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68-86 Farringdon Road | Design and Access Statement MAY 2015 Contents

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68-86 Farringdon Road | Design and Access Statement MAY 2015 Contents 68-86 Farringdon Road | Design and Access Statement MAY 2015 Contents 1. Introduction 5 6. Consultation and Design Development 48 1.1 Overview 5 6.1 Pre-application Meeting 1 - 16th October 2014 48 1.2 Project Team 6 6.2 Pre-application Meeting 2 - 18th November 2014 50 6.3 Design Review Panel - 9th December 2014 52 2. Site Context and Analysis 7 6.4 Pre-application Meeting 3 - 29th January 2015 54 2.1 Site Location 7 6.5 Public Consultation - 30-31st January 2015 56 2.3 Transport 8 6.6 Pre-application Meeting 4 - 17th March 2015 58 2.4 Existing Context 10 2.5 Surrounding Uses 15 7. The Proposed Scheme 60 2.6 Existing Site 17 7.1 Proposed Ground Floor Plan 60 2.7 Existing Massing 19 7.2 Typical Floor Plan 61 2.8 Site History and Historical Context 22 7.3 Roof Plan 62 2.9 Farringdon Road Urban Pattern and Streetscape 24 7.4 Office Layout 63 2.10 Clerkenwell Character 26 7.5 Hub Hotel Room Types 64 2.11 Clerkenwell - Creative Business and Design Hub 28 7.6 Proximity of Neighbouring Buildings 65 2.12 Site Structural Constraints 30 7.7 Sections 66 7.8 Elevations 68 3. Planning Policy 32 7.9 Aerial Views 80 3.1 Local Planning Policy 32 7.10 CGI Views 82 3.2 London View Management Framework (LVMF) 33 8. Strategies 84 4. Strategic Brief 34 8.1 Proposed Access Strategy 84 4.1 Strategic Brief 34 8.2 Security Strategy 86 4.2 The Hub Hotel Concept 35 8.3 Lighting Strategy 88 4.3 Residential Testing 36 4.4 Strategic Response to Brief 38 9. Summary 89 9.1 The Proposal 89 5. Initial Design Response 39 5.1 Existing and Historical Site Context 39 Appendix A: Architects Drawings 92 5.2 Site Constraints 40 5.3 Site Opportunities 41 5.4 Site Response 41 5.5 Initial Design Response 42 5.6 Response to Sunlight and Daylight Analysis 44 5.7 Ground Floor Activity 45 5.8 Ground Floor Servicing 46 01/05/15 _ rev C DESIGN AND ACCESS STATEMENT 3 1. Introduction 1.1 Overview The site of 68-86 Farringdon Road consists of a single building within a plot of 0.21 Hectares which falls within the administrative boundary of the London Borough of Islington (“LBI”). The existing building on site comprises the five storey car parking facility, currently operated by NCP, comprising 294 parking spaces. The south eastern end of the building incorporates a small ancillary office unit at lower ground floor level. • The locale of the site has a diversity and energy. • The redevelopment of this car park site presents an opportunity to replace the sterile, inactive frontage, with a diverse texture of interactive space. • Within the London Borough of Islington, the property has been allocated as a key development opportunity. Our clients, Endurance Land has acquired the freehold of the site and is seeking to bring forward an employment-led mixed use proposal incorporating office, hotel and retail. DESIGN AND ACCESS STATEMENT 5 1.2 Project Team The following professional team has been assembled to ensure design solutions of the highest quality and sensitivity are proposed and ultimately delivered: Development Manager Fund & Operator Endurance Land Whitbread Applicant: Endurance Land (Farringdon) Ltd www.enduranceland.com Project Manager Technical Advisor Hotel Operator: www.whitbread.co.uk Whitbread Group PLC GVA SLW Tower 8 Technical Advisor: Tower 8 www.tower8.co.uk Project Manager: GVA Second London Wall www.gva.co.uk/secondlondonwall CONSULTEES Planning Consultant: GVA Planning www.gva.co.uk/planning Architect: Sheppard Robson www.sheppardrobson.com Planning Consultant Architect PR Advisor NETWORK RAIL Traffic Engineer: RGP www.rgp.co.uk GVA Sheppard Robson Quattro LONDON Structural Engineer: Waterman Group www.watermangroup.com UNDERGROUND M&E and Fire Engineer: Grontmij www.grontmij.co.uk NEIGHBOURS Acoustic and Scotch Partners www.scotchpartners.com Sunlight & Daylight Quantity Surveyor Structural Engineer Vibration Consultants: Point 2 Quantem Watermans LOCAL AUTHORITY Sunlight & Daylight Point 2 Surveyors www.point2surveyors.com Surveyor: HIGHWAYS Quantity Surveyor: Quantem Consulting LLP www.quantem.co.uk Transport Engineer MEP & Fire Engineer Acoustics & Vibration RGP Grontmij Scotch Partners Public Consultation Quatro www.quatro-pr.co.uk DESIGN REVIEW PANEL Co-ordinator: CDM Consultant: Bernard Sims Associates www.bernardsimsassociates.co.uk CDM Townscape & Heritage Verified Views Townscape Consultant: Tavenor Consultancy www.tavernorconsultancy.co.uk Bernard Sims Associates Tavernor Consultancy Cityscape Verified Views: Cityscape www.cityscapedigital.co.uk 6 68-86 FARRINGDON ROAD 2. Site Context and Analysis 2.1 Site Location The site is located in the London Borough of Islington. It is bounded by Farringdon Road to the west, Bowling Green Lane to the south, Vineyard Walk to the north and Catherine Griffiths Court to the east. Farringdon Road is a major route providing direct links to the City and King’s Cross. FIGURE 1: SITE BOUNDARY PLAN DESIGN AND ACCESS STATEMENT 7 2.3 Transport 2.3.1 Public Transport The site lies within a one mile radius of Kings Cross Underground and Train Station and Angel, Russell Square, Chancery Lane and Barbican Underground Stations. The first Crossrail services through central London will start in late 2018. In 2019 Farringdon will be connected directly to Heathrow and Reading in the west, and Abbey Wood and Shenfield in the east. Farringdon station is approximately 500m from the site. There are bus stops immediately adjacent to the site and bus services are run at regular intervals. Additionally a Santander Cycle stand is located just south of the building on Farringdon Road. 2.3.2 Vehicle Access ROSEBERY AVENUE The site is on the busy Farringdon Road and is located close to other main routes of SPA FIELDS Clerkenwell Road and Rosebery Avenue. PARK Vehicle access to the existing NCP car park is from Bowling Green Lane, with the building exit leading onto Vineyard Walk to the North of the building. ST JOHN STREET BOWLING GREEN LANE ST. JAMES’S CHURCH GARDEN GRAYS INN ROAD ROSEBERY AVENUE CLERKENWELL ROAD FARRINGDON Train / Tube station Crossrail Bus stop Santander cycle stand Significant road Site FIGURE 2: TRANSPORT LINKS 8 68-86 FARRINGDON ROAD To Angel 2.3.3 Connectivity A401 Rosebery Avenue A201 Farringdon Road To King’s Cross A401 Rosebery Avenue To Holborn / Gray’s Inn Field Sunpath To Old Pedestrian routes Street Vehicular routes A5201 Clerkenwell Green Space To Holborn A201 Farringdon Road Towards Farringdon Underground FIGURE 3: CONNECTIVITY Station, Smithfield Market & the City DESIGN AND ACCESS STATEMENT 9 2.4 Existing Context 2.4.1 Farringdon Road Context FARRINGDON INTERCHANGE NEW ARCHITECTURE FARRINGDON ROAD CORRIDOR 68-86 FARRINGDON ROAD • New Crossrail station and Smithfield redevelopment • Major commercial uses give way to more • No single use or character dominates at this point • Major new focus for commercial and retail led development varied ‘granular’ mix of commercial/residential uses inc. creative industries and professional • Large scale developments aimed at corporate occupiers services. CLERKENWELL BUSINESS AND DESIGN HUB MOUNT PLEASANT “Clerkenwell is home to more creative businesses and • Major residential led masterplan architects per square mile than anywhere else on the • New urban quarter planet, making it truly one of the most important design hubs in the world.” EXMOUTH MARKET ADJOINING SITES OPEN GREEN SPACE RESIDENTIAL QUARTER • Authentic pedestrian street with genuine sense • Focus for creative industries, (Architects, Showrooms etc…) • Important local amenity of place • large mature trees dominate • Focus for niche retail and restaurants - underpins evening economy 10 68-86 FARRINGDON ROAD 2.4.2 Farringdon Road Mount Pleasant - Major residential led development Exmouth Market - Local centre - Cosmopolitan - Authentic - Independant - Still cool Finsbury Health centre - Modernist icon Recent infill developments Epicentre of British architecture scene Farringdon Road 70’s / 80’s commerical buildings likely to be replaced by new Farringdon / Smithfield significant developments commercial development around major transport interchange FIGURE 4: FARRINGDON ROAD DESIGN AND ACCESS STATEMENT 11 2.4.3 Surrounding Context K B I D G A F J C E H B D A C E 12 68-86 FARRINGDON ROAD View 07 D10814 Northampton Rd FF H J G I K DESIGN AND ACCESS STATEMENT 13 NCP CAR PARK, FARRINGDON CHURCH OF OUR FINSBURY HEALTH CENTRE QUALITY CHOP HOUSE 2 EXMOUTH MARKET / 102 FARRINGDON ROAD 1 2 HOLY REDEEMER 5 8 6 CLERKENWELL FIRE STATION 7 40 ROSEBERY AVENUE 9 159 FARRINGDON ROAD 3 FORMER NOTTING WAREHOUSE / ENTERPRISE PRINTING MACHINE WORKS 4 FORMER BOWLING GREEN LANE BOARD SCHOOL 10 60 FARRINGDON ROAD 14 68-86 FARRINGDON ROAD 2.5 Surrounding Uses • Site occupies transitional location where larger commercial buildings give way to mix of uses (Residential, Retail, etc). • The character changes accordingly from corporate to cool...! • A rich variety of uses surround the site, these include residential, office and health care uses. There are a number of cafe/restaurant and retail uses in the locality, along with the Royal Mail Mount Pleasant Sorting Office and the British Postal Museum and Archive to the west. • The surrounding residential properties are a mix of mews and terrace houses and flats. There are recent planning permissions granted to increase the residential provision in this area as part of mixed use developments containing offices. These include the redevelopment of a former car park site and the redevelopment of a former school. FIGURE 5: GROUND FLOOR USE DIAGRAM FIGURE 6: FIRST FLOOR USE DIAGRAM DESIGN AND ACCESS STATEMENT 15 2.5.1 Conservation areas, Listed buildings and Local List KEY The surrounding buildings are mixed in age and character, as is characteristic of the CONSERVATION AREAS wider area. The building itself is not listed, neither are any of the directly adjacent 2 ROSEBERY AVENUE (CA34) buildings.
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