Design + Access Statement Part 1

ELTHAM HIGH STREET

GREENWICH . LONDON

DESIGN AND ACCESS STATEMENT JULY 2020

DAPA.600.04 DAPA Project No: 1375 This document was prepared by DAP Architecture Ltd. Doc No. 601 [email protected] Rev. 04 www.daparchitecture.com Doc Name: Design + Access Statement 01245 440302 Issue Date: July 2020 © DAP Architecture Ltd. Project Lead: Jack Baron All Rights Reserved.

Office: Essex

DAP Architecture Ltd. 3+5 Hospital Approach Broomfield Chelmsford CM1 7FA

Applicant: Quanta Homes

2 0.0 CONTENTS

01 INTRODUCTION

02 SITE CONTEXT + ANALYSIS

03 EVALUATION

04 DESIGN DEVELOPMENT

05 PROPOSAL

06 TECHNICAL CONSIDERATIONS

07 HIGHWAYS + ACCESS

08 CONCLUSION

09 APPENDICES

10 DESIGN ADDENDUM

3 1.1 INTRODUCTION

Site Address Outline

260 Eltham High Street DAP Architecture Ltd have been appointed to complete the The brownfield site is located within a sustainable town centre Greenwich following Design and Access Statement relating to the full location within easy walking distance to local amenities and London planning application for a mixed use development scheme public transport links. As national and local planning policy SE9 1AA comprising of 372sqm of commercial floorspace and 67no. encourages the efficient use of previously developed land within apartments at 260 Eltham High Street, Greenwich. This statement sustainable locations such as this, we believe the site represents Summary is to be submitted as part of a full planning application and is an opportunity to support much needed housing that will to be read in conjunction with all architectural drawings and contribute towards the regeneration of this part of Eltham. The full planning application is for the demolition of all buildings associated planning documents. and structures on the site and a development comprising the The application site provides a great opportunity for provision of up to 372sqm (GIA) commercial floorspace, 67no. This design and access statement has been completed in redevelopment with increased visual interest. The contemporary residential units new pedestrian, cycle and vehicular circulation accordance with the requirements of Government Circular high quality design will enhance the appearance of the site and routes and means of access, new private and public space, play 01/2006 – ‘Guidance on Changes to the Development Control identity of the local area. This has been achieved by responding space, and cycle and vehicular parking. System, and is based on the best practice guide issued by ‘CABE: sensitively to the scale, form and elevational detailing of the Design and Access statements (2006).’ surrounding context. Applicant This statement provides an appraisal of the site and context The feedback from previous submitted proposals and a formal Quanta Homes conditions and characteristics and demonstrates how the pre-application consultation and CABE Design Review in relation designs were gradually and iteratively refined in order to reflect to the scheme has been thoughtfully taken into consideration, requirements and design objectives. whereby any initial concerns with the schematic proposal have been resolved during the design process leading up to this detailed full planning application.

4 Pippenhall Estate

Southend Cresent

Woodcroft Close

Footscray Road

Marlowe

Eltham High Street Gardens

5 Fig.1.1.1. Aerial photograph of site + surroundings. 1.2 DESIGN TEAM

Architect Planning Consultant Transport Consultant

DAP Architecture Phase 2 Planning and Development Ardent (Transport / Drainage) 3+5 Hospital Approach Skyline 120, 270 Avenue West Crescent Court Broomfield Great Notley, High Street Chelmsford Braintree Billericay CM1 7FA CM77 7AA CM12 9AQ www.daparchitecture.com www.phase2planning.co.uk www.ardent-ce.co.uk

Jack Baron DAP Architecture Ltd. 3 & 5 Millars Corner Chelmsford Landscape Architects Heritage Consultants CM1 7FAArboricultural Impact Assessment

Quote ref: SHA Q950 Lizard Landscape Design and Ecology Tempietto Architects Sharon Hosegood Associates February 4th 2019 Central Stores The Studio Victoria House Bridge Street Dear Jack,Chelmsford 9 London Road Bures St Mary Aston Clinton ArboriculturalEssex. Quotation CM1 1JR CO8 5AD Aylesbury Site:- The Boatyard, Belvedere Road, Burnham-On-Crouch, Essex HP22 5HG Thankwww.sharonhosegoodassociates.co.uk you for the opportunity to provide a quotation for this project. Please find below our price to carry out the www.nigelcowlin.co.uk following: www.tempietto.co.uk Stage 1 Tree survey:-

• To carry out a full tree survey to BS 5837:2012 ‘Trees in relation to design, demolition and construction – 6 Recommendations’ • To provide a tree survey plan in dwg format • To provide a developable area, in arboricultural terms, to assist the design process • To provide a short report to guide the design process • To carry out a tree preservation order/conservation area check.

Fee £1895.00 + vat

Stage 2 Planning application stage:-

To work with the design team to produce an arboricultural impact assessment suitable for a planning application to include:

• An analysis of the effect of the proposal on the tree population and vice versa • A tree protection plan based on the layout • Tree protection specification • Tree surgery schedule • This report will include the positive arboricultural benefits that development could bring to this site.

Fee £750.00 + vat

Sharon Hosegood Associates 4th floor Victoria House, Victoria Road, Chelmsford, Essex, CM1 1JR Director Sharon Hosegood Company registration number 9361038

2.0 SITE CONTEXT + ANALYSIS 2.1 EXISTING USE AND CHARACTER

Current Use 1 2

The site consists of a former residential property facing Eltham high Street, and a large brick warehouse to the rear, all dilapidated and unsafe to occupy.

The former property (No.2 and 4 Southend Crescent) is a two- storey building fronting onto Eltham High Street. The building forms part of a group with 6, 8, 10, 12 and 14 Southend Crescent, which are all locally listed by the Royal Borough of Greenwich.

The site is currently accessible via a push-button traffic light No.2+4 Eltham High Street Rear view of existing warehouse controlled junction leading onto Eltham High Street, with a secondary pedestrian access leading onto Southend Crescent. 3 4

‘Whitewoods’ Removals

• Employs 2 full-time staff including business owner.

• 4 contractors, as and when required, do not work from the site, only direct to the client’s house.

• The site has some buildings in use, but the rest are derelict and unsuitable for re-use. Rear of no.4 Eltham High Street. Existing boundary wall within the site. • This type of use has a significant land take but contrastingly low level of employment. 5 6

• Site is no longer suitable for this business. Buildings require investment that the company cannot support. The company is seeking relocation.

• The land must achieve a minimum value to achieve the relocation to retain the business in the Borough and bring the site forward for development.

Existing concrete hard-standing to the centre. View of warehouses from Woddcroft Close. 8 Fig.2.1.1. Existing site photographs. Eltham High Street

Southend Cresent

03 05

Footscray Road

9 Fig. 2.1.2. Existing site + immediate surroundings plan. 2.2 OUTLOOK FOR NEIGHBOURING RESIDENTS

Improving the Outlook

The site is surrounded on all sides by residential plots and on one occasion a Bowls club to the west of the site. The proposal seeks to improve the outlook for the residents.

As displayed in the photos, areas of the site are overgrown and been left to take over some of the buildings. The majority of the site is hard-standing and used as parking/ storage for removals vehicles.

The proposals will seek to improve the outlook onto the site, reduce the areas of hard-standing and revitalise the existing vegetation of the site.

10 Fig. 2.2.1. Existing views within the site 11 Fig. 2.2.2. View looking north towards site from Woofcroft Close. 2.3 SURROUNDING CHARACTER

Surrounding Character 1 2 Although accessible via Eltham High Street, the site is predominately surrounded by residential housing along Southend Crescent and Woodcroft Close.

This end of Eltham High Street consists of a wide range of buildings with mixed height and appearance. Opposite the site entrance lies a 3-storey residential flatted development, as shown in Fig 1.

Southend Crescent also consists a mixture of housing styles and typologies. On the East lies a large 1970’s social housing scheme, comprising of 4-storey (with pitched roof) housing blocks, with 3 4 a feature 7-storey tower block on the corner junction with Eltham High Street. On the West side of the street, lies 4-storey Georgian properties sharing boundaries with the application site.

Eltham Bowls and Social Club neighbours the application site to the West. Behind this, lies a recently built residential development along Woofcroft Close. This scheme comprises of town-houses and mansion apartment buildings, ranging from 3/4-storeys in height, with additional accommodation within the large pitched roofs.

5 6

12 Fig. 2.3.1. Surrounding built context of the site. 01

Eltham High Street 02

Southend Cresent

05 06

Footscray Road

04 03

13 Fig. 2.3.2. Existing surrounding character plan. 2.4 PLACE + ACCESSIBILITY

Local Amenities

Sustainable Location Local amenities and shops along the High Street are located within an easy 2-minute walk.

Eltham High Street Christchurch Priory of saint Gregory. Public Transport Links Eltham Railway Station is located only 0.7 miles from the site and offers direct journeys to London Victoria.

Local Amenities St. Thomas Moor and Greenwich University are both within an easy 10-minute walk. Eltham Palace. St Thomas More Comprehensive school.

Green Space Site has direct access to multiple parks within a 10-minute walk including Eltham Park South and Avery Hill Park.

Avery Hill Campus Royal Blackheath Golf Club. 14 Fig. 2.4.1. Photographs of local amenities. Rail line

Eltham Park South Rail Station

Eltham High Street

University of Greenwich- Queenscroft Avery Hill Recreation Ground

St Thomas More RC School Avery Hill Park (6-minute walk)

Vista Field Bus Route University of Greenwich- Southwood

Eurocentre Language School

Rail Station Rail line

15 Fig. 2.4.2. Local transport network plan. 2.5 TRAVEL + MOVEMENT

Movement Network

A movement appraisal has been carried out to ensure a clear Eltham Railway Station is located within a short walking distance understanding of the existing and possible future movement or 6-minute cycle distance from the site and plays an important patterns in and around the site. This investigation involved role of promoting public transport within Eltham by providing detailed research into each local mode of transport and will excellent rail links throughout London, including London Bridge, continue to play an important role within the design process of Charing Cross and Cannon Street. the scheme. Eltham Station is served by several Transport for London bus Located along Eltham High Street, the site is located within a routes, providing direct bus links throughout the city and sustainable location within close proximity to local facilities surrounding areas. The 132, 161, 162, 233, 286 and 314. These and transport links making the site easily accessible by various connect the station with Bexley, Bromley, Blackfen, Chislehurst, Eltham rail station. modes of transport both public and private. Due to the site’s Greenwich, Mottingham, New Addington, New Eltham, Sidcup, central location, emphasis will be placed on promoting the use Swanley and Woolwich. of public transport and cycling.

Cycling is one of the most convenient ways of getting around Eltham and is a highly promoted mode of transport with designated cycle routes which connect all areas of Greenwich.

Local bus stop along Southend Crescent

Avery Hill Park. 16 Fig. 2.5.1. Photographs of public transport network. Why Cycle? Getting Started Further Information

4. Eltham Cycling Routes Good for you Cycle Training For more information on cycling please head to Cycling is good for your health; it’s fun, free, The Royal Borough of Greenwich runs a free the Royal Borough of Greenwich cycling pages perfect to help you get active and get to know Bikeability Training programme for children and and the Greenwich Healthy Living website. your neighbourhood and it makes you feel good! adults of all abilities. Courses are carried out in The Greenwich Healthy Living website schools in term time, at weekends (adults only) has loads more help and advice if you are Good for your wallet and during the summer holidays. Bespoke and interested in cycling as well as the full range Bicycles require no vehicle excise duty, no MOT, one to one training sessions are also available of cycling timetables. no insurance, no licensing, no breakdown at other times by arrangement. Visit: www.royalgreenwich.gov.uk/cycling recovery services, and above all no fuel bills. To sign up for a course go to Bicycle commuting is also shown to be 40 www.royalgreenwich.gov.uk/cycling Visit: www.greenwichhealthyliving.nhs.uk/ times less expensive than average car travel. and click the link for cycle training. active-travel-cycling/ Shifting from public transport to a bicycle can also save you money. For more information call: 07984 628 049 or Need Further Support? email: [email protected] Good for your world Local Cycling Clubs This leaflet focuses on cycling but there are 2kg of carbon dioxide are saved for every short a whole range of activities out there locally Gain confidence and join one of several cycling journey made by bike instead of car! if you want to get moving more. Greenwich clubs in Greenwich offering social rides catering for all levels, from children and beginners If you want advice on getting active, or help This is one of a set of free leisure walking and to experienced riders. finding a suitable activity, get in touch with Get cycling route maps available for: the Greenwich Get Active team. Limited Edition Cycling Club Cycling! • Abbey Wood www.limitededitioncycling.co.uk Visit: www.greenwichgetactive.com • Charlton Greenwich Cyclists Text: ACTIVE to 60066 • New Charlton www.greenwichcyclists.org.uk Call: FREE on 0800 096 5436 • Eltham • New Eltham British Cycling Sky & Breeze Rides • Greenwich British Cycling now provide a number of free Your local area has plenty of great • Plumstead led cycle rides with trained ride leaders. These places to cycle. Use this map • East Thamesmead local community rides are a great way to get • West Thamesmead out and explore your neighbourhood with to get out and explore! • Woolwich family and friends. Breeze rides are specifically targeting women. Just email [email protected] with your request. Visit: www.goskyride.com/london

Fig. 2.5.2. Southeastern network map. 17 Fig. 2.5.3. Eltham cycle route map Eltham High St

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3 & 5 Millars Corner T23 - C G21 - C T20 - C T31 - C G29 - C T28 - C T22 - C Chelmsford T26 - B G25 - C T24 - C CM1 7FA Fig. 2.6.1. Tree survey plan by Sharon Hosegood Associates. 18 T1 - A Category A - high quality and value Notes Rev : Description : Authorized : T1 - B Sharon Hosegood Associates Quote ref: SHA Q950 Category B - moderate quality and value Victoria House 1. Contractors to check all dimensions on site Victoria Road th T1 - C Chelmsford February 4 2019C ategory C - low quality and value 2. Discrepancies must be reported to the Essex CM1 1JR RT1 - Category U - unsuitable for retention U Arboricultural Consultant before proceeding t: 01245 210 420 3. The original of this drawing was produced www.sharonhosegoodassociates.co.uk in colour, a monochrome copy should not Client Dear Jack, be relied upon. Quanta Homes 4 Ltd Site Address RPA - root protection area 4. It is the responsibility of the contractor to Eltham High Street, Greenwich as defined by Table 2 ensure necessary consents for tree works BS 5837:2012 are in place Drawing Title Orientation Drawn Authorized N Arboricultural Quotation Tree Survey ND-H IL 5. This drawing is copyright Plan Group Date Drawing Number Scale Drawing Status Group © Sharon Hosegood Associates Ltd 24.7.17 SHA 467 TSP 1:500@A3 For Issue

Revision Site:- The Boatyard, Belvedere Road, Burnham-On-Crouch, Essex -

Thank you for the opportunity to provide a quotation for this project. Please find below our price to carry out the following:

Stage 1 Tree survey:-

• To carry out a full tree survey to BS 5837:2012 ‘Trees in relation to design, demolition and construction – Recommendations’ • To provide a tree survey plan in dwg format • To provide a developable area, in arboricultural terms, to assist the design process • To provide a short report to guide the design process • To carry out a tree preservation order/conservation area check.

Fee £1895.00 + vat

Stage 2 Planning application stage:-

To work with the design team to produce an arboricultural impact assessment suitable for a planning application to include:

Fee £750.00 + vat

Sharon Hosegood Associates 4th floor Victoria House, Victoria Road, Chelmsford, Essex, CM1 1JR Director Sharon Hosegood Company registration number 9361038

3.0 EVALUATION 3.1 SITE APPRAISAL

Opportunities:

The aim of the proposal is to provide the most appropriate form • Very close proximity to local amenities of development respecting the site’s immediate constraints. • Improved pedestrian friendly environment • Relocation of existing industrial units to more appropriate The site owner runs an independent removal business, and stores site its lorries on the site when not in use upon the large areas of • Additional trees to further strengthen screening concrete hard-standing. The existing buildings are in a state of • Replacement of weak trees for improved safety disrepair and have become unsuitable for the nature of their • Attractive views along Bowls Green enhanced business. The client aims to relocate the business to a more • Pedestrian links to adjacent Bus stops along Southend suitable location somewhere else within Eltham. Crescent • New developments along Eltham High Street are being built As part of the evaluation process, the site’s opportunities and constraints have been clearly identified. The following aspects demonstrate that the principle of development within the site has many positives which can be used to develop the scheme. However, there are also site constraints that will require mitigation or specific design solutions. Ultimately, the response to these points will determine the principles of the proposed development:

20 Potential to replace poor quality house with attractive feature building and Existing front and rear enhance listed grouping landscaping combine to provide visual buffer

Enhanced Bexley Road Southend Crescent vehicular access point BS

Removal of old The Woodcroft buildings / hardstanding and unneighbourly Club activities from the site Creation of accessible BS new public realm with pedestrian / cycle connection

Potential to create attractive views towards and from across the bowls green Potential to continue established building line and offer views into the site Bowls Green

Woofcroft

21 Fig. 3.1.1. Site opportunities plan. 3.2 DESIGN CONSIDERATIONS

Constraints:

During the design process and assessment of the existing site, key design considerations emerged:

Existing Use Landscape and Ecology Local Residents • Locally listed buildings facing the High Street, adjacent to • Green space and play areas to be landscaped to create an • Site located directly adjacent to existing residential dwellings the application site attractive entrance to the scheme, providing a usable open- along Woodcroft Close, potential to improve their outlook • Opportunity to revitalise the employment opportunities space for social interaction between future residents and • Creation of a sustainable new development in the heart of offered by the site the local community Eltham, close to local amenities and public transport links • Existing buildings to be demolished • Respect the existing mature trees within the site to provide • Close proximity of neighbouring properties along Southend natural screening to the surrounding residential properties. Crescent

Access • Existing access already established along Eltham High Street • Emergency access opportunity to the east of the site along Woodcroft Close.

22 Building proposed for demolition on local list (as part of a group - no’s 2-14) Potential impact to existing buildings in close proximity to the site New junction design required to ensure safe access to and Southend Crescent from the site

The Woodcroft Removal of old buildings / hardstanding Club and vegetation to facilitate development - disturbance during construction phase

Potential Ransom Strip

Bowls Green

Woofcroft

23 Fig. 3.2.1. Design considerations and constraints plan. 3.3 PLANNING POLICY CONSIDERATIONS

Existing B8 Land Use

Policy EA(a) seeks to maximise the contribution from employment or where a site is vacant demonstrate its unsuitable, has been marketed for 2 years with no prospect for employment or that employment is only viable within a mixed use scheme.

In this case the applicant appointed Savills to undertake an employment land review of the site suitability and market demand. The Savills’ report has been supported by an active 25-month marketing campaign running since March 2017. Savills’ report concluded that:

• The site is compromised as a commercial site for several reasons, but in main due to its connectivity, visibility, access and floor-plate.

• Current marketing evidence illustrates that there is no demand for B1 space at the site.

• Any identified demand from Savills’ report is for low-level employment uses, which will not maximise contribution from the site as sought in policy.

• These non-conforming uses (such as builders yard, scaffolding, car wash, haulage and skip hire, rent a cars, vans etc.), would conflict with the access constraints and adjoining residential neighbours amenity.

• The emerging Site Allocations Local Plan Issues and Options consultation document dated 2016 demonstrates that the Council originally agreed this site was more suitable for residential use.

24 Fig. 3.3.1. Potential uses - Haulage/ builders yard. 4.0 DESIGN DEVELOPMENT 4.1 INITIAL DESIGN FORM

Throughout the design process, DAPA have actively sought to involve all statutory authorities and the client to reach a satisfactory design solution. The proposals have been progressed, revised and refined in close consultation with Eltham Planning Department. The initial scheme consisted of the following;

Amount: 84 apartments Blocks: 5 buildings Scale: 5-storeys Parking: 84 spaces (1:1 ratio) Communal Amenity: 250 sqm

A written response was first provided by Tom Webber, Senior Planning Development Officer, following a meeting held on the 15th December 2015 (16/3219/PRE). The key issues identified and addressed within the pre-application response are as follows:

• Additional information required to establish residential principle

• Concerns of density and number of housing blocks

• Concerns regarding overlooking and separation distance with neighbouring properties

• Contemporary appearance deemed appropriate

•Concerns regarding amenity provision. Deficiency of local parks, therefore improved area of open-space would be welcomed

• Parking is maximum, promotion of more sustainable modes of transport is preferred. Corners regarding access.

26 Fig 4.1.1. Initial sketch illustration.