902-910 Eastern Avenue, Ilford

Architectural Design & Access Statement

for the proposed redevelopment at 902-910 Eastern Avenue, Ilford

December 2016 902-910 Eastern Avenue - Design and Access Statement

Contents

1.0 Introduction 6.0 Appearance and Materials - 1.1 Introduction ...... 03 - 6.1 Appearance and Materials - Design Precedent ...... 30 - 6.2 Appearance and Materials - Concept ...... 31 2.0 Context - 6.3 Appearance and Materials - Organisation ...... 32 - 2.1 Local Context - Existing Site Photographs ...... 04 - 6.4 Appearance and Materials - Corner ...... 33 - 2.2 Local Context - Local Character ...... 05 - 6.5 Appearance and Materials - Brick ...... 34 - 2.3 Local Context - Existing Site Analysis ...... 06 - 6.6 Appearance and Materials - Primary Facades ...... 35 - 2.4 Local Context - Local/Regional ...... 07 - 6.7 Appearance and Materials - Balconies ...... 36 - 2.5 Local Context - Vernacular and Street Grain ...... 08 - 6.8 Appearance and Materials - Hertford Road ...... 37

3.0 Recent Development 7.0 Access - 3.1 Recent Development - Local ...... 09 - 7.1 Access - Access Strategy ...... 38 - 3.2 Recent Development - Newbury Park ...... 10 - 7.2 Access - Inclusive Design and Lifetime Homes ...... 39 - 3.3 Recent Development - Gants Hill ...... 11 - 7.3 Access - Lifetime Homes and Fully Accessible Units ...... 40 - 7.4 Access - Bike, Buggies and Dis. Parking ...... 41 4.0 Design Development - 7.5 Access - Bins and Servicing ...... 42 - 4.1 Design Development - Pre-Application ...... 12 - 4.2 Design Development - Pre-Application Evolution - Re- ...... 13 8.0 Landscape Design sponse to 1st Pre-Application Advice - 8.1 Landscape Design - Layout ...... 43 - 4.3 Design Development - Site Layout Development ...... 15 - 8.1 Landscape Design - Communal Amenity ...... 44 - 4.4 Design Development - Refining Mass and Scale ...... 16 - 4.5 Design Development - Pre-Application Evolution - Re- ...... 17 9.0 Design Out Crime sponse to 2nd Pre-Application Advice - 9.1 Design Out Crime ...... 45 - 4.6 Design Development - Pre-Planning Outcome ...... 18 - 4.7 Design Development - GLA Evolution - Response to ...... 19 10.0 Sustainable Approach GLA Pre-Planning Application Meeting - 10.1 Sustainable Approach - Sustainability ...... 47 - 4.8 Design Development - Review of Public Consultation ...... 21 - 4.9 Design Development - Pre-Application Evolution - Re- ...... 22 11 Summery ...... 48 sponse to 3rd Pre-Application Advice - 4.10 Design Development - Pre-Planning Outcome ...... 23

5.0 Proposed Strategy ...... 24 - 5.1 Proposed Strategy - Site Layout ...... 25 - 5.2 Proposed Strategy - Proposed Scale ...... 26 - 5.3 Proposed Strategy - Proposed Massing ...... 27 - 5.4 Proposed Strategy - Use and Amount ...... 28 - 5.5 Proposed Strategy - Street Scene ...... 29 - 5.5 Proposed Strategy - Undercroft Zone

2 902-910 Eastern Avenue - Design and Access Statement 1.0 Introduction

3 N 1.1 Introduction

This Design and Access Statement is prepared in support of a planning application for residential development on land at 902-910 Eastern Av- enue, Newbury Park, London, IG2 7HZ.

The proposals developed in accordance with the following Development Plan and national planning policy:

• National Planning Policy Framework (NPPF) 2012 • The London Plan (2015 + MALPs 16th March 2016) • The Core Strategy (2008) • Redbridge Borough Wide Primary Policies (2008) 1 2 • Redbridge Development Opportunity Sites (2008) and • Proposals Map

This document has been divided into the following sections to convey the EASTERN AVENUE (A12)

HERTFORD ROAD manner in which the site proposals respond to, and address the, relevant policy:

THE SITE BROOK ROAD • Review of local developments • Context - Assessment of the site, its context and the local character • Proposed - Outline of design approach, site layout and proposed appearance/design

The proposed building form responds to the site constraints and demonstrates good principles of urban design that responds to its context; site constraints and the amenities of neighbouring properties. The scale and character of the area are key parameters that have been considered throughout the design development. It is considered that the proposal represents a comfortable balance between optimizing the site’s potential and maintaining a transition to the larger scale developments recently constructed around Newbury Park and Gants Hill. The whole site, looking west along the Eastern Avenue boundary of the Avenue Public House and Ford Motors

KEY:

1 NEWBURY PARK TUBE STATION - London Underground EASTERN AVENUE (A12) - Providing access from the north Station on the Central line in Zone 4, 46min to Tottenham east and the south west running from Brentwood towards Court Road, 14min to Stratford the centre of London.

2 NEWBURY PARK BUS STATION - Access to bus 3 OAKS PARK SCHOOL - Mixed comprehensive school for numbers 66, 296, 396 providing services towards Romford, ages 11-19. Goodmayes and Gants Hill.

CENTRAL LINE

1.1 Introduction 3 902-910 Eastern Avenue - Design and Access Statement 2.0 Local Context

2.1 Context - Existing Site Photographs

ADJACENT ROADS & BUILDINGS: 2 Immediately adjacent to the west of the site is the seven- storey building of Newbury House 1 . This building com- 1 prises 6 storeys of commercial/office space above the ground floor, which is open and utilised for parking and plant space. A significant number of phone masts and other services are 3 located on the roof of this building, which increases the visual height significantly above its seven storey height. Prior approval for the change of use of this building to residential use was granted in 2015 THE WHOLE SITE: Looking west along the Eastern Avenue boundary of the Avenue Public House and Trust Ford Motors To the south and east, the existing buildings along Hertford Road and Brook Street are primarily single and two-storey residential houses set a substantial distance from the road- side.

On the opposite side of Eastern Avenue the scale increases

N 2 with two storeys of residential accommodation located over a parade of shops in addition to the recent 7/8 storey develop- 2

ments on Monarch Way. N

4 5 Eastern Avenue 3 1

890-900 Retail Newbury House Retail 56

14 16 18 20 22 (c) UKMap 2 Copyright

. The GeoInformation 4

1 Group 6 Retail

AVENUE PUBLIC HOUSE SITE: From the corner of Brook St and Hertford Road AVENUE PUBLIC HOUSE SITE: Looking south from Eastern Avenue 2014 Road Licence 3 Hertford No Brook . LANDMLON100003121118 Road 24 26 31 5 28 30 33 32 35 34 37 36 38 2

48 1 NEWBURY HOUSE 52 54

2 THE AVENUE PUBLIC HOUSE 1 3 The Avenue Public House & the Dagenham Motors Site 3 TRUST FORD CAR GARAGE 910 Eastern Avenue, Ilford IG2 Scale bar Existing: 0 10 K K M 1 2 4 6 8 Site Plan metre Not to Scale architects

0 6 3 1 2 4 EASTERN AVENUE (A12)

FORD MOTORS SITE: Looking southeast from Eastern Avenue FORD MOTORS SITE: Looking southwest from Eastern Avenue

2.1 Context - Existing Site Photographs 4 902-910 Eastern Avenue - Design and Access Statement 2.0 Local Context

2.2 Local Context - Local Character

MATERIALS: The prominent construction material within the immediate context is a red brick. Further materials have been used to increase variation and articulation. This ranges from render/ pebble dash finishes within the 1970s/80s terraced houses as well as cladding and glazing panels used in the neighbouring office building, Newbury House, to the west of the site along Eastern Avenue.

Many buildings comprise pitched roof structures although Newbury House, in addition to a number of further tall struc-

2 Storey terraced houses on Hertford Road Commercial space with a further 2 storeys residential on Eastern Avenue north east of the site tures along Eastern Avenue, have flat roofs. Pitched roofs are generally tiled in red/brown or gray clay tiles.

SCALE: To the south of the site the existing properties predominately comprise 1 or primarily 2 storey terraced houses with pitched roofs. A number of these properties have further accommodation within the roof pitch.

Fronting Eastern Avenue the properties increase in scale, with the more recent buildings comprising 7/8/9+ storeys.

Neighbouring Newbury House is 7 storeys, but aerial masts and plant on the roof increase the perceived height by an additional storey.

PERIOD AND QUALITY: Example of a 3 storey residential building on Eastern Avenue Newbury House, adjacent to the west of the Trust Ford Motors site There is an eclectic mix of property ages and types within the local context which reflects it history as infill development following war-time damage and demolition.

With the changes in scales and periods bounding Eastern Avenue it is considered that there is an opportunity to develop a scheme generated by the scale to Newbury House, integrating this existing structure more comfortably into the context.

7-9 storey development, Memorial Heights to the west of Newbury Park Station 6 storey Courtney Towers at Newbury Park

2.2 Local Context - Local Character 5 902-910 Eastern Avenue - Design and Access Statement 2.0 Local Context

Newbury House 7 storey commercial/office building with undercroft car parking and further roof top survices. 2.3 Local Context - Existing Site Analysis Located to the south of the London Borough of Redbridge, the proposed development site bounds the south side of Eastern Avenue (A12). The Memorial Heights Ford Motors Site Newbury Park Station other site boundaries are with Brook Avenue to the east, Hertford Road to 7 storey residential Hard surfaced car the south, whilst the west boundary is made by Newbury House. development raised park with single storey The Avenue PH Site over undercroft car sales room Two storey Public House The area immediately surrounding the site predominantly comprises resi- park building & parking dential accommodation, although there are pockets of light industrial use and commercial space at various points along the A12 within close prox-

imity of the site. N The site comprises two separate areas: Area A - The Avenue Public House • This area makes up the eastern half of the site and comprises approximately 0.26 hectares. • Located at the junctions of both Brook Road and Eastern Avenue; and Brook Road and Hertford Road, Area A has an outlook onto all three of these streets. • The existing two-storey building sits at the centre of Area A allowing for large areas of hard surfacing between the building and the surrounding roads. These are primarily used for parking and servicing.

Area B - Ford Motors Site • This area makes up the western half of the site and comprises ap-

Hertford Road proximately 0.13 hectares. • The site is currently vacantly but was previously occupied by Trust Eastern Avenue Ford, as a new and second hand car showroom and sales lot, Area B forms primarily an open forecourt, although a single storey sales unit is located at the rear of the site backing onto Hertford Road. • Area B has boundaries with Eastern Avenue to the north, whilst a thin strip of walled green space extends along the southern boundary preventing access onto Hertford Road.

Both sites are relatively open with large areas of hard surfacing surrounding the existing buildings. Soft landscaping is very limited although there are some existing trees along the southern boundary of Area A, which have been considered and in the most part retained within the proposed development strategy. Brook Road The existing topography is a key consideration to the regeneration of the sites. Sloping from the northwest corner down to the southeast corner, at the junction of Hertford Road and Brook Road the site is approximately a metre lower than the level of Eastern Avenue. Brook Road is at therefore at a reasonable gradient whilst Hertford Road has more of a gradual slope from west down to east.

Aerial view of the existing site

2.3 Local Context - Existing Site Analysis 6 902-910 Eastern Avenue - Design and Access Statement 2.0 Local Context

2.4 Local Context - Local/Regional

PUBLIC TRANSPORT: The site has a Public Transport Accessibility Level (PTAL) of 3 where PTAL 6b is the best level of accessibility.

Eastern Avenue is a bus route providing access to 3 bus services within a 2-minute walk. A further bus route can be access within a 590m distance. Newbury Park London Underground Station (Central Line) is accessed a distance of 483m away, less than 6 minutes walk.

A406 A406 Local restraints and amenities Valentines Park - 1mile west of the site Seven Kings Park - 0.3milesWHITE east HART of the site WOODFORDROAD NETWORK: LANE A406 A406 A406 COLDFALL WOOD GREEN A1055 A112

WOOD With direct access to the A12 the site is considered to be in a prime loca- A406 A504 N A504 WOODFORD WALTHAMSTOW WHITE HART BARKINGSIDE A504 WEST GREEN tion for access to the wider motorway network. To the west of the site is A1 A123 A406 HIGHGATE A1006 A112 WOOD GREEN LANE A112 WOOD HARRINGAY GANTS HILL A406 COLDFALL A1055 CROUCH END access to the North Circular while further to the east along the A12 is the WOOD A105 W ANSTEA D REDBRIDG E NEWBURY PARK A1 0 A12 A1201 M25 junction 28. A504 VALENTINES A504 WALTHAMSTOW A104 PARK A103 CAZENOVE BARKINGSIDE LEYTONST ONE

A504 WEST GREEN A105 A WANSTEAD PARK A1 104 A123 A12 HOLLOWAY ILFORD HIGHGATE A1006 ILFOR D A112 A1 0 LEYTON WANSTEAD FLATS WOOD HARRINGAY GANTS HILL MANOR P ARK A400 FOREST GA TE A116 LOXFORD CROUCH END MARYLAND W ANSTEAA5203D REDBRIDG E NEWBURYSTRATFORD PARK A117 A105 BARNSBURY A107 WOOD A12 A1 0 A41 A1 A106 A1201 A1200 A118 BARKING REGENT’ S A1208 PARK VALENTINES A400 A104 A5205 PARK A5200 A1209 A117 A201 BETHNAL GREEN A1011 MILE END LEYTONST ONE A11 A112 A103 CAZENOVE FARRINGDON TO TT ENHAM HOLBORN A1 3 CRT RD CHANCER Y LANE THE SITE A4206 MARYLEBON E LIVERPOOL ST . WHITECHAPEL CITY OF ST PAULS SOHO A13 MARBLE BOND WANSTEAD PARK BANK POPLAR A105 STREET OX FORD LONDON A104 A12 ARCH CIRC US HYDE PARK HOLLOWAY LONDON SOUTHWARK ILFORD LEYTON ILFOR D A112 A1 0 A4 WANSTEAD FLATS A200 A100 ISLE OF BELGRAVIA MANOR P ARK RIVER THAMES LAMBETH DOGS A202 A206 FOREST GA TE LOXFORD A400 A3217 A116 WOOLWICH MARYLAND A215 A200 A102 MARYO N A206 WILSON PARK A5203 STRATFORD CAMBERWELL A117 BARNSBURY A107 WOOD A41 A1 A106 A1200 A118 BARKING REGENT’ S A1208 PARK A400 A5205 A5200 A1209 A117 A201 BETHNAL GREEN A1011 A11 MILE END FARRINGDON A112 TO TT ENHAM HOLBORN A1 3 CRT RD CHANCER Y LANE A4206 MARYLEBON E LIVERPOOL ST . WHITECHAPEL CITY OF ST PAULS SOHO A13 MARBLE BOND BANK POPLAR STREET OX FORD LONDON ARCH CIRC US HYDE PARK LONDON SOUTHWARK A112 A4 A200 A100 ISLE OF BELGRAVIA RIVER THAMES LAMBETH DOGS A202 A206 A3217 WOOLWICH A215 A200 A102 MARYO N Proposed site context WILSON PARK CAMBERWELL A206

2.4 Local Context - Local/Regional 7 902-910 Eastern Avenue - Design and Access Statement 4.0 Urban Context

N 2.5 Local Context - Vernacular & Street Grain

Eastern Avenue - Existing Streetscape

2st The illustrations on this page examine the scale and height 3st of the built environment immediately surrounding the site and 2st extending down past the Main Line & London Underground Station of Newbury Park.

3st 3st The general vernacular fronting Eastern Avenue consists 3st 2st primarily of 3-5 storey residential terraces or blocks, some of which combine commercial uses at the ground floor. 2st 3st 2st However, to the west of the station, newer developments such as Memorial Heights (illustrated on previous page), are of a much higher density and height, extending upwards of 9 8st 2st 3st storeys. 7st 4st 3st Eastern Avenue Located a similar distance from Newbury Park Station to the east, rather than to the west, the site benefits from the 2st 2st same levels of accessibility as Memorial Heights and is set 7st 6st immediately adjacent to the 71/2 storey commercial building of 9st 2st Newbury House. Newbury House has permitted development 2st 4st approval for its conversion from Office (B1) to Dwellings (C3) (planning ref. 2125/14). Newbury House therefore sets 2st 2st 2st 2st 2st the catalyst for the scale of the proposal and the emerging pattern for future development in the locality. 3st 2st 2st

2st Legend

Site Existing building heights and uses diagram - area immediately surrounding Newbury Park Station Non-residential institutions

Houses & Terraced Housing Holiday Inn Restaurant Oasis Residential Residential Memorial Commercial Courtney Towers Newbury Park train 2 Storey terraced Newbury Ford Motors The Avenue Commercial St Teresa’s Express Heights and residential Station Houses House Pub space with RC Church 2 storeys residential Flatted development

Flats with ground floor commercial O a k s L n e Religious v e v e A A Site Ilford War Memorial e l d i New Build B r o k R a d L a n c i g R o d H e r t f o d R a C r o w n fi R o y a l C r e s c n t K i n g G e o r Extended Section - illustrating the existing scale and height of the wider urban context surrounding the site.

2.5 Local Context - Vernacular & Street Grain 8 902-910 Eastern Avenue - Design and Access Statement 3.0 Recent Development

The Point, No.420, Eastern Av- City Gate House, Eastern Av- Former Gabrielle House and Former King George Hospital enue, Ilford, IG2 6NS enue, Gants Hill Odeon Cinema Site, Perth Road (Main Site & West Wing, Eastern 3.1 Recent Development - Local and 454-468 Eastern Avenue, Avenue, Newbury Park Further to the west and just one tube stop from Newbury Park Planning Application Ref: 3410/13 Planning Application Ref: 2599/06 Gants Hill Station, Gants Hill is currently experiencing significant, cur- Planning Application Ref: 1616/01 rent and future, residential development. Approved: 18 July 2014 Approved: 22 December 2006 Planning Application Ref: 1616/01 Approved: 21 October 2002 Sites at City Gate House and former Gabrielle House pro- Demolish all the existing buildings. Conversion of existing building to Approved: 14 January 2005 vide, or will provide, ground floor commercial space with multi New mixed use development to residential & erection of detached Mixed use development compris- storey housing above, ranging from 10-13 storeys in height. provide 105 residential flats and block to provide 125 apartments, Mixed use development comprising ing residential units (conventional Whilst additionally The Point, currently under construction, 730sqm commercial (A1/A2/A3/ the demolition & replacement of residential flats (81 one bedroom, 2 storey housing up to 5 storey promises high-density living within a concentrated develop- D1) floor space in three blocks the existing office building with a apartment blocks providing a 133 two bedroom), commercial ment, again including commercial/retail space at the ground ranging in height from three to new 3 storey building for class B1 floorspace for use within Classes range of 1 - 4 bed units): employ- floor. seven storeys. Re-provision of use & the provision of associated A1, A2, A3, D2 associated car ment use (Hotel): commercial Use existing public toilet facilities, landscaping and parking. (B1, A1 - A3): community facility: parking, landscaping and ancillary Although outside the immediate proximity of the proposals, landscaping, new vehicular access development. formal/incidental amenity space: and associated car and cycle landscaping and associated infra- these schemes still set a precedent within the local area, il- parking. structure and car parking. lustrating that new mixed use developments are coming forward at higher densities compared to the development they are replacing.

THE PROPOSED SITE N

AREA OF SUSTAINED DEVELOPMENT BOUNDING GANTS HILL STATION

NEWBURY PARK STATION DEVELOPMENTS

Recent high density development focused around the local transport hubs of Newbury Park and Gants Hill

3.1 Recent Development - Local 9 902-910 Eastern Avenue - Design and Access Statement 3.0 Recent Development

3.2 Recent Development - Newbury Park

There are a number high density residential developments which have been constructed relatively recently within a short distance of the site. These include:

Memorial Heights - The former King George Hospital site Monarch Way/King George Avenue, Ilford

• A recent residential development on the north side of Eastern Avenue, comprises flats and houses with the flatted blocks ranging from 5-8 storeys. • This development is located a similar distance from New- bury Park Station as the proposed site, but to the west of the station rather than the east. • This development is of particular relevance as a local precedent for the proposed development. The design strategy therefore builds upon the levels of density, massing, car parking etc established at Memorial Heights.

9 storey main tower of The Holiday Inn Express to the west of the proposed site 6 storey secondary wing of The Holiday Inn Express Additionally there are a number of older residential developments, such as Courtney Towers, that are between five and six storeys in height, lining Eastern Avenue to the east and west of the site.

Although not a residential development, the most recently completed building in the proximity of the site is the Holi- day Inn Express. This building extends up to nine storeys in height.

The emerging character of development along the Eastern Avenue (A12) corridor is for taller buildings of a primarily residential use, with a higher density than those located away from the A12.

Both Memorial Heights and The Holiday Inn development were completed some years ago. The development strategy within the locality and beyond has therefore evolved within the intervening years, providing greater opportunity for increased density on the proposed site. Certainly more recent development at Gants Hill (as per the following section) are setting new precedents within the Borough.

Memorial Heights as seen from King George Avenue View of Memorial Heights, the former King George Hospital site, from Monarch Way

3.2 Recent Development - Newbury Park 10 902-910 Eastern Avenue - Design and Access Statement 3.0 Recent Development

3.3 Recent Development - Gants Hill

There are a number of recent developments within the area immediately surrounding Gants Hill Station.

These range in scale however they all deliver residential accommodation to the upper floors with commercial accommodation provided at ground level.

The largest developments bounding Gants Hill station are the 14 storey City Gate House and the 10 storey Carmel House on the site of the former Odeon Cinema. The Point at No.420 image to be smaller and Eastern Avenue also provides considerable residential densi- not dominate the page ties over 7 storeys.

The width of Eastern Avenue is such that it is considered that this forms an appropriate catalyst and opportunity to provide additional residential accommodation within a sustainable location.

Having reviewed in detail the site context and recent developments within the area it is considered that these design driv- ers can influence the development of an appropriate scheme at the site. The proposed design considers the opportunities Recently completed City Gate House 14storey residential View of the constructed development at the former Odeon as indicated within the Gants Hill developments but it respects development, Eastern Avenue, Gants Hill Cinema Site, 454-468 Eastern Avenue, Gants Hill the contextual restraints bounding the proposed site forming an appropriate scale and mass.

Aerial view of the proposed development at No.420, Eastern Indicative view of the proposed development at No.420, Eastern Avenue, Avenue, Ilford, IG2 6NS (currently under construction) Ilford, IG2 6NS along Woodford Avenue

3.3 Recent Development - Gants Hill 11 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

Pre-Application 3D Sketches - November 2016 Pre-Application 3D Sketches - January 2016 4.1 Design Development - Pre-Application

As outlined in the following section of this document a Pre Application was submitted to Redbridge Bor- ough Council on 23rd September 2015.

This was followed by a Pre-Application meeting with the Planning Department on 10th November 2015. A formal letter of response was received from the LPA on 1st December 2015 and the design developed in accordance with advice from the relevant departments at the Local Authority.

A second Pre-Application meeting followed on the 15th January 2016 at which the evolution of the de- General View looking onto the proposed site View looking west from Newbury House up Eastern Avenue sign was tabled and further input received from the Planners.

Both meetings and the advice received is sum- marised in the Statement of Community Involve- ment and in the following pages which outlines how the proposals have been developed with the LPA. The proposed design, massing, form, scale, amenity provision etc illustrated in the latter sections of this document are therefore the culmination of this evolution.

View from the junction of Hertford Road & Brook Road View looking east along Hertford Road

View looking east down Eastern Avenue towards Newbury Park Station View looking into the central courtyard

4.1 Design Development - Pre-Application 12 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.2 Pre-Application Evolution - Response to 1st Pre-application Advice (received 01/12/2015) The proposed design was revisited and developed further following the Pre-Application meeting with the Local Authority on the 10/11/2015 and the Redbridge Council’s written response form the items discussed at this meeting. This was received on 1/12/2015. The following table sets out the design response to the Planning Officers’ comments, developing a scheme that responds appropriately to the site context and is in line with key planning policy, delivering the Local Authority’s design aspirations.

Item Case Officer’s Comments -LAND USE KKM’s Design Response 1 The proposal results in the loss of a public house and an employment use. Public houses are • Throughout the design consultation, discussions took place regarding the provision of a commercial element within the proposal. often valued by local residents and their loss can be controversial. Therefore, if this loss is to be Following the LPA’s preference that the commercial element was removed, this was removed and replaced with additional acceptable, the public benefits of the scheme would need to clearly outweigh any harm that is residential units. caused. The loss of employment land should also be justified (e.g. through demonstrating that a • The removal of this commercial element has allowed a small reduction in the building height and removed the need for commercial marketing campaign has been conducted without success). servicing and deliveries.

2 It is advised that the proposed A3/A4 bar/restaurant is likely to generate significant vehicle trips • Note the above comments. and associated parking demands (which cannot be addressed on site given the proposed layout). It is advised that the scheme is revised so that it is wholly housing.

Item Case Officer’s Comments -Height / Design KKM’s Design Response 3 The proposal involves a scheme of substantial height, if this is to be acceptable it will need to be • Establishing an architectural design strategy that mediates the height of the proposed building with the scale of the local vernacular of the highest architectural and residential quality. is considered key to the success of the development. • Further information is provided within the latter section of this document indicating the intended materiality and design aesthetics to address the height, mass, and form of the proposal. • As discussed at the pre-application meeting, the height of the proposal has been developed to reflect the height of Newbury House at the western end of the site, with an increased in scale of the building at the corner of Eastern Avenue and Brook Road. • With differing scales across the site it is considered that the proposal responds to the existing conditions bounding the site. To the south, fronting Hertford Road, the scale of the proposed building reduces substantially to three storeys. This provides a domestic scale at street level in line with the terraced properties to the south of Hertford Road.

4 It is advised that the external facing materials are brickwork on all elevations, with the rear • It is considered that with robust materials and an emphasis on brick, are appropriate, particularly for the Eastern Avenue (A12) elevations possibly having a lighter tone of brick than the front elevation. Any application should be frontage, and this approach has been developed further and integrated into a holistic approach, maintaining consistency across all supported by details of the proposed palette of materials including to balconies, guttering, cycle/ elevations. refuse stores, boundary treatments etc. Indicative landscape details will also be important.

5 Articulation and details such as reveals, soffits, entrances and entrance canopies etc will be • Consideration has been made to the guidance and precedents offered in the New London Vernacular Architecture document important. New London Vernacular architecture may be a robust approach for this location. drafted by ‘Design For Homes’ & ‘Urban Design London’ through the development of the details of the design.

6 The site is not in a designated area for tall buildings, accordingly a robust justification for the • The need to justify the proposed scale with a high quality architectural design, supported by CGI’s, particularly at the northeast scale (Block A 10 storeys high; Block B 9 storeys high and Block C 11 storeys high) and massing corner is appreciated. Elevations and 3D visuals have been developed to illustrate how the quality of the design will suit the which would need to be made in a Planning Statement. In particular, the height of the block at the proposed scale. 3D visuals have been included in this document demonstrating the appropriate relationship between the proposed junction of Brook Road and Eastern Avenue would also need to be justified given its relationship building and its context. with the Catholic Church of St Teresa across the road. • Refer to the Proposed Elevation Design Section of this document.

7 It would be beneficial if CGls are produced giving different view points to illustrate howthe • 3D visuals have been included in this document demonstrating the appropriate relationship between the proposed building and its proposal will relate with its surroundings. context.

8 North-east corner: redesign balcony so does not overhang the public footpath. • Refer to the Proposed Elevation Design Section of this document.

4.2 Pre-Application Evolution - Response to 1st Pre-application Advice 13 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.2 Pre-Application Evolution - Response to 1st Pre-application Advice (received 01/12/2015)

Item Case Officer’s Comments -Layout / Amenity KKM’s Design Response 9 Perimeter block ‘U’-shape appears an appropriate response to site shape and constraints. • The perimeter block has been extended further around the site and up Hertford Road to create more of a sense of ‘enclosure’. However, the amount of communal amenity space and child play space provision appears • A podium is located within a central courtyard, formed through the enclosing new buildings, that will provide a much higher quality insufficient; whilst the surface parking arrangements appear excessive. Advise to reduce and of communal amenity space than previously proposed. All surface parking has been relocated within the lower ground floor and is rationalise surface parking and increase communal amenity space. Surface level cycle store also accessible from a single vehicular entrance point from Brook Road - see following sections. appears unnecessary - the cycle spaces can be provided in the basement. • The advantage of this approach is that it moves all parking spaces within the curtilage of the building, increasing the provision of amenity space available on site. 10 Provision of maisonettes on Brook Road is welcome. • Family units, primarily maisonettes, are proposed fronting onto Hertford Road. In addition larger family units are also proposed along Brook Road. However due to the restricted length of the Brook Road frontage and the location of the vehicular access point along this boundary, the potential for maisonettes on Brook Road is limited. 11 Would need further details of how the communal podium would work. It should have an internal • The revised location of the podium within the central courtyard simplifies the potential for access to this area for designated users. access from both sides. Boundary treatments to the podium are also important. Refer to the Proposed Site Layout section of this document for further information. Item Case Officer’s Comments -Quality of Accommodation KKM’s Design Response 12 In relation to residential quality it is expected that all flats and balconies will meet or exceed • All units are designed to meet with, and in many cases exceed, the space standards set out in the London Plan with associated relevant London Plan size standards; floor to ceiling heights are a minimum of 2.5m; all flats meet balconies/gardens sized accordingly. Lifetime Homes standards and 10% of all flats are wheelchair adaptable with those in the social/ • The internal layout of the building, approaches to entrances, movement across the site, access to upper floors etc are designed in affordable rent tenure being wheelchair accessible. accordance with the Lifetime Homes Standards. • The provisions of homes for disabled persons and wheelchair adaptable units will be outlined in the viability strategy for the site. There is ample flexibility within the design to allow for all specific units at the required size and level. 13 We have concerns with the number of single aspect north facing flats (4 per floor), particularly as • The revised proposal has slimmed-down the overall plans for the blocks allowing all units to be either dual-aspect or south facing. those flats would have an outlook over the Eastern Avenue. There are no single aspect north facing units within the development. 14 Core B should be served by 2 lifts. • 2No. Lifts are provided to all cores apart form the lower Block E. This has allowed for flexibility in the proposed location of disabled persons and family units. It is considered that the proposed lift provision surpasses London Plan requirements and is appropriate for the scale of the development. 15 Details of boundary treatments along with the quality of outlook, privacy, and defensible space • All Blocks fronting onto Eastern Avenue have now been set further back from the road to allow for larger entrance areas to the for ground floor flats needs more consideration - very small set back from the southern footway Blocks at ground floor, defensible space between the units and the public realm, and for ventilation to the car parking area. Sketch on Eastern Avenue. Suggest consideration is given to duplex flats on ground floor as well as sections included in the later part of this document illustrate the relationship between the building and the road. greater setback. Sections through would help us to understand relationship better. 16 Housing mix responds to the Council’s needs in private tenure. Mix in affordable housing tenure • This has been established within the viability strategy supporting this application. to be discussed further. item Case Officer’s Comments -Highways KKM’s Design Response 17 TA required (including parking survey) to justify the parking provision and assess whether there • This report has been produced in support the application and the design developed accordingly. is on-street car parking capacity; would also require a service management plan.

18 There would a need for highway and footway improvements around the site and these would be • An indicative S278 schedule has been submitted in support of this full planning application. carried out under section 278 Highways.

19 Cycle parking to be conveniently located around cores. Relocating some cycle storage adjacent • Provision of secure cycle storage is located within the lower ground floor parking area and at ground floor. This is accessible by the to Core A would be useful. associated core and exceeds London Plan requirements. Item Case Officer’s Comments -Other Matters KKM’s Design Response 20 Given the change in ground levels on the site, we would need sectional drawings and a • A full topographical survey of the site has been undertaken and the drawings developed in accordance with this. Sections are topographical survey of the site as this would also affect the scale of the proposal as seen from included within the later section of this document clearly indicating how the existing site levels have been utilised within the the residents in Hertford Road. proposed design. 21 Need to be mindful of the relationship with the adjoining site Newbury House (890-900 Eastern • The plans included in this document illustrate the internal layout proposed for the prior approval at Newbury House. It is considered Avenue) especially given their recent Prior Approval application 2125/14. that the proposed development takes this into account whether the prior approval for change of use to residential is implemented or not. 22 Proposal would trigger Affordable Housing and CiL. It is also advised that further discussions are • The proposed level of affordable housing has been set out in a Financial Viability Assessment in support of this Planning had regarding assumptions over tenure split, unit size and rent levels prior to submission. Application. 23 Proposal should incorporate best practice on SuDS. • A report has been produced in support of this application reviewing the proposed compliant SuDS strategy.

4.2 Pre-Application Evolution - Response to 1st Pre-application Advice 14 3 731

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Crownfield

Avenue 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development 5 N

KEY:2 ACOUSTIC BUFFER 4.3 Design Development - Site Layout Development

lightwell NOISE POLLUTION FROM EASTERN AVENUE (A12) PLANT 1 Avenue Revised Aspects of the Design Concept: EASTERN AVENUE Eastern lightwell unit 66 bikes

commercial @350m2 The initial concept illustrated in the adjacent site layout pro-

BREAK IN BUILDING LINE lightwell poses the creation of a strong formal edge to Eastern Avenue lift winter balcony

lift PRIMARY BUILDING LINE C BROOK ROAD with a series of well defined cores. Dividing the building into podium Core 90 bikes communal winter Brook balcony 2B3P 3B5P . separate cores encouraged a sense of ownership and iden- INCREASED HEIGHT OF mais B Road CB . car lightwell Core 1B2P BUILDING AT AT CORNER 47No space tity, whilst efficiently reducing the length of internal corridors parking 3B5P . lift mais and allowing for an appropriate number of units serviced on aov

lightwell 3B5P winter 3B5P balcony each floor. 3B5P . car 3B5P . mais 14No space 2B3P. A dis parking Core bikes 13 Further to initial discussions with the LPA this was developed 35 37 31 33 lift 3B5P . patio mais aov as indicated in the revised site layout. It is considered that this 3B5P lift

patio 36 bikes lightwell bins revised approach has three key aspects which have intrinsic bins 3B5P . mais communal 3B5P amenity . area mais play advantages to the scheme: 2B3P. dis Newbury House 36 bikes 890 - 900 patio Building Infill: The relocation of the podium and completion of the building

vehicular line along Eastern Avenue has a number of advantages. access proposed vehicular Road access to lower 7 HERTFORDHertford ROAD ground floor parking N Slimming the Cores - allows for revised internal layouts, significantly increasing dual aspect units and promoting south Crownfield 7 52 facing windows & balconies. 48

44 38 Crownfield 36 Enhancing Outlook - maximising the southern facade Avenue 32 Original pre-application site layout 28 1 24 2 means that the majority of balconies are located looking into

.80 Avenue 20 the central courtyard space. 22 LP 18 BT 14 Enclosing the site - minimising outlooks to the north and 12 2 20.80 sheltering the internal courtyard space, will significantly re- LP WM BT

6 duce the impact of road noise from Eastern Avenue within the 2 .16 EASTERN AVENUE (A12) 21 IC

lift 5 WM units or in the amenity space. Core Avenue lift .16 Eastern 21 IC storeys D - 7 1/2 Improving Amenity: lift BROOK ROAD Avenue C - 1 1 Brook Core lift commercial floor space Eastern 1/2 With the introduction of a podium to the central courtyard it lift Road storeys

Brook is considered this provides an improved amenity space. This CG.1 storeys 3B5P commercial floor space .16 1/2 lift 3B5P 21 8 can be easilyrevision accesseddate notes from all cores at the west end of the B - Road status Core 2B4P CG.2 2B4P site, offers increasedPre-Planning privacy for users and separates traffic .98 .16 lift lift general notes 19 project scale date drawn by drawing no. rev. 21 CG.3 CORE E 2B4P 2B4P plant BG.1 Do not scale from these drawings; these drawings The Avenue Public House movement1:250 from the amenity space. These advantages also lift 1 2B4P eurobin 2B4P .1ltr Jun 15 JW 214026/120 1 - eurobin .1ltr are for planning purposes only. KKM Architects BG.2 storeys @A2 1 1 Core & Trust Ford Site 7 eurobin eurobin 1B2P .1ltr .1ltr take no responsibility for any construction drawings 1 1 eurobin eurobin .1ltr - .1ltr

1 1 eurobin .1ltr produced from these drawings. This drawing and A eurobin .1ltr .98 902-910 Eastern Avenue, Ilford IG2 1 benefit the ground level amenity space. Relocating the car eurobin 1 .1ltr eurobin 19 .1ltr

BG.4

1 design is the copyright of KKM Architects and is not eurobin 1 .1ltr .1ltr 1 Core eurobin .1ltr eurobin BG.3 1 eurobin .1ltr .1ltr for 1 eurobin to be used for any purpose without their consent. Proposed: Ground Floor Plan 1.1ltr E 1B2P 1 lift eurobin .1ltr eurobin 1.1ltr 1B2P eurobin This drawing to be read in conjunction with all PODIUM LEVEL1.1ltr parking to the lower ground floor, within the building curtilage, BG.4 eurobin 1.1ltr - eurobin Consultants information. - .1ltr Vehicular 3B5P 1 lift eurobin 3-5 1 dis. 1.1ltr eurobin Access 81 Maygrove Road, 1B2P PodiumAMENITY SPACE 35 37 2B4P 3B5P communal podium 33 lift AG.1 scale drawing31 title allows for a large, uninterrupted communal garden. 2B4P storeys London, NW6 2EG AG.2 lift 1B2P 0 10m Proposed: K K M Telephone 020 7328 8122 1 2 4 Fax 020 7328 9849 TTFL Ground Floor Plan TTFL 1.1ltr 37 E-mail info@kkmarchitects .com 1.1ltr 1.1ltr 35 1.1ltr eurobin 1.1ltr eurobin eurobin eurobin FG.5 33 890-900 AG.3 eurobin FG.4 31 Organisationarchitects of Facilities: 2B3P FG.3 3B5P 1B2P2B4P 3B5P mais. dis. FG.2 3B5P mais. AG.4 mais. FG.2 3B5P lift 2B3P dis. Through the revised vehicular access point, now from Brook 3B5P CORE F communal dis. 3B5P amenity Road, the organisation of the site is more cohesive. Bin and 3.5 3B5P communal 3B5 amenity 3B5 3B5 3B5 mais. .56 communal mais. mais. 19 bikes storage, car parking etc, are separated from amenity amenity mais. LP 19.85 and circulation areas, significantly improving the living quality

1.1ltr 1.1ltr .1ltr 1.1ltr LP 1 eurobin eurobin eurobin eurobin .14 20 .56

1.1ltr 1.1ltr 1.1ltr 19 1.1ltr eurobin eurobin eurobin eurobin 1.1ltr 1.1ltr 1.1ltr 1.1ltr eurobin eurobin eurobin for existing a proposed residents. eurobin Road 890-900 1.1ltr .45 LP 1.1ltr 1.1ltr Hertford .1ltr 1 eurobin eurobin 20 eurobin eurobin HERTFORD ROAD 19.85 House 20.61 Newbury 20.14 Illustrative revised site layout Road 20.45 Hertford 52 20.61 48 44 36 38 32 52 28 1 24 48 15 2 4.3 Design Development - Site Layout Development 44 36 38 32 28 22 1 24 2

6 Option 1: Ground Floor Plan

Ground Floor Plan general notes Ground Floor Plan Sketch 01/12/15 Do not scale from these drawings; these drawings are for planning purposes only. KKM Architects 81 Maygrove Road, take no responsibility for any construction drawings Scale 1:500 @A3 produced from these drawings. This drawing and scale London, NW6 2EG design is the copyright of KKM Architects and is not The Avenue Public House to be used for any purpose without their consent. 0 20m & Trust Ford Site K K M Telephone 020 7328 8122 This drawing to be read in conjunction with all 5 10 Fax 020 7328 9849 Consultants information. 902-910 Eastern Avenue, Ilford IG2 architects E-mail info@kkmarchitects .com 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.4 Design Development - Refining Mass & Scale

These diagrams compare the development of the proposed massing through the Pre-Planning stages.

CONTINUATION OF THE BUILDING LINE Set up by Newbury House, the extension of the existing building line remains consistent in both proposals. However, in the revised strategy the facade of the new building is uninterrupted providing greater continuity of form.

MASSING STRATEGY In the revised approach the mass of the proposed buildings sets up a consistent hierarchy along Eastern Avenue that re- lates directly to Newbury House. The exception to this is the introduction of a taller, slim element at the corner of Eastern Avenue & Brook Road. Continuation of the Existing Street Line Breaking the Building Mass As is clear through the adjacent diagrams, this approach pro- ORIGINAL PRE-APPLICATION - MASSING STRATEGY vides a far more ordered strategy than the previous design, setting up a homogenous streetscape, which sets up the ra- tionale for a taller end element.

OUTLOOK Fronting onto a heavily trafficked thoroughfare along the northern boundary, the frontage along Eastern Avenue is not an ideal outlook. The design has therefore evolved to relo- cate all balconies onto the southern courtyard facades (note the removal of balconies in the revised facade). All units are dual aspect with a predominant southern aspect and therefore outlook onto Eastern Avenue is primarily from circulation space & secondary windows.

It is considered that dual aspect has improved the quality of the units providing cross ventilation an high levels of natural light.

Continuation of the Existing Street Line Breaking the Building Mass MATERIALITY REVISED - MASSING STRATEGY To fully realise the qualities set up through the mass, the proposal looks to use a simple & restricted palette of materials. PRIMARY FACING MATERIAL - Use of a robust build- WINTER BALCONIES - Initially integrated across the facades to These will have the capacity to age well, be easy to maintain ing material fronting Eastern Avenue appropriate for provide acoustically protected private amenity space. The outlook and long lasting. The latter section of this document seeks to this heavily trafficked road. Brick is predominantly used of revised design however negates the need for these on the north- set out how these materials will assist in breaking up the built through out the existing local vernacular ern facade and they do not feature in current proposal. form while creating variety along Eastern Avenue as part of a

SETBACK TOP FLOOR - balancing the building mass POTENTIAL GREEN BUFFER - softening the building line along well proportioned whole. and reducing the perceived building height whilst provid- Eastern Avenue and introducing more natural features to this hard ing proportion to the lower overall scale and developing landscape, the potential for a green buffer would greatly benefit the a sense of order across the facades development and the local area. 4.4 Design Development - Refining Mass & Scale 16 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.5 Pre-Application Evolution - Response to 2nd Pre-application Advice (received 23/05/2016)

In response to the first pre-application we made a number of changes to the proposed scheme and these have been illustrated within the preceding pages. These changes were presented to the Redbridge Council Planning Authority at a second pre-application meeting on the 09/02/2016. It was considered that the design changes delivered the Local Authority’s design aspirations and the following information sets out the Planning Officers response to the meeting. This response letter was received on the 23/05/2016.

Item Case Officer’s Comments KKM’s Design Response 1 In terms of height and scale, there is now a long elevation now facing Eastern Avenue. It is suggested that you consider different palette • Articulation has been introduced to the elevation with deep window reveals and ordered bays forming a of materials as well as set back sections of the building to break up the scale, massing and bulk of the building; considered, robust design aesthetic appropriate for this site. With the introduction of gray brick panels contrasting with the primary red facing brick it is considered this brakes up the building mass while maintaining an ordered aesthetic. • As with the scheme tabled at the original pre-application meeting, the proposals continued to include an element of commercial space on the ground floor at the junction of EasternAvenue and Brook Road. As noted previously, in response to the LPA’s comments this has been removed from the design. 2 It is suggested that a softer finish be considered, for the Ground Floor treatment • As noted previously, and in line with the LPA’s suggestions, a simple palette of materials is proposed. Where With regards to materiality, the use of lighter materials and lighter brickwork that picks up on the local materials used in the area would appropriate the ground floor has been softened in design however to the north elevation a robust approach help in creating interest from Hertford Road and its residents- brickwork is strongly advised for the rear elevations are well; has been maintained in response to this busy thoroughfare. Detailed information is provided within the latter Would recommend that a sample board of materiality be submitted to give an indication of the appearance of the building; section of this document regarding the proposed materials and this is supported with a material sample board. 3 The balconies on the first floor appear to overhang the public footpath. It is suggested that you discuss with Highways and Property • All balconies have been removed from the north elevation. To the corner of Eastern Avenue and Brook Road Services regarding this overhang; the upper floor balconies part overhang the site boundary. This is in a location where the pavement widens substantially. 4 The introduction of the perimeter block on the site is welcomed in terms of Urban Design; • The comparison with Gants Hill is noted and it is considered that the proposed site represents a similar Notwithstanding the tall buildings in Gants Hill District Centre and Newbury Park Local Centre, we would still need a proper justification opportunity to the development at Gants Hill. With the reduction in the proposed building height and in the of the tall building in this location; context of the supporting documentation it is considered that the proposed building height is appropriate for the site. 5 Remove the north facing flats as they are single aspect; • All single aspect north facing units have been removed. Enclose the amenity space; • As noted the amenity space has been developed and is enclosed. Reduce the scale of the proposed development adjacent to Newbury House; • Adjacent to Newbury House the proposed building has been reduced in height and is consistent with the Access to the development to be from Brook Street rather than Hertford Road; existing building height of Newbury House. There should be a dedicated children’s play space; • The vehicle access point has remained from Brook Street with a children’s play space introduced. 6 There is a commercial floor space that has no dedicated parking. There may be potential issues relating to servicing of this commercial • As noted the commercial space has been removed further to the feedback received within pre-planning space on site and the trips to and from the site for the commercial unit. A suggestion would be that the whole development be purely consultation. residential; 7 With respect to a parking strategy - your Transport consultant should look at the 2011 Census data and car ownership data and the • The car parking strategy and Transport Assessment have been developed in accordance with the suggested Parking restrictions within the area; data. It is considered that the proposed level of on site car parking and cycle parking is in line with the Cycle parking spaces should be located at the cores of the building and avoid using ramp access for the cycle parking spaces; recommended standards within the latest iteration of the London Plan. Sheffield stands should form a component of cycle parking spaces - break up parking spaces around cores for reasons of sense of ownership etc; 8 To consider providing a new path from Hertford Road; • An indicative s278 schedule has been produced in support of the application with a detailed access strategy There would a need for highway and footway improvements around the site and these would be carried out under section 278 Highways. set out in the latter section of this document. It is advised that an indicative s278 schedule is submitted with any application;

9 In order to comply with Life Time Homes criteria, to consider an additional lift on the two main cores; • Two lifts are located in all cores apart from the lower Block E. It is considered that the proposals are For Cores A and B, the bin storage and collection should be from Hertford Road; compliant with all Lifetime Homes criteria. 10 Details of the relationship between Eastern Avenue and the development should be demonstrated through sections etc. • Clear detailed sections have been provided indicating the relationship with Eastern Avenue Flats El .2 and Dl.4 and corresponding flats above appear constrained in terms of daylight. • The Daylight and Sunlight assessment clearly demonstrates that all units achieve appropriate levels of Expect that each disable flat has a dedicated car parking space conveniently located. natural light. There are no north facing single aspect units. Expect that buildings of this height have cores with two lifts. • All disabled persons units are provided with a conveniently located car parking space. More details needed of vehicular entrance ramps and adjacent bin stores • Sections have been provided clearly indicating the proposed vehicle access ramp. Details needed of physical manifestation of any basement ventilation • With a part lower ground floor and clear ventilation to the north and south the car park does not form a Unclear of the accessibility arrangements for the podium amenity space basement and will not require mechanical ventilation. The openings are larger than 1/20th of the floor area. • Cores C and D have direct access to the podium amenity space with the remaining cores provided with access to the lower ground floor amenity space fronting Hertford Road.

4.5 Pre-Application Evolution - Response to 2nd Pre-application Advice 17 902-910 Eastern Avenue - Design and Access Statement 5.0 Design Development

4.6 Design Development - Pre-Planning Outcome

KEY CONSIDERATIONS

Further to the 2nd Pre-application meeting a number of ad- justments were made to the proposed design. These integrated the key items discussed and are indicated within the 4 adjacent drawings.

1 1. BUILDING MASS AND THE RELATIONSHIP OF THE PROPOSAL TO IT’S SURROUNDINGS: • Appropriate scale in response to existing vernacular.

3 • Newbury House, immediately adjacent to the site along the west boundary, sets up the prevailing mass and height of the new proposal. The scale of this building is extended along Eastern Avenue, culminating with a taller element at the junction with Brook Avenue.

2. Example - New London vernacular, Barrett Homes, 2. MATERIALITY & ARTICULATION: Haggerston E8 Massing Fronting Eastern Avenue - design response to Nebury House 2. Illustration of the Central Courtyard and Communal Areas • In accordance with the emerging London design vernacular, brick is the key proposed construction material. • The principle of a single dominant brick type/colour across all facades is an approach sought-after and supported by the LPA. Key • Variation in mass will therefore be addressed through articulation in the elevations, with deep recesses and set 1 Balconies removed from the Eastern Avenue elevation backs balancing the mass and scale of the development. 2 Scale reduced fronting Hertford Road, enclosing the communal amenity space. 3. CENTRAL COURTYARD AND COMMUNAL SPACE: • The composition of building form encircles the central 3 Rased podium level introduced over the communal gar- area of site. den. • This configuration benefits both residents and neigh- bours, forming a private central courtyard amenity area 4 Ground floor amenity space with children’s play area pro- sheltered from the surrounding streets. posed. This has increased in size with the relocation of the vehicle entrance from Brook Road. • This courtyard extends into a larger communal amenity space to the west.

4. ENLIVENING & EXTENSION OF GREEN BUFFER ZONE: • An existing strip of sparsely planted grass runs part of the way along the Eastern Avenue frontage with the site. Massing Fronting Hertford - design response to local 2 -3 storey vernacular • Intrinsic to the scheme is the extension and invigoration of this green strip.

1. Illustrations for the Building mass and the relationship of the proposal to it’s surroundings at pre-planning

4.6 Design Development - Pre-Planning Outcome 18 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.7 GLA Evolution - Response to GLA pre-planning application meeting (received 25/07/2016)

Further to the discussions with the GLA at a meeting on the 24/05/2016 the proposed design was further developed. The GLA’s written response, received on the 25/07/16, provides an overview of the key items discussed at the meeting. The following table sets out the design response to the Officers’ comments from this meeting, developing a scheme that responds appropriately to the site context and is in line with key regional strategies, delivering the Greater London Authorities design aspirations.

Item Principal Strategic Planner’s Comments - HOUSING KKM’s Design Response 1 There are no site specific allocations related to the site at a local level or within the London Plan. • Further to discussions with Redbridge it was indicated that a commercial element to this scheme would not be supported by The site is currently occupied by a car dealership and garage (sui generis), a pub (Use Class the LPA. The public house has therefore been removed from the proposals with a small increase in the proposed residential 4), and a restaurant (Use Class A3). The proposed development will re-provide an A3 - A4 use accommodation. and a substantial amount of new homes. London Plan Policy 3.3 identifies the pressing need for more homes in London and the redevelopment of this brown field site for residential-led mixed use development is supported by the London Plan. 2 As presented the proposals would provide 178 new homes, which equates to approximately 16% • In developing the design there has been a small increase in the number of proposed units to 181No. This has been achieved of the annual monitoring target for Redbridge as set out in the London Plan. within the context of the design changes suggested at the pre-application discussions. The proposed building mass has also been reduced where possible. 3 The proposals as presented would provide 41 units of affordable housing which equates to 23% • The GLA’s intention to maximise the opportunity for affordable housing has been noted with the increase in units providing an by unit or 26% by habitable room. The amount of affordable housing is unsatisfactory and the increase in the affordable housing provision. scheme viability will need to be robustly interrogated and all opportunities to increase provision be fully explored to ensure the maximum reasonable amount is provided. 4 The proposed development provides for a range of unit sizes and tenures. The applicant should • The proposed unit mix has remained essentially consistent through out the design process. It was noted that in initial discussions confirm through discussion with the Council that the proposed mix reflects its own housing with the Local Authority that the site was considered inappropriate for family housing however 3 bedroom units have been located, requirements and its understanding of local need. where possible, on Hertford Road and Brook Road. 5 It is proposed to provide play space on site, which is welcomed, further details should be provided • A playspace has been retained within the central courtyard. Working in conjunction with the Landscaping Consultant the design with the application. In accordance with the Mayor’s SPG it should be ensured that the on-site responds to the Mayor’s SPG creating an accessible and appropriate play space within the context of this courtyard location. play space provision includes suitable landscaping, climbable objects, fixed equipment, and facilities for younger and older children. The play space should be fully accessible and should include facilities suitable for disabled children as well as seating for carers. The applicant should discuss and agree the proposed approach to open space and play space with the Council. 6 The applicant should confirm the residential density figure based on the net residential site • It is considered that the proposed design responds to Redbridge’s design aspirations taking key references from the now area, as required by the Mayor’s Housing SPG. High density development needs to be fully established new London vernacular. With the primary use of brick and a considered geometry to the fenestration the proposal will justified, and must be of an exemplary design, with good residential quality and public realm. form an attractive intervention within the street scape. In comparison to the existing condition the proposed scheme will provide an In accordance with the Mayor’s Housing SPG, the applicant and the Council should ensure that attractive public realm, suitable for this primarily residential location. the necessary social infrastructure contributions are secured to mitigate the impact of the high density development. Item Principal Strategic Planner’s Comments - URBAN DESIGN KKM’s Design Response 7 The proposed layout responds to the sites roughly triangular shape with blocks wrapping around • Establishing an architectural design strategy that mediates the height of the proposed building with the scale of the local vernacular to create three street frontages and a central courtyard. The Hertford Street block does not is key to the success of the development. extend along the full frontage due to the tapering depth of the site. Vehicular access directly • Further information has been provided within the latter sections of this document indicating the intended materiality and design down to the undercroft car parking area is provided off of Brook Road. The commercial unit is aesthetics to address the height, mass, and form of the proposal. provided on the corner of Brook Road and Eastern Avenue. The general layout arrangement of the proposed development is supported. • As discussed at the pre-application meeting, the height of the proposal has been developed to reflect the height of Newbury House at the western end of the site, with an increase in scale of the building at the corner of Eastern Avenue and Brook Road. • With differing scales across the site it is considered that the proposal responds to the existing conditions bounding the site. To the south, fronting Hertford Road, the scale of the proposed building reduces substantially to three storeys with maisonettes proposed. This provides a domestic scale at street level in line with the existing terraced properties to the south of Hertford Road.

4.7 GLA Evolution - Response to GLA pre-planning application meeting 19 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.7 GLA Evolution - Response to GLA pre-planning application meeting (received 25/07/2016)

Item Principal Strategic Planner’s Comments - URBAN DESIGN KKM’s Design Response 8 The layout enables a high proportion of dual aspect units, with no north facing single aspect • The principles of the proposed site layout has been maintained within the latest proposed scheme with no north facing single units. Communal amenity space is provided within a central podium courtyard and fronting onto aspect units proposed. The majority of units are duel aspect with no primary living spaces within any units located on the Eastern Hertford Road. Generally the layout provides for good quality residential accommodation, which Avenue elevation. is supported. 9 Undercroft car parking is provided at lower ground floor with Iightwells for natural ventilation • The proposed building has been raised by approximately 800mm. This has had limited impact on the overall height of the building and light. On the southern elevation of the main block this results in the ground floor units being however has allowed a direct, level connection between upper ground floor units and the communal podium amenity space. disconnected from the communal amenity space. The applicant is encouraged to explore ways • It is considered that this improvement forms an appropriate response to the comments received. of providing these ground floor units with a physical connection and access to the communal • The flank wall within the Hertford Road elevation has been developed to provide windows. It is noted that this minor adjustment will space. Surveillance and activation of the communal space could be further improved by providing the end unit on Hertford Road with opening in its flank elevation. The location of bin stores in improved passive surveillance and improve the nature of the communal amenity space. The bin stores have been relocated within the communal space is also unsatisfactory and the applicant is encouraged to reconsider the the curtilage of the proposed building increasing the size of the communal amenity space. The location of the bin stores has been placement and design of bin stores. adjusted allowing these to be serviced directly form Hertford Road and Brook Road. This has been agreed in principle with the LPA. 10 The concentration of height on the Eastern Avenue frontage with a taller element to mark the • Although it is noted that the proposed height of the development was supported by the GLA, the height has been reduced further corner and break up the massing is supported. Although elements of the development are tall to comments from the local residents. It is considered that this reduction would be further supported by the GLA with the proposed within the surrounding context it responds to a larger urban grain created by the wide Eastern scheme providing a similar level of accommodation. Avenue and does not raise any strategic concerns. The height provides a barrier from the hostile • The relationship between the existing residential properties on Hertford Road and the proposed development fronting this road has environment of Eastern Avenue before stepping down to transition to the domestic scale of the area to the south. remained consistent with the design considered appropriate within pre-planning discussions. 11 Areas of the facade are set back to divide and articulate the mass, which alongside the variations • Considerable design work has taken place with regards to the proposed elevations. Regarding the set back top floor it was in height successfully breaks down the bulk of the building. However, the effect is undermined by considered that this element detracted from the robust elevational design and has therefore been removed from the elevation the setback upper storeys which have a continuous form and appearance across the massing fronting Eastern Avenue. elements. The applicant is encouraged to explore ways of reflecting the breaks in massing in • The simplification of the elevation has therefore also reduced the perceived height of the building responding to the feedback the setback upper storeys. Additionally the taller corner element incorporates setbacks that vary between one and two storeys. The applicant is encouraged to simplify the upper storeys and received. create a stronger roofline. 12 The proposed development utilises brick with inset windows grouped to emphasise verticality • These key design intentions have remained within the developed design proposals. and the different massing elements. The southern elevation takes advantage of the quitter environment with recessed balconies and increased glazing. Overall the approach to architecture and materials is supported. 13 As noted above the layout of the development enables good quality residential accommodation. • All units comply with London Residential Design Standards with internal daylight tested as requested. Further information is The applicant has confirmed that units will meet the London Residential Design Standards, which provided within a Daylight Sunlight report supporting this application. is welcomed. A full schedule setting out unit areas and private amenity space should be provided • It is considered that the design retains the high standard of residential accommodation identified by the GLA. with the application. Internal daylight tests should be submitted in support of the application. Overall the standard of residential quality is high, which is welcomed. Item Principal Strategic Planner’s Comments - Quality of Accommodation KKM’s Design Response 14 The application should demonstrate that adequate provision of Blue Badge parking bays has • 10% of proposed units are designed to be fully disabled accessible. These have been located throughout the development within all been made for residents, visitors to all the uses proposed, in line with London Plan Policies 3.8 tenures. ‘Housing Choice’ and 6.13 ‘Parking’, as well as Table 6.2, which require a minimum of 10% of • In accordance with this provision 1No. fully disabled accessible car park space has been provided for every disabled accessible units should be provided with Blue Badge spaces. unit. This equates to over 10% of spaces being fully disabled accessible. 15 Sustainable development • This application is supported by an Energy and Sustainability Statement that sets out how the proposals comply with the latest regional and national standards. 16 Flood risk and sustainable drainage • This site is not located within an area considered at risk of flooding however it is noted that surface water flooding has impacted local areas. In this regard a SuDS design has been integrated into the proposal. 17 Transport • Although it is noted that the GLA consider the excellent transport links support minimal on site car parking, the local residents have raised concerns regarding potential increased parking and traffic pressures therefore it is considered that a small increase in the number of car parking spaces forms an appropriate balance of concerns.

4.7 GLA Evolution - Response to GLA pre-planning application meeting 20 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.8 Design Development - Review Of Public Consultation

Having received positive feedback from both the Local Planning Authority and GLA, consultation took place with the local residents. This consultation comprised two meetings where the scheme was presented and discussed with the residents. The following sets out the key concerns raised by residents and provides the design teams response to these concerns. Following the public consultation a number of changes were made to the scheme and the residents concerns / design response are reviewed within the following.

Sustainable Development: Local Considerations:

What is being done to The National Planning Policy Framework defines sustainable development as “Development that How is the development There is no evidence to suggest that new residential developments in London have an effect on house maintain the balance meets the needs of the present without compromising the ability of future generations to meet their likely to impact on local prices at a local level. This is generally held fear that is not reflected in the market. The reality is that between local residents own needs” house prices. there isn’t enough house building to meet current demand and this is a contributor to inflated house and the new residents prices. This is supported within a study by the London School of Economics titled ‘Understanding the to be housed within this There is an identified housing need in Redbridge and generally in London. This includes affordable Local Impact of New Residential Development: a Pilot Study’. This concludes that, “prices were little development. and private housing, which the development will meet. The development will also be sustainable affected or even rose in areas which were in poor condition before the development took place” through measures to reduce the impact on and use of natural resources.

It has been indicated within consultation with the Local Planning Authority and Greater London Will there be additional The provision of Social Infrastructure will be mitigated by the Community Infrastructure Levy, which is Authority that further to the substantial investment at Ilford Crossrail and wider infrastructure projects schools, healthcare and /or paid to the Council. This substantial payment will allow for continued investment into local amenities. It there is a requirement to maximise the potential of all residential development sites. leisure facilities provided? is the Council’s responsibility to balance these payments to provide appropriate social infrastructure.

What is the breakdown of The current proposal provides a mixture of unit sizes and tenures. In summary there are: What provisions have been Transport for London (TfL) has considered trip rates and distribution of traffic on the network put forward unit types? • 67no. 1 bed units made to avoid additional and have no objections to the development. • 90no. 2 bed units traffic congestion on the • 24no. 3 bed units surrounding roads? It is intended that the only vehicle access into the site is located off Brook Road in a similar location to the existing crossover accessing The Avenue Pub. What number of new Based on the schedule the maximum level of accommodation is around 500 persons. The majority residents are expected? of the units are private or shared ownership. How will the new strategy Transport for London considered the level of parking currently proposed to be excessive, considering seek to relieve potential the proximity to rail and bus services. congestion on the local roads and public transport An on-street parking survey was undertaken within the locality and has shown that there are very few Design Approach: network that maybe parking spaces available as most of the carriageway has parking restrictions imposed. These restrictions caused through the leave little scope for overflow parking occurring in the surrounding roads from the development. How is the development The approach is to keep the mass of the building away from the residential properties in Hertford redevelopment of the site? going to sit alongside and Road, and help to provide a buffer from noise and fumes from Eastern Avenue. The smaller two storey The Mayor’s Outer London Commission produced their Fourth Report under the London Plan 2015 in keeping with the general properties (with accommodation in the pitched roof) proposed on Hertford Road, sit comfortably Implementation Framework. This report sets out evidence of recent research carried out with respect to residential area? with the existing residential properties. It is considered that the communal amenity space will form Outer London residential car parking and provides advice on the approach to be made in establishing an attractive outlook for local residents forming a tree-lined street with an extensive landscaping car-parking standards. This document goes on to say, scheme. Please refer to Board no. 6 for further information. “It is also important to understand that there is an element of self selection of where people live What provisions will be Parking: 65 parking paces are provided on site. GLA & Local Authority planning policy discourages depending on whether there is parking available; those for whom access to a car is essential or made regarding parking, car ownership due to congestion and air-quality issues. The aim within cities is therefore to restrict particularly important may only opt to live in a development with parking available. Understanding the refuse storage/collection car ownership through the provision of limited parking spaces. difference between car ownership and car dependency is therefore very important.” and noise? Refuse: Refuse storage has been provided within communal secure bin stores, accessed on collection day from Hertford Road & Brook Road. As these are communal stores with a single collection point In conclusion it is important to ensure the correct level of car parking is provided to prevent a higher for a large number of bins, disruption will be limited due to the relative speed in collection. dependence on the car than necessary. Noise: Residential uses are not generally known to generate unacceptable levels of noise in residential areas. Security:

What measures will be The scheme provides extensive private and communal amenity space within the site boundaries, which Will residents be allowed to All units will be serviced from a central audio/visual system with aerials or dishes located on the roof, taken to prevent people aims to encourage residents to make use of this space, rather than surrounding streets for recreation. have “satellite dishes” out of view from the street. There will be no need for additional dishes, which will not be permitted from “hanging around within tenant’s/owener’s lease agreements. outside”, will there be an All units will meet Secured by Design standards, and will be fitted with locks and relevant security open door policy into units measures. The proposals will also be reviewed by a Metropolitan Police Crime Prevention Officer. and who will be housed Play Space: in the social housing A Registered Social Landlord will be responsible for any issues, should these arise, regarding the social accommodation. housing tenants. This company will be experienced in managing the effective integration of mixed What provision has A dedicated child’s play space within the communal amenity space is provided on site and all units residential developments. Incorporating a good level of shared ownership units the development will been made for children have access to some private outdoor space. The play space is designed in line with the standards be occupied by a substantial proportion of owners. within the proposed set out in the London Plan, providing for a range children of differing ages. This play space will be development? gated and for the use of the proposed residents.

4.8 Design Development - Review Of Public Consultation 21 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.9 Design Development - Response to 3rd Pre-application Advice (received 04/11/2016) SUSTAINABILITY Development Plan policy requires the following standards are met: • Use of sustainable urban drainage systems to minimise the surface water runoff from the site to no more A further pre-application meeting was arranged with the LPA to discuss revisions made during the pre-application greenfield runoff rate having regard to the effects of climate change; process since 2015. This meeting took place on 19th October 2016 and the following reviews the Planning Of- • zero carbon housing; ficers Report revived on 4th November 2016: • designing homes to limit water use to a maximum 105 litres per day; • designing homes to avoid overheating; It is noted that, ‘The Council remains supportive of the principle of a comprehensive redevelopment of the site for a residential scheme.’ From the initial design process these considerations have been integrated in the design. This early engagement with the relevant consultants has prevented these items forming a secondary ‘add on’. This is reviewed within URBAN DESIGN the latter section of this document and more clearly set out within the supporting Energy Statement issued for The proposal is a similar height to the existing Newbury House block and rise to the 12 storeys on the corner with consideration with this application. a reduction to four storey to the rear. CONCLUSION The planning officer indicated that, ‘Subject to the delivery of a high quality scheme this could be acceptable.’ ... It is considered that the substantial engagement with the LPA, GLA and local residents has developed a high ‘The London plan (in the Housing SPG paragraph 1.3.51) does allow for appropriate schemes to exceed these quality proposal that, in line with the NPPF’s intentions, maximises to the sites constrains and opportunities while density limits and these must be successfully tested against the local context, high quality design, liveability, responding appropriately to the concerns and aspirations of all stakeholders. public realm, residential quality and recycling provision.’ It is considered that the detailed proposals clearly demonstrate the scheme successfully responds to the required standards. The following sections of this document aim to set out how this has been achieved.

ARCHITECTURAL AND DESIGN QUALITY ‘The architectural approach of the proposed scheme incorporates use of red/brown and light bricks with deep reveals and aluminium windows which are supported.’ This has been maintained within the application proposals.

RESIDENTIAL QUALITY All units comply with the London Housing Design Guide and this is clearly demonstrated within this document and the supporting information. It is noted the report states, ‘Overall the residential quality of the scheme appears acceptable.’

PLAY SPACE The proposed play space is accordance with London Plan recommendations. Further information is provided within the Planning Consultants Report

HIGHWAY SAFETY AND PARKING Further to the detailed and extensive consultation with the LPA and Transport Authority it is considered that the proposals achieve the standards required and respond to the concerns raised by all relevant stakeholders.

SERVICING Further to the specification indicated by the Planning Officer, the proposed refuse strategy is compliant with local policy. Each core is provided with an independent refuse and recycling store. The maximum travel distance for collection from the road side is 18 metres.

4.9 Design Development - Response to 3rd Pre-application Advice 22 902-910 Eastern Avenue - Design and Access Statement 4.0 Design Development

4.10 Design Development - Pre-Planning Outcome

The change made to the proposals since the 15th January 2016 pre-application meeting includes:

HEIGHT & MASS Initially, in order to reduce the level of excavation required on-site and allow for the undercroft car parking, the ground floor level of Cores A-D was raised by approximately 800mm. This alteration had various advantages, as follows: • The ground floor units are located at a higher level than the pavement, increasing the privacy for new residents and improving their outlook. • A reduction in the removal of materials from the site, decreasing the number lorry trips, lowering the impact on the environment and shortening build time. • Increased ventilation within the car parking area.

DEVELOPMENT OF DESIGN: REDUCTION IN HEIGHT Following the Public Consultation and discussions with consultants it was considered that the top floor of the proposed development could be removed – so the proposed development is now lower than illustrated at the previous pre-application meetings, also we feel that the removal of originally proposed top floors focuses the design aesthetic on the key characteristics of the New London Vernacular.

HOUSING (TYPE & QUANTITY) Building Mass Proposed Within Second Pre-Application (24-05-16) Omission of the Commercial Space • The previous pre-application included 290m2 of commercial floor space. • This area was the subject of significant discussion during both Public Consultations with local residents demanding that the site continue to incorporate a Public House in any proposed redevelopment of the site. • However, it has been confirmed that any non-residential use of this element of the site will be looked upon unfavourably by the LPA. Consequently the scheme now shows that this area will be used for housing.

Optimisation of core areas and circulation space has also contributed to the avoidance of any reduction in the number of units. The revised scheme will not result in any reduction to the levels of disabled persons units, family units or affordable units.

Family Units: It has been agreed that this site was not considered suitable for family units however we have provided family accommodation on Brook Road, and Hertford Road.

PARKING & SERVICING • Number of on site parking spaces remained at 65no. • This number was significantly reduced following pre-application advice from GLA, but subsequently marginally increased following feedback from Public Consultations. • The reduction in the number of parking has allowed for the relocation of all bin and bicycle stores within the curtilage of the building, freeing up further external space for use as communal gardens. • Space has also been provided at the ground floor within easy reach of each core for the storage of buggies for the elderly or infirm.

Building Mass Following Public Consultation

4.10 Design Development - Pre-Planning Outcome 23 N 902-910 Eastern Avenue - Design and Access Statement 5.0 Proposed Strategy

20.80

BT N 2 5.1 Proposed Strategy - Proposed Site Layout Entrance to Core D

lightwell 1 bed .16 LP APPROACH: 21 IC mail .55 boxes 21 .22 21 LP CORE DD Entrance to D.G1 st 1B2P Avenue Core C lightwell liv/din This section details how the pre-application consultation has lift 1 Brook lift bed lightwell st Eastern lightwell 21.25 (ff) 1 kit bed st riser been developed into a comprehensive design solution. 2 bed aov 21.55 Road mail 3 boxes bed D.G2 liv/din . plant 1B2P 40no D st CORE C riser Core lift cycle 22.35 spaces aov st D st to lift The following bullet points highlight the key attributes of the Entrance lightwell . kit plant (ff) 13no Core B D cycle Corespaces 1 bed 1 . LP bed C.G1 48no proposed site layout and resulting internal building layout: D 3B4P Core R store dis cycle Bin D 2 spaces Core R .16 bed st kit 21 st liv/din st kit 20.193 .85 . 3 21 4no mail buggy boxes .19 spaces 20 kit CORE B kit 1 lift riser .30 vehicular bed C.G2 20 22.35 1B2P OUTLOOK - South Facing Focus aov access to D C.G3 .98 Entrance lift kit 19 Core A lightwell (ff) B.G1 1B2P lightwell dis liv/din 2B3P bed .35 dis. liv/din 22 2 bed OG kit st B.G2 st • Internal layouts maximise dual-aspect units. 1B2P kit mail liv/din R boxes liv/din st bed st lift st store • There are no single aspect north facing units 22.35 bin E st core 1 communal bed CORE A lift (ff) B.G3 bed podium LP kit . D 1B2P bed 32no E cycle • Balconies are predominantly south facing and no balco- kit Entrance to 2 Core bed riser B.G4 OG spaces aov 1 .85 Core E 2B4P 19 dis. A.G1 liv/din st 1B2P liv/din riser boxes nies are proposed facing onto Eastern Avenue A.G2 mail st 3 LP lift bed kit 1B2P liv/din st A.G3 CORE E • Circulation space is focused on the northern facades. liv/din LP 3B4P 19.85 dis. st w/c st st

12no. liv/din st cycle kit spaces 33 R 31 R 19.83 bed N kit potential EG.2 A.G4 3 bed liv/din children's play 3B5P EG.1 2B3P 1 AMENITY SPACE dis. 3B5P bed area bins 1 B EG.3 buggy/ 2 bed pushchair bed 19.84 Core store kit 1B2P .05 liv/din 2 4 .15 20 bed 1 bed 3 House bed dis. 20 bed 2 Newbury kit 890-900 20.15 liv/din bed 20.17 liv/din 19.69 communal 2 19.80 • Location of podium to the central courtyard provides high amenity 3 19.90 LP 19.97 20.05 .56 20.50 20.18 19 quality private/communal amenity space. Entrance to LP Core E Access from 20.60 Road 19.85 Hertford 2 • All car parking is located beneath the building and po- LP .14 .80 20.76 20 20 Access from 1 Hertford Road L/B dium, with bike storage and bin storage areas set well LP .45 BT LP 20 .61 Hertford Road 20 L/B away from the central amenity spaces. Proposed Ground Floor Plan • This provides a high level of quality amenity space which WM lightwell completely separates vehicle and pedestrian zones. Legend .16 LP 48 21 IC 46 . buggy 5no .22 spaces motorcycle 21 LP 44 parking meters 38 1 34 36 CORE D 18.15 Communal Bike store Communal amenity space: Avenue Podium 30 32 26 28 1 lift Brook 24 lift lightwell ORGANISATION Eastern lightwelllightwell .25 (ff) 21plant

. 18.15 2 24no 19.45 Communal Bin store Communal amenity space: Gardens cycle meters spaces Road . 24no cycle • The extension of the development around all three front- 2 CORE C spaces lift riser motorcycle Primary aspect 3 Landscaped buffer zone parking ages, enclosing the central site area. lift lightwell (ff) 19.15 PECP 19.45 Draft 09/12/16 C3 LP • Vehicular access directly down to the undercroft car park- 4 Child’s play space revision date notes C2 ECCP status general notes Secondary aspect .16 Planning 21 C1 2 .193 20 project Do not scale from these drawings; these drawings are for Proposed Ground Floor Plan scale date drawn by drawing no. rev. ing area is provided of Brook Road. meters PECP .75 .193 planning purposes only. KKM Architects take no responsibly . 17 20 The Avenue Public House 1:200 for any construction drawings produced from these 30no B6 13 Oct 16 ADW 214026/PA/121 - drawings. This drawing and design is the copyright of KKM cycle 65no. & Trust Ford Site @A1 Architects and is not to be used for any purpose without their CORE B spaces parking 2 902-910vehicular Eastern Avenue, Ilford IG2 consent. This drawing to be read in conjunction with all riser .40 for Consultants information. lift 20 • Pedestrian access to the main core areas and amen- spaces ECCP Newburyaccess Developments (London) Ltd scale .98 81 Maygrove Road, lift 19.95 drawing19 title London, NW6 2EG lightwell . (ff) PECP 0 10m lightwell 30no 1 2 4 cycle Proposed: K K M Telephone 020 7328 8122 ity spaces are focused of Eastern Avenue and Hertford spaces Ground Floor Plan Fax 020 7328 9849 C4 2 architects E-mail info@kkmarchitects .com ECCP 2 B5 motorcycle Road. A5 parking meters lift A4 C5

A3 .45 .45 meters 19 19 • Extension of the green corridor provides a buffer between CORE A lift (ff) A2 19.85 LP 19.45 riser Entrance S/O B4 A - Core . cycle to Core E the lower floor windows and the A12. 36no spaces B3 B2 plant LP • Units fronting onto Hertford Road are designed as 21/2-3 B1 . buggy 4no spaces 19.75 R - Private A PECP Core . cycle LP 14no bins PECP R PECP storey housing with multiple private and communal en- spaces C Core PECP ECCP bins A1 A PECP . Core 7no R R buggy 19.83 trances. spaces potential plant bins children's play B area Core • Family units are focused at the lower floors for ease of ac- 19.84 House 890-900 Newbury cess and close adjacency to communal amenity spaces 20.17 19.69 communal 19.80 amenity LP 19.97 20.05 .56 .50 • Cores are focused to minimise circulation and enhance 20 .18 19 20 Entrance to Core E LP Access from 20.60 Road 19.85 the potential for southern aspects from all units. Hertford 6 5 2 LP .14 20.76 20 Access from 1 Hertford Road L/B

.45 LP 20 Proposed Car Parking .61Level Hertford Road 20 L/B

48 5.1 Proposed Strategy - Proposed Site Layout 24

Draft 09/12/16

revision date notes status general notes Proposed Car Parking Level Planning Do not scale from these drawings; these drawings are for project scale date drawn by drawing no. rev. planning purposes only. KKM Architects take no responsibly The Avenue Public House 1:200 for any construction drawings produced from these Oct 16 ADW 214026/PA/120 - drawings. This drawing and design is the copyright of KKM & Trust Ford Site @A1 Architects and is not to be used for any purpose without their 902-910 Eastern Avenue, Ilford IG2 consent. This drawing to be read in conjunction with all for Consultants information. scale Newbury Developments (London) Ltd 81 Maygrove Road, PECP Passive Electrical Charging Point drawing title London, NW6 2EG 0 10m Proposed: K K M Telephone 020 7328 8122 1 2 4 ECCP Electrical Car Charging Point Fax 020 7328 9849 Car Parking Level architects E-mail info@kkmarchitects .com