestrians - Reduced overlooking issues for neighbours on St John s Avenue Timescales We intend to submit a planning application later this year, with demolition due to start early 2013 If given permission and everything runs on time, we aim to complete summer 2014 Consultation Thank you for visiting the exhibition today. We remain committed to consultation with local residents and the community; it is therefore important for us to understand your opinions. To ensure that we understand the views of the local community, we would be grateful if you could take a few moments to fill in a questionnaire giving us your views. Our intention is to have regular residential liaison meetings too keep residents informed of progress up to and during the construction phase. If you have any further questions you can contact us in writing: Freepost RSTS-XUJT-LCXZ Public Consultation (Cascade) Dorland House 14-16 Regent Street LONDON, SW1Y 4PH T: 0207 871 3565 E: putneyconsultation@cascadepr.co.uk Computer generated image of the scheme at dusk