Rialto House, Fishergate, York

gwparchitecture

Design and Access statement

Prepared By: Document QA: Prepared for: bracken house Ref: (451)2101-GWP-A-2A-01 1 lidgett lane First Issue:18.06.21 leeds Purpose: Planning ls8 1pq Revision: P03

01132666044 (t)

www.gwp-arch.com [email protected]

......

This drawing is the property of GWP Architecture. Copyright is reserved by them Contractors must verify all dimensions at the job before commencing any work or and the drawing is issued on the condition that it is not copied, reproduced, making shop drawings. Do not scale off drawing. Do not take digital dimensions retained, or disclosed to any unauthorised person, either wholly or in part, from this drawing. Written dimensions should be taken. Any discrepancies to be Mecca Bingo, Fishergate, York without the consent in writing of GWP Architecture. reported to the Architect. The design is subject to the following: 0 10m 20 30 40 50 Name (451)2101 -GWP-01-01-DR-A-(SK)-0001 All drawings and specifications should be read in conjunction with the project - Land Registry Confirmation - Full Structural Review N health and safety plan, any possible conflicts should be presented to the Planning - Planning Approval - Scale 1:XXX@A3 Rev / Status WIP / S Site Plan 1:1250 Figure Ground Coordinator. Topographical Information - Review of Easements and Covenants - Rights of lights Issues Scale - 1:1250 @A3 All work to be carried out in accordance with current Building Regulations. - Building Regulations Approval / Fire Engineering Dr/Checked TBA / TBA Date of Issue TBA Existing BIMcloud: DESKTOP-H2CIOHA - BIMcloud Basic for ARCHICAD 24/York, Mecca Bingo - (451)2101- GWP-01-DR-A-Manchester-One-P07 RIALTO HOUSE - YORK | DESIGN AND ACCESS STATEMENT | PAGE 2

Disclaimer

This document has been prepared by GWP Architecture in accordance with the instructions of their client detailed above, for the sole use of the client and may contain confidential information.

Any information provided by third parties and referred to herein has not been checked or verified by GWP Architecture, unless otherwise expressly stated in the report.

No third party may rely upon this document without the prior express written agreement of GWP Architecture.

This document is the property of GWP Architecture. Copyright is reserved by them and the drawing is issued on the condition that it is not copied, reproduced, retained, or disclosed to any unauthorised person, either wholly or in part, without the consent in writing of GWP Architecture.

All drawings and specifications should be read in conjunction with the project health and safety plan, any possible conflicts should be presented to the Planning Coordinator.

• All work to be carried out in accordance with current Building Regulations. • Contractors must verify all dimensions at the job before commencing any work or making shop drawings. • Written dimensions should be taken. • Do not scale off these drawings. • Do not take digital dimensions from these drawings. • Any discrepancies to be reported to the Architect. • For the avoidance of doubt, this document is provided by GWP Architecture and no director, associate or employee assumes any personal responsibility for it nor shall owe a duty of care in respect to it.

The design is subject to the following:

- Land registry confirmation - Topographical information - Planning approval - Building Regulations approval / fire engineering - Rights of lights Issues - Review of easements and covenants - Full structural review

project ref originator volume level type role classification name revision author checked date of issue

(451)2101 gwp 01 xx pp a 1B D&A P01 ct dt 18.06.21 (451)2101 gwp 01 xx pp a 1B D&A P02 ct dt 23.06.21 (451)2101 gwp 01 xx pp a 1B D&A P03 ct dt 29.06.21

CONTENTS

1.0 INTRODUCTION 3.3.2 SOCIAL SPACE 4.0 LANDSCAPE 1.1 OVERVIEW 3.3.3 PROPOSED FLOOR PLANS 4.1 LANDSCAPE AND BOUNDARY STRATEGY 4.1.1 OVERVIEW 1.2 ABOUT GWP ARCHITECTURE 3.4 ARCHITECTURAL DEVELOPMENT 4.1.2 COURTYARD A 1.3 ABOUT OLYMPIAN HOMES 3.4.1 IMMEDIATE ARCHITECTURE 4.1.3 COURTYARD B 2.0 SITE ANALYSIS 3.4.2 ELEVATION STUDY - GABLES & CHIMNEYS 2.1 SITE LOCATION PLAN 3.4.3 GABLE TREATMENT 5.0 ENERGY & SUSTAINABILITY 2.2 SITE CONTEXT 3.4.4 ELEVATION STUDY - WINDOWS, BANDING & 5.1 ENERGY STRATEGY AND SUSTAINABILITY SETBACKS 2.3 SITE CONNECTIVITY 6.0 ACCESS 3.4.5 FISHERGATE ELEVATION MATERIAL VARIATION 2.4 SITE HISTORY 6.1 INCLUSIVE DESIGN 3.4.6 PROPOSED MASSING 6.1.1 OVERVIEW 2.5 LOCAL CONTEXT AND CHARACTER 3.4.7 DESIGN STRATEGY TOP STOREY 6.1.2 LEGISLATION 2.6 SITE PHOTOS 3.4.8 DESIGN STRATEGY TOP STOREY 6.1.3 ENTRANCE AND GROUND LEVEL 2.7 SITE PHOTOS - WILLIAM COURT & BLUE BRIDGE LANE 3.4.9 WILLIAM COURT - SPLAYED WINDOWS STUDY 6.1.4 ACCESSIBILITY STUDENT RESIDENTIAL UNITS 2.8 SITE ANALYSIS 2.8.1 OVERVIEW 3.4.10 WILLIAM COURT SECTION 6.2 DESIGN FOR SECURITY 2.8.2 SITE TRAVERSAL 3.4.11 FISHERGATE INDICATIVE MATERIALITY 6.2.1 OVERVIEW 3.4.12 BLUE BRIDGE LANE INDICATIVE MATERIALITY 6.2.2 SECURITY PRINCIPLES 2.9 EXISTING CONTEXTUAL SECTIONS 3.4.13 FISHERGATE, LOOKING SOUTH INDICATIVE 2.10 EXISTING MECCA BINGO ELEVATIONS MATERIALITY 6.3 VEHICULAR & CYCLE ACCESS 6.3.1 OVERVIEW 3.0 DESIGN RESPONSE 3.4.14 WILLIAM COURT INDICATIVE MATERIALITY 6.3.3 CYCLE PARKING 3.1 DESIGN DEVELOPMENT 3.4.15 PROPOSED CONTEXTUAL ELEVATIONS AA & BB 3.1.1 SKETCH IDEAS 3.4.16 PROPOSED CONTEXTUAL ELEVATIONS CC & DD 6.4 SERVICING STRATEGY 3.1.2 MASSING DEVELOPMENT 6.4.1 SERVICING & DELIVERING: WASTE COLLECTION 3.4.17 PROPOSED CONTEXTUAL ELEVATIONS EE & FF 3.1.3 SITE ARRANGEMENT PRINCIPLES 6.4.2 SERVICING & DELIVERING: MAINTENANCE 3.4.18 PROPOSED ELEVATIONS 01 & 02 3.1.4 FISHERGATE URBAN ‘RHYTHM’ 6.4.3 DELIVERIES & POST 3.4.19 PROPOSED ELEVATIONS 03 & 04 3.2 DESIGN DISCUSSION 3.4.20 PROPOSED ELEVATIONS 05 & 06 6.5 FIRE FIGHTING STRATEGY 3.2.1 PRE-APP SUBMISSION 21/00269/PREAPP 6.5.1 OVERVIEW 3.4.21 PROPOSED ELEVATIONS 07 & 08 3.2.2 PRE-APP UPDATE 22.04.21 6.5.2 ACCESS 3.4.22 VIEWS 3.2.3 DESIGN DISCUSSION 12.05.21 6.5.3 BUILDINGS 3.4.23 AERIAL VIEW 3.2.4 DESIGN DISCUSSION 24.05.21 3.4.24 PLANNING POLICY DESIGN RESPONSE 6.6 MAINTENANCE PRINCIPLES 3.2.5 DESIGN DISCUSSION SUMMARY SUMMARY 6.6.1 OVERVIEW 6.6.2 MAINTENANCE ACCESS STRATEGY 3.3 DESIGN PROPOSAL 3.4.25 TYPICAL ROOM LAYOUTS 3.3.1 GROUND FOOR PRINCIPLES 3.4.26 ACCOMMODATION SCHEDULE

RIALTO HOUSE - YORK | DESIGN AND ACCESS STATEMENT

......

8 1

3 Storey Residential 25 FISHERGATE Development PRIMARY gate SCHOOL

Primary 19 School

Fisher

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WILLIAM COURT

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York City Centre

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FISHER

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Key Nodes 1 5

BLUE BRIDGE LANE

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416 to 22 Storey Residential

15 Development 12

Marlbor FIS1H toE 9RGATE TOWER HOUSE HOUSE

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N Key Vehicular Route to York City Centre SUN PATH

5th Floor Extends to Facade (No Setback)

Existing Trees Screening Removed

11.5m Small Courtyard Spaces "Too Focused on Distances Between Cycle Storage" Rooms Narrow

Enclosed Courtyard Problematic for 11.25m Daylighting

"Inappropriate RIALTO HOUSE - YORK | DESIGN AND ACCESS STATEMENT | PAGE 5 Townscape"

Continuous 'Wall' of 1.1 Overview Facade Hugs Site Boundary

No Precedent on Street Scene N

ATH SUN P Corner Unaddressed This Design & Access Statement accompanies a planning application for (Active Frontage) Purpose Built Student Accommodation (PBSA) at the former Rialto Theatre/ Mecca Bingo Site, York. Views from Listed Passing Through Building and Gardens Typically Premium The Application Looks Towards Studio Accom' to TO Unbroken Facade / Access Clusters Mass Construction of 4 storey buildings comprising 280 student bedspaces (Sui Generis), amenity space; integrated cycle parking, associated plant spaces/ energy centre and landscape works.

The information included in this statement includes a description and analysis of the site; an analysis of the design approach; pre-application and community engagement process; application drawings indicating the building form, materials, and elevational treatment.

This drawing is the property of GWP Architecture. Copyright is reserved by them and GWP Ref the drawing is issued on the condition that it is not copied, reproduced, retained, or (451)2101 The Team disclosed to any unauthorised person, either wholly or in part, without the consent in writing of GWP Architecture. All drawings and specifications should be read in conjunction with the project health and safety plan, any possible conflicts should be presented to the Planning Job Title Coordinator. Previous Scheme Comments All work to be carried out in accordance with current Building Regulations. Mecca Bingo, Fishergate, York The key team that the Applicant has engaged to develop a proposal for this Contractors must verify all dimensions at the job before commencing any work or making shop drawings. 0 10m 20 Written dimensions should be taken. Do not scale off drawing. Do not take digital Client CHARTERED ARCHITECTS site are: dimensions from this drawing. Name (451)2101 -GWP-01-01-DR-A-(SK)-0001 INTERIOR DESIGNERS Any discrepancies to be reported to the Architect. Scale - 1:500 @A3 SPACE PLANNERS PROJECT MANAGERS Scale 1:XXX@A3 Revision NI LANDSCAPE ARCHITECTS N Enter Client Name Rev Date Comment Dr Ch Drawn/Checked TBA / TBA First Issue TBA Architect: GWPA Bracken House, Lidgett Lane. Leeds LS8 1PQ BIMcloud: DESKTOP-H2CIOHA - BIMcloud Basic for ARCHICAD 24/York, Mecca Bingo - WIP +44(0)113 266 6044 (t) | +44(0)113 268 1859 (f) Planning Consultant: DPP (451)2101-GWP-01-DR-A-Manchester-One-P07 Drawing Status S - [email protected] | www.gwp-arch.com Structural Engineer: APEX Consulting MEP: VITEC Fire Engineer: RPS Transport: CURTINS Landscape Architect: ENCON

The Process

In developing the proposals, the Applicant has sought advice from a wide range of specialist consultants experienced in developing and delivering schemes of a similar nature to this application.

The proposals have been developed with input from a highly experienced and comprehensive team with the intention of delivering a unique project which not only maximises the development potential of the site but directly responds to market demand, key policy objectives and statutory requirements.

The proposed development has been subject to a pre-application process with the Local Planning Authority, statutory consultees, and local stakeholders. The involvement of statutory consultees at the pre-application stage has informed the design of the development, and changes to the scheme have been included where appropriate.

Document Structure

The document has been prepared in accordance with the principles of CABE guidance ‘Design & Access Statements: How to write, read and use them’ (2006), which identifies the four key stages of the design process that need to be described in the planning submission. These are Assessment, Involvement, Evaluation and Design – all of which are covered on the subsequent pages of this statement.

GWP Architecture is a practice of architects, healthcare architects, space planners and interior designers. Founded in 1980 the practice has offices in the UK and the Czech Republic.

The experience within the practice extends across a wide range of building types working in both the public and private sectors, including offices, residential, health care, commercial, leisure, racecourses, universities, museums, industrial and warehouse/distribution.

The practice has significant experience in the student residential sector, delivering projects successfully over the last eight years particularly within this market sector, of over 6000 rooms. GWP are recognised as innovators and seek to improve the ‘product’ with each project delivered whether working for University or private sector clients. We also have significant experience across multiple student room types, utilising various delivery construction methods.

GWPA place great importance in developing long term relationships with our 1. 2. clients and working with them to deliver commercially viable projects that best respond to their requirements. GWPA approach all projects with an open mind and never seek to impose pre-conceived ideas on a project. We believe this approach allows the project team to properly explore and identify opportunities to add value throughout the design process.

The design of sustainable, low energy buildings is at the centre of our design philosophy, ensuring that the architecture we deliver is sustainable from inception through to completion and beyond. Every opportunity is taken during the design process to deliver creative solutions to developments, which provide economic, social and environmental benefit.

GWPA are highly successful at securing beneficial planning consents and are frequently approached to work on schemes of a complex or sensitive nature. GWPA design solutions have been recognised by numerous architectural and conservation awards - including the CUBO Awards and BREEAM (sustainability) Awards in 2008/2010/2012/2013/2014/2015. 3. 4.

1. Frederick House, York 2. Deasey Road, Coventry 3. Nevilles Cross, Durham 4. Causewayside, Aberdeen 5. Kings College, London 6. New Cross Road, Lewisham

5. 6.

Client

Olympian Homes has been trading since 1993 and specialises in sourcing and developing mixed commercial and residential sites, predominantly in partnership with retail, student accommodation, hotel and build to rent (BTR) end users.

The Principals have originated and/or delivered 45 development projects in the intervening period, producing over 3,600,000 sq ft of mixed use development.

Olympian has a proven track record in delivering end to end property development solutions for commercial end users and tailored, well designed apartments with a range of state of the art facilities for today’s urban dwellers

RIALTO HOUSE - YORK | DESIGN AND ACCESS STATEMENT | PAGE 7 ALTUS HOUSE, LEEDS

1.3 About Olympian Homes 1. Weaver Place, Coventry 2. Motel One, Manchester 3. 41-45 High Street, Stamford 4. Monnow Street, Monmouth 5. Altus House, Leeds 6. Wetherby, West Yorkshire Olympian Homes has been trading since 1993 and specialises in sourcing and developing mixed commercial and residential sites, predominantly in partnership with retail, student accommodation, hotel and build to rent (BTR) end users.

The principles have originated and/or delivered 45 development projects in the intervening period, producing over 3,600,000 sq ft of mixed use development.

WEAVER PLACE, COVENTRY MOTEL ONE, MANCHESTER PORTUGAL STREET EAST, MANCHESTER [ 2 ]

1. 4. 6.

RIALTO HOUSE - YORK | DESIGN AND ACCESS STATEMENT

......

This drawing is the property of GWP Architecture. Copyright is reserved by them

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7 1 Drawn/Checked DE/DT First Issue 18.06.21 Drawing Status D - Planning 63 BIMcloud: DESKTOP-H2CIOHA - BIMcloud Basic for ARCHICAD 24/York, Realto House - (451)2101-GWP-01-DR-A-Manchester-One-P09 RIALTO HOUSE - YORK | DESIGN AND ACCESS STATEMENT | PAGE 10 2.2 Site Context

York St. John University The proposed site is situated to the South East of York city centre, located on Fishergate Road. This is at the end of a key arterial route into the city from the South, following transit from Fulford Road.

The site is located within an area of archaeological importance and adjacent to the Central Core Historic Conservation Area. Directly to the East of the site MARYGATE sits the New Walk/Terry Avenue Conservation Area, and to the South the MINSTER Fulford Road Conservation Area. PRECINCT

The site is also well situated for access to the historic centre, the two main MONKGATE Universities and other amenities present in this area of York.

In terms of specific local amenity, Rowntree Park is located a short walk to RAILWAY MEDIEVAL the West, with Micklegate Stray located slightly further away, but offering AREA STREET significant open space. Hull Road Park is situated directly to the North East.

FOSSGATE

CENTRAL HISTORIC CORE MICKLEGATE CONSERVATION AREA Picadilly Hull Road Park

Bishophill

BLOSSOM STREET

THE RETREAT/ Key: HESLINGTON ROAD Site location Conservation Area NEW WALK/ TERRY AVENUE Natural Open Spaces ROWNTREE PARK Parks and Amenity Greenspace

River/Canal Micklegate Stray University of York Fishergate Area FULFORD WALMGATE Area of Archaeological Importance ROAD STRAY University of York Existing Student Residential Provision

TOWARDS SCARBOROUGH

Transport and Access

In terms of transport and connectivity, the site is situated equidistant from the YORK ST JOHN main two universities, with both being within comfortable walking distances of less than circa 25 minutes. Access to York train station is also a similar UNIVERSITY distance and the city centre less than 10 minutes away. Towards Harrogate/ 24 min walk Newcastle

CITY CENTRE

10 min walk

CITY CENTRE WEST 22 min walk

8 min cyle

24 min walk

Towards Leeds/London

Key:

Site location 8 min cyle Green Spaces

River/Canal

Bus Route

Cycle Route UNIVERSITY OF Pedestrian YORK

Local Amenities

The site has ready access to essential amenities including supermarkets, retail, leisure and cultural as noted on the map adjacent, which are located in close proximity.

Key:

Site location

Supermarkets

Retail/leisure/cultural

Roman

The proposed site is part of the City Centre Area of Archaeological Importance in York. Historically there is suggested the presence of a Roman Road by the late 1st Century that is noted to have run through Fishergate Bar and onto Fawcett Street towards Fulford Road.

Medieval - Early modern

From the 12th to 16th century the land between Fishergate and the River Foss was partly occupied by St Andrew’s Priory. Additionally a cemetery had been located to the South of this monastic precinct. Notably construction in the vicinity of Blue Bridge Lane of Fishergate House in the mid 18th century and commercial buildings in the late 19th century destroyed part of the actual cemetery.

Modern

In more recent times the northern part of the site between Fishergate and the River Ouse was occupied by Glassworks and the area between the glass works and Blue Bridge Lane remained unused until the 1920s-30s.

In the 1930’s several large buildings and the Rialto Cinema were constructed North© Lan dmofark IBluenforma tioBridgen Group Ltd aLane.nd Crown cSubsequently,opyright 2021. FOR ED UinCA TItheONAL UlateSE ON L20thY. Century, the glassworks site was cleared and redeveloped to include a large housing Map of Area (dated 1890) Jan 19, 20219561 17:48 View from Castle Mills Bridge towardThe Masons Arms and Glass Work. estate and the Novotel Hotel. Scale 1:2500 0 20 40 60 80 100 120 140 160 180 200 m

Further redevelopment has occurred to the North of Blue Bridge Lane in the Projection: British National Grid early 21st century including a three storey residential development and the currently standing Mecca Bingo Hall, situated on the proposed development site.

ScMapale 1:2 5of00 Area (dated 1930) Jan 19, 202Fishergate1 17:48 Shops, C.1910. View from Fishergate Street from South to the North. 0 20 40 60 80 100 120 140 160 180 200 m © gwparchitecture 2021 Projection: British National Grid RIALTO HOUSE - YORK | DESIGN AND ACCESS STATEMENT | PAGE 14 2.4 Site History

Present Day

Currently, the site is occupied by Mecca Bingo. A significant (in terms of mass and scale ) development directly facing Fishergate Road. Notably, until circa 2003, this was paired with the old Rialto Cinema (since demolished) and replaced with a car park.

These two buildings, although providing a significant architectural recent context in terms of mass and scale, are typified by their civic/public use.

It may be expected that subsequent development is more considerate in terms of mass and form, perhaps recognising the semi-urban nature of the site, its recent history and the important and significant local buildings in the site locale, such as Fishergate Primary School and Fishergate House.

1966 - Tiffany’s, Mecca and Chevalier Club in Fishergate 2003 - Mecca and Rialto Cinema (before Demolition)

Mecca and Rialto first half of 20th century Present - Mecca Bingo

Local Historic and Important Buildings Key: A number of listed buildings are located in the immediate vicinity of the proposed site. Fishergate House and Fishergate Primary School are located directly adjacent the site and direct consideration Conservation area should be given in the proposals. Listed buildings Site Boundary

1.New Walk Terrace, Grade II 2.New Walk Terrace, Grade II 3.The Lighthorseman Hotel, Grade II

11 10

4.Fishergate House, Grade II 5.Fishergate Primary School, Grade II 6.Ivy Cottage, Grade II 9. 8. 7. 6.

7.The Old Convent, Grade II 8.The Edinburgh Arms, Grade II 9.The Woolpack Public House, Grade II 4.

2. 1. 10.Sea Horse Hotel, Grade II 11.York City Arms, Grade II 12.South City Walls, Fishergate Bar, Grade II