PLANNING DESIGN AND ACCESS STATEMENT
84 ST. GEORGE’S AVENUE LONDON N7 0AH
Erection of infill side extension and alteration of existing rear garden window into doors.
June 2014 No.86 No.84 No.82
Submitted to
Islington Environment and Planning Islington 222 Upper Street London N1 1YA by
Charles Tashima Architecture LLP on behalf of
Damian Lewis and Helen McCrory STREET VIEW OF 84 ST. GEORGE’S AVENUE Planning Design and Access Statement CONTENTS 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
1.0 INTRODUCTION & CONTEXT
2.0 SCHEDULE OF DRAWINGS SUBMITTED
3.0 DESIGN STATEMENT - APPROACH
4.0 DESIGN STATEMENT - PROPOSED EXTENSION
5.0 DESIGN STATEMENT - REPLACEMENT OF EXISTING WINDOW WITH DOORS
6.0 PRECEDENTS ON ST. GEORGES AVENUE
7.0 ACCESS STATEMENT
8.0 PERSPECTIVE DRAWINGS
9.0 SCALED DRAWINGS (HERE, FOR REF. ONLY)
page 1 Planning Design and Access Statement 1.0 INTRODUCTION & CONTEXT 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
84 St George's Ave, London N7 0AH Explore this area
1.1 property, maintaing as much of the existing On behalf of Damian Lewis and Helen character as possible. We have taken into McCrory, sole owners of the Freehold careful consideration the house’s immediate at 84 St. George’s Avenue, we hereby context and surrounding area. We are well submit our full planning application for aware of the property being in the Tufnell the refurbishment of an 1880’s Victorian Park Conservation Area and are aware of the terrace house at 84 St. George’s Avenue. relevant planning policies as well as local Part of internal refurbishments and minor guidelines. alterations, the work proposes the erection of infill side extension and alteration of existing 1.5 rear garden window into doors. St Georges Avenue - a part of the Tufnell Park Conservation Area, designated in June 1.2 1970 and later extended in May 1993, was Perhaps the most essential ambition of largely laid out by Lord Tufnell during the our design and the extension is to improve 1860’s-70’s. The majority of the houses AERIAL VIEW OF 46 ANSON ROAD (GOOGLE EARTH) the amount of light and connection to the comprise typical, three to four storey terrace outside and rear garden. At present these houses of yellow London stock brick. The are both lacking to the extreme. This is houses have two storey bay projections and due in large part to the relatively small pitched roofs. Many of these houses have windows and doors that currently form the been modified over the years, in particular, Imagery ©2014 The GeoInformation Group, Map data ©2014 Google 20 m connections to the outside of these North with similar side-returns and back- facing living, dining and kitchen areas. extensions as proposed here.
1.3 1.6 Of equal importance of this proposal - Tufnell Park has the positive quality of particularly for a sociable family - is the an enclave and therefore is an excellent improvement and updating of the ground residential area for families. Once a rich floor kitchen, dining and entertaining spaces land for dairy farming, Tufnell Park had the to meet contemporary needs. While 84 St. fortune of avoiding the roads and railway George’s Avenue is largely in good condition, lines that cut through Kentish Town and the kitchen and dining area remains still very Camden in the 19th-Century. much as last renovated in the 1980’s. 1.7 1.4 It should be noted that the neighbours at no. In preparing the design of their home, we 82 have expressed interest to the freeholders have taken on-board not only our client’s at no. 84, their interest in doing a similar interests in approaching the house with side return, thereby sharing the proposed an eclectic and sensitive design approach new wall. to both the interior and exterior of the TUFNELL PARK CONSERVATION AREA (NOT TO SCALE)
page 2 Planning Design and Access Statement 2.0 SCHEDULE OF INFORMATION SUBMITTED 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP DRAWINGS AND PHOTOGRAPHS June 2014
2.1 DRAWINGS
1045_001 OS - Site location plan scale 1:1250
1045_000 Site plan (as existing) scale 1:100
1045_010 Site plan (as proposed) scale 1:100
1045_100 Ground Floor (as existing) scale 1:50
1045_110 Ground Floor (as proposed) scale 1:50
1045_101 First Floor (as existing) scale 1:50
1045_111 First Floor (as proposed) scale 1:50
1045_102 Roof Plan (as existing) scale 1:50
1045_112 Roof Plan (as proposed) scale 1:50
1045_200 Front Elevation (as existing) scale 1:50
1045_201 Front Elevation (as proposed) scale 1:50
1045_210 Garden Elevation (as existing) scale 1:50
1045_211 Garden Elevation (as proposed) scale 1:50
1045_202 Longitudinal Section (as existing) scale 1:50
1045_212 Longitudinal Section (as proposed) scale 1:50
1045_213 Side Elevation (as proposed) scale 1:50
page 3 Planning Design and Access Statement 3.0 DESIGN STATEMENT 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
General Approach
3.1 3.5 With a full understanding of the The proposed works will be completed architectural value and fabric of architecture to the highest standards and in keeping on St. George’s Avenue, it is our belief that with original building methods where the proposed alterations are in line with the appropriate. character and quality of the neighbourhood as well as planning and Conservation policy 3.6 generally. It is important to note that the approach and ethos of our office is to avoid making 3.2 “architectural statements” but, rather, to It is our belief that the proposed work - both blend in with the existing, enhancing the FRONT BAY WINDOW ARCH AND KEYSTONE OVER FRONT inside and out - conforms to the height, house into an organic whole. In many ways DOOR scale and proportions of the area, using our ambition is to achieve a characteristic materials, forms, textures and colours that that effaces the explicit presence of the are sympathetic and sensitive to the existing architect. For reference, please feel free in every way. to refer to our website for this form of approach: www.ct-arch.co.uk 3.3 Although not a Listed property, the approach of our design is to maintain as much of the original character as possible, both internally and externally. It is our ambition to create a warm home with an eclectic and rich use of materials and spaces, celebrating original features through the careful restoration and FIRST FLOOR MASTER BEDROOM INTERNAL STAIR REAR RECEPTION ROOM balance of new and reclaimed materials.
3.4 We feel strongly that our proposed alterations and refurbishments will positively affect both the character of the house and Tufnell Park Conservation Area, assuring that the house maintains its value for the area, contributing to the historic fabric of London. The proposed alterations and additions have been designed to be sympathetic to the building in terms of its space, materials and character. ORIGINAL COAL HOLE FIRST FLOOR OFFICE GROUND FLOOR FRONT RECEPTION
page 4 Planning Design and Access Statement 4.0 DESIGN STATEMENT - PROPOSED SIDE EXTENSION 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
Urgent need for space and light
4.1 a good volume of light -- albeit largely This application seeks consent to construct Northern and diffused in character and a single storey side extension in the rear intensity. Please note, in the photos to garden. the right, the current low light level of the current dining/ kitchen area. To understand 4.2 the extent of the problem of light here, these As planning history will show, a large images were taken late morning in May. number of properties on St. Georges Avenue have had alterations over the years -- in 4.5 particular an increased size of the ground A small, light-weight glass volume is floor back through extensions. In large part, proposed at the transition between the main these extensions are responses to changes in body of the property and extension. This is contemporary lifestyle, whereby the kitchen/ in order to achieve a head clearance stepping dining rooms have become the primary down from the rear reception room into the CURRENTLY DARK DININGROOM AND KITCHEN - VIEW CURRENTLY DARK DININGROOM AND KITCHEN - VIEW TOWARD FRONT OF HOUSE spaces for family life and entertaining. proposed living area. It should be noted that TOWARD GARDEN 84 St. Georges Avenue has a particularly 4.3 significant step down fron the front to back - Please refer to section 6.0 of this document, with a total of 6 steps, where typically there which highlights four salient examples of are 3. See photos to the right. similar extensions to both the back and the sides. The choice of these precedents were 4.6 made based on the fact that they were the The existing window to the rear ground ones most permitted -- as late as March ‘14. floor reception room would be altered to enable access down a small set of steps. We 4.2 anticipate maintaining the architraves of this This side extension has been set back from window and extend them to the floor. THis is the line of the adjoining property in order to to assure the original reading of the space. minimise the impact of the new volume. It is our belief that this set-back will positively 4.7 blend in with the scale and informality of At the end of the proposed extension, a small these rear gardens. “bay window” is proposed as a sitting area to view the garden from. This would be made 4.4 predominantly of glass. It is proposed that the extension have a large double-glazed, patent glazing 4.8 rooflight running along its length. This will The external walls of the extension and significantly increase the size of external side-infill are proposed to be constructed of opening area to the outside, bringing in not fairfaced brick to match existing. only views to the sky but, most importantly, 6 STEPS FROM HALLWAY TO CURRENT KITCHEN/ VIEW FROM REAR RECEPTION TO WINDOW - TO BE DINING AREA CONVERTED INTO ACCESS TO PROPOSED LIVING AREA
page 5 Planning Design and Access Statement 5.0 DESIGN STATEMENT - PROPOSED REPLACEMENT 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP OF EXISTING REAR GARDEN WINDOW WITH DOORS June 2014
Connection to the garden 5.1 We propose to replace the existing circular 5.5 window with a set of doors within an In reference to the material, we note the enlarged opening. following statement from the CA11 Tufnell Park Design Guidelines, that “[m]odern 5.2 materials – glass, steel and concrete may The proposed material of the windows is be acceptable as long as the design of the steel (Crittall). In this instance we have new buildings acknowledges the scale consciously opted against timber, for the and character of the area.” (see: http:// primary reason that timber mullions for www.islington.gov.uk/publicrecords/ double-glazed units (to achieve Building library/Environmental-protection/ Regulations, Part L) would be far too thick Business-planning/Policies/2011-2012/ for their appearance in relation to the (2012-03-03)-CA11-Tufnell-Park-Design- property. The use of steel windows would Guidelines.pdf) It is our belief that we are assure a lightness in profile. It is important doing exactly that. for the design that the windows have mullions, assuring that the texture and scale Reason for the introduction of a new CURRENT VIEW INTO THE GARDEN CURRENT ACCESS TO THE GARDEN of the doors matches the existing fabric. set of doors:
5.3 5.6 While there are products available with We are proposing an increased door size “snap-on” glazing bars to achieve a visually for two reasons. Firstly, to establish a better minimum thickness, we feel that this link of the house into the garden. Secondly, falseness is not in keeping with the integrity to improve the light level into the proposed of our approach or the desire of the area. kitchen area.
5.4 The choice of the specific company, Crittall, for the doors is not an arbitrary one. While it was not until 1884 that the company begain to manufacture metal windows, the origins of Crittall date back to 1849, when Frances Berrington Crittall bought the Bank Street ironmongery in Braintree, Essex. We feel that while the use of metal windows for INTERNAL VIEW THROUGH CRITTALL DOORS CHARACTER OF THE ROOM INDICATIVE OF OUR “VICTORIAN residential properties was not the norm, we TOWARDS GARDEN BOTANIST” MENTIONED IN ACCOMPANYING TEXT do feel that there is value in the history of the type of window as well as the quality of the product used for generations.
page 6 Planning Design and Access Statement 6.0 PRECEDENTS ON ST. GEORGES AVENUE 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
Selection of relevant precedents for side and rear extensions on St. George’s Avenue 6.1 Application No: P2014/0070/FUL Erection of rear and infill extensions at ground floor level
Address: 100 St. George’s Avenue Approval date: 03. March 2014
This proposal is a single L-shaped extension that extends 3 meters beyond the adjoining properties into the garden. The extension fills the full width of the garden.
100 ST. GEORGES AVENUE PROPOSED GROUND AND FIRST FLOOR PLANS (NOT TO SCALE)
6.2 Application No: P2013/4683/FUL Ground floor rear extension, new external rear staircase to upper floor flat and the use of flat roof as balcony
Address: 17 St George’s Avenue Approval date: 20. January 2014
This proposal includes extensions both to the rear of the property as well as a side extension.
17 ST. GEORGES AVENUE PROPOSED GROUND FLOOR PLAN (NOT TO SCALE)
page 7 Planning Design and Access Statement 6.0 PRECEDENTS ON ST. GEORGES AVENUE 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
Selection of relevant precedents for side and rear extensions on St. George’s Avenue 6.3 Application No: P112155 Erection of a ground floor rear and side extension & new glass door at first floor
Address: 23 St. George’s Avenue 1935 Approval date: 09. December 2011
Living Room Living Room This proposal seeks to both extend the Kitchen ground floor to the rear and the to the side in order to gain extra space in the kitchen. The side extension fills the full length from the 3515 face of the main body of the building to the line of the adjoining property. Utility
2475
23 ST. GEORGES AVENUE PROPOSED GROUND FLOOR PLAN (NOT TO SCALE)
6.4 Unit 9, Shoreditch To w n Hall 380 Old Street Application No: P120395 London EC1V 9LT tel: 020 7739 0399 e r [email protected] u t
Erection of single storey rear c e
it 23 St Georges Avenue N7 h extension to existing dwellinghouse c Ground Floor Plan K Ar as proposed AR M
S 1:50@A3 May 2011 D O
Address: 116 St George’s Avenue G 404SG - 10A Approval date: 11. June 2012
116 ST. GEORGES AVENUE PROPOSED GROUND AND FIRST FLOOR PLAN (NOT TO SCALE)
page 8 Planning Design and Access Statement 7.0 ACCESS STATEMENT 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
7.1 84 St. Georges Avenue is located in Tufnell Park, in North London not far from the border of London Borough of Camden.
7.2 No. 84 is located mid-way of St. Georges Avenue on the North side, between Huddleston and Dalmeny Roads.
7.3 St. Georges Avenue is well positioned in relation to good vehicular and transportation links. It is within walking distance (under 10 minutes) of Kentish Town and Tufnell Park Tube stations as well as Holloway Road.
7.4 The house is currently accessible via the front entrance porch reached by 3 steps up from the public footpath and this is the primary access to the house. ENTRANCE DOOR FRONT GARDEN WITH LOW WALL ENCLOSURE AND TIMBER GATE 7.5 Access to the property from the street at 84 St. Georges will not be altered in any way. There are no public throughways across the property.
ACCESS FROM PUBLIC FOOTPATH THREE STEPS UP
page 9 Planning Design and Access Statement 8.0 PERSPECTIVE DRAWINGS 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
Selection of perspective views illustrating the character of the proposed extension and window replacement
VIEW OF PROPOSED NEW LIVING AREA WITH RECLAIMED TIMBER PANELLING AND FLOORING AS WELL AS VIEW OUT INTO THE GARDEN THROUGH LIGHT-WEIGHT STEEL WINDOWS. PATENT GLAZING IN THE CEILING OF THE SIDE EXTEN- SION AFFORDS SIGNIFICANTLY MORE LIGHT THAN CURRENTLY.
CURRENTLY DARK DININGROOM AND KITCHEN - VIEW TOWARD GARDEN VIEW OF PROPOSED NEW LIVING AREA WITH RECLAIMED FIRE SURROUND, BOOK SHELVING, WINDOW SEAT AND COZY SOFA AREA TO THE BACK IN THE CURRENT KITCHEN AREA.
page 10 Planning Design and Access Statement 8.0 PERSPECTIVE DRAWINGS 84 St. George’s Avenue, N7 0AH London Charles Tashima Architecture LLP June 2014
Selection of perspective views illustrating the character of the proposed extension and window replacement
VIEW FROM REAR RECEPTION TO WINDOW VIEW OF PROPOSED NEW LIVING AREA WITH RECLAIMED TIMBER PANELLING AND FLOORING AS WELL AS VIEW OUT - TO BE CONVERTED INTO ACCESS TO INTO THE GARDEN THROUGH LIGHT-WEIGHT STEEL WINDOWS. PATENT GLAZING IN THE CEILING OF THE SIDE EXTEN- PROPOSED LIVING AREA SION AFFORDS SIGNIFICANTLY MORE LIGHT THAN CURRENTLY.
CURRENTLY DARK DININGROOM AND KITCHEN - VIEW TOWARD FRONT OF HOUSE VIEW OF PROPOSED NEW LIVING AREA WITH RECLAIMED FIRE SURROUND, BOOK SHELVING, WINDOW SEAT AND COZY SOFA AREA TO THE BACK IN THE CURRENT KITCHEN AREA.
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