‘Remakery’ BrixtonBlock1, - 2-40 Paulet Rd, London SE5 9HP Planning Report | Design and Access Statement

A Project by: Kindly supported by: Designed in collaboration with: Job Title: Remakery - Brixton (formerly Brixton Re-use Centre | BRC) Job Number: AfH_4018 Document Title: Planning Report | Design and Access Statement Issue Date: 12.01.2012

Prepared by: Architecture for Humanity - London (Agent) Charity Reg Number: 1115668 http://london.architectureforhumanity.org

On behalf of: Transition Town Brixton / Remade in Brixton

Contacts: AFH Project Architect: Isabel Hankart [email protected] AFH-London Trustee: Alasdair Ben Dixon alasdair.dixon@afhuk .org Remakery Project Manager: Hannah Lewis [email protected] Ramboll - UK: Peter Boyce [email protected]

©2011 Architecture for Humanity - London

Copyright Disclaimer: The majority of drawings, images and diagrams within this document Revision Revision Date Revised By have been created by AFH London who are happy to share them Number under a creative commons licence. Please let us know if you plan 1 31.10.2011 IH to use them. The remaining images were sourced online and are 2 25.11.2011 IH assumed to be in the public domain. In the event that there is a problem with copyrighted material, the break of the copyright is 3 26.12.1012 IH unintentional and non-commercial. Any such material shall be removed upon request. 1.Project Background 10. Access - Users A Reuse Centre for Brixton Sustainable Transport Contents Client Organisation Accessibility Funding + Support Visitors | Staff

2. Project Team 11. Access - Vehicles Architect Vehicular Access Consultants Deliveries Additional Support Parking 3. Community Engagement 12. Waste Management Development of an Idea Incoming Materials Project Development Storage and Processing Design Development Waste Production and Disposal

4. Precedent Schemes 13. Means of Escape Local Reuse and Recycling Centres Fire Risk Assessment London Reuse Network Members Fire Prevention Other Precedent Projects Management Plan

5. Location + Context 14. Services Local Environment Existing Services Local Community Initiatives Proposed Building Services Low Carbon Zone Electrical And Lighting

6. Use - Existing APPENDIX Existing Building A. OS Map + Flood Zone Map Current Situation B. Ownership / Lease Details Access + Health and Safety C. Site Survey

D. Planning Pre-Application Advice 7. Change of Use - Proposed E. Initial Consultation - Call for Expression of Interest + Uses + Activities - B1 Light Industrial Space List of Re-use Enterprises Spatial Requirements F. Brixton Reuse Centre - Local Residents’ Questionnaire Equipment G. Sample Questionnaires - Re-use Enterprises H Existing and Proposed Plan 8. Layout - Proposed I. Existing and Proposed Front Elevation Zoning J. Existing and Proposed Rear Elevation Retrofi tting the existing Building Fabric K. Transport - Technical Note Boundary Treatment L. Transport - Swept Path Analysis M. Precedent Projects - Site Management 9. Design - Proposed N. Noise Survey and Assessment Report Layout O. List of proposed Equipment Interiors P. Waste Transfer Note + Quality Control Checklist Examples External Appearance + Landscaping Q. Thames Water Asset Location Sewer and Water Maps

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 1 | 1.Project Background

A REUSE CENTRE FOR BRIXTON CLIENT ORGANISATION FUNDING + SUPPORT

The Remakery - Brixton Remade In Brixton ‘Lambeth - ‘Your Choice’ Funding The Remakery Brixton (formerly Brixton Reuse Centre or BRC) will Remade in Brixton is a community initiative for a zero waste Brixton. In December 2010 the project previously known as ‘Brixton Reuse transform a disused garage block into a centre for enterprise, training Engaging with residents, businesses and schools, it promotes Centre’ won £100,000 of capital funding from the ‘Lambeth Your and community projects based on the reuse of waste materials. local waste reduction, reuse and recycling, and develops skills Choice’ Fund and is seeking to match funding to carry out all the work Once fully operational within three years of opening, the Centre of remaking and repair that are key to the creation of local green required (please refer to Appendix B). Additionally, the Remakery is is aiming to bring new life to 200 tonnes of waste materials each enterprises and sustainable employment. part of a wider London Reuse Network which has recently received year, including furniture, bikes, wood, tools, musical instruments, funding from the Greater London Authority’s ‘London Waste and The vision is of a Brixton where there is no such thing as waste: computers, textiles and more. Recycling Board’ to help establish Reuse Centres across London. . every resource will be used to its full capacity, and every discarded Revenue funding for Remakery is anticipated through this network. The Remakery Brixton will be a low impact waste processing site item will become raw material for something else. More things will www.lambeth.gov.uk/Services/CouncilDemocracy/Consultations/ incorporating a community of reuse enterprises that generate be made to last, be shared or swapped, get reused over and over, FinanceConsultations/YourChoice.htm core revenue by selling recycled products and materials, as be repaired when broken, and be designed for disassembly into well asproviding a range of services to the local community and different parts and materials that can be reclaimed or recycled. Lambeth Living Ltd. businesses. The project will provide training and volunteering Wherever appropriate, resources will be reused / recycled / Lambeth Living Limited is an arm’s length management organisation opportunities and green jobs – equipping local people with skills for composted locally rather than remotely. (ALMO). Lambeth Living is owned by the London Borough a low carbon economy. And there will be “no more throwaway people” (Edgar Kahn): of Lambeth and operates under the terms of a management everyone’s energy, skills and talents will be valued and used to the The Remakery Brixton sits within a growing local and regional agreement. LL is governed by a board of directors which includes full. support network of new and established Reuse enterprises tenants, leaseholders, Lambeth Council nominees and independent and organisations in which exists a culture of collaboration and Remade in Brixton engages with the local community, through an members. www.lambethliving.org.uk knowledge sharing. Many Reuse Enterprises are thriving and a informal advice and information service, reaching local residents and number of centres with similar ambitions provide valuable case businesses as well as with the Lambeth Council Waste Department. LCRN - London Community Resource Network studies for the Centre. Remade in Brixton is a working group of Transition Town Brixton. LCRN is a social enterprise charity supporting organisations and www.remadeinbrixton.com communities working to manage resources sustainably, especially Also setting a precedent for the possibilities of the Remakery is through waste prevention, reuse and recycling. They have a strong the spirit of collaboration generated by clustering established and Transition Town Brixton track record of local, regional and national delivery infl uencing policy, emerging enterprises together, and the re-use of a disused space for Established four years ago, Transition Town Brixton is a community building capacity, delivering sound business support, advising a new purpose evidenced in projects around London and beyond. organisation developing positive action on climate change and local authorities, housing associations, SMEs and the public. They The Remakery Brixton seeks to create solutions for creating peak oil. It is building a vision for a better, more resilient, low carbon connect community groups, charities and businesses all working a zero waste community by providing affordable means to Brixton through establishing practical and people-focused projects towards responsible resource management and provide them with reduce landfi lled waste and associated carbon and ecological and intitiatives, including the Brixton Pound, the Food and Growing best practice, training, environmental audits, publicity and other footprints. The Remakery will re-invigorate the important market Group, TTB Community Draughtbusters, Velocal Low Carbon services. www.lcrn.org.uk for the re-use of products and build wealth and wellbeing in the Delivery Service, Brixton Energy, and the Remakery Brixton. WRAP - Waste & Resources Action Programme local community by making better use of material resources www.transitiontownbrixton.org WRAP works in England, Scotland, Wales and Northern Ireland to and cultivating skills and self-reliance. help businesses and individuals reap the benefi ts of reducing waste, Additional benefi ts will include: develop sustainable products and use resources in an effi cient way. • Enabling general public and traders to be more sustainable www.wrap.org.uk • Generating accessible vocational training and employment opportunities • Contributing to revitalising the local community Project blog for up-do-date information: www.remakery.org

| 2 ‘Remakery’kery’ BrixtonBriixxton - Block1, 2-40 2-40 Paulet Rd,Rd, London L SE5 9HP - Planning Report | Design and Access Statement 2.Project Team

ARCHITECT (Agent) CONSULTANTS ADDITIONAL SUPPORT

Architecture for Humanity - London Ramboll UK - M+E, Transport + Environmental Engineers Good for Nothing + Innocent Drinks - Branding AFH London is a charitable organisation concerned with the built Ramboll provides multidisciplinary solutions that serve businesses, Good for Nothing connects talented creative teams with good environment. We believe that where resources and expertise are governments and communities around the world. From the causes. It is the social mission of The Pipeline Project and their scarce; innovative, sustainable and collaborative design will make engineering design of buildings and infrastructure to the management main focus is giving time, money and energy to support people in a difference. Having been introduced to the client group and their of precious resources such as water and energy, their work spans making positive impact and change. In September 2011, Good for vision, AfH London has agreed to provide pro-bono architectural disciplines and sectors. What unites our services is a commitment Nothing arranged a collaborative workshop with the entire creative services up to RIBA Stage E for the Remakery project. The voluntary to design rigour, innovation and value for the end user. team of Innocent Drinks. The team gave up a day of their time to team is being led by Project Architect Isabel Hankart and Trustee Ramboll is providing these engineering services to the BRC under brainstorm the branding for the Remakery You can see pictures and Alasdair Dixon. The team members are Taus Larsen, Kirsten Bevin, its Charity Task Group scheme, which has committed to provide one output from the day here: Cameo Musgrave, Simon Rochowski & Katherine McNeil. day volunteering per year for every member of staff. Ramboll has www.goodfornothing.co/2011/09/21/innocent-does-good-for-nothing http://london.architectureforhumanity.org selected the Remakery Brixton to be a benefi ciary of this scheme due to the sustainability values of the project matching those which Mark Ovenden - Film Making LSBU - Humanitarian Hub Ramboll promotes, working to provide sustainable construction Film maker and Remakery steering group member Mark Ovenden A group of architecture students from London South Bank University within sustainable communities. www.ramboll.co.uk has been documenting the progress of the project since its inception. are working alongside Architecture for Humanity to help design the You can see his fi lm of the September 2011 workshop here: furniture for the reception area of the Remakery. Their brief is to Burr + Neve - QS | CDM http://remakery.posterous.com/video-remakery-branding-day-with- research, design and construct an exemplary reception desk, made Burr & Neve Management provide professional consultancy good-for-not almost entirely from re-used materials. By involving LSBU, we are services - principally as Chartered Quantity Surveyors, Project Co- creating better links between the university and its local community ordinators, Employer’s Agents and CDM Co-ordinators throughout Felix Gonzales - Film Making by encouraging reciprocal learning between the students and the the UK. Bob Neve has kindly agreed to provide a part pro-bono Felix Gonzales, of You and I Films, created a 2-minute fi lm re-use enterprises. The team is currently being led by Zohra Chiheb service on both cost and CDM matters for the Remakery. promoting the Remakery Brixton in the early stages of the project’s & Chris Murch with help from Jimo Sope & Matt Churchward. As www.burrandneve.co.uk development (under the name Brixton Reuse Centre), which played well as designing the furniture itself the team are also compiling a a key role in winning public support during the “Your Choice” public Harvest Map of the area around the Remakery. London Borough of Lambeth - Building Control voting project. http://remakery.posterous.com/pages/materials-wish-list Building Control Compliance is ensured by Cathy Bartlett, Full Plans Checker at the London Borough of Lambeth’s Housing, Regeneration and Environment Department. www.lambeth.gov.uk/ Services/HousingPlanning/BuildingControl

LandPro Surveys - Site Survey Paul Batley of Landpro Surveys has carried out an extensive survey of the existing garages - See Appendix C. www.landprosurveys.co.uk

Simons Muirhead and Burton - Legal Advice Pro-bono legal advice has also been kindly provided by John Sandiford of Simons Muirhead and Burton law fi rm. Branding Day with Good for Nothing and the Innocent Drinks Creative Team at www.smab.co.uk the Piano House, Brixton.

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 3 | Consultation Event on 8th February 2011 at Longfi eld Hall Design Day attendees discussing the scheme with the Project Team

South London Press article on the BRC winning the Lambeth Your Choice Grant Count of YOURFULLPOSTCODE 00001 00002 00003 00004 00005 00006 00007 00008 00009 00010 00011 Site of BRC AFH presentation to Steering Group members and interested residents Workshop attendees commenting on the proposed layouts

Lambeth-Your Choice Voting Map Briefi ng of LSBU students Model of Garage bays Post-it comments on precedent images Good-for-Nothing team at work

| 4 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 3. Community Engagement

DEVELOPMENT OF AN IDEA PROJECT DEVELOPMENT DESIGN DEVELOPMENT

A Reuse Centre for Brixton Lambeth ‘Your Borough, Your Budget, Your Choice’ Award Brief Development In 2009, Remade in Brixton developed an idea for a Reuse Centre Further leafl eting and email campaigns were carried out, reaching By late March 2011, Architecture for Humanity UK (AfH-UK) had in Brixton that would divert materials from going into landfi ll to be out to local residents, wider networks, and via leafl eting in central joined the project as architects, and facilitated consultation with repaired and remanufactured into new or revitalised products. The Brixton during the month of public voting for the “Your Choice” prospective users of the Brixton Reuse Centre / Remakery Brixton Remakery Brixton project is built on the foundation of partnership funding project (November 2010). The project polled 54% of votes workspace on their needs and aspirations for the project. and collaboration, and it has therefore been closely involved with its in its band in the “Your Choice” scheme, successfully winning Questionnaires users and the local community from its conception. £100,000 in December 2010. In order to understand the spatial requirements of the potential Finding a Site Public Support tenants and the functioning of the building as a whole, a detailed Mr. Steve Bradley, a local councillor for the Vassall Ward area, After winning the “Your Choice” funding, the Steering Group questionnaire was sent to those who had expressed interest in identifi ed a potential site for this Reuse Centre at the disused garages carried out extensive community engagement exercises, including setting up an enterprise in the BRC. These addressed the specifi cs in Paulet Road which were about to be bricked up early in 2010 due organising two public meetings for local residents in February and of the functioning of each enterprise in terms of: to anti-social activity on the site. After visiting the site, arrangements March 2011 to gauge support and concerns. 500 local properties • Types of Materials and Items for reuse were made between Remade in Brixton and the building managers, were leafl eted in advance of each meeting. The fl ats above the • Collection and delivery Lambeth Living Ltd., to occupy the space for storage purposes until Remakery site were doorstepped and, where residents were • Handling and storage the relevant planning procedures have been approved. available, completed questionnaires about the project. A total of • Equipment and machinery requirements 80 participants attended the two public meetings, with around 50% Establishing the Steering Group • Use of communal facilities being residents from the neighbourhood immediately surrounding The group has been actively seeking and advertising for expressions • Management of centre and activities the Remakery site and the remainder being invited via Remade of interest from local designers, makers and re-makers on online • Showroom / display and sale of re-made products in Brixton’s mailing list and networks. 50 Local Residents’ forums, posting on local blogs, as well as by spreading the word Questionnaires were completed - see Appendix F for samples. As The questionnaires set out a number of specifi c requirements for the within the community. In July 2010, ‘Remade in Brixton’ established well as answering questions on their priorities, waste items they workshops themselves. They also identifi ed the need for fl exibility in a Steering Group for the ‘Brixton Reuse Centre’ project (as it was then would like to reuse, and potential involvement in the project, many the design of the centre. Please refer to Appendix G for an example named), consisting of 10 individuals and organisations interested respondents gave positive feedback: of the completed questionnaires. in being a part of the project, as users of the workspace and/or “Excellent idea”, “Fully in favour”, “Great idea so glad it’s on the creative contributors to its development. By the end of 2010, this Design Days cards”, “Fantastic scheme – I defi nitely want to be involved”. group had grown to 20, becoming constituted as an unincorporated Further Design Days were held on the 7th May and 23rd July 2011. association in January 2011. Visioning Day These workshops were held at the garages, which was invaluable A ‘Visioning Day’ was held on 12th March 2011, with the aim to to communicate the physical realities of re-using this space and to Public Consultation generate the content for a clear and comprehensive brief for understand the positive difference activity could make to the usually Before starting to occupy the space for storage purposes (July potential architects. Attendees included the BRC Steering Group, dark space. 2010), the Steering Group members carried out leafl eting and individuals and organisations interested in being involved with BRC, doorstepping throughout Paulet Road Estate and on adjacent and Transition Town Brixton supporters, some with architectural, streets, meeting many local residents. Most of the feedback on the building, recycling, planning or legal expertise. proposed Reuse Centre was highly positive, especially with regard to the previous problems on the site infl uencing the residents’ wish These workshops established ambitious aims for the Brixton Reuse to see it put to new use. The team collected an email list of around Centre / Remakery Brixton: 25 residents who supported or were interested in the project. • To create a vibrant collection of successful and sustainable Enterprises • To be a key part of the community, both in street presence and reputation • To showcase the re-use process to the benefi t of both the public and the enterprises

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 5 | Cringle Dock

Remakery Brixton

Smugglers’ Way

Barnet Furniture Centre FAST Warehouse

Lambeth Reuse and Recycling Centre

Larger Recycling Centres small projects Remakery Brixton Emmaus South Lambeth

| 6 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 4. Precedent Schemes

LOCAL REUSE AND RECYCLING CENTRES LONDON REUSE NETWORK MEMBERS (SAMPLE) OTHER PRECEDENT PROJECTS

Reuse Enterprise Network Barnet Furniture Centre Bricks and Bread The Remakery Brixton sits within a growing local and regional Barnet Furniture Centre is a registered charity which brings multiple Bricks and Bread is a social enterprise that operates premises support network of new and established Reuse enterprises benefi ts to both the community and the environment. The Centre as hubs for sustainable business. The company was created by and organisations in which exists a culture of collaboration and aims to provide residents with good quality furniture at prices to suit Trudy Thompson to solve the issues she had to overcome when knowledge sharing. Many Reuse Enterprises are thriving and a all budgets, to prevent good quality furniture from being fl ytipped or she was building eco homes and adapting her life to become more number of centres with similar ambitions provide valuable case going to landfi ll, and to provide job opportunities and volunteering sustainable and self suffi cient. In 2009 Trudy opened the Centre in studies for the BRC. placements. Aldershot to provide the facilities where local experts like her could Barnet Furniture Centre operates both a warehouse shop and a share their knowledge and make it easier for other people to live, Also setting a precedent for the possibilities of the Remakery is collection service for unwanted, good quality furniture and homeware. work and build sustainably. the spirit of collaboration generated by clustering established and Three full-time jobs and more than 20 volunteer placements have Over the last two years the business has grown into a vibrant hub. emerging enterprises together, and the re-use of a disused space for been created by the Centre - including opportunities for people with There are over 3,000 enterprises that work alongside the Centre a new purpose evidenced in projects around London and beyond. disabilities and those who have been in long-term unemployment. benefi ting from sales leads from them, entrepreneurial networking Lambeth Recycling Service www.barnetfurniturecentre.org opportunities, using their serviced offi ces and conference facilities This initiative is part of Lambeth’s new waste strategy, which came for events and meetings. Offers / Ex-IT into effect on 4 April 2011. This aims to get everyone reducing the www.bricksandbread.com OFFERS/Ex-IT, based in Southwark, collects good quality offi ce amount of waste they produce and increasing recycling as much furniture, computers and IT and other electrical equipment which South Kilburn Studios as they can. There are three reuse and recycling centres located are distributed at low cost to community and voluntary sector The Architecture Foundation, together with the South Kilburn in Lambeth and Wandsworth to recycle or dispose of household organisations, small start-up business, and socially disadvantaged Neighbourhood Trust and Practice Architecture has transformed a waste: Lambeth Reuse and Recycling Centre - West Norwood, members of the community to maximise the social benefi ts of waste disused building in South Kilburn, London, into a series of studio Smugglers Way - Wandsworth, Cringle Dock - Battersea. minimisation and reuse. The items collected are diverted from landfi ll spaces available to those in the creative industries. Emmaus South Lambeth through reuse/ recycling in full compliance with Environment Agency The tenants of South Kilburn Studios will pledge – in lieu of rent Emmaus South Lambeth is a registered charity, and one of 19 requirements and the EU WEEE Directive, and also provides a payments – to train a young person from the local area, helping Emmaus Communities in the UK, offering homeless people a secure Data Destruction service. them learn the skills of their profession and build a portfolio in their home, work and the chance to rebuild their lives in a supportive www.offi ce-furniture-it.crispej.org.uk chosen trade. environment. Their business has 3 elements, a bric-a-brac shop, Bright Sparks an electrical goods shop and a second-hand/ recycled furniture Bright Sparks is Islington’s Repair and Reuse Shop that brings small warehouse, relying on donations of good quality furniture and electrical items back to life. The shop is run by the social enterprise household goods from the public. ESL can house 25 people known DigiBridge and sells and repairs small electrical items. There are a as Companions, each of whom has a lockable ensuite bedroom, number of places around the borough where residents can donate work in the business and take turns to cook and keep house. and leave small electrical items to help support the project. Bright Each Emmaus Community has the ultimate objective of fi nancial Sparks provides Islington residents with easy ways to reuse, repair sustainability - earning suffi cient funds through trading to support or recycle their old electrical items. It also provides a service for the business and not have to ask the state or supporters for money. affordable repairs and replacement to help limited budgets go FAST much further on other essentials. The repairs are carried out at a Furniture Aid South Thames (FAST) is community based furniture workshop that has created training and volunteering opportunities reuse project providing affordable, quality furniture and household for the unemployed, helping the local economy. goods to vulnerable clients in the South London area. Set up in www.brightsparksonline.com 1994, the project has both social and environmental benefi ts. It offers valuable training opportunities and experience to volunteers The above schemes were visited and interviewed by Remakery and diverts around 45,000 tonnes of goods a year from landfi ll. team – see Appendix M.

Bricks & Bread Reuse Centre Event Bricks and Bread Entrance

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Denmark Hill

Stockwell Stockwell Flaxman Sports Centre

Minet Library

Transition Town Brixton Community Centre Stockwell Road

Stockwell Road 1km1km 500m 500m 100m 100m 1km 1k 200m 200m 500m 500m Residential properties on Lilford Road Industrial units on Lilford road Loughborough Primary School Wyck Gardens

Penford Street

Max Roach Park Paulet Road

Loughborough Junction Rail

Red Gate Gallery Ruskin Park

Lilford Road

Brixton Brixton

Site Analysis - site location, walking distance, nearby transport hubs, amentity spaces Aerial view of Block 1 with both residential and industrial properties nearby

| 8 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 5. Location + Context

LOCAL ENVIRONMENT LOCAL COMMUNITY INITIATIVES LOW CARBON ZONE

Neighbourhood Brixton Village Brixton Low Carbon Zone The site sits almost equidistant from Brixton High Street and In 2009, a collaboration between Spacemakers Agency and landlords ‘Brixton has been selected as one of ten Low Carbon Zones across Camberwell High Street within the London Borough of Lambeth. London & Associated Properties PLC led to the regeneration of London. This is an initiative set up by the Mayor of London and aims The site itself is located in Lambeth’s Vassall Ward, defi ned by a Brixton Village indoor market, also known as Granville Arcade, to help communities reduce carbon dioxide emissions by 20.12% in mixture of residential terraces and apartments, schools, a library, where increasing numbers of shops had been lying empty. A call was time for the 2012 Olympics. We [Lambeth] hope that every home, churches and gyms. To the east is a light-industrial area which put out to creative and community projects, or new local business business, school and community within the zone will benefi t from follows the line of the railway and its viaduct arches. start-ups offering shops for up to three months rent free and there being part of this scheme, living more sustainably and reducing This setting defi nes the proposed Reuse Centre as a distinctly local was a huge response. their carbon footprint. (...) Residents in the zone will benefi t from our neighbourhood element, with close links to its immediate community. By the end of 2009, the previously run down site of the market network of Green Doctors and Waste Prevention Advisers who will Please see Appendix A for the OS Map details. became home to a rolling programme of pop-ups, new shops and carry out home visits giving advice. Businesses will have access to cafes. Footfall was increased with a weekly events programme, our advice service, which will help them to operate more effi ciently Brixton opening the market as a platform for local talent, and bringing new by reducing costs on energy, transport and waste.’ Brixton is mainly a residential area with a prominent street market custom to both new enterprises and existing businesses. A special (*text taken from the Lambeth Council Website) and substantial retail sector. It is diverse both demographically and atmosphere was created which fused the distinctiveness of Brixton in terms of the urban grain. Despite Brixton being identifi ed as one Brixton Pound with a new generation of DIY energy and the project has now of ten key ‘Creative Hubs’ by Creative London, central Brixton has The Brixton Pound (B£) project has been initiated by a group of featured in both national and international media. a shortage of spaces for creative people and lacks initiatives to volunteers from Transition Town Brixton (TTB). It’s designed nurture the creative industries. In recent years, the local community Loughborough Junction Action Group (LJAG) & the 7 Bridges to support Brixton businesses and encourage local trade and has become increasingly active to address this lack of opportunity, Project production. It’s a complementary currency, working alongside (not as well as the high-crime problems, with numerous initiatives to The nearest “town centre” to the Remakery site, Loughborough replacing) pounds sterling, for use by independent local shops and provide new services, develop skills, and encourage community Junction, has its own Action Group, founded by residents with the traders. engagement to creatively help to regenerate the local area for the common goal of improving local quality of life. Described as “an local community. action group rather than a residents association, aiming to carry out actions of different kinds to improve the local area”, in 2010 LJAG Community - Active Citizens Brixton launched the 7 Bridges Project, an arts-led regeneration initiative to A British Council funded project ‘Active Citizens Brixton ‘, facilitated improve the appearance and lighting of the seven railway bridges by Remakery Project Manager Hannah Lewis together with Chris which defi ne the Loughborough Junction area, with the ultimate aim Church of the Low Carbon Communities Network, provided a series of regenerating the neighbourhood. of training workshops for community activists between March-June 2011. The workshops brought together a group of around 20 people Recycle-a-Cycle active in the local community, providing a framework of support Organised by Remakery members Cycooldelic Revolution (in and seed funding for the development of social action projects. partnership with Lambeth Council’s Sustainable Transport team), The programme included an international exchange with the Active through summer-autumn 2011, the Recycle-a-Cycle workshop Citizens Gdansk group in May-June 2011. Participants included series has engaged local residents to learn bike repair and Remakery members and representatives of: Loughborough maintenance skills and refurbish a bicycle which they can keep at Junction Action Group, Angell Delight Community Project (Angell the end of the course. Workshops held at Max Roach Community Town estate), Loughborough Estate Big Lunch and Rupert Gardens Centre and Marcus Lipton Youth Club have been highly popular and project, City Farmers (support network for local food growing), continued to build connections between the Remakery and local Myatt’s Fields Park Project, Ikosi Brixton Magazine, Transition Town community hubs. Brixton, Oxjam Camberwell Takeover (a fundraising music festival), Joined-Up Streatham (art and design workshops, Makerhood (an online market for local makers).

Brixton Village Market

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 9 | 6 3 5 PENFORD STREET

LILFORD ROAD 2

1 4 PAULET ROAD

1 2 3

Mixture of terraces and fl ats along Lilford Road - access to garages Existing interior - only few functioning garage doors remaining The rear garage entrance from Penford Street

| 10 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 6. Use - Existing

EXISTING BUILDING CURRENT SITUATION ACCESS + HEALTH AND SAFETY

Block1, Paulet Road Anti-Social Behaviour Pedestrian Access Five three-storey blocks of fl ats line Paulet Road, each has a Local residents and councillors identifi ed problems on the Paulet Pedestrian access to the garages is currently from Lilford Road, via sunken car park at lower ground fl oor, and the proposed site for the Road Estate (right) and brought them to the SNT’s attention in 2009 4 steps, a total rise of 690mm. Remakery is the garage of Block 1 on the corner of Lilford Road. at Panel meetings and in other public forums. Residents in particular The garages can also be accessed via the main vehicular ramp of The fl ats above are set forward to the street, leaving a width of reported being frightened as a result anti-social behaviour committed Penford Road. There is no dedicated pedestrian route. landscaped hard and soft landscaping on the western side. This by young males in the vicinity. The Vassall Safer Neighbourhoods Vehicular Access garden space is publicly accessible via stairs at each end. Team (part of the Metropolitan Police) has reported a 17% drop in Vehicular access is from Penford Street only, which is a cul-de-sac crime on the Paulet Road Estate in Vassall Ward in the six month Garages with no through route, except for a pedestrian ramp to Paulet Road. period from July 2009 - January 2010 in which they implemented a During their intended use, the garage provided space for 36 vehicles, No dedicated bike parking or lockable stores are currently provided dispersal zone in the area. with access via Penford Street only. The garage comprises 37 for residents. individual lockable units over approx. 975 sqm, some still with their Solutions Waste Management garage doors intact. The central area, crossed by structural beams By creating public activity at ground level and encouraging the Waste collections are made in Penford Street but some fl y-tipping but free of columns, is secured at each end by a gate. A service community to use the this derelict space for positive activies, anti- activity has been noted. core runs along the eastern edge (beneath maisonnettes) and is social behaviour will be much discouraged and the hidden corners accessed from within the garage. The fl oor slopes from the garage and walkways around the site will be safer to use for residents and Asbestos doors to the drains in the middle of the space. locals alike. One of Remakery’s partners -Cycooldelic Revolution- An Asbestos Survey Report has been commissioned by the Landlord has been using the site for storage and has begun to establish ‘Lambeth Living’ and carried out by Abbey House Consulting (UK) Current Use relationships with the local community. According to their feedback, Ltd. t/a Manestream (Project Ref. No: 059172) at all reasonably The garages have not been in use for at least ten years. They there has already been a shift in antisocial activity with the garages accessible locations. No high or medium risk asbestos containing have since become derelict, attracting fl y-tipping and anti-social appearing to be occupied. materials were found. The full report is available upon request. behaviour. Early in 2010, the landlords had plans to close off the garages with brick walls before negotiations commenced regarding the establishment of the Brixton Reuse Centre/ Remakery Brixton.

4 5 6

Paulet Road - monotone streetscape with raised Ground Floors of Blocks View of Pedestrian Entrance - currently potentially dangerous hidden corners Fly-Tipping by the garages entrance / Penford Street cul-de-sac

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 11 | Sustainable Management Re-use Waste Materials Local Sources / Development Training Process Collection Network Innovation Re-distribution

Training / Courses + Local residents / Education Apprenticeships households

Research + Design lab (skills + London Re-Use Development innovation workshop) Network MATERIALS SORTING WORKSHOPS AND STORAGE FOR RE-DISTRIBUTION Re-use enterprises Local Authority Rental (members) waste contractors Centre Management

Public New Products / Local businesses / Sales Fixed Products Trade Waste

PUBLIC ZONE WORKSHOP ZONE SERVICE ZONE C B A

C B A

New hub for the local commmunity, training opportunities, fl exible offi ce space Workshop spaces for local designer-makers and small entreprises Material Collection hub for local area.

| 12 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 7. Change of Use - Proposed

USES + ACTIVITIES - B1 LIGHT INDUSTRIAL SPACE SPATIAL REQUIREMENTS EQUIPMENT

B1 Light Industrial Space for Material Reuse Provision of Space Workshop Equipment The Remakery is based on the concept of a mini industrial estate The Remakery will provide the following spaces to facilitate these It is anticipated that the the main shared workshop will provide a dedicated to reuse, with ancilliary offi ces and training facilities.It will activities: selection of the following equipment and will be fi tted out and sound have a retail and a service focus, offering training and collaborative sound-proofed accordingly to provide health and safety to users: Zone A opportunities with local designers, artists, and students in the design • Delivery zone with sorting and storage areas • Wood-working Equipment - Table/Panel Saw, Slide Mitre Saw, and development of new or re-newed products from waste materials. • Offi ce (small) Bandsaw, Planer Thicknesser, Drill/Mill, Belt & Disc Sander, Material Types Zone B Sawdust Extraction The following Materials and items are to be collected and processed • Workshops - individual enterprises • Welding Equipment - dedicated Welding area, Welding Filter & at the Centre for repair or reprocessing: • Workshops - shared / community use Ventilation System Zone C • Air Compressor • Furniture and household items • Offi ces, Meeting, and Training Rooms • Kiln • Timber and wooden items • Reception + Display Area for new materials / information Please refer to Appendix O for a list of proposed Equipment. • DIY supplies and paint • General facilities - Kitchenette + Common Area In addition, the individual workshops tenants may use the following • Garden equipment and tools • Sanitary Accommodation equipment: • Bicycles and parts • Ancillary spaces - storage, cleaning cupboard • Computers and IT equipment • Plant Room • Small power tools • WEEE (small items) • Manual Tools • Clothes and textiles Activities at the BRC • Sewing Machines • Pianos and musical instruments Monday – Friday Yr 1-3 Sorting, inventory and storage. • Personal PC’s Activities 8am – 5pm Repair and remanufacturing, • Electrical Testing Equipment From the social and commercial aims of the Remakery emerges a including wood workshop (machine physical requirement for spaces to facilitate: sawing, furniture making and Acoustics repairs), bicycle workshop, welding, The site is located in a residential area. Noise measurements have • Collection and Storage of materials spraying, computer repairs, sewing been conducted around the site during the proposed hours of • Repair and creative re-use of materials / textile workshops, art and craft operation to assess the impact of the development upon the local • Training and education of local people activities. environment. Measurements were also taken inside the garages • Research and development of innovative materials and products during a bicycle repair workshop. Offi ce work and meetings. • Retail of ‘re-made’ items / new products Noise levels measured during the survey were in the range 55 – 63 • Community Resource and Information hub about recycling and Training sessions. dBLAeq at street level during the times when the centre is proposed reuse Shop opens by appointment only on to be operational. • Management of the Centre weekdays until able to open full-time Criteria have been proposed for the noise emission from plant These activities have been grouped into three dedicated activity Monday – Friday Yr 1-3 Training sessions and workshop associated with the centre to be no more than 5dB below the lowest zones to suit the nature of the uses in terms of thermal and acoustic 5pm – 9pm drop-ins for community members: 1-5 measured background noise level. This sets a noise emission requirements, as well as to allow effi ciency and fl exibility in the use evenings per week (limited to low- criterion of 41 dBLAeq at the nearest noise sensitive receivers of the spaces for ‘overlapping’ activities. In addition, this will aid the noise activities such as sewing, art identifi ed as the dwellings immediately above the garages, and managment of the centre and the separate zones with regard to and craft). residential properties on Lilford Rd, Paulet Rd and Penford Street. public access, health and safety considerations, and security. Saturday Yr 1-3 Shop and workshop spaces open to This is considered suitable for the area and is not expected to 9am – 9pm the public signifi cantly increase the otherwise prevailing background noise Certain actvities are limited to ‘offi ce‘ hours with the proximity of Sunday workshops limited to low-noise, low- level. neighbours in mind - please also refer to the Acoustics Section and 10am – 5pm risk activities such as sewing, art and Assessment Report in Appendix N . Please refer to Appendix N for the Noise Survey and Assessment craft Report.

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 13 | AREA AREA AREA approx. 292.5m2 approx. 390m2 approx. 292.5m2 e r ooo Offi ce Meetings/ W1/2 W3/4 W5/6 Shared Stores Bikes inst

Training workshop b breakout zone

PUBLIC DELIVERY Flexible C B A ENTRANCE ENTRANCCE Space breakout zone Common Area WC’s e W7 W8/9 W10/11 W12/13 W14 Sorting areas c

Plant Store Offi services core

BOUNDARY4 BOUNDARY3 BOUNDARY 2 BOUNDARY1 • acoustic • acoustic • acoustic • Secure Steelg ates + roller • thermal • thermal • thermal shutters at night • maximum light transmittance • max light transmittance for • maximum light transmittance • Controlled entry by staff for daylight to workshops, daylight to workshops for daylight to workshops • Lockable Staff + Visitor Bike (doubleg lazed screens) Store • Bin Store

C PUBLIC ZONE B WORKSHOP ZONE A DELIVERY ZONE open-planfl exible of fice space individual lockable workshops open-plan sorting and storage • heated space • unheated • unheated • insulated walls andfl oor • uninsulated • uninsulated • good levels of natural • acoustically insulated • enclosed offi ce space daylight • ventilation to workshops • good levels of natural • basic hard wearing fi nishes daylight

| 14 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 8. Layout - Proposed

ZONING RETROFITTING THE EXISTING BUILDING FABRIC BOUNDARY TREATMENT

The required spaces have been grouped into three ‘zones’, defi ned We are proposing that only the public area of the building be Boundary 1 by the nature of the activities taking place and their respective spatial insulated and heated, leaving the workshop and storage spaces Existing Steel Gates and Roller Shutters requirements to ensure the effi cient management of the centre. to remain un-insulated and un-heated. This is seen as a pragmatic • Natural Daylight to be maximised compromise that meets the requirements of the end users without • Natural Ventilation to be maximised A Service Zone (approx. 292.5m2) compromising the limited construction budget available. • Acoustic barrier not required and additional roller shutters to be This zone contains all the spaces needed to deal with materials used out-of-hours and at night Zone A brought into the centre through the delivery zone at the vehicular • Thermal insulation not required. • Acoustic Insulation not required > No machinery or noisy work to access side of the garages to the north, including a staffed offi ce, be undertaken in this area. Boundary 2 areas for cleaning and sorting incoming items, and suitable storage • Thermal insulation not required. Glazed/translucent screens until materials are distributed to the workshops or other users. It also • Natural Ventilation during hours of operation, with steel gate to • Natural Daylight to be maximised provides secure parking provision for bicycles and small delivery north façade providing ventilation. Roller shutters at night still • Natural Ventilation encouraged in non-noisy hours, otherwise vehicles and a bin store. provide some background ventilation to this zone. Mechanical supported with Mechanical Ventilation B Workshop Zone (approx. 390m2) Ventilation not required as there is no vehicle access into space, • Acoustic barrier (to achieve 30-40 dBA overall separation) other than parking electric van. • Thermally insulated - U-value of 1.5 W/m2’k. This zone is the ‘processing’ plant and lies at the heart of the centre with both individual and shared workshop units for reuse enterprises. Zone B Boundary 3 Most of these will be lockable private units used by tenants, and a • Acoustic insulation to service penetrations to homes above Glazed/translucent screens few are set aside for shared use of tools, with occasional use by the • Thermal insulation not required (increased internal heat gain • Natural Daylight to be maximised local community. This zone will contain all the machinery and tools from machinery and staff). Zone A and C will act as a buffer and • Natural Ventilation encouraged in non-noisy hours, otherwise and suitable provision of adequate ventilation and soundproofi ng increase the average year round temperature of the workshops, supported with Mechanical Ventilation will be made. and the heat loss to the housing above will also remain zero • Acoustic barrier (to achieve 30-40 dBA overall separation) effectively, which will be suffi cient to keep the spaces relatively • Thermally insulated - U-value of 1.5 W/m2’k. C Public Zone (approx. 292.5m2) comfortable without the requirement for heating. As a frost Boundary 4 protection measure there will be a provision for heating coils to This zone is the ‘public’ side of the centre, where local residents Glazed screens be installed in the workshop ventilation ducting. can come in to fi nd out more about reuse and recycling, attend • Natural Daylight to be maximised • Separate Mechanical Ventilation system for higher air exchange craft workshops and training events. It contains the centre’s offi ce, • Natural ventilation through openable windows where possible, rates required in workshop areas (rates TBC depending on meeting and training rooms, and an information and retail area. supported by mechanical ventilation where required workshop equipment requirements). This zone is intended to be kept very open and fl exible to allow for • Acoustic barrier (to achieve 30-40 dBA overall separation) varying arrangements as required. Zone C • Thermally insulated - U-value of 1.5W/m2’k, Airtightness line Across the zones of the centre, certain uses overlap and allow for • Acoustic insulation to service penetrations to homes above (reducing heat loss) • Heated space, thermally insulated to N,E,S & W walls, ceiling more effi ciency by utilising spaces for similar activities, such as the Glazing below gardens only (not main ceiling) and fl oor. External walls training and meeting rooms. All glass in or adjacent to opening windows / doors and to 800mm 0.2 W/m2K, Floors and ceiling tbc (please note that head height will either be safety glass to reisist impact or laminated to ensure Changing the use of the garages space and converting some of is limited, making insulation to the ceiling and fl oor problematic. that the glass breaks safely, to meet BS 6206:1981. the areas into offi ce and workshop environments require some The required fi re escape height of 2.0m is the dictating dimension, Glazing to represent maximum 40% of fl oor area) with a U-value upgrading of the buidlings thermal fabric. and the U-values achieved in fl oors and ceiling will be a function of 1.2 W/m2’k. The design team is in the process of fi nalising the building control of what is achievable with the space and budget available). application in close consultation with Lambeth Building Control. We • Mechanical ventilation with heat recovery system, with provision are confi dent that all of the main issues related to planning have for extra ventilation rates in bathroom (6 l/s) and kitchen areas been addressed and there are no obvious barriers to achieving (30 l/s) . Building Control approval.

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 15 | Proposed South and North Elevations > Please see Appendix I & J for scaled drawings

Options investigated with the Steering group Preferred Option selected by group

| 16 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 9. Design - Proposed

LAYOUT ALTERATIONS APPEARANCE + LANDSCAPING

Amount Building Alterations Elevational Treatment - Main Entrance The proposed development will retrofi t the existing garages site No structural alterations are being proposed. The South Entrance The entrance area will consist of fi xed glazing with openable top without additional extensions. No additional land with be brought gates will be removed and re-used elsewhere. The brick infi ll will lights to allow for natural ventilation and the main entrance door. One in to use or extended into. The entrance area will be enhance to be removed and replaced with a glazing system. The rear entrance section of brick-infi ll will be removed to allow for additional daylight create a welcoming entrance to the new local community hub and will remain as is and made good, with the addition of a roller shutter infall and penetration of ventilation fl ues. The window frames will prevent anti-social behaviour around the site. for added security and protection from the elements. Some existing be fi nished with a green colour RAL6029 (or similar) to refl ect the non-structural single blockwork partitions between garages will be Remakery brand and logo colours, which are in development. Scale repaired or removed where not required. Most garage doors will be The proposed re-development of the garages site will have no effect Landscaping removed and re-used elsewhere, or disposed of. on scale of surrounding buildings, being located semi-underground, To enhance the entrance area, we are proposing to remove the with existing maisonettes above. Phase 1 caging mesh to the existing tree and provide planters with native The fi rst stage seeks to fi t out the space to meet Building Regulations, planting. This seeks to extend the landscaping of the path and Plan with new fl ooring throughout, insulation, external glazing, and all green space to the West of the site has previously received funding Through Design workshops, we have investigated a number of services required for the proposed uses. to establish a community garden and creating a community hub possible layouts (see images) with the steering group members New partitions will be built between the zones to provide acoustic in this location will now allow these groups to use the spaces for and evaluated the pros and cons of each option, in terms of site and thermal insulation and fi re separation, as required by Building training sessions, to store tools and access facilities. managment, business managment, accessibility, health and safety, Control. In addition, non-structural partitions are proposed in the and preferred use of spaces by the future users. Secured by Design open-plan fl exible space, to conceal new services and enclose We will consult on the requirements and products available to Interiors plant rooms and sanitary facilities. ‘Secured By Design’ specifi cation for the Man Entrance area, budget Most of the interventions in the space will be interiors-based, Phase 2 allowing. through the retrofi tting of the existing structure to make it usable. It Once the main building works are completed, further interior will be kept simple to allow for fl exibility in meeting business needs elements may be installed by the Remakery members to act as We believe that the proposed development will be an exemplary and in response to the limited budget. It is intended separation between workshops units, as display elements, to hold project demonstrating how giving these widespread disused garage equipment, as requirements develop. spaces new purposes and adding value to local communities will

Entrance Area - Zone C Sketches for Workshop spaces - Zone B Existing external Landscaping to rear of property along public path

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 17 | BRC Staff + User Monday - Monday - Sat 9am – 1 Occupancy – full Friday Friday 9pm, Sun capacity by Year 3 8am-5pm 5pm-9pm 10am–5pm *reuse enterprises – staff/ volunteers / trainees **shoppers, learners Total Max. Total Max. Total Max. visits at visits at visits at per any day any per any 1 day one one day one time time time Staff +volunteers / 10 4 2 2 7 6 trainees Core Members* 12 4 0 0 7 2

Public** 0 0 0 0 0 0 A - SERVICE - SERVICE A TOTAL 22 8 2 2 14 8 Existing entrance situation Existing Access Limitations for wheelchair users Staff + volunteers / 544343 trainees Core Members* 17 10 10 8 12 10 Public** 16 10 10 10 21 10 TOTAL 38 24 24 21 37 23 B - WORKHOPS Staff + volunteers / 542276 trainees Core Members* 12 10 7 4 10 6 Public** 42 10 21 20 104 30 C - PUBLIC TOTAL 59 24 30 26 121 42 TOTAL – ALL ZONES 119 56 56 49 172 73

Proposed external Disabled Wheelchair Stairlift / fold away platform Stairiser Proposed Access with an external Disabled Wheelchair Stairlift / Stairiser BRC Staff + User Occupancy Numbers

| 18 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 10. Access - Users

SUSTAINABLE TRANSPORT ACCESSIBILITY VISITORS | STAFF

Transport Network Inclusive Design Customers | Learners Sustainable transport is at the heart of the project, being a ‘local’ Ease of access is addressed throughout the proposed scheme. The Members of the public requiring services and attending education hub and encouraging users to walk and cycle to the centre. The building will be fully accessible to wheelchair and pram users, as workshops are integral to the Remakery. It is estimated that around site sits well within the local transport network with numerous bus well as integrate signage and wayfi nding in the interior design. The 50-280 visitors and customers will visit the centre each week for stops within 5 minutes walk and both Camberwell and Brixton main pedestrian access will be to the public zone entrance and will products and services. At opening, the Remakery will only open to within acceptable walking distance. The nearest overland station is be served by a dedicated stair lift, and internally, level thresholds, the general public one day per week, with an estimated 50 weekly Loughborough Junction. fl oor fi nishes, door openings, and signage will be carefully designed customers on Saturdays. By 2015, the BRC will be open six days to comply with Part M. Aids to communication will be provided a week and anticipates attracting up to 280 shoppers per week, Pedestrian Access through portable induction loops, so that all people can make best still predominantly on Saturdays. It is assumed all shoppers will Pedestrian access to the site is via the stepped entrance on Lilford use of the building. A dedicated accessible WC will also be included only visit once a week but for shoppers in 2012 there will only be 1 Road, with a disabled Wheelchair Stairlift at the Main Entrance. Level in the detailed design. day available for them to visit in 2012, therefore their daily trip rate access will be provided from the entance of the centre. Restricting remains 1. By 2015 shoppers will be allowed to visit 6 days a week visitor access to one public entrance will reduce parking demand in Security but it is assumed up to that a third of these will be at the weekend Penford Street, as well as ensure that visitors have been registered Security is a key consideration in design of entrance and delivery which give a trip rate of 0.36. upon entering the centre. areas and will be addressed in accordance with Part M. The existing gates at the delivery end will remain in place, and the existing roller Learners are expected to attend in groups of 5, therefore their At present, all members of the Remakery’s steering committee and shutter moved nearer to this entrance to seal off the centre more daily trip generation rate is designed to refl ect that. It is anticipated even the design team arrive on site using Public Transport, walking appropriately. There is one dedicated staff member to monitor the that around 4 workshops for local people to learn new skills will be or cycling and it can be safely predicted that this will continue to be delivies and opening of the gates. The public entrance will be staffed held per week in 2012. By 2015, this will have risen to 15 weekly the case as additional businesses sign up to use the facilities. and the door fi tted with a release lock mechanism. workshops (5-10 people). The activity and light in the new space will also give the Remakery Members street presence and, therefore, encourage community involvement Community Members will be individuals who pay for access to while also discouraging anti-social behaviour. workshops and tools to carry out work but who do not require full time occupancy. It anticipated there will be 15 Community members visiting the site on average once per week in 2012. By 2015 it is expected that these numbers will rise to 30 members visiting once or twice per week. Staff | Volunteers The Remakery will be staffed by between 2-4 people, excluding reuse enterprise occupants. It is estimated that between 12 and 20 entrepreneurs, employees and volunteers will be working on site for the reuse enterprises.

After the fi rst three years, some growth is anticipated in the region of 25-50% in staff and visitors, which is refl ected in the overall numbers below.

Due to the nature of the site, occupancy will be restricted to 60 in any two activity zones which will mean workshops will be smaller at the weekend to ensure capacity is kept within allowable numbers. This will also ensure large numbers of shoppers will not be arriving at the same time as learners. Surrounding Public Transport Network - Buses, Underground, Overground Activity around the site will discourage anti-social behaviour

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 19 | Electric Van

BiN STORE BIKE STORE

Swept Path Calculations Bike Trailers

| 20 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 11. Access - Vehicles

VEHICULAR ACCESS DELIVERIES PARKING

Dedicated Entrance General Clearance Deliveries Parking Provision Deliveries and visitors will use opposite ends of the site, meaning As a service provider for the London Reuse Network, the Remakery’s There will be no on-site parking for visitors. One on-street disabled that pedestrians and cyclists will be kept away from operations. deliveries are predicted to be 4 daily transit deliveries, generating parking space will be provided upon agreement with Lambeth Deliveries will have their own dedicated entrance to the rear of the 8 vehicle trips in 2012. These deliveries will combine to produce a Highways at the nearest safe location to the entrance in line with building and will access the site via Penford Street. maximum 46 visitor and staff vehicle trips per day. This will mean Approved Document M requirements. that the Remakery will produce a maximum of 54 vehicle trips per The Remakery will provide travel information on its website to Types of Vehicles day upon opening. By 2015, it is anticipated that deliveries will have discourage travel to site by car. Where this is not effective, visitors Vehicular delivery and collection has always been from Penford increased to 8 per day, generating 16 vehicle trips. will be able to park on street as there are currently no parking Street at the car access ramp to the garages, including the Council’s restrictions in the area.The Remakery’s Electric van and bike trailers Waste Collection Service. Deliveries of materials for Re-use to Workshop Specifi c Deliveries will be parked inside the Centre when not in use. the site will primarily consist of a site owned transit van with very In addition, some BRC member enterprises will organise their own occasional larger deliveries. deliveries of materials using hired vans, bicycle trailers, or those Bike Store If larger deliveries are planned, the site management will arrange of partner organisations. These deliveries are expected to total no On-site secure and sheltered storage will be provided for staff for the turning head on Penford Street to be clear of parking through more than 10 per week at opening, and up to 20 per week by the members travelling to site by cycle. It is also expected that at least agreement with local residents following advanced notice of the time full capacity is reached in year 3. one of the workshops will be occupied by a cycle repair group who delivery. Although special deliveries requiring a 7.5t lorry are not will be provide parts and expertise to staff and visitors. Outgoing Deliveries anticipated; swept path analysis has been carried out in accordance In order to ensure there is suffi cient cycle parking locally it has been Deliveries of large items to customers will be managed in a way with Lambeth Highways request. As shown in 8794/CT/002, it will suggested by Lambeth Highways that attaching Cyclehoops to local that allows deliveries to be made on the outwards journey of waste require coordination with local residents who use the turning head lampposts would provide simple and cost effective cycle parking. collection trips to minimise trip numbers. at the end of Penford Street as parking. The total number of deliveries per week will therefore be up to 25 at Please refer to the following Appendices for more detailed information Trip Rates opening, and up to 35 at full capacity. In order to ensure bulky waste and the full Transport Engineer’s report: The anticipated total number of people predicted to visit the site is does not build up on site, which would limit productivity and increase N. Transport - Technical Note 83 at the busiest retail period, which will generate 166 trips per day the risk of fi re, the management will expect workshops tenants to L. Transport - Swept Path Analysis in 2012. In 2015, the anticipated total number of people visiting the claim waste quickly, with unclaimed items being transferred to other site will rise to 178 per day, generating around 356 trips per day. organisations in the network. M. Precedent Projects - Site Management Table 3.1: Staff trip rate 2012 Delivery Hours Role F/T Staff P/T Staff Volunteers Total All deliveries will be restricted to the hours of 8am – 5pm. Deliveries No of people 7 10 22 39 on Saturdays will be restricted to a maximum of 5 per day. These will be limited to core working hours, although it is anticipated that Days per week on site 6 3 3 - there may be small loads arriving on Saturdays. Daily Trip Rate Modifi er 1 0.5 0.5 - Daily Arrivals & Depar- 7 5 11 23 tures

Table 3.2: Staff trip rate 2015 Table 2.1: Penford Street - Deliveries Role F/T Staff P/T Staff Volunteers Total Mon-Friday 9-5 2012 2015 No of people 15 24 26 65 Weekly general clearance deliveries 10-15 20 Days per week on site 6 3 3 - Weekly Workshop specifi c deliveries 10 20 Daily Trip Rate Modifi er 1 0.5 0.5 - Total Weekly deliveries - max. 20-25 40 Daily Arrivals & Depar- 15 12 13 40 tures Average daily deliveries 5 8 Please see Appendix N for reference Please see Appendix N for reference Maximising external bike parking opportunities

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 21 | Material Usability Status Provide collection Accept Storage Examples (indicative) Category service and unannounced (in order of advertise drop-off drop-offs? priority) facility? Required Yes Yes Stored by enterprise in allocated location. Bicycles, computers, by specifi c wooden furniture, Remakery pianos, pallets, member cardboard

Category 1 enterprise Usable by Yes Yes Stored (for a time limited period) in Art and craft materials, Remakery general storage bays or retail area as textiles, timber, tools, members or appropriate. Logged in online database hardware customers where it can be reserved by Remakery

Category 2 members or bought by customers. Not required by No – divert Yes Stored in general storage bays pending Upholstered furniture, BRC enterprises enquiries to other delivery to other reuse operation. white goods, electrical but of use to reuse operation equipment, building Separation of materials other reuse materials, clothes,

Category 3 operations books, toys Only recyclable No – divert Yes Stored in waste / recycling storage bay Packaging, scrap by breaking enquiries to pending delivery to recycling centre. metal, hard plastics down recycling centre Category 4 No reuse or No – divert Only if part of Stored in waste / recycling storage bay Mixed-material and recyclable value enquiries to mixed load pending delivery to civic amenity site. contaminated items waste collection (with other This includes waste generated on- or civic amenity categories site at the Remakery (e.g. offcuts from

Category 5 site above) production, non-recyclable packaging). Dangerous or No – divert Not knowingly If mistakenly accepted, to be stored Hazchem marked environmentally enquiries to civic securely (once identifi ed) in designated items, unknown spills sensitive material amenity site or area within waste / recycling storage bay or contaminants specialist waste pending delivery to civic amenity site or

Category 6 contractor specialist collection. Management of incoming Material Categories New Products | repairs | source for alternative building materials | artwork

| 22 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 12. Waste Management

INCOMING MATERIALS STORAGE + PROCESSING WASTE PRODUCTION + DISPOSAL

Prioritisation by Usability Sorting and Storage Waste Minimisation Collection and storage of materials will be prioritised according to There is provision for waste storage at the vehicular entrance to the The Remakery’s waste management strategy seeks to maximise the usability of each material as outlined in the Material Movement garages so that there is no change in waste collection. the resource value of each material, using every available channel Table. The proposed target fi gure of 200 tonnes amy be achieved A member of staff will oversee any incoming material which will be to keep materials in use, and only classifying as “waste” those which once the centre becomes fully operational in 2-3 years. cleaned and sorted to be stored in the relevant dedicated zones have no current reuse or recyclable value. within the space, as per the sketch below. Each zone will provide Waste Permits and Exemptions The Remakery will be operating as Re¬UseCentre; it will endeavour appropriate storage conditions for the relevant materials, and the Remakery Brixton will be registered with the Environment Agency to ensure minimum waste production from all activities. As such it location requirements are to be confi rmed with the Fire Depatment as a Waste Carrier (enabling it to transport waste materials) and is not anticipated that the Remakery will require commercial waste to ensure maximum safety in this zone. as a Waste Broker (enabling it to arrange for others’ waste to be collection. Given the limitations of storage space, waste management recovered or disposed of). procedures are designed to ensure rapid distribution within the All waste generated, wherever possible, will be transferred to another The Remakery will ensure that it has secured all waste exemptions community of member enterprises and wider reuse networks. production stream. Where this is not possible, the site’s delivery required to carry out its activities in line with Environment Agency vehicle will also transfer non¬usable material to the appropriate guidance. If a member enterprise wishes to carry out activities which Repair and Re-manufacturing waste depot. are not covered by BRC exemptions, they will need to provide full The workshops provide affordable space for start-ups and early documentation to prove they hold the required certifi cation. stage enterprises concerned with the repair, re-processing of Waste Transfer otherwise ‘waste’ materials. These core members of the Remakery In order to carry out this transfer the BRC will hold a waste transfer Quality Protocol Checklists will be small locl enterprises licence. This will allow the centre to take responsibility for all waste To apply for a Simple Waste Exemption for its material handling produced by the site. and storage facilities, Remakery Brixton store will prepare a quality Please refer to Appendix E for a list of member enterprises protocol checklist for each waste stream that is intended for collection Disposal or drop-off (i.e. items that fall into Category 1 and Category 2). The The Management has agreed to take care of additional waste by protocol will take the form of a checklist, as set out in Appendix P. running regular deliveries to other local recycling centres to avoid The Remakery will also put in place procedures for dealing with adding additional load to the existing local waste collection services. unexpected deliveries of materials (those in Categories 3-6). Given that the Remakery will require several collections per day to feed it raw material, it is proposed that deliveries can be managed Material Movement in outgoing collection vans. Waste management procedures will require a simple ‘Material Movement Note’ form to be fi lled in by an employee of the Remakery This methodology was in use at two of the sites visited. The number when items are collected in the Remakery’s vehicle or dropped off of trips required in order to achieve tonnage targets set by the at the site by donors. A sticker will be placed on each item to identify London Reuse Network, of removing 200 tonnes from the waste where it has come from, the date it was collected / dropped off, and stream per year, have been observed at other centres to require the signature of the person carrying out the protocol confi rming that 2¬3 transit van deliveries per day, each trip picking up from between it is suitable for re-use (or, if it falls into category 4/5 above, that it 1¬4 sites. is recyclable / residual waste). This Material Movement Note will be similar in style to a waste transfer note and be formally issued to the donor when materials are collected /dropped off, so that it can act as a receipt and inventory for the materials that are collected and subsequently handled. This will provide a transparent and auditable procedure. See a sample of a Material Movement Note set out in Appendix P.

Material Storage Areas within Zone A

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 23 | Lilford Road Distance Distance Distance Penford Street Assembly Point 17.78m 23.5 m 17.57m Assembly Point overall Distance 58.85m e e e rrr or

Offi ce Meetings/ W1/2 W3/4 W5/6 Shared Stores tttt s

Training workshop n iiii in sto stair ike stor bbbbbb bbbbb lift b marked fire escape path PUBLIC Flexible DELIVERY ENTRANCE Space ENTRANCE

Common e WC’s Sorting areas c Area W7 W8/9 W10/11 W12/13 Plant Store Offi existing services core

BOUNDARY4 BOUNDARY3 BOUNDARY 2 BOUNDARY1 • direct escape to street • 2 way escape possible • 2 way escape possible • direct escape to street • Push bar fire door • fi re compartmentation F- 30 • fi re compartmentation F- 30 • Secure Steelg ates with fi re rating fi re rating. Pedestrian Access Door • Push bar fire door • Push bar fire door • Roller Shutter for out-of- hours safety

A PUBLIC ZONE B WORKSHOP ZONE C DELIVERY ZONE • offi ce staff andp ublic visitors, • workshop users(controlled • 1 staff, max. 10 workers (controlled accessy b staff) access) (controlled accessby stafff) • offi ce activities, common • workshop activities with • storage of collected materials areas individual storage of materials (lock-up store for potentially • offi ce equipment andPlant • workshop machinery hazardous materials/ paints ) room by external wall • small vehicles (forklift), electric van parking

| 24 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 13. Means of Escape

FIRE RISK ASSESSMENT FIRE PREVENTION MANAGEMENT PLAN

The former garages space is by nature a diffi cult space of Boundary 1 Design Considerations approximately 59 metres in length due to distances to the exits • pedestrian access gate within the steel gate for means of escape The layout of the space aims to minimise risk through appropriate at either end. However, fi re egress must have been considered in • Roller shutters used at night and out-of-hours, assisting compartmentation and boundary treatments, as well as the grouping the original design of the building. The massive concrete structure fi reproofi ng of activities. A sprinkler system will be required only to Zone A. further helps the fi reproofi ng of the garages, which has withstood The Fire escape route is to run across the site and is to be kept clear Zone A - Service Zone previous car fi res in the space. and unobstructed at all times, and marked to meet requirements • Maximum 8 people working at any one time and staff member under the Workplace (Health, Safety and Welfare) Regulations The garages are likely to have been used previously for storage present during all opening hours 1992 which specify the type of marking to be used consistent with of all kinds of fl ammable fuels and materials. However, we are not • Smoke detection system BS 5378. aware of the existence of a fi re certifi cate under the Fire Precautions • No Sprinkler system Act. Details of existing control measures will be detailed in that Fire warning and detection systems Boundary 2 document. Wayfi nding and fi re safety signs will be used, containing symbols • 60 minutes fi re resistance to compartment walls which comply with BS 5499:Part 1:1990 Fire safety signs, notices Potential sources of ignition • FD30 push bar fi re doors - Fire escape in both directions and graphic symbols and BS 5378:Parts 1 and 3:1980 Safety signs The proposed new uses of the space include the sorting and storage Zone B -Workshops and colours, in accordance with The Health and Safety (Safety of specifi c materials for reuse, which includes, timber products, • Maximum 24 people working at any one time Signs and Signals) Regulations 1996. instruments, IT equipment, textiles, paper, plastics. Additional • Smoke detection system to workshops Smoke detection and warning systems will be provided throughout, materials for the processing of these may include liquids, solvents, • No sprinkler system conforming to BS 5839: Part 1:1988 Fire detection and alarm and gases. The processing further requires the use of tools and • 60 minutes fi re resistance to compartment walls systems for buildings. equipment as listed in Section 7. Boundary 3 Staff Training Identifying people at risk • 60 minutes fi re resistance to compartment walls The centre will be staffed at all times during opening hours. Staff Section 10 outlines the anticipated occupancy numbers for each • FD30 push bar fi re doors - Fire escape in both directions. will be trained to plan, control, monitor and review all the fi re safety zone, including a limit of people (including staff, tenants and visitors) arrangements and ensure good housekeeping/ safe working practices. in each area to ensure safe egress from each zone. Maximum worst Zone C - Public Zone case escape distance from the workshops would be a maximum • Maximum 24/26 people at any one time (42 on weekends) and occupancy of 60 people in any direction. a staff member present during all opening hours • Smoke detection system to all areas and • Heat sensor to kitchen • No sprinkler system • 60 minutes fi re resistance to compartment walls Boundary 4 • 60 minutes fi re resistance to compartment walls • FD30 push bar fi re doors

Example of Fire Escape Path clearly marked on fl oor through the space

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 25 | Existing services to remain accessible for servicing Existing interior lighting

Example of Services being retrofi tted into an existing structure Example of Steel Panel Radiators and sockets fi tted to columns Existing external lighting

| 26 ‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 14. Services

EXISTING SERVICES PROPOSED BUILDING SERVICES ELECTRICAL AND LIGHTING

Gas Heating Strategy - Zone C only Power Supply There is an existing utility gas pipe netweork in Paulet Road and • A new gas connection to be made to the existing gas network • An application requesting a new electrical supply has been made in the adjacent residential area on Lilford Road. Applications are (location to be determined with the gas authority) and terminated to UK Power Networks. A new utility supply cable will be routed underway to confi rm if this network has suffi cient capacity to cater at a new gas meter located near the south entrance from an existing UK Power Networks transformer located in close for the new development. Given the expected large size of the • A high effi ciency gas boiler will be selected and the hot water proximity to the existing development and enter directly into the existing gas infrastructure and the roads, and relatively small new cylinder will include a solar coil for the installation of solar thermal building at the Penford Street end, and terminate to a utility gas load associated with the proposed uses of the ‘Remakery’, it is panels in the future. Its location to the south of the building is to service head located within a dedicated electrical switchroom. expected that a new gas connection for the purposes of heating / ensure adequate ventilation through the wall to the outside air. • 1No. 3 Phase metering will be provided to monitor energy use hot water will be made. • Space heating will be provided by steel panel radiators to be and for billing purposes. placed at columns. Zoning will be provided where appropriate to • Each individual workshop will be supplied from a landlords panel Electricity minimise running costs. board and metered separately to assist with billing the tenants There is an existing electricity distribution network of this built- • Heating energy for the new hot water storage unit will be provided of each workshop. It is envisaged that the meter readings will be up residential area. Applications are ongoing to determine the by the same boiler as above, via a dedicated heating circuit off recorded manually, however provision for automatic monitoring locations of the LV supplies and where best a new connection can the low loss header. may be afforded for each individual meter to future-proof the be provided. It is expected that a new connection for the relatively • Zone B will be provided with frost protection via LTHW heating conversion. Each workshop will be provided with a dedicated small load of the ‘Remakery’ will be made. coils in the ventilation units serving this space. These units 3 phase electrical supply in the form of a lighting & power ‘split Water will have mixing boxes to allow recirculation of the air inside metered’ distribution board. This Distribution board will supply There is an existing utility water pipe network in Paulet Road and the workshops when providing frost protection to minimise the fi nal lighting and power circuits within the associated workshop. in the adjacent residential area on Lilford Road. Applications are energy used by the boiler for out of hours operation. • The lighting and power circuits to service the remaining circulation underway to connect to this. Please see Appendix Q for Thames space, stores, reception and work areas will be supplied from 2 Ventilation Strategy - Zone B & C only Water Asset Location Maps. No. 3 phase lighting & power ‘split metered’ distribution boards • Mechanical Ventilation with Heat Recovery (MVHR) will be located at each end of the space. Drainage provided to meet Approved Document Part F of the Building A CCTV survey is currently being commissioned to investigate the Regulations for the offi ce areas, comprising of minimum fresh Lighting existing drainage system on site and to clean the pipework prior to air per person and number of air changes in wet rooms. • All light sources will be selected with energy effi ciency in works commencing. • Ventilation to the workshops will be provided via wall-mounted mind and will be LED (Light Emitting Diodes), CFL (Compact supply and extract ventilation units located in Zone A. These Fluorescent) or Linear fl uorescent type depending on the areas Telecommunications units will be ducted to the facade and to the spaces served. served to comply with Part L and may be controlled via presence There is an existing telecommunications network in Paulet Road Ventilation fl ow rates are designed to provide 2 air changes per detection where appropriate to assist with reducing energy use and in the adjacent residential area on Lilford Road. Applications hour. Any specialist ventilation systems to be used in the spaces within the building. are underway to connect to this network to bring phone lines into in the future will be of the fi ltered re-circulation type units. • The lighting within the individual workshops will be locally the offi ces area. • No air conditioning is proposed. Ventilation will be via natural controlled and will be linear fl uorescent type luminaires complete ventilation where possible. with high frequency electronic ballasts to prevent the occurrence of the ‘Stroboscopic Effect’ where it is possible that for energized Water Supply rotating machinery may appear stationary i.e. Table saws, drills. • Hot water will be provided by a hot water Calorifi er. A pumped return will be provided to ensure adequate temperature hot External Lighting water at outlets at all times and to minimise the risk of legionella. • The existing external lighting will be made good or replaced with • Cold water pipework will be connected to the new water meter new and be of similar type to the existing luminaires using energy and extended to serve all water outlets including the boiler effi cient sources i.e. LED’s, CFL’s etc., selected to provide heating system and hot water Calorifi er cold feed. No cold water functional lighting while preventing light pollution in line with ILE, storage has been allowed for, and pressure at all outlets will be CIBSE and British Standards. Permissible Lighting Levels to be maintained via the incoming mains water pressure. agreed.

‘Remakery’ Brixton - Block1, 2-40 Paulet Rd, London SE5 9HP - Planning Report | Design and Access Statement 27 |