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Initial Design Proposals for Pre-Application Submission Gensurco House

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Initial Design Proposals for Pre-Application Submission Gensurco House Initial Design Proposals For Pre-Application Submission Gensurco House Prepared for Southern Properties on behalf of the Ilchester Estates 28th September 2012 Groves Natcheva Architects Contents Gensurco House, Exmouth Market, London - pre-application submission 28th September 2012 3 Contents Executive Summary Page 4 Pre Application Information Page 5 Architectural Design Proposal Page 16 Proposed Level 1 Proposed Level 2 Proposed Level 3 Proposed Roof Plan - Aerial Perspective Diagram 1 - Facade Study Diagram 2 - Facade Study Diagram 3 - Facade Study Diagram 4 - Facade Study Perspective Views of Proposed Scheme Page 25 Perspective Views 1-2 Taken at ground Level - Diagram 1 Perspective Views 3-4 Taken at ground Level - Diagram 1 Perspective Views 5-6 Taken at ground Level - Diagram 1 Appendices Page 28 Groves Natcheva Architects Gensurco House Pre-Application Information Gensurco House, Exmouth Market, London - pre-application submission 28th September 2012 4 1. Executive Summary 1. The building described in this report is Gensurco House, at 46-54 Rosebery Avenue, 11-21a Exmouth Market and 3 Spafield Street, Exmouth Market and at the junction with Rosebery Avenue and Farringdon Road. Gensurco House is an island block of offices over retail units in this popular location. Directly to the south east is the grade II* listed church of Our Most Holy Redeemer of Clerkenwell, built in 1887 on the site of the Spa Fields Chapel, in the style of an Italian Basilica. The site is within the Lateral Assessment Corridor for the strategic view from Kenwood to St Paul’s Cathedral and also within the local view corridor from Dartmouth Park Hill to St Paul’s. This said, the building itself is not considered to be of any particular merit, either architecturally or historically, and is not listed in the Rosebery Avenue Conservation Area Appraisal. 2. The purpose of this document is to discuss design options for the construction of 2 additional floors on top of the existing flat roof for residential use, including amenity. It shows a design process, through the use of both diagrams and drawings, of a number of design options discussed and honed through the analysis of precedents and accurate 3d computer images. The proposed design solution shows that the proposal will not impact on the special historic character and will relate appropriately and sensitively to the surrounding existing streetscape. The method of procurement enables the full occupation of the building during the construction period. A lightweight, prefabricated method of construction is proposed for speed of construction and to minimise disruption to both the public and occupiers. 3. The proposal adds to the vitality of the area by providing residential use and improves the architectural composition of this ‘end-stop’ building to Exmouth Market, where it meets Farringdon Road and Rosebery Avenue. 4. The design takes into account, and complies with, strategic and local view corridors, and is subservient to the local landmark of the Church of Our Holy Redeemer on Exmouth Market. A 2-storey extension will be below strategic sight lines and will fall below the threshold of 30 metres to which a tall building strategy would apply. 5. The design adds lightness and interest to what is otherwise a rather dour block in a notable conservation area. 6. The proposed accommodation exceeds recommended minimum residential space standards and would be car-free. 7. An examination of key policy documents has confirmed that there are no specific references to Gensurco House or its role in the Rosebery Avenue Conservation Area. Guidance on roof extensions in conservation areas is mainly concerned with terraced properties and is silent on individual island blocks such as Gensurco House. 8. Gensurco House falls within the periphery of the Farringdon urban design study and is therefore excluded from the Bunhill and Clerkenwell urban design study which covers Exmouth Market. These studies emphasise the historical continuity of mixed use in the area and a design-led approach to new development. As an area of opportunity it is acknowledged that additional accommodation will need to be provided. 9. The purpose of requesting a pre-application meeting is to involve officers in early discussions on the design development and consideration of what would be appropriate to extending Gensurco House. Groves Natcheva Architects Gensurco House Pre-Application Information Gensurco House, Exmouth Market, London - pre-application submission 28th September 2012 5 2. BACKGROUND 10. Dominic Lawson Bespoke Planning Ltd and Groves Natcheva Architects have been retained by Ilchester Estates, the freeholder of Gensurco House on Rosebery Avenue. This briefing has been prepared to inform a pre-application meeting with Islington Council to discuss a proposal to add a 2-storey roof extension to Gensurco House for residential use. The report explains the proposal, its compliance with policy, our assessment of the effect of the proposal on the surrounding conservation area, listed building, and strategic and local views. 11. Gensurco House falls within the Central Activities Zone, is located within the Rosebery Avenue Conservation Area and within the setting of the grade II* listed church on Exmouth Market. The site is within the Lateral Assessment Corridor for the strategic view from Kenwood to St Paul’s Cathedral and also within the local view corridor from Dartmouth Park Hill to St Paul’s. However, the building itself is not considered to be of any particular merit, either architecturally or historically, and is not listed in the Rosebery Avenue Conservation Area Appraisals. 12. From the crossroads of Farringdon Road and Rosebery Avenue Gensurco House presents quite an austere approach to Exmouth Market from the south. Exmouth Market has become a pleasant pedestrianised street with a lively cafe culture extending into the evenings. A revival of market stalls extends along Exmouth Market and spills out onto the wide tread pavement on the Pine Street side of Gensurco House. The local park, Spa Fields, is hidden behind buildings on Exmouth Market but accessible by a passage running alongside the church. 13 Site Location Plan - Scale 1:1250 13. Location plan. 3. CURRENT USE 14. Gensurco House is a purpose built office block of 3-storeys above retail at ground level, dating from the 1950s. The building forms an island block to the southern end of Exmouth Market which creates an asymmetric building. Its narrowest elevation is on Pine Street where it is heavily veiled by mature plane trees from Rosebery Avenue. (See 14). 15. The central lightwell provides a service yard at ground level with access from Spafield Street. The offices are accessed from Rosebery Avenue, Pine Street and Spafield Street (addresses include 46-54 Rosebery Avenue, 11-21a Exmouth Market and 3 Spafield Street). 16. The building has a somewhat sombre presence on the street with its dark blue painted metal framed windows in a red brick facade which is enlivened by the girdle of retail shops at ground level. The elevation is relieved by brick faced columns, creating bays of single, two or three windows, depending on the length of the elevation, rising to a stucco pediment with a simple relief and a low brick pediment above. 17. Its function as offices and its girdle of retail shops and cafes at ground level contribute to the lively environment of Exmouth Market, opposite. 14 View looking North East 17 View looking West from Rosebery Avenue From Exmouth Market Groves Natcheva Architects Gensurco House Pre-Application Information Gensurco House, Exmouth Market, London - pre-application submission 28th September 2012 6 4. PROPOSAL 18. Development of Gensurco House presents an opportunity to diversify the mix of uses in line with the tradition of the area, and to ‘announce’ the southern approach to Exmouth Market by creating an additional 2 storeys on the roof for much-needed residential accommodation. 19. Increasing the residential component of the street would complement the commercial uses and contribute vitality to, and informal surveillance of, Exmouth Market. The building is eminently suitable to provide this rich mix to the benefit of the character of the conservation area. 20. The area is well connected to public transport and the proposal will be car-free. The close proximity of Spa Fields provides accessible amenity space for residents in addition to dedicated balcony terraces proposed for each flat. 21. Access to the residential units would be from an existing entrance on Rosebery Avenue. This links through to the central light well in which a stair and lift can be inserted to provide separate dedicated access to the upper floors of the proposed residential element. 22. The proposed development also provides the opportunity to rationalise the servicing arrangements of the commercial units and create a better, cleaner environment within the central core. A perforated metal floor would be inserted to roof over the ground floor refuse area and separate it visually from residents. 23. Initial studies indicate the potential for Gensurco House to offer 5 apartments over two levels. The floor space provides 732 square metres of accommodation. 24. Studies have led to the extension being placed asymmetrically on the roof, reflecting the asymmetric character of the building itself, but more importantly providing a more substantial presence on Rosebery Avenue and towards Farringdon Road, which is characterised by substantial warehouse buildings, while setting the extension back from the perimeter on the side of the more sensitive and intimate scale of Exmouth Market, thus reducing overlooking. From eye level on Exmouth Market the extension appears modest and the first level disappears altogether, giving the appearance of a single height extension. 25. This response to the context is an important consideration as the building is otherwise an unremarkable presence in the conservation area and the placing of the proposed extension is subservient to, rather than competes with, the listed building of the Church of the Holy Redeemer with its tall Italianate tower.
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