89 CROUCH HILL 'THE ABER HOTEL', 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 . 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: conservation Area (Borough of Haringey) and (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.

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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. It will be expected that all new flats will provide sufficient amenity space, be it private, communal or a mix of both, and exceeded wherever possible.

 Green area Importance of any trees under a TPO (Tree Preservation Order) on site and over Crouch Hill and Image 8: View from Crouch Hill Parkland Walk. (Images 8 and 9).

 Car Parking The site falls within a PTAL Rating 3 area. However the building is well connected with public transports. Local planning policy guidance suggest that car parking spaces would need to be provided as part of any conversion/change of use application. The existing site cannot accommodate any new car parking spaces which we believe will be between a total of five to seven car parking spaces. It is likely that the proposed works will need to be agreed as a car free scheme. The intention is to accommodate the required 11 x bicycle store within the existing enclosure (single storey garage) and 3 additional cycle parking spaces for visitors with direct access from the public pavement.

 Refuse and Recycling The refuse and recycling storage area will be required for the site. The acceptability of a proposal will be subject to the existing refuse area being able to accommodate the required refuse and recycling storage requirements. The intention is to accommodate the required refuse and recycling bins within the existing enclosure (single storey garage) with direct access from the public pavement. Image 9: View from Parkland Walk.

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5.2 RELEVANT PLANNING HISTORY – THE ABER HOTEL 5.4 RELEVANT PLANNING POLICIES

There are a small number of planning applications directly applicable to the 89 Crouch Hill: The following policy documents need to be given full consideration:

 P2016/1080/AOD - Approval of details pursuant to Condition 4 (Specifications of garage roof) of Full  National Planning Policy Framework Planning application Ref: P2014/3126/FUL dated 07 January 2015. (Approved 2016).  The London Plan 2016 - (Including spatial development strategy for Greater London)  IUDG 2017 Guidance  P2014/3126/FUL - Demolition of existing garage and construction of new garage, metal railing to front  Islington Local Plan policies garden (Approved 2014). - Core Strategy 2011 - CS9 (Protecting and Enhancing Islington's Built and Historic Environment)  P030143 – Retrospective application for the continued display of two internally illuminated box signs, - Development Management Policies one, located above main entrance door (measuring 1980mm x 760mm) and one located adjacent to DM 2.1 Design street (measuring 914mm x 1244mm) and mounted on a post. (Approved 2003). DM 2.3 Heritage DM 3.1 Mix of housing units DM 3.4 Minimum space standards and accommodation types DM 3.5 Outdoor space 5.3 RELEVANT PLANNING APPLICATIONS DM 6.3(E) Adopted basement SPD

DM 6.5 Landscape and biodiversity From a review of the Islington Local Authority planning data base it was found that the following applications have DM 8.4 Highways and transportation been submitted on sites within close proximity of the development site: - Planning & Design Guide

- Supplementary Planning Document - Parking Standards  P2017/0963/FUL - Alterations to the roof to facilitate the addition of a roof terrace at 91 Crouch Hill N8 9EG. (Approved 2017).

 P2016/4158/FUL - Enlargement of existing Rear Roof Terrace at 91 Crouch Hill N8 9EG. (Approved 2017).

 P2016/4506/FUL - Enlargement of existing dormer window and installation of new roof lights, including balcony access roof light and internal alterations at 91 Crouch Hill N8 9EG. (Approved 2016).

 P2014/4407/FUL - Basement extension to existing cellar and erection of a single storey rear ground floor extension including the insertion of an internal light well at 91 Crouch Hill N8 9EG. (Approved 2014).

 P072503 - Erection of a single storey infill rear extension. Extension to be half-width glazed conservatory with glazed pitched roof at 93 Crouch Hill. (Approved 2017).

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6. THE PROPOSAL

The proposal is for a change of use of a hotel with associated extension works and internal reconfiguration into 5 self-contained flats providing a variety of mix sized units over the existing three floors and basement. The proposed plans are adequate for the living conditions and provide a positive contribution to the street scene. The proposed drawings have included side and rear extension to create more desirable living spaces with suitable private and communal amenity area (Please refer to the Summary section on page 2 for overall areas and floor types). In principle all proposed plans have been designed to avoid any detrimental impact to neighbouring properties in terms of scale and proportions.

We have used Six strategic principles to develop a realistic building envelope, and have provided an initial concept for your consideration.

6.1 KEY DESIGN PRINICPLES

A. INTRODUCTION FOR FRONT & REAR LIGHTWELLS The proposed front light wells will be of no detrimental impact to the street scene as the existing building is set back The existing building has a small basement used as storage. The new scheme proposes to excavate the of the front elevation from Crouch Hill public pavements, and in addition the existing raised ground level difference basement area for a complete new basement level, providing a two storey desirable 3 bed duplex units for from the street level. flats 1 and 2 (Ground + Basement floor). In addition all proposed soft landscaping will match the existing high level hedging (Image 12), to ensure there is no To provide sufficient natural light to the proposed bedrooms at basement level, we have introduced a overlooking and privacy is retained as required. number of light wells to the front and rear elevations. (An ADF Assessment has been carried out to the two bedrooms at basement level of flat 2 which confirms the layout configuration is fully compliant and provides sufficient natural daylight to the rooms, please refer to the attached supporting Daylight and Sunlight Assessment carried out.) As part of the application, we have also included three sections through the bedrooms at basement level of flats 1 and 2 as part of the application drawings. Both sections confirm they have adequate areas ensure there is no loss of daylight/sunlight or overlooking issues to these rooms.

We have proposed light wells to the front and rear of the property. Following our initial study it has become evident that there are no proposed front light wells in close proximity of Aber Hotel, with the exception of the following dwellings ( as noted below) along Crouch Hill which follow the same strategy as per our studies: Image 10: 96 Crouch Hill (Side elevation from Tregaron Avenue). Image 11: 88 Crouch Hill (Front elevation).  96 Crouch Hill - Front and side light wells (Image 10)  88 Crouch Hill - Front Light wells (Image 11) (2 x properties above fall within the London Borough of Haringey authority and are within their designated conservation area) The front light wells have been designed to keep the visual continuity of the existing neighbouring properties while being mindful to the streetscene whilst providing desirable self contained flats. The materials used for their design have been selected to match existing materials: which include a low level high render wall and metal railings up to 1100mm from the external ground floor level . In addition, the proposal will introduce soft landscaping to ensure privacy and no overlooking to the basement bedrooms.

Sufficient screening and soft landscaping will be provided to both sides of the front light wells adjacent to the existing door entry. Image 12: The Aber Hotel - View from 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 7

B. PRIVATE AND COMMUNAL TERRACES TO FLATS All proposed flat layout options will benefit with access to a private terrace to the rear garden, with an additional communal garden amenity area at ground floor level to the front of the property.

C. PRIVATE AND COMMUNAL GARDENS To compliment the new flats, we have suggested to divide the existing rear garden into two gardens for the desirable 3 bed duplex units, flats 1 and 2 (ground and basement floors), improving the amenities of the largest flats (Image 13). We have also proposed a communal amenity area to the front garden as similar to the existing condition (for hotel use), and it will also encourage residents to interact when moving through the building (Image 14).

D. USE OF COMMON MATERIALS IN THE AREA Our proposal ensures there is no impact to the neighbouring properties and compliments the area, using brick finish, white render and slate roof tiles to match existing materials, further materials have also been introduced with the use of natural stone copings and further soft planting and screening to enhance further privacy throughout. We have used the surrounding/existing context as our guide/starting point for further Image 13: Private rear garden assessment and development.

E. DWELLING SPACE STANDARDS THAT GO ABOVE AND BEYOND THE MINIMUM We have developed schematic dwelling layouts that provide a varied mixed of unit sizes. Each dwelling will provide desirable and spacious accommodation that goes above and beyond the nationally described space standards where possible to works carried out to an existing building. In accordance with Development Plan policies, the scheme includes an adaptable unit.

F. SUSTAINABLE DESIGN The proposed scheme aims to protect, restore and enhance the development site by using sustainable methods of construction and environmentally friendly design features (including an extensive green roof) where applicable to works to an existing property . It will employ an energy strategy that considers the following:  incorporates passive features (Be Lean)  installs energy efficient building services (Be Clean)

 incorporates renewable technology (Be Green). Image 14: Communal front garden

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6.2 AMOUNT

The site is surrounded by various residential buildings of different bulk and sizes. It is proposed to create residential accommodation at The Aber Hotel, an existing three storey building hotel located at 89 Crouch Hill. All will incorporate generous external amenity/garden space (including communal front garden of 41 sq.m).

 FLAT 1: 3 bedrooms / 6 person Floor Area: 117 sq.m 2 x Storey (Ground floor & Basement floor level) External Amenity space: 59sq.m. (Private garden)  FLAT 2: 3 bedrooms / 6 person Floor Area: 104 sq.m 2 x Storey (Ground floor & Basement floor level) External Amenity space: 121 sq.m. (Private garden)  FLAT 3: 2 bedrooms / 4 person Floor Area: 71 sq.m 1 x Storey (First floor level) External Amenity space: 8 sq.m. (Two private terraces)  FLAT 4: 1 bedrooms / 2 person Floor Area: 51 sq.m 1 x Storey (First floor level) External Amenity space: 10 sq.m. (One private terrace)  FLAT 5: 2 bedrooms / 4 person Floor Area: 72 sq.m 1 x Storey (Second floor level) External Amenity space: 9 sq.m. (One private terrace)

The proposal of 5 new flats is of high architectural quality and provides new desirable family units. The amount of accommodation proposed is in keeping with the size of the site and the density of housing within the area. The proposed flats provides functional and desirable spaces to optimise space, use and orientation:

 FLAT 1  FLAT 3 (Ground Floor + Basement Floor Level) 117 sq.m: (First Floor Level) 71 sq.m:

-Kitchen/ Dining/ Living room 31 sq.m. -Kitchen/ Dining/ Living room 31 sq.m. -Bathroom 4 sq.m. -Bathroom 4 sq.m. -Bedroom 3 12 sq.m. -Bedroom 1 12 sq.m. -Bedroom 1 18 sq.m. -En-suite 1 3 sq.m. -En-suite 1 4 sq.m. -Bedroom 2 14 sq.m. -Bedroom 2 20 sq.m. -Storage Space 2 sq.m. -En-Suite 2 4 sq.m. -Private terraces 8 sq.m. -Bedroom 3 12 sq.m. -Utility/Storage Space 4.8 sq.m. -Private Garden 59 sq.m.  FLAT 4 (First Floor Level) 51 sq.m:

 FLAT 2 -Kitchen/ Dining/ Living room 24 sq.m. (Ground Floor + Basement Floor Level) 104 sq.m: -Bathroom 4 sq.m. -Bedroom 1 14 sq.m. -Kitchen/ Dining/ Living room 31 sq.m. -Storage Space 1.5 sq.m. -Bathroom 4 sq.m. -Private terrace 10 sq.m. -Bedroom 3 12 sq.m. -Bedroom 1 18 sq.m. -En-suite 1 3 sq.m. -Bedroom 2 15 sq.m.  FLAT 5 -En-Suite 2 3 sq.m. (Second Floor Level) 72 sq.m: -Bedroom 3 15 sq.m. -Utility/Storage Space 4.3 sq.m. -Kitchen/ Dining/ Living room 29 sq.m. -Private Garden 121sq.m. -Bathroom 4 sq.m. -Bedroom 1 15 sq.m. -En-suite 1 3 sq.m. -Bedroom 2 14 sq.m. -Storage Space 2.1 sq.m. -Private terrace 9 sq.m.

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6.3 LAYOUT 6.4 SCALE

The proposed layouts to the new flats are designed with consideration to utilize space and to make good use of The proposed works have been designed to match in size, bulk and scale the existing neighbouring properties in the natural day-light without having any impact on the neighbouring properties or any overlooking issues. area.

Following the pre planning application and meeting at the planning councils offices, the proposed layouts have The side extension has been carefully designed and set away from the side boundary and considerably set back from been amended to address all the points highlighted as agreed (Please see attached Appendix 1 Pre-Planning the front elevation line. Therefore, it does not have any detrimental impact, overlooking or daylight concerns to the Application submission and response letter). neighbouring properties.

The proposed front, rear and side extension works have been designed in line as per existing neighbouring The two storey rear extension has been designed to avoid any detrimental impact to the neighbouring properties. properties and maintain the existing distances to ensure there is no overlooking issues to the adjoining properties. The inclusion of privacy screens to both sides of the rear terraces is provided to ensure there is no overlooking issues or any detrimental impact to both neighbouring properties. For the proposed second floor side terrace, the metal The proposed fenestration/facade has been designed to match the existing properties. The proposal includes new railing balustrade has been set back by 1500mm from the front elevation facade to avoid any detrimental impact or windows/doors to the rear, side and front elevations, two re-built dormers (to comply with building regulations), one overlooking from the Crouch Hill as requested and agreed at the pre-planning meeting (Please refer to Planning new dormer to match the existing, and three new skylights at second floor level. The overall proposal has been Drawing 1642-P04-04). designed to ensure there is no overlooking issues to the adjoining properties and sufficient natural daylight to each room as required. There are a number of precedent approved planning applications in close proximity of the area in reference to privates terraces to neighbouring properties. In reference to the proposed first and second floor terraces, our The new scheme also proposes to excavate the basement area to create a new basement level, providing 2 x two proposal is not dissimilar to the neighbouring properties, including the two applications at No 91Crouch Hill: Ref storey 3 bed duplex units for flats 1 and 2 (Ground + Basement floor). To ensure sufficient natural light to the P2017/0963/FUL which includes the addition of a roof terrace above the second floor, and P2016/4158/FUL for proposed bedrooms at basement level, we have introduced two light wells to the front garden, one to the side and the enlargement of the existing rear roof terrace at first floor. two light wells to the rear garden. They have been designed being mindful to the streetscene whilst providing desirable self contained flats. The proposal also incorporates soft landscaping to ensure privacy and no overlooking The proposed roof design/strategy has been amended and reduced in size and volume as requested and agreed at to the basement bedrooms. the pre-planning meeting. The overall design is now to be in line as the existing roof and to match the surrounding properties. The existing rear dormer is to be re-built (as per the existing size) to comply with current building All the units have been designed according to the requirements of the London Housing Design Guide standards regulations, and the new rear dormer has been designed to match existing in both height and size. The proposed and to comply with the Islington's flexible home standards. All bathrooms and fully accessible toilets provide floor fenestration have been designed of an appropriate scale to be in keeping with the style, proportion and character of drainage and are suitable for future level-access shower installation. the street scene.

Flat 1 has been designed to be a disabled unit to satisfy the Lifetime Homes' and flexible homes' criteria. The proposed unit also provides additional space required to facilitate permanent occupation by a wheelchair user. 6.5 APPEARANCE / MATERIALS

In summary the proposed layouts have been designed to provide desirable residential units with suitable natural light The proposed works provides a design in keeping with the original design of the existing hotel building and the to each habitable room as required. surrounding properties.

All materials for the proposed extension works include brown/red brickwork, slate tiled roof, stone windows cill and double glazed casement and sash windows, doors to match the existing building and surrounding neighbouring properties (Image 15, 16 & 17). 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 10

6.6 ACCESS The appearance has been designed to increase the visual continuity of the existing property and with the neighbouring properties while provide suitable family units. The set back of the side extension from the front The access to the property will be as existing and remain in the same location from 89 Crouch Hill. The main elevation ensures no impact to the area and ensure the continuity on the street scene style and sizes. entrance to the building will be maintained as existing at the floor elevation. The internal entrances to the private flats will be at ground floor (Flats 1 & 2), first floor (Flat 3 & 4) and second floor (flat 5). In addition the proposal introduces further soft planting along the front rear and side light wells to ensure there is no overlooking issues. Besides, the second floor terrace also includes soft planting to not have any detrimental impact Access to the property is via the existing steps from the street level to the main front entrance door. As agreed during to the neighbouring properties. the pre-planning consultation, it is not possible to replace the existing steps with a new proposed ramp to provide wheelchair access because of the steepness of the ramp incline and the restrictive existing depth of the front garden The proposal is sympathetic to the character and appearance of the existing and surrounding buildings and will access to the main entrance door. contribute positively on the street scene. As agreed during the pre-planning consultation, the existing steps and entrance to the main front door can be adapted to meet ambulant disabled requirements without the introduction of a ramp.

Flats 1 and 2 have private rear gardens and so they also provide direct access from either the side or rear elevation.

6.7 PARKING / REFUSE

The site falls within a PTAL Rating 3 area. However the building is well connected with public transports. Local planning policy guidance suggest that car parking spaces would need to be provided as part of any conversion/ change of use application but as agreed at the pre planning meeting the existing site cannot accommodate any

new car parking spaces and this application is for a car fee scheme. Image 15: Existing rear elevation. Image 16: Existing rear elevation-Surrounding properties.

Image 17: Existing front and side elevation. Image 18: Existing single storey garage. 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 11

6.8 LANDSCAPING In addition as required the provision of a secure and sheltered cycle parking facilities is provided in accordance with 'Transport for London guidance: Cycle Parking Standards', and requires the provision of one cycle space per As part of the proposed application the introduction of a soft landscaping and planting landscape strategy has been bedroom. Therefore, the existing single storey front garage accommodates the required 11 x bicycle store with direct provided as required to provide further screening and privacy to ensure there is no detrimental impact to the access from the Crouch Hill (Image 18). The scheme also includes 3 additional cycle parking spaces for visitors at neighbouring properties and surrounding area. Please refer to the landscaping plan and strategy by Tim Moya the communal area at the front of the building. These additional cycle spaces are not visible from the street as they Associates for your reference. are behind of the existing single storey garage. The proposed application ensures there is no detrimental impact to The three existing trees under a TPO (Tree The refuse and recycling storage area is also required for the site. We propose to accommodate the required refuse Preservation Order) over Crouch Hill and Parkland Walk to the side of the property (Please refer to Arboricultural and recycling bins within the existing garage with direct access from the public pavement. Report submitted as part of this application by Tim Moya Associates for your reference.).

The provision of refuse and recycling storage space have been calculated to comply the 'Recycling and Refuse The proposed light wells for the basement bedrooms to for flats 1 & 2 proposal introduce soft landscaping to ensure Storage Requirements' for residential developments (One bedroom-200litres/ Two bedrooms or more-140litres for privacy and no overlooking to the basement bedrooms. The inclusion of privacy screens to both sides of each each additional bedroom). The total storage capacity required for the 5 new flats equates to 1800litres. Whilst 2 x external terraces for flats 3 & 4 also ensure there is no overlooking issues or any detrimental impact to both 1100 litres bins would be just over the minimum requirements, due to the size of the existing enclosure , we have neighbouring properties. provided 3 x 1100 litres bins (for additional capacity if required). The proposal does not have any detrimental impact or effect on the neighbouring properties trees. The proposed new secure timber louvered doors to the existing front garage provides private access from the public street for the secured cycle storage, whilst it also allows easy and direct access for the refuse arrangement team on the collection days for refuse.

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7. CONCLUSION

The design & access statement in support of this planning application demonstrates the suitability of creating new residential accommodation units at The Aber Hotel, a three storey hotel building situated at 89 Crouch Hill, London N8 9EG.

Following our studies and in depth pre planning consultation with Islington planning team the conversion of the hotel into self contained flats is considered acceptable, including a side and rear extension for the creation of 5 x suitable sized residential units. The proposed application includes a mixture of 3 x beds, 2 x beds and 1 x bed flats (please refer to the summary for areas and floors) designed according to the minimum London Plan national standards, provides more desirable internal spaces, and keeping the visual continuity of the existing properties and the street scene.

As part of the planning application we attached the following consultants reports as required:

 Planning Consultant report  Energy Consultant report

 Daylight/sunlight report (including the required ADF assessments for the internal basement habitable

rooms)  Arboricultural report  Ecological/Biodiversity report  Landscaping strategy/plan  Cost Consultant (viability assessment)  Basement impact assessment report and construction method statement ( Structural Engineer)

In summary, further to the consultant's supporting reports and documents provided, following a good natured pre planning application and meeting with the local authority, has provided a thoughtful and considered design proposal for the conversion of the property into 5 self contained residential units in the local area without any detrimental impact to the adjoining neighbours and streetscene.

We trust you will support this proposal and support this application for approval.

 APPENDIX 1

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