55 LANT STREET Planning Application Design and Access Statement

November 2020

CONTENTS

01 INTRODUCTION 03 01.1 OVERVIEW...... 03 FIRST ISSUE 15/04/2020 01.2 SCOPE...... 03

REVISION A 17/06/2020 02 TEAM 04 02.1 DESIGN TEAM...... 04 REVISION B 26/11/2020 02.2 CONSULTANTS...... 04

03 SITE LOCATION AND URBAN CONTEXT 05 03.1 LOCAL AREA...... 05 03.2 SITE LOCATION...... 06

04 AREA AND SITE ANALYSIS 07 04.1 AREA ANALYSIS...... 07 04.2 SITE ANALYSIS...... 08

05 SITE AND URBAN CONTEXT 09 05.1 BUILDING HEIGHTS...... 09 05.2 LAND USE...... 09 05.3 FLOOD RISK...... 09 05.4 PTAL...... 09 05.5 CONSERVATION AREA...... 10

06 EXISTING BUILDING 11 06.1 BLOCK A ANALYSIS...... 11 06.2 BLOCK B ANALYSIS...... 12 06.3 EXISTING ELEVATIONS...... 13

07 DESIGN STRATEGY 14 07.1 PRE APPLICATION...... 14 07.2 WITHDRAWN APPLICATION...... 15 07.3 CONCEPT...... 16 07.4 MASSING...... 16 07.5 PROPOSED ELEVATIONS...... 17

08 LAYOUT 18 08.1 INTERNAL LAYOUT...... 18 08.2 ACCOMMODATION SCHEDULE...... 19 08.3 PROPOSED PLANS...... 20 08.4 PROPOSED SECTION...... 21

09 DETAILED DESIGN & MATERIALS 22 09.1 QUALITY DESIGN...... 22 09.2 MATERIALS...... 22

10 REFUSE AND CYCLE STRATEGY 23 10.1 REFUSE STRATEGY...... 23 10.2 CYCLE STRATEGY...... 23

11 ACCESS 24 11.1 ACCESS...... 24

12 ENERGY STRATEGY 25 12.1 SUSTAINABILITY...... 25

13 CGI’S 26

Planning Application Design and Access Statement gml architects 2 November 2020 55 Lant Street, London

01 INTRODUCTION

01.1 OVERVIEW

This Design and Access Statement has been prepared by GML Architects as supporting documentation for the Planning Application for 55 Lant Street in the London Borough of Southwark.

01.2 SCOPE

This statement explains the design principles that have been applied to the development and illustrates how issues of access have been dealt with.

In this respect the design has been informed by pre-application meetings and consultation with officers from the London Borough of Southwark, as well as other local stakeholders.

The Design and Access Statement should be read in conjunction with the application drawings and following supporting information:

• Planning application form and certificates • Planning Statement • Transport Assessment • Heritage Statement • Sunlight / Daylight assessment

Planning Application Design and Access Statement gml architects 3 November 2020 55 Lant Street, London

02 TEAM

02.1 DESIGN TEAM

GML Architects Ltd are based in Shoreditch and have been at the forefront of the changes taking place within Inner London working with developers, land owners and local authorities to identify and design opportunities for urban and back land regeneration.

The practice’s approach to architecture is about finding solutions that are appropriate to the task, to the client and to the site in order to achieve site specific buildings and the spaces between them.

GML are committed to team working with a client focused approach to steer projects through consultation and planning. The practice has worked with the GLA and The Joseph Rowntree Foundation advising on how to achieve lifetime homes standards within high density developments.

GML are experienced in the design of residential schemes 1. PEAR TREE STREET 2. 66-68 PENTONVILLE ROAD 3. BOCKING STREET / WESTGATE CENTRE and have successfully delivered a number of well received developments in Southwark and the surrounding boroughs.

02.2 CONSULTANTS

Planning Consultants Rolfe Judd Development Charter Engagement/ Statement of Community Involvement DFL Viability Appraisal BPC Heritage Statement The Heritage Collective Daylight/ Sunlight Assessment Avison Young Transport Assessment Caneparo Associates Project Management & Construction Environmental Management Plan Ridge & Partners

4. TOOLEY STREET 5. WORSHIP STREET

Planning Application Design and Access Statement gml architects 4 November 2020 55 Lant Street, London

03 SITE AND URBAN CONTEXT

03.1 LOCAL AREA

The site is located off Marshalsea Road and Borough High Street. It is within walking distance of major cultural landmarks such as Thames Riverside, Borough Market, The Tate Modern, The Old and Young Vic Theatres and the City of London.

There are a variety of building styles along the surrounded streets; residential, offices and retail of differing styles and materials contributing to the vibrancy of the area.

5. LONDON BOROUGH OF SOUTHWARK

SITE

6. AERIAL MAP

Planning Application Design and Access Statement gml architects 5 November 2020 55 Lant Street, London

03.2 SITE LOCATION MINT STREET PARK The site lies at the junction of Lant Street on the South side (partially blocked by a recent extension of Charles Dickens School), Weller Street to the West and Sanctuary Street to the East. It has a North boundary with the internal Courtyard of DOUGLAS BUILDING the Douglas Buildings.

BLOCK C The site area is circa 0.26 hectares.

BLOCK B The site is occupied by three existing residential 5 storey blocks that we will call Block A facing Sanctuary Street, Block B in the centre of the site, and Block C facing Weller Street. BLOCK A Block C is outlined for site informational purposes only and does not include any proposed works or alterations.

CHARLES DICKENS SCHOOL

7. AERIAL VIEW OF SITE LOOKING NORTH SITE

8. AERIAL VIEW OF SITE LOOKING WEST 9. AERIAL VIEW OF SITE LOOKING SOUTH 10. AERIAL VIEW OF SITE LOOKING EAST

Planning Application Design and Access Statement gml architects 6 November 2020 55 Lant Street, London

04 AREA AND SITE ANALYSIS

04.1 AREA ANALYSIS

The site is located behind Marshalsea Road, between Borough Station and Mint Street Park.

The wider area mainly consists of residential buildings in a range of scale mainly around 5 storeys.

There are several recently approved applications for new residential developments in the surrounding area that have been identified on the left, many of which being roof extensions. These applications provide a clear precedent of how existing sites can be optimized in a sustainable manner.

Planning Application Design and Access Statement gml architects 7 November 2020 55 Lant Street, London

04.2 SITE ANALYSIS

The site sits along the former route of Lant Street previously occupied by the Charles Dickens School, to the south. To the north, Peabody Douglas Buildings form an enclosed courtyard.

Planning Application Design and Access Statement gml architects 8 November 2020 55 Lant Street, London

05 SITE AND URBAN CONTEXT

05.3 FLOOD RISK 05.1 BUILDING HEIGHTS The proposed development area is located in a The immediately surrounding buildings are medium risk Flood Zone 2 area as can be seen on predominantly 3-4 storeys with some 5-6 storeys. the Environmental Agency flood plain map (2018) The tallest building near the site is Redman House; below. Given that the proposals set out here are for a 13-storey residential block south east of the site. a rooftop extension to an existing building, the risk The Rise housing on the corner of Lant Street and of flooding is not a material consideration. Sanctuary Street is another example of a taller building in the area.

Zone 3

Zone 2

05.4 PTAL 05.2 LAND USE The PTAL is rated 6b. This is the highest level The dominant use in the area is residential. Some possible, reflecting the high level of public transport. of the adjacent buildings are mixed use; residential The site is approximately 3 minutes walk away and commercial. However, the wider area to the from Borough Tube Station and 10minutes walk south and north is populated with a large number of away from London Bridge Station. Bus routes also commercial and community buildings. operate from various existing bus stops located on Borough High St. and Southwark Bridge Rd. (35 343 345 C10 344).

Planning Application Design and Access Statement gml architects 9 November 2020 55 Lant Street, London

05.5. CONSERVATION AREA

The Liberty of the Mint Conservation Area is situated, broadly, to the west and south of Borough Tube Station. The conservation area contains much of the site of Brandon House/ Suffolk Place, the former palace of the Dukes of Suffolk.

The Liberty of the Mint Conservation Area contains a varied section of Southwark townscape broadly dating from the later 19th century. This consists of a mix of industrial, residential, educational, transport and historic, mixed-use buildings fronting onto Borough High Street. Much of the Marshalsea Road area has been subject to substantial rebuilding in 1888.

The southern parts of the conservation area retain much of the Victorian character of closely packed former industrial and residential buildings defining a tight, well-defined townscape. The wider area has had significant archaeological investigation, though given the rooftop nature of this application, there would be no impact on any archaeological remains associated with these proposals. 15. MAP OF FEATURES OF SPECIAL INTEREST CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN (ADOPTED NOV 2018) Further details can be found in the accompanying Heritage Statement.

16. LIBERTY OF MINT CONSERVATION AREA BOUNDARY

Planning Application Design and Access Statement gml architects 10 November 2020 55 Lant Street, London

06 EXISTING BUILDING

06.1 BLOCK A ANALYSIS LANT STREET/SANCTUARY STREET

Planning Application Design and Access Statement gml architects 11 November 2020 55 Lant Street, London

06.2 BLOCK B ANALYSIS LANT STREET

Planning Application Design and Access Statement gml architects 12 November 2020 55 Lant Street, London

06.4 EXISTING ELEVATIONS

EAST ELEVATION

SOUTH ELEVATION

WEST ELEVATION

Planning Application Design and Access Statement gml architects 13 November 2020 55 Lant Street, London

07 DESIGN STRATEGY

07.1 PRE APPLICATION

Pre-application advice was initially sought from the local FIRST PROPOSED STRATEGY authority in September 2018 for a scheme including a predominantly two storey roof extension, with a centrally located 3 storey element.

Following officer feedback a revised pre-application submission was made in December for a reduced scheme with the 3rd storey element removed.

Since then the scheme has been reduced further to a single storey extension.

SKETCH PERSPECTIVE VIEW FROM DOUGLAS BUILDINGS COURTYARD

RECONFIGURED PROPOSED STRATEGY

SKETCH PERSPECTIVE VIEW FROM DOUGLAS BUILDINGS COURTYARD

Planning Application Design and Access Statement gml architects 14 November 2020 55 Lant Street, London

07.2 WITHDRAWN APPLICATION

20/AP/1272 - The application was withdrawn on advice from planning officers.

Erection of one additional storey on each of the three existing residential blocks to create 16 no. residential units and the provision of one additional bedroom to an existing residential unit in Block C, including a new roof terrace, and associated waste and cycle storage at basement and ground floor level.

The new application reduces overall massing, height and completely removes proposed extension to Block C.

Planning Application Design and Access Statement gml architects 15 November 2020 55 Lant Street, London

07.3 CONCEPT

The following diagram illustrates how the proposed approach has emerged from a clear set of principles and responses to the context, including:

• Height responding to old and new context; maximising site potential with minimal impact.

• Background to increase density in suitable locations.

• Add accommodation to existing buildings with a one storey roof extension including a strategically positioned taller element as a focal point in the centre of the site

• Use additional roof extension to improve proportions and reduce appearance of depth of existing buildings which are relatively wide and flat with minimal detailing or focus.

07.4 MASSING

The massing has been designed to respond to the individual aspects of the site such as surrounding context, heights of existing buildings to neighbours and views into the site and daylight.

Planning Application Design and Access Statement gml architects 16 November 2020 55 Lant Street, London

07.5 PROPOSED ELEVATIONS

The façade strategy aims to further enhance the streamlined proportion of the building and reflect its residential use.

The building’s expression is conceived to establish contextual relationships that recognize the two different character zones surrounding the building: the metropolitan scale of Borough High Street and the finer-grain urban texture of the Liberty of Mint Conservation Area.

PROPOSED EAST ELEVATION

PROPOSED SOUTH ELEVATION

PROPOSED WEST ELEVATION

Planning Application Design and Access Statement gml architects 17 November 2020 55 Lant Street, London

08 LAYOUT

BLOCK C BLOCK B BLOCK A 08.1 INTERNAL LAYOUT

2 BED The stair, lift and service core are followed up from the existing 3 BED floors below in each block. 4 BED The proposed new accommodation will sit on a transfer structure which will pick up on the structure below, but allow for a slightly altered layout in order to meet current internal space standards.

All new flats have been designed to meet current space standards and are planned to take advantage of dual or corner aspect to maximise natural cross ventilation.

TYPICAL TYPICAL DUAL ASPECT FLAT TRIPLE ASPECT FLAT

Planning Application Design and Access Statement gml architects 18 November 2020 55 Lant Street, London

08.2 ACCOMMODATION SCHEDULE

LANT STREET EXTENSION The proposal provides 9 new flats across the proposed Fifth 4691 floor level. SOUTHWARK BIN STORAGE CYCLES - DRAFT 18/11/2020 LONDON PLAN The mix of the proposed accommodation is: Total per unit = 30L/unit + 70L/bed 1.5 per 1 bed 44.1% - 2 Bed Recycling = total x 0.5 2 per 2+ bed 44.1% - 3 Bed UNIT AREA (NSA) BEDS AMENITY Refuse = total x 0.75 11.1% - 4Bed Unit Beds Total Recycling Refuse Add 2 Short Stay This provides a wide variety of sizes: no. 4 - 2 Bed A1 87sqm 3 11sqm 30L 210L 240L 120L 180L 2 A2 78sqm 2 11sqm 30L 140L 170L 85L 128L 2 no. 4 - 3 Bed A3 109sqm 4 12sqm 30L 280L 310L 155L 233L 2 no. 1 - 4 Bed A4 89sqm 3 11sqm 30L 210L 240L 120L 180L 2 A5 102sqm 3 13sqm 30L 210L 240L 120L 180L 2 All units exceed London Plan minimum space standard for net 5FL internal area and will benefit from external ventilation through B1 77sqm 2 34sqm 30L 140L 170L 85L 128L 2 openable windows. B2 82sqm 2 10sqm 30L 140L 170L 85L 128L 2 B3 82sqm 2 20sqm 30L 140L 170L 85L 128L 2 B4 89sqm 3 13sqm 30L 210L 240L 120L 180L 2 All units enjoy ceiling heights of 2.5m.

SS: 2 All units have a private external amenity.

New Roof Terrace: 151sqm TOTALS: 975L 1463L 20

TOTAL AREA: 795sqm 285sqm BLOCK A + B: 975L 1463L

MIX: 2B 4 44.4% 3B 4 44.4% 4B 1 11.1%

TOTAL FLATS: 9no.

Planning Application Design and Access Statement gml architects 19 November 2020 55 Lant Street, London

08.3 PROPOSED PLANS

PROPOSED FIFTH FLOOR PLAN

Planning Application Design and Access Statement gml architects 20 November 2020 55 Lant Street, London

08.4 PROPOSED SECTION

PROPOSED EXTRACT SECTION AA

PROPOSED SECTION AA

Planning Application Design and Access Statement gml architects 21 November 2020 55 Lant Street, London

09 DETAILED DESIGN & MATERIALS

09.1 QUALITY DESIGN

The development would comprise high quality detailing and materials that strongly enhance the existing building and surrounding context. The contemporary design would contribute to the future character of the area without clashing with the historical character of the area.

09.2 MATERIALS

Proposed facing materials have been carefully chosen to provide a lightweight and contemporary addition that would complement & improve the appearance of the existing building.

The simple material palette will not detract from the strong character of the host building, and will help create a subservient character to the proposed extension.

The materials are all of high quality and are robust enough to provide a long lifespan with minimal maintenance requirements.

Planning Application Design and Access Statement gml architects 22 November 2020 55 Lant Street, London

PROPOSED CHANGES: - BIKE STORE RE-CONFIGURED AND ENLARGED - 12NO. 2-TIER RACKS - 8NO. SHEFFIELD STANDS (40 CYCLE SPACES TOTAL INCREASED FROM 20 IN ORIGINAL STORE) 10. - 1 MOBILITY SCOOTER SPACE WITH CHARGE POINT REFUSE AND CYCLE STRATEGY

10.1 REFUSE STRATEGY

This strategy has been developed with reference to the relevant sections of the Planning and Design Guide SPD.

Block A and B 975L Recycling and 1463L Refuse.

10.2 CYCLE STRATEGY

All residents of the flats will be provided with access to the secure cycle storage.

Block A and B will have space in the Basement where the existing cycle store has been modified to create additional capacity of 20 number of spaces. It will also retain the charging provision for a mobility scooter. PROPOSED BASEMENT PROPOSED BASEMENT EXTRACT

EXTRA BINS SPACE BLOCK A AND BLOCK B LANDSCAPE AMENDED

PROPOSED GROUND FLOOR

Planning Application Design and Access Statement gml architects 23 November 2020 55 Lant Street, London

11 ACCESS

11.1 ACCESS

The existing lift core will be extended to provide level access from the street and basement level to the new flats at 5th floor level.

The new flats are designed to meet the requirements of Part M4(2).

To comply with accessible design principles, dwellings will meet the following criteria;

Communal lifts and stairs

All communal lifts will have a clear landing of 1.5m square in front, with fully accessible controls, and a lift car size a minimum of 1.1m x 1.4m.

All communal stairs will meet the provisions set out in Part K. Private entrances and spaces within the dwelling - Entrance doors on all wheelchair accessible flats will be 850mm clear opening width, with an accessible threshold.

There will be a 1.5m turning circle behind the door.

Circulation areas and internal doorways

All passageways will have a minimum width of 1050mm, with 1200mm wide hallways when approaches to doorways are not head on.

All doorways will have a minimum clear width of 750mm, with TYPICAL FLAT LAYOUT - BLOCK A TYPICAL FLAT LAYOUT - BLOCK B 300mm nib on the leading edge.

Flooring will be of a material with low friction and low glare, and suitable storage will be provided.

Planning Application Design and Access Statement gml architects 24 November 2020 55 Lant Street, London

12 ENERGY STRATEGY

12.1 SUSTAINABILITY

The scheme encompasses an integrated view of sustainability, Environmental which is based on balancing environmental, social and economic aspects to minimize impact of this development on - High efficiency thermal envelope design the resources available to future generations. - PV panels In order to create a sustainable scheme, the design team has followed the principles of the energy hierarchy as outlined under the London Plan Policy 5.2 :

Social 1. Reduce energy demand (be lean);

Flexible accommodation designed for all ages ▪ Energy-efficient building fabric and insulation to all heat of residents allowing them to stay in the same loss floors, walls and roofs. community for longer ▪ High-efficiency double-glazed windows throughout. ▪ Quality of build will be confirmed by achieving good airtightness results throughout. Economic ▪ Efficient-building services including high-efficiency heating systems. New homes provide boost to local ▪ Low-energy lighting throughout the building. shops and services 2. Communal heating/cooling (be clean);

▪ No reductions will be achieved through Be Clean methods, due to site restraints.

3. Renewable technologies (be green).

▪ PV panels will be present across the Development a minimum of 14.0 kWp of PV will be installed on South East or South West orientation, with little or no overshading. This is approximately 98m² – 112m² of panels.

The proposals will demonstrate that good levels of sustainability are possible within the context of a tight urban site such as this in accordance with policies:

- adopted London Plan Policy 5.2, - Draft London Plan SI 2, - Local Plan Policy 3.4 - Strategic Policy 13, - Draft Local Plan Policy P69

Planning Application Design and Access Statement gml architects 25 November 2020 55 Lant Street, London

13 CGI’S

13.1 BLOCK A

PROPOSED CGI OF BLOCK A FROM LANT STREET EXISTING PHOTO

Planning Application Design and Access Statement gml architects 26 November 2020 55 Lant Street, London

13.2 BLOCK A

PROPOSED CGI OF BLOCK A FROM SANCTUARY STREET EXISTING PHOTO

Planning Application Design and Access Statement gml architects 27 November 2020 55 Lant Street, London

13.3 BLOCK B

PROPOSED CGI OF BLOCK B FROM LANT STREET EXISTING PHOTO

Planning Application Design and Access Statement gml architects 28 November 2020 55 Lant Street, London

13.4 BLOCK B

PROPOSED CGIS OF BLOCK B FROM ISAAC WAY EXISTING PHOTOS

Planning Application Design and Access Statement gml architects 29