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857 Garratt Lane, London. SW17 0LX (Currently a Car Park & Adjacent Dwelling Named 857E Garratt Lane) Design and Access Statement: PART 1 July 2017

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857 Garratt Lane, London. SW17 0LX (Currently a Car Park & Adjacent Dwelling Named 857E Garratt Lane) Design and Access Statement: PART 1 July 2017 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. 857 Garratt Lane ( Site behind) Design and Access Statement 1 | P a g e 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. 857 Garratt Lane ( Site behind) Design and Access Statement 2 | P a g e 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. 857 Garratt Lane ( Site behind) Design and Access Statement 3 | P a g e 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. 857 Garratt Lane ( Site behind) Design and Access Statement 4 | P a g e 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.
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