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No. 133 Upper Street . London . N1 1QP January 2013

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No. 133 Upper Street . London . N1 1QP January 2013 28 Scrutton Street London EC2A 4RP UK www.kyson.co.uk No. 133 Upper Street . London . N1 1QP January 2013 . Design and Access Statement Contents 2 Introduction 03 Site Location 04 Map of London Location Map Site History and Context 06 Upper Street North Conservation Area - Historic Background Upper Street No. 133 Upper Street Access 09 Planning Context 10 Planning Appraisal 11 Sustainability 18 Sustainable Statement 20 Design 21 Existing Drawings 33 Overview Site Location Plan Floor Plans Elevations Site Sections Sections Proposed Drawings 47 Site Models Site Plan Demolition Proposal Floor Plans Elevations Site Sections Sections Contextual Drawings 68 Contextual Floor Plans Contextual Elevation No. 133 Upper Street . London . N1 1QP . January 2013 INTRODUCTION 3 Kyson, on behalf of our client, is seeking to gain Planning and Conservation Area consent for the demolition of 133B Upper Street, London, N1 1QP, and erection of a new 5 storeys building comprising the use of basement and ground floor as Restaurant (A3) and Residential (C3) uses at upper floors. The development proposals also incorporate alteration and a single storey extension at ground floor of the rear wing at 133 Upper Street. No. 133 Upper Street . London . N1 1QP . January 2013 Site Location 4 Location The application site is located on the western side of Upper Street within the London Borough of Islington. It is situated in the Upper Street North Conservation Area. Map of London Aerial View of London Aerial View of London Borough of Isllington No. 133 Upper Street . London . N1 1QP . January 2013 Site Location 5 Location Map View Southward Aerial View of No. 133 Upper Street View Westward No. 133 Upper Street . London . N1 1QP . January 2013 Site History and Context 6 Upper Street North Conservation Area - Historic Background (extract) The Upper Street North Conservation Area was first designated in 1985 and extended in 2001 to include the Almeida Post Office site. Together with the Angel Conservation Area it covers the entire length of Upper Street, Islington’s historic main thoroughfare. The slightly winding street, wealth of old buildings and stepped pavements create a unique and special environment for residents, businesses and visitors. The general grain of the area comprises individual shops and buildings with narrow plot widths, mainly three or four storeys, punctuated by several local landmarks including the Town Hall, Union Chapel and spire of St. Mary’s Church. Upper Street North Conservation Area (Not to scale) No. 133 Upper Street . London . N1 1QP . January 2013 Site History and Context 7 Upper Street Upper Street runs North from Islington High Street to Highbury Corner and is considered a focus for Islington’s day time and evening economy, which includes theatres, bars and restaurants. Appearance and Character Appraisal of Surrounding Buildings The architecture of the surrounding buildings includes a wide variety of architectural styles with distinctive detailing. Many properties along the street still retain original architectural features both externally and internally. Most historic shopfonts survive which contribute to the character and appearance of the street. The roofline is also a major component in the character of the area. Although there is a variety of roof forms, the most common is the hidden roof behind a parapet. The existing character and appearance along Upper Street is created by the survival of 17th to early 20th Century buildings. These were built using materials suited to labour-intensive View South toward St. Mary’s Church - Upper Street methods of construction - brick, render, stone, timber for windows and doors and slate or tile roofing. Existing buildings in the area are 3-4 storeys high, predominantly retail and related uses, with residential on upper floors. The rear elevation of Upper Street buildings have a varied collage of back extensions. View North toward St. Mary’s Church - Upper Street (Google Street View) No. 133 Upper Street . London . N1 1QP . January 2013 Site History and Context 8 No. 133 Upper Street No.133 Upper Street is a Grade II Listed Building, listed in September 1994 and is situated in the Upper Street North Conservation Area, on the western side of the street. The 4 storey (plus basement) yellow brick front building that is visible from Upper Street is a former school building built in the early 19th Century. The existing building consists of Shops at Ground floor and self-contained Residential units on the upper floors. There is a 3 storey rendered rear addition to the building built in the mid 20th Century, accessible along the Northern side of the site from Upper Street. This rear wing has apsidal ends with windows facing North, and a mansard roof with dormers built in the late 20th Century. The existing Ground floor is used as office and storage for the Garage at no. 133B Upper Street with 2 nos. live/work units on the upper floors. Within the application site, no. 133B Upper Street situated along the Western site boundary is a single-storey painted brick building of uncertain date currently used as a Garage / service Rear wing of No.133 Upper Street Front View of No.133 Upper Street yard. This pitched roof building is located uncomfortably behide the rear wing and out of character in terms of scale and style to the surrounding terraces. Amenities in close proximity Entertainment: The King’s Head Theatre Almeida Theatre Little Angel Theatre Islington Museum School: St Mary’s Islington CE Primary School St Mary’s Neighbourhood Centre Nursery Local Service: Islington Town Hall Church: St Mary’s Church Green Space: Islington Green Front View of No.133B Upper Street Access to rear of No.133 Upper Street No. 133 Upper Street . London . N1 1QP . January 2013 Access 9 Site Accessibility Located on Upper Street and near the junction of City Road, the Site benefits from fast direct access to the road network. City Road (A501) is a major main arterial east-west route, whilst Upper Street (A1) connects with Islington High Street and 43 Friern Barnet Library 341 Bus services from Islington (Angel station) Angel Road Superstores 56 Highbury Corner. The proximity of the site to pathways from Colney Hatch Lane 476 Whipps Cross Route finder 214 Northumberland Park Roundabout Day buses Muswell Hill Broadway all directions make it easily accessible for pedestrians, as well Highgate Village Tottenham Lansdowne Road Leyton Route towards stops North Road Town Hall Baker’s Arms Highgate Bruce Grove as by sustainable means. 4 Archway UT, Y, Z 4 West Green Road Waterloo B, G, H, N Highgate West Hill Black Boy Lane LEYTON Archway Seven Sisters 19 Battersea Bridge B, F, M, N Dartmouth for Whittington Hospital Harringay Green Lanes Lea Bridge Road Finsbury Park P, Y, Z Park Hill South Tottenham 30 Hackney Wick T, U, Y, Z Upper Holloway 19 There are excellent transportation links, several bus stops Marble Arch B, F, N, R Stamford Hill Broadway Clapton Parliament Hill Fields 153 Manor House Lea Bridge Roundabout 38 Clapton C, K, P, X Highbury 73 38 Victoria A, D, E, F, M Tufnell Park Holloway Barn Stoke along both Upper Street and City Road. Angel Tube station is Finsbury Park 43 Friern Barnet J, Y, Z Nag’s Head Stoke Newington Newington London Bridge B, G, H, N High Street Common Pembury Road approximately 9 minutes walk South of the site, and is served HOLLOWAY Highbury Grove 56 St. Bartholomew’s Hospital A, D, E, G, H Newington Green Dalston Whipps Cross C, K, UT, X Holloway Road Holloway Road Kentish Town for Arsenal Emirates Stadium Lane by the Northern Line. Highbury & Islington Tube station is 73 Stoke Newington C, K, T, U, X Liverpool Road Hackney Victoria A, D, E, F, R St Paul’s Baths Road approximately 10 minutes walk North of the site, and is served 153 Finsbury Park P, V Westbourne Highbury & Islington Mildmay Dalston Liverpool Street M, W Road Park Junction Hackney Homerton 205 Bow Church H, S Kentish Town Road Downs Hospital by the Victoria Line and London Overground Network. The Prince of Wales Road Islington Town Hall Paddington J, R Barnsbury HACKNEY 394 214 Highgate Village J, R Hemingford Arms Essex Road stations are in Travelcard zone 1. C N K E Hackney Liverpool Street H, S L Pentonville Prison T O GASKIN ST. E U PACKINGTON Central E D 274 Lancaster Gate UT, V THEBURT R 30 E ON STREET T S STREET S L D 341 Angel Road Superstores C, K, P, X E Z Graham Y Islington Caledonian Road R OA A Morning Lane Hackney Wick E R Waterloo A, D, E, F, M York Way R Business Green S P T Road L & Barnsbury O Eastway I P P A Design Centre E V C X T U E E 394 Homerton Hospital H, W D Buses E S R ’SS R ES Richmond Road Agar Grove P B T. 476 Euston A, D, E, F, R O W O Copenhagen Street BRO O L MF Northumberland Park C, K, T, U, X I R ELD ST W . D Camden Road E D K . R A LE ST E Islington D G O O LPUD O TO A O R A N1 T S R Police Station S V D E Lansdowne Road Shopping E A B A There are several regular bus services in close proximity. Y P E I Night buses R L N Centre T N O Camden Town S E O Regent’s Park X D C V 205 E Broadway Market M Route towards stops Sainsbury’s A D for The Zoo C R DU Bow Church Numerous bus links are located along Upper Street E N CAN G N19 Clapham Junction B, F, M, N Mornington Crescent P S ER P T.
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