Land to the rear: 857 Garratt Lane, London. SW17 0LX (Currently a car park & adjacent dwelling named 857E Garratt Lane) Design and Access Statement: PART 1 July 2017

(This document must be read in conjunction with Design and Access Statement: PART 2 & PART 3 & drawings submitted to support this application.)

CONTENT: This application has been prepared with the following supporting reports:

1.0 INTRODUCTION AND PROPOSAL SUMMARY Page 2 Daylight & Sunlight Report and Energy statement both prepared by:

2.0 EXISTING SITE & CONTEXT. Page 3 2.1 Existing Site Use 2.2 Surrounding Area 2.3 Historical Context

3.0 PLANNING HISTORY & RELEVANT PLANNING POLICY CONSIDERATION Page 5 3.1 Current Planning Consent – car park site. Transport & Car Parking Appraisal. 3.2 Current Planning Consent – Combined site: car park site & 857E Garratt Lane. 3.3 Overall National & Local Guidelines: 3.4 Provision for New Homes & Design Guidelines. 3.5 Transport and Parking Guidelines. Transport Planning and Infrastructure Design Consultants 3.6 Sustainable Development Guidelines. 3.7 Residential Mix and Space Standards Guidelines. 3.8 Amenity Space Guidelines. 3.9 Refuse and Recycling Guidelines. 3.10 Building Access, Building Regulation Part (M) 3.11 Planning Consultation Summary.

4.0 SITE CONTEXT PHOTOGRAPHS. Page 12

5.0 DESIGN CONCEPT & PRINCIPLES. Page 13 5.1 Floor Plans & Description. 5.2 Form & Scale. 5.3 Material & Appearance. 5.4 Boundary Treatment. 5.5 Natural Light, Privacy & Neighbouring Property.

6.0 PROPOSED VIEWS. Page 22

7.0 ACCESS STATEMENT. Page 24

This document must be read in conjunction with Design and Access Statement: PART 2 & PART 3:

PART 2: APPENDIX 1: CONSENTED 5 FLAT SCHEME (2016/6202): Pre-application correspondence; planning consent notice.

APPENDIX 2: CONSENTED 9 FLAT SCHEME (2017/0805): planning consent notice.

APPENDIX 3: TRANSPORT AND CAR PARKING STATEMENT.

PART 3: APPENDIX 4: DAYLIGHT & SUNLIGHT REPORT.

APPENDIX 5: ENERGY STATEMENT.

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1.0 INTRODUCTION AND PROPOSAL SUMMARY.

This Design & Access and Planning Statement has been prepared by Qualitas Construction Service Ltd in support of the planning application relating to the site behind 857 Garratt Lane, London SW17 0LX, accessed from Aboyne Road. The overall site is made up of two parts: a car park that previously served the flats in No. 857 Garratt Lane and adjacent house (857E Garratt Lane) which is not original to the block of flats – please see section 2.1.

Through Pre-Application advice and two current planning consents Ref: 2016/6202 (5 flat proposal) & 2017/0805 (9 flat proposal): refer to section 3.1, this site has been classed as a “windfall site” and accordingly can make a significant contributes towards increasing the council’s housing supply targets. The planning consent response goes on to report: “the principle of developing this site for residential purposes is also considered to be in line with policy objectives given its context within a wider residential area.”

The proposal under this application is to demolish the adjacent house (857E Garratt Lane) and build a 3 storey building facing onto Aboyne Road containing 10 flats. The mix of accommodation is six 2 bedroom flats and four 1 bedroom flats. The ground floor dwellings all have their own private gardens whilst the 1st floor flats have access to private balconies or roof terrace.

The Design and Access Statement has been prepared in accordance with CABE guidance to explain the design principles and concepts in terms of amount, layout, scale, landscaping and appearance of the proposals and demonstrate the process of assessment, involvement, evaluation and design that has been followed.

Image 1: OS map– NTS. Map showing surrounding area with site location outlined & hatched.

Image 2: Aboyne Road street view of the site and neighbouring buildings.

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2.0 EXISTING SITE & CONTEXT. 2.2 Surrounding Area: Garratt Lane is a primary road (A217) linking Wandsworth Town and Tooting Broadway passing through Earlsfield and Summerstown. The length of Garratt Lane is a mix of both residential and commercial units of all 2.1 Existing Site Use: The site sits directly behind 857 Garratt Lane and is made up of two combined parts: a car park types, whilst set back from the main road it is predominantly residential houses and blocks of flats. There is a good stock previously serving the flats at 857 Garratt Lane and the plot of 857E Garratt Lane which is an adjacent house. The car park of traditional Victorian terraced houses that over the years have been extended with loft conversions. Adjacent and plot is accessed by a vehicle crossover from Aboyne Road, directly opposite the junction with Squarey Road and the house opposite to the site are 2 storey terraced houses, otherwise surrounding the site the housing type is predominantly 4 to has pavement access from Aboyne Road. Image 3 reflects the total site area (outlined by a red dotted line) made up of 5 storey blocks of flats. the combined car park space (shaded blue) and adjacent house plot – 857E Garratt Lane (shaded yellow). The overall size of the site is 0.031 ha.

The car park site (shaded blue) has planning consent for a 5 flat development: planning reference 2016/6202. The adjacent house 857E Garratt Lane (shaded yellow) has since been purchased to increase the overall plot size which led to an application of 9 flats on the combined site (shaded blue & yellow) and planning consent was granted in April 2017: planning reference 2017/0805.

The site is not in a Conservation Area and is not located within a Flood Risk Zone, and therefore no flood risk assessment is submitted with this application.

Image 4: Surrounding area & housing make-up 2.3 Historical Context: From the historical map dating back to the 1930’s, it can be seen that 857 Garratt Lane was once one of a semi-detached pair of grand Victorian villas that fronted the main route of Garratt Lane – Image 5. There was 3 pairs of villas built along this stretch of road which were by far the biggest properties in the immediate local area.

Since then, either by bomb damage or through dilapidation, all of the villas apart from the one adjacent to 857 Garratt Lane have been demolished and rebuilt as modern blocks of flats – Image 6. In fact, it is noticeable that on this corner to the East of Aboyne Road it is predominantly a housing estate made up of flats, whilst on the other side of Aboyne Road, between Bellew Street, Squarry Street and Huntspill Street, the original Victorian houses all still remain intact. There is a distinct split between flats on one side of Aboyne Road and traditional terraced houses on the other – Image 4. The aerial photographs (Image 7 & 8) also clearly reflect this split on each side of the road. Image 3: OS map extract. NTS.

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Image 5: Garratt Lane - historic map dating back to 1930’s. Image 7: Aerial photograph with site outlined in red. Note the terraced houses on the left side of Aboyne Road whilst on the other side the housing stock is predominatly blocks of flats.

Image 6: The last remaining Victorian villa now sandwiched between modern blocks of flats. Image 8: Aerial Photograph with site outlined in red. Note the housing estate surrounding the site.

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3.0 PLANNING HISTORY & RELEVANT PLANNING POLICY CONSIDERATION.

There are 2 current consented planning application relating to this site. Wandsworth Council Local Development Framework: Core Strategy (adapted October 2010) Policy PL 1: Attractive and distinctive neighbourhoods and regeneration initiatives. 3.1 Current Planning Consent – car park site. (See section 2.1) The current planning consent (2016/6202) description is: Wandsworth Council Local Plan: Development Management Policies Document (adapted October 2016) Policy DMS 1: General Development principles Erection of three-storey (plus basement) building to provide 1 x 1 bedroom flat and 4 x 2-bedroom flats including front light wells and terraces at first floor and second floor levels, with associated boundary PROPOSAL RESPONSE: As it currently stands the car park side of this site is prone to fly tipping, illegal parking and anti- treatment, bicycle and bin stores and landscaping. social behaviour. A well designed development on this site will not only resolve this problem, but will also add to the overall quality of the surrounding area, which is always improving. It is worthy to note that during the planning consultation period 4 letters of support were received, 2 letters with general comments were received and there were no objection letters. The development, sited on the Eastern side of Aboyne Road, sits comfortably in the backdrop of the surrounding blocks of flats and apartments. There is a row of terraced houses adjacent (2-8 Glentanner Way) which are relatively new & built 3.2 Current Planning Consent – Combined site: car park site & 857E Garratt Lane. (See section 2.1) at the same time as the estate behind the site. The local character and history on this side of Aboyne Road, shapely The current planning consent (2017/0805) description is: contrasts that of the western side which is made up of Victorian terraced houses – Image 4 & 7. The proposed development has therefore been designed to fit seamlessly to infill the gap between 857 Garratt Lane and No.2 Glentanner Demolition of existing house (857E Garratt Lane) and erection of three-storey (plus basement) building Way, stitching together & completing the street scape, whilst responding to the local character and history. The proposed to provide 5 x 1-bedroom flats and 4 x 2-bedroom flats including front light wells and front and rear new building of 10 flats would reflect the immediate surrounding dwelling make-up, focusing on the overall scale, density balconies/roof terraces at first floor and second floor levels, with associated boundary treatment, and massing. Although the previous planning consent (2016/6202) was for a smaller plot, the planners report noted: refuse and cycle stores and landscaping. “The scale and massing of the proposed building is considered reasonable, with a three storey building It is worthy to note that during the planning consultation period 4 letters of support were received and there were no including the a set-in reduced second floor……………..whilst the massing within the small plot size is objection letters. relatively large, being set amongst the setting of 4 storey buildings behind the site (on Strathdon Drive) and the 4 storey corner building at 857 Garratt Lane towards the SW, the development would not detract The Committee Meeting report for this application concluded: from the existing form and character of the surroundings, in keeping with the general scale and massing.” The scheme would be designed so that it would relate well to the appearance and character of the townscape and would not harm neighbouring residential amenity. Furthermore, the proposed development As noted in section 3.2, the design, massing and proportions submitted under this application have been informed and would not have a severe impact on the local road or transport network and would support sustainable followed by the previous consented planning consent. modes of transport, such as cycling. With consideration to the surrounding architectural context, the site has been optimised to create the 10 new flats. The The delegated planners report was very positive on all aspects of the proposal and we have continued the architectural building has been set back from the site boundary allowing for a part hard and part soft landscaped buffer zone between design principles through to this current planning submission. the public pavement edge and the building elevation. At the rear, the ground floor flats open onto private east facing gardens. 3.3 Overall National & Local Guidelines: National Planning Policy Framework states: Looking at the wider context, on both sides of Aboyne Road, the rhythm of the buildings are stepped and are not a straight In terms of promoting good design, paragraph 58 of the National Planning Policy Framework should be consulted. linear run of terraced houses. This is a product of the angle that Aboyne Road junctions with Garratt Lane and curves It states that the development: around towards Garratt Green. In Image 9 & 10, the stepped profile of the terraced houses is quite obvious and outlined • Will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the by a red line. This contexts has helped reinforce the line of the proposed building reflecting & responding to local character development; and history, a requirement set out in the National Planning Policy Framework above. The building line was also highlighted • establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to in the consented planning (2016/0602) where it was acknowledged: live, work and visit; • optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses “The angled nature of the road means there is no consistent building line on this portion of the road, (including incorporation of green and other public space as part of developments) and support local facilities and however the location of the front footprint would appear appropriate within the context of the transport networks; neighbouring buildings.” • respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; The proposals in this application follow the same building line as that submitted for Consented scheme 2016/6202 & • create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality 2017/0805 for the width of the car park site before stepping back to meet the corner of the stair core to 857 Garratt Lane. of life or community cohesion; and • Are visually attractive as a result of good architecture and appropriate landscaping.

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Through informal discussions with both the Pre-Application Case Officer and the Consented Application Case Officers, the Policy DMS1 requires that developments do not cause harm to neighbouring amenities and in particular the proposed inclusion of adjacent lean-too house (857E Garratt Lane) into the overall site was discussed. This house is not original to building would not cause a significant loss of sunlight to the garden areas of the neighbouring residential properties, nor the main 4 storey building and the opportunity to extend into this plot made good sense architecturally creating cleaner a significant loss of daylight or sunlight to their windows (to habitable rooms) in line with the BRE's Site Layout Planning infill building between the end of Glentanner Way and 857 Garratt Lane. By combining the car park plot and the adjacent for Daylight and Sunlight guidance. To demonstrate that the proposal will have no significant impact on the surrounding house, the scheme proposal has increased from the most recent 9 flat scheme to 10 flats providing a nett increase of 3 neighbours Syntegra Consulting were appointed to conduct a Daylight, Sunlight & Overshadowing Report to support this further bed spaces, up from 24 to 27 spaces. submission (see Part 3: appendix 4). From this report we can conclude that the proposed building is within the BRE guidelines with negligible impact on the surrounding neighbours.

The profile of the front building elevation has been designed to be visually attractive, giving depth and relief to what is a relatively sterile set of buildings on the east side of Aboyne Road. This is in contrast to the classically proportioned Victorian terrace homes on the other side of the road. As noted in the consented planners report:

“Overall, the proposal has provided a good design and layout to ensure a high level of physical integration with the surroundings, where the scale, massing and appearance would contribute positively to the character of the area in accordance with DMPD policy DMS1.”

The building elevation has been designed with a distinction between points of entry, outlook from the flats and the building set back at second floor level. The two private dwelling entrances and the communal entrance have been emphasised on the elevation by a subtle outline of rendered edge that is slightly set forward: see section 5.3.1. Whilst the windows and balconies to the flats have been framed in a panel that is set back by 75mm and also rendered. Both these elements are set in an overall brick façade that will tie in with the surrounding and neighbouring buildings. The fenestration of the ground & first floor creates a strong horizontal feature which helps reduce the perceived height of the building. The balcony is lightweight in construction with slim line steel guarding and this is carried through to the metal railings enclosing the private entrance gates at ground floor level.

At second floor level the elevation is further set in behind the parapet and set back at 70 degrees to lessen the perceived impact of a three storey building. As can be seen from drawing 2114 and the 3D visual in Section 6, the building subtly steps back away from the street thus reducing the visual impact. 4Image 9: Stepped profile of neighbouring houses outlined in red.

The material palette of brick and render has been selected to match the context of the local surrounding area. It is proposed to use a light colour yellow brick which tends to be the local style. The set-back mansard elevation at second floor level it is proposed to change the finished material to a pre-coloured zinc bringing in a contemporary feel to reflect the overall design. This continues the grey shade palette of colour that tops the neighbouring slate pitched roofs and dormer window cladding. This design approach has been used successfully on a number of local projects and we have attached photographs to illustrate this precedence: see section 5.3.2. At ground level and to the boundary with the public pavement, the principle is to create a mixture of hard landscape elements (brick planters, metal gates and railings) with an allowance for a soft planted zone. This clearly defines the property boundary and creates a partly open screen which will helps police the front of the building.

The inclusion of the front balconies, recessed panels and stepped rendered bands around the building entrances gives depth and contrast to the elevation, avoiding the rather bland and flat elevations of the immediate neighbouring buildings. The size of the front light wells have been carefully considered and were also a point of discussion in the previous consented scheme where the planner reported:

“The proposed front light wells have been enlarged as part of the processing of this application and one would marginally exceed the 50% of depth of the front garden at a small portion of the site. However, given the minimal widths of the light wells and good amount of landscaping space remaining, including the proposed planting of a tree and solid hedging to the front boundary, the light wells would not dominate the front forecourt.”

Following these comments the same principles have been applied to this application with much the same consented Image 10: The terrace houses along Aboyne Road are stepped following the bend in the street. boundary treatment of a low brick wall and planting which is typical to the surrounding street scene.

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3.4 Provision for New Homes & Design Guidelines. The London Plan (March 2015): Regional Policy London Plan Policy 3.3 - Increasing housing supply Policy 3.4 - Optimising housing potential Policy 3.5 - Quality and design of housing developments

Wandsworth Council Local Development Framework: Core Strategy (adapted October 2010) Core Policies for Places: Policy PL 5: Provision of new homes Core Policies for Issues: Policy IS 3: Good quality design and townscape

PROPOSAL RESPONSE: The London Mayor recognises the pressing need for more homes in London and this has been translated into housing targets for all London Boroughs. In particular Policy 3.3E states:

E - Boroughs should identify and seek to enable additional development capacity to be brought forward to supplement these targets having regard to the other policies of this Plan and in particular the potential to realise brownfield housing capacity through the spatial structure it provides including: a -intensification. b -Town Centre renewal, especially centres with good public transport accessibility. c -opportunity and intensification areas and growth corridors. d -mixed use redevelopment, especially of surplus commercial capacity and surplus public land, and particularly that with good transport accessibility. e -sensitive renewal of existing residential areas, especially in areas of good public transport accessibility.

Within Wandsworth’s Core Strategy Document (adapted October 2010) Policy PL 5, the Council have set themselves a borough target of at least 7,500 additional homes for the ten year period up to 2017, including at least 2,000 in central Wandsworth and the Wandle Delta, of which some allowance is partly made up of possible “windfall sites.” As noted in the Pre-application advice letter (see appendix 1) this site is not individually identified within the Wandsworth Local Plan Site Specific Allocation Document and is therefore regarded as a windfall site (sites that were not expected to be developed or were not included in the planning authority’s development plan). The letter goes on to report:

“Accordingly, windfall development can normally make significant contribution to the housing land supply over any Plan period. The intensification of this under utilised site would therefore contribute towards increasing the Council’s housing supply targets as prescribed in national, strategic, local adopted and Image 12: Wandsworth Councils Keys Spatial strategy map. The proposed site is in the heart of a regeneration area. emerging policy. The principle of developing this site for residential purposes is also considered to be in

line with policy objective given its context within a wider residential area.”

This proposed development makes use of a plot currently not used for residential purposes and therefore provides the 3.5 Transport and Parking Guidelines. opportunity to Wandsworth Council for a net increase of 9 units, contributing and in line with the regional and local policies Wandsworth Council Local Development Framework: Core Strategy (adapted October 2010) to increase housing stock and choice for those looking to live in Wandsworth. Core Policies for Places: Policy PL 3: Transport Core Policies for Issues: Policy IS 6: Community services and the provision of infrastructure Within the Core Strategy, Wandsworth Council have highlighted the areas in the Borough that are ear marked as “regeneration areas.” The key elements of their spatial strategy are illustrated in their map (image 12) where it can be Wandsworth Council Local Plan: Development Management Policies Document (adapted October 2016) seen that the proposed site is within the identified Tooting regeneration area. This further reinforces the positive impact Policy DMT 1: Transport Impact of Development. the proposed development will bring to the Borough. Policy DMT 2: Parking and servicing

PROPOSAL RESPONSE: The London Plan and Policies DMT2 and DMT1 encourages developments that limit the provision of on-site parking spaces to reduce travel congestion and car dependency but only when it can be demonstrated that sufficient alternative modes of transport are available and the development will have no substantial impact on local traffic conditions.

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Consented Planning Applications - Parking Impact Assessment: Russell Giles Partnership (RGP) were commissioned to As part of this planning document we have attached an Energy Statement (see Part 3: appendix 5) that demonstrates how provide transport and highways advice in respect to both consented planning applications. Their report demonstrated the development will follow the energy hierarchy, to secure to achieve a 19% improvement against the Part L 2013 that a car free development was acceptable and this was accepted by the planning department. baseline as per the Local Authority’s Core Strategy Policy IS1. The London Plan target of 35% against the Part L 2013 baseline is not required for this development as it only applies to major developments which are defined as 9 dwellings or RGP was further consulted on the change from a 9 flat to a 10 flat development and what the consequences of such a more under the Local Authority’s guidance. However, due to constraints such as: visual and acoustic impact to development would be. This included an assessment of the site’s location in respect of non-car modes of travel and car neighbouring properties and the occupants, impact on the building height and access for maintenance technologies could ownership levels. It also included an assessment of on-street parking demands by way of an on-street parking survey which not be included in the strategy and improvement was met purely on highly thermally efficient design. Therefore the target was undertaken in accordance with the standard “Lambeth Methodology”. of 19% cannot be met and a one off payment into the council’s Carbon Offset Fund will be made to offset the carbon shortfall. In short, with respect to non-car modes of travel the report concluded that some 80% of trips to and from this area are made by train, bus and on foot. This includes some 50% of trips by rail, indicating that the local rail stations are located In summary some of the design feature to be incorporated into the building are: within a reasonable walking distance from this area to encourage a high proportion of trips by this mode. On the basis of • The building will be constructed using sustainable construction methods that minimizes landfill waste; the above, it is apparent that the site is well-located in respect to non-car modes of travel and it is apparent that the vast • All building materials will be sourced from renewable and managed sources where possible. majority of commuting trips amongst the existing resident population are made by theses modes of travel. As such it is • Each dwelling shall be naturally ventilated via openable windows and trickle vents; apparent that a car-free proposal would accord with the relevant national and local Planning Policies in respect of the • Very Low U-Values for walls, floors, roofs etc., well below building regulations minimum; accessibility of the site. • All WC’s shall be dual flush low water and all wash hand basin taps shall be fitted with restrictors and spray heats to minimize water usage; Turning to the potential additional on-street parking demands, the results suggest a requirement for just 10 additional on- • Lighting throughout the properties shall be low energy lighting to comply with Building Regulations and keep CO2 street parking spaces which, could be accommodated on-street locally with ease. From the findings of the overnight emissions to a minimum. There will be intelligent lighting controls, including daylight controls installed; parking surveys it can be demonstrated there is spare residual capacity in the surrounding roads maintaining the stress • High performance solar glazing will minimize excessive solar gain. level at 79%. Please refer to Appendix 3 for the full report prepared by RGP. • Space heating and domestic hot water will be provided via individual gas combination boilers (targeted efficiency of 90%) The proposal also allow for 8 secure bicycle storage spaces in the basement for the upper flats, whilst the ground floor • A new metered mains electrical supply shall be provided to each dwelling. flats can accommodate their own storage within the gardens of the flats. • Smart metering shall be provided in each of the dwellings linked to a visual display so that occupants can see current

mains energy consumption, current emissions (CO2), current costs, along with the historical consumption data. 3.6 Sustainable Development Guidelines. • Mechanical extracts shall be provided to the kitchen, utility room, bathrooms and toilets. Mechanical extracts to these Wandsworth Council Local Development Framework: Core Strategy (adapted October 2010) areas shall be via wall mounted fans and in line ceiling void fans. Extract valves will be provided in each room with flat Core Policies for Issues: Policy IS 1: Sustainable Development PVC extract ducting to run in ceiling voids. Core Policies for Issues: Policy IS 2: Sustainable design, low carbon development and renewable energy 3.7 Residential Mix and Space Standards Guidelines. Wandsworth Council Local Plan: Development Management Policies Document (adapted October 2016) Wandsworth Council Local Plan: Development Management Policies Document (adapted October 2016) Policy DMS 3: Sustainable design and low-carbon energy Policy DMH 3: Unit mix in new housing

Policy DMH 4: Residential development including conversions Wandsworth Council Local Plan – Supplementary Planning Guidance: Housing SPD adopted December 2012 Policy DMH 6: Residential space standards

PROPOSAL RESPONSE: The National Planning Policy Framework requires that local authorities should support the move to PROPOSAL RESPONSE: the unit mix of the flats is a product of the site constraints and requirement under the London Plan: low carbon futures by planning for new development which reduces greenhouse gas emissions; actively support energy Policy 3.4 which requires “development should optimise housing output for different types of location within the relevant efficiency improvements to existing buildings and expect new developments to attempt to minimise energy consumption density range…..” through landform, layout, building orientation, massing and landscaping. Core Strategy policy IS1 is concerned with sustainable development and looks to improve energy conservation and efficiency and contributions to renewable energy, The Council's Development Management Policies Document also highlights that the borough should strive to achieve a whilst policy IS2 is concerned with sustainable design, low carbon development and renewable energy, and policy DMS3 mix of housing to reflect the current and future needs of the borough's population. Whilst a policy compliant mix should of the DMPD provides further direction regarding information requirements to demonstrate compliance with the Core normally be sought it is acknowledged within policy DMH3 that dwelling mix should be applied flexibly. Although no family Strategy Policies. sized accommodation is proposed in this development, due to the considered nature of the site being relatively small and

the need for development proposals to achieve the highest possible intensity of use compatible within the local context, Following a fundamental review of technical housing standards, the government has withdrawn the Code for Sustainable it would be more appropriate for singles, young professionals and people starting a family. It should be noted that as this Homes. However, until then all elements of Code 4 are incorporated into the current Building Regulations, it is necessary is a minor application, the total number of proposed units would be small, which would result in a skewed distribution of to address the reductions in CO2 emissions (as recommended above) and maximum water use. The development shall the percentages for the scheme. Nevertheless, the application would provide a variety of housing that would contribute achieve a maximum average water use of 105 litres per person per day (plus 5 litres for outside use) in line with the Water to a well-balanced housing stock in Wandsworth. The overarching policy objective would be complied with. Efficiency Calculator for new dwellings from the Department of Communities and Local Government. This is to ensure that the development meets all energy and sustainability targets.

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Policy DMH 6 clearly sets out the space standards for new residential accommodation which reflect the space standards set out in the national technical housing standards. In accordance with these standards, the minimum sizes of units (for flats) required in relation to the mix of units set out in Policy DMH3 are:

a. Non-family accommodation: • 50 sqm for 1 bedroom (2 bed space units) • 61 sqm for 2 bedroom (3 bed space units) • 70 sqm for 2 bedroom (3 bed space units) over two storey

The proposals meet the above space standards and the flats layout has been carefully considered with areas of suitable storage in bedrooms and hallways.

3.8 Amenity Space Guidelines. Wandsworth Council Local Plan: Development Management Policies Document (adapted October 2016) Policy DMH 7: Residential gardens and amenity space

PROPOSAL RESPONSE: Policy DMH 7 sets out a garden (amenity) space of 10sqm for 2 bedroom flats which has been accommodated in the ground floor flats. DMH 7 also accepts: “Where the overall quality of accommodation is good and there is no potential for the provision of a dedicated rear garden of at least 15sqm, use of balconies and roof gardens may be acceptable……”

At 1st floor the flats have access to private balconies to the front & rear of the building. Although the 2nd floor flats have no dedicated amenity space the local parks are a short walk away. In both consented applications the locality of the neighbouring parks was deemed acceptable and well within walking distance of Garratt Park and Garratt Green: Image 13. Both parks are open grassed areas with children’s playground and sports pitches with Garratt Green supporting a toddlers and mums club.

Image 14- A series of photographs of the nearby Garratt Park & Garratt Green showing the green space, playgrounds, toddlers club and sports pitches.

Image 13- Aerial view illustrating key distances to green and play spaces in the surrounding area. Garratt Park (1) and Garratt Green (2) are minutes’ walk away.

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It should also be noted that the position of the proposed site is highlighted in Wandsworth’s Core Strategy Document as 3.9 Refuse and Recycling Guidelines. within an area with good access to Public Open Space Network- Image 15. Wandsworth Council Local Plan: Refuse and Recyclables in Developments SPD (adopted February 2014)

Overall, in terms of landscaping the proposal is a vast improvement to the current all hard landscaped site. The PROPOSAL RESPONSE: the requirement under the SPD for the proposed building is for bulk bin capacity of 1,500L (150L introduction of new soft landscaped edge along the boundary with Aboyne Road, and further landscaping to the rear per dwelling x 10 flats) and for recycling waste of 700L (70L per dwelling x 10 flats). This has been accommodated in a garden and communal roof terrace will benefit both those living in the building and those passing by at street level. dedicated external gated space to the front of the building. Only the residents will have a dedicated access to the bin store area to avoid fly tipping.

3.10 Building Access, Building Regulation Part (M) Wandsworth Council Local Plan: Access to Buildings & Spaces for People with Disabilities (adopted November 2003)

PROPOSAL RESPONSE: All units will comply with Lifetimes Homes and Building Regulations Part M with 9 flats meeting Part M4(2): Accessible & Adaptable Dwellings and 1 flat meeting M4(3): Wheelchair User Dwelling.

The proposed building will have level access from the pavement edge and directly to the entrance door. The surface entrance paving give a sound grounding and there is ample room as you approach the building. Once inside the building flats 2 & 3 are on the ground floor with flat 2 as the fully compliant wheelchair user dwelling. Flats 1 and 4 have the own private entrance on each corner of the building.

Units 5 to 10 are accessed by a communal stair at the front of the building. See section 7 for further access details onto the site and circulation within the flats.

Image 15- Wandsworth Councils Public Open Space Network map. The proposed site easily accessible to local open spaces.

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3.11 Planning Consideration Summary.

Wandsworth Council’s Planning Department have had consulted on this site on 4 separate occasions. Twice under Pre- Application consultation (design principle and highways), and the two consented planning application ref: 2106/6206 & 2017/0805. The principles from the planning consented schemes, which was well received, have been carried over into this design with the intention of creating 10 fantastic new homes on this windfall site.

1. Overall Principle of Development: this car park element of this site is considered a “windfall site” and will therefore contribute towards the Councils housing targets. The principle of developing this under used site for residential purposes is in line with policy objectives given its context within a wider residential area. The demolition of the 857E Garratt Lane will create a larger site and this application seeks to increase the number of units from the consent 9 flat scheme to 10 flats.

2. Design & Appearance: The massing and scale of the proposed building gives a good massing relationship with the neighbouring building and overall it would represent an acceptable design solution for this site. The position of the building on the site and its alignment with the adjoining terrace is acceptable. Regarding the elevational design, a simplistic modern approach would be reasonable within the surrounding architectural context.

3. Mix of Accommodation: As the site has size limitations and the Council requires developments to achieve the highest possible intensity of use within the local context, a mix of one & two bedroom flats is appropriate.

4. Amenity Space: All the flats on the ground and 1st floor have some element of private external space, whilst the new building also has very good access to local parks.

5. Impact on Neighbours: The design takes on board the locality of the neighbours amenity space and windows and the Daylight & Sunlight Study show there is no impact on the surrounding gardens and neighbouring windows and the proposals are within the BRE guidelines. Please see Part 3: appendix 4.

6. Highways & Transport: the Highways and Transport statement show that a car-free development on this site will have no adverse impact on the surrounding car parking load as there is spare capacity in the surrounding roads. Local public transport will easily support a development of this size. Suitable allowance on site has been made for cycle storage. Please see Part 2: appendix 3.

7. Sustainability: The council’s policy is to support low carbon emissions of new developments and expects any new building to minimise energy consumption. An Energy Statement has been submitted as part of this formal application. Please see Part 3: appendix 5.

8. Landscaping: the proposal is an improvement to the existing site (which is currently all hard landscaped) through the introduction of modest planting in the front gardens, private gardens and new landscaped boundary along Aboyne Road.

The comments received during the pre-application process and consented planning schemes have been taken on board and incorporated into the design submitted within this application.

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4.0 SITE CONTEXT PHOTOGRAPHS

3. view towards site from Garratt Lane.

4. 857 Garratt Lane neighbouring the site

1. View towards the site down Squarey Road. 2. Victorian terraced houses along Squarey Road. 5. The site is sandwiched between 2 Glantanner Way & 857 Garratt Lane.

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5.0 DESIGN CONCEPT & PRINCIPLES

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5 - Secure bin & recycle storage with timber clad doors. 1 – Building line at second floor level clad in zinc cladding and set back behind parapet and pitched at 70 6 - Soft planted boundary and low brick wall. degrees to reduce the visual impact. 7 – Lightweight balcony construction with minimal steel balustrade 2 – Private entrances to ground floor flats. 8 – Communal entrance to upper floor flats. 3 – Zinc clad dormer windows set in 70 degree sloping roof. 9 – Rendered and recessed panel set back by 75mm to frame the flat windows and doors. 4 – Facing stock brick work to primary elevation.

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5.1 Layout: Lower ground floor plan. Scale: NTS

Flats 1, 2, 3 & 4 are arranged over two floors with each having a bedroom at lower ground floor level. Access by a

Building Regulations compliant stair, the bedroom is serviced by a shower room next door (flat 1, 2 & 3) and has access by full height glass doors onto an external light well.

The light wells are west facing and will benefit from later afternoon sun. Flat 4 has a full bathroom & the secondary bedroom to flat 4 has an east facing light well.

The communal stair drops down to the basement level providing secure lock up storage for bicycles.

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5.2 Layout: Ground floor plan. Scale: NTS There are 4 flats accessed on the ground floor, Flats 1 and 4 with their own private entrance whilst flat 2 & 3 are accessed via the communal entrance in the middle of the building. The communal stair provides access to flats 5 to 9 on the upper floors. Flats 1, 3 and 4 are 2 bedroom: 3 person flats with secondary bedrooms at the lower ground floor level, whilst flat 2 is a 2 bedroom: 4 person flat. • Flat 1 = 74.35 sqm • Flat 2 = 79.42 sqm • Flat 3 = 67.50 sqm • Flat 4 = 73.68 sqm

During the Pre-application process it was determined with the Planning Case Officer that all flats must comply with Lifetime Homes and at least one flat must comply with Building Regulations Approved Document M4(3): Wheelchair user dwelling, whilst all others must comply with Building Regulations Approved Document M4(2): Accessible and adaptable dwellings. At ground floor level flat 2 complies with AD M4(3) allowing for all wheelchair access & turning with the principle bedroom, living, sanitary and garden space accessible at ground level and totally step free. There is also allowance for a wheelchair storage & transfer space off the entrance hallway.

Flats 1, 3 & 4 has been laid out to comply with AD M4(2). All flats have good internal storage space in the hallway and bedroom and AD K1 compliant stair down to the lower bedroom. All flats have the opportunity to have secure storage of bicycles in the rear garden.

At the front of the building gated spaces have been created for the bin / recycling area. Both spaces will be accessed by key or fob which only the residents will have. Across the width of the site along the pavement boundary the proposal is for a mix of hard and soft landscaping with a low brick wall and planted hedges and small trees.

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5.3 Layout: First floor plan. Scale: NTS Flat 5, 6 & 7, access from the communal landing, are on the first floor and laid out to comply with AD M4(2): Accessible and adaptable dwellings. Flat 5 is a one bed (2 person) unit whilst flats 6 & 7 are two bedroom (3 person) flat. Both flats comply with the required space standards:

• Flat 5 = 50.1 sqm

• Flat 6 = 61.0 sqm • Flat 7 = 62.7 sqm All flats have well-proportioned living / kitchen / dining spaces where the size reflects the number of people the flat can accommodate. The spaces focus on large format glass window & sliding doors that lead on to a private balcony area. At the rear, as the building steps up each floor level the building also steps away from the rear elevation of 857

Garratt Lane. This is purposely designed to avoid loss of daylight & sunlight to the existing flat and also to not be overbearing. See section 5.5 (pg 21) for sectional drawing. Please also refer to the daylight & sunlight report (Appendix 4) which demonstrates the proposals have no impact on 857 Garratt Lane in line with the BRE recommendations.

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5.4 Layout: Second floor plan. Scale: NTS The second floor has been set back behind a parapet wall and the external walls set at 70 degrees to reduce the perceived massing of the building. The 3 flats at this level are all one bedroom: 2 person and flats 10 is dual aspect with views front and back. All the flats comply with the required space standards: • Flat 8 = 50.0 sqm • Flat 9 = 54.8 sqm • Flat 10 = 50.4 sqm

At the rear, as the building steps up each floor level the building also steps away from the rear elevation of 857

Garratt Lane. This is purposely designed to avoid loss of daylight & sunlight to the existing flat and also to not be overbearing. See section 5.5 (pg 22) for sectional drawing. Please also refer to the daylight & sunlight report (Appendix 4) which demonstrates the proposals have no impact on 857 Garratt Lane in line with the BRE recommendations.

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5.5 Form & Scale: Red dotted line outlines the profile of the neighbouring buildings and proposed building. Unlike the Victorian terrace across the Scale: NTS road, the outline varies considerable with no uniform profile to the building line. When considering the form & scale of the proposed building we reviewed the rhythm & profile of the neighbouring buildings to help inform the overall design. In conjunction with the Pre-application Case Officer it was acknowledged that the architectural style and scale on the east side of Aboyne Road is quite different and unrelated (see section 2.3: Historical Context) when compared to the west side of the road which is pre-dominantly terraced Victorian houses.

As can be seen from the sectional drawing on the right, across the width of the site the profile of the surrounding buildings is very varied. The red line outlines the stepped nature of the adjoining and surrounding buildings and demonstrates the proposed building profile & scale sits comfortably within its immediate context.

Turning to the front elevation, the buildings either side of the site have a sterile design and form. The make-up of 857

Garratt Lane is a mix of sloping & flat roofs, an expressed vertical stair core which is highlighted by being rendered white, and a building line in plan that steps out towards the road. On the other side of the site the modern terrace houses, although rather bland in design and feature, have a strong horizontal impression. The proposed building picks up on some of these principles by reinforcing the horizontal alignment (red dotted line) with the balcony and window arrangement expressed parapets to the first floor. The one vertical expression (blue dotted line) is the entrance which, like the entrance to 857 Garratt Lane, steps forward and has a change in material highlighting the point of building entry.

With respect to the building position on the plot, the surrounding houses and flats are stepped against each other as Aboyne Road curves. Please see page 5 & 6 for a context appraisal of the neighbouring buildings. The building line in this proposal has also been determined by the previous consent scheme (2017/0805) which is followed.

The red dotted line highlights the horizontal impression picked up from the adjacent terrace whilst the blue dotted line picks up the

vertical elements.

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5.3 Material & Appearance: 3. Balustrade to the balconies: The front elevation balconies will be edged with a simple & minimal steel balustrade similar 1. Bricks: the predominant brick in the area is London yellow stock, although the terrace houses to the left of the site are in the image below. This will reinforce the formal arrangement of the front elevation and tie in with the railings at ground constructed from an economical red brick. The proposal brick for the building will draw from the yellow colour palette of level along Aboyne Road. At the rear the balconies and roof terraces will be enclosed with frameless glass to enhance the bricks similar to that illustrated below. Final brick choice to be signed off with Council. The building entrances both private give a light weight and transparent impression. & communal will be framed with a white rendered profiled band to create a contrast against the facing brickwork.

4. Glazed Windows and Doors: the windows and balcony doors to the front elevation have been sized to allow as much light into the flats as possible. At the back of the building the sizes reflect the function of the room it serves – large format st nd 2. Zinc cladding & 2nd Floor set back: to reduce the perceived impact, the 2nd floor is set back from the primary elevation at ground floor connecting onto the garden and appropriately sized and 1 and 2 floor to avoid intrusion to the garden and pitched at 70 degrees. Finished in a pre-weathered anthracite colour zinc, this continues the grey shade palette of below. The aluminium minimal door frame and casements will be powder coated to tie in with the zinc cladding to the nd colour that tops the neighbouring slate pitched roofs and dormer window cladding. Both images below illustrate the zinc 2 floor level. clad top floor with the set back from the parapet edge.

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5.4 Boundary Treatment:

The design of the boundary treatment along the public footpath has to be consider along with the access points across the width of the site – private & communal building entrances & refuse store. The principle is to seamlessly link and tie it all together by using a low brickwork wall & and planting. This is a mix of hard and soft elements and whilst it acts as a line of protection and security, the semi open nature will provide a visual deterrent and be self-policing.

Hardy trees will be planted along the front Paving bricks are proposed on the approach boundary to soften the building edge. to the main entrance.

Robust hedges will be planted along the Minimal contemporary railings provide pavement edge as a buffer between the public security whilst affording views through to the & private zone. building behind.

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5.5 Natural Light, Privacy & Neighbouring Property.

Seven of the nine units have been designed to be dual aspect, orientated east to west, in order to achieve the highest Protecting the privacy of the surrounding neighbours as well as their right to light has been a priority throughout the natural light levels possible. Where possible the area of glazing has been maximised to allow natural light to flood the design process. The attached daylight & sunlight study (Part 3: appendix 4) demonstrates that the impact on the rooms whilst considering the privacy of other flats and neighbouring properties. surrounding buildings & spaces is negligible and within BRE standards. The adjacent section also demonstrates how the building has been designed to step back away from the windows in the rear elevation of 857 Garratt Lane as it rise from The light wells to Flat 1, 2, 3 & 4 have been finished in a white painted render to improve reflected light into the bedroom ground through to second floor. This approach ensures daylight and sunlight in line with the BRE standards is maintained spaces. Doors into the light wells are full height and glazed to maximise the sense of openness. See photos below. to the neighbouring garden as well as the rear kitchen windows.

There are no windows proposed in the side elevations to avoid overlooking into the neighbours amenity space.

At pavement level to the front elevation, the designed screen of planting and brick wall will protect from views towards the windows of ground floor flats.

The building at the rear has been designed to step back away from the existing windows that serve the flats in 857 Garratt Lane. As the building increases in height the step back ensures the daylight & sunlight is maintained in line with the BRE Standards as demonstrated in the report prepared by Syntegra (see appendix 4).

The secondary bedrooms to the ground floor flats will have large format doors onto the light well to maximise the natural light into the rooms.

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6.0 PROPOSED VIEWS.

View from Squarey Street towards Aboyne Road – The communal and private entrances to the building have View from Aboyne Road towards Garratt Lane – the building sits comfortably in the opening been given vertical emphasis with a rendered edge banding (see similar example in section 5.3.1) The between the end of Glentanner Way Terrace and 857 Garratt Lane. The ground and first floor front balconies are of light weight construction with slimline steel balustrade guarding. The 2nd floor zinc clad elevation is finished in a stock brick (final sign-off to be confirmed with Wandsworth Council) with elevation is set at 70 degree pitched and behind the brick parapet to help lessen the effect of the building the second floor set-back finished in a grey coloured zinc. This lines through with the grey finish of height, a strategy used in the previous planning consent ref: 2016/0805. the slate tiles of the terraced houses. The stepped profile of the terraced houses on Aboyne Road

can be seen on the right side of the image.

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Image below: View from Garratt Lane down Aboyne Road – The view from Garratt Lane shows a building with a designed elevation giving a varied palette of colours & materials, with relief & depth to what is otherwise a very plain set of neighbouring buildings. At ground level the front boundary is a mix of soft and hard landscaping.

nd Image top right: Aerial view of the front of the building – At 2 floor level the building is set back and pitched back at 70 degrees to reduce the visual impact of the building. The private and communal entrance is framed with a rendered band and the brick type will be selected to match the local style.

Image bottom right: Aerial view of the rear of the building – The rear elevation is render and finish white to give a sense of lightness to the building. The zinc clad second floor is set well back from the building edge as well as the building stepping back away from 857 Garratt Lane. The Daylight & Sunlight report (appendix 4) shows the building proposal has no effect on the neighbouring dwellings in line with the BRE standards.

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7.0 ACCESS STATEMENT

7.1 Introduction: This access statement describes how the principles of inclusive design have been thoroughly considered Interior of buildings and flat Layouts. and integrated into the proposed development and how inclusion will be maintained and managed. This Access Statement The design of the interior of the proposed building aims to ensure the building accords with the principles of good practice will review the scheme against current legislative requirements, making specific recommendations where possible. in terms of layout, lighting and circulation. The proposals will comply with standards set out within Part M of the Buildings However, many issues are yet to be fully considered, therefore for these areas this Statement will set broad aspirational, Regulations. The layout and design of all internal spaces has been considered and specific considerations will be given to but achievable, aims for the project. the following areas: The statement considers the needs of a range of people including parents with children, older people, and disabled people, all groups that can be disadvantaged by the way in which environments are designed and managed. The term “disabled • Door widths people” includes people with sensory and cognitive impairments as well as people with mobility impairments including • Level Access wheelchair users. • Corridors • Stairs and balustrading 7.2 Inclusive design • WC’s • Ground floor accessible WC “An inclusive environment does not attempt to meet every single need, but by considering people’s diversity, inclusive environments can break down barriers and exclusion and will often achieve superior solutions that benefit everyone. Inclusive design works to eliminate barriers many people face and to create a user friendly environment where all people can function with equal ease.” CABE - The principles of inclusive design.

7.3 Legislation and standards: The statement describes how the responsibilities established by the Equality Act (2010) have been met. The Act provides protection against discrimination and promotes equality of opportunity for all people, particularly in the areas of employment and in the provision of goods and services. It requires all providers of goods, facilities and services to take reasonable steps to ensure that they are not discriminating against people. It is anticipated that further advice would be sought from an access consultant as the project progresses The design references and guidelines followed are: Building regulations • The Approved Document to Part M, 2004 (ADM 2013) • The Approved Document to Part B, 2006 (ADB 2013) • The Approved Document to Part K, 2010 (ADK 2013) British Standards • BS 8300:2009

7.4 Overview of the scheme

Pedestrian approach. The development is highly accessible and well served by public transport. The site is close to Tooting Broadway underground station, Earlsfield train station and has a number of bus routes running along Garratt Lane and Burntwood Lane. Public transport is expected to be a major transport mode for people coming to the development. The site is considered level across its width and a fully accessible layout is possible to the building entrance allowing people with mobility impairments to move easily through onto the site.

Vehicle Impact. As the car parking report demonstrates (see Part 2: appendix 3) there is enough capacity in the surrounding local roads for this car-free development.

Entrances Level access will be provided to the 4 flats at ground floor level and flat 1 has been designed to meet the requirements of the Building Regulations: Part M4(3) : Wheelchair User Dwellings. All other dwelling meet Part M4(2) Accessible & Adaptable Dwelling.

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