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

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, Ilford 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 Harrison Gibson Building 3544 – Design & Access Statement, Rev. C 3 File Location: J:\3544\Graphical Design\Presentations\D&A Document 01.00 - Introduction Harrison Gibson Building 3544 – Design & Access Statement 4 File Location: J:\3544\Graphical Design\Presentations\D&A Document 01.01 - Executive Summary 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 Network Rail 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 Crossrail 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

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