Gml Architects 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE January 2018

Design and Access Statement gml architects 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

CONTENTS

1.0 PROJECT PARTICULARS

1.1 Introduction 1.2 Design Team

2.0 SITE ANALYSIS

2.1 Site Location & Surroundings 2.2 Land Use & Building Heights 2.3 Surrounding Context 2.4 Conservation Area 2.5 Historic Context 2.6 Existing Building 2.7 Consented Scheme

3.0 PROPOSED DESIGN

3.1 Design Principles 3.2 Design Development 3.3 Proposed Design 3.4 Commercial - Use, Amount, Scale & Layout 3.5 Residential - Use, Amount, Scale & Layout 3.6 Appearance - City Road Block 3.7 Appearance - Wakley Street Block 3.8 Appearance - Central Block 3.9 Landscape & Amenity 3.10 Daylight & Lighting 3.11 Waste Storage 3.12 Energy 3.13 Comparison to Previously Approved Development 3.14 Business Centre Precedent Study and Article

4.0 ACCESS

4.1 Inclusive Access - Residential 4.2 Inclusive Access - Commercial 4.3 Transport Provision

5.0 CGIs

5.1 CGIs of Proposed Scheme

6.0 APPENDICES

6.1 Pre Application Presentation 6.2 DRP Presentation

Design and Access Statement gml architects

2 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

1.1 INTRODUCTION

GML Architects have been invited by MUSCO (Wakley St) Ltd to make a full planning application to the London Borough of Islington in relation to the re-development of the site at 8 Wakley Street and 328 City road, Islington, EC1V 7QE.

This document includes details of the proposal comprising frontage buildings on City Road and Wakley Street and the building behind that links the two.

The scheme was discussed at a pre-application meeting on the 25th of August 2017, at a second pre-application meeting on the 17th of October 2017 and a Design Review Panel presentation on 14th November 2017. The feedback was incorporated as outlined in further detail in Section 3.2 Design Development.

The application comprises the demolition of the existing unused and inefficient office buildings on the site and construction of a mixed use scheme providing office and residential accommodation. This scheme is led by an emphasis on employment and office accommodation over residential use, in contrast to the previously consented scheme on the site, ref P2014/3572/FUL.

This document should be read in conjunction with all accompanying documents including:

- Existing and proposed drawings by GML Architects - Planning Statement by Rolfe Judd - Daylight and sunlight assessment by GIA - Heritage – KM Heritage - Air Quality and Noise – Entran - Arboricultural report by Greengage - Archaeological – MOLA - Env Assessment/Soil – AP Geotechnics - Site Waste Management Plan – RSK - Sustainability/Energy/Arboricultural - Greengage - Transport – Phil Jones Associates - Viability – Argent Blighton Associates

1.Aerial view of site looking South-East - Site

2. Aerial view of site looking North-West 3. Aerial view of site looking South-West Design and Access Statement gml architects

3 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

1.2 DESIGN TEAM - APPLICANT & LEAD CONSULTANTS

The applicant MUSCO (Wakley St) Ltd is a subsidiary of GML Architects is based in central London and was established Rolfe Judd Planning is a specialist planning consultancy, Roca Investments, who run and operate serviced business in 1993. GML works with developers, land owners and local forming part of the Rolfe Judd Group, an architectural, planning, centres for small and medium sized enterprises (SMEs). The authorities to identify and design positive opportunities for and interior design company. Our main area of expertise commercial space in this scheme is proposed to be used in urban regeneration. lies in urban development management, including leading this manner. This will include the following; planning, listed building and conservation area negotiations GML’s approach is based around finding solutions that are in sensitive environmental locations. The company also takes - Serviced office/business centre appropriate to the local environment to achieve site-specific instructions in respect of local development framework policy - Accommodation including meeting rooms, break out areas buildings and spaces. The practice has advised the GLA representations, assisting with Section 106 negotiations as and executive suites as well as a range of office sizes on achieving lifetime homes standards within high density well as undertaking planning appeals, public enquiries and - Fully furnished with broadband and telephones developments. providing expert witness evidence.

One of their business centres is the M25 Business Centre in Waltham Abbey. The centre has been chosen as one of the commercial partners of INVEST Essex, a department of Essex Council which aims to boost business in the county. The success of the M25 Business Centre and Roca’s management of it have been highly praised by INVEST Essex and featured as part of an article in BQ Magazine (Business Quarterly). Corinne Hearne of INVEST Essex has praised the M25 centre:

“The support and the community within the Centre makes for a personal approach which is not generally seen at the more generic big brands.”

“There is a flexibility in contract terms, with the ability to grow into bigger space or downsize to suit, and it is hard to find any office space with the same level of on-site facilities”

The full article can be found in Section 3.14 of this document and online here:

BQ ARTICLE

Design and Access Statement gml architects

4 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

2.1 SITE LOCATION & SURROUNDINGS

SITE LOCATION LOCAL ROAD NETWORK

The site is located in the southern part of the London The site is located at the junction of City Road and Wakley Borough of Islington, it lies between City Road and Goswell Street. City Road connects Angel Town Centre with the Old Road. The site occupies an area of approximately 0.16ha. Street roundabout and the City of London. Wakley Street It is currently occupied by the National Children’s Bureau. connects onto Goswell Road, which provides access to The site is within use Class B1(a) offices. The existing Finsbury to the north and City of London to the south. commercial area is circa 2058m2. PUBLIC TRANSPORT The site is extremely constrained with existing buildings bounding the site on all sides and presents two narrow street The site has a PTAL rating of 6a as it benefits from excellent frontages; one to the north at 328 City Road and the other transport links. Angel Underground Station and Old Street at 8 Wakley Street. These are the only two access points Underground Station provide access to the Northern line. that allow pedestrian access to the site. The main pedestrian There are many bus stops along both City Road and Goswell entrance into the building is provided from Wakley Street Road. with a separate entrance from City Road, rarely utilised due to significant level changes. No car parking is provided within the site and a very constrained drop off bay is located to the City Road frontage The City Road frontage lies within the Duncan Terrace/ which has complex level changes. Colebrook Row Conservation Area and extends to six storeys. The Wakley Street frontage extends to three LOCAL FACILITIES storeys. The remainder of the building ranges between one and two storeys situated within the urban block. There is a The site is well located within walking distance of Angel Town small courtyard space on the southern end of the site and a Centre, which offers a variety of shops, banks, restaurants, narrow alley along the eastern boundary. recreational facilities, etc.

The existing buildings surrounding the site are a varied Shops are also located along City Road and Goswell Road. combination of Victorian and Georgian 3-4-storey terraces, larger post-war estates and recent commercial PUBLIC OPEN SPACE developments. One of the tallest buildings in the area is Peregrine House; a 27-storey residential block south east The site is close to the Regent’s Canal Towpath. It is well of the site. Compact squares and gardens provide public located near to many small public gardens, including Duncan outdoor space. Terrace Garden, King Square Garden and Graham Street Garden.

Angel tube station is just a 7 minute walk away and local buses stop along City Road and Goswell Road; these can provide transport to other public open space.

Design and Access Statement gml architects

5 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

2.2 LAND USE & BUILDING HEIGHTS

LAND USE

The dominant use in the area is commercial. Some of the adjacent buildings are mixed use; residential and commercial. However, the wider area to the east of Hall Street and the west is populated with a large number of residential buildings.

BUILDING HEIGHTS

The immediately surrounding buildings are predominantly 3-4 storeys with some 5-6 storeys. The tallest building near the site is Peregrine House; a 27-storey residential block south east of the site. The student housing on the corner of Wakley Street and Goswell Road is another example of a taller building in the area.

Design and Access Statement gml architects

6 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE Rawstorne St

263 Goswell Rd 335 Goswell Rd

2.3 SURROUNDING CONTEXT

The surrounding context provides a mixture of architectural styles, densities and scales.

Victorian and Georgian 3-4-storey terraces have a dominant presence along City Road to the north, for example 352 City Road. 352 A501 The majority of the buildings have brick façades. 330 A501 Wakley St More recent developments in the area include the student accommodation at 263 Goswell Road. The facade of the 1. 263 Goswell Road 2. 310 Goswell Road 3. 335 Goswell Road

Image capture: Oct 2016 © 2017 Google building appears as a composition of ‘boxes’ which give the Image capture: Oct 2016 © 2017 Google London, England facade rhythm and depth. London, England Google, Inc. Google, Inc.

Street View - Oct 2016 The Canaletto Tower at 250 City Road is an example of Street View - Oct 2016 a new residential development that incorporates striking curved forms.

London, England

Google, Inc.

Street View - Jul 2008

4.338 City Road 5.330 City Road 6. 352 City Road 238 A501 Mora St

London, England Image capture: Oct 2016 © 2017 Google Image capture: Oct 2016 © 2017 Google Image capture: Oct 2016 © 2017 Google London, England Google, Inc. London, England Google, Inc. Street View - Oct 2016 Google, Inc. Street View - Oct 2016 Street View - Oct 2016

7. Angel Gate at 326 City Road 8. 250 City Road 9. 227 City Road

London, England

Google, Inc. Design and Access Statement Street View - May 2016 Image capture: Oct 2016 © 2017 Google London, England gml architects Google, Inc. 7 Street View - Oct 2016 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

2.3 SURROUNDING CONTEXT Planning Consent at 2 Wakley Street

Planning was recently granted for the refurbishment of and an extension to the rear of 2 Wakley Street, adjacent to the rear part of our application site - the location of this has been hatched into all floorplans for clarity.

The extension comprises new storage, office and plant area over 3 floors that step across the rear elevation.

Terrace

1. Street view looking South East along City Road AA Terrace Flat roof (below) Section Section BB Drawing 538-PL.13Drawing 538-PL.14Drawing

Drawing 538-PL.10 Flat roof Elev AC

Please refer to mechanical Terrace engineers report for details on services Dotted line indicates approved development boundary and openings

Terrace Boundary line No. 310 (Goswell Road) attenuators

Flat roof Flat roof Section CC (below) No. 32 Terrace Drawing 538-PL.15Flat roof (below) No.8-7 Flat roof

FD60 Riser wall toMechanical be 90 minute riser fire resistance

FD60 B1/A2 Elec riser WCs Part M Emergency voice comm FD60 door for located in WC lobby Pressure fall fall 2F NIA: disabled system duct egress aprox 2 800x800mm 223m Lift shaft to be FD30 12 0 minute lift FD30s FD30s 2 FD30 fire resistance 2,400.3ft with FD30 doors

Elev No. 9-13 Elev No. 1

A A Drawing Drawing 538-PL.09 538-PL.12 Elev E Elev B Boundary line Terrace GOSWELL ROAD (below)

Existing windows to be painted Riser to be in black RAL 9005 relocated. 3. Roof plan of proposal (highlighted Elevin A black dashed line Drawing WAKLEY STREET 538-PL.08 with our site in red) (below)

Drawing 538-PL.11 Elev AD

GOSWELL ROAD (below) No. 17-25 Flat roof No. 29-30 2. Street view looking South West along Wakley Street

PROJECT DRAWING TITLE 2 WAKLEY STREET, PROPOSED THIRD FLOOR PLAN PROPOSED THIRD FLOOR PLAN LONDON, EC1V 7LT CLIENT

architecture & interior design N PLANNING rev. date notes WAKLEY STREET LIMITED

Design and Access Statement This drawing is the copyright of gpad london ltd. Not to be reproduced, retained or disclosed to any unauthorised REV. SCALE DATE DWG BY 0 2m 4m 6m 8m 10m person either wholly or in part without written permission. Do not scale of this drawing. All indicated dimensions to be 1:100@A1/1:200@A3 JAN 17 MWJ gml architectschecked and verified on site by the contractor before commencement of any fabrication drawings or work whatsoever on site. Report any discrepancies to the Architect immediately. Drawings to be read in conjunction with relevant CHCKD. DWG NO. drawings and specification. © gpad london ltd. CB 538-PL.05 8 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

2.4 CONSERVATION AREA & LISTED BUILDINGS

Duncan Terrace/Colebrooke Row (CA3)

There are no Listed or Locally Listed Buildings within this application.

The building at 328 City Road is located within the Duncan Terrace Conservation Area, which comprise a series of linear gardens between Duncan Terrace and Colebrooke Row. They were re-landscaped in the 1950s and now form an important link in the series of green spaces along the former course of the New River.

Duncan Terrace and Colebrooke Row were built either side

of the New River, the man-made water conduit constructed CRESCENT

in 1609-13 to supply London’s growing population. The New 531790E River here was enclosed in underground pipes in 1861 as the area was developed. The southernmost garden opened in 1893, laid out by the MPGA for Islington Borough Council who had acquired the land in 1892. The garden areas to the 183000N SIDNEY GROVE north remained in the ownership of the Metropolitan Water Board, although part were let for public gardens. When the 182990N New River ceased to flow below Stoke Newington in around Cycle Hire Station 1946, the pipes were dug up and ownership of the gardens transferred to Islington Council in 1951.

It is noted within the appraisal that: FREDERICK'S ROW “The forecourts of the properties in City Road have WAKLEY STREET become little more than car parking areas. The Council will endeavour to reduce the amount of parking, replace tarmac with yorkstone or sets, increase tree planting and soft landscaping, and encourage the reinstatement of traditional ‘Strawberry Hill’ and spearhead railings where appropriate. Timber fences will not be permitted.”

HALL STREET

- Site - Conservation Area

- Listed Building Posts Posts

- Locally listed building

- Tree Preservation Order

Design and Access Statement gml architects

9 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

2.5 HISTORIC CONTEXT

The site is located in the London Borough of Islington, partly within the conservation area of Duncan Terrace/ Colebrooke Row on City Road, to the South-East of Angel.

City Road was built in 1761 and runs through inner north and central London and forms a continuation of Pentonville Road at Angel.

By early 18th century there were around 937 houses in Islington. The late 18th century brought an increase in the range of services and trades in the town catering for the better-off, with II hairdressers, a Staffordshire- warehouse, a tea and muslin warehouse, a wine merchant, and a toy shop. Terraces along the main roads and some streets behind them were built for middle-class residents, attracted by the air or the nearness of London, so that by 1819 Islington was said to be chiefly composed of the dwellings of retired citizens and others connected with the metropolis. It retained an air of antiquity, however, from its many old buildings: once the residences of prominent people, they had generally been converted into shops and inns.

The map on the right is a detailed 1901 plan of the area produced to aid insurance companies in assessing fire risks. The map provides a rich historical snapshot of the commercial activity and urban landscape of the site at the time. Wakley Street was under the name of Sidney Street during that time.

A full heritage statement has been prepared by KM Heritage - please refer to this for further details.

2. Insurance Plan of London North District Vol. D: sheet 13-2 (1901)

1.Street view looking towards the Angel Hotel (Photo taken around 1870-1900)

- Site Design and Access Statement gml architects

10 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

2.6 EXISTING BUILDING

The site is currently occupied by an office building in single occupancy.

It is approximately 0.16ha in size. The existing office provides 2,058sqm GIA of accommodation.

The existing building is composed of three parts:

- A three storey building at 8 Wakley Street. - A five storey building at 328 City Road. - A part one part two storey building in the internal courtyard between.

The existing building was first built in the 1970s and has not experienced any significant refurbishment since. Modern office requirements have developed significantly since.

As a result, taking into account the deterioration of the existing premises, the building is no longer fit for purpose. From a disabled access perspective, the building has very limited accessibility which provides significant constraints. Virtually none of the building is accessed by means that would pass current building regulations.

The current layout lacks flexibility, leaving no room for future expansion or alteration of the building in a practical and efficient manner. 1. 8 Wakley Street frontage 2. Looking out over rear building from 328 City Road The existing floorplans on the following pages illustrate the small and tight-knit spaces within the existing building that prevent it from being easily altered to a modern open plan space

3 1 3. Rear of 2 Wakley Street & 310 Goswell Road

Design and Access Statement gml architects

11 7-8 Wakley Street & 328 City Road, Islington, EC1V 7QE

2.6 EXISTING BUILDING

The City Road building and entrances shown to the right comprise of a very steep slope down to lower ground level or access at upper ground level by steps. Neither of these meet current building regulations for accessibility.

1. 328 City Road 2. 328 City Road

1 2

3. Rear of 328 City Road

Design and Access Statement gml architects