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Vivendiarchitects.Com Registered in England & Wales No 89 CROUCH HILL 'THE ABER HOTEL', LONDON N8 9EG. NOVEMBER 2018 DESIGN & ACCESS STATEMENT V I V E N D I A R C H I T E C T S LTD UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40 DOCUMENT CONTROL CONTENTS Job Title: 'The Aber Hotel' 1. INTRODUCTION Job Number: 1642 Report Title: Design & Access Statement 2. LOCATION Revision: 01 3. THE DEVELOPMENT SITE – THE ABER HOTEL Date of issue: November 2018 Purpose of issue: Planning application 4. AERIAL PERSPECTIVES Compiled by: Ana Climent – Vivendi Architects Reviewed by: Peter Koumis – Vivendi Architects 5. PLANNING CONSIDERATIONS Date reviewed: November 2018 5.1 KEY POINTS OF CONSIDERATION 5.2 RELEVANT PLANNING HISTORY – THE ABER HOTEL 5.3 RELEVANT PLANNING APPLICATIONS 5.4 RELEVANT PLANNING POLICIES SUMMARY This Design & Access Statement is to support the proposed application for the change of use of a hotel 6. THE PROPOSAL accommodation into self contained residential units with associated extension works and internal reconfiguration at 6.1 KEY DESIGN PRINCIPLES 'The Aber Hotel' (89 Crouch Hill, London N8 9EG). 6.2 AMOUNT 6.3 LAYOUT Following an initial review of the development site, immediate areas and in depth pre-planning application and 6.4 SCALE feedback from Islington planning team, this report proposes up to 5 new self contained flats and the schedule of 6.5 APPEARANCE / MATERIALS accommodation is as follows: 6.6 ACCESS Flat 01 3 bed, 6 person 117 sqm Ground + Basement floor & Private garden 6.7 PARKING / REFUSE Amenity Area: 59 sqm 6.8 LANDSCAPING Flat 02 3 bed, 6 person 104 sqm Ground + Basement floor & Private garden Amenity Area: 121 sqm 7. CONCLUSION Flat 03 2 bed, 4 person 71 sqm First floor & Two private terraces Amenity Area: 8 sqm APPENDIX 1 Flat 04 1 bed, 2 person 51 sqm First floor & Private terrace PRE-PLANNING APPLICATION SUBMISSION Amenity Area: 10 sqm RESPONSE LETTER Flat 05 2 bed, 4 person 72 sqm Second floor & Private terrace REFUSE AND RECYCLING STORAGE & GUIDANCE Amenity Area: 9 sqm (Communal front gardens at Ground Level as approx. 41 sqm) V I V E N D I A R C H I T E C T S LTD 89 CROUCH HILL 'THE ABER HOTEL' DESIGN & ACCESS STATEMENT NOV 2018 1 1. INTRODUCTION The purpose of this planning application is for the creation of residential accommodation at The Aber Hotel, an The proposed application is for of creation of new residential accommodation to the existing structure/building existing three storey building located at 89 Crouch Hill London (N8 9EG). Initial studies and assessments were with associated external and internal alterations. This planning application drawings and supporting design & carried out to determine whether the proposed works were practical, and to assist in identifying a feasible access statement illustrates and addresses the following points: development option in formulating the client’s project/strategic brief. potential planning issues Following an initial review of the development site, immediate areas and in depth pre-planning application and site constraints and opportunities feedback from Islington planning team, this report supports the proposed application for the change of use of a bulk and massing considerations hotel accommodation into 5 x self contained residential units with associated extension works and internal additional methods of enhancing the existing building reconfiguration of works. architectural styles suited to the existing street scene. The Aber Hotel is situated on a site orientated on an east/west axis, with an approximate site area of around It is our intention that the following information will assist to solidify the aims and ambitions of our client in support 485m². It is located in Crouch Hill, a main road in the area, mainly consisting of three storey residential of the planning application submission. It should be noted that each new dwelling is designed to meet (and go buildings with front and rear gardens and constructed of traditional brickwork and render finish. beyond) minimum space standards, be designed to meet both New Part M of the Approved Documents and Secured by Design standards (where possible and applicable to existing site conditions/constraints and works to an The principle elevation faces east onto Crouch Hill, from which guests can access the hotel. The existing building existing building), and would benefit from good fabric insulation and energy efficient measures so as to reduce consists of a three storey building and with a small basement floor level directly below the entrance corridor area energy consumption over and above those required to comply with Building Regulations Part L. which is used for storage. The site also includes a large rear garden and front garden with high level hedging to provide more privacy from the street. 2. LOCATION The Aber Hotel is located in Crouch Hill, in the junction with Parkland walk. This area in the north part of the London Borough of Islington on the border with the London Borough of Haringey. The area is predominantly made up of large semi-detached houses, with some converted into self contained flats, as well as new build self contained block of flats in close proximity. Crouch Hill is a busy road, however as the properties are set back from the streetscene and are occupied with deep front gardens and with protective trees around the boundary demises, it provides sufficient privacy and makes it a relatively quiet area for residents. In addition the entrance ground level of many of the properties including the Aber Hotel are also significantly higher than the street level providing further privacy. The house is in close proximity of two conservation areas: Crouch End conservation Area (Borough of Haringey) and Stroud Green (Borough of Islington). In spite of being in the middle of them both, the site does not fall within any of Islington Borough Council's designated conservation areas. Image 1: Aerial view of Crouch Hill. V I V E N D I A R C H I T E C T S LTD 89 CROUCH HILL 'THE ABER HOTEL' DESIGN & ACCESS STATEMENT NOV 2018 3. THE DEVELOPMENT SITE – THE ABER HOTEL The Aber Hotel is a three storey building consisting of a hotel with 12 bedrooms and all with private en-suite, a reception room, a dining room, a kitchen and storage space at basement floor level. The development site covers an area of approximately 485m² with a generous rear garden and a suitable front garden as the building is set back from the street scene. There is also an existing single storey covered structure which accommodates a single parking space and is directly accessed from the public pavement. The existing ground floor has an internal floor area of 137m². The existing first floor has an internal floor area of 105m². The existing second floor has an internal floor area of 73m². The existing basement has an internal floor area of 15m². The total internal floor area of the existing building is 330m². The site is orientated on an east/west axis. The property is significantly is higher than the public pavement/road as there is large slope from street level to the main entrance level of the property ( approximately 3m difference Image 2: Street view from Crouch Hill in height). This element, with the high level hedges to the front, makes the building more private from a busy main road. The area consists of large semi detached dwellings made in brick and render finish with bay windows and pitched hipped roofs. The building is constructed mainly in red brick, mixed with white render surrounding the traditional style windows and doors. To the front, there is a clear horizontal render liner emphasize which separates the ground and first floor. The roof is made in slate roof tiles with a small dormer to the front and rear elevations. The main entrance to the property is from Crouch Hill and it gives access to all the floors directly from central common corridor and central stair core. The existing refuse area and arrangement with the waste management department/team for daily or weekly collection has been reviewed and provision for the waste/recycling requirements for the proposed conversion into residential units has been addressed. The site has good level of access to public transport, with the Nos. W7, 41, 91, N41 and N91 and it is close to Image 3: Rear elevation Crouch Hill Tube Station. 3 4. AERIAL PERSPECTIVES Image 6: Aerial perspective (Looking West) - Front Elevation (Source - Google Maps). Image 4: Aerial perspective (Looking North) - Side Elevation (Source - Google Maps). Image 7: Aerial perspective (Looking East) - Rear Elevation (Source - Google Maps). Image 5: Aerial perspective (Looking South) - Side Elevation (Source - Google Maps). V I V E N D I A R C H I T E C T S LTD 89 CROUCH HILL 'THE ABER HOTEL' DESIGN & ACCESS STATEMENT NOV 2018 4 5. PLANNING CONSIDERATIONS 5.1 KEY POINTS OF CONSIDERATION Principle of Development No over development of the site, and the proposal not be detrimental on the visual and residential amenity of the streetscene and the conservation area in close proximity. Visual Amenity The proposal will demonstrate that the scale and proposed extension works will not prove to be over dominant and out of character with the area. The proposal will keep the appearance of the street scene and have no impact to the adjoining neighbour. Residential Amenity The proposed development must not adversely impact on neighbouring residential amenity in terms of loss of natural light, outlook or privacy.
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