Proposed Extension of 135 – 136 Upper Street
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Proposed Extension of 135 – 136 Upper Street 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 01 CONTENTS Contents 01 Contents 02 Introduction - The Existing Site -Use - Trees 03 Site Analysis - - Upper Street North Conservation Area - Transportation and Local Amenities 04 Design - Accommodation Schedule - Refuse and Bicycle Storage -Amenity Space - Materials -- Parking - Accessibility 05 Drawings - Existing Drawings - Proposed Drawings 06 Tasou Associates - Practice Profile - Residential Portfolio 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 02 INTRODUCTION Introduction This statement has been prepared to accompany a full planning application. The proposals seek to add a half width extension to the rear and also a two storey roof extension. The CA18 and CA19, ‘Angel and Upper Street North’ guidelines identify 135 – 136 Upper Street as a property which could benefit from a roof extension. The document also identifies half width extensions as permissible. The Existing Site Located on Upper Street, the existing building is a three story terrace building. The ground floor extends to the west boundary of the site. A small first floor extension is located on the roof to the rear of the building. 1 N The terraced property is bounded to the north and south by 137 and 134 Upper Street (respectively). These neighbouring properties are very similar in appearance to each other, with identical heights and decorative window surrounds. There is a clear hierarchy between the three buildings with 135-136, the more dominant building of the three. These three buildings are significantly smaller than the rest of the buildings in the terrace. The rear of the building is bounded by two properties in a mixture of uses. The site is 10 minutes walk from both Angel and Highbury and Islington underground stations, so has excellent transport links. Use: The site is used as commercial / retail space on the ground floor and also in the small first floor / roof extension to the rear. The upper floors of the main terrace building are residential flats. Trees: There are no trees on the site. 2 1 . 1. Site Location 2. Existing Site 2 . 2 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 03 SITE ANALYSIS Site Location Context and the Surrounding Area The site is located in the Upper Street North Conservation Area. “The Upper Street North Conservation Area was first designated in 1985 and extended in 2001 to include the Almeida Post Office site. Together with the Angel Conservation Area it covers the entire length of Upper Street, Islington’s historic main thoroughfare. The slightly winding street, wealth of old buildings and stepped pavements create a unique and special 1 environment for residents, businesses and visitors. The general grain of the area comprises individual shops and buildings with narrow plot widths, mainly three or four storeys, punctuated by several local landmarks including the Town Hall, Union Chapel and spire of St. Mary’s Church.” - Upper Street North Conservation Area Guidelines. The CA18 and CA19, ‘Angel and Upper Street North’ guidelines identify 135 – 136 Upper Street as a property which could benefit from a roof extension. The guidance also identifies that rear extensions are acceptable, and need to be subordinate to the mass and 2 3 height of the main building. Half width 2 story extensions are identified as acceptable in the guidance. 1 & 2 Historical photographs of Upper Street 2. Upper Street North Conservation Area Map. 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 03 SITE ANALYSIS Site Location Transport and Local Amenities The site has a very good PTAL rating (6a). The site is a 10 minute walk from both Highbury & Islington Stations and Angel Station. A bus stop is situated immediately outside 132 Upper Street which is serviced by the following buses: 4, 19, 30, 43, 812, N19 and N41 The site benefits from close proximity to Highbury fields to the Site Location north, which is a 10 minute walk away. Extract from the Transport for London online PTAL map 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 04 DESIGN Design The proposals seek to provide five flats designed to London Plan standards (three additional homes). The flats have the following areas: Accommodation Schedule: Unit 1 – 70m2 – 2 bed, 4 person Unit 2 – 63m2 – 2 bed, 3 person Unit 3 – 80m2 – 2 bed, 4 person Unit 4 - 70m2 – 2 bed, 4 person Unit 5 - 62m2 – 1 bed, 2 person First Floor Plan The proposals involve a two story roof extension and a half width rear extension. The flats are accessed from Upper Street via the existing residential door, no alterations are proposed to the existing shopfront. The roof of the existing building is typical of the conservation area in that the roofline is concealed behind a parapet. The CA18 and CA19 ‘Angel and Upper Street North’ guidelines th 1.5m set identify that mansard extensions are permissible on 18 and th back, slate 19 century buildings such as 135 – 136 Upper Street. clad, mansard The roof extension would bring 135-136 up to be more inline, roof but still subordinate to the surrounding terrace buildings. The new third floor level will be constructed using traditional materials, to match the existing façade. The new fourth floor level will appear as a traditional slate clad mansard extension, which is set back by 1.5m from the newly formed parapet roof. Second Floor Plan Third Floor Plan Fourth Floor Plan The rear, half width extension will also be constructed in traditional materials to match the existing masonry building. The rooms have been designed to allow maximum light into the building whilst maintaining privacy. The windows on the rear extension have been arranged to eliminate any risk of overlooking. For the newly formed flat on the first floor, all windows face out onto private terraces. All habitable windows are in excess of 21m away from the habitable windows of existing properties. 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 04 DESIGN Design Refuse Storage: 135 – 135 Upper Street benefits from a daily bin collection service. It is proposed that the existing bin collection arrangements will be unchanged. Bicycle Storage: The footprint of the existing building does not allow for the creation of ground floor cycle storage. Amenity Space: Each apartment benefits from its own private outdoor amenity space in the form of a terrace. The terraces will provide 10 – 21sqm of amenity space to each apartment which exceeds the required area standards as set out in the London Plan. Materials The proposed traditional extensions have been designed in keeping with the conservation area. The extensions at first, second and third floor level will be constructed from brick to match existing. The fourth floor mansard extension will be clad in slate, and will be similar in appearance to the mansard extensions of the opposite side of the road (above ‘Neil’s Yard’). Traditional sash windows are proposed on all the new additions. Parking: Offsite parking is not suitable for dwellings with a PTAL rating of 6a. Access: The properties have been designed to maximise accessibility within the restraints of the existing historic building. 2 2 . 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 05 DRAWINGS Existing Drawings 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 05 DRAWINGS Proposed Drawings 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 06 TASOU ASSOCIATES Practice Profile Architects and Structural Engineers, Est. 1988 Tasou Associates is an RIBA chartered practice, committed to delivering projects with an emphasis on detail, space and quality of light. Our Islington office has been designing in London for over 25 years. We ensure that every project we undertake is treated with the same design consideration, whether for a private client, property developer or housing association. We have significant experience in Listed Building and Conservation Area projects and take great pride in designing within these parameters to achieve outstanding results. Our extensive portfolio of unique homes exhibits our understanding of the delicate balance between historical restoration and contemporary intervention. Tasou Associates have a commendable history of creating beautiful yet functional designs within difficult urban sites. We work closely with individuals, planners and developers alike to create outstanding buildings that are tailored to both the client’s brief and the inherent context. Our portfolio spans from bespoke houses to one-off developments, all of which are tackled with an emphasis on design and attention to detail. 1 2 1. River Street Mews, Islington, 2015 2. Park Place, Islington, 2006 1664 l 135 – 136 Upper Street, London, N11QP I Design and Access Statement I Tasou Associates 06 TASOU ASSOCIATES River Street Mews, N1 6 New-Build Mews Houses This gated mews development was completed in 2015 and comprises of 6 cotemporary townhouses in the New River Conservation Area. Internally each house has been individually designed with close attention paid to layout and quality of materials. Orientation and external spaces are carefully considered to avoid any potential overlooking issues. The houses offer a unified streetscape within a tight urban site, whilst complimenting the grade II listed Georgian surroundings. The site is approached via an underpass beneath one of the existing properties on River Street, which leads through to the terraced development arranged along the side of the cobbled mews. The brick was selected to tie in with the dark brickwork of the Grade II listed pump house located behind.