TOLWORTH TOWER Tolworth, Royal Borough of Kingston -upon-thames V I S U A L I M PA C T A S S E S S M E N T May 2015 1
E X E C U T I V E S U M M A RY This Visual Impact Assessment has been prepared by CJCT on behalf of CNM Estates in support of a full planning application to redevelop the existing Tolworth Tower complex in the Royal Borough of Kingston-upon-Thames (RBK). It should be read in conjunction with the Design and Access Statement. The planning application seeks to refurbish and convert the existing tower to provide a mix of uses comprising residential, serviced apartments and office space. The application also seeks to demolish the existing two storey podium fronting the Broadway and replacing it with new build retail and residential buildings, which range in height from five to nineteen storeys. The purpose of the document is to assess the character and the contribution the proposed development will make on the surrounding townscape and landscape. It is structured to describe the methodology undertaken and the key viewpoints which have been identified and agreed with RBK planning officers for assessment. Each of the agreed views are then appraised against the baseline condition. A E R I A L V I E W O F T H E P R O P O S E D R E D E V E L O P M E N T O F T H E T O L W O R T H T O W E R C O M P L E X L O O K I N G N O R T H 2
M E T H O D O L O G Y The locations of fourteen viewpoints were discussed and agreed with RBK planning officers and can be seen on the following page. Photographs of each location were taken using a Nikon D3200 DSLR Camera on auto settings without any zoom. The images were processed by the photographer to achieve results that best reflected the experience of each scene at the time of photography. All images were taken in May 2015. A digital model of the scheme was produced by a professional CGI artist in 3D Studio Max based on CJCT s submitted planning drawings. Image matching software was used to identify points in the digital model that corresponded with the location of the agreed viewpoints. The digital model was subsequently rendered, overlaid, and montaged in to the photographs to generate each of the proposed views. O F T H E P U B L I C R E A L M A N D P O C K E T P A R K P R O P O S E D F O R T O L W O R T H B R O A D W A Y 3
AGREED VIEWPOINTS T O LW O R T H T O W E R, V I S U A L I M PA C T A S S E S S M E N T The approximate locations of the key viewpoints agreed with RBK are highlighted on the aerial photograph opposite. The Tolworth Tower site is shaded red. 02 01 The Viewpoints are as follows: Viewpoint 01: A240 Ewell Road 04 Viewpoint 02: A3 / Tolworth Rise North 06 03 Viewpoint 03: A240 The Broadway 05 Viewpoint 04: Warren Drive North 09 Viewpoint 05: Fairmead Viewpoint 06: A3 / Tolworth Rise South 08 07 10 Viewpoint 07: Princes Avenue Viewpoint 08: Hamilton Avenue Viewpoint 09: Ewell Road Viewpoint 10: Toby Jug Roundabout 13 Viewpoint 11: Hook Rise South Viewpoint 12: Jubilee Way 11 Viewpoint 13: Kingston Road 12 Viewpoint 14: Jubilee Way 14 AERIAL PHOTO OF TOLWORTH AND THE SURROUNDING AREA 4
O T H E R C O N S I D E R AT I O N S Metropolitan Open Land King George s Field, Tolworth Farm Fields and the University sports ground, located to the south of the site, are designated as Metropolitan Open Land. Viewpoints 12 and 14 demonstrate that the existing Tolworth Tower is some distance away and views are largely screened by existing trees and vegetation. The proposed buildings fronting Tolworth Broadway are to the north of the existing tower and are smaller in scale and footprint ensuring that their impact, if glimpsed from the Metropolitan Open Land, will be de minimis. Conservation Areas and Listed Buildings There are no listed buildings or designated buildings of townscape merit in the vicinity of the site that have views of the existing Tolworth Tower complex and therefore the new build proposals will not be visible either. The Old Malden and Fishponds Park conservation areas are the nearest to the site, however the existing tower is not visible from either area and therefore the scheme proposals will not have any impact on either of these conservation areas. Longer Views World Heritage Site (Kew) and The London View Management Framework The Royal Botanic Gardens at Kew is designated as a Unesco World Heritage Site. It lies nine miles to the north of Tolworth Tower, however the existing Tower is not visible from Kew, which indicates that the proposed buildings will not be visible either. O F T O L W O R T H B R O A D W A Y Additionally Tolworth Tower does not fall within any of the twenty-seven strategic views identified in the London View Management Framework. 5
T O LW O R T H T O W E R S I T E P H O T O S O F T H E E X I S T I N G B U I L D I N G S Tolworth Tower is a landmark building flanking the A3 on the approach to London from the south-west. Its monumental presence has established it as a gateway to the capital. Tolworth Tower dominates the approach and is a recognisable marker for miles around. As such, regenerating and sensitively refurbishing the existing complex will improve the visual quality and character of the existing buildings and any new build elements will complement the existing components. This in turn will improve the perception of Tolworth, which will attract new residents, users, investment and further regeneration to the area, reinforcing its position as a gateway to the borough and a gateway to the city from the south. The Tolworth Tower complex was built by the influential architect Richard Seifert in the International Style favoured during the 1960s. The twenty-three storey tower is in contrast to the largely low rise suburban quality which characterises the district centre and is therefore a standalone complex distinct from the grain of the built form around it. The design team intend to celebrate and enhance the modernist design of Tolworth Tower and preserve its unique character. Whilst seeking to retain the aesthetic of Seifert s original design, there is an opportunity to refresh the appearance of the existing buildings and update their overall performance for future generations. 6
V I E W P O I N T 0 1 : A 2 4 0 E W E L L R O A D VIEWPOINT 01 This view looks south-east along Ewell Road, near to the junction with Worthington Road. The buildings in the foreground are lowrise terraces of two and three storeys. Tolworth Tower is just visible in the background of the photograph. The proposed view demonstrates that the new build element is subservient to the existing tower in scale, and in no way detracts from the landmark status of Tolworth Tower in long range views, as the distinctive flank is still clearly visible from this viewpoint. As such the addition of the nineteen storey building to the complex does not negatively effect the existing townscape. 7
V I E W P O I N T 0 2 : A 3 / T O LW O R T H R I S E N O R T H VIEWPOINT 02 This view is taken from Tolworth Rise North, adjacent to the A3, and just south of the junction with Highfield Road. The A3 is flanked on both sides by two storey semi detached dwellings. The existing Tolworth Tower is visible in the middle ground of the photograph. From this vantage point the re-clad and refurbished Tolworth Tower will improve the existing aesthetic and townscape considerably. Whilst the new build proposals peek above the existing rooftops. The remaining development is hidden behind the existing dwellings. 8
V I E W P O I N T 0 3 : A 2 4 0 T H E B R O A D W AY VIEWPOINT 03 This view is taken looking south along The Broadway. The Broadway is predominantly low rise and, from this viewpoint, is dominated by the expansive side elevation of the existing Tolworth Tower, which terminates the vista. The design concept for the new build retail and residential buildings is not to challenge the existing tower, but celebrate the modernist design and remain subservient to it. As such the building footprints are smaller, and the massing lower, than the existing Tower. When viewed south along the Broadway the silhouette of the new buildings are seen against the background of the existing tower and the flank elevation of the tower is visible to the right-hand side of the image. The existing tower is still the dominant feature of the view and therefore there is no adverse effect on the existing townscape or skyline. 9
V I E W P O I N T 0 4 : W A R R E N D R I V E N O R T H VIEWPOINT 04 This view is taken looking southwest near to the junction of Lyndhurst Avenue. Warren Drive North is suburban in character with two storey semi detached dwellings, with pitched roofs typical of the Tolworth Area. The new buildings proposed for Tolworth Broadway can similarly be glimpsed above the roof tops, but are less intrusive than the tower itself, because they are reduced in scale, and therefore the impact on the townscape from this viewpoint is negligible. Tolworth Tower is visible above the rooftops in the distance. 10
V I E W P O I N T 0 5 : FA I R M E A D VIEWPOINT 05 This view is taken looking southwest along Fairmead towards the Ewell Road elevation of the Tolworth Tower complex. Fairmead is another residential street of suburban character. The view along Fairmead is terminated by the eight storey North wing, whilst the bulk of the tower appears to the left hand side of the image. The termination of the view along Fairmead is still dominated by the north wing and the existing tower. The new buildings fronting the Broadway are visible above the north wing and they reinforce, yet are subservient to, the prominence of the Tower. The new buildings are also reflective of the surrounding development in the way they step down in height and through their architectural language. The elevational treatment of the lower elements for example relate to the more domestic scale of adjacent development. 11
V I E W P O I N T 0 6 : A 3 / T O LW O R T H R I S E S O U T H VIEWPOINT 06 This view is taken from Tolworth Rise South, adjacent to the A3 and near to the junction of Warren Drive South, looking south-west. The A3, together with Tolworth Rise North and South, forms an eight lane highway, which bisects Tolworth. It is flanked by low-rise semidetached dwellings. At twenty-three storeys, the existing Tolworth Tower is a significant landmark for miles around and dominates the approach south. The addition of twelve, fifteen and nineteen storey buildings behind the north wing of the complex reinforces the landmark status of the tower, which remains the principal marker of the skyline. 12
V I E W P O I N T 0 7 : P R I N C E S AV E N U E VIEWPOINT 07 This view is taken from the southern end of Princes Avenue looking west towards Tolworth Tower, which is glimpsed between the semi-detached housing. The new nineteen storey building will also be visible in this view and will also be glimpsed intermittently along Princes Avenue where gaps appear between the dwellings. 13
V I E W P O I N T 0 8 : H A M I LT O N AV E N U E VIEWPOINT 08 This view is taken from the centre of Hamilton Avenue looking northwest. Tolworth Tower is visible to the right hand side of the image. The new fifteen and nineteen storey buildings form a rhythm, with the existing tower, which graduate in scale and culminate in the tower itself. The new buildings transpose the architectural language of the Seifert design by expressing a strong vertical spine to the flank elevations with horizontal bands branching off to form balconies. Adopting this approach allows the new buildings to form a coherent architectural development at the heart of Tolworth. 14
V I E W P O I N T 0 9 : E W E L L R O A D VIEWPOINT 09 This view is taken from the corner of Ewell Road and Tolworth Rise North looking towards the existing tower entrance, Recladding and refurbishing the existing tower and north wing will greatly improve the visual aesthetic of the existing structures on the site. The enclosed service yard will be screened by existing and proposed trees and landscaping. The public realm improvements proposed for the Tower entrance and Ewell Road will greatly enhance the appearance and experience of this part of Tolworth. 15
V I E W P O I N T 1 0 : T O B Y J U G R O U N D A B O U T VIEWPOINT 10 This view is taken form the corner of the Toby Jug Roundabout and Hook Rise North, looking north along Tolworth Broadway. The existing two storey podium fronting Tolworth Broadway currently provides weak street frontage and is of little architectural merit. Tolworth Tower dominates the roundabout and from a townscape perspective denotes the start of the Broadway. The new build proposals strengthen the landmark standing of the tower and diminish in scale as the buildings progress north to mitigate their impact with the neighbouring buildings further along the Broadway, which ensures that the development relates to the wider surrounding context The Tower itself remains as the focal point. 16
V I E W P O I N T 1 1 : H O O K R I S E S O U T H VIEWPOINT 11 This view is taken from Hook Rise South, adjacent to the A3 and the southern tip of the government offices site, looking north. The view is dominated by the vehicular highway. Tolworth Tower is the clear landmark on the horizon. The proposed buildings are visible in the view to the left of the existing tower, but they are secondary in the composition and do not detract from the presence of the Tower in the northern approach. 17
V I E W P O I N T 1 2 : J U B I L E E W AY VIEWPOINT 12 This view is taken from Jubilee Way looking north across the Motorcycle Project and the London Concrete Works. Tolworth Tower is visible in the distance. To the left of the existing Tower, the new buildings fronting Tolworth Broadway are visible beyond, but their presence has little impact on the existing landscape to the foreground or the skyline in the distance. 18
V I E W P O I N T 1 3 : K I N G S T O N R O A D VIEWPOINT 13 This view is taken from the junction of Jubilee Way and Kingston Road looking north-west towards the Toby Jug Roundabout. Kingston Road is a major vehicular artery, comprising six lanes of traffic with mature and semi mature planting and vegetation to both sides. The wide elevation of the existing tower is maintained unobstructed and retains its signpost function. The new buildings peek from behind the existing building and denote Tolworth Broadway beyond. The route is an important approach to Tolworth, which is apparent from the visibility of the tower in the middle ground of the photograph. 19
V I E W P O I N T 1 4 : J U B I L E E W AY VIEW 14 This view is taken from Jubilee Way, overlooking King George s Field and looking north. The existing Tolworth Tower complex is largely screened by the existing planting and landscape. King Georges Field is designated as Metropolitan Open Land The outline of the existing and proposed development is denoted by the red wireline, which demonstrates that there is no harm to the view of the existing landscape. 20
S U M M A RY Relationship to Context The condition of the existing cladding is somewhat tired and in need of repair, which has a negative visual impact locally and sullies the reputation of Tolworth more widely because the Tower is such a prominent feature in the landscape. Recladding and refurbishing the existing complex will therefore make a positive contribution to the existing townscape, skyline and the overall perception of the Tolworth district centre The planning application seeks to enhance the character of the existing buildings on the site, with carefully considered high quality additions, which respond to the existing Tower through careful detailing, as well as reflecting the surrounding context of Tolworth. The proposed design incorporates four individual blocks of two distinct styles to reflect this approach. The two "finger" buildings are of a similar character to the Tower incorporating, among other things, tapered legs, set-back upper levels and a protruding core. These fingers" are each connected to lower elements which are more domestic in character, thereby tying the site into the surrounding context. As such Tolworth Tower will be strengthened as a gateway to RBK and to Greater London when approached from the south-west. The new buildings represent an appropriate scale of development for this site and their impact on the townscape, skyline and landscape will be largely positive. In mid to long range views the existing Tolworth Tower building remains the predominant landmark on the skyline. The new buildings transpose the language of the existing buildings to create a coherent architectural development, which will be underpinned by a comprehensive public realm strategy that will significantly improve the visual aesthetic and experience in and around the site. L O O K I N G N O R T H A L O N G T O L W O R T H B R O A D W A Y 21
Careyjones Chapmantolcher (Studio South) Limited Victoria House 37 Southampton Row London WC1B 4EA t: +44 (0)20 7269 9400 info@cjctstudios.com www.cjctstudios.com 22