77-81 George Lane Design & Access Statement

Metropolitan WorkshopMetropolitan 77-81 George Lane_Design & Access Statement

October 2016 / 77-81 & Access Statement / Design Lane George

1 Metropolitan WorkshopMetropolitan 77-81 George Lane_Introduction

Introduction

This report presents a summary of a site at 77 to 81 George Lane, London E18 1JJ (the Site) in connection with a proposed extension.

The Site is owned by Jaspar Group. The property forms part of a mid-19th century terrace on the North East side of George Lane and consists of a 3 storey building with a bar on the ground floor level, / 77-81 & Access Statement / Design Lane George office on the first floor level and 3 studio flats on the second floor level.

The bar is accessed directly from George Lane (capacity of 220 customers). The basement is accessed from an internal staircase to the rear of the bar.

The offices at first floor level are accessed from a separate access fronting George Lane and comprise of seven individual offices, a

V shared kitchen and WC. V The residential apartments at second floor level are also accessed from George Lane as well as from an external staircase to the rear of V the property and consist of three one bedroom apartments which are all currently let on Assured Shorthold Tenancies.

Externally there is a small enclosed beer garden to the rear. The site extends to 0.032 acres (0.080 hectares).

Site - Aerial View

Street View Street View Courtyard 2 Metropolitan WorkshopMetropolitan 77-81 George Lane_Context

Context

The site is located within the London suburb of South Woodford, North East London. South Woodford is located 7.2 km (4.5 miles) north east of Stratford, 15.4 km (9.6 miles) north east of Kings Cross and 17.0 km (10.6 miles) north east of the City of London.

The site is situated in the District Centre of South Woodford and is / 77-81 & Access Statement / Design Lane George zoned a Primary Shopping Area. 5 minutes It is located in a highly accessible area immediately opposite South Woodford tube station and on several bus routes along George Lane. Public transport connections are good, reflected in the high PTAL rating of 5. Vehicle access is also good with George Lane merging in to Mulberry Way which intersects with the North Circular (A406) 0.5 km (0.3 miles) to the north east.

The Walking and Cycling Walking and Cycling are important modes of transport for journeys of up to 2km and 5km as shown on the Aerial view. 2 minutes This area is covered by an extensive cycle route network, including the dedicated cycle lanes (A1199), trails (Roding Valley Park) and many local routes connecting to it.

The surrounding context is a mixture of uses, character and scale.

The building on the junction of George Lane and Mulberry Way, (the Railway Bell Pub) c 1881 is one story taller than the site adjacent.

The following page details some of the relevant planning policies affecting the site.

Site Religion

Driving Radius Leisure Central Line

Cycle Lanes Education

Parks Retail

Employment

Aerial View

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O 1 2 A H D C T Y U Inset 5 South Woodford District Centre

(Subject to distortion Marc Dorfman Date May 2008 Scale: 1/5000 on reproduction) Chief Planning & Regeneration Officer Reproduced from the Ordnance Survey material with permission of the Controller of HMSO. Unauthorised reproduction infringes Crown Copyright & may lead to prosecution or civil proceedings. Planning & Regeneration LB Redbridge 100017755 & MSA Agreement No. DRED104. (c) Crown Copyright. All rights reserved. Metropolitan WorkshopMetropolitan 77-81 George Lane _Potential Scale

Height 5 St. 3 St. The existing building is three stories with a floor to floor dimension of 3 St. approximately 2.7m. The surrounding buildings vary between two and three stories of Odeon 2 St. various storey height.

3 St. The building directly north of the site (the Railway Bell) is a clear / 77-81 & Access Statement / Design Lane George 2 St. storey taller than the buildings on the street. The buildings directly south are two storeys.

There are a number of large buildings east of the underground line including Sainsburys, the Odeon Cinema as well as all the buildings 3 St. within the Viaduct road. Sainsbury’s Given the above context, there may be scope for the building to extend into the existing 2 St. 2 St. Conversion to Residential Prior to this application, Permitted Development has been submitted to convert the first floor to residential which will commence shortly. 3 St.

3 St.

3 St. 2 St.

2 St.

5 Local Scale Metropolitan WorkshopMetropolitan 77-81 George Lane _Existing / 77-81 & Access Statement / Design Lane George

Existing Site Plan Existing Elevations

Existing Floor Plans

6 Metropolitan WorkshopMetropolitan 77-81 George Lane _Proposal

Proposed Development

The Planning Application seeks approval for a ground, first & second floor extension with a converted loft extension to the rear.

Design

The Ground Floor Proposal extension provides a commercial unit / 77-81 & Access Statement / Design Lane George facing the street with two 1 Bedroom 2 Person apartments to the rear with a shared courtyard between. The proposal will maintain the existing fire escape by keeping access to Station Passage as well as providing a new staircase from the roof. The ground floor extension will match the height of the existing extension and will be rendered to match existing.

The First & Second Floor Proposal extends between the existing gables with the proposed rear wall stepping back 300mm from the face of the existing rear walls. This will not be seen from the street and will not affect rights to light of the neighbouring building. It will also maintain existing rights of way to the neighbouring flat. The Proposal will retain access of the adjacent flats of the neighbouring building on both the first and second floor. The proposed walls will be brick to the existing back wall.

Proposed Site Plan The Proposal also seeks to convert the loft into habitable accomodation with a flat roof to provide the additional head room to the rear. The proposal will extend to the loft of No. 83, which the client is in the process of buying, and will provide a studio apartment. This will not be seen from the street and will not affect rights to light of the neighbouring building. The proposed materials of the loft extenstion will be slate to match the existing roof.

Proposed Elevations

Proposed Elevations Metropolitan WorkshopMetropolitan 77-81 George Lane _Proposal

Apartment Layouts

The Proposal provides two no. 1 Bed 2 Person Apartments on the groundfloor, and one no. 2 Bed 3 Person apartments on the third floor.

Accommodation Summary:

1B2P Apartment x 2 / 77-81 & Access Statement / Design Lane George 2B3P Apartment x 1

Total = 3 Homes

Size No NIA GIA

Ground Floor 1B2P 1 53sqm 1B2P 1 62sqm

Third Floor 2B3P 1 70sqm

Total GIA 185 sq m

Proposed Floor Plans Yellow Multi Brick Slate