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Access & Design Statement

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Access & Design Statement Access & Design Statement Whitecross Estate East March 2017 JAN KATTEIN ARCHITECTS Content 2 01_Introduction & Context p. 03 Secure by design p.47 Introduction p. 04 04_Access & circulation p.48 Urban context p. 05 Access & circulation strategy p.49 Historic context p. 08 Parking strategy p.52 Heritage & conservation p. 10 05_Design Proposals p.52 Scheme overview p. 11 Design proposals p. 53 Consultation [summary] p. 13 Chequer Square & development site 6 p. 54 Pre-planning p. 14 Alleyn House p. 67 02_Site analysis p. 16 Blocks A and B & development site 2 p. 69 Site analysis p. 17 Errol Street p. 77 Public Realm - existing p. 19 Dufferin Court p. 79 Pedestrian circulation - existing p. 21 Daylight/sunlight p.81 Vehicle circulation - existing p.23 Access to open space before & after p.82 Play space/Open space p.24 06_Environment & sustainability p.83 Lighting condition - existing p.25 Environment & sustainability p.84 Specialist site investigations p.26 SuDs p.86 Archaeological assessment p.28 07_Service access p.88 03_Design strategy p.29 Site waste management plan p.89 Urban strategy p.30 Emergency vehicle access p.90 Public realm design strategy p. 31 Impact on external highway p.91 Soft landscape strategy p.32 Hard landscape strategy p.37 08_Management & maintenance p.92 Play strategy p.40 Open space management & maintenance p.93 Site furniture strategy p.41 Lighting strategy p.45 Whitecross Estate East February 2017 3 01_Introduction Introduction 4 Peabody have embarked on an ambitious project to • strategically re-organise the land around the buildings regenerate the Whitecross Estate. In close consultation to reverse the current imbalance between car parking and with residents and stakeholders plans have been drawn amenity space. up for public space improvements and small-scale infill development. • make the most of community assets (i.e. the community centre and the allotment site) by binding them better into This document is the access & design statement their urban context. supporting our planning application for the Whitecross Estate East. Proposals have been developed in close collaboration with residents. A series of consultation events across the estate A separate planning application for complementary have helped to identify sites suitable for development proposals at Whitecross Estate West is being submitted in and have established a series of parameters that inform parallel with this application. the design process. Most people we spoke to endorse the project’s ambitions and understand the need for new The two parallel applications take account of the distinct homes. identity of each half of the estate and the consultation process - although proposals for both halves have been The public space programme helps to give the estate a developed in conjunction, ensuring a complementary legible identity, creating new playable space, food growing design approach and material palette. space, recreation space and a set of clearly discernible routes that connect the estate into the wider urban context. Our proposals for each half of the Estate include comprehensive public realm improvements, replacing In addition, the buildings will help to mend incongruities tired surfaces with high quality, legible paved routes and in the urban fabric. A distinct design strategy for each increased green space for residents to enjoy. of the 6 development sites responds in detail to the constraints and opportunities of each location through Through the rationalisation of key through routes and materiality, massing, programmed use, form and layout. existing parking provision, 6 sites for infill development Innovative arrangements mean that the potential of have been identified. Peabody are committed to each site is maximised, providing high quality residential improving the supply of affordable housing in London. accommodation in a dense urban context whilst minimising 12 new residential units will be provided alongside some impact on existing buildings. employment-generating space at ground level and a newly refurbished community centre. Two formal pre-planning applications and presentations at the Member’s pre-planning forum have helped to Integration of development and public space shape the proposals and have lead to a more integrated improvements will provide a once in a lifetime opportunity design. to: • mend the disjunction between the Victorian grid and Expectations for the project amongst residents, the modernist town planning to better link the estate into its design team and the client team are high and we are urban context - in plan and in section. committed to delivering an outstanding project with a lasting and positive impact on the whole Whitecross • reinforce strategic pedestrian routes across the estate to Street neighbourhood. create well overlooked public spaces. • increase the area of publically accessible open green space • create facades animated by windows, doors and balconies in place of existing blank walls to create a series of urban squares flanked by buildings. Whitecross Estate East February 2017 Urban context 5 The Whitecross Estate sits in the very south of the borough The wider urban context is made up of strong north-south of Islington within the Bunhill Ward, bordering the City of vehicular axial routes, including Golden Lane to the west London. The area is characterised by a complex typological and Bunhill Row to the east. East-west routes are much mix, including both dense historic street patterns and iconic more local in scale, with many one-way vehicular routes (social) housing developments in Golden Lane and the and pedestrianised sections. The effect is to create a series Barbican. of urban ‘islands’ which, although part of a singly defined estate, can be viewed as discreet and separate residential Old Street The Estate’s central location and close proximity to Old areas each with their own character. Street, Moorgate, Liverpool Street and Barbican stations give this area the highest possible PTAL ratings of 6a and 6b. Despite this central urban context, a number of publicly accessible green amenity spaces are offered within the Estate and the local area, including Fortune Street Park, Quaker Gardens and the Golden Lane Estate. The Estate is divided by Whitecross Street; the oldest surviving street market in London. The market is now a very popular lunch time food market operating between 11am and 3pm on weekdays. The whole of the east side of the Estate and Whitecross Street lies within the St Luke’s Conservation Area. Together with the Estate’s Victorian Peabody blocks, the Conservation Area is characterised by 18th and 19th century commercial buildings along narrow side streets, which make up a dense pattern of office, retail and residential uses. East of Whitecross Street, the Estate is primarily composed of late 19th century Peabody residential mansion blocks arranged on an earlier grid street pattern. The west side, meanwhile, consists of mid-20th century blocks, mostly between 3 and 6 storeys but including two 13-storey tower blocks, arranged around a series of open spaces. Liverpool Street Station Smithfield Market Barbican Whitecross Estate East February 2017 Aerial view 6 6 East Fortune Green Banner Street West Whitecross Street Old Street Golden Lane Whitecross Estate East February 2017 SiteOLD STREET Plan 80 to 86 to 80 70 72 76 78 (above) 1 to 19 to 1 207 203 to 203 148 to 156 to 201 199 15 195 122 7 5 191 Withers Place GARRETT STREET 146 20 144 10 116 120 to 142 132 to 136 to 132 110 108 177 to 187 to 177 70 1 to 5 (above) 44 to 52 28 to 42 92 90 86 to 88 74 to 84 BANNER STREET BANNER STREET WHITECROSS STREET WHITECROSS 57 to 55 65 59 BAIRD STREET 61 171 173 130 23 to 30 18 to 22 14 to 17 1 to 13 53 to 60 48 to 52 44 to 47 31 to 43 169 99 BANNER D to 121 167 HOUSE 66 to 1 126 167 122 to 122 124 163 165 17 15 to 16 1 ROSCOE STREET ROSCOE STREET 88 21 76 R to 61 161 P 1 to 25 Q 7 1 to 8 1 to 8 1 to 108 to 1 PEABODY 1 to 7 21 to 27 COURT 11 to 17 31 to 37 1 to 23 S 1 to 124 WHITECROSS STREET 23 A ESTATE 51 to 57 to 51 41 to 47 1 to 32 West PEABODY TOWER 22 to 1 40 to 49 149 PEABODY ESTATE T V Warwick Place Warwick 147 N 1 to 25 1 to 25 East 1 to 20 Quaker Garden 1 to 124 B CAHILL ST CHEQUER STREET 1 to 33 2 1 to 33 1 H ST MARYS TOWER K 1 135 1 to 19 to 1 1 to 25 1 2 3 131 G WHITECROSS STREET 133 M DUFFERIN AVENUE 100 ESTATE FORTUNE HOUSE C 1 to 16 1 to 11 129 1 to 19 to 1 1 to 19 to 1 B J A L 19 1 to 10 20 to 29 40 to 49 Whitecross Estate East February 2017 1 to 25 1 to 25 14 15 to 16 17 18 20 123 to 127 FORTUNE STREET DUFFERIN STREET 18 20 1 2 3 18 to 56 to 18 1 to 17 to 1 GOLDEN LANE GOLDEN F 121 E D 1 to 36 1 to 29 1 to 31 FANN STREET 117 1 3 WHITECROSS STREET 115 ERROL STREET ESTATE ROW BUNHILL 6 1 113 4 43 33 8 10 12 42 44 48 45 17 19 49 107 23 21 16 18 22 25 20 1 2 4 52 27 24 26 3 9 5 27 103 26 42 25 6 24 8 86 53 29 41 23 32 22 28 Cherry Tree Cherry 9 56 7 31 7 29 101 8 30 38 21 20 34 6 33 103 to 105 10 37 19 57 18 36 5 35 11 90 58 38 6 37 34 25 17 12 1 16 4 59 10 Walk 40 11 39 13 26 33 15 2 14 3 12 60 23 13 41 27 32 13 3 12 15 2 14 14 LAMB'S PASSAGE LAMB'S 29 11 10 21 1 23 35 21 17 SUTTONS WAY 34 30 8 24 7 5 (below) 22 29 20 15 106 Historic context 8 Museum of London Archaeology (MOLA) were 19th Century construction cost, amounted to £194,000.
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