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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. RA RKET E RD EL MA U Finsbury Park P, Y, Z St Pancras CHAP C ROAD Whiston Road Kingsland Road F A R W
International T R G O approximately 2 minutes walk from the site, here are a number E N38 Victoria A, D, E, F, M E E T R Bow Road and R
King’s Cross T St John’s Wood . Walthamstow C, K, P, X E S T Kingsland Road Geffrye Museum N VIN U S K CENT A TERRACE Lord’s Cricket Ground O H C for Hoxton O N41 Tottenham Hale P, Y, Z WHITE G LION I N of bus routes heading to the following destinations: STREET R H U B
N D Trafalgar Square B, F, M, N King’s Cross N Angel E E L L O O LA Mile End Park Road T O St Pancras T R S G Hoxton Street Market Caledonian Road C TR Crondall Street A
N73 Victoria A, D, E, F, R N E
Warren Euston I E
B T 476 International S L
S H Walthamstow C, K, T, U, X Street Square I ENTONVILLE ROAD C P S IT G Y Mintern Street t O R New North Road Stepney Green S OAD R J W • Upper Street P O J S M E H L Regent’s Park T EN L N . OW R Euston King’s Cross EET D STR UT . City Road Whitechapel Royal London Hospital Baker Street University College Hospital Rosebery Avenue Windsor Terrace for Madame Tussaud’s Sadler’s Wells Theatre Moorfields Eye Hospital 4 Archway / Waterloo 205 Marylebone St John Goswell Road Aldgate East Paddington Gower Street Mount Pleasant Street 19 Battersea Bridge / Finsbury Park Old Street Bond Oxford Tottenham Bloomsbury Street Theobald’s Road Aldgate 30 Hackney Wick / Marble Arch Street Circus Court Road for British Museum Gray’s Inn Road Holborn Clerkenwell Road Barbican 214 38 Clapton / Victoria 153 Marble Arch 30 Piccadilly Circus Barbican Centre Moorgate Liverpool 43 Friern Barnet / London Bridge Chancery Lane Finsbury Square Street CITY Lancaster Gate Cambridge 56 56 St. Bartholomew’s Hospital / Whipps Cross Circus 274 Green Park Holborn Circus St Bartholomew’s Museum of London Hospital 73 Stoke Newington / Victoria Hyde Park Corner Bank for Buckingham Palace New Fetter St Paul’s King William Street Knightsbridge Aldwych Lane 341 Angel Road Superstores / Waterloo Grosvenor Place for Covent Garden and London Transport Museum St Paul’s Cathedral Sloane Square Victoria 476 Euston / Northumberland Park Fleet Street Ludgate Circus New Change Monument Chelsea Old Town Hall 38 73 Chancery Lane for City Thameslink Cannon Street River Thames Battersea Bridge Waterloo County Hall for Cycle Routes South Side 19 London Aquarium and London Eye Waterloo London Bridge for IMAX Cinema and Southbank Centre 43 for Guy’s Hospital Information correct from 3 September 2011 341 4 and London Dungeon © Transport for London TfL20724.08.11 There are 2 of the Barclays Cycle Hire docking stations located near Angel Tube Station. Upper Street is also identified as the ‘Strategic Cycle Route’ under the borough cycle network.
Buses along Upper Street
No. 133 Upper Street . London . N1 1QP . January 2013 Planning Context 10
Planning Background
The planning records of Islington Council indicates that a Application Number P042193 Relevant Application History number of previous applications have been approved at the Proposal (Flat 6) Internal alterations involving Application Site ‘133 Upper Street’. removal of walls at first floor and mezzanine levels and new Application Number P090774 partitions at mezzanine level. New window at mezzanine level. Address Royal Mail Sorting Office, 5-6 Application History at 133 Upper Street Approved 27/04/2005 Almeida Street and 128 & 130 Upper Street Proposal Demolition of 5-6 Almeida Street Application Number 890728 Application Number P062747 / P062749 and erection of a part 2, 5, 6, 7 and 8 storey building, above Proposal Change of use of left-hand side of Proposal Re-fitting of existing retail shop unit, two basement levels, providing for 5,137sqm Class A1 (retail) shop unit to Class A2 (financial and professional services) of including the installation of ventilation extract louvers to side floorspace, 242sqm flexible Class A1/A3 (retail / café-restaurant) the Schedule to the Use Classes Order 1987. elevation to service basement area. floorspace, 208sqm Class A4 (drinking establishment) Approved 09/01/1990 Approved 09/03/2007 floorspace, 859sqm Class B1 (business) floorspace and 78 dwellings, together with cycle parking, servicing and 63 car- Application Number 890729 Application Number P070215 / P070216 / P070217 parking spaces. Erection of a roof extension, part 2, part Proposal Change of use of right hand side of Proposal Alterations to existing shopfront 4-storey rear extension and basement to 128 and 130 Upper shop unit to Class A2 (financial and professional services) of including display of 1 x externally illuminated fascia sign on Street together with associated alterations, access and the Schedule to the Use Classes Order 1987. front elevation at ground floor level. Relocation of access steps, landscaping. Approved 09/01/1990 repainting and internal alterations Awaiting Decision Approved 05/04/2007 Application Number 900118 Application Number 990746 Proposal Change of use of right hand ground Address 131 - 132 Upper Street floor and basement shop unit from retail to restaurant (Class Proposal Erection of a roof and rear extension A3). and change of use and associated alterations to provide a Approved 05/04/1990 restaurant (A3 use) at basement, ground and first floors and B1 offices at second and third floor levels. Application Number 970446 Approved 23/07/1999 Proposal Formation of dormer windows and change of use of upper floors and at the rear to two flats. Application Number P030460 Approved 17/03/1997 Address 135 & 136 Upper Street Proposal Change of use of first and second Application Number 970447 / 970448 floors from offices to two self-contained flats. Proposal Change of use of upper floors of Approved 06/06/2003 front building from office to self-contained flats. Approved 07/08/1997
Application Number 970528 / 971912 Proposal Formation of dormer windows and change of use of upper floors to two live/work units. Approved 17/02/1998
Application Number P042193 Proposal (Flat 6) Certificate of Lawfulness (existing use) in connection with existing use of first and mezzanine floor as a single self-contained residential dwelling. Approved 30/09/2004
No. 133 Upper Street . London . N1 1QP . January 2013 Planning Appraisal 11
Planning Policy
The application proposals have been designed and evaluated ii) planning applications for all new development, 4.1 Housing Provision in accordance with London Borough of Islington’s Unitary particularly residential uses, which will be exposed to an existing Development Plan (UDP) and Core Strategy under the Local or potential noise source, should demonstrate how this situation H3: New Housing and Changes of Use to Residential Development Frame Work Development Policies. Whilst will be taken into account to protect potential occupiers; considering the Local Authority’s Development Policies, New residential development and changes of use to residential consideration has also been given to ensure the scheme iii) planning permissions which are granted may include will normally be permitted provided: complies with the ‘Development Management Policies’, the conditions relating to: Mayor of London’s ‘London Plan’ and ‘Interim Housing Design i) the resulting accommodation provides acceptable Guide for London’, ‘Life Time Homes’ design criteria and ‘Code a) the layout, design and/or operation of machinery in order to standards; for Sustainable Homes’ guidance. distance, screen or suppress noise making operations; b) the need for a high level sound insulating barrier within the ii) the scale and type of residential accommodation being UDP Development Policies building structure; provided is appropriate to the site and area; c) controls on the operating hours of disturbing operations; 3.4 Noise, Nuisance and Pollution d) the inclusion of suitable soundproofing, ventilation ducting iii) the change would result in the provision of units which and filtering processes; can help to meet local housing needs; Env16: Protecting Amenity iv) planning permissions will require that appropriate iv) there is no conflict with the Council’s policies to prevent The Council is concerned that the air and water quality in servicing and refuse storage facilities are provided, and that the loss of employment (Policies E4, E7, E10 and E13); Islington is the highest possible. In considering development these are suitably located to minimise nuisance. proposals it will: v) the external environment is suitable for housing; 3.7 Sustainable Resource Management i) seek to prevent the pollution of the water resources of vi) there is no conflict with Policies Env22 and Env23; the Borough, including all surface and underground sources; Env 37: Waste and Recycling vii) that the scheme will not adversely effect the amenities of ii) avoid detrimental alterations to air quality and For new residential developments of 6 units or less, sufficient nearby occupiers; microclimate; space will be required within the unit to allow storage of recyclable material. For residential developments above 6 viii) that vehicle and pedestrian access to the site will be iii) minimise light pollution. units sufficient space for communal recycling facilities will be satisfactory and will not cause undue danger or nuisance. required. Regard should be given to the Council’s standards for Wherever possible the Council will also seek improvements to refuse collection found in the Planning Standards Guidelines. Scheme appraisal in relation to policy H3: air and water quality. Scheme appraisal in relation to policy Env 16, Env17 & Env The development proposals conform to the requirements of Env17: Protecting Amenity 37: H3 by providing high quality accommodation to meet local housing demand. The inclusion of residential accommodation When considering applications for new developments and The development proposals conform to the requirements of on this site will lead to improvements in residential amenity, changes of use, the Council will seek to protect or enhance the Env16, Env17 & Env37, by upgrading the existing building and pedestrian safety. This will help integrate the site more amenities of the area. In particular: envelope, to provide increased noise insulation and new appropriately within its immediate context. ventilation system. In addition, the proposal will provide i) planning permission will not be granted to developments sufficient storage for waste and recycling which is currently H4: Retention of Existing Housing which cause unacceptable levels of noise, smell, smoke, air lacking on site, the new bin store will be located conviniently pollution, vibration, danger or other forms of disturbance or near the passageway to minimise nuisance during refuse The Council will seek to retain the character of existing streets nuisance, either directly or as a result of the traffic generated collection. and terraces where these still provide good living environments. by the scheme; In these situations, schemes involving the demolition of existing housing and its replacement by new housing development
No. 133 Upper Street . London . N1 1QP . January 2013 Planning Appraisal 12
Planning Policy (continued) will be carefully determined on their merits, although normally ii) where possible, adequate play, amenity and garden will also encourage the provision of adequate cycle parking permission will only be given where: space is provided. In all cases adequate off-street refuse within existing developments, particularly those likely to attract storage should be provided; significant cycle use. i) unfit housing is beyond repair; iii) conforms to the Council’s security guidelines; Scheme appraisal in relation to policy T34: ii) it is only possible to achieve an acceptable environment through redevelopment, as for example on certain main road iv) meets all other design standards, including requirements The development proposals conform to the requirements of frontages; to provide sustainable development; T34, by providing secured cycle storage within the scheme for residents. iii) rehabilitation is an uneconomic option because of the v) is of a scale and form that respects its locality. particular circumstances of the property, for example major 6.6 Pedestrians structural defects or other physical constraints; or Scheme appraisal in relation to policy H7 & H10: T45: Land use Planning iv) particular benefits can be obtained by redevelopment The development proposals conform to the requirements of H7 such as a significant increase in the variety and types of units & H10. Each unit within the proposed development has been In considering planning, land use and transport issues the produced, the access that can be given to special groups in designed to meet the space standards, as set out in the ‘Interim Council will: housing need, or the extent of environmental improvements that Housing Design Guide for London’. The scheme takes the can be achieved for the existing occupiers and other residents. opportunity to increase the amount of amenity space provided i) give priority to the needs of pedestrians; for the benefit of new occupants, this has been achieved by Scheme appraisal in relation to policy H4: the provision of private terraces. ii) promote local facilities which offer a range of services and which serve a relatively small catchment area; The development proposals conform to the requirements of 6.4 Parking And Restraint H4. The existing Garage is in poor condition and does not iii) ensure good pedestrian access both to and within all make a positive contribution to the setting of the neighbouring T18: Parking and Traffic Restraint new developments; listed building. Therefore it is considered that the site will not benefit from retaining the existing building. The Council will discourage private car journeys which are iv) ensure that excellent access is provided to all public not essential and which could reasonably be made by public transport facilities; 4.2 Housing Standards, Form and Design transport, walking or cycling. This will be achieved by parking controls and other appropriate measures. v) develop long term development strategies to create H7: Standards and Guidelines ‘walkable neighbourhoods’. Scheme appraisal in relation to policy T18: The Council will endeavour to ensure that all dwellings provide T46: Design Issues accommodation and living standards that are appropriate for The development proposals conform to the requirements of the type and size of household that will live there, both now T18. Provision for vehicular access to the site will remain as The Council will encourage walking, through the development of and in the longer term. The Council has therefore published existing (i.e. via side passageway from Upper Street). However a high quality environment for pedestrians which is convenient, supplementary guidance containing suitable standards against with the removal of the Garage, the scheme will create a safe, secure and attractive. which residential developments will be assessed. more pedestrian friendly environment. In addition the site is accessible by modes of transport other than the private car. 6.8 Transport And New Development H10: New Development T34: Cycle Parking T55: New Development The Council wishes to ensure that new housing development: Adequate secure parking or storage space for cycles The Council will seek to ensure that development: i) provides accommodation of adequate size and layout; should be provided in all new developments, as set out in the Council’s Planning Standards Guidelines. The Council i) is properly related to the borough’s public transport and
No. 133 Upper Street . London . N1 1QP . January 2013 Planning Appraisal 13
Planning Policy (continued) highways network; Scheme appraisal in relation to policy D3: should also be designed with personal security as a key consideration. ii) meets the Council’s standards in terms of parking, The development proposals conform to the requirements of servicing and access from the highway. D3. The scheme has been sensitively designed in order to D11: Alterations and Extensions protect the amenities of existing residential properties within Scheme appraisal in relation to policy T45, T46 & T55: the site, in terms of privacy, daylight and sunlight. Alterations and extensions should respect the architectural character and detail of the original buildings. The development proposals conform to the requirements of D4: Design in Context T45, T46 & T55, by providing independent access for both Scheme appraisal in relation to policy D8 & D11: the Restaurant and Residential uses. This will give additional Proposals for new and altered buildings should acknowledge natural surveillance into the site. Pedestrian and transport the most important elements of the urban context and create a The development proposals conform to the requirements of access from Upper Street will be retained. positive and appropriate relationship with surrounding buildings D8 & D11, by introducing a new element to the building, the and spaces. Particular attention should be given to: extension is elegantly detailed with seamless structure, to 12.1 Design of New Development minimise the visual impact to the existing buildings, appearing i) defining the public and private spaces through reinforcing both lightweight and subservient to the main building. D3: Site Planning building lines and encouraging appropriate infilling of gaps; 12.3 Conservation Areas The layout of buildings and spaces on a development site ii) appropriate windows and window arrangements on should be logically and efficiently planned to ensure that buildings; D20: Land Use access, functional, amenity and aesthetic requirements are met. In particular, new development should be designed to: iii) ensuring that the building relates to the street and/or In considering applications for changes of use within waterside setting as appropriate by avoiding faceless walls and conservation areas, the Council will have particular regard to i) safeguard the daylight and sunlight to nearby property; including entrances; maintaining their character. In particular: ii) minimise disturbance to the occupants of adjoining iv) encouraging a mix of uses; and i) planning permission will not be given in residential streets buildings, and to respect their privacy; for new non-residential uses, or the expansion or intensification v) ensuring all alterations and extensions are sympathetic of existing non-residential uses, where this would harm the iii) provide adequate open space, and satisfactory aspect, to the building and its surroundings. overall residential character of the area; daylight and sunlight to all parts of the development within the site; Within this framework the Council will encourage architectural ii) within conservation areas with an industrial or commercial innovation and imaginative design solutions. character, the Council will encourage a variety and mix of uses, iv) allow ease of access and use by all users; and may require the maintenance or such uses where these Scheme appraisal in relation to policy D4: exist at ground floor level; v) create a safe and secure environment; The development proposals conform to the requirements iii) in predominantly residential areas the Council will resist vi) avoid environmental nuisance; of D4, by linking the rear wing of the existing building to the the loss of existing non-residential uses which contribute to the proposed new development, providing a Restaurant at ground character of the conservation area and where their loss would vii) include adequate refuse storage facilities which are well level and residential above. harm the character of the area. designed in terms of function and appearance; D8: Boundary Walls, Paving and Street Furniture D21: Control Over Demolition viii) maximise walking, cycling and public transport use; Railings, boundary walls, steps and paving should be well Any total or substantial demolition of a structure in a ix) avoid garages or car ports in advance of the building designed and should be carefully chosen to relate in design to conservation area is required to have regard to the preservation line. adjacent properties and to the street itself. Boundary treatments or enhancement of the character or appearance of that area. A
No. 133 Upper Street . London . N1 1QP . January 2013 Planning Appraisal 14
Planning Policy (continued) condition may be imposed to ensure acceptable redevelopment Scheme appraisal in relation to policy D20, D21, D22, D23, overshadowing, loss of privacy, loss of direct sunlight and of the site before consent is given for the demolition. There will D24 & D28: daylight, over dominance, creating undue sense of enclosure be a presumption in favour of the retention of buildings which and poor outlook, and contribute positively to the character or appearance of the The development proposals conform to the requirements of conservation area. D20, D21, D22, D23, D24 & D28. x. not prejudice the satisfactory development of adjoining See Proposed Drawings land and/or the development of the surrounding area as a D22: New Development whole. LDF - Development Management Policy The Council will pay special attention to ensure that the design B) Development proposals are required to demonstrate, of new development within conservation areas is of a high 2 Design and Heritage through the use of detailed drawings and a written statement, standard, and will normally require that new buildings and how they have successfully addressed the elements of extensions to existing buildings should conform to the height, Policy DM1: Design Criteria the site and its surroundings listed below. Greater onus for scale and massing of existing buildings and spaces within the demonstrating this will be placed on major developments, conservation area. A) All forms of development are required to be of high and smaller developments on sites in prominent or sensitive quality, incorporate inclusive design principles, and make a locations. D23: New Development positive contribution to the character and local distinctiveness of an area. i. Historic context, such as distinctive local vernacular Plans and elevations, in appropriate detail, of proposed new form, scale and details which contribute to its character as a buildings and their neighbours will normally be required For a development proposal to be supported it is required to: place; in support of any application for new development or redevelopment in a conservation area. In addition the Council i. be sustainable, durable and adaptable; ii. Urban form, such as building lines, frontages, plot sizes will not normally grant ‘outline’ planning permissions within and patterns, building heights, storey heights and massing; conservation areas. ii. be safe and inclusive; iii. architectural quality, such as colour, type, source and Scheme appraisal in relation to policy D23: iii. improve the quality, clarity and sense of spaces around texture of detailing and materials used; or between buildings; D24: Materials iv. Movement and spatial patterns, such as definition, scale, iv. enhance legibility and have clear distinction between use, detailing and surface treatment of routes and spaces; In considering applications for extensions and refurbishment in public and private spaces; conservation areas, the Council will normally require the use of v. natural features, such as topography, trees, boundary traditional materials. For new development, materials should v. sustain and reinforce a variety and mix of uses; treatments, planting and biodiversity; be sympathetic to the character of the area, in terms of form, colour, texture and profile. vi. improve movement through and repair fragmented urban vi. visual context, such as location and scale of landmarks, form; strategic and local and other site specific views, skylines and D28: Rear Extensions silhouettes, and scale and form of townscape set pieces or vii. respect the historic context, local vernacular, and locally urban compositions, and Full width rear extensions higher than one storey, or half width distinctive patterns of development and landscape; rear extensions higher than two storeys, will not normally be vii. where appropriate, demonstrate an understanding of permitted in conservation areas, unless it can be shown that viii. reinforce and complement local distinctiveness and the significance of heritage assets that may be affected. no harm will be caused to the character of the area. Where create a positive sense of place; permitted, rear extensions should conform with the main Further detail on Islington’s design requirements are set out building in terms of scale, design and materials. ix. not result in an adverse effect on the amenity of in the council’s Supplementary Planning Documents (SPD) nearby occupants by noise impact, hours of operation, including the Islington Urban Design Guide SPD vibration, pollution, fumes between and within developments,
No. 133 Upper Street . London . N1 1QP . January 2013 Planning Appraisal 15
Planning Policy (continued)
Policy DM3: Inclusive Design (for general household storage, waste / recycling, washing iii) To avoid awkwardly and non-functional shaped rooms: machines / drying clothes, pushchairs and cycles); Living rooms are required to have a minimum width of 3.2 A) All developments should demonstrate that they: metres iv) to high quality design standards, built to be accessible Double / twin bedrooms are required to have a minimum width i) provide for ease of and versatility in use; and adaptable to meet changing occupier circumstances of 2.75 metres over its lifetime, which are attractive to and safe for all, built Single bedrooms are required to have a minimum width of 2.1 ii) deliver safe, legible and logical environments; to Islington’s Flexible Homes standards (as set out in SPD) metres and Islington’s Planning Standards Guidelines, having regard All bedrooms are required to have a minimum length of 3.0 iii) produce places and spaces that are convenient and to the Islington Urban Design Guide (including any alteration, metres enjoyable to use for everyone, and iv) bring together the design amendment or replacement thereafter) to enable residents to The minimum area of a single bedroom is 8m2 and management of a development from the outset and over live comfortably and conveniently. The minimum area of a double or twin bedroom is 12m2 its lifetime. A 1500mm turning circle is required in living rooms, dining v) 10% of all new housing, calculated against the number rooms, circulation space and in at least one bedroom 5 Housing of habitable rooms, is required to be wheelchair accessible, or In kitchens, at least 1200mm is required between units and wall easily adaptable for residents who are wheelchair users. The In wheelchair accessible housing a 1500mm turning circle is Policy DM25: Mix of Housing Sizes wheelchair accessible units should be provided across all required in all rooms and wheelchair access to all spaces and tenures (and be integrated within the development), and deliver facilities is required. To ensure the range of housing sizes needed in the borough is appropriate unit sizes. Each wheelchair housing unit is required provided, the housing mix required on all major developments to be single-storey, preferably on the ground floor. iv) Dwelling plans are required to demonstrate how will be based on Islington’s Housing Needs Assessment (2008). dwellings will accommodate the furniture, access and activity Future housing research may result in a different mix of housing B) Internal Floor Area space requirements, as required in the Accessible Housing sizes being required. The current housing size mix required for Supplementary Planning Document (SPD) (or any alteration, all major developments is set out in the table below. i) The following space standards must be met as a minimum addition to, or replacement of this document) to meet the flexible in new developments and conversions. For dwellings designed homes standards and/or wheelchair accessible standards. Housing size Mix Required For Each Housing Tenure for more than 6 people, allow 10m2 of additional space per extra person thereafter. v) Those details not evident on the dwelling plan are 1-bed 2-bed 3-bed 4-bed+ Total required to be detailed in the Design and Access Statement Market 10% 75% 15% 0% 100% Minimum Dwelling type Gross Internal Storage (sqm) and relevant schedule of accommodation (for example, details Intermediate 65% 35% 0% 0% 100% dwelling by (bedroom/ Area (sqm) such as level entry and shower hoist) floor area persons) Social Rented 0% 20% 30% 50% 100% Flat Studio/Bedsit 32.5 1.5 vi) Dwelling plans are required to demonstrate how Policy DM27: Housing Space Standards 1b2p 50 2.0 the construction of the building will allow for the internal reorganisation of rooms or the extension of the dwelling. 2b3p 61 2.5 A) All new housing development (including conversions, 2b4p 70 3.0 vii) Dwelling plans will be required to demonstrate that they Houses in Multiple Occupation and Sheltered Housing) are 3b4p 74 3.0 required to provide accommodation: provide adequate space and services for occupants to be able 3b5p 86 3.5 to study/work from home. 3b6p 95 4.0 i) of adequate size, with acceptable shape and layout of rooms (with due consideration to aspect, outlook, noise, 4b5p 90 4.5 viii) Design proposals must demonstrate how an adequate ventilation, privacy, light); 4b6p 99 5.0 level of privacy has been provided for habitable rooms within each dwelling. ii) with adequate play, amenity and garden space; ii) At the planning application stage, Applicants are required to provide details of proposed overall floorspace and iii) with sufficient space for storage and utility purposes a breakdown of room sizes, including occupancy.
No. 133 Upper Street . London . N1 1QP . January 2013 Planning Appraisal 16
Planning Policy (continued)
C) Floor to Ceiling Heights ii) The design of the development is required to maximise v) An access core serving more than 25 dwellings must light into the room (subject to passive heating and cooling provide additional security arrangements, such as access i) In new housing development, all habitable rooms considerations) and satisfy the BRE Guidance ‘Site Layout control systems with audio-visual verification or provision of a including kitchens and bathrooms, are required to have a Planning for Daylight and Sunlight’ BRE 1991 (including any concierge. minimum floor to ceiling height of 2.6 metres (between finished alteration, amendment or replacement of this document). floor level and finished ceiling level). vi) External mail boxes should be provided for all new iii) All homes should provide for direct sunlight to enter at housing development. ii) Single aspect habitable rooms are required to have a least one habitable room for a reasonable period of the day. ceiling height greater than, or equal to, the depth divided by 2.5 Living areas, kitchen and dining spaces should preferably vii) Details shall be provided in the Design and Access and not less than 2.6 metres. The minimum ceiling height for receive direct sunlight. Statement to demonstrate how shared circulation spaces single aspect habitable rooms is indicated in the table below: will operate satisfactorily, including travel distances (refer F) Approach and Entrance ‘Approach and Entrance’) and details about the security and Work Example D - Depth of H - Floor to Celing servicing arrangements, such as access control systems and Habitable room (m) Height (m) i) Approach should be logical, legible and step-free. mailbox locations. Single Aspect room 5 2.6 H≥D/2.5 6 2.6 ii) The overall travel distance between drop-off points (i.e. H) Circulation in new homes 7 2.8 car parking space, car club, loading bay), the main entrance of 8 3.2 a development, and the entrance of each individual dwelling i) For all new development and conversions the width should be kept to a minimum and demonstrably within the of the doorways and hallways is required to conform to the iii) A lower ceiling height may be acceptable in residential reach of ambulant disabled people (50 metres is the maximum specifications below: conversions, in order to accommodate additional sound recommended by Inclusive Mobility produced by the DfT). The clear opening width of the front door must be at least insulation, where is had been demonstrated that adequate 800mm. insulation is not possible whilst providing the applicable iii) All entrances are required to be: A 300mm nib is required beside the leading edge (latch side) minimum ceiling height. visible from the public realm and clearly identified; illuminated of all doors at entrance level. and have level access over the threshold, and preferably be All internal doors must have clear opening width of at least iv) Any floorspace that does not meet the minimum covered; and with a level landing in front of 1500mm x 1500mm 775mm. requirement floor to ceiling height will be excluded from clear of any door swing. All hallways and corridors inside a dwelling must have a clear measurements in relation to overall internal floor area width of at least 1050mm. requirements. G) Shared Circulation ii) The design of dwellings over more than one-storey is D) Dual Aspect i) In all new housing development the number of dwellings required to provide space for accessed from a single core must not be more than eight on (a) provision of a stair lift, and i) New homes are required to provide dual aspect. each floor; a smaller number is preferable. (b) a suitably identified space for a through-the-floor lift from the ground to the first floor. ii) For sites where dual aspect dwellings may be impossible ii) Common/shared entrances are required to lead to a hall or unfavourable, the design must demonstrate how a good large enough for people to manoeuvre with shopping and/or I) Storage and Utility Spaces level of natural ventilation and daylight will be provided for each baby buggies, and in wheelchairs, with ease. habitable room. i) Built-in general internal storage space, free of hot water iii) Communal circulation corridors are required to be a cylinders and other obstructions, with a minimum internal height E) Daylight and Sunlight minimum of 1200mm wide. of 2m and a minimum area of 1.5m2, must be provided for 1-2 person dwellings, in addition to storage provided by furniture i) The glazing to all habitable rooms is required to be not iv) An access core serving 4 or more dwellings must provide in habitable rooms. For each additional occupant an additional less than 20% of the internal floor area of the room. an access control system, with entry phones in all dwellings 0.5 m2 of storage space is required. linked to a main front door with electric lock release.
No. 133 Upper Street . London . N1 1QP . January 2013 Planning Appraisal 17
Planning Policy (continued) ii) Dwelling plans should demonstrate that suitable space not less than 4.5 metres. is provided for a washing machine, for drying clothes, and for waste and recycling bins within the home. F) All ground floor units are required to have access to private outdoor amenity space of at least 30m2. iii) Where cycle storage is provided within the home it should be in addition to the minimum GIA and minimum storage Also refer to Policy DM49 (Play Space) for additional and circulation requirements. requirements for the provision of play space and DM48 (New Public Open Space). Also refer Policy DM23 (Cycle Parking and end-of-trip facilities) for additional requirements for the provision of cycle storage. Policy DM29: Noise
Policy DM28: Private outdoor space A) All development proposals shall demonstrate how potential adverse noise impact between dwellings will be A) All new development and conversions will be required mitigated by housing layout and design. to provide private outdoor amenity space in the form of gardens and/or balconies and/or roof terraces. B) The layout of adjacent dwellings and the location of lifts and circulation spaces is required to limit the transmission of B) Where buildings utilise roofs to provide outdoor amenity noise to sound sensitive rooms within dwellings. space the proposal should take into consideration issues of design, overlooking and crime prevention. Use of roofs for C) Sufficient sound insulation with reasonable resistance to amenity purposes will need to be balanced with the use for airborne sounds shall be installed in all walls and floors between green roofs and renewable energy equipment through careful flats and public or communal areas. Floors between dwellings design which integrates the benefits for amenity, biodiversity and between dwellings and public or communal areas should and carbon reduction. also have sufficient sound insulation to ensure resistance to the impact of sound. C) A minimum of at least 5m2 of private outdoor space is required for 1-2 person dwellings and an extra 1m2 should be D) In addition, sound insulation shall be provided to any provided for each additional occupant: internal walls which separate proposed individual dwellings from others and to walls which separate dwellings from any Minimum sizes for Unit type (person) Minimum (sqm) parts of the building which will be in public or communal private outdoor space: use, eg. Hallways and staircases. Again, the level of sound Flats / Houses 1p/2p 5 insulation is required to be provided to a standard greater 3p 6 than the standard specified in the ‘Building Regulations 2003 4p 7 Approved Document E: Resistance to the Passage of Sound’. 5p 8 6p 9 E) In high density development or mixed-use development, a higher standard of noise insulation will be sought. ‘Floating 7p 10 floor’ or independent ceiling construction is required to 8p 11 separate a residential dwelling from another residential dwelling or commercial development, eg. restaurant or shop, within the D) All private outdoor space is required to provide step- same building. free access and a level threshold from the home.
E) Balconies providing amenity space should have a depth of not less than 1.5 metres and gardens should have a depth of
No. 133 Upper Street . London . N1 1QP . January 2013 Sustainability 18
Air Quality Land Contamination Bio Mass Heating Not Applicable Air quality is greatly affected by polluting vehicle emissions. A search for biomass suppliers within Central London indicates Asthma and respiratory disease are known to be adversely Waste Storage & Recycling Facilities that there are two suppliers within 5 miles, WoodExpert and affected by air pollution. New uses of land that involve Biomass UK Ltd. However, it is considered that due to the urban motorised vehicles coming to and from property will thus Homes need sufficient space to store waste, including for nature of the site, the emerging nature of Bio Mass fuel supply cumulatively have an effect on the air quality as will the influx recycling purposes, within the dwelling as well as outside chain, and the location of the site (the road infrastructure is of polluting vehicles during the construction process of some for waste collection. The proposed kitchens have been not appropriate for regular lorry delivery of wood chips/pallets) developments. provisionally laid out to accommodate enough storage for this technology is inappropriate and therefore is considered recycled waste as well as general waste, whilst a new dedicated no further. The proposed development would not involve polluting refuse storage space is provided externally. vehicles visiting the site post completion and those visiting Solar Water Heating the site during construction are required to meet the ‘Low Renewable Energy Emissions Standards’. Due to the limited area for the collectors to be mounted on Most experts agree that Global warming is a consequence of the flat roof, the amount of hot water would be minimal; this Domestic and commercial heating systems can also have a burning fossil fuels with a resulting increase in carbon dioxide technology is considered no further. negative impact on air quality due to their nitrogen oxide and in the atmosphere. Greenhouse gas emissions such as carbon carbon dioxide emissions. Condensing boilers recycle heat dioxide trap heat from the sun inside the Earth’s atmosphere Photovoltaic Panels and have less such emissions than conventional boilers. and this leads to global warming. For example burning natural gas in heating systems will contribute to this effect. Renewable Photovoltaic (PV) modules convert solar radiation directly into A new heating system will be introduced that will loosely energy thus can reduce the dependence on fossil fuels and electricity for use in the building and can be used for domestic comprise of a Condensing boiler with a SEDBUK efficiency consequently reduce greenhouse gas emissions. In addition purposes such as home heating and lighting systems. rating in access of 86% in compliance with Part L of the Building to ‘renewables’, energy efficiency needs to be built into the Regulations (2006). design with insulation, and fitting out with energy efficient Installing Photovoltaic Panels on parts of the roof that are appliances. non-visible to contribute to the overall power consumption Pollution from Noise, Light / Glare, Fumes & Land of the building is considered an effective measure. Typical Contamination The proposed development will involve upgrading insulation to Photovoltaic panels will produce 1kW peak for 8m² of panel the walls, windows and floors of the building where appropriate, area. Although further detailed analysis would need to be Noise as well as the existing roof to be made good. carried out, it is considered that approximately 40m² of panel Due to the residential nature of the building, there will be no area could be installed and thus providing approximately 5kW adverse noise pollution created. During construction, workers Each of the renewables’ technologies is considered for it’s peak. We recommend that this technology is investigated will be constrained the working hours set out within the applicability for the property and whether or not it can be used further prior to implementing the proposed scheme. Planning Conditions. to reduce the energy consumption of the Condensing Boiler. The following technologies are considered: Materials Light / Glare No external lighting is proposed on the street elevations of • Wind Turbines If appropriate, construction materials should be reused / the building due to the residential nature of the site. Through • Bio Mass Heating reclaimed, long lasting or recycled e.g. using reclaimed on-site the removal of the office lighting and installation of low energy • Solar Water Heating materials such as re-using timber from demolished partitioning. pendent fittings, the amount of light emitted through the • Photovoltaic Panels When using new materials, care should be taken not to deplete windows will be reduced once the proposals are implemented. the earth’s threatened resources, which include certain tropical Wind Turbines hardwood. Longer lasting materials are preferred over those Fumes less robust as not only does this avoid frequent replacement Not Applicable The application site is sheltered. This technology is unsuitable (and more waste from discarded materials) but costs less. for this location and therefore has been considered no further. Locally supplied materials should be chosen as it avoids
No. 133 Upper Street . London . N1 1QP . January 2013 Sustainability 19
unnecessary transport of goods over long distances, this is equally true of recycled products in that transportation costs should be put into the notional environment equation (i.e. it could, on occasion, be more sustainable to buy local new products). Natural paints and solvent-free wood finishes can be used that do not give out any toxins.
No. 133 Upper Street . London . N1 1QP . January 2013 Sustainable Statement 20
Code for Sustainable Homes
The Code for Sustainable Homes is an environmental • Materials (except for the four mandatory requirements with no associated assessment rating method for new homes which: 1. Environmental impact of materials (M) credits). The total number of credits available to a Category is 2. Responsible sourcing or materials - building elements the sum of credits available for all the issues within it. • Identifies a set of issues which are known to impact on 3. Responsible sourcing of materials – finishing elements the environment Although not a requirement for an existing dwelling, the • Surface water run-off development has targeted Code Level 3 of the Code for • Establishes performance measures which: 1. Management of surface water run-off from developments Sustainable Homes with best endeavours to achieve Code 1. Are known to reduce environment impacts (M) Level 4; this requires the development to achieve a minimum 2. Exceed the requirements of legislation and regulations 2. Flood risk Score 57 Points with a target of 68 Points (see table below). This 3. Can be objectively assessed, evaluated and delivered can be achieved through varying combinations of achievement in a practical and cost effective way by the construction • Waste (see Sustainability Statement). industry. 1. Storage of non-recyclable waste and recyclable household waste (M) Total percentage points score Code Levels • Identifies environmental issues for which mandatory 2. Construction waste management (M) 36 Points Level 1 (*) minimum performance must be achieved in order to 3. Composting (M) 48 Points Level 2 (**) gain a Code rating. 57 Points Level 3 (***) • Pollution 68 Points Level 4 (****) • Assesses environmental performance in a two stage 1. Global Warming Potential (GWP) of insulants 84 Points Level 5 (*****) process (Design stage and Post construction) using 2. No emissions 90 Points Level 6 (******) objective criteria and verification. • Health and wellbeing Summary • Records result of the Code assessment on a certification 1. Day lighting assigned to the dwelling 2. Sound Insulation The new build elements of the development proposals will be 3. Private space detailed in accordance with and in certain areas to exceed The code for Sustainable Homes is graded through a point 4. Lifetime homes (M) the minimum requirements set out in the building regulations; scoring system in order for an overall rating to be achieved Approved Document L1A: Conservation of Fuel & Power – New between Level 1 and Level 6, Level 6 being a ‘Zero Carbon • Management Dwellings (2006 Edition). Home’. The scoring system is based on a series of categories: 1. Home user guide 2. Considerate contractors scheme • Energy and CO² emissions 3. Construction site impacts 1. Dwelling emission rate (M) 4. Security 2. Building fabric 3. Internal lighting • Ecology 4. Drying space 1. Ecological value of site 5. Energy labelled white goods 2. Ecological enhancement 6. External lighting 3. Protection of ecological features 7. Low of Zero Carbon (LZC) technologies 4. Change in ecological value of site 8. Cycle Storage 5. Building footprint 9. Home office (M) Denotes issues with mandatory elements • Water 1. Internal water use (M) The Code assigns one or more performance requirements 2. External water use (assessment criteria) to all of the environmental issues. When each performance requirement is achieved, a credit is awarded
No. 133 Upper Street . London . N1 1QP . January 2013 Design 21
Scheme Development and Concept Proposed - Schedule of Accommodation
The application presents an opportunity to fully integrate the At the upper levels of the new development, the scheme Basement - Storage 77.5 m.sq buildings on site, providing better amenity space as well as proposes the provision of 3 new apartments, comprising a (As Existing) improving access and security for existing and new occupiers mix of two 1bed, and one 3 bed apartments. These units will / users. The fundamental objective of the development has have independent secured access, and cycle storage facilities. Ground Floor - Restaurant 270.0 m.sq been to integrate the site within its surroundings whilst creating The proposed redevelopment will create improvements in a sustainable, plesant place to live, work and visit. pedestrian and residential safety, enhancing its setting in the First Floor - Flat 1 67.6 m.sq Upper Street Conservation Area. 1 beds 2 person The approach to the design of the remodelling of the interior, Terrace 20.6 m.sq external modifications and extensions has been informed by To avoid overlooking of the neighbouring flat within the rear the architectural language of the original design, the client’s wing of 133 Upper Street, fixed lightwight timber shutters were Second Floor - Flat 2 67.6 m.sq brief, the London Borough of Islington’s UDP and the Upper introduced. The smaller windows for the study rooms at first 1 beds 2 person Street North Conservation Area Audit. and second floor are proposed to be obscured glazing. Also planters are proposed to be installed at the terrace to avoid Third Floor - Flat 3 52.0 m.sq This proposed scheme also takes into consideration the overlooking from this level. 3 bed 5 person planning application submitted for the neighbouring site (5 Terrace 23.1 m.sq Almeida Street and 129 Upper Street - Planning Application Dwelling Mix ref - P090774) and the Appeal Decisions made on the the Fourth Floor - Flat 3 52.0 m.sq Planning Application P120549 and P120550. The proposed residential units provide a range of dwelling 3 beds 5 person sizes. The below percentages are calculated by habitable Ground Floor Extension to rear wing rooms:
On the ground floor 270 sqm of restaurant floorspace is spread 60% of habitable rooms comprises 1 bedroom units Total Residential Floor Area 239.2 m.sq across the existing rear wing and the new building which is 40% of habitable rooms comprises to 3 bedroom unit Total Private Amenity Area 43.7 m.sq designed to complement the existing commercial uses offered Total Commercial Floor Area 347.5 m.sq on Upper Street. The proposals for the ground floor extension The unit mix reponds to the specific characteristics of the site, introduce a contrasting lightweight structural glass enclosure, will satisfy demand for housing in the local area, and will make which allows the two buildings to be discreatly interlinked. a valuable contribution towards the amount of housing and range of units available within the Borough. Whilst introducing a new element to the building, the extension is elegantly detailed with a frameless structure, to minimise Employment the visual impact to the existing buildings, appearing both lightweight and subservient to the host building. It is therefore The proposal includes the provision of 270 sqm of A3 considered that the extension further enhances the building’s floorspace, accommodated over the ground floor to the rear of setting with the Upper Street North Conservation Area. 133 Upper Street.
Erection of a new 5 storeys building to replace exisitng Existing Employment Floorspace (incl. garage) 332.5 m.sq Garage Proposed Employment Floorspace 347.5 m.sq
The Garage currently occupying 133B Upper Street is in poor condition and unsightly. This building does not make a positive contribution to the setting of the neighbouring listed building, or the character or appearance of this part of Upper Street Conservation Area.
No. 133 Upper Street . London . N1 1QP . January 2013 Design 22
Scheme Development and Concept Existing Situation Proposal
At ground floor level between the rear wing of 133 Upper Street At ground floor level between the rear wing of 133 Upper Street and the existing Garage: and the proposed development:
There is no connection between these two buildings, they are The scheme seeks to revitalise the entire ground floor level separated with a black painted metal fire escape staircase for by opening up the floor plan, linking the two building together the upper floor apartments (see view A). whilst still retaining the visual separation.
The space below the staircase is currently used as a toilet The demolition of the Garage is therefore believed to enhance Door 02 (door 02) and side exit (door 01) for the office. This space is the character and appearance of the Upper Street North dark and in need of refurbishment / reconfiguration. Conservation Area.
The overall appearance does not contribute positively to the Door 01 Upper Street North Conservation Area.
View A
Door 01 Door 02 View A Existing Ground Floor - Part Plan
No. 133 Upper Street . London . N1 1QP . January 2013 Design 23
Scheme Development and Concept Existing Situation Proposal
At first floor level between the rear wing of 133 Upper Street At first floor level between the rear wing of 133 Upper Street and the existing Garage: and the proposed development:
There are three existing openings at this level facing West The scheme seeks to provide the existing residents with a new within Apartment 1 at the rear wing. Currently Window 03 and fire escape route within the proposed scheme. All residential Door 03 are frosted and have no outlook. Window 01 is facing occupiers will benefit from a secured entrance at ground floor Northwest away from the Garage building and it’s split by the level, which will be wheelchair friendly with lift access at all mezzanine floor level. levels. Window 03 There is no overlooking issue at this level. The first floor of the proposal is designed to have one obscure glazed window for the study. Fixed leightweight timber shutters in front of the large window protect existing and future residents from any potential overlooking. Door 03
Window 01
Window 01 Door 03 Window 03 Existing First Floor - Part Plan
No. 133 Upper Street . London . N1 1QP . January 2013 Design 24
Scheme Development and Concept Existing Situation Proposal
At first floor mezzanine level between the rear wing of 133 At first floor mezzanine level between the rear wing of 133 Upper Street and the existing Garage: Upper Street and the proposed development:
In addition to Window 01 and Door 03, there is a high level The second floor of the proposal is designed to have one window (i.e. Window 04) at this level facing Southwest within obscure glazed window for the study. Fixed leightweight timber Apartment 1 at the rear wing. There is no outlook from this shutters in front of the large window protect existing and future window as it is situated by the Southern boundary wall, as well residents from any potential overlooking. Window 04 as opposite the existing Garage.
There is no overlooking issue at this level.
Door 03
Window 01
Window 01 Door 03 Window 04 Existing First Floor (Mezzanine) - Part Plan
No. 133 Upper Street . London . N1 1QP . January 2013 Design 25
Scheme Development and Concept Existing Situation Proposal
At second floor level between the rear wing of 133 Upper Street At second floor level between the rear wing of 133 Upper Street and the existing Garage: and the proposed development:
This level is higher than the existing Garage, the only opening The upper floors of the proposed development are to be set facing West is a fire escape door (Door 04) onto the metal back significantly from the main building line, reducing the staircase from Apartment 2. visual mass, conforming to the height, scale and massing of existing buildings and spaces within the conservation area. There is no overlooking issue at this level. The terrace with its deep planters is designed to avoid any potential overlooking.
Door 04
Door 04 Existing First Floor (Mezzanine) - Part Plan
No. 133 Upper Street . London . N1 1QP . January 2013 Design 26
Scheme Development and Concept
1st Floor Plan - Existing outlook from 1st floor flat 1st Floor Plan - Proposed outlook from 1st floor flat
Outlook of 1st floor flat of rear wing at 133 Upper Street
No. 133 Upper Street . London . N1 1QP . January 2013 Design 27
Scheme Development and Concept
2nd Floor Plan - Existing outlook from 1st floor flat 2nd Floor Plan - Proposed outlook from 1st floor flat
Outlook of 1st floor flat of rear wing at 133 Upper Street
No. 133 Upper Street . London . N1 1QP . January 2013 Design 28
Scheme Development and Concept
3rd Floor Plan - Existing outlook from 1st floor flat 3rd Floor Plan - Proposed outlook from 1st floor flat
Outlook of 1st floor flat of rear wing at 133 Upper Street
No. 133 Upper Street . London . N1 1QP . January 2013 Design 29
Scheme Development and Concept
Section C - Existing outlook from 1st floor flat Section D - Proposed outlook from 1st floor flat
1st Floor Plan - Existing outlook from 1st floor flat 1st Floor Plan - Proposed outlook from 1st floor flat
Outlook of 1st floor flat of rear wing at 133 Upper Street
No. 133 Upper Street . London . N1 1QP . January 2013 Design 30
Scheme Development and Concept
2.9m 4.9m 6.1m
Existing outlook from 1st floor flat Proposed outlook from 1st floor flat
Distance between facades
No. 133 Upper Street . London . N1 1QP . January 2013 Design 31
Scheme Development and Concept
Existing - Site model shown in context with approved scheme P090774 Proposed - Site model shown in context with approved scheme P090774
Existing - Site model shown in context with approved scheme P090774 Proposed - Site model shown in context with approved scheme P090774
No. 133 Upper Street . London . N1 1QP . January 2013 Design 32
Scheme Development and Concept
Existing - Site model shown in context with approved scheme P090774 Proposed - Site model shown in context with approved scheme P090774
Existing - Site model shown in context with approved scheme P090774 Proposed - Site model shown in context with approved scheme P090774
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 33
Overview
Site Model not to scale
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 34
E/800
Site Plan
Site Location Plan Scale @1:1250 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 35
E/1000
Floor Plans
Storage Storage
Basement Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 36
E/1001
Floor Plans
Office
Garage
Access from Upper Street
Ground Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 37
E/1002
Floor Plans
Apartment 1 interior not survey
First Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 38
E/1003
Floor Plans
Apartment 1 (mezzanine) interior not survey
First Floor (Mezzanine) Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 39
E/1004
Floor Plans
Apartment 2 interior not survey
Second Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 40
E/1005
Floor Plans
Roof Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 41
E/1100
Elevations
Sectional South Elevation Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 42
E/1101
Elevations
Sectional West Elevation Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 43
E/1200
Site Sections
Sectional South Elevation
Section A Scale @1:200 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 44
E/1201
Sections
Office Garage
Section A Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 45
E/1202
Sections
Section B Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Existing Drawings 46
E/1203
Sections
Office Office Garage
Section C Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 47
Overview
Site Model not to scale
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 48
Eye Level Perspective
Site Model not to scale
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 49
P/1800
Site Plan
Site Location Plan Scale @1:1250 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 50
P/1801
Site Plan Highbury & 10 mins Islington Station
UPPER STREET
Keys
Restaurant Entrance
Residential Entrance
Pedestrian Route
9 mins Vehicular Route
9 mins Average Walking Time Angel Station
Site Access Plan Scale @1:200 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 51
P/1900
Demolition Proposal
The proposal seeks:
A To demolish existing Garage at 133B Upper Street
B To part demolish single storey rear extension at 133 Upper Street
C To reconfigure existing ground floor openings at rear wing of 133 Upper Street
D To remove internal partition walls at rear wing of 133 Upper Street
B C A
Sectional South Elevation
D
C A
B
Ground Floor Plan Scale @1:200 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 52
P/2000
Floor Plans
Storage 78 sqm
Basement Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 53
P/2001
Floor Plans
Bar Kitchen
WCs
Service Counter Lift
Store Lift Lobby Disable WCs Seating Cycle Racks Restaurant 270 sqm
Storage
Seating Restaurant Entrance
Bin Store
Residential Entrance
Ground Floor A3 Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 54
P/2002
Floor Plans
WCs
Lift B1 Office 270 sqm
Store Lift Lobby Disable WCs Cycle Racks
Storage
Bin Store
Residential Entrance
Ground Floor B1 Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 55
P/2003
Floor Plans
Fire Escape
En-Suite Study
Apartment 1 Flat Roof / Fire Escape Lift interior not survey
Lift Lobby
Flat 1 70 sqm Master Bedroom
Glass Roof
Living / Dining
Kitchen
Flat 1 1 bed (2 person)
First Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 56
P/2004
Floor Plans
Flat Roof / Fire Escape Fire Escape
En-Suite Study
Apartment 1 (mezzanine) Lift interior not survey
Lift Lobby
Flat 2 70 sqm Master Bedroom
Living / Dining
Kitchen
Flat 2 1 bed (2 person)
Second Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 57
P/2005
Floor Plans
Planters
Bath Flat 3 120 sqm
Apartment 2 Lift Lift Lobby interior not survey Fire Escape Study
Planters Living / Dining
Kitchen Planters
Terrace
Planters
Flat 3 3 bed (5 person)
Third Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 58
P/2006
Floor Plans
Bedroom 3
En-Suite
Bedroom 2
Bedroom 1 En-Suite
Flat 3 3 bed (5 person)
Fourth Floor Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 59
P/2007
Floor Plans
Sky;ight
Green Roof
Roof Plan Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 60
P/2100
Elevations
Keys
1 Frameless lightweight glass extension 6 Restaurant Entrance 2 Lightweight timber-clad extension 7 Render finish to match existing 3 Glass balustrade in front of planters 8 Frameless Glass Pavilion 4 Staffordshire blue narrow gauge brick facade 9 Fixed lightweight timber shutter 5 Residential Entrance
8
3
4
9
3
7 2 5
6
1
Sectional South Elevation Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 61
P/2101
Elevations
Keys
1 Frameless lightweight glass extension 2 Frameless triple glazed window 3 Glass balustrade in front of planters 4 Staffordshire blue narrow gauge brick facade 5 Residential Entrance 6 Double glazed aluminium windows 7 Fixed lightweight timber shutters 8 Frameless glass pavilion
8
3
4
6
7
2
3
1 5
Seating
Bar
Sectional West Elevation Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 62
P/2200
Site Sections
Sectional South Elevation
Section A Scale @1:200 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 63
P/2201
Sections
Bedroom 1 Kitchen
Flat 3
Terrace Living / Dining Kitchen Apartment 2
Living / Dining Flat 2
Apartment 1 (mezzanine)
Living / Dining Flat 1 Apartment 1
Storage Seating Lift Lobby
Bar
Obstructed view
Section A Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 64
P/2202
Sections
Seating Kitchen
Section B Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 65
P/2203
Sections
Bedroom 3 En_Suite Bedroom 2 Bedroom 1
Bath Office Flat 3 Living / Dining
Flat 2 Fire Escape En-Suite Bedroom 1 Living / Dining
Flat 1 Fire Escape En-Suite Bedroom 1 Living / Dining
Entrance Lobby
Bar Seating
Section C Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 66
P/2204
Sections
Fire En-Suite Escape
Office Fire Escape Terrace
Fire En-Suite Bedroom Fire Escape Escape
Fire Fire En-Suite Bedroom Escape Escape
Service Hatch
Storage Seating W.C. W.C. Bar
Obstructed view
Section D Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Proposed Drawings 67
P/2205
Sections
Flat 2
Living / Dining
Flat 1
Living / Dining
Kitchen Restaurant Restaurant
Obstructed view
Section E Scale @1:100 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Contextual Drawings 68
P/3000
Contextual Floor Plans
Shown in context with the proposed scheme at 5 Almeida Street and 129 Upper Street (Planning Application ref - P090774)
Ground Floor
UPPER STREET
Ground Floor Plan Scale @1:500 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Contextual Drawings 69
P/3001
Contextual Floor Plans
Shown in context with the proposed scheme at 5 Almeida Street and 129 Upper Street (Planning Application ref - P090774)
First Floor
UPPER STREET
First Floor Plan Scale @1:500 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Contextual Drawings 70
P/3002
Contextual Floor Plans
Shown in context with the proposed scheme at 5 Almeida Street and 129 Upper Street (Planning Application ref - P090774)
Second Floor
UPPER STREET
Second Floor Plan Scale @1:500 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Contextual Drawings 71
P/3003
Contextual Floor Plans
Shown in context with the proposed scheme at 5 Almeida Street and 129 Upper Street (Planning Application ref - P090774)
Third Floor
UPPER STREET
Third Floor Plan Scale @1:500 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Contextual Drawings 72
P/3004
Contextual Floor Plans
Shown in context with the proposed scheme at 5 Almeida Street and 129 Upper Street (Planning Application ref - P090774)
Fourth Floor
UPPER STREET
Fourth Floor Plan Scale @1:500 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Contextual Drawings 73
P/3005
Contextual Floor Plans
Shown in context with the proposed scheme at 5 Almeida Street and 129 Upper Street (Planning Application ref - P090774)
Fifth Floor
UPPER STREET
Roof Plan Scale @1:500 @A3
No. 133 Upper Street . London . N1 1QP . January 2013 Contextual Drawings 74
P/3100
Contextual Elevation
Shown in context with the proposed scheme at 5 Almeida Street and 129 Upper Street (Planning Application ref - P090774)
Sectional West Elevation Scale @1:200 @A3
No. 133 Upper Street . London . N1 1QP . January 2013