May 2021

Royal Wharf Plot 14B Design & Access Statement

1 Report Prepared By:

Revision History

Revision Date By Checked Note

/ 12.05.2021 HS SB Issue for Planning

Prepared by Glenn Howells Architects Checked by Glenn Howells Architects

Name Hans Stolwijk Name Shauna Bradley

Job Title Architectural Assistant Part II Job Title Director

Date 12.05.2021 Date 12.05.2021

2 Royal Wharf Plot 14B Design & Access Statement Contents

1.0 Introduction 5.0 Access & Strategies

1.1 Executive summary 4 5.1 Accessibility 40 1.2 Introduction 4 5.2 Access Audit Public Realm 41 1.3 Scope 4 5.3 Vehicular Access 42 1.4 Design Team 4 5.4 Pedestrian Access 42 1.5 Strategic Planning Policies 5 5.5 Bicycle Access 42 1.6 Consultation Process 5 5.6 Refuse Strategy 43 5.7 Access Lane Gate Strategy 44 5.8 Adaptability/Livability 45 2.0 Analysis 5.9 Community and Security 45 5.10 Sustainability 45 2.1 Site Location 6 2.2 Historical Context 8 2.3 Transport and Connections 9 6.0 Site Maintenance 2.4 Planning History 10 2.5 Royal Wharf Materplan Building Materiality and Typology Plan 12 6.1 Site Management Strategy 46 2.6 Plot 14 Planning History 14 6.2 Landscape Management 47

3.0 Design Evolution 7.0 Landscape

3.1 Massing Evolution 16 7.1 Introduction 48 3.2 General Arrangement 18 7.2 Landscape Context 48 3.3 Plot 14B in its Context 19 7.3 Landscape Analysis 49 3.4 Facade and Grid 20 7.4 Landscape Design 50 7.5 The Urban Greening Factor 57 7.6 Materials 58 4.0 Design 7.7 Play Strategy 59

4.1 Architectural Character Concept 22 4.2 Summary Schedule Plot 14B 23 4.3 General Arrangement Ground Floor 25 4.4 General Arrangements Level 1 26 4.5 General Arrangements Typical Plan 27 4.6 Architecture and Materiality 28 4.7 Massing, Facade Grid & Balconies 30 4.8 High Street Visual 30 4.9 Townscape Elevations 32 4.10 Apartment Typology 36 4.11 Accessible and Adaptable Dwellings 37 4.12 Window Opening and Purge Ventilation 38

Royal Wharf Plot 14B Design & Access Statement 3 1.0 Introduction

1.1 Executive summary A desire to create a special and complimenting spaces and 1.4 Design Team architecture summarises the design team's approach of Plot In support of the Royal Wharf Plot 14B planning application, 14B as a continuation of Royal Wharf. Due to the prominent Client Oxley Wharf Property 4 Ltd this document forms the design and access statement for the location of the site, Plot 14B will provide a unique place with a application site known as Royal Wharf Plot 14B located in the focus on family living and places shaped by building edges to Development Manager Ballymore Development Borough of Newham (LBN). make a high quality residential setting protected from the scale and hustle of neighbouring roads and public transport routes. Planning Consultant Rolfe Judd Planning This report summarises the design process undertaken The sensitive deployment of materials and landscape will between August 2019 - December 2020, when developing the enhance the sense of place and allow attractive private Architect Glenn Howells Architects Ltd Mixed use scheme and the architecture from concept through outdoor spaces creating a place where people feel they can to technical appraisal. belong within a wider contextual setting framed by famous Principal Designer Advisor Robinson Low Francis LLP London landmarks and city parks. The report documents consultations prior to this submission Landscape Architect Townshend Landscape Architects with (LBN) and the LBN Design The focus will be on family living with 116 new homes in a Review Panel (DRP). Outlining the design evolution that mixture of 1, 2 and 3 bed apartments, the building will be set Structural Engineers OCSC occurred following the initial conversations with the LBN in the in high quality landscaping with a combination of publicly interests of improving the design and in response to feedback accessible open space adjacent to mixed use opportunities M+E Engineers IN2 from the aforementioned bodies. and a semi-private residents' courtyard. Sustainability & Energy IN2 The scheme proposal also aims to build upon and engage with 1.2 Introduction existing neighbouring sites; while also generating a successful Fire Engineer Olsson Fire & Risk individual and site specific strategy. Plot 14B is a residential led mixed use scheme located within Transport Consultant Transport Planning Practice Ltd the wider Royal Wharf site which was recently completed and is now fully occupied. The overall Royal Wharf site is situated in 1.3 Scope Quantity Surveyor Gardiner & Theobalt LLP the / Silvertown area of the London Borough of Newham (LBN). The site is bounded to the north by North We believe that place making is the key ingredient to creating Viability Consultant HEDC Ltd Woolwich Road and to the west by Deanston Wharf. The River a successful scheme and buildings will only prosper if people Thames forms the site's southern boundary with the Thames want to be around them. The combination of a unique location Environmental Consultant Aecom Barrier 100 metres to the east. Barrier Point Road and the and a London setting provides a great opportunity for residential development known as Barrier Point lie to the east. integrating Plot 14B into the Royal Wharf premises, bounded Daylight Assessor EB7 by high quality public realm within the developed and West Silvertown and Pontoon Dock emerging masterplan. (DLR) and Bus Station are located a short distance to the north east and west of the application site respectively along North This design and access statement sets out to explain in detail Woolwich Road. To the west of the site is Park the resolution of the design proposed. It clearly illustrates the which is a large area of open space containing parks and commitment to design and quality in the design development cultural facilities. process to ensure that the proposed scheme realises the full potential for this site. The Royal Wharf site covers an area of approximately (17.23 hectares) and formerly comprised three wharves namely This section is followed by chapter 2, focusing on the existing Venesta, Crescent and Minoco Wharves (west to east), none of conditions and analysis of the site. Chapter 3 includes the which have the status of being a safeguarded wharf. The site is design concept in context of the Royal Wharf Masterplan. not located in a Conservation Area and there are no listed Chapter 4 introduces the scheme proposals while chapters 5 buildings on, or within close proximity to the site. and 6 focus on access and strategies. Chapter 7 concludes the report with a section on landscape design.

4 Royal Wharf Plot 14B Design & Access Statement 1.5 Strategic Planning Policies Parking 1.6 Consultation Process The New London Plan*; the Mayor’s Transport Strategy; NPPF Relevant Planning Polices and material considerations for Plot Pre-Application Consultation with LB Newham Planning 14B are noted below: Employment Officers: The New London Plan*; NPPF; Industrial CapacitySPG Economic development Pre-Application Meetings: The New London Plan*; The Mayor’s Economic Development Access Strategy For London (2010); The New London Plan*; NPPF; the Mayor’s Energy Strategy; Meeting 01: September 2019 Mayor’s draft Climate Change Mitigation and Adaptations Meeting 02: October 2019 Housing Strategies; Mayor’s draft Water Strategy; Sustainable Design Meeting 03: May 2020 The New London Plan*; NPPF; Housing SPG; Providing for and Construction SPG Children and Young People’s Play and Informal Recreation Design Review Panel: SPG; Housing Strategy; Mayor’s Housing SPG, March 2016 Tall Buildings / Views The New London Plan*; RPG3A, View Management Framework DRP sessions were held on the dates below: Affordable Housing SPG, draft Revised View Management Framework SPG; The New London Plan*; NPPF; Housing SPG, Housing Strategy; Newham Local Plan (2018) Policiies SP4 Tall Buildings Review 01: 8th January 2020 Mayor’s Housing SPG, March 2016; Mayor’s draft Affordable Review 02: 8th July 2020 Housing and Viability SPG 2016 Ambient Noise Review 03: 1st October 2020 The New London Plan*; the Mayor’s Ambient Noise Strategy; Density NPPF A public consultation was held at the Royal Wharf Community The New London Plan*; NPPF; Housing SPG; Mayor’s Housing Centre in LB Newham on 28 and 30th January 2020. SPG, March 2016 Context Planning for the Historic Environment; NPPF Urban Design The New London Plan*; NPPF; Newham Local Plan (2018) Environment Policiies SP3 Quality Urban Design within Places; Newham Development and Flood Risk Local Plan (2018) Policiies SP1 Borough-wide Place-making; Newham Local Plan (2018) Policiies SP2 Healthy Neighbourhoods;

Mix of Uses The New London Plan*

Regeneration The New London Plan*; The Mayor’s Economic Development Strategy For London (2010); * The New London Plan Intension to Publish Version (December 2019) which replaces the existing London Plan is Transport due to be adopted in May 2020. The London Plan 2011 The New London Plan*; the Mayor’s Transport Strategy; NPPF (amended in 2013, 2015 and 2016) for consultation is also a material considerations. Cross Rail The New London Plan*; revised draft Cross Rail SPG (March Additionally the Newham Development Plan, which is formed 2010) of the Newham Local Plan (2018), provides policy guidance on economic development, housing, affordable housing, density, mix of uses, regeneration, transport and employment.

Royal Wharf Plot 14B Design & Access Statement 5 2.0 Analysis

2.1 Site Location

The photograph illustrates the location of Plot 14B within the Royal Wharf Masterplan in the London Borough of Newham.

Plot 14B is located within the wider Royal Wharf site, which is situated in the Royal Docks / Silvertown area of the London Borough of Newham (LBN). The site is bounded to the north by North Woolwich Road and to the west by Deanston Wharf. The River Thames forms the site's southern boundary with the Thames Barrier 100 metres to the east. Barrier Point Road and the residential development known as Barrier Point lie to the east.

Plot 14B is located in the heart of Royal Wharf. The application measures circa 0.3 hectare area and is currently occupied by temporary cabins for the Royal Wharf development site offices.

Directly adjacent to Plot 14B is the Royal Wharf Primary School to the north and Royal Wharf Gardens on the east. Plot 14A is built and occupied to the south.

Royal Wharf Plot 14B is not located within a conservation area and there are no listed buildings on or within the proximity of the site.

.

6 Royal Wharf Plot 14B Design & Access Statement Fig 1: Existing Site Transport Connections Diagram

Royal Wharf Plot 14B Design & Access Statement 7 2.0

2.2 Historical Context

The area has been developing for over two centuries. First managed as areas of pasture maintained in areas of a low lying flood plane the area changed drastically in the 18th and 19th centuries.

Throughout the 18th and 19th centuries the industrial revolution necessitated land east of the city be developed into industrial factories and warehousing culminating in the development of the Royal Docks which remained in use through to the 1980s.

As trade declined and Britain’s economic focus shifted the Royals steadily lost its focus as a centre for import and export. This steady decline from an industrial led centre, has left a legacy of dereliction and vacant land which is only recently being positively addressed in proposals for the Royal Docks Opportunity Area. Britannia Village Now the surrounding area is undergoing significant change. The former historic industrial land uses are relocating to more River Thames appropriate sites and a new mixed use community is emerging Peruvian Wharf including significant residential developments, led by public investment in the DLR and attraction of a riverside setting. Royal Victoria Dock

The airport, ExCeL and the University of East London are Future Development Site amongst the surrounding businesses. Britannia Village, Barrier Point East and Tradewinds and the land east of ExCeL include Vanesta Wharf significant new residential consents. Minoco Wharf Oil Pontoon

There have been more recent consents at Silvertown Quays, Sunshine Wharf Royal Wharf and Barrier Park East. These more recent developments are inclusive and have allowed external site Manhattan Wharf linkages to inform the layout and uses more than the earlier Deanston Wharf schemes at Barrier Point and Tradewinds. A new mixed use community is emerging. Thames Barrier

Royal Wharf sits in this context provide the opportunity to Thames Barrier Park connect existing communities with new areas of development Minoco and Crescent Wharf on both sides of North Woolwich Road while creating a diverse local and intensely active new urban quarter of London. Lyle Park

DLR Viaduct

North Woolwich Road

Barrier Point

8 Royal Wharf Plot 14B Design & Access Statement 2.3 Transport and Connections

Royal Wharf has a good level of access to transport infrastructure to support the development proposals that are emerging. In addition, there are future improvements to the area being brought forward through the regeneration of the area which has been emerging over recent years.

The area has benefitted in recent years from significant investment in the DLR and Crossrail, which provides excellent accessibility to Canary Wharf, central London and the south- east of England.

The closest Crossrail station will be at Custom House and is expected to be complemented with feeder bus services to provide access for current and future Newham residents and businesses.

London City Airport provides both national and international connections, along with related business opportunities.

Royal Wharf enjoys direct access to the service provided by the Thames Clippers from Royal Wharf Pier which takes residents to key destinations further up the river.

The development of Royal Wharf maximises the benefits of these nodes, linking with Canning Town and supporting the bus, cycle and river networks, encouraging a greater use of the waterway and riverside through improved pedestrian links and an extension to the current river bus routes, already promoted by the Royal Wharf Development

Royal Wharf Plot 14B Design & Access Statement 9 2.0

2.4 Planning History

Plot 14B is a stand alone planning application in the context of Royal Wharf. The Royal Wharf Masterplan and its parameters will be viewed as a guidance document for the Plot 14B proposal in order to integrate the design into the surrounding context.

Royal Wharf (and its immediate surroundings) is subject to a number of site specific and area-wide planning policy designations. The key points are summarised below:

• The site is located within the Royal Docks & Beckton Waterfront Opportunity Area where the London Plan (March 2016) promotes the comprehensive regeneration of the area via the delivery of 11,000 new homes alongside a new enterprise zone (delivering 6,000 jobs); • The site and surrounding area is also within LB Newham’s Arc of Opportunity - which is the primary focus for job creation and the majority of new housing on large sites over the plan period; • The Royal Wharf development site is identified by LB Newham’s Core Strategy as Strategic Site ‘S22’ (Minoco Wharf) - where a substantial new residential-led development is supported in order to create a new neighbourhood at West Silvertown. The designation supports a medium density (medium family) development, the creation of a new local centre addressing North Woolwich Road and the opening up of new links to the River; • Lyle Park (immediately to the west) is identified as a Green Space and the River Thames (immediately to the south) is a Site of Importance for Nature Conservation (SINC) – note: the SINC designation includes the pontoon/jetty structure linked to the site; • The site sits within the London City Airport Safeguarding zone

10 Royal Wharf Plot 14B Design & Access Statement Royal Wharf Parameters Maximum A.O.D. Level (metres) +18.50

Royal Wharf has been designed around parameters to help Maximum A.O.D. Level (metres) deliver the masterplan. These ensure that building fit into the +24.00 vision and context. Two of these relevant to Plot 14B are Maximum A.O.D. Level (metres) Heights and Frontage. +29.00

Maximum A.O.D. Level (metres) Maximum Heights AOD +32.00 Maximum A.O.D. Level (metres) +35.00 The maximum heights strategy as set out with the current approved Royal Wharf Masterplan defines where landmarks Maximum A.O.D. Level (metres) are formed and those streets and areas of urban realm within +36.00 the masterplan that are further defined and enclosed, to Maximum A.O.D. Level (metres) heighten the quality of the scheme. The diagram for maximum +37.00 development sets taller buildings adjacent to existing Maximum A.O.D. Level (metres) infrastructure along North Woolwich Road, along the principal +41.00 streets, riverside and main urban spaces, but limits height Maximum A.O.D. Level (metres) adjacent to the townhouses. +46.00

In some cases the maximum building heights vary within a plot Maximum A.O.D. Level (metres) to reflect the role of the building in the overall master plan +53.00 framework. In the case of Plot 14B the heights will generally Maximum A.O.D. Level (metres) work within this however it will be changed to reflect to +65.00 changed and justified given the change in approach to the delivery of Plot 14 in its entirety. Corner

Strong Edge Frontage Publicly Permeable Building frontages are key to the success of the plots.

Strategically the masterplan aspires to create spaces defined Semi Private by a range of differing building frontages to provide variety and character to each street and the development as a whole. Principal

Buildings within the masterplan were desired to meet the ground with long lengths of facade broken down into master and subordinate orders with a clear hierarchy to the elevation.

While plot land use is defined by the masterplan strategic parameters it is expected that the use of each plot may be read from its frontage which will articulate the facade and define the building character onto the street.

Plot 14B will follow this parameter to enhance and respond to the context but also to the completed Plot 14A to the south.

Royal Wharf Plot 14B Design & Access Statement 11 LOCATION TYPOLOGY Warehouse

Robust edge 2.0 Predominantly brick

LOCATION TYPOLOGY Pontoon Sq Civic North Woolwich Road + DLR Warehouse

02 Robust edge Strong Modelled Predominantly brick Stone 01 2.5 Royal Wharf Materplan Building Materiality 20 21 and Typology Plan 03 Pontoon 06 Sq Civic North Woolwich Road + DLR The Royal Wharf masterplanMansion is underpinned by an overarching materiality and set of typologies that relate to location and key 02 High St Strong Modelled site conditions. The diagrams to the right illustrate Stone Fine Elegance 04 01 conceptually the broadBrick principleswith Stone dressingof character and location 05 24 22 20 21 that were set out at the beginning of the masterplan design to Community Sq represent the starting point for plot design. Through the Market 03 Sq 06 design the diagram on the left has been developed and school refined as a more sophisticated and deeper understanding of High St Mansion the masterplan and its individual plots has emerged and High St Marker 08 evolved with the last update of plot 14B outline in red. Fine Elegance 04 12 Brick with Stone dressing Special Contrast 24 22 05 13 The buildings alongVarious the northern Materials edge of the masterplan that 14 09 Community Sq Market sit adjacent to the DLR and North Woolwich Road are based Sq 07 school on Warehouse typology, taking reference from their industrial neighbours such as Millenium Mills, and form a robust edge to High St Marker 08 the site. The Warehouse typology buildings are predominantly 10 brick, with a repetitive window arrangement. 17 Park Pocket 12 Riverside 11 Special Contrast Park 13 Various Materials 14 09 Relationship to Water 16 15 Moving south in to the heart of the masterplan, forming the 18 Stone Metal 07 edges of the market square, Civic typology buildings can be Pier found. These buildings have a deliberately strong architectural Sq

language that responds to their public setting. 10 17 Park Pocket Riverside 11 Park Mansion buildings are richly detailed brick and stone buildings River Relationship to Water 16 15 that have a strong presence in special locations and form a 18 Townhouse MASTERPLAN Stone Metal quieter background in other areas. Mansion typology buildings Pier are highly detailed andMews elegant. Sq Brick and Stone

Riverside buildings are located along the river front and are principally stone with large scale details and elements that Industrial, reflective of heritage River respond to the open river elevation that they occupy. BRICK - WAREHOUSE Townhouse MASTERPLAN

Mews Marker buildings haveSchool a distinctive, sometimes contrasting or Brick and Stone striking architectural identity and are situated at key prominent Residential heart, mansion buildings BRICK - MANSION Individual locations within theNatural site. Materials

Townhouses in a unifying scale throughout are mostly expressed in a buff coloured brick with stone detailing. Residential riverside, increase in scale, School change in material identity STONE The school is a unique building using a light brick and uses Individual ROYAL WHARF: TYPOLOGY MATERIALS CHARACTER Natural Materials contemporary detailing whilst complementing the surrounding context.

Images on the next page show emerged and in development buildings within the Royal Wharf Masterplan. ROYAL WHARF: TYPOLOGY MATERIALS CHARACTER

12 Royal Wharf Plot 14B Design & Access Statement Plot 20 Plot 24 Plot 23 - School Plot 22

Plot 13 Plot 14A Plot 14A Plot 12

Plot 16 Plot 16 Plot 15 Plot 11

Royal Wharf Plot 14B Design & Access Statement 13 2.0

2.6 Plot 14 Planning History

Plot 14B was originally visioned by GHA to be part of plot 14A.

The initial scheme that was proposed in 2015 showed a plot of 4 buildings connected by a single podium and architectural Plot 14A language in the mansion building typology.

Plot 14A was built first and it was the intention to deliver 14B later however 14A has been delivered as a stand alone building owing to land ownership for the land related to 14B which delayed its delivery.

Plot 14A is therefore a building that is now very challenging to Plot 14A connect physically to Plot 14B and hence any proposal for Plot 14B needs to have its own identity but must complement 14A and the Mansion Building typology. Plot 14B

Also with regards to the number of homes, this application is required to be a separate full application as the maximum quantum of homes has been achieved under the current permission of 3,385 for Royal Wharf.

Plot 14B

14 Royal Wharf Plot 14B Design & Access Statement North Facing Aspect

Constraints of implementing the Original Scheme

14B cannot be delivered to match the architecture of 14A as construction methodology may be hand built and may not be Plot 14B prefabricated by the same supplier.

Plot 14A currently has dedicated service access to its north Small Podium elevation and completed high quality facades. Given also the complete nature of the construction, construction methodology, residential occupation of the entire building and function these constraints prevent the original vision being realised using a joined and shared courtyard.

It is necessary therefore to separate the plots and create a dedicated service and private resident access route between plot 14A and plot 14B. The route provides the necessary Plot 14A Plot 14A Plot 14A access to the several back of house services including cycle storage as well as necessary access to substations to the existing building on plot 14A as well as 14B.

The result from this separation is a smaller podium courtyard on plot 14B providing less amenity for the residents and the sense of connection with 14A is lost for the community of residents. Ground Floor: Service access required between the plots Level 1: Small podium following the split of the service access Typical plan: Inefficient layout and North facing Apartments The other relevant issue is that the original vision included several single-aspect north facing apartment units. Whist the format of building form respects the high street frontage would be detrimental to use this original vision for the points raised earlier.

Royal Wharf Plot 14B Design & Access Statement 15 3.0 Design Evolution

3.1 Massing Evolution

The Plot 14B scheme has undergone a rigorous and thorough design development process. The development has been a direct response to the constraints and opportunities which were identified on the previous pages.

The evolved design has developed through the use of sketches, models, CGI's and comprehensive testing. The results of which are illustrated through the diagrams and sketches on the following pages.

AOD +32 AOD +37

AOD +37 2 AOD +43 1 AOD +53

AOD +37

Massing Masterplan Rotating Building 2 Add Height

Plot 14B massing as set out by the current approved 2015 Royal Wharf Masterplan. Rotating building 2 to create a higher quality courtyard and get daylight into the Additional height to mediate to Plot 12 and relationship to the park whilst enhancing development and toward the High Street and the School. the frontage and relationship to the High Street.

16 Royal Wharf Plot 14B Design & Access Statement Align Datum Core Layout Improved daylight penetration

Lower building two to align datum with levels of Plot 13, allowing maximum daylight Introducing a circulation core facing the courtyard and a layout with no north facing Daylight penetration into the courtyard as well as towards High street and the Royal penetration into the courtyard. apartments. Wharf Primary School.

Royal Wharf Plot 14B Design & Access Statement 17 3.0

3.2 General Arrangement

To address the issues we looked at rotating the building facing the High Street. By this simple move the design is able to activate the western elevation with residential duplexes.

The lobby entrances are also equally activating East and West elevations whilst the northern elevation is dedicated to uninterrupted commercial uses.

By relocating the cycle store, parking and utility to the centre of the building the proposal is able to successfully screen the back of house uses from the public view.

18 Royal Wharf Plot 14B Design & Access Statement 3.3 Plot 14B in its Context

Double height frontage to the main elevation is provided by both duplexes on the east and west elevation as well as double height retail frontage on the north elevation. This creates a double height podium that ties in with the podium datum of the surrounding plots.

Having parallel buildings gives the opportunity for daylight to penetrate into the High Street and toward the school situated on Plot 23 which results in greatly increased daylight penetration. The height of the podium comes down between the parallel buildings allowing the daylight to reach the High street. It does not compromise the daylight coming through and it also does not compromise the masterplan principles of delivering a High Street edge that is required to create the right presence.

Royal Wharf Plot 14B Design & Access Statement 19