PLANNING, HERITAGE & ACCESS STATEMENT LAND TO REAR OF 28 AMWELL STREET, LONDON EC1 (ALSO KNOWN AS NEW RIVER HEAD) (Revision A)
The Regeneration Practice 1 Huguenot Place Heneage Street London E1 5LN www.regeneration.co.uk
CONTENTS
1.0 INTRODUCTION
2.0 SITE CONTEXT
2.1 History 2.2 Location 2.3 Local Context 2.4 Townscape Setting 2.5 Land Use 2.6 Public Transport accessibility 2.7 Planning Policy Context
3.0 SITE ANALYSIS:
3.1 Historical Significance 3.2 Statutory Listing and Conservation Area Status 3.3 Constraints 3.4 Opportunities
4.0 DESIGN PRINCIPLES ADOPTED:
4.1 Land Use 4.2 Bulk and Massing 4.3 Access 4.4 Conservation Philosophy
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5.0 THE PROPOSALS:
5.1 The Design Process 5.2 Design Evolution 5.3 Analysis of Options 5.4 Repairs 5.5 Sustainability 91 6.0 ACCESS STATEMENT:
6.1 Purpose of the Access Statement 6.2 Methodology 6.3 Design Standards 6.4 Project Description 6.5 Access context and Site Constraints 6.6 Car Parking 6.7 Pedestrian Access 6.8 Refuse Storage Access 6.9 Hard Landscape Design 6.10 Building Approach 6.11 Studios, Café , Heritage Display and Education Areas Design
7.0 CONCLUSIONS
APPENDICES:
A: Option Plans extracted from the Options Study
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1.0 INTRODUCTION
This Planning, Heritage and Access Statement has been prepared on behalf of Heritage of London Trust Operations Limited (HOLTOPS) to support planning and Listed Building applications for the repair and refurbishment of the Engine House, Boiler Houses, Coal Store and Wind Pump Base on the New River Head site, bringing them into public and community use to accommodate; a) a heritage-education area that presents the site’s significance and principle stories, and runs education programmes for schools and the community, b) office space for charities, and c) community and meeting room facilities and a cafe.. This planning application follows completion of an Options Study on behalf of a partnership between two building preservation trusts; Heritage of London Trust Operations Limited (HOLTOPS) and Islington Building Preservation Trust (IBPT) which looked at possible sustainable uses for the New River Head site to meet the requirements of Islington Council’s Planning Briefs dated 1991 and 1999.
This statement has been prepared by Paul Latham, Director of The Regeneration Practice, and an accredited conservation architect. It sets out an analysis of the Figure 1: : Engine House and south Boiler House from west site, describing the evolution of the proposal and explaining the rationale behind the scheme. It should be read in conjunction with the application drawings and incorporates a Planning and a Heritage Statement.
We have adopted the following structure:
Site Context: a review of the existing characteristics of the site and its surroundings, history, local context, land uses, location and townscape setting, public transport accessibility, planning policy, context Site Analysis: an analysis of the historical and townscape significance of the New River Head site and surviving buildings, and the constraints and opportunities for the restoration and development of the site. Design Principles Adopted: describes the land use, bulk and massing, access, conservation philosophy and repair principles that have been adopted in the proposal. The Proposals: reviews the design process, the evolution of the proposals leading to the final scheme design, and the implications of the proposals for sustainability. Access Statement: describes how the requirements for access, including for disabled people, are incorporated into the design Conclusions
Figure 2: Coal Store range from the south
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2.0 SITE CONTEXT
2.1 History
The construction of a ‘New River’ was completed in 1613 by Sir Hugh Myddleton under the auspices of the New River Company. Originating in Amwell, Hertfordshire, this artificial waterway was built to supply London with fresh drinking water, Figure 3. The New River Head site and its environs are the original terminating point of this new water course. The New River Company was taken over by the Metropolitan Water Board in 1904 which became part of Thames Water in 1989, and although most operational functions have now been re-located, the site continues to supply London with water.
In 1613 a 200 ft diameter ‘round pond’ (part of which survives) was built to take The water discharged from the river. The flow of water was controlled through cisterns and stopcocks in the basement of the adjacent and contemporary, Water House. The open space at the heart of Claremont Square, to the north was the site of the Upper Pond, completed in c 1709. Water was pumped up to it from the lower plateau of the New River Head from a windmill, built between 1707 and 1708, to the north east of the round pound. The power generated by the windmill was not sufficient, and was soon replaced by an atmospheric steam engine designed by John Smeaton, a leading engineer of the time, in about 1768. It was erected under the supervision of Robert Mylne, the New River Head Company’s second engineer and surveyor, and housed in a tall ‘engine house’, which was later enlarged by Mylne in order to accommodate a Boulton & Watt engine. A tapering square chimney was added by William Mylne in 1818 but was demolished in 1954.
Over time, the site gradually increased to about 7 acres in size and was composed of outer ponds and more sophisticated structures. The driving forces behind these developments was not only the increase in demand for fresh water in the rapidly growing Victorian city, but also the need for the New River Company to maintain its position against competitors, advancements in civil engineering and a need to meet the requirements of the Metropolis Water Acts of 1852 and 1871 which dictated standards for water filtration amidst concerns of impurity.
As well as the river, the New River Company also purchased significant swathes of land in Islington. Initially, these were used for recreation but during the early 19th century, much of the land was developed, forming the core of the southern area of the borough under the close architectural direction of William Chadwell Mylne. Figure 3: Plan of the New River by Warburton, (1747)
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This development is characterised by uniform, brick fronted blocks with recessed blind arcading at first floor and uniform rows of sash windows at each storey, arranged around, squares or in wide parades establishing vistas emphasising a grandiose masterplan concept. W.C. Mylne was strongly influenced by the work of John Wood junior in Bath in 1768, and the late Georgian re-development of many parts of the City of London under the direction of the City Surveyor George Dance (the younger) in which single houses are treated as a monumental unity. The much altered Coal Store extended to the east by W.C. Mylne in 1849 exemplifies the architectural approach, seven blind arcaded bays forming a single architectural unity Figure 2.
The Water House which was used as a residence for the Company’s successive Engineers’ and surveyors’ and was extended by both Robert and William Mylne in the 18th and 19th centuries, was cleared in the early 20th century to make way for the Metropolitan Water Board’s Headquarter’s building. The round pond was drained at the same time.
The surviving buildings comprise the stump of the Wind Pump, Smeaton’s Engine Figure 4: View by Hollar showing the 1612 Water House and Round Pond,(1665) th House and its later 19 century additions including the Coal Store range to the east and a Workshop range on the north boundary.
Figure 5: Canaletto, showing the decommissioned 1708-9 Wind Pump and Water House, (1753)
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2.2 Location:
Figure 6: Location and Site Plan
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2.3 Local Context:
The application site covers an area of approximately 0.17 hectares and is in a back land location to the rear of Charles Allen House, 28 Amwell Street. The site is to the northeast of Amwell Street, close to the junction of Amwell Street with River Street, and is southwest of Myddelton Passage. The surrounding area to the north is pre-dominantly residential in character, much of the development dating from the development of the New River Estate during the first half of 19th century under the direction of W.C. Mylne. To the west of the site is Charles Allen House, a seven storey block of flats, constructed in 1964-6 on the Amwell Street frontage to designs by J.F. Hearsum, surveyor to the Metropolitan Water Board, to house employees and now in private residential use.
The Metropolitan Water Board Headquarters building, designed by H Austen Hall between 1914 and 1920 and its gardens and car park were constructed on part of the site of the Round Pond to the south east of the site. The Headquarters has been converted to residential units reflecting the recent re-use of part of the site by Thames Water. A new development of flats known as Nautilus House is situated on the eastern Boundary and further east are Metropolitan Water Board Laboratory buildings of 1938, designed by John Murray Easton, and also converted to private flats. The Gardens to the south and east are open to the public during controlled Hours, although this access has been the subject of recent enforcement action.
Figure 7: Aerial view showing local context
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2.4 Townscape Setting.
The Engine House Complex comprises:
a tall yellow stock brick Engine House, the exterior of which dates from the late 18th century with a mid 19th century Staircase Tower extended on the west. Single storey mid 19th century Boiler houses extending on the South and East sides with shallow hipped slate roofs, and A single storey mid 19th century Coal Store range extending to the east also in yellow stock brick. The Coal Store has seven blind arcaded bays to the south, some with modern arched windows.
The Wind Pump Base is a detached substantial circular red brick structure with a 19th century plan tiled conical roof standing to the south west of the Engine House Complex.
The Workshops are a single storey range adjoining the north boundary with a shallow hipped slate roof and many modern alterations to the elevations.
The buildings sit in a substantially open setting in a hard landscaped site which was originally cobbled but now is largely concreted over. Despite residential re- Figure 8: West view of the complex from Amwell Street entrance development and soft landscaping to the east, the current cluttered presentation and intrusive staff car park to the west, and loss of the emblematic brick chimney in 1954, the site can still be appreciated as an attractive surviving remnant of a much larger open industrial complex with individual historic buildings of considerable interest and architectural merit.
Figure 9: South West view from the Headquarters Building Car Park
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2.5 Land Use
Part of the Engine House and south Boiler House contain operational Thames Water pumping equipment. Part of the north Workshops and an external fenced-off borehole also require access to Thames Water. Thames Water require staff car parking. The remaining Buildings and upper floor of the Engine House are vacant. The planning history is documented at Islington Council’s website.
2.6 Public Transport accessibility:
The site is a 10 minute walk from Angel (Northern Line City Branch). Trains run every few minutes northbound to Kings Cross and Euston, and southbound to Bank and London Bridge. Bus routes 19, 38 and 341 travel from the West End to the theatre's own bus stop. Many buses travel from Waterloo, Liverpool Street, Euston and Kings Cross stations to the Angel.
By car, there are no turns into St. John St from Pentonville, City and Goswell Roads. The easiest route is from Pentonville Road into the west side of Claremont Square and down Amwell Street.
2.7 Planning Policy Context:
The following provides is a brief summary of design related policies:
National Planning Guidance
The National Planning Policy Framework (2012)
Policy 12 ‘Conserving and enhancing the historic environment’ sets outs the Government’s policies for protecting and enhancing the historic built environment.
In determining planning applications, local planning authorities should take account of: the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness (paragraph 131). When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting.
Development Plan Policy
The London Plan (2011)
Policy 7.8 (Heritage assets and archaeology) of The London Plan seeks to protect the significance of London’s heritage assets.
London Borough of Islington: Core Strategy (2011)
Policy CS7 sets out the council’s spatial strategy for the Bunhill and Clerkenwell area. It notes the area’s rich character and historic value
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London Borough of Islington: Unitary Development Plan (2002)
The Islington UDP (2002) contains the following Design Policies which are relevant to this proposal:
- D4 Proposals for new and altered buildings should acknowledge the most important elements of the urban context and create a positive and appropriate relationship with surrounding buildings and spaces. - D11 Alterations and extensions should respect the architectural character and detail of the original buildings. - D20 In considering applications for changes of use within conservation areas, the Council will have particular regard to maintaining their character. - D24 In considering applications for extensions and refurbishment in conservation areas, the council will normally require the use of traditional materials contains the following Design Policies which are relevant to this proposal:
London Borough of Islington: Planning Briefs
New River Head and Claremont Square Planning Brief (1999) The planning brief states that ‘it remains the wish of the Council that when redundant the Engine House / Pump House and Mill base, together with ancillary buildings, should form the nucleus of a heritage and community facility’
New River Head and Claremont Square Planning Brief (1991) The planning brief states that the pump house, remains of the windmill and north stores ‘provide a nucleus of important historic buildings, to which access for the public could be greatly improved. Potential uses included community facilities, urban studies centre, meeting rooms, exhibition space or museum facilities, as well as more commercial uses such as restaurant or café’.
Additional Design guidance and advice
Places, Streets and Movement: A Companion Guide to Design Bulletin 32, Residential Roads and Footpaths DETR (1998) By Design - Urban Design in the Planning System: Towards Better Practice, Thomas Telford Publishing DETR & CABE (2000) By Design: Better Places to Live. a companion guide to PPG3, DTLR & CABE (2001) Safer Places: The Planning System and Crime Prevention. ODPM/Home Office (2004) Planning for Sustainable Development: Towards Better Practice. DETR (1998) Building in Context: New Development in historic areas. English Heritage/CABE (2001) Protecting Design Quality in Planning. CABE (2003) Urban Design Compendium. English Partnerships, The Housing Corporation (2000) Planning and Access for Disabled People: A Good Practice Guide ODPM (2003) Access Statements: Achieving an Inclusive Environment, Disability Rights Commission (2004)
English Heritage: Conservation Principles – Policies and Guidance for the sustainable maintenance of the historic environment (2008)
This document assists in the assessment of heritage values and significance of heritage assets. It sets out principles to evaluate heritage values attached to a place
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3.0 SITE ANALYSIS:
3.1 Historical Significance: a) The surviving buildings and site at the New River Head hold an important group and technological value for their association with a major civil engineering achievement of the 17th century - the supply of fresh water to London from the springs of Hertfordshire in 1613, and subsequently from the 1670’s to the West End of London.
b) Associational value with the expansion of Islington into a London suburb, through the release and re-development of its land holdings under the architectural direction of William Chadwell Mylne between 1810 and 1853. There exists an architectural association between the uniform architecture of the wider estate determined by W.C. Mylne, and the recent phases of individual buildings within the site, also designed by W.C. Mylne, for example, the monumental design of the Coal Store with seven blind arcades.
c) Associational value with the 18th century engineer John Smeaton (1724-92) and architect/ engineer Robert Mylne (1733-1811), both celebrated as the founders of the Society of Civil Engineers; and Robert’s architect /engineer son William Mylne (1781-1863).
3.2 Statutory Listing and Conservation Area Status:
The Engine House complex and Wind Pump base are Listed Grade II. The site as a whole falls within the New River Conservation Area, designated in 1968.
3.3 Constraints:
The following factors summarise the most influential design constraints;
Site Access and Permeability: There is a limited public consciousness of this significant heritage asset in London’s historical development and the associated story of public water supply due to lack of access and permeability. Although there are requirements for public access from Myddleton Passage and Roseberry Avenue upon the developers into adjoining gardens, these are not well used due to lack of compliance with the required access, lack of opportunities for through routes and a lack of attractions to draw the public into the site.
Ground Floor Access: The Coal Store and east Boiler House have a raised ground floor from the south requiring a ramp or lift under DDA Regulations which will impact on the townscape setting of the eastern range.
First Floor Access: The Engine House has access via an ornate cast iron staircase. Full DDA access required to open up the first floor engine chamber is not possible without installation of a Lift. An external lift would have too great an impact on the compact more or less symmetrical design of the Engine House. An internal lift would require access across areas reserved for Thames Water Plant causing un-resolvable conflicts with security and operational requirements.
Site Character: The original layout and functional elements of the site are not easily accessible nor readily decipherable, such as the round ponds, the original watercourse and the base of the former short-lived wind pump. The current staff Car Park, modern boundary fencing and concrete paving all have a significant negative impact on the character of a 19c working industrial site A key townscape feature, W.C. Mylne’s brick panelled chimney was destroyed in 1954.
Architectural Character: The Coal Store, although much altered, is an architectural ‘set piece’ by W.C. Mylne with seven, south facing, blind arcades constraining any alterations which threaten to weaken this significant architectural rhythm.
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3.3 Opportunities:
The main opportunities concluding the site analysis are;
A Sustainable Future: A Sustainable Future for the surviving Listed buildings which facilitates public access to the site and its buildings, and education in the significant heritage attached to the New River Head for the wider community involving school visits, meeting and office accommodation for heritage groups, events, exhibition space, guided tours and open days, restaurant or cafe facilities.
Public Consciousness: Raising public consciousness of the New River Head site by improving access into and across the site between Amwell Street Myddleton Passage and Roseberry Avenue. and by creating attractive public exhibition, interpretation, restaurant or café facilities on site to draw the public in. Subject to funding, possible replacement of W.C. Mylne’s brick panelled chimney to repair the townscape significance and raise public awareness of the site from surrounding streets. Restoration of the Chimney is shown for illustration purposes only on the application drawings and is not part of this planning application.
Access for All: Where practical, resolve DDA Access into the site and buildings in ways which complement the historic asset providing access for all.
Site Character: Promote use of public transport to limit use of the current car park for disabled drop off and Thames Water operational staff vehicles only to minimise the negative impact on the character of the site. Repair historic cobblestones and replace modern boundary fencing to enhance the original character of a19c working industrial site. and improve legibility of key features such as the round ponds, original watercourse and the base of the former short-lived wind pump.
Architectural Character: Replace suitable glazing to the seven, south facing, blind arcades of the Coal Store, to enhance its uniformity and rhythm, and its relationship with the surrounding town planning of Islington by W.C. Mylne.
4.0 DESIGN PRINCIPLES ADOPTED:
4.1 Land Use:
The land use strategy adopted is to comply with the planning briefs for the site dated 1991 and 1999.
4.2 Bulk and Massing:
External interventions are kept to a minimum to facilitate internal uses using appropriate material for repairs or, a contrasting pallet of materials for new interventions
4.3 Access:
Vehicular access from Amwell Street is limited to emergency and refuse collection, and Thames Water operational or staff vehicles using the existing car park.
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4.4 Conservation Philosophy:
a) The site falls within the New River Conservation Area, designated in 1968 and any interventions must not detract from its historic character.
b) Modifications should not obscure historical significance and associations with architects and engineers, and should seek to enhance significance by sensitive interpretation and repair.
c) Modifications to the site and buildings should not obscure the open 19th century industrial character of the site and the group value of individual buildings.
d) Minimum intervention into the buildings to maintain maximum significance.
e) Modern interventions should not obscure coherent appreciation of historic fabric and spaces by use a contrasting material palette and by ‘floating’ new elements against, but not touching, historic structure.
f) Appropriate uuse of the various elements on the site should be compatible with their significance and vulnerabilities.
g) Materials and construction techniques should match those used originally as far as possible to ensure compatibility with the original building
h) There should be sensitive adaptation to allow full access for all.
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5.0 THE PROPOSALS:
5.1 The Design Process:
Design is an iterative process where each aspect of the project, including form, demographics, economics, scale, character, massing, movement and legibility are visited and revisited against the evolving brief until a distilled design solution emerges. The current proposals are the result of an Options Study commissioned by Islington Building Preservation Trust and Heritage of London Trust Operations Limited. The design team worked closely with both Trusts and consulted with the Local Authority in developing the current proposals. While Thames Water initially allowed access for representatives of both Building Preservation Trust’s unfortunately, further access has been refused by the current landowners Turnhold Limited.
5.2 Design Evolution:
Four options for the site were considered during the development of the Options Study:
Options for re-use – Appendix A refers The options for the study were considered at professional and client team meetings with the valuer in attendance on 28th March and 1st May 2012. All of the Options rely upon full Public Access during daylight hours between Amwell Street, Myddleton Passage and Rosebery Avenue in line with the S106 Agreements. Those options which the group felt could benefit from further consideration were then investigated by HOLTOPS and the Professional team.
Option 1: Public Heritage/Education/Community Use Centre and Café located in the Wind Pump Base and Engine House complex, including the east Boiler House and adjoining Coal Store range.
Option 2: Turnhold have verbally offered the first floor Engine House and Wind Pump Base in connection with their current planning application which is at Appeal. This could enable a limited public Heritage/Education/Community use centre located in the Wind Pump Base and a small studio for a heritage group to occupy the first floor of the Engine House.
Option 3: Viability of “Cultural Hub” involving Heritage/Interpretation space within the Wind Pump Base; Artist’s Studios within the northern Workshop range; Studio space for heritage groups, a Café and space for Heritage display, Interpretation and Education in the Engine House, east Boiler House and west Coal Store; and Commercial Office space in two floors in the east Coal Store.
Option 4: As Option 3 but excluding the un-listed workshops which would be converted into three 1-bedroom flats for market sale to reduce the need for capital funding.
5.3 Analysis of Options – Appendix A refers
Option 2 (the current Turnhold verbal offer) No DDA compliant access would be possible to the upper floor of the Engine house rendering the space impossible to access by members of the public. Upper floor access would be isolated from view via a west door in the Engine House which is unseen from either the Amwell Street or Myddelton Passage site entry points. The Wind Pump base with potential for level ground floor access is too small to secure public access to the site as the ground floor space available would be inadequate for any meaningful heritage display, community or education space and the associated sanitation and disabled facilities required. For these reasons Option 2 was rejected.
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Option 4, involving the introduction of residential uses in the modern workshop range and dividing up historic cobblestone paved areas to create private gardens was not considered satisfactory because it involved the partial loss of the 19th century open industrial character of the site, detracting from its group value. There are also potential conflicts as residential use, once established on the site, would be irreversible and the occupants would seek to restrict access and use of the yard and buildings. Whilst this option is appealing in terms of the reduction in capital funding it is the most intrusive of the options as far as the works which would be required to the heritage fabric are concerned. There is also concern throughout the team that such an end use would remove the workshops from public access and understanding of the part they play in the wider understanding of the site. For these reasons it was rejected. Options 2 and 4 were not assessed further.
Option 3 was not seen to offer significant advantages over Option 1 as, although values were higher through increased commercial letting, build costs were also raised due to the higher specification required for office use. Interventions such as lining the walls for thermal insulation required under Building Regulations, and underpinning required for office floor loadings also had an increased impact on the industrial character and significance of the site.
The Team was attracted to Option 1 because it held the best potential of meeting all the aims of the original planning brief and the agreed Conservation Philosophy for the site. This Option combines a minimal intervention approach with substantive public interpretation and education space. It includes flexible space in the Coal Store range for heritage interpretation with a cafe dining area; use for schools and education classes on themes to be developed as part of a Heritage Lottery Bid; and the potential for local arts events to be staged. Option 1 retains the defining open 19th century industrial character of the site. The introduction of a disabled ramp and internal platform lift to achieve access to the Coal Store range and upper floor in the east Boiler House is considered acceptable within the context of the Conservation Philosophy. Heritage of London Trust are prepared to relocate their existing offices to the first floor of the main Engine House assisting with security and management, and helping to attract heritage groups to events and meetings at the centre. Consultation with Islington Planning Department has been undertaken over a possible Restaurant/Dining use in the Coal Store range.
As part of the Options Study a Report by Heritage Interpretation Specialists CCN was undertaken to investigate how the themes for interpretation could be developed. It was agreed that following the Report, further work was required to develop a bid to the Heritage Lottery Fund as recommended in the Report.
The conclusion was that Option 1 represented the basis of a sustainable approach to meeting the requirements of the Planning Briefs (1991 and 1999) and should be taken forwards to full planning application stage.
5.4 Repair Works:
Due to limited access, the design team has worked with desktop information comprising extensive photographic evidence, documentary evidence from planning records held at the local authority, records of the historical development of the site, especially the Survey of London. From these sources we are able to summarise the condition of the buildings as follows:
The Wind Pump Base This circular tapering red brick building with a conical roof is all that survives of a Wind Pump built to pump water to an upper pond in 1707-8 but abandoned in 1720. It was cut down in 1770 and further reduced in the mid-19c. The building has provided a storage facility ever since. Photographic evidence suggest the building retains most of the original walls and 19th century roof. Inside there appears to be an earth floor with brick supports for a metal working lathe. metal working hearth.
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The Engine House and Coal House John Smeaton’s Engine House built under the direction of Robert Mylne in 1768 was much altered and expanded by Robert Mylne to meet the changing demands of steam pump technology until the current plan form was adopted and the associated Coal House range extended to the east by William Mylne in 1849. An attractive cast iron dog-leg staircase providing vertical access in the Engine House dates from this last phase. The Engine House was partially re-roofed in slate at the start of the 20th century and some windows replaced in wrought iron. A concrete floor was inserted c.1957 with the introduction of electricity. The Coal House was used as a Garage and then to house generators in the 20th century and still retains a large inspection pit. Both buildings have painted brick walls and original diagonal sarking boarding. The rooflights in the east Boiler House have been removed but original roof lights appear to survive on the south Boiler House and Coal Store range. Original light wrought iron trusses survive in both Boiler Houses and the Coal Store range. The ends of substantial cast iron beams survive in the west Engine House which may have supported cisterns or condensation tanks.
There have been many modifications in the late 20th century to the north elevations of the Coal House range including the introduction of roller and sliding shutter doors and concrete lintols. The south elevation of the Coal House range has been much altered and smaller arched windows inserted in the 20th century in two of the bays, the remaining having been bricked up. The Engine House complex has been stripped of all historic pumping equipment.
Workshop Range The yellow stock brick Workshop range was developed in the late 19th century and has been partially rebuilt in the 20th century. A slate roof is supported off an exposed 19th century timber trussed roof. The elevations are much altered and repaired in recent years. Most windows have concrete lintols. There are concrete floors. The buildings appear unplastered internally and have been in use for Storage in recent years.
The Site A small area of worn cobblestones survives to the north of the Coal Store range, the majority of stones having been lifted and replaced in concrete in the last 30 years. There are modern railings dividing the space to the south of the Coal Store range and Palisade fencing forms a boundary with Thames Water’s Ring Main Compound to the south of the Amwell Street entrance. A small fenced-off public viewing area with interpretation boards accessed during controlled hours only has been created at the east end of the site and is accessed from Myddleton Passage.
5.4 Sustainability:
The following key elements will be included within the design and development.
The studio tea points are to include high rating white goods, including low energy light fittings.
The studio toilets will include water saving devices, such as spray taps and low-flush toilets.
The site will be an integrated part of the region, with easy access to public transport, employment opportunities, and community facilities.
Where practicable, construction materials will be recycled and selected from renewable sources
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6 ACCESS STATEMENT:
6.1 Purpose of the Access Statement:
The purpose of the Statement is to ensure that appropriate standards for accessibility and inclusive design, and the aims of the Disability Discrimination Act 1995 and Disability and the Equality Act 2010 are met.. The Statement confines itself to issues of relevance to Planning stage only.
In terms of the DDA there is a presumption that by complying with the statutory building requirements at the time a building is constructed, then these provide the basic level for the provision of reasonable access. If any of the existing buildings have features that are unaffected by this project and meet Part M 1999 regulatory standards then they may remain, without the need for changes in response to further emerging standards, for a period of 10 years.
6.2 Methodology:
This statement uses the ‘sequential journey’ method of analysis i.e. examining the physical obstacles faced by disabled people arriving at the location, accessing the proposed building facilities and then leaving. The meaning of disabled is the definition that is stated within the Disability Discrimination Act 1995.
6.3 Design Standards:
Where applicable, the following design standards have been followed and will be applied as part of the detailed design:
Disability Discrimination Act 1995, Department of Environment; Disability and the Equality Act 2010 London Borough of Islington Supplementary Planning Guidance: Planning Standards Guidelines, June 2000 (Updated August 2002) which sets out the required standards for access for people with disabilities. Approved Document M (2004); British Standard BS 8300: Design of buildings and their approaches to meet the needs of British Standard BS 5588 Part 8: Means of escape for disabled people; CAE Designing for Accessibility (2004); The London Plan, GLA (2011); Accessible London: Achieving an Inclusive Environment, in particular policies 7.2, 7.1 and 3.1
The principal aims are to ensure that the relevant standards have been intelligently applied in relation to sustainability in respect of access for all.
6.4 Project Description:
The project consists of the repair and conversion of the Grade 2 Listed Engine House, east Boiler House, Coal Store range and non-Listed northern Workshop range providing studio accommodation, flexible heritage display, education, meeting space and a cafe and associated repair works to the site.
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6.5 Access context and Site Constraints:
The site is located in a back land location to the rear of Charles Allen House, 28 Amwell Street. The site is to the northeast of Amwell Street, close to the junction of Amwell Street with River Street, and is southwest of Myddelton Passage. Pedestrian access is from Amwell Street but the proposals envisage opening up a further access during controlled hours via an existing gate leading onto Myddelton Passage.
The ground is substantially flat but rises to the north of the Engine House and Coal Store range providing an obstacle to wheelchair movements from the south accessing the Coal Store or east Boiler House.
6.6 Car Parking:
Car parking is accessed from an existing crossover in Amwell Street Upon entering the site access to car parking for vehicles is on the north boundary. Further access has been allowed for anticipating operational requirements by Thames Water staff. A total of 6 car parking spaces are provided, 2 of which will be designated for disabled drop off. enabling easy access for all staff and visitors.
6.7 Pedestrian Access:
The historic Grade 2 Listed Engine house is accessed via an existing staircase tower on the west side. The Coal Store and east Boiler Houses are accessed via a wheelchair ramp on the south side. Pedestrian movement is clearly defined by handrails and shared road surfaces reinforcing pedestrian legibility.
6.8 Refuse Storage Access:
We have held discussions over our proposals with Carol Ticknell-Smith in waste services and these revised proposals reflect her comments. Space for general storage and recycled waste is provided by means of a 2nr. 1100 litre Wheelie-bin refuse containers located adjacent to the west gable of the Workshop range. . This is within 12 meters of a point adjacent to the Engine House which the Councils’ refuse vehicle can reach from the Amwell Street entrance. A swept path analysis is shown on the site plan.
6.9 Hard Landscape Design
The surface design of the common landscaped areas will be granite setts. Paths will have a hard and firm surfaces constructed to ensure there is smooth passage for wheelchair users, people with buggies, walking aids, etc. Street furniture, planting and lighting are minimised or combined where possible to prevent clutter and located so as not to cause obstruction. The levels in the site have been designed to be shallower than 1:20 to minimise the requirement for ramps or steps. Where these are unavoidable, they are designed easily negotiable (designed for the ambulant disabled) and to be an integral part of the landscape design. Any signage within the building and immediate area will be clear and legible and easily distinguishable from their surroundings and will have a strong contrast between the text and background.
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6.10 Building Approach:
There will be step free access into the buildings except in the case of the Engine House which is a ‘non-exclusive’ space as alternative accessible Studios exist for disabled staff. Access to the building entry points are shown in the Planning Application drawings. Any paths within or surrounding the proposed development will have a non slip surface and be free of obstacles and where possible contrasting colours will be used to assist partially sighted people. The external door(s) will allow easy wheelchair access, they will be light weight and easy to open. The main entrance doors will have a clear opening of at least 800mm. The doors will be power assisted if necessary.
6.11 Studios, Café , Heritage Display and Education Areas Design:
Each of the Studios (except the ‘non-exclusive’ Engine House at first floor), the Café , Heritage Display and Education Areas are designed for full disabled access in order to meet the demands of future wheelchair-bound staff and visitors.
In particular;
Disabled drop off car parking is within 30 meters of access points The approach to all entrances should be level or gently sloping; All entrances are illuminated and have level access over the threshold. Communal stairs provide easy access; The width of doorways and corridors allows enough space to arrive and turn with ease to close the door; There are toilets throughout which are wheelchair accessible; The design incorporates provision of a platform lift to give access to Studio 3 at first floor. Where possible, glazing to windows should be no higher than 800mm and windows easy to operate; All switches, sockets and controls, should be a height that is useable by all.
The design provides for doors to be capable of being opened and closed by wheelchair users and people with limited strength. Flights for internal stairs will not contain more than 12 risers (except access to the ‘non-exclusive’ first floor Engine House), with the rise of each step being between 150 – 170mm. Goings will be not less than 250mm.
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7.0 CONCLUSIONS:
This Planning, Heritage and Access Statement has reviewed the historical and townscape context, assessed public transport accessibility, local facilities and summarised the planning context. We have brought into focus the historical and townscape significance. The New River Head site in its own right makes an important contribution to the local heritage as well as being of National and International significance for its place in the development of London since 1613. The surviving buildings and site at the New River Head hold an important group and technological value for their association with a major civil engineering achievement of the 17th century - the supply of fresh water to London; an important associational value with the expansion of Islington into a London suburb; associational values with the 18th century engineer John Smeaton (1724-92) and architect/ engineer Robert Mylne (1733-1811), celebrated founders of the Society of Civil Engineers; and architectural significance for their group value with the uniform architectural development of Islington between 1810 and 1853 led by William Mylne.
Among the development constraints identified are the limited public consciousness of this significant heritage asset in London’s historical development; lack of opportunities for through routes and attractions to draw the public into the site; difficulties in achieving DDA compliant access to the Engine House first floor and the problems experienced for the public in deciphering the historic layout and functional elements such as the round ponds, the original watercourse and the base of the former short-lived Wind Pump, difficulties exacerbated by loss of a key architectural feature of the 19th century industrial complex, W.C. Mylne’s panelled brick chimney destroyed in 1954. Restoration of the chimney to repair the townscape significance and raise public awareness of the site from surrounding streets is shown indicatively for illustration purposes only on the application drawings and does not form part of this planning application.
The principles of design which follow on from our Options Study looked at a range of Options for re-use of the site. Option 2 (the current Turnhold verbal offer) was considered unviable as no DDA compliant access would be possible to the upper floor of the Engine house rendering the space impossible to access by members of the public; upper floor access to the Engine House would be isolated from view via a west door, unseen from either the Amwell Street or Myddelton Passage site entry points; and the ground floor space available in the Wind Pump base would be inadequate for any meaningful heritage display, community or education space and the associated sanitation and disabled facilities required.
Option 4, involving the introduction of residential uses in the modern, non-Listed Workshop range and dividing up historic cobblestone paved areas to create private gardens was not considered satisfactory because it involved the partial loss of the open 19th century industrial character of the site, seriously detracting from its group value. There were also potential conflicts as residential use, once established on the site, would be irreversible and the occupants would seek to restrict access and use of the yard and buildings on environmental grounds. It was also considered the most intrusive of the options as far as the works which would be required to the heritage fabric are concerned. Option 3 was not seen to offer a significant improvement in viability or a reduced impact on the heritage over Option 1. Although values were higher through increased commercial letting, build costs were also raised due to the higher specification required for office use, and Option 3 had a greater impact on the industrial character and significance of the site through works such as dry lining of walls and underpinning.
The Team concluded that Option 1 held the best potential of meeting all the aims of the original planning brief and the agreed Conservation Philosophy for the site. This Option combines a minimal intervention approach with substantive public interpretation and education space, while retaining the defining open 19th century industrial character and significance of the site. It includes flexible space in the Coal Store range for heritage interpretation with a cafe dining area; use for schools and education classes on themes to be developed as part of a Heritage Lottery Bid; and the potential for local arts events to be staged. Heritage of London Trust are prepared to relocate their existing offices to the first floor of the main Engine House assisting with security and management, and helping to attract heritage groups to events and meetings at the centre. The final design has been underpinned by an analysis of the repairs required although this has been largely a desktop exercise due to limitations on site access.
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The design solution has been interrogated in an Access Statement adopting the ‘sequential journey’ method of analysis i.e. examining the physical obstacles faced by disabled people arriving at the location, accessing the proposed building facilities and then leaving. The scheme provides a suitable accessible built environment for staff and visitors.
We believe this Planning, Heritage and Access Statement together with the attached Drawings demonstrate a high quality conservation repair and a suitable, high quality development proposal within the site. These proposals offer the best chance of securing a sustainable future for the New River Head site and achieving the public aims correctly identified and clearly set out in Islington Council Planning Briefs in 1991 and 1999 after decades of dereliction.
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A: Option Plans extracted from the Options Study wc
studio 5 Thames 63 s.m. wc Water wc tea studio 6 (No Access) 54.5 s.m.
tea studio 7 tea 57 s.m. new insulated slab at existing level
new insulated slab at existing level
new insulated slab new insulated slab new door enlarge at existing level new doors at existing level new roller extension new windows new glass window shutter
up food kitchen/ cloaks/store store tea point 8.5 s.m 9 s.m. 13 s.m. partition Thames Thames shutter
Water Water sliding (No Access) plant/ Thames (No Access) intake Water new room opening (No Access) ENTRANCE flexible cafe/education/meeting 13 s.m TO STUDIOS wc female /heritage display/studio: 161.5 s.m. 1 AND 2 male new glass screen & up new louvre door platform adjust brickwork, doors new ramp 6no. special Crittall lift new glass up steel glass windows door inside studio 3 19c doors 48 s.m. (HOLT) ENTRANCE STUDIOS 3/4 AND FLEXIBLE SPACE
Thames heritage new metal oriel brick up display Water windows windows (no works) (No Access) to match
REVISION B: REHEARSAL OPTION REMOVED
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 1: GROUND FLOOR SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m HERITAGE DISPLAY PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS enlarge new windows new window new window extension studio 1: 95.5 s.m. h/l air duct tea point new h/l window false WC over roof chimney
dn void over Gnd Floor rooflights new glass restore fixed screen up platform lift new ramp new up window
studio 4 105 s.m. insert new floor
new projecting brick up metal oriel windows windows to match void over Gnd Floor
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 1 FIRST FLOOR SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m REHEARSAL/ HERITAGE DISPLAY PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS insert new floor
studio 2: 82.5 s.m.
tea point open up blocked opening and insert new c.i. window WC
open up blocked openings view point
view point open void over shaft 1st Flr. new cast iron dn. matching stair flight to 2nd
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE OPTION 1: SECOND FLOOR FLEXIBLE CAFE/EDUCATION/ MEETING/ SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m REHEARSAL/ HERITAGE DISPLAY PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS Thames Water (No Access)
Thames Thames Water Water Thames (No Access) (No Access) Water (No Access) ENTRANCE TO STUDIOS 1 AND 2
Thames heritage display Water (no works) (No Access)
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 2: GROUND FLOOR SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m REHEARSAL/ HERITAGE DISPLAY PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS studio 1: 95.5 s.m.
tea point new h/l window WC over roof
void over Gnd Floor void over Gnd Floor
void over Gnd Floor
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 2: FIRST FLOOR SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m REHEARSAL/ HERITAGE DISPLAY PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS insert new floor
studio 2: 82.5 s.m.
tea point open up blocked opening and insert new c.i. window WC
open up blocked openings view point
view point open void over shaft 1st Flr. new cast iron dn. matching stair flight to 2nd
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 2: SECOND FLOOR SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m REHEARSAL/ HERITAGE DISPLAY PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS wc
office 3 Thames 63 s.m. wc Water wc (No Access) office 4 tea 55.5 s.m.
tea tea office 5 new insulated slab 57 s.m. at existing level
new insulated slab at existing level
new insulated slab new glass new insulated slab at existing level entrance door, at existing level new insulated slab to south side new brick steps at existing level new new footing to north side new doors 200mm block new to north side window shaded new windows new glass window wall on footing window dn
up office 1 up wc food kitchen/ 82 s.m. store tea point 9 s.m. 13 s.m. wc Thames Thames shutter tea Water Water (No Access) (No Access) Thames Water new opening cafe/heritage/education office (No Access) ENTRANCE display: 85.5 sq.m TO STUDIOS wc wc wc 1 AND 2 new glass platform screen & up lift door new ramp ENTRANCE TO OFFICE 1/2 new glass up studio 3 door inside 52 s.m. 19c doors (HOLT) ENTRANCE TO STUDIOS 3/4, CAFE, HERITAGE/EDUCATION
Thames heritage new metal oriel brick up Water windows windows display (No Access) (no works) to match
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 3: GROUND FLOOR SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m REHEARSAL/ HERITAGE DISPLAY PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS insert new 'thin' floor 200mm block enlarge new windows new window wall/footing new window extension studio 1: 95.5 s.m.
tea point new h/l window WC over roof
dn office 2 dn void over Gnd Floor 60.3 s.m. rooflights new glass restore fixed screen up platform lift new ramp new up window
studio 4 105 s.m. insert new floor
new projecting brick up metal oriel windows windows void over Gnd Floor to match
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 3: FIRST FLOOR SHELL STUDIO SPACE RESIDENTIAL REHEARSAL/ HERITAGE DISPLAY 10m 68 24 0 10m PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS insert new floor
studio 2: 82.5 s.m.
tea point open up blocked opening and insert new c.i. window WC
open up blocked openings view point
view point open void over shaft 1st Flr. new cast iron dn. matching stair flight to 2nd
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 3: SECOND FLOOR SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m REHEARSAL/ HERITAGE DISPLAY PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS 1 Bed Flat 63 s.m. Thames Water (No Access) 1 Bed Flat 55.5 s.m.
1 Bed Flat Private Garden 57 s.m.
Private Garden ENTRANCE ENTRANCE TO FLAT Private Garden TO FLAT
ENTRANCE TO FLAT
Thames Thames Water Water (No Access) (No Access) Thames Water (No Access)
Thames Water (No Access)
LEGEND NORTH KITCHEN/FOOD STORE HERITAGE DISPLAY OFFICE FLEXIBLE CAFE/EDUCATION/ MEETING/ OPTION 4: GROUND FLOOR SHELL STUDIO SPACE RESIDENTIAL 10m 68 24 0 10m REHEARSAL/ HERITAGE DISPLAY (WORKSHOP ONLY) PROPS/FURNITURE STORE/SHOWERS/ THAMES WATER (NO ACCESS) PLANT CLOAKS/LOCKERS/TOILETS