HARRISON GIBSON BUILDING PLANNING APPLICATION

Document Ref No. & Name: 44 Design & Access Statement

Author: AWW

Date: September 2016 Harrison Gibson Building 193-207 High Road, Design & Access Statement September 2016

Prepared by: Design Team

Revision Record

Project Manager:- Issue Date Status Description By Checked Approved Opera - 02/08/2016 DRAFT ISSUE D&A Statement SW IS NM Rev. A 19/08/2016 DRAFT ISSUE D&A Statement SW PS NM Rev. B 24/08/2016 PLANNING ISSUE D&A Statement SW PS NM Architect:- AWW Inspired Environments Rev. C 06/09/2016 PLANNING ISSUE D&A Statement SW PS NM

Planning Consultant:- Montagu Evans

Quantity Surveyor:- Thomas and Adamson

Structural Engineers:- Heyne Tillet Steel

MEP Engineers:- MMA Consulting Engineers

Landscape Architect:- Barton Willmore

EIA Co-ordinator:- RSK

Community Consultation:- Bellenden

Architectural Visualisation:- AVR London

Harrison Gibson Building 3544 – Design & Access Statement, Rev. C 2 File Location: J:\3544\Graphical Design\Presentations\D&A Document Contents

01.00 Introduction ……………………………………………….. p4 02.00 Planning …………………………………………………... p7 03.00 Site Analysis ……………………………………………… .p9 04.00 Constraints and Opportunities …………………………. p30 05.00 Concept Design ………………………………………... p33 06.00 Design Evolution ………………………………………... p38 07.00 Detailed Design Proposal ………………………………. p53 08.00 Technical Design ………………………………………... p90

09.00 Access Statement …………………………………….. p109

Appendix A - General Arrangement Plans ………………………… i Appendix B - Elevations and Sections …………………………… xvi Appendix C - Accommodation Schedule Summary ……………. xxv

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This Design and Access Statement has been prepared by AWW inspired environments and the wider consultant team, on behalf of the Applicant, in order to describe the design for the proposed redevelopment of the Harrison Gibson Building, 193-207 High Road, Ilford.

The design has been informed by consultation with the Greater London Authority, London borough of Redbridge, CABE, London Metropolitan Police and Local Residents.

The design of the proposed development responds to its wider context as part of the Ilford Town Centre Action Plan and its commitment towards re-invigorating this significant part of north-east London

The proposal consists of:

• New Retail / Food and Beverage space / Leisure

• New Commercial Office space

• 323 market and affordable homes consisting of studio, 1,2,and 3 bedroom apartments and duplex homes

• Landscape podium courtyards, terraces and gardens

• Resident amenity space (Including= concierge, Village Hall, gardens, balconies and wintergardens.

• Car parking – 32no spaces.(basement)

• Motor cycles – 6no spaces (basement)

• Bicycles – 482no spaces (at ground and basement (plus 52 additional visitor spaces)

• Site Area – 0.313 Hectares

This Design and Access Statement should be read in conjunction with the other documents and drawings also submitted as part of the application.

Harrison Gibson Building 3544 – Design & Access Statement, Rev. C 5 File Location: J:\3544\Graphical Design\Presentations\D&A Document 01.02 - About AWW inspired environments AWW inspired environments Capability Statement - Ilford

AWW was recently awarded the redevelopment of the AWW aims to provide the very best value for money and Bishops Stortford site, originally a goods fully understand the need to design appropriate and robust About AWWus inspired environments yard and sidings, now largely derelict and disused. The solutions, which bring innovation, rationality and best site presents an exciting opportunity that combines many value for money, both initially and over the lifetime of the different issues housed on a single complex site. It is buildings concerned. A key challenge is to work rigorously AWW is a professional consultancy providing Architecture, These schemes currently include Chandos Way, where at once the point of arrival and of interchange for many within the client’s budget and we see this as a key factor in Masterplanning, Interior Design and Space Planning Barratt are developing a site immediately adjacent to the passengers passing into and through the town. achieving design success. across the UK and internationally. At AWW we deliver work LUL Golders Green marshalling yard with access and we’re proud of through the exceptional commitment of our rights of way issues. This site achieves the otherwise Its potential lies in developing a sustainable strategic vision We have a reputation for promoting collaboration within staff and our focus on clients. With experience in both the incongruous aim of extending the luxuriant housing of for this riverside site adjacent to Bishops Stortford mainline teams, facilitated by our Project Directors and Project public and private sector, our staff have the knowledge the Hampstead Garden Suburb onto a stretch of land railway station. Our plan will provide both public amenity Architects who have excellent communication skills, our and skills to manage detailed and complex commissions, bounded by railways. and much needed facilities, with enhanced opportunities specialist risk management processes and use of Building ensuring our clients receive an efficient and professional for commercial investment and the provision of a significant Information Modelling (BIM) Level Two. service over and above their expectations. An established Attzaz Rashid of Barratt commented: “On a volume of housing. practice with over 80 staff across London, Bristol and site with a long history, AWW’s refreshing “AWW has been acknowledged internationally Plymouth, who take a collaborative approach to create approach has impressed Barratt London. We are working on numerous re-configuration decant for their industry leading techniques for Building exceptional environments. Their keen commercial focus whilst producing projects rationalising the existing buildings including the Information Modelling, which has given the highly sensitive design has resulted in a very imaging suites and the main reception as well as the contractors, and all members of the project We have extensive experience of developing rail-side successful outcome for Barratt London.” new theatre expansion for The Hospital of St John & St team valuable advantages in understanding this sites subject to BAPA and development agreements with Elizabeth which provides the challenge of being situated infrastructure providers including Network Rail, TFL, LUL, above a live main train line. complex high rise development both during the the former Network Southeast and Centro Midland Metro. Union Street in Southwark, similarly positions housing in preconstruction and construction stages.” AWW designed schemes have been delivered above tube close proximity to rail, enabling maintenance access and The recent extension, remodelling and refurbishment of Stephen Baker, Project Manager - Helios Project lines, adjacent to network rail operated rail lines and have remedial work to the Charing Cross mainline viaduct. This Swanlea School took place under the Tower Hamlets Management involved partnerships with Network Rail. scheme is being developed as a partnership between Mark BSF programme by the LEP contractor Bouygues UK. Swetman of LS Estates and the freehold owner Network took over a section of the site to build a major AWW is a multidisciplinary practice, bringing a wealth Rail. Envisaged is a mixed-use building with residential, interchange and underground station under part of the of experience of different building types, delivered in a retail and office uses, constrained by the immediate school. The challenge was to develop a strategy for the AWW’s Unique Selling Position progressive manner, making full use of the latest Building adjacency of the viaduct and the uncompromising dense site that reduced the impact of the construction works Information Modelling techniques. The practice is urban location. which would significantly reduce the already restricted • We always achieve better value on every project consequently proactive in support of commercially literate external play space. After considerable engagement with • We drive the design process achieving all schemes that pursue progressive design with sensitivity the school faculty heads, educationalists and the LEP the milestones for existing environments. We recognise the importance scheme for the new build extension was developed to allow • We work constructively with our client team of supporting a programme of development, constantly for rapid construction, least impact on the playground and members redefining our scope to ensure project responsive to change, while remaining attentive to adding maximum flexibility of internal use to allow for a number of success value through design. different decant phases throughout the life of the project. • We inspire collaboration with our client team members and all stakeholders to create inspired AWW staff individually, bring experience of a wide range AWW has the necessary experience of developing environments. of schemes incorporating developments of air rights challenging sites successfully demonstrated in our over railways, large master-plans of complex urban sites appointment to design a major campus redevelopment, and the design of major urban buildings. The practice relocating from its existing buildings to Swanlea School has widespread experience of delivering large complex Gloucester College schemes within tight programme and budget constraints a brownfield site within the historic Gloucester Docks. The for both private and public sector clients. project faced a number of significant challenges, including building within a few metres of both the Grade I listed Llanthony Priory and the canal edge. Site contamination, caused by the site’s former use as both a railway siding and vehicle park, was successfully remediated on site.

AWW is proud to offer clients an innovative approach to architectural design. AWW generates innovative design and promotes innovative procurement through:

• Creative designs with the end user in mind • Culture of Listening • Regular Value Engineering Workshops • Collaboration • Use of Innovative Design Technologies - BIM & Environmental Modelling

Chandos Way Bishops Stortford

4 5

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Redbridge Local Plan 2015 – 2030: Pre-Submission Draft July 2016

DRAFT

www.redbridge.gov.uk Map of the London Borough of Redbridge with Proposed Site Highlighted

During the preparation of this application the following documents have been referenced to inform the design team of the In relation to Ilford Town Centre, The London Plan “Further Alterations” (at Para 5.92) states: planning context of the site: ‘Ilford is both an Opportunity Area and a Metropolitan town centre (as defined in Annex 1) serving outer • The National Planning Policy Framework (NPPF) east London. The opportunity exists to provide up to 6,000 additional homes on development sites in and • London Plan (2015) around the town centre, taking into account operational transport requirements. In addition, Ilford town • Core Strategy, Borough Wide Primary Policies (2008) centre should develop a new leisure-oriented role to serve the wider area. Longer-term development would • Adopted Redbridge Development Plan Documents be assisted by improved transport links, particularly Crossrail l and East London Transit’. - specifically the Ilford Town Centre Area Action Plan (AAP) It is within this context that the design team have to consider any proposal for the site. These are to be replaced by the Redbridge Local Plan 2015-2030, a draft of which has also been acknowledged in the process.

The planning consultant, Montagu Evans, have advised on the planning context throughout the design process and further information can be found in their Planning Statement, also submitted as part of the application.

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London Borough of 03 Waltham Forest London Borough 02 of Redbridge

09 A406

01 07 05

04

08 London Borough of London Borough 06 Barking Eastern Main Line of and Newham Dagenham

Ilford has a well established transport network with the train running east - west through the Site 05. Park borough from central London to Essex, and the North Circular (A406) running north - south through the borough which can be easily accessed west of the Town Centre at the Ilford Hill junction. London Borough of Redbridge boundary 06. Little Ilford Park

To the west of the site is Ilford railway station on the Great Eastern Main Line. The station was opened in 1839 by the Ilford Town Centre Action Area Plan 07. lford Train Station which is currently managed by TFL Rail. From 2019 it will be fully served by the proposed new Crossrail link. 01. Flats 08. Manor Park Train Station

Approximately a third of the borough is green belt including a number of open public spaces including and 02. Wanstead Park 09. Train Station a number of smaller parks. 03. Valentines Park The sites lies at the east of the Ilford Town Centre and within the Ilford Town Centre Action Area Plan. 04 South Park

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19 09 17 07 16 08 12 13 18 11 14 15 01 20 10

08 15 02 20 11 07 01 06

21 13 05 12 18 09 22 04 16 23 03 Town Centre Aerial view from north Site

01. Harrison Gibson Building 13. Centreway Apartments 02 Ilford Rail Station-(Future Crossrail) 14. Lynton House 03. Pioneer Point 15 177-185 High Road 04. Cineworld Cinema Complex 16. Kinsley Mews 05. Redbridge Central Library and Museum 17. Vector Point 06. Kenneth More Theatre 18 Lex House 07. Redbridge Town Hall 19 The Foyer 20 209-227 High Road 17 13 08. The Exchange Mall 16 12 09 The Exchange Mall - Car park 21 Valentine House 09 11 10 Raphael House 22 Icon Building 18 11 Spectrum House 23 Mill House 12. Thames View

01 20 The development site is presently occupied by the vacant Harrison Gibson department store which is located along the north of the pedestrianised High Road. 08 15 To the north is the rail cutting for the Great Eastern Main Line which runs east to west through Ilford Town Centre, stopping at Ilford rail station to the west of the site. The Exchange Shopping Centre and car park, also to the west, span the railway

To the west is the Exchange Shopping centre and car park with a site that spans over the Great Eastern Main Line.

07 To the south is the Town Hall, Cineworld, Redbridge Library and Museum, and The Kenneth More Theatre. Further south is Winston Way, with Pioneer Point to the west and Raphael House to the east. The small scale buildings are typically located along the High Road which are set against a back drop of medium to high- rise buildings to the east. The predominance of the Great Eastern Main Line can clearly be identified highlighting how the rail transport system has impacted on the development of the Town Centre. Aerial view from south

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10 08 06 09 04 07

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Site Context Photos Key

High Road and Harrison Gibson Building (looking north east) Winston Way - Eastern Roundabout (looking north west)

Harrison Gibson Building 3544 – Design & Access Statement, Rev. C 12 File Location: J:\3544\Graphical Design\Presentations\D&A Document High Road and Harrison Gibson Building (looking east) High Road and Riches Road (looking west) Harrison Gibson Building from Clements Road (looking north)

Hainault Street and Havelock Street (looking west) Havelock Street towards the Harrison Gibson Building Havelock Street towards the Exchange Shopping Centre Rear of Harrison Gibson Building (looking south east )

Havelock Street (looking east) Hainault Street to rear of Harrison Gibson Building (looking south-west)

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London Borough of Waltham Forest London Borough 13 of 09 Church of St John 10 Clock Tower, Valentines 11 Cecil Hall, No 14 12 Park Avenue, Nos. 4-18 10 Redbridge

11 08 12

01 14 02 03 27 28 31 26 13 Highlands Primary School 14 Cranbrook Rd, No. 52-96 15 National Westminster Bank 16 Ilford Hill, No. 71 15 30 16 29 17 18 04 05 19 20 21 07 06

17 Conservative Club 18 Former Police Offices 19 The Rose and the Crown 20 The Papermakers Arms

24 22 23

25

21 Riverdene Road, No. 2 22 St. Luke’s Church and Hall 23 Uphill School 24 Twyford Road, No.2

01 Church of St Mary 02 Ilford County Court 03 Church of St. Peter & Paul 04 Park Road, Ilford, No. 47 25 Loxford Hall 26 High Road, No.101-105 27 No. 109 Angel P.H. 28 High Road, No. 84 and 86

05 South Park Junior School 06 Windsor Road, No. 198 07 Cleveland Road School 08 Seven Kings Station 29 Clements Road, No.s. 6-14 30 Chadwick Road, No.2 31 Ilford Town Hall

Further information can be found in the Townscape and Visual Impact Assessment by Montagu Evans, also submitted as part of the application.

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Historic map - Ilford 1870-73 Historic map - Ilford 1888 Historic map - Ilford 1908 Historic map - Ilford 1930

Historic map - Ilford 1962 - Harrison Gibson Building Historic map - Ilford 1969 - Harrison Gibson Building Historic map - Ilford 1977 - Harrison Gibson Building Historic map - Ilford 1990 - Harrison Gibson Building

• The Existing Building built in 1959 spans over Havelock St. • Havelock St is diverted along the railway • The Annex pre-dates the new Harrison Gibson Building. • The new 4 storey high annex is erected

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The Harrison Gibson department store along with the neighbouring Moulton department store, played a prominent part in retailing Ilford during almost the whole of the 20th century.

The Harrison Gibson building has continually traded under the family name, founded by Mr John Harrison Gibson. When the first store was established in 1902, llford had a population of about 32,000 and was expanding rapidly. The new store was a success and he soon expanded, acquiring the premises next door and eventually there were stores in Bromley and Bedford.

John Harrison Gibson died in 1924 and was succeeded by his son, John C Gibson, who had also served an apprenticeship in the furniture trade. He faced a further testing time only two months after his father’s death when a fault occurred in the electrical wiring of the Ilford store and a disastrous fire ensued – the premises were completely destroyed (fire no. 1). By the following Saturday the store was back in business using what remained of the warehouses as temporary showrooms, and within a year a new store was built. The Bromley store was also built during his time in 1935.

His son, John G Gibson, joined the company in 1947 taking over an existing business in Bedford then later opening stores in Doncaster (1953), Manchester (1954) and Halifax (1955), also running a furniture factory in Romford where the Harrison Gibson brand range of “Hainault” upholstery was made. The Harrison Gibson Building before the Fire on march 16th 1959 The Harrison Gibson Building Fire in 1959 Business was good with further expansion onto the Continent, while at the Ilford flagship store, the brightest and boldest venture emerged with two luxurious roof garden restaurants which they claimed would match the best in London, New York and Paris.

On the night of 16th March 1959 while John G Gibson was in Milan on business, a fire broke out at the Ilford store quickly spread along the High Road engulfing Harrison Gibson’s and Moultons department store, and 12 smaller shops – 2 jewellers, a men’s outfitters, a shoe shop, a furriers, and a bakers - the flames leaping across the 50 ft High Road. Thousands of people flocked in to see the fire, cars clogged the side streets, people ducked and screamed as windows burst with reports like gunfire. A water main and a gas main burst, electricity was cut off over a wide area, the trolley bus service was suspended. Trains also were stopped because of the danger of the warehouse buildings at the rear of the store falling onto the track. The local Fire Brigade and 4 others from across the county, one from as far away as Harwich, attended the fire, using 40 pumps and 200 firemen, 3 of whom needed hospital treatment. The fire was finally brought under control by midnight, but the store was completely destroyed with the additional loss of about £900,000 worth of stock, and an estimated £2 million pounds worth of property in Ilford High Road destroyed.

When John G Gibson returned the next morning he posted a notice outside the store which stated that Harrison Gibson was reopening on the Saturday morning – just 72 hours after the fire – and that plans for rebuilding the premises were already being prepared. So, using part of the warehouse premises which had escaped the fire, designs were drawn up The Harrison Gibson Building alongside the Moulton Store in the1960s The Harrison Gibson Building shop frontage in the 1960s and stock brought in. The staff – not one of the 200 employees were laid off – worked long hours and on that Saturday morning at 9am the doors were opened to the public. 7th floor. The typical floor plate was 45m wide and 62m deep with a series of voids creating alternating double height spaces throughout the building. The new store design by Forrest and Barber Architects was a modernist design rising to 11 stories and with one of the largest frontages on the High Road. Within the building it was very spacious, trading on seven floors it offered a full range The 8th floor was slightly more generous in height and was stepped back from the parapet. It was occupied by offices of home furnishings together with basement car parking, baby crèche, record department, theatre ticket agency, travel and other ancillary functions and the top floor was a bar and night club, with a direct independent lift access from the bureau, and interior decoration advisory centre. On top of the building was the Chariot Wheel Restaurant and the Room High Street side. at the Top nightclub. A central core comprised of 4 no. lifts and two open staircases running from ground to top floor. Each corner was The south-facing High Road elevation was generously glazed at ground floor level to form the frame-less shop front, the occupied by a fire exit staircase and the rear areas at the junction to the annex are also fitted with two goods lifts. sense of arrival was enhanced by fine detailing and the large canopies over sailing the pavement. In addition there was also a e full basement car park accessed from Havelock Street while the rear annex was used for By contrast, the upper floors were clad with pre-cast concrete panels and a series of small glazed openings. The nature storage, administration offices and general servicing of double height spaces for the department store only. of the blank façade composition served to act as a large pedestal for the upper floors, where a more open modernist- style design, with oversized shafts and long balcony railings completing the architectural composition internally. This building also suffered a major fire in 1965 but this was the era of non flame-retardant materials in upholstery and also before the installation of sprinkler systems, so that a fire, once started would have plenty of combustible material to The department store benefited from a double height ground floor space with floor to floor heights of 2.85m from 1st to feed the flames.

Harrison Gibson Building 3544 – Design & Access Statement, Rev. C 16 File Location: J:\3544\Graphical Design\Presentations\D&A Document The building initially spanned over Havelock Street and a four-storey annex was built later, when Havelock Street was diverted along the railways in the 1970’s. The then redundant part of Havelock Street was built over and the gap filled in.

By the mid to late 1960s the business became overstretched, and the store was sold to Waring and Gillow. It continued to trade under the Harrison Gibson name and use the well known HG logo. The trading shop floor space eventually reduced to just 4 floors, with offices in the rear annex, with the upper floors used for storage, and rented office use. The restaurant closed but the ‘Room at the Top’ night club continued for many years. In 1987 a reinvention for the HG store followed a further change of ownership and management with the building’s pavement frontage, the 1st and 2nd floors underwent a radical redesign.

The glass arcades and canopies fronting the pavement were lost, and the present entrance was installed, with an interior escalator to the 1st floor. For the next 20 years the store still traded furniture but on a much reduced scale with other areas selling household goods and furnishings, plus fancy goods and fashions run under a franchise. Business declined and the ground floor was leased out for the sale of a variety of goods.

The site ownership again changed hands. However, purchasers were unable to unlock the development potential of the site owing to the deep plan form of the building, low floor to ceiling heights and the extensive state of dilapidation of the fabric of the building. After a short period as a vacant building, a new retail operation started in May 2011, albeit concentrated to the ground floor only, with use of the first floor for storage

The Harrison Gibson Building, 1960

Planning proposals for the site in 2012/13 by Orient Star Trading Ltd in 2012/13 included A1 retail at ground and first floor levels while the upper floors were to be converted to provide a full service aparthotel. These included 199 bedrooms and suites, 34 serviced apartments, a restaurant and banqueting suite with additional conference facilities and offices totalling 28,015m² / 301,500ft².

The Applicant acquired the site in 2015 with the aim to formally submit a revised design proposal in Summer 2016.

High Road and Harrison Gibson Building (looking north-east)

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East Section – 500m Zone of Influence £1,400,000

£1,200,000

£1,000,000

£800,000

£600,000

£400,000 Average House Price (£) £200,000

£0 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021

East Section Stratford Maryland Forest Gate Manor Park Ilford Seven Kings Goodmayes Romford Gidea Park Harold Wood Brentwood Shenfield Custom House Woolwich Abbey Wood

Ilford £450,000

£400,000

£350,000 Crossrail £300,000 Property £250,000 Impact £200,000 Study

£150,000

£100,000

5G-3BJMUP4IFOåFME £50,000 £0 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021

October 2012 LB Redbridge 500m 1000m Extended

5G-3BJMUP4IFOåFME gva.co.uk Existing Transport Links Crossrail

International Bus Providing fast and direct travel links across the capital route between 2012 and 2021. improving access to the :- • : Via DLR from Stratford • Network of 17 local bus services • City • Crossrail will support the delivery of more than • Stansted Airport: via Stratford (currently National • New East London Transit to Barking Riverside • West End 57,000 new homes and 3.25 million square metres of Express franchise) • Heathrow commercial office space that have been identified for • : will be 51 mins approx once Crossrail Road development within 1 kilometre of stations along the is operational Providing enhanced strategic connections with :- route. • Stratford International: high speed link to Ashford for • Adjacent to A406 North Circular with good links to • 6 lines M11, M25, A12 and A13 • DLR • There will be significant increases in residential capital • 6 car parks with 2,760 parking spaces • values immediately around stations in central London of Rail (Greater Anglia) • approx. 25% and in the suburbs of approx. 20% (again above the rising baseline projection in the period). • Stratford 8 minutes Crossrail is already having an impact on • Liverpool Street 16 minutes Service frequency every investment decisions. At many locations Crossrail • Ilford has been identified in the matrix of “places to 10 mins with up 16 trains per hour to Liverpool Street will be influential in supporting and accelerating new watch” where Crossrail will have a transformational in morning peak development. impact on the property market and provide support to • Connections at Stratford and Liverpool Street an active, in-progress development programme. • Crossrail could help create additional residential and commercial value of as much as £5.5bn along the

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