Demolition of existing D1 Newbury Park District Synagogue Site building and the 23 Wessex Close, Newbury Park Construction of 35 self contained Flats , IG3 8JU

Blueline ARCHITECTURAL CONSULTANTS LTD v.2.3 INTRODUCTION This Design and Access Statement forms part of the planning proposal to demolish the existing disused Newbury Park District Synagogue and construct a residential development consisting of 1, 2 and 3 bed self-contained flats together with amenity space and car parking. THE DESIGN PROCESS The design process has been influenced by the constraints of the site and the need to develop a scheme which both conforms to all the relevant national and local planning polices and is of a high quality in design, materials and construction. BACKGROUND In the late 1950s and 1960s there was a large Jewish migration from the East End of London to the Ilford area. Some families moved further eastwards to more affordable housing and this included the Newbury Park area. Newbury Park Synagogue was launched in 1968 in a disused London Transport canteen and in 1970 the community moved to the site at 23 Wessex Close. The Synagogue was constructed and consecrated in 1973. Over the years, an SITE ageing population has resulted in a general decline in the Synagogue’s fortunes. This led the Synagogue’s Honorary Officers to a decision to close the synagogue and merge with their nearby community.

Blueline ARCHITECTURAL CONSULTANTS LTD Page 2 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU SITE LOCATION The site is located in Newbury Park within the London Borough of Redbridge. Situated to the east of Gants Hill and to the north of , the site lies approximately 9.5 miles north east of Central London. The area has good transport links, with the A406 () east of the site which connects to the M11 motorway nearby. Just north of the site is the A12 (Eastern Avenue), a major route into Central London from the east. The location also offers good public transport links with Newbury Park Underground Station (Central Line) just 7 minutes walk from the site entrance located in Wessex Close. Bus routes 396, 296 and 66 all serve bus stops next to Newbury Park Station and travel along the A12 (Eastern Avenue). Route 396 travels from Kings Georges Hospital to Ilford, 296 from Romford to Ilford and route 66 from Romford to Leytonstone. The site has PTAL rating of 2. The report summary is A site location plan showing the existing building on the site included as an appendix (A) at the end of this statement.

Blueline ARCHITECTURAL CONSULTANTS LTD Page 3 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU SITE DESCRIPTION The site is irregular in shape with two parallel sides and a width of 69m at its widest point. The length is up to 94m. Access to the site is via entrance gates located at the end of Wessex Close situated to the south west corner of the site. The land is bounded on three sides by residential properties and on the fourth side by the disused Anthenaeum Lawn Tennis Club. Part of this disused club is to be acquired by the developer. The existing building , the Newbury Park Synagogue is located off centre within the site and nearest to number 22 Wessex Close. This existing building measures approximately 15m wide by 29m in length and is a curved vaulted roof pre-fabricated structure comprising of a large main hall with side wings and part first floor over the front entrance and foyer. The area to the southern end of the site consists of hard standing parking whilst the remaining areas to the centre and northern end of the site are laid to lawn. The area surrounding the site is residential with the gardens of traditional inter-war houses located adjacent to the site to the north, east and south. To the west, in Wessex Close, there are groups of two storey post war houses (Nos 17 to 22) with rows of adjoining garages positioned in between. Just to the north of them, in Suffolk Road, and part of the same post war development, there are 7 three storey blocks of flats each with a pitched roof. (Photos Ref 2 and 4) [See pages 10-13 for site photographs].

Seven Kings Park located next to the site on Aldborough Road South.

Blueline ARCHITECTURAL CONSULTANTS LTD Page 4 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU LAYOUT The proposed layout has been designed in response to the site constraints and with the aim of developing the site with a scheme that provides desirable homes whilst minimising the impact of the development upon surrounding dwellings. The existing rear gardens of nearby residential units together with the existing site entrance and access road, form the major elements that have influenced the overall site layout. The new road will extend north and east from the existing end of Wessex Close, to allow access into the development. The position and orientation of the buildings and road layout aims to maximise the distances to the nearest dwellings located in Selwyn Avenue to the north, Aldborough Road South to the east and Chepstow Crescent to the south. With this in mind, and following preapplication advice provided by officers at LB Redbridge the scheme has been A site location plan showing the proposed development spread over five separate buildings.

Blueline ARCHITECTURAL CONSULTANTS LTD Page 5 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU All of the units proposed enjoy duel aspect views with bedrooms generally facing the rear amenity space whilst Living Rooms, Kitchens and Balconies have been arranged facing the front. This provides a degree of natural surveillance to the road and paved areas serving the development whilst maintaining some privacy for the bedrooms and amenity areas. The ground floor incorporates four fully accessible wheelchair units, providing over 10% SITE required for the total number of units proposed (35).

A map of the site location

An aerial view of the site

Blueline ARCHITECTURAL CONSULTANTS LTD Page 6 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU Computer generated image of the proposed development

Blueline ARCHITECTURAL CONSULTANTS LTD Page 7 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU Accommodation schedule Note: All units are single storey Block/Unit No. Floor Level Bedrooms Nos of persons Area (m²) Notes A1 Ground 1 2 60 Wheelchair accessible unit A2 Ground 3 4 74 A3 Ground 1 2 60 Wheelchair accessible unit A4 Ground 3 4 74 A5 First 2 4 74 A6 First 2 4 74 A7 First 2 4 74 A8 First 2 4 74 A9 Second 2 4 70 A10 Second 2 4 70 A11 Second 2 4 70 A12 Second 2 4 70 Computer generated image of the A13 Third 2 3 68 proposed development (Blocks C, D & E A14 Third 2 3 67 are identical)

B1 Ground 1 2 50 B2 Ground 3 4 74 B3 First 2 4 70 B4 First 3 4 74 B5 Second 2 4 70 B6 Second 3 4 74

C1 Ground 1 2 67 C2 Ground 3 4 75 C3 First 2 4 75 C4 First 2 4 75 C5 Second 2 4 88

D1 Ground 1 2 67 Wheelchair accessible unit Computer generated image of the D2 Ground 3 4 75 proposed development (Block B) D3 First 2 4 75 D4 First 2 4 75 D5 Second 2 4 88 continued on next page

Blueline ARCHITECTURAL CONSULTANTS LTD Page 8 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU Accommodation schedule continued Note: All units are single storey Block/Unit No. Floor Level Bedrooms Nos of persons Area (m²) Notes E1 Ground 1 2 67 Wheelchair accessible unit E2 Ground 3 4 75 E3 First 2 4 75 E4 First 2 4 75 E5 Second 2 4 88

Computer generated image of the proposed development (Blocks C and D) viewed from the tennis club.

Computer generated image of the proposed development (Block E rear elevation.

Computer generated image of the proposed development (Block A)

Blueline ARCHITECTURAL CONSULTANTS LTD Page 9 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU 5

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Location Plan with photo references Blueline ARCHITECTURAL CONSULTANTS LTD Page 10 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU 5

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Location Plan with photo references Blueline ARCHITECTURAL CONSULTANTS LTD Page 11 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU 5

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Location Plan with photo references Blueline ARCHITECTURAL CONSULTANTS LTD Page 12 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU APPEARANCE This development will emphasise the importance of good quality finishing materials and with this in mind careful consideration has been given to the choice of the external finishes. Materials have been chosen to create a variety of textures whilst creating a sense of scale, breaking up elevations with brick, render and glass. Further details together with samples are expected to be submitted in response to planning conditions if planning application is granted.

Heat source pumps Painted Render Fenestration / Curtain walling Balcony treatment Facing Brickwork

Blueline ARCHITECTURAL CONSULTANTS LTD Page 14 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU ACCESS Access to the site will be via the existing no through road known as Wessex Close. This road will lead directly to the new access road which will service all the units within the development. Access via public transport (Bus stops and Newbury Park Underground station) will be from the A12 Eastern Avenue and through to Wessex Close via either Brook Road or Suffolk Road both of which connect with the A12. Once within the development, access will be in accordance with Approved Document M of Building Regulations. Step free access will be provided to all ground floor units and communal areas are to be on the ground floor. The development incorporates 4 units which will be wheelchair accessible conforming to Part M4 (3) part of the Approved Document. These are located on the ground floor with dedicated wheel chair accessible parking spaces located adjacent to the unit.

SERVICING ARRANGEMENTS Communal refuse and recycling storage bins will be provided for the use of each flat. These have been located within the footprint of each block next to the communal entrance and close to the driveway where residents can have easy access to them and the council contractors are able to service the bins when required. A swept path analysis for the refuse vehicles has been carried out on the site to ensure that refuse vehicles are able to service the development, this is evidenced within the Transport Statement. It is expected that further details with regard to the refuse and recycling arrangements will form part of a planning condition if planning permission is granted.

Blueline ARCHITECTURAL CONSULTANTS LTD Page 15 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU LANDSCAPE The existing landscaping to the site consists of some hard standing tarmac area, which is used for car parking, with the remaining site comprising grassed areas, and limited trees and shrubs. Additional suitable trees together with low level planting will be incorporated to areas to the front of the units, around the new access road. Paved areas will link the dwelling entrances directly to the cycle and refuse storage areas and will help to visually break up the access road, providing a variety of paved surfaces with priority given to pedestrians. The communal gardens will be laid to lawn with a small patio areas consisting of suitable permeable paved surfaces. Additional permeable surface treatments will be installed to areas surrounding the footprint of the buildings to ensure that the surface water runoff will be better than exists at present. It is expected that further landscaping details will be submitted as part of a planning condition if planning permission is granted.

Example of a secure bicycle storage

Blueline ARCHITECTURAL CONSULTANTS LTD Page 16 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU AMOUNT The site measures 94m and 69m at its longest and broadest points. The gross site area is 0.41 hectares. The proposed development consists of 35 self-contained flats with a combined total habitable room count of 107. The mix of units comprises of 6 x 1 bed units, 21 x 2 bed units and 8 x 3 bed units. Within this mix are four 1 bed wheelchair accessible units located on the ground floor, each with a dedicated disabled car parking space positioned close to the unit. Each of the Flats has been designed with either a private balcony or patio area. The total area of private amenity space is 605m². All the flats will enjoy the use of communal gardens. The total area of amenity space on the proposed development is 2043m². This equates to 58m² of amenity space per dwelling. Policy 3.4 of The sets out guidance on housing density in order to optimise the housing potential in London. Table 3.2 below has been taken from the current London Plan and sets out the preferred densities based on the PTAL rating for the site. This table is split into three main categories, Suburban, Urban and Central. Although the location of the site falls within the Suburban category the pattern and density of surrounding environment is more urban than suburban. As the development site has a PTAL rating of 2 it falls just outside the density range of 150 – 250 HR/HA, providing 260 Hr/Ha. However, as the surrounding area is more urban than suburban this density falls within the prevailing pattern of development. With a unit count of 35 and habitable room count of 107 the ratio of habitable rooms per unit (hr/unit) is 3.0 The ratio of units per hectare is calculated as 85 which is within the range of 50-95 u/ha for the location of this development. The total amenity space for the development of both private and communal has been calculated as 2043m².

Blueline ARCHITECTURAL CONSULTANTS LTD Page 17 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU The above table is taken from the Housing Supplementary Planning Guidance March 2016 and published by the Authority. The range applicable for the proposed development has been indicated in red.

Blueline ARCHITECTURAL CONSULTANTS LTD Page 18 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU Conclusion

• The proposal will regenerate a current brownfield, providing much needed good quality, sustainable residential accommodation.

• The site is in a very poor state of repair with the existing building subject to vandalism on a number of occasions. The site in its present state attracts vandals and drug users causing both criminal damage and anti-social behaviour. The proposal will be a considerable improvement to the appearance of the local area and will provide much needed good quality residential accommodation.

• The proposal provides distinctive buildings on this brownfield site constructed in high quality materials, suited to the location.

• In accordance with the London Plan, ample secure cycle parking will be provided to support the growth of a community using sustainable transport methods, walking and cycling.

• Dedicated onsite car parking will be provided for the proposed development in accordance with Redbridge local planning polices, including four disabled access parking spaces.

• Dwellings will be constructed to meet Approved Document Part M of the Building Regulations.

• All proposed dwelling sizes and room sizes are in accordance with Redbridge and London Plan space standards

• The proposed soft landscaping will improve both drainage on the site, and the visual appearance of the area.

• This proposal makes the best sustainable use of the site in support of Council Policies by providing a range of good sized and quality dwellings within a sustainable area.

Blueline ARCHITECTURAL CONSULTANTS LTD Page 19 Project address: 23 Wessex Close, Newbury Park, Ilford, IG3 8JU