Design and Access Statement

City of London Primary Academy Islington

Design and Access Statement July 2017 Hawkins\Brown © | July 2017 | HB1677 | Design and Access Statement 2 City of London Corporation Islington Town Hall North Wing 222 Upper Street Guildhall London EC2P 2EJ N1 1XR [email protected] +44 (0) 20 7606 3030 +44 (0 20 7527 2000

Architect MEP/Structural Consultants Project Manager Planning Consultant Cost Consultant 159 St John Street 33 Bowling Green Lane Arcadis House 5 Bolton Street One New Change London London 34 York Way London London EC1V 4QJ EC1R 0BJ London W1J 8BA EC4M 9AF [email protected] [email protected] N1 9AB +44 (0) 20 7336 8030 +44 (0) 20 3824 6600 [email protected] +44 (0) 20 7493 4002 +44 (0) 20 7544 4000 +44 (0) 7812 2000

Hawkins\Brown © | July 2017 | HB1677 | Design and Access Statement 3 Design and Access Statement Document control and issue sheet

Authorisation

Reviewed by

Name Project role Signature Date

Hawkins\Brown © | July 2017 | HB1677 | Design and Access Statement 4 Contents

Executive Summary Incorporating Comments 5.5 Development of residential 7.0 Landscape Proposals (B|D Landscape) 1.0 Introduction 5.6 Residential massing development: DRP03 5.7 Residential typology 7.1 Landscape Report 1.1 Project Background 5.8 Urban realm design development 1.2 The Applicant 5.9 Model development 8.0 Inclusive Design and Access

2.0 Brief 6.0 Design Proposals 8.1 Pedestrian access and movement 8.2 Vehicular access, movement and deliveries 2.1 Project Objectives 6.0 8.3 Vehicle parking/Bicycle Storage 2.2 Residential Brief 8.4 Waste management 2.3 School Brief 6.0 Design Proposals 8.5 Construction access and site set-up 2.4 Briefing Process 6.1 Site Area 8.6 Access Statement 6.2 Site Layout 8.7 Wheelchair Accessible Unit/ Typical Residential Unit 3.0 Site and Context 6.3 School 8.8 Crime Prevention Statement 6.3.1 School Internal Arrangement - Ground FLoor 3.1 Site Location 6.3.2 School Internal Arrangement - First Floor 9.0 Engineering Proposals 3.2 Existing site condition 6.3.3 School- Internal Arrangement - Second Floor 3.3 Summary of site constraints 6.3.4 School- Internal Arrangement - Roof Level 9.1 Structural Statement 3.4 Existing site photographs 6.3.6 Formal Entrance 9.2 MEP Statement 3.5 Immediate character areas 6.3.7 Pupil Entrance 9.3 Structures and Civil Engineering Statement 3.5.1 St Lukes conservation area 6.4 Residential 3.5.2 Bunhill 6.4.1 Internal Arrangement 10.0 Fire Engineering 3.5.3 Golden lane estate 6.4.2 Levels 01 and 02 3.6 Golden Lane Estate: Original vision 6.4.3 Level 03 10.0 Fire strategy summary 3.6.1 Golden Lane Estate: Today 6.4.4 Upper Block Plans 3.6.2 Golden Lane Estate: Masterplan Principals 6.4.5 Sustainability Strategy 3.7 Wider townscape 6.5 Elevation 3.7.1 Tall building development 6. ncept 3.7.2 Tall building context: Local model analysis 6.5.2 Aerial View 3.7.3 Tall building context: Responding to Bunhill 6.5.3 Design Principles 3.8 Golden Lane streetscape 6.5.4 Response to Surroundings 3.9 Public Realm 6.5.5 School Frontage Golden Lane 6.5.6 View from South along Golden Lane 4. 0 Design Principles 6.6 Podium Appearance 6.6.1 Residential 5.0 Design Development and Consultation 6.6.2 Residential Balconies 6.6.3 Residential Duplexes 5.1 Timeline 6.6.4 School 5.2 Development of energy strategy 6.6.5 School 5.2.1 Competition submission 6.6.6 Brick Choices 5.2.2 Early studies: Client briefing 6.6.7 Upper Residential Block 5.2.3 Summer 2016 6.6.8 Material Choices 5.2.4 August 2016 6.7 Materials 5.3 Development of the school design 6.8 Townscapes Views 5.4 Development of the school design: 6.9 Aerial View

Introduction

Hawkins\Brown © | July 2017 | HB1677 | Design and Access Statement 7 Executive Summary

Project Background

The existing Richard Cloudesley School moved into new premises on Whitecross Street three years ago, vacating their building on Golden Lane. The existing site is the location of this proposal. The London Borough of Islington have identified a need for a new primary school in the south of the Borough. This is required to be deliver by 2019.

The London Borough of Islington have identified the need for a new school in the south of the borough. This is required to be delivered by 2019. An agreement is in place for the London Borough of Islington (LBI) to transfer the land ownership of the existing Richard Cloudesley School site to the City of London (CoL). In return, the CoL intend to build a new primary school, a nursery and 100% affordable social housing. The Heads of Terms within the agreement sets out that a target of 70 socially rented homes to be delivered on this site, split 50:50 for LBI and CoL residents.

The new school will open in temporary accommodation in September 2017, and relocate to this permanent site ready for the start of the academic year 2019/20.

The Applicant

This Design and Access Statement forms part of the detailed planning application for the new build City of London Primary Academy Islington (CoLPAI) and social housing development at 99 Golden Lane. It should be read in conjunction with the application drawings and other supporting documentation. This Design & Access Statement has been prepared by Hawkins\Brown on behalf of the City of London.

Hawkins\Brown © | July 2017 | HB1677 | Design and Access Statement 8 2 Brief

BRIEF

2.1 Project Objectives 2.2 Residential Brief 2.3 School Brief 2.4 Briefing Process

Hawkins\Brown © | July 2017 | HB1677 | Design and Access Statement 9 2 Brief 2.1 Project Objectives

2FE 70 100% Mix PRIMARY 30 8 NEW SOCIAL Heads of SCHOOL 3-5 year olds 2-3 year olds HOMES Terms NURSERY The Key Objectives of the project are as follows:

1 A cohesive masterplan To provide a strong design approach to the site masterplan which sits in the context of a conservation area to the north and adjacent to the historic Grade II Listed Golden Lane Estate to the south and west.

2 New Residential To provide new build social housing with a mix as agreed between LB Islington and City of London Housing as established need. A target of 70 new homes were sought in the development agreement. 1

The homes will provide 100% social housing which will be shared 50:50 between both London Borough of Islington and City of London Corporation. 2 4 3 New School To provide a new build 2FE (420no pupils) primary school for the City of London Primary Academy Islington. Parts of the school, such as the school hall, will 3 be available as a community facility. 5 4 New Nursery To provide a new build nursery to accommodate 30no x 3-5 year olds and 8no x 2-3 year olds. The nursery will have its own entrance and external play space. 1

5 External Play and Learning Space To maximise the school site to create excellent outdoor spaces to provide a varied yet coherent environment for children to learn and play. This will include separate designated Early Years play spaces for both Nursery and Reception classes

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The Brief Draft Interim Housing Supplementary A number of key principles in relation to the social housing An agreement is in place for the London Borough of Islington Planning Guidance, May 2015 units to be delivered on the site have been agreed between the (LBI) to transfer the land ownership of the existing Richard housing departments of the two local authorities: Cloudesley site to the City of London (CoL). In return, the CoL The Planning Report that forms part of the submission Develop a target of 70 social housing units with a mix of 1, 2 intend to build a new primary school, a nursery and 100% package sets out how this scheme complies with housing and 3 beds; affordable social housing. policy in strategic terms. It also sets out where -Should the total number of deliverable social housing units drop to less than 70 but not below 40 in total, as The Heads of Terms within the agreement sets out that a target EDUCATIONAL AND HOUSING NEED of 70 affordable homes to be delivered on this site, split 50:50 a consequence of planning or any other unforeseen for LBI and CoL residents. development restriction, the proposal would proceed provided Background the proportion of one bed to two bed and three bed units 1. Park Hill, Sheffield The brief for the residential development has been developed remains (as nearly as possible) to the proportion as agreed by The original proposals were for the site to be redeveloped, in consultation with housing representatives from both London LBI and CoL; and to provide an estimated 70 new social housing units, (with Borough of Islington and the City of London. -The new social housing units will have shared nomination nomination rights shared between LBI and CoL) as well rights so that LBI has nomination rights for half the social as school facilities in the form of an 420 student (2FE) The brief started with the reference to the key statutory housing units and the other half will be let to CoL social Primary School and 8 FTE two year old places in nursery documents; some of which have been adapted by LB Islington housing list tenants. The allocation teams of both Authorities accommodation. and others that form Statutory Requirements (GLA) or Best have considered their actual housing needs and the split Practice Guidance Notes. of units will reflect this as follows (based on 70 units being The social housing units will be managed by the CoL as part of delivered in total). their portfolio. Lifetime Homes Lifetime Homes incorporate 16 Design Criteria that can be The proposal for a partnership development between LBI universally applied to new homes. Each design feature adds and CoL to redevelop the former Richard Cloudesley School to the comfort and convenience of the home and supports the site and adjacent site owned by CoL for affordable homes for changing needs of individuals and families at different stages social rent and a primary school (including nursery places), of life. dates back to 2013.

Nationally Described Space Standards Need for Nursery and Primary School Places One of the criteria stipulated in the client brief is an aspiration to comply with the requirements of the London Housing Design A committee report to the CoL Community and Children’s Guide. Key Influences on the brief include: Services Committee indicated a significant rise in the number LBI generally requires larger family size units. The flats 2. St. John's Hill, Clapham of children living within the City of London who will reach nominated to LBI have therefore been weighted to the larger – Shared circulation primary school age from 2017/18 onwards. Similar pupil growth size units. CoL has greater requirements for smaller units which – Number of dwellings per core per floor had also been seen in neighbouring local authorities, including is reflected in the table above. – Number of lifts on taller blocks the LBI, which was projecting a significant increase in demand in the south of the borough from 2017/18, with limited room for – Cycle storage It is noted within the DA that the above table is indicative expansion. – Dwelling space standards only and the actual split of units will be agreed by the – Minimum habitable room widths parties following the obtaining of planning permission but in Social Housing Units accordance with the following principles: – Private open space - balconies etc. – Dual aspect accommodation The London Borough of Islington adopted the Finsbury Local LBI will have nomination rights to no more than 30% of the 1 – Floor to ceiling heights Plan in June 2013, which identified a lack of diversity in new bedroom flats; – Daylight and sunlight housing as an issue together with significant need for social The number of 1 bedroom flats will not exceed more than – Environmental performance rented family homes and an opportunity to increase the supply [50]% of the total units; and of social housing by constructing new homes on council- LBI will have nomination rights to more 2 bedroom flats and to owned land. GLA Best Practice Guidance ‘Wheelchair more 3 bedroom flats than CoLC. Accessible Housing’ 2007 LBI and CoL have both identified a need for primary school The guide provides standards for wheelchair housing. places and affordable homes for social rent in the area and are therefore considering a partnership approach to development of provision in the EC1 area. 3. Agar Grove

Hawkins\Brown © | July 2017 | HB1677 | Design and Access Statement 11 2 Brief 2.3 School Brief

The Brief External Accommodation BB103- External Areas Briefing The requirement is for a 2FE Primary School, and a 38no place Building Bulletin 103 also sets out guidance on the type and nursery. The school will be funded by the Education Funding amount of external space provision. There is an awareness that Agency (EFA) and will comply with their documentation as the proposed site is a restricted inner city site so is unlikely to follows: accommodate all recommendations. A management strategy will be required to ensure children access the facilities not able SOFT INFORMAL HARD INFORMAL / SOCIAL AREA Building Bulletin 103 to be accommodated elsewhere. This document sets out non-statutory guidance on developing a brief, planning and designing a school, whether it’s a major new building or minor refurbishment. The building bulletin brings together information to help all those involved in designing a school (from teachers to architects) to work together to produce good quality schools that support and inspire the children and teachers that use them. This collaborative informed approach is crucial to ensure the (200 + 1N) facilities support the educational aims and vision of each 620sqm school.

The document sets out recommended areas that have been calculated to address the requirements of pupils, including those with SEN and disabilities, the school workforce and, the wider community.

Services Output Specification (600 + 2N) This document is written by the EFA and sets out the 1440sqm requirements and standards to which the project team must work to provide solutions appropriate for the operation of the School.

HABITAT HARD OUTDOOR PE

(0.5 N) 210sqm

(400 + 1.5N) 1030sqm

22x33m MUGA

Hawkins\Brown © | July 2017 | HB1677 | Design and Access Statement 12 2FE Primary School + Nursery + 2YR Olds BB103 Briefing Areas (based on SoA tool - Min Gross Area...)

NET AREA RECEPTION KS1 SPECIALIST HALLS YEAR 01 YEAR 02 PRACTICAL 2FE Primary School 60 pupils 60 pupils 60 pupils + Nursery & 2yrOlds 180 62 62 62 62 62 62 62 Areas using SoA Tool

Classroom x 2 Classroom x 2 Classroom x 2 Food/Science/D Main Hall 3 3 1.5 1.5 1.5 1.5 &T area 2FE SCHOOL + NURSERY GROSS Class storage KS1 Class storage 14 INTERNAL AREA : 2196m2 (2x3) (4x1.5) 5 55 Chair/table TOTAL NET INTERNAL AREA : 1545m2 Specialist Store TOTAL NON-NET INTERNAL AREA : 651m2 KS2 Store Studio YEAR 03 YEAR 04 YEAR 05 YEAR 06 notes: 60 pupils 60 pupils 60 pupils 60 pupils 18 4 1. Non-net area allows for supplementary provisions for 2YR olds facility PE Store PE Store 2. All 0.5sqm round up 55 55 55 55 55 55 55 55 (adjacent to hall) (external) 3. Min.Net (1545) Max.Net (1670) 4. Min.NonNet (644) Max.Non.Net (695) Classroom x 2 Classroom x 2 Classroom x 2 Classroom x 2 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 SUPPLEMENTARY: 55m2 KS2 Class storage GIA : 836 GIA : 67 GIA : 271 (8x1.5) NET INTERNAL AREA : 36m2 Basic Teaching: 812sqm Basic Teaching: 62sqm Halls: 235sqm 2 Storage: 24sqm Storage: 5sqm Storage: 36sqm NON-NET INTERNAL AREA : 19m approx. 2.07m2 per 4/5 year old (classroom)*1 STAFF LEARNING RESOURCE STORAGE approx. 2.36m2 per 3/4 year old (playroom + small group room)*2 approx. 3.37m2 per 2/3 year old (playroom only)*3

5 Statutory Framework for the EYFS requires min. space 16 13 20 34 41 2.5 2.5 2.5 2.5 1.5 1.5 1.5 6 6 per child: 2.5 2.5 2.5 2.5 *1 - 2.3sqm LRC Cleaners base General *2 - 2.3sqm 2.5 2.5 2.5 2.5 Store Head's Staff Room Staff work General Entrance / *3 - 2.5sqm Office (social) room Office Reception 2.5 2.5 12 12 Personal Store 4 9 11 6 SEN SEN Break-out (2.5x14) TOTAL GROSS INTERNAL Therapy GIA : 55 2 Team office 1 Repro-graphics Interview Sick Bay AREA : 2252m 9 9 9 inc. float & Supplementary Use (2yr olds) Group Room x 3 FLOAT 2 16.5 TOTAL GROSS INTERNAL AREA : 2195m (Min) GIA : 125 GIA : 85 GIA : 17 TOTAL GROSS INTERNAL AREA : 2425m2 (Max)

NON-NET AREA

KITCHEN WCs PLANT OTHER KEY 3.5 4 4 4 3.5 18 18 18 2 70 - Basic Teaching/Specialist practical 4 4 4 36 1 64 3.5 Reception Staff + Other Pupil Partitions - Halls/Dining WCs Visitor WCs WCs 8 371 @ 4.5% NET Plant @ 2.3% NET - Learning Resource Kitchen Main: 94sqm Main: 43sqm 9 Supplementary: 4sqm Main: 441sqm Supplementary: 1sqm Supplementary: 10sqm - Staff & Admin Hygeine 7 GIA : 64 facilities GIA : 98 GIA : 44 - Storage Server Circulation @ 23% NET GIA : 451

RevisionsRevisionsNET AREA NON-NET AREA Copyright Hawkins Brown Architects LLP Scale Date Project P1 13.07.16 First Issue - Reflecting SoA generated recommended areas No implied license exists. This drawing should 1:500@A3 July 2016 City of London not be used to calculate areas for the purposes Primary Academy Islington of valuation. Do not scale this drawing. All Drawn by Checked by dimensions to be checked on site by the (CoLPAI) contractor and such dimensions to be their EP EP Drawing NURSERY & 2YR OLDS responsibility. All work must comply with relevant British Standards and Building Job Number Status Drawing No. & Revision Net Non-Net School Accommodation Schedule Regulations requirements. Drawing errors and BB103 SoA Recommedations omissions to be reported to the architect. HB1677 Pre-Planning 1677_DWG_PP_010_P1 1 of 2 6 2 27 9 4 4 Small group Kitchenette 4 4 Playroom room Nursery 8 No. 2/3 year olds 2.5 WCs 2.5 2.5 4 4 4 69 Resources storage

Playroom GIA : 126 GIA : 16 30 No. 3/4 year olds Main: 90sqm Main: 12sqm Supplementary: 36sqm Supplementary: 4sqm

Development Notes:

- Space allowances for early years not meeting statutory framework recommendations

RevisionsRevisions Copyright Hawkins Brown Architects LLP Scale Date Project

P1 13.07.16 First Issue - Reflecting SoA generated recommended areas No implied license exists. This drawing should 1:500@A3 July 2016 City of London not be used to calculate areas for the purposes Primary Academy Islington of valuation. Do not scale this drawing. All Drawn by Checked by dimensions to be checked on site by the (CoLPAI) contractor and such dimensions to be their EP EP Drawing responsibility. All work must comply with relevant British Standards and Building Job Number Status School Accommodation Schedule Drawing No. & Revision Regulations requirements. Drawing errors and BB103 SoA Recommedations omissions to be reported to the architect. HB1677 Pre-Planning 1677_DWG_PP_011_P2 2 of 2 2 Brief 2.4 The Briefing Process

Consultation Education Stakeholders Steering Groups Statutory Consultation Ongoing and regular engagement and consultation with the The Education Stakeholders are as follows: Separate Residential and Education Steering Groups were The consultees include: stakeholders has been an intrinsic part of the development – Members of the City of London Department for Community established with representatives from the stakeholder groups of the school and residential design. The consultations have and Children’s Services on each. Historic England 5 Dec 2016 involved various users and we have adopted a number of – Members of London Borough of Islington (LBI) Capital The GLA 6 Dec 2016 formats to suit the audience and appropriate level of user Programme Department During briefing stage the Steering Groups met fortnightly to Islington Members Briefing 9 Dec 2016 engagement. – City of London Multi Academy Trust establish the brief, agree the building organisation and review Golden Lane Residents 23 Jan 2017 Golden Lane Residents 25 Jan 2017 – Headteacher of the new School proposals. These meetings were supplemented with additional The engagement and subsequent feedback from all of these Basterfield Residents 15 Feb 2017 – Governors of the New School workshops where required to ensure proposals met with sessions has been both positive and constructive, with users’ requirements and were on programme. LB Islington Planning 5 April 2017 – Education Funding Agency comments integrated into the design proposals wherever Golden Lane Residents 18 April 2017 feasible. The meetings centred around proposals presented by Islington Members Briefing 24 April 2017 Residential Stakeholders Hawkins\Brown which generated discussions relevant to C20th Society 27 April 2017 The residential stakeholders are as follows: the stage of the design at that particular time. The meetings Historic England 2 May 2017 – Members of the City of London Housing Property Services provided us with an understanding of the schools priorities, – City of London City Surveyor’s Department the spaces they required, the adjacencies of those spaces and – Members of Islington Capital Programme Department the types of spaces they thought worked well and would be Community Consultation – Members of LBI Housing and Adult Social Services suitable for their school by reviewing precedent images. There has been a program of community involvement and consultation for the proposals, from January 2017 up to submission of the application. Building Visits The group have carried out building visits together to two There was also a website, www.colpai-project.co.uk, to allow recently completed primary schools. interested parties to access information online and get in touch with the project team. The website was continuously updated We visited the Oasis Academy in Putney to view an academy throughout the consultation period, and will be updated primary school which has just been completed at the edge following submission of the application. Putney Common. Feedback from the consultation events has been recorded in We also visited the Morelands Academy, a school recently a Statement of Community Involvement report compiled by completed in South Islington. When COLPAI opens in communication consultants, CommComm. The report also September 2017 it will use Morelands as its temporary home summarises how the proposals have responded to comments until its dedicated home is completed in September 2019. received.

SITE & CONTEXT

3.1 Site Location 3.7 Wider Townscape 3.2 Existing Site Condition 3.7.1 Tall Building Development 3.3 Summary of Site Constraints 3.7.2 Tall Building Context: Local Model Analysis 3.4 Existing Site Photographs 3.7.3 Tall Building Context: Responding to Bunhill 3.5 Immediate Character Areas 3.8 Golden Lane Streetscape 3.5.1 St Lukes Conservations Area 3.9 Public Realm 3.5.2 Bunhill 3.5.3 Golden Lane Estate 3.6 Golden Lane Estate: Original Vision 3.6.1 Golden Lane Estate: Today 3.6.2 Golden Lane Estate: Masterplan Principles