Site Analysis Land Use The overriding use in the immediate vicinity is commercial, with some of the adjacent buildings being City Road City Road mixed use (residential + commercial). However, the wider area presents a large number of residential buildings, both to the east (Peregrine House) and to the west (City Road terraces).

Residential

Commercial Mixed use

Wakley Stret Wakley Stret

Building heights The majority of the buildings in the area present a consistent height of 3-4 storeys. There are a few notable exception, most notably Peregrine House (18 floors tower block) and the taller buildings along Goswell Road. Goswell Road Goswell Road 1-2 levels

3-4 levels

5-6 levels Peregrine House Peregrine House 7+ levels Land use diagram Building heights diagram

Movement The majority of traffic moves along City Road up to the junction with Wakley Street, where it becomes one-way. Wakley Street and Goswell Road take about half as much traffic (being one-way). Hall Street absorbs only a limited amount of traffic, mainly for local access.

Urban Grain The original fine Victorian grain which is still visible to the north of City Road has been lost almost completely due to bomb damage and has since been replaced with larger city blocks with internal courtyards.

Movement diagram Urban grain diagram

Redevelopment of 7-8 Wakley Street and 328 City Road 15 Site History

1799 Horwood’s map 1894 OS map 1901 Goad Plan

1799 1894 1901 1939 1954 Today

Extending from Square in a long westerly curve Street) by 1810. Straddling the margins of the ancient workshops and factories. The sale and dispersal of what 804-820) were replaced by larger industrial units, leaving across to the Angel Islington High Street, parishes of Clerkewell and Islington, the parish boundary was called the ‘City-road Estate’ in 1892 in lieu of the only three (Nos 804-808 Hall Street) as houses, possibly City Road was part of the 18th century bypass around ran diagonally through the block and exerted a decisive extension of the City and South London Electric Railway used as offices. Much of the centre of the block on the north London. It was completed in 1761 and formed the influence on its evolving morphology and which is still (later absorbed into the Northern Line) seems to have west () side of the parish boundary was division between the former metropolitan boroughs of legible today as a high blind dividing wall. hastened the area’s industrialisation. occupied by the extensive, north-lit sheds of a firm of Finsbury and Islington. It was not until the last decade printers and bookbinders, Brown & Rowley & J. Trehern By 1900 the core of the island block was already of the 18th century that the western part near Angel was The long plots running back from the houses fronting & Co. Ltd. dominated by large factories. F. Mordan & Co’s works developed, and not until the early 19th century that the Hall Street, Sidney Street and Goswell Road mostly were particularly extensive, running back from No. 326a This firm erected administrative offices in the 1920s or wedge-shaped tract between City Road and Goswell respected the parish boundary, which facilitated the City Road along the line of the parish boundary. early 1930s fronting City Road at No. 328. Road began to be developed. creation of narrow courts, closes and workshops where small-scale industries developed. At this date No. 326 City Road was known as Albion The southern part of the block, facing Goswell Road was Until c1808, the triangular swathe to the north of what is House, and was occupied by the Central Finsbury dominated by a huge laundry (Initial Towel Supply Co.), now called Goswell Road was open land, but thereafter By the 1870s this island block comprised a dense Radical Club which erected a concert hall to the rear in whereas a range of smaller-scale enterprises fronted it began to be intensively developed. Nos 320 to 324 amalgam of Georgian and early Victorian terraced c.1900. onto Wakley (formerly Sidney) Street, including a cabinet and No 326 City Road development. houses with narrow courts and closes at its core, including Sidney Place and Parr’s Place. In common works and a plaster figurine works. By 1967 the two Industrialisation of the island block continued through The quadrilateral island block that 328 City Road forms with the surrounding area, small-scale industries largest occupiers were the laundry, which had expanded the early-mid-20th century. Most of the run of early part of emerged as a discrete entity only by the 1850s, developed, initially carried out in domestic buildings but into the (rebuilt) concert hall of the Central Finsbury 19th-century terraced houses along Hall Street (Nos following the creation of Sidney Street (now Wakley increasingly in the later 19th century in purpose-built Club, and the printers and bookbinders.

16 Redevelopment of 7-8 Wakley Street and 328 City Road 1939 Goad Plan 1954-55 OS map Current street map

1799 1894 1901 1939 1954 Today

The principal exception to this predominantly mixed arranged on opposite sides of a small internal courtyard, block replaced two runs of 19thcentury terraced houses trade/industrial use was a public house, erected in the with the former printing works’ office serving as the new at Nos 330-336 City Road and Nos 15 and 16 Wakley post-war years at Nos 9-10 Wakley Street. office accommodation. Street. Industrial decline in the 1970s provided opportunities The east side of the site was bounded by the high blind for conservation-minded regeneration. In the early wall of the laundry, which was aligned to the parish part of that decade, the children’s charity Dr Barnado’s boundary. The cessation of the laundry in the 1980s purchased the former printing works including No. 328 provided a larger, two-acre, redevelopment site. This City Road and Nos 7 & 8 Wakley Street. was acquired by Mogul Securities Ltd/ Gable House Estates Ltd which employed Graham Moss Associates8 These buildings were purchased for the National to design a £20 million ‘office village’ scheme comprising Children’s Bureau, an umbrella organisation formed in 31 individual ‘cottage and terrace type’ low-rise brick- 1963 as the National Bureau for Cooperation in Child and-slate-roofed units, the renovation of two grade II Care that had outgrown its original offices. listed buildings (Nos 320-324 and No. 326 City Road).

The architectural practice Daniel Watney, Eilorart, The most recent building of substantial scale was the Inman & Nunn were appointed to exploit the derelict, construction of a block of residential flats in c2000 concealed site of the printing works, erecting in named Angel Point at the corner of City Road and c1975-6 administrative offices, statistical research Wakeley Street. This six-storey (including mansard) accommodation, and a Children’s Centre . These were

Redevelopment of 7-8 Wakley Street and 328 City Road 17 Conservation Area + Listed Buildings The northern portion of the site (328 City Road) lies within the Duncan Terrace and Colebrook Row Conservation Area.

328 City Road is neither locally nor statutorily listed, however.

The following is an extract from the Conservation area design guidelines:

The Duncan Terrace / Colebrooke Row Conservation Area is predominantly residential and largely made up of late Georgian and early Victorian terraces.

There are also important commercial uses in the area which contribute to its character. The Regent’s Canal and City Road Basin are also important features, the former emerging from the Islington Tunnel at Vincent Terrace.

A small section of the Walk also runs through the area. Overall the area has a remarkable architectural consistency, homogeneity and historic interest, which gives the area its special character and appearance and demand sensitive policies for preservation and enhancement.

PPG15 states that the general presumption should be in favour of retaining buildings which make a positive contribution to the character and appearance of a conservation area. It also states that the assessment of a conservation area should always note those unlisted buildings which make such a contribution.

While some buildings are protected by statutory listing, the Council considers that there are also many other non-listed buildings which are important to the historic and architectural character and appearance of the area.

The existing character and appearance of the area is largely created by the surviving 18th and 19th century buildings, built of brick, render, timber windows and doors and slate or tile roofing. It is important that new buildings and refurbishment of existing buildings, blend in with and reinforce this character. Care must be taken with the choice of brick and bond.

The forecourts of the properties in City Road have become little more than car parking areas. The Council will endeavour to reduce the amount of parking, replace tarmac with yorkstone or sets, increase tree planting and soft landscaping, and encourage the reinstatement of traditional ‘Strawberry Hill’ and spearhead railings where appropriate. Timber fences will not be permitted.

Conservation Area Map

18 Redevelopment of 7-8 Wakley Street and 328 City Road City Road terraced houses, south side. Duncan Terrace

Regents Canal Regent’s Canal St John the Evangelist Church, Duncan Terrace

Redevelopment of 7-8 Wakley Street and 328 City Road 19 The Site The site is currently occupied by an office building in single occupancy by the NCB (who have occupied the premises for circa 35 years).

The northern portion of the site lies within the Duncan Terrace and Colebrook Row Conservation Area.

The existing building is composed of three parts:

• A three storey building at 8 Wakley Street.

• A five storey building at 328 City Road. City Road • A part one part two storey building in the internal 328 City Road courtyard between.

8 Wakley Street ley Street

Wak

‘Courtyard Block’

Goswell Road

Site Location Plan, 1:1250 scale

20 Redevelopment of 7-8 Wakley Street and 328 City Road City Road Streetscape

View from Nelson Terrace Wakely St Streetscape

Redevelopment of 7-8 Wakley Street and 328 City Road 21 Existing Building The current building has not benefitted from any significant refurbishment since it was first built in the 1970s, whilst the nature of the NCB’s activities has developed considerably over the years. For this reason the existing premises are no longer fit for purpose.

The work environment at present is old, run down and approaching the end of its useful life. The workspace has limited accessibility from a disabled users’ point of view and is extremely expensive to maintain. The offices are not conducive to an integrated working mode and not appropriate for research and policy strategy work. Moreover, the existing space is considered totally inappropriate for engagement with children and young people.

Refurbishing the current premises would be prohibitive, given the nature of the building and the constraints of the site. Also, NCB is keen to promote its activities through a new building as its ‘public face’, and a refurbishment of the current premises would not deliver this.

Another point in favour of a brand new building is the lack of flexibility in the current layout, which means that there is no scope for the NCB to expand in the future. Despite the fact that the NCB only currently utilise about half of the entire space, the nature of the accommodation is not suitable for an expansion. This is due to the need for an open plan office space, whilst the current building affords a considerable amount of floor 328 City Road - Street elevation 8 Wakley Street - Street Elevation area broken up into small rooms.

The interior photographs on the next page illustrate how the current office is mainly made up of small rooms and long corridors. The only notable exception is the cafeteria, which cannot be converted into an open-space office given its poor levels of daylight and its location in a point of passage.

328 City Road - Courtyard elevation 8 Wakley Street - Courtyard elevation

22 Redevelopment of 7-8 Wakley Street and 328 City Road ‘Courtyard block’ - view of the roof Existing office space Existing office space - main corridor

Existing office space Existing office space - view of cafeteria

Redevelopment of 7-8 Wakley Street and 328 City Road 23 Existing floor space The diagram on this page illustrates the extent of the existing office premises.

The following are the existing employment floorspace areas, as measured from the survey:

2 2 GEA = 2,237m = 24,079 ft Second Floor

GIA = 2,037m2 = 21,926 ft2

NIA = 1,422m2 = 15,306 ft2 Third Floor

The NCB currently employs about 150 people, UK-wide.

The nature of the operations means that the number of staff at the Wakley Street is currently 108 (comprising Second Floor both full time and part-time staff). The rest of the staff First Floor are either based elsewhere (e.g. Northern Ireland office) or work remotely.

The current office presents a highly inefficient layout with First Floor long corridors, multiple stairs and oddly shaped work- spaces.

A standard way of assessing the efficiency of a commercial floorspace is the net/gross ratio, which is Upper Ground usually expected to be in the region of 80 to 85% for offices.

The existing NCB office has a net/gross of 63%. This Lower Ground translates into much higher running costs for the charity and therefore it is not financially sustainable in the long run.

Ground Floor

First Floor

Extent of the existing office premises

24 Redevelopment of 7-8 Wakley Street and 328 City Road Inclusive Access As mentioned above, the existing office layout provides very limited accessibility.

This is a serious issue for disabled visitors and employees.

The configuration of the building is such that a wheelchair user would find it extremely difficult if not impossible to negotiate access beyond the entrance lobby on the Wakley Street side.

The approach from City Road is equally problematic: the ramp to the basement level exceeds the maximum acceptable gradient and the entrance door to the ground floor is up a few steps from the pavement.

We calculated the areas that are effectively accessible:

• 6.2% of the office is fully accessible to meet Building Regulation Standards, i.e. it is accessed by a compliant ramp or has level access.

• 56.2% of the office is partially accessible via a 1:9 non Building Regulations compliant ramp.

• 37.6% of the office is not accessible to wheelchair users (upper floors).

Fully Accessible

Partially Accessible Accessibility of main office floor

Redevelopment of 7-8 Wakley Street and 328 City Road 25 The site presents a number of existing constraints that have influenced the design whilst also presenting a number of opportunities.

This section highlights the key constraints / opportunities inherent within the site.

Constraints noise from Goswell constrained Rd • Noise from busy road around the site. site

• Site access limited to two points.

• Changes in levels between different portions of the building. These are especially significant along City Road, where the ground floor is about 1500mm higher than the rest of the office at the back. limited • Current office does not meet NCB requirements. aspect • Very constrained site due to irregular shape and proximity of adjacent properties. inefficient • High density city block poses constraints in terms of constrained constrained access to daylight and sunlight. site office layout site • Overlooking from neighbouring properties.

• Limited aspect due to tight urban location.

• Site is partially in a conservation area.

• Building does not meet current sustainability standards. limited aspect limited access

noise from Wakley St

limited noise from access City Rd

26 Redevelopment of 7-8 Wakley Street and 328 City Road Opportunities The site offers a number of design opportunities, such as:

• Potential for enhanced street presence on City Rd and Wakley St fronts. This is particularly the case for City Road, where a new building could enhance the street front and positively contribute to the character of the local area.

• The site can provide quiet background to residential accommodation.

• Site is well served by public transport.

• Sought after residential location close to a variety of local amenities.

• Favourable southerly aspect to portions of the site.

• New office will meet modern standards, including sustainability levels.

• New office scheme could release part of the site for Angel Gate development. Office courtyard Development space local buses • Make more efficient use of previously developed/ brownfield land.

• Potential to provide much needed residential accommodation. BUSES

new offices

street presence

street presence BUSES

Wakely St

City Road local buses

Redevelopment of 7-8 Wakley Street and 328 City Road 27 Planning Policy This section provides a summary of the national, Reference 26-040-20140306 of the NPPG goes on Local Planning Policy and Guidance regional and local planning policy context to the to confirm that “Well-designed housing should be proposals as well as designations affecting the functional, attractive and sustainable. It should also Policy DM2.1 of Islington Local Plan DMP (2013) application site. Specifically, the policy details contained be adaptable to the changing needs of its occupants. requires that developments are of high quality, within this section are those relevant to design and In well-designed places affordable housing is not incorporate inclusive design principles and make positive access. The statutory development plan for the site distinguishable from private housing by its design, nor is contribution to the local character and distinctiveness comprises the adopted London Plan 2011 (2011) and it banished to the least attractive part of the site.” of the local area, based upon the understanding Revised Early Minor Alterations to the London Plan and evaluation of its defining characteristics. For a (2013), the Islington Core Strategy (2011), Development Regional Planning Policy and Guidance development proposals to be acceptable it is require to be, inter alia, sustainable, durable and adaptable; safe Management Policies (2013) and the Finsbury Local London Plan Policy 7.6 ‘Architecture’ states that Plan Area Action Plan for Bunhill and Clerkenwell and inclusive; efficiently use the site and/or buildings; buildings and structures should be of the highest sustain and reinforce a variety and mix of uses and (2013). The National Planning Policy Framework (NPPF) architectural quality. The policy then describes a number (2012) also sets out the Government’s planning policies provide a good level of amenity. Policy DM2.2 also of criteria that developments should meet which include requires development to incorporate inclusive design. for England. Further guidance on housing design is being of a proportion, composition, scale and orientation contained with the Mayor of London Housing SPG that enhances, activates and appropriately defines Policy DM3.4 requires that all new housing (2012) and a full audit of the residential component of the public realm; provides details and materials that developments meet the design and sustainability criteria the scheme against those standards are contained in complement, but not necessarily replicate, the local as set out in the policy by meeting high quality design Appendices 2-5. architectural character and optimising the potential of standards. Criteria within the policies cover matters such National Planning Policy sites. Factors such as the microclimate are particularly as minimum space standards, 10% of all new housing important for tall buildings. required to be wheelchair accessible and minimum floor National Planning Policy The NPPF states that the to ceiling heights. Government attaches great importance to design and Policies 7.4 and 7.5 consider ‘Local Character’ and the built environment and that good design is indivisible ‘Public Realm’ and require buildings to respond to the LBI have also published Supplementary Planning from good planning (paragraph 56). Paragraph 60 of the form, function and structure of an area and the scale, Guidance on a range of matters including Conservation NPPF also states that planning policies and decisions mass and orientation of surrounding buildings. It requires Design Guidance (which includes Duncan Terrace/ should not attempt to impose architectural styles or the public realm to be secure, relate to local context Colebrooke Row) and Inclusive Design in Islington (Feb particular tastes and they should not stifle innovation, and incorporate the highest quality design, landscaping, 2014) and Inclusive Landscape Design in Islington originality or initiative through unsubstantiated planting, street furniture and surfaces. Developments (January 2010). requirements to conform to certain development forms are required to make the public realm comprehensible or styles. to human scale, using gateways, focal points and landmarks as appropriate to help people find their way. On 6 March 2014, the Department for Communities and Local Government (DCLG) published the National London Plan Policy 7.1 ‘Building London’s Planning Practice Guidance (NPPG) which provides Neighbourhoods and Communities’ make reference supporting guidance to the NPPF. This replaced all to development being designed so that the layout, previous supporting Guidance to the NPPF. tenure and mix of uses interface with surrounding land and improves people’s access to facilities. The design At Reference ID 26-002-20140306, the NPPG states of new buildings and the spaces they create should that good design should: ensure that development can help reinforce or enhance the character, legibility, deliver a wide range of planning objectives; enhance permeability and accessibility of their neighbourhood. the quality buildings and spaces, by considering amongst other things form and function; efficiency and London Plan Policy 7.2 ‘An Inclusive Environment’ effectiveness and their impact on wellbeing; address the seeks to ensure that all new development achieves the need for different uses sympathetically. highest standards of accessible and inclusive design. It goes on to explain that design and access statements At Reference ID 26-006-20140306 the NPPG confirms should explain how, following engagement with relevant that Although design is only part of the planning user groups, the principles of inclusive design have process it can affect a range of economic, social and been integrated into the proposed development, that environmental objectives beyond the requirement standards have been complied with, and how inclusion for good design in its own right. Planning policies will be maintained and managed. Development should and decisions should seek to ensure the physical also reduce opportunities for criminal behaviour through environment supports these objectives. The following the provision of features such as legible routes and issues should be considered: local character (including spaces, natural surveillance and night time activities landscape setting) safe, connected and efficient streets (Policy 7.3). a network of green spaces (including parks) and public places crime prevention security measures access and inclusion efficient use of natural resources cohesive & vibrant neighbourhoods.

28 Redevelopment of 7-8 Wakley Street and 328 City Road