63 Rosoman Street London EC1R 0HY Application for Full Planning Permission & Conservation Area Consent for a Pavilion Extension to Create a 2 Bed Flat

Home , Exmouth Market

63 Rosoman Street London EC1R 0HY Application for Full Planning Permission & Conservation Area Consent For a Pavilion Extension to Create a 2 Bed Flat

Design, Access, Impact & Heritage Statement. February 2015

JOHNSTON architecture & design ltd. 1 63 Rosoman Street London EC1R 0HY

1.0 Introduction

JOHNSTON architecture & design Ltd have been commissioned by Mr P Blanchard to extend the approved rooftop pavilion at 63-67 Rosoman Street to create a 2 Bed (4 Person) dwelling.

CONTENTS

1.0 Introduction 2.0 Site Location & Conservation Area 3.0 Access & Transport 4.0 Site & Context Analysis 5.0 Proposed Design 6.0 Impact & Heritage Statement 7.0 Accessibility Statement 8.0 Sustainability Statement 9.0 Summary

Proposed view JOHNSTON architecture & design ltd. 2 63 Rosoman Street London EC1R 0HY

2.0 Site Location & Conservation Area

22 Site Context .1m 86 The site is located on the corner junc- PH tion of Rosoman Place, Skinner and 8 Cycle 84 17 Rosoman Streets with a north east to Lane to 22.0m Cycle 2 south west orientation. The primary Lane 2 to 4 street frontages face north east, onto TYSOE N STREET Rosoman Street and south east onto Rosoman Place.

ROSOMAN 25 The site lies on the eastern boundary 1 to 7 LB 26 of the Rosebery Avenue Conservation STREET 27 FINSBURY 69 Summer 29 Summer Area. The building is not listed or lo- Sun Path to Sun Path 82 67 cally listed. It is not located within an to MARKET 70 72 area of Archeological Importance. PH 71 68 TCB 63 EXMOUTH 69 61 64 To the North of the site is The Old Fins- 70 59 63 bury Town Hall, a Grade II listed build- 57 62 to ing, built in 1895. Winter 67 Winter 55 W Sun Path Sun Path E Posts History 56 PLACE 49 58 El This area was largely created follow- Sub 52 2 54 ing the construction in 1896 of Rose- 50 Sta ROSOMAN 21.1m bery Avenue, a new road connecting to 1 Central London. 41 39 37 Several major buildings were built after this. This has lead to a predominately 38 36 Edwardian architectural language in 34 the area. 32 S

Playground

Locally Listed Rosebury Avenue Listed Buildings Buildings Conservation Area

Site Location Map Aerial View of the Site

JOHNSTON architecture & design ltd. 3 63 Rosoman Street London EC1R 0HY

3.0 Access & Transport W7 Muswell Hill Broadway Buses from 210 WOOD GREEN A number of bus routes are located on Brent Cross Shopping Centre EDMONTON Finsbury Park Alexandra Palace Edmonton Green Rosebery Avenue. Farringdon over- BRENT CROSS Palm Court Wood Green 259 ground station is a 10 minute walk Alexandra Palace Upper Edmonton Brent Cross Alexandra Park 29 Angel Corner south east of the site and Angel tube Route finder Victoria Stakes station, a 10 minute walk north east. Day buses including 24-hour services Golders Green Wood Green Route towards Bus stops Crouch End Shopping City Great Cambridge Road W3 White Hart Lane 4 Archway P, S, W Hampstead Heath Hornsey Central Tottenham Lane Car Parking & Bicycle Storage Jack Straw’s Castle Health Centre White Hart Lane Northumberland Park Waterloo G, N, R, X Turnpike Lane Secure bicycle storage space is pro- 19 Battersea Bridge G, N Hampstead Heath Spaniards vided within the property. There is no 29 Trafalgar Square M, S, W Crouch End Wood Green L, R, X Tottenham High Road residential car parking. Highgate Village Broadway Green Lanes Tottenham Hotspur Football Ground 106 Whitechapel H, N Ferme Park Road 153 Liverpool Street H, P, S, T 4 Crouch Hill HARRINGAY Bruce Grove TOTTENHAM Archway Hornsey Shopping Facilities 210 Brent Cross C for Whittington Hospital Rise Stroud Green Harringay Tottenham Swan Numerous shops and restaurants are 236 Hackney Wick G, N Green Lanes 253 Euston M, S, W St John’s Way Hanley Road located nearby along Exmouth Market. Hackney Central L, R, X Seven Sisters . 254 Aldgate L, R, X RD OX N D S Education Facilities Holloway M, S, W N T E . R L L O Finsbury P U 259 Edmonton Green L, R, X IS D Numerous schools and educational RR Park C O King’s Cross M, S, W Dartmouth Park Hill L M Stamford Hill IF C T B establishments lie within a 1 mile ra- Raydon Street O W3 Northumberland Park B N G Amhurst Park R T E E A E R BUS N dius of the site, including Clerkenwell W7 Muswell Hill A . R Manor House D STAMFORD Stamford Hill Broadway . L STATION Parochial COE Primary School and the

. HILL Tufnell Park RR City University of London. Night buses TE S M

L E

L N

E C

W O I

Route towards Bus stops A

G L BLACKSTOCK

T P A D Clapton Common

N19 Clapham Junction G, N T A Health Facilities TUFNELL PARK Finsbury H S RO N29 Enfield L, R, X F Park N Clerkenwell Medical Practice is ap- O Trafalgar Square M, S, W N S T R RD. CLAPTON H R TE proximately a 5 minute walk south N253 Aldgate L, R, X IL IS L S Upper Clapton Road Tufnell Park Road R west of the site and Great Ormand Tottenham Court Road M, S, W O ROCKSTREET A N279 Trafalgar Sqaure M, S, W D P Lordship Park EN S Street hospital approximately a 10 V P Waltham Cross L, R, X E R X S A H Stoke Newington minute walk away.

. R

O S’S RD. Holloway Nag’s Head D Blackstock Road

A A

R D Gillespie Road (Odeon Cinema) M Clapton

N O for Emirates Stadium H O T

T D Hackney

E T

L S HIGHBURY Homerton S W Clapton Wick I Highbury Barn Kenninghall Road Hospital Eastway CAMDEN 254 Holloway Nag’s Head Hampstead Mornington (Tollington Road) 236 Road Crescent TOWN Camden Road Canonbury Kingsland High Street Hackney Grosvenor Avenue Shacklewell Lane Central 253 Warren Street Holloway Road Camden Town Holloway Newington Hackney Camden Road Green Eversholt Broadway Mare Street/Well Street Street Highbury & Islington for London Fields Caledonian Liverpool Road Market University College Road Islington Town Hall Hospital King’s Cross Cambridge Heath 253 Euston for St Pancras International ISLINGTON Mackenzie Road 259 Caledonian Road Westbourne Barnsbury Bethnal Green Hemingford Arms Islington Angel for Museum of Childhood Gower Street & Barnsbury Road Whitechapel Tottenham Court Road Cambridge Bloomsbury Way Theobald’s Road Rosebery Avenue Sadler’s Wells Cavell Street Circus for British Museum Gray’s Inn Road Mount Pleasant Theatre Goswell Road for Royal London Hospital 106 Piccadilly Circus Leicester St John Street Moorgate Square Barbican Finsbury Square 153 Whitechapel Green Park 29 Royal London Hospital Hyde Park Corner Aldwych Barbican Liverpool Trafalgar Square for Covent Garden and Beech Street Street Aldgate East Knightsbridge for Charing Cross London Transport Museum St Paul’s Museum of London Sloane Square Fleet Street St Paul’s 254 Aldgate Ludgate Circus Bus Station Chelsea Old Town Hall for City Thameslink Cathedral CITY River Thames River Thames Battersea Bridge South Side 19 Waterloo 4 for IMAX Cinema, London Eye and Southbank Centre Information correct from July 2011 © Transport for London TFL20531.07.11 (F)

Bus Route Map JOHNSTON architecture & design ltd. 4 63 Rosoman Street London EC1R 0HY

4.0 Site & Context Analysis

Existing Site

The site consists of a 4 storey, 20th century building.

The entrance facade faces onto Ro- soman Street. The Rosoman Place elevation faces south west onto Spa Fields.

The style of the building could be de- scribed as a 20th Century ‘industrial warehouse’ with Art Deco flourishes as can be seen in the vertically expressed circulation core, glass bricks and the stepped/articulated frieze/cornice/par- apets.

The original windows would have been ‘Critall’ glazing, (the replacement windows may have also been manufac- tured/supplied by Crittall). Red brick, pilasters extend from first to third floors View of site from junction of Skinner Street and Rosoman Place Rosoman Place elevation. Rosoman Street elevation. with recessed windows set in between them.

The ground floor level is expressed using pale stone/render with large ex- panses of glazing illuminating the commercial uses.

The lintels above the windows are expressed/contrast with the surrounding brickwork. Cornice elements are expressed at the top of the ground floor, third floor and as part of a stepped roof line parapet.

A variety of building styles and scales surround the building. The architectural language is eclectic and historically varied.

The ground floor is in commercial use with live-work and residential units above. An external fire escape stair is located on the rear elevation exiting onto Northampton Row.

The building is visible from long views Rear elevation of site showing external fire escape. Rear of site. Courtyard space to rear of site. via Northampton Road, Corporation Row and Skinner Street. Some views from these streets are obstructed by trees.

JOHNSTON architecture & design ltd. 5 63 Rosoman Street London EC1R 0HY

4.0 Site & Context Analysis

Site Planning History

Planning Permission for the Con- version of Building to Residential. 96/2054. This application was initially to convert the building into 6 flats at 1st to 3rd floor, a new 4th floor ‘penthouse’ flat, two ‘live-work’ units and a commercial unit. In 1997, the 4th storey was dropped from the application due to the creation of Conservation Area 1 (34) 4 years prior. Permission Granted 2 in 1997.

5 Planning Permission to create a rooftop garden. P2013/3831/FUL. 3 This application included extending the existing bulkhead and external fire escape stair to fourth floor level.

4 Planning Permission for a rooftop extension to create a 1B/2P residential unit with associated amen- tiy space. P2013/3825/FUL. This ap- Location Map 1. View towards Garnault Place. Note: Contemporary rooftop extension. 2. View towards Tysoe Street. plication included the extension of an existing internal staircase, external fire escape to the roof and the erection of a lightweight structure.

Current Application This application proposes to extend the approved 1 bedroom rooftop resi- dence to the southwest to create a 2 bedroom dwelling with rooftop amenity space. The extension has been de- signed to have minimal impact on the Conservation Area.

3. View of site from Skinner Street 4. View of site from childrens playground located between Spa Fields and 5. View of site from Finsbury Estate Skinner Street.

JOHNSTON architecture & design ltd. 6 63 Rosoman Street London EC1R 0HY

4.0 Site & Context Analysis

7 5 3

4 2 1 Location Map 1. View of 2 Rosoman Place. Note: Dis- 2. View towards Exmouth Market from 3. 2-17 Myddelton Street. Note: Rooftop creet contemporary rooftop extension Northampton Row pavilion.

4. Rear elevations of Exmouth Market, Rosoman Street and Rosoman Place 5. Rear elevations of 64-68 Exmouth 6. Exmouth Market view towards North- 7. 2-17 Myddelton Street. Note early mod- Market ampton Row ern movement rooftop extension

JOHNSTON architecture & design ltd. 7 63 Rosoman Street London EC1R 0HY

4.0 Site & Context Analysis

Scale 4 The buildings that surround the site vary in scale from 3-5 storeys.

The Holy Redeemer Church to the West of the site is approximately 5-6 storeys height. Though the roof line and subservience of scale of the adjacent buildings is considered important to the character and appearance of the Conservation Area, it should be noted that buildings within 20m of the Church have been granted permission for rooftop extensions. 1. 2-17 Mydellton Street. This is part of the historically listed Spa Green Estate development. Use The heights of the buildings that sur- 5 round the site are in commercial use at ground floor level with residential above.

Architectural Language 2 Many of the surrounding buildings 3 were built in the Edwardian era. Most have a similar material palette of brick 1 with stone or terracotta dressings and decorations.

Birds eye view of surrounding context. 2. View towards site from Spa Fields. Note: Adjacent building height.

5. Front and rear of the Holy Redeemer Church 4. Front of the Holy Redeemer Church with prominent 3. Views along Exmouth Market 3. Views along Exmouth Market Bell Tower/Campanile

JOHNSTON architecture & design ltd. 8 63 Rosoman Street London EC1R 0HY

4.0 Site & Context Analysis

Planning Precedents

Previously Approved Rooftop Ex- tensions

63A-69 Exmouth Market. P072983 Permission Granted in 2008. ‘Insertion of new shop front, erection of new 1st and 2nd floor level to Exmouth Market elevation, erection of roof extension at the 3rd/4th floor level with associated new roof extension built to passive house energy standards with intensive green roof and solar thermal panels. Creation of three new self con- tained flats. Note: The louvered priva- cy screen and contemporary materials. Note also the supported tiered mass- ing of the development in the midst/on a very prominent corner of the Conser- vation Area.

63A-69 Exmouth Market. P08882 Permission Granted in 2008. ‘Insertion of new shop front, erection of new 1st and 2nd floor level to- Ex mouth Market elevation, erection roof extension at the 3rd/4th floor level with associated new roof extension built to passive house energy standards with intensive green roof and solar thermal panels. Creation of three new self con- tained flats. Permitted elevation, PA111007. Note contemporary design and clear visibility from street level. View from Northampton Row. The rooftop exten-

22 .0m sion is clearly visible from the street. 63A-69 Exmouth Market. P111007

86 Permission Granted in 2011. 84

ROSEBURY AVENUE

.1m 22 ‘Application to extend the time limit for

72 to 82 825 70

Lane

Cycle the implementation of planning per-

SPAFIELD

STREET

1 to 7

2 to 4 mission ref: P080882.

37 39 41 LB 49 59 55 57 61 63 67 to 69

Posts

EXMOUTH MARKET

STREET

ROSOMAN

32 34 36 38

50 52 56 62 64 68 70

531263m

PINE

STREET

Sub Sta

to 67

Playground

313

ROSOMAN

PLACE

21 .1m Location plan in relation to application site Taken from street level, the contemporary roof- View from Rosoman Street. View from Rosoman Street. Extension is still vis- top is clearly visible and not in keeping with the ible from long views. Note: 2 storey extension to surrounding traditional rooftops. 72-82 Rosebery Avenue in foreground.

JOHNSTON architecture & design ltd. 9 63 Rosoman Street London EC1R 0HY

4.0 Site & Context Analysis

Planning Precedents

Previously Approved Rooftop Ex- tensions

Exmouth House, 12-22 Exmouth Market and 3-11, Pine Street 91/0462 Permission Granted in 1991. The ad- dition of a 4th floor, containing approx 9800sqft (910sqm) floorspace.

Extract from Case Officer’s Report (05.11.91) “It is considered that the na- ture and importance of the site justifies giving the building slightly more promi- nence.” In design terms it is considered that the extension, of a mainly glazed lightweight appearance with blue alu- minium frame and, on the street frontages, projecting canopy, acts as a foil and a beneficial complement to the existing building, The amended version which features further setbacks to parts of the Pine Street elevation is not considered to have an unaccept- able effect on outlook of daylight to the Church or to any other of the adjoining properties.

Exmouth House, 12-22 Exmouth Market and 3-11, Pine Street 94/1404. Permission Granted in 1995. This is based on the 1991 scheme but Street view of Exmouth House. Note: The rooftop extension is clearly visible from the street. Sketch design as part of 94/91404 scheme. limiting the extension to the west side

22 .0m of the roof only and pulling it back 2m

84 ROSEBURY AVENUE rather than 1m from the parapet (al-

.1m

72 to 82 825 though both schemes have an over- 70

Lane

Cycle

SPAFIELD sailing roof). Scheme was developed

STREET

1 to 7

2 to 4 as it was more economically viable. H Newbrook (Chief Planner)noted that

37 39 41 LB 49 59 55 57 61 63 an increase in height of 2.5m viewed 67 to 69

Posts EXMOUTH MARKET from distances over 17 metres could

STREET

ROSOMAN

32 34 36 38

50 52 56 not be argued as significant. 62 64 68 70

531263m

PINE

STREET

Sub Sta

to 67

Playground

313

ROSOMAN

PLACE

21 .1m

Location plan in relation to application site Street view from Exmouth Market. The projecting canopy is visible Closer view of rooftop extension from the street.

JOHNSTON architecture & design ltd. 10