Former Duke of York PH 184 Lane, SW4 6SH P repared on behalf of MIDOS Property Management Ltd. by MDR Associates Design & Access Statement 14009

M D R A s s o c i a t e s March. 2016 Based in Bridge since it’s formation in 2003, MDR Associates have MDR Associates Project Images: developed an expertise in high density social and private housing, mixed use, commercial and healthcare projects. MDR offer a range of services:

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9 Holyrood Street London SE1 2EL t +44 (0)20 7378 8789 e [email protected] f +44 (0)20 7378 8773 w www.mdrassociates.co.uk 2 1.0 INTRODUCTION 4.0 ACCESSIBILITY 1.1 Executive Summary 4.1 Access Statement 1.2 Site Location 4.2 Lifetime Homes 1.3 Site Context 4.3 Transport Accessibility 1.4 Historical Context 4.4 Refuse Statement

2.0 ASSESSMENT APPENDIX 2.1 Physical Withdrawn 2.2 Site Images - Photographic Schedule i. Accommodation Schedule 2.3 Social & Economic ii. Withdrawn Plans 2.4 Pre-App Feedback iii. Withdrawn Elevations 2.5 Public Consultation Feedback iv. Withdrawn Sections 2.6 Withdrawn Application v. Design Development Sketches vi. Withdrawn CGI 3.0 DESIGN 3.1 Use, Layout & Amount Proposed 3.2 Scale & Appearance i. Accommodation Schedule 3.3 Shadow Study - Existing ii. Proposed Plans 3.4 Shadow Study - Proposed iii. Proposed Elevations 3.5 Building Alignment iv. Proposed Sections 3.6 Landscaping & Amenity v. Proposed CGI 3.7 Material Study 3.8 Precedent Studies 3.9 Secured by Design 3.10 Sustainability Statement

Contents MDR Associates Former Duke of York PH . Design & Access Statement . Mar 2016 3 1.0 INTRODUCTION 1.1 Executive Summary 1.2 Site Location 1.3 Site Context 1.4 Local Amenity 1.5 Historical Context

1.0 Introduction MDR Associates Former Duke of York PH. Design & Access Statement . Mar 2016 4 1.1 Executive Summary

This document details the proposal for a 14-unit residential development on the site of the Former • Design and residential standards Duke of York PH, 184 Larkhall Lane, Clapham SW4 6SH. This document also accompanies • S106/ Mayoral Community Infrastructural Levy supporting illustrative materials in the form of drawings and a photographic schedule. • Sustainable development implications.

This is a new-build proposal, undertaken by MDR Associates on behalf of MIDOS Property This application has also taken into consideration and acknowledges relevant policies contained Management Ltd. in the National, Regional, and Local Planning Guidance set out in the NFFP and the Development Plan made up of the London Plan (2011), Core Strategy (2011) and the current policies of the This application seeks full planning permission for a new residential development for the site, to Lambeth Local Plan. All these matters have been considered and addressed within the presented establish the parameter of density, orientation of the block, scale and access. This supporting scheme. document aims to demonstrate an understanding of the immediate site concerns, wider context, and the role of the proposal within the local urban context that has gone on to inform and lead the A separate supporting Planning Statement accompanies the application and covers the planning concepts, decisions and ambitions of the proposal as embodied in the design. context and history for the subject site.

The current application has been informed by two stages of pre-applications and meetings (ref: 14/02456/PREAP & 14/05786/PREAPP) along with a withdrawn application (15/03666/FUL). The Initial pre-application was made in June 2014, with the revised scheme being submitted in November 2014. This was followed by a pre-application advice letter, which was received on 19th December 2014 and subsequent second pre-application meeting attended by the client and design team with case officer, Richard McFerran, on 22nd January 2015. The withdrawn application proposed a six storey scheme, totalling 16 units. Taking advice from the LA, the scheme was withdrawn and revised to propose a reduction of one storey. This new proposal consists of five storeys providing a total of 14 units.

The feedback from the enquiry as contained in the pre-application advice letter covered the following issues: -

• Principles of the development • Landscaping proposals • Scale of the development • The commercial unit design • Housing issues • Transport issues • Cycle / Car Parking

5 1.2 Site Location Site Area: 642m2 0.0642ha Existing Building Areas: 469m2 (over 3 storeys) Site Address: Former Duke of York PH. 184 Larkhall Lane, Clapham, SW4 6SH Local Authority: London Borough of Lambeth Ward: Larkhall Current Use: Vacant PublicHouse(A4) Conservation Area: Not applicable PTAL Rating: 3

Site Description: The subject site is situated at the corner junction between Larkhall Lane and Union Road and is located within the London Borough of Lambeth. The site is of a rectangular form and appears generally flat in its entirety. The site is comprised of a vacant two storey Public House with basement. The immediate context consists predominantly of five storey residential blocks along with low rise industrial / warehouse units. The site is conveniently located approximately 0.6 miles from Clapham North Underground Station (Northern Line). At present the site hosts little planting or vegetation.

6 1.3 Site Context

Aerial View North

Zoning:

Applicant Site Education

Residential Industrial

Mixed use Recreation

Healthcare Community

Aerial View South 7 1.4 Local Amenity

The proposal at Larkhall Lane will incorporate private amenity space for the enjoyment of all residents. However, the site also benefits from close proximity to two community parks, both managed by the London Borough of Lambeth.

Larkhall Park, is located a few minutes walk from the proposed site, providing childrens play area, a water feature and a range of sporting facilities such as tennis and basketball courts.

The slightly smaller Heathbrook Park is also located a few minutes walk from the site and offers a childrens play area along with gym equipment that is open to public use.

Larkhall Park

Public Amenity Space

Heathbrook Park

8 1.5 Historical Context

1870 1897

1919 1952 9 2.0 ASSESSMENT 2.1 Physical 2.2 Site Images - Photographic Schedule 2.3 Social & Economic

PLANNING HISTORY 2.4 Pre-App Feedback 2.5 Public Consultation Feedback 2.6 Withdrawn Application

2.0 AssessmentFormer Duke of York PH. Design & Access Statement . Mar 2016 MDR Associates 10 2.1 Physical

298 298

8a 8a House House

8b 8b

The site is currently occupied by a vacant two storey public house, rebuilt in 1940. It is SMEDLEY STREET SMEDLEY STREET

Community Centre Community Centre sited on a prominent corner junction between Larkhall Lane and Union Road. TCB TCB

1 to 7 1 to 7 114 114

Health Centre Health Centre The existing building presents it’s frontage to Larkhall Lane with an overall length of ESS ESS 1 to 38 155 1 to 38 155

110 110 12.2m and 18.9m to Union Road. The building forms part of a continuous building line Stanmore House Stanmore House

UNION ROAD UNION ROAD Duke Duke

1 to 24 of York 1 to 24 of York defining the urban block along Larkhall Lane. The area to the front of the building is Netherby House Netherby House (PH) (PH)

LARKHALL LANE LARKHALL LANE predominantly hard landscaped consisting of little soft landscaping, 5no. car parking 157 157 spaces and refuse bin location.

1 to 26 1 to 26 Construction of the facade is of red brick and rendered banding to an approximate 7.45m Oakwell House Oakwell House

parapet height with tiled pitched roof which takes the overall height to 9.6m and is set 93 93 762 Surgery 762 762 Surgery 762 1 to 12 1 to 12

92 92 back from the road by 10.5m. Rydal House 93a Rydal House 93a

1 1

81 81 To the south of the site densities are typically low, ranging from 2-3 storeys in height. This consists of Victorian terraced housing within the Sibella Road conservation area and an OS Map 298 Building Context Density 298 industrial warehouse type structure of a similar height. 2 Storey 4 Storey 5 Storey

To the north, east and west of the site, densities are typically high, ranging from 4-5 storeys in height. The site is flanked to the east by Stanmore House, a substantial 5 storey early 20th century local authority housing block constructed in a neo-georgian style of red brick and tiled mansard roof. To the west, facing opposite is Oakwell House of similar period and style to Stanmore House. To the north is the Springfield medical centre, a new NHS clinic constructed of timber and metal cladding and light coloured render over part two / part four storeys approximately 8m & 14m in height respectively.

Union Road Frontage Larkhall Lane Frontage

11 2.2 Site Images - Photographic Schedule

View of site from south of Union Road Western elevation of the subject site View of site along Union Road towards Larkhall Lane

North elevation of subject site View north along Union Road Community / Health Centre (110-114 Union Road)

12 View of site from north of Union Road View of Stanmore House along Larkhall Lane View south west along Larkhall Lane

View of site, west from Smedley Street Eastern elevation of the subject site Boundary junction of site and Stanmore House

13 2.3 Social & Economic

Social

The redevelopment of the site will reintroduce an active use to it and will provide an opportunity to introduce an exciting architectural feature to unite and bring clarity to the variety of large residential blocks. The introduction of a residential use, with commercial (A1 / A2 / B1)to the ground floor, will contribute positively to the predominately residential nature of the area.

The provision of one small residential block is also aligned with Planning Polices and the demand for small flats within the area, although it is not envisioned that this will have a great affect on the locality.

Economic

In light of the traffic generation associated with the previous, now redundant, public house use there would be no substantive traffic impact on the surrounding area.The area has good access to public transport with regular bus services running along Wandsworth Road to the north. The scale of the proposed scheme would not result in a substantive increase in demands on transport services or other facilities.

It is proposed that this is a zero car parking scheme with the intention of discouraging the use of the cars in the urban area. Residents will be encouraged to utilise the public transport links along Wandsworth Road and at the local underground stations at Clapham North and . Secure storage facilities for bicycles have been designed into the fabric of the building to encourage the use of sustainable transport.

The activity generated by residential users will extend the daily life of the site to the benefit of the established residential communities.

A suitable usage to the ground floor commercial area could create a hub for the area in a similar manner as the public house did previously, during its peak.

14 2.4 Pre-App Feedback

The following points have been raised during the pre- the generous entrance width, prominent appearance and • All units are expected to comply with lifetime homes application feedback. The revised scheme has sought to proximity to the residential entrance. This is unacceptable standards whilst 10% of units are expected to be wheelchair incorporate all the required and recommended improvements and needs revising to ensure the main residential entrance accessible. in order to comply with all relevant policies and legislation. is the dominant feature by increasing the entrance width. Furthermore, the residential lobby is long and linear. This is • In such instance residential ‘car free’ development is • Evidence to show that the existing building cannot be considered to be unwelcoming. encouraged where the units are ‘permit free’. This would need adapted or re-used in line with the Council’s policy on to be secured through a S106 Agreement. sustainable construction (see policy 27). • The two-storey rooftop element is considered to be unacceptable. It has an overly bulky appearance and would • Parking for the new development should be restricted to • The landscaping proposal in its current guise is not appear discordant in the surrounding roofscape. on street parking and a parking stress survey should be acceptable. The lawn verge, benches and paved areas submitted. The parking stress should not exceed 90% of do not sit well with a ground floor commercial use. A • As part of any application the applicant should undertake the parking capacity of the surrounding roads otherwise the simple forecourt, enclosed with bollards and planted a character appraisal to inform the proposed palette of application will be refused. with shade trees would be much more robust. Benches materials and present a mood board / samples of the should be omitted – they encourage loitering materials for officers to review. • The cycle parking allowances for the residential use should include 1 space per 1 or 2 bedroom dwellings and 2 spaces • The residential curtilage in the previous iteration of the • Balconies will be required to have solid soffits and per 3+ bedroom dwellings. There should also be a further scheme was successful – providing soft landscaped, dedicated drainage. Glazed balustrades should be visitor space for every 40 dwellings. defensible and enclosed space to define the residential obscured to protect residential amenity. entrance. Its omission is a retrograde step; a residential • The proposed servicing bay is unacceptable on the basis that curtilage is a good thing and given the amount of • Details of how the fenestration will open for natural it is perpendicular to the highway and would require entry/exit forecourt space; it could be a generous planted area – a ventilation should be included in future detailed design. to the site in reverse gear, manoeuvring around a corner. visual amenity to people passing as well as residents. The new proposal offers a mean residential curtilage, • Another concern is the diminutive scale of the ground • A draft Construction Method Statement should be submitted. dominated by parked bicycles. floor commercial accommodation – it looks mean and the building appears top-heavy as a result. • In accordance with London Plan Policy 5.2 the proposals • The forecourt bike parking is not acceptable for would be required to meet, as a minimum, Level 4 of the residential occupancy- the bike store should be • The commercial unit should have a dedicated zone for Code for Sustainable Homes (residential) and BREEAM integrated and secure for residents. There should also signage (within each glazing portal) and roller shutters ‘Excellent’ (non-residential). be internal bike storage for the commercial unit. (open lattice) should be provided internally. Future plans should be annotated Design Conclusion • Residential entrance: The refuse doors still remain a prominent feature of this element of the building due to

15 2.5 Public Consultation Feedback

MDR Associates held a public consultation for the local residents, giving them the opportunity to express any views and concerns they may have for proposed development.

The evening was held on the 30th March in the vacant Duke of York Public House that currently sits on the site. The event was fairly well attended and feedback generally positive. A questionnaire was distributed to encourage feedback from attendees. Key points to acknowledge are as follows; DATE TBC DATE 18:00-19:30 Location tbc.Location Larkhall Lane 5:30pm - 7:00pm 5:30pm The Duke of York of The Duke • Majority support the principle of re-development Kingsbury and MDR Associates invite you to attend the Monday 30th Mar 2015 30th Mar Monday FORMER DUKE OF YORK PUB • A desire to see the provision of affordable housing PUBLIC CONSULTATION

• The design of the building should not be too dominant (reflecting the pre-app Monday 30th March 2015 comments) 5:30pm – 7:00pm Venue: The Duke of York, Larkhall Lane, Clapham SW4 6SH • There has been overall support for the provision of commercial space to create an Following on from recent pre-application meetings with the Local Authority Planning Department, we would like to invite you to the public consultation. We would like to give you the opportunity to engage with the design and development of this scheme, which will active corner frontage create a positive impact on the local environment.

This evening will consist an informal drop-in session, where you will be able to discuss any • Consideration should be given to the immediate environment and the interaction aspects of the proposal scheme, including: • Scheme overview, design & massing between the commercial space and the future and existing residents. • Commercial usage at ground floor level • Housing provision • Impact of the development to the neighbourhood

• General support from the feedback received for the proposed approach, as long as You will also get the chance to fill out a short questionnaire, the above points are taken into consideration which will help us to develop the scheme to benefit and harmonise the local community. Should you have any queries before the public consultation, or for further information, please contact Mr. Eric Wong at MDR Associates:

Telephone: +44(0)20 7378 8789 Email: [email protected]

If you cannot attend the event but wish to share your views, an online questionnaire will be available on Kingsbury website: public consultation w w w . k i n g s b u r y - c o n s u l t a n t s . c o . u k YORK OF THE DUKE

16 COMMERCIAL USE

4) Do you support the proposed commercial use for retail / restaurant / pub? Yes No Duke of York Public Consultation

Kingsbury and MDR Associates 5) Any new commercial accommodation must respect and protect the environments of new and existing residential accommodation. Date:30th March 2015 Time:17:30-19:00 Strongly Agree Agree Neutral Disagree Strongly Disagree

Location: Duke of York, Larkhall Lane,Clapham, SW4 6SH We want to hear YOUR views Comments

Please return the questionnaire by post or by email to [email protected] by 9th April 2015

HOUSING

6) In line with the London Borough of Lambeth and the Authority’s housing policies, we are proposing a scheme which will provide sixteen 1,2 and 3 bedroom flats for both open market and Affordable Housing.

Do you support the proposed approach? Yes No

7) I am generally supportive of the proposed residential development. The redevelopment of the former Duke of York has been designed to positively impact on the local environment, providing quality new housing of architectural merit and additional commercial space. Strongly Agree Agree Neutral Disagree Strongly Disagree

The proposed scheme has been well received, but we would like to hear your views.

Thank you for taking the time to read our proposals. Now that you have seen the emerging development plans OVERALL SCHEME we would be grateful for your feedback and comments. Please put this completed form in the comment box at the Yes No consultation or return via email, post or online via the addresses below by 9th April 2015. We will then compile a 1) Do you support the principle of development on this site? report summarising comments on the application which will be published in due course. Yes No 2) Do you feel the proposed scheme would be an improvement to the area? Your Details: Address: MDR Associates Title: Initial: Surname: 9 Holyrood Street 3) The redevelopment of the site will help to drive the general improvement of the area. London Strongly Agree Agree Neutral Disagree Strongly Disagree Address: SE1 2EL

Phone: Email: Comments Email: [email protected]

Which of the following describes your position: Telephone Queries: 0207 378 8789 Local Resident Organisation Representative Website: Councillor Other (please state) www.kingsbury-consultants.co.uk

t 020 7378 8789 t 020 7378 8789 For Further Information please visit www.kingsbury-consultants.co.uk For Further Information please visit www.kingsbury-consultants.co.uk e [email protected] e [email protected]

Copy of Public Consultation Questionnaire 17 2.6 Withdrawn Application

The following points have been raised in relation to the • The affordable housing issues have not been addressed. withdrawn planning application. The revised scheme has Please note that no affordable housing is likely to be sought to incorporate all the required and recommended politically acceptable. improvements in order to comply with all relevant policies and legislation. • New development is expected to pick up on and respond to the positive architectural language and detailing • The overall bulk, mass and scale of the proposal does which characterise the surrounding area. The proposed not fit into the streetscene successfully. The proportions mansard fails to achieve this. of the mansard extension create a top heavy , overly bulky roof form which dominates the roofscape. The • The principle of a mansard with a single level of proposed mansard is not of a traditional mansard design disciplined windows is acceptable and would allow out of character with existing mansards in the area the building integrate much more successfully with the and does not relate in any respect to the architectural adjoining residential block. As previously indicated design of the LCC building resulting in a building which within our correspondence dated December 2014 a competes with the adjacent buildings. The overall height, two storey mansard is unacceptable. The proposed bulk and mass of this proposal needs to be reduced by openings within the mansard also need to be revisited two storeys. noting that they fail to reflect the rhythm and pattern of openings on the elevation below. • The kitchen layouts for units 2, 13 & 14 appear to Withdrawn Application CGI be rather small for the family units especially when • The principle of projecting balconies is accepted where comparing the size of these kitchens with the kitchens it can be demonstrated that they integrate successfully for the 2 bed units 4, 15 and 16, this should be with the main building and do not appear as a ‘bolted- addressed. on’ afterthought. If we cannot be convinced that a sympathetic solution can be achieved then you will need • The proposal to store residential and commercial refuse to look at alternative ways of provided private amenity and recycling in the same location is unacceptable space. There will be an expectation that private amenity separate storage facilities would be required. This space is provided unless suitable justification is made. approach for the cycle storage should also be taken, for Please note that traditional juliet balconies would not be separate storage for the staff of the commercial uses considered a form of private amenity space. and residents.

• The minor shortfalls to K/L/D within units U1, U5 and U9 should be addressed where possible. Please see Appendix for full set of the withdrawn plans, elevations and sections. • Sunlight/daylight – there are still concerns regarding the impact upon adjoining residential block – these may be addressed by reduction in height as required on design grounds.

• A S278 Agreement is required to reinstate the crossovers.

• A S106 Agreement is required to ensure the occupants of the development are not eligible for parking permits.

18 3.0 DESIGN 3.1 Use 3.2 Layout • Residential Entrance • Building Alignment • Ground floor plan • First floor plan • Second/Third floor plan • Fourth floor plan • Roof plan • Private Amenity • Outlook 3.3 Amount 3.4 Scale 3.5 Appearance 3.6 Shadow Study 3.7 Secured by Design 3.8 Sustainability Statement 3.0 Design MDR Associates Former Duke of York PH. Design & Access Statement . Mar 2016 19 refuse stores bicycle stores 3.1 Use

The site itself lies within a predominantly residential area with a mixture of 19th and 20th century housing and post war high rise residential blocks. More contemporary residential developments have recently been completed within the local area.

The key aim of the proposal is to activate a disused site through the introduction of a new Class A / B function at street level combined with the extension of the public realm, allowing pedestrian movement to permeate through the site 'Recessed' residential while providing much needed high quality housing which entrance will contribute positively to the wider built environment while acknowledging existing building lines at both macro and micro scales. 'Expressed' commercial focal point entrance In accordance with LBL policy, the proposal for a residential scheme shall in a modest way go to meet the residential target Withdrawn Application of new housing provision required within the borough.

21st C. Housing & 20th C. post war Health Centre Industrial high-rise housing

20th C. post war 19th C. Victorian high-rise housing housing Proposed Application 20 3.2 Layout Residential Entrance

Following the feedback from the council, an individual approach has been taken in relation to building access. A feature bay has been added with signage to conceal refuse entrance and em- phasise the primary residential entrance, which has also been widened to increase it’s prominence. Clear division between residential entrance and commercial entrance is enhanced with brick colour change and protective canopy.

3

1 2

Withdrawn Application Proposed Application

21 Building Alignment

Existing Stage 1 Pre-app

Withdrawn application Proposed

22 Ground Floor Plan

NOTE NOTE DO NOT SCALE DRAWINGS DO NOT SCALE DRAWINGS COPYRIGHT RESERVED COPYRIGHT RESERVED ALL DIMENSIONS TO BE CONFIRMED ON SITE ALL DIMENSIONS TO BE CONFIRMED ON SITE DISCREPANCIES TO BE VERIFIED PRIOR TO DISCREPANCIES TO BE VERIFIED PRIOR TO A COMMENCEMENT OF WORKS A COMMENCEMENT OF WORKS

Issue Date Issued For: Chk Issue Date Issued For: Chk Health Centre 1 07/1/16 Issue for Client’s comments AF • Prominent bay withIndicative1 27/4/15 connectionClient's into Approval EW Health Centre combined public sewer 2 08/2/16 Revised issue for Client’s comment AF 7.77 subject to detailed survey 7.77 signage zone to identifyinspections 3 18/2/16 Issue to Consultant’s information EW 4 18/3/16 Planning Issue EW 1 2 660L 660L 3 660L 660L 4 1100L 1100L residential entrance and 1100L 660L 1100L 1100L tiers 5

• Refuse store 6

Com. Bin Store 2 7 Resi. Bin Store 8.7m² 8 Resi. Bin Store 9 13.8m² Bicycle Store conceal refuse stores 10 17.2m² 11 (26 spaces) (26 12 doors over 28m² 13 Comm. Bin (26 spaces) 14 15 1100L Store 9.4m² 660L 16 17 18 prominent 23.3m² 19

N - Store Bicycle 20 660L 660L Refuse Collection TD = 7.85 9.5m 21 • Weather protected 22 Residential Entrance entrance & widen Residential Entrance Plant looby area Room Plant Room 9.1m² Outline of Existing Building 6.3m² Outline of ex. bld shown dashed

• Clear division of Commercial services Entrance Delivery 03 02 01 Commercial fall House residential and Bay 7.85 Service Indicative staff lockers 8.0 Entrance 8.0 • Increased cover area, & bike store Oakwell ROAD

1-26 widened entrance services

7.85

UNION ROAD 7.85 UNION

Commercial Unit 158m² Indicative lift and stairs • 6 commercial Commercial Unit Indicative lift and stairs position to basement 162.3m² position to basement

visitor bike spaces GIA total incl. Basement 335.9m² Outline of terrace above terrace of Outline

B B B B Commercial 1-38 Stanmore House Entrance Commercial Entrance 8.2 • Reconfigured paths to 8.2 fall 1-38 Stanmore House encourage footfall

1-26 Oakwell House 1-26 • No boundary wall for 7.85 7.85 7.85 7.85 Commercial Entrance Outline of Existing Commercial controlled circulation of • Protected corner for Building shown dashed Entrance commercial entrance. controlled circulation

fall fall

• Green buffer from street E 18/2/16 General layout updated EW D 7/1/16 Drawing updated KB 8.0 edges 8.0 C 8/12/15 (PA) Amendment Feedback AF B 18/11/15 1st (PA) feedback relocate refuse store 8.43 8.43 A A A 27/4/15 Client’s Approval EW Rev Date Comments D/B Chk Rev Date Comments D/B Chk

Scale: 1:400 @ A1 1:200 @ A3 Scale: 1:100 @ A1 1:200 @ A3

Drawn:DM Checked: Date: APR 15 Drawn: EW Checked: Date: JAN 16

Client: MIDO PROPERTIES MANAGEMENT LTD Client: MIDO PROPERTIES MANAGEMENT LTD

FORMER DUKE OF YORK PH• Covered area • Better defined entrance FORMER DUKE OF YORK PH LARKHALL LANE LARKHALL LANE CLAPHAM SW4 6SH integrate with incorporating with hard CLAPHAM SW4 6SH LARKHALL LANE LARKHALL LANE GROUND FLOOR PLAN commercial shop & soft landscaping GROUND FLOOR PLAN front signage.

14009(PA)100 (Active frontage) 14009(PA)100 Withdrawn Proposed Ground Floor Plan M D R A s s o c i a t e s 0 10 13 15 18 20 M M D R A s s o c i a t e s a 9 Holyrood Street London Bridge London SE1 2EL e info@mdrassociates .co.uk t +44 (0)20 7378 8789 a 9 Holyrood Street London Bridge London SE1 2EL e [email protected] t +44 (0)20 7378 8789 23