Ponders End Housing Planning Application: Design & Access Statement
Date: 23/10/2019 Prepared for: Ponders End Properties Limited Site: The Goat, 250 Hertford Road, Ponders End, Enfeld, London, EN3 4HB Contents
Executive Summary 3
Section 1 - Site Analysis 5
Section 2 - Historical Context 18
Section 3 - Planning Policy & Opportunities 22
Section 4 - Surrounding Permitted Precedents 29
Section 5 - Pre-Planning Design & Feedback (1st Proposal) 37
Section 6 - Pre-Planning Design & Feedback (2nd Proposal) 44
Section 7 - Design Drivers & Parameters 53
Section 8 - Design Proposal 62
Section 9 - Massing, Form and Street Views 83
Section 10 - Conclusion 91
2 EXECUTIVE SUMMARY Executive Summary
Hertford Road (High Street) The Site Queensway
This Design & Access Statement has been prepared by Vine Architecture Studio on behalf of Ponders End Properties Limited to support the proposals for The Goat Public House and car park / car wash.
The project is for the refurbishment of The Goat and for the removal of low quality later additions to be replaced with more sensitive extensions. For the car park / car wash at the rear of the site our proposal is for 9 new build residential units.
The purpose of this Design & Access Statement is to propose a well considered and appropriate design for a site which both lends itself to residential development and is designated for potential development.
In submitting this planning application we will look to continue to work closely with London Borough of Enfeld to provide well-designed homes that respond to site context, promote sustainable communities and to restore and enhance the public house.
We believe the proposals are grounded in the context of the site and are appropriate in terms of massing, scale, use and location.
This Design & Access Statement is submitted as part of a planning Bird’s eye view of site from the North with site highlighted (Bing Maps) application and is intended to be read alongside the associated drawings / documentation.
Bird’s eye view of site from the West with site highlighted (Bing Maps) Bird’s eye view of site from the East with site highlighted (Bing Maps) 4 SECTION 1 SITE ANALYSIS Existing Site Plan
The site is located in the Ponders End Ward in the London Borough of Enfeld.
Key N The Goat Public House 6 Site Location / Character
The site sits on the corner of Hertford Road (High Street) and Queensway. Neighbouring the site is a two storey restaurant fronting Hertford Road, with a fank wall bordering the site’s northern edge.
The proximity to Hertford Road, green space, amenities and good transport links (PTAL zone 4) makes this site an ideal location for a residential development. 8
The site is not in a conservation area but The Goat Public House 7 has recently been locally listed. The area consists of predominantly 9 residential development, retail and industry. Surrounding the site is a large Tesco car park, the Electric Quarter residential development, industrial buildings and a restaurant. 6 Along Hertford Road (High Street), which is the main road in the area, there are shops / restaurants characterised by a variety of architectural styles. Typically buildings along Hertford Road are 4 2-4 storeys in height.
1 2 3
5
N
Site/Location plan with the site highlighted (Bing Maps) 7 Streetscapes
1 The industrial buildings are still evident although there Industrial Building The Electric Quarter used to be more along Queensway and they were more 1 2 unifed than they are today.
2 The Electric Quarter is a new development consisting of a large number of residential units with some additional community facilities.
3 There is further evidence of the commercial / industrial warehouses along Queensway albeit less coherent.
4 The Goat Public House is detached and located on a prominent Corner site. It is mock Tudor in design.
5 Enfeld Mosque is also detached and is a local building of interest - taller than it’s neighbours.
6 Some new 4 storey residential development has been built opposite the site on Hertford Road.
The Goat Pub 7 Industrial sheds sit behind the Tesco car park to the rear of 3 Industrial Building 4 the site. They have a distinct saw tooth roofine.
8 There are some coherent terraces in the High Street but generally it can be considered as a varied architectural mix.
9 The Tesco Car Park occupies a huge site behind our development site. Fronting Queensway it does not help give Queensway the street frontage it once benefted from and therefore detracts from the street.
8 Streetscapes
Enfeld Mosque 5 6 Recent Residential Development 7 Industrial Buildings
8 The High Street 9 Supermarket Car Park
9 Frontages / Streetscapes
To identify street frontages that have a positive presence reinforcing the streetscape we can look at both Hertford Road and Queensway’s architectural and townscape merit as well as its pedestrian and service offer.
It is apparent that the Hertford Road has a consistent active frontage, albeit disparate in terms of architectural typology. What becomes apparent are the sections of missing frontage that have a negative streetscape impact.
The summation of a terrace or street has the potential to work holistically giving streets ‘group value.’
Key
Architectural/ Townscape Frontage
Strong Frontage
Weak Frontage N
Missing Frontage Frontages 10 Frontages - Queensway Street & Hertford Road (High Street)
Tesco Car Park The Goat Car Park Pub Bin Store Pub Rear Function Space The Goat Pub (Mock Tudor) CONTINUED IN FIG 2 Queensway Street Elevation
Industrial Brick Buildings With ‘U’ Shape Yard Tesco Car Park Continued CONTINUED IN FIG 1
Queensway Street Elevation Continued
Mock Edwardian Generic Facades Queensway Street Entry The Goat (Mock Tudor) Beer garden Restaurant Road Three Bay/ Three Storey Terraces and Shopping Arcade
High Street Elevation 11 01. Copyright: This drawing must not be reproduced in whole or part without written consent from Vine Architecture Studio Limited 02. All dimensions to be checked and any discrepancies to be reported to Vine Architecture Studio prior to construction 03. Do not Scale from this drawing 04. This drawing may contain information from other professions 01. Copyright: This drawing must not be reproduced in whole or part without written consent from Vine Architecture Studio Limited or third parties. Vine Architecture Studio cannot accept 02. All dimensions to be checked and any discrepancies to be responsibility for the integrity or accuracy of such information. reported to Vine Architecture Studio prior to construction 03. Do not Scale from this drawing 05. If in any doubt about the information in this drawing, ask Vine 04. This drawing may contain information from other professions Architecture Studio without delay or third parties. Vine Architecture Studio cannot accept responsibility for the integrity or accuracy of such information. Topographical Survey & Existing Area Schedule 05. If in any doubt about the information in this drawing, ask Vine Architecture Studio without delay Notes: Notes: - This drawing is for pre-planning purposes only - This drawing is for pre-planning purposes only
EXISTING PUB AREA SCHEDULE EXISTING PUB AREA SCHEDULE (Ground Floor GIA) (Ground Floor GIA) Room Area Room Area Existing Pub, toilet & staircase 130 sqm
Rear Function Room & toilets 68 sqm Existing Pub, toilet & staircase 130 sqm Kitchen 27 sqm
Rear Function Room & toilets 68 sqm Toilets 20 sqm
+9.912 Kitchen 27 sqm Pub External Storage 10 sqm
Toilets 20 sqm +10.150 +10.140 +10.128 TOTAL GF PUB AREA 255 sqm E' +9.912 Pub External Storage 10 sqm +10.000
+10.010 02' +10.150 +10.140 +10.128 TOTAL GF PUB AREA 255 sqm
E' Toilets 20 sqm 02 +10.000 eq
+10.010 High Street +9.930 02' +10.060 +9.797 SITE AREAS +9.761 Store 2 sqm 03
Toilets Kitchen 20 sqm Site Area 960 sqm +9.786 27 sqm 02 Store Staircase 2 sqm 10 sqm
q +9.736 Existing Pub e 04 N eq 114 sqm KEY
High Street Site boundary Existing Pub Area 130 sqm +9.930 +9.777 +10.060 +9.797 External store (Pub only) 6 sqm +9.761 Store Site Area Minus Pub 830 sqm 2 sqm 03 05 0 2 4 6 8 10m Rear Function Space Kitchen 68 sqm +9.923 Scalebar - 1:100 @ A1, 1:200 @A3 +9.786 27 sqm +9.974 +9.961 Store Staircase Toilet 2 sqm Total Pub Area 250 sqm 6 sqm 10 sqm +9.856 eq +9.792
q e +9.874 +9.736 Existing Pub 04 (Including extensions) N 114 sqm DRAFT KEY +9.848 +9.814
Site AreaSite Minus boundary Pub 710 sqm A
Revision Description Date External store +9.777 (And extensions) B 1 Pre-planning DRAFT 12/12/2018 6 sqm A' C * Proposed drawings DRAFT 23/11/2018 B Status 05 E Pre-Planning 0 2 4 6 8 10m Queensway Planning Total Pub Parking 15 spaces Tender Rear Function Space Construction 68 sqm (preScalebar car wash) - 1:100 @ A1, 1:200 @A3 As Built +9.923 Unit 3, 1a Vine Court, London E1 1JH Information www.vinearchitecture.com +9.974 [email protected] +9.961 Discussion T 0207 377 5465
Client Name Toilet Ponders End Propoerties LTD 6 sqm
+9.856 eq +9.792 +9.874 Project Name Project Number Scale 1:200 Ponders End Housing VINE92 DRAFT Date Scale Drawn by Checked by 1:100 @ A1 +9.848 +9.814 12.12.2018 EB RPR 01 Existing - Ground Floor Plan 1:200 @ A3 E/100 Scale 1:100@A1 1:200@A3 12 Drawing Name Drawing No Revision Existing A Ground floor Plan E/100 1 Revision Description Date B A' 1 Pre-planning DRAFT 12/12/2018 C * Proposed drawings DRAFT 23/11/2018 B Status E Pre-Planning Queensway Planning Tender Construction As Built Unit 3, 1a Vine Court, London E1 1JH Information www.vinearchitecture.com [email protected] Discussion T 0207 377 5465
Client Name Ponders End Propoerties LTD
Project Name Project Number Ponders End Housing VINE92
Date Scale Drawn by Checked by 1:100 @ A1 12.12.2018 EB RPR 01 Existing - Ground Floor Plan 1:200 @ A3 E/100 Scale 1:100@A1 1:200@A3 Drawing Name Drawing No Revision Existing Ground floor Plan E/100 1 Site Photos
44 1 1
1 The Site from the High Street looking South West
5 5 6 6
3 3
2 2
N Scale 1:500 2 The Site from the High Street looking North West
13 Site Photos
44 1 1
The Site from Queensway looking East 3 The Site from the Queensway Street looking North West
5 5 6 6
3 3
2 2
N Scale 1:500 4 The site from the rear car park of The Goat looking South East
14 Site Photos
44 1 1
The Site from Queensway looking East The Site from the Tesco car park looking South 55 The Site from the Tesco car park looking East
5 5 6 6
3 3
2 2
N Scale 1:500 6 The Site from the High Street looking West
15 Surrounding Building Heights
There are a range of building heights in the area. Recent permitted precedent includes a building up to 7 storeys in height. Typical building heights lining Hertford Road (High Street) are 3-4 storeys.
Key
1 Storey
2 Storeys
3 Storeys
4 Storeys N 5 Storeys +
Existing Building Heights 16 Ground Floor Uses
The pattern of use is relatively well defned and distinctive. Hertford Road (High Street) is, as expected, predominantly Retail / Food & Beverage - whereas there are large areas of light industrial to the West. Residential dwellings are typically to the rear or behind the Retail / Food & Beverage off the High Street. Residential development to the rear of the pub would therefore be consistent with the existing land use pattens.
Key
Retail/ Food & Beverage
Public service / Community
Dwellings
Light Industrial
Commercial
Education N Student Housing Existing Building Ground Floor Uses 17 SECTION 2 HISTORICAL CONTEXT Historical Evolution
C. 1866 C. 1896 C. 1914 c.1866 c.1896 c.1914
C. 1936 C. 1966 C. 1994 19 c.1936 c.1966 c.1994 * Red line represents the Outline planning application boundary
The Electric Quarter - Design & Access Statement | October 2015 29 Historical Evolution c.1866 c.1896 c.1914
Ponders End became industrialised during the 19th century due to its proximity to central London and its straight road and waterway network up and down the Lee Valley.
1866 - 1896 The industry in the north area of Ponders End in which our site is located (red circle) was predominantly horticultural, the High street was well defned and contained a mix of shops and houses. Orchards and nurseries fank the High Street in addition to a couple of Jute mills that were operating in the area. The line from Bury Street Junction, north of Edmonton Green station, to Cheshunt was opened by the Great Eastern Railway on 1 October 1891 providing both goods and passenger services to the area stimulating rapid development.
1896 - 1936 The area became increasingly industrial with factories dedicated to the production of electrical goods, textiles and munitions, replacing the predominantly rural landscape. To accommodate the increased workforce (some 2000 people were employed in local factories in 1906) rows of terraced houses were built.
Joseph Swan, the inventor of the incandescent lightbulb and a partner in the Edison & Swan United Electric Light Company (Ediswan), bought a house on the High Street in Ponders End to set up the Ediswan Institute in 1901, which was used for evening classes and social activities by workers at the Ediswan factory. By the start of the Second World War nearly all of Ponders End had been developed.
N
C. 1936 20 c.1936 c.1966 c.1994 * Red line represents the Outline planning application boundary
The Electric Quarter - Design & Access Statement | October 2015 29 Historical Evolution
1936 -1966 The Ediswan Institute grew into The Enfeld Technology College, stretching along Queensway. What were previously orchards and recreational felds were replaced by a collection of larger college buildings for the Institute. The college passed into the hands of the Middlesex County Council, who built the Broadbent Building and Gymnasium which is now Grade II listed. (The Broadbent Building appears in the 1966 map in the recreational park at the centre of the image).
The industrial area to the north of Queensway becomes more dense as factories build extensions and ancillary buildings.
1966 - Present Most of the heavy industry has left Ponders End with the majority of factories and warehouses converted to light industry, storage or residential use. Adjacent to our site, the metalworks was demolished to make way for a large supermarket and car park. The High Street has been developed in a piecemeal manner and now accommodates a range of architectural styles. Queensway has lost a few key buildings and no longer maintains a coherent street frontage.
Key
Queensway buildings now demolished
N
C. 1966 with lost Queensway buildings highlighted 21