DESIGN & ACCESS STATEMENT
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SEPTEMBER 2017 REVISION – PL1 PROPOSED MIXED USE DEVELOPMENT AT No. 18 CHESTERTON ROAD, CAMBRIDGE. e : i i : n e o f p n @ ra I ht c t c s e . o c . k u w w : w w . n ap h c r t I c t e . o s c . k u 0.0 CONTENTS
0.1 APPLICATION DOCUMENTS p3 5.0 SUSTAINABILITY p37 5.1 Materials 1.0 INTRODUCTION p4 5.2 Building Envelope 1.1 Proposal 5.3 Environment 1.2 The Team 6.0 CONCLUSIONS p38 2.0 SITE ANALYSIS p5 2.1 The Site 2.2 Visual Context p7 2.3 Existing Site p9 2.4 Historic Context p10 2.5 Historic Maps p11 2.6 Mitcham's Corner Development Framework p13 2.7 Pre-Application Consultation p16 2.8 ‘Friend’s of Mitcham’s Corner’ Consultation p17
3.0 Design p18 3.1 Design Proposal 3.2 Material Palette p21 3.3 – 3.8 Proposed Drawing excerpts p22 3.9 – 3.13 3D visuals of proposals p28 3.14 – 3.16 Shadow Study p33
4.0 ACCESS p36 4.1 Vehicular Parking and Access 4.2 Cycle Parking 4.3 Waste Storage and Recycling 4.4 Disability Design and Access
18 Chesterton Road, Cambridge – Design & Access Statement 2 0.1 APPLICATION DOCUMENTS
This Design & Access Statement should be read in conjunction with the following supporting drawings and documents:
• Application drawings - Location Plan - Topographical survey provided by ALS - Proposed Site Plan [including a site section] - Street Elevations - River Elevations - Floor plans - Proposed Elevations
• Planning Statement • Sustainability Statement • Air Quality Assessment • Transport Statement • Biodiversity Survey and Report • Tree Survey/ Arboricultural Report • Desk-top Contamination Assessment • Planting Scheme • Flood Risk Assessment • Foul Sewage and Utilities Assessment • Heritage Statement • Noise Assessment
18 Chesterton Road, Cambridge – Design & Access Statement 3 1.0 INTRODUCTION
This Design and Access statement has been prepared in support of the proposed mixed use development at No. 18 Chesterton Road and to assist Cambridge City Council in its consideration of the full application.
1.1 The Proposal Proposed mixed use development comprising 2No. retail units and 13No. flats following demolition of existing building at No. 18 Chesterton Road, this includes the two storey property and the 3 retail units fronting Chesterton Road.
1.2 The Team
Client Afterway Developments Ltd. Architects NP Architects Ltd. Planning Consultant Savills
18 Chesterton Road, Cambridge – Design & Access Statement 4 2.0 SITE ANALYSIS
2.1 The Site The site is situated on Chesterton Road within the area known locally as Mitcham’s Corner. This is a District Centre defined by a variety of small- scale shopping facilities and other services which loosely follow the highway contraflow system and is recognised as an ‘Opportunity Area’ within current planning policy.
The site lies in a very sustainable location with good links to public infrastructure, and is within easy cycling/walking distance of the city center. There is also a large amount of public amenity space close by on Jesus Green and Midsummer Common.
The site (0.051 Ha) is on average 8m above Ordnance Survey datum, therefore outside designated Flood Zones 1&2. A flood risk assessment accompanies this application.
It is within the Central Conservation Area and the restricted Central Parking Zone (CPZ) and lies within the City development framework.
The area has a very mixed architectural character with buildings in a variety of styles and materials. Remnants of Victorian frontages survive, interspersed with later developments. These vary in scale between 2 and 4 storeys with both flat and pitched roof forms. External materials are generally gault or red brick, but with various other materials present.
The application site is currently occupied by a moderately sized 2 storey building with a single storey element set forward abutting the street frontage. This is a white rendered building with a slated hipped pitched roof. Although a portion of this may date from the turn of the C20 it has been adapted and substantially extended over time and is not considered to be of any particular architectural note or merit. As such, it is not considered to contribute to the setting of the conservation area.
18 Chesterton Road, Cambridge – Design & Access Statement 5 2.0 SITE ANALYSIS
2.1 The Site [cont’d] The existing building currently accommodates 3No. shops (A1 use) on the street frontage, a residential apartment at the rear within a half basement and a further two residential apartments are located on the first floor with associated flat roof terraces.
The application site is located next door to the Tivoli, which, until recent fire damage, was run as a public house. Originally built as a cinema, the façade on Chesterton Road is something of a local landmark (although not designated as a heritage asset or Building of Local Interest). The rear of this building has a significant scale and presence on the river frontage with its large flank walls contrasting to the more intimate scale of the adjacent boathouse.
We understand that the Tivoli is being sold by its current owners and is likely to be developed in the near future. Its redevelopment is not associated with the current application.
18 Chesterton Road, Cambridge – Design & Access Statement 6 2.0 SITE ANALYSIS
2.2 Visual Context APPLICATION SITE
Street Elevation
View from east of Chesterton Road. View from west of Chesterton Road. Commercial units opposite the application site.
18 Chesterton Road, Cambridge – Design & Access Statement 7 2.0 SITE ANALYSIS
2.2 Visual Context [cont’d]
Three storey townhouses close by on Chesterton Road. The recently completed ‘Student Castle’ development can 21-23 Milton Road has recently been constructed nearby be seen from the application site. with ourselves as the architect.
View of the application site from outside the Lido View of application site from opposite side of the River View of application from an eastern approach. swimming Pool. Cam.
18 Chesterton Road, Cambridge – Design & Access Statement 8 2.0 SITE ANALYSIS
2.3 Existing Site
View of No. 18 rear garden. View looking from the Riverside Court flats towards direction of Chesterton Road. Ground Floor Plan
Rear Elevation
External view of application site boundary wall. View looking west from Riverside Court car park.
18 Chesterton Road, Cambridge – Design & Access Statement 9 2.0 SITE ANALYSIS
2.4 Historic Context The Tivoli was completed in 1925 and ran as a cinema from 1925-1956 until closing. Since it closed as a cinema it has been used for a mixture of purposes; an electrical warehouse, a brew-pub and most recently a J D Wetherspoon, until fire damaged the building leaving it in its current condition.
The Tivoli, together with the application site, sit on the former site of the Spring Brewery (1855-1896). Historically, this formed a somewhat industrial backdrop to the river characterised by high gault brick walls and chimneys and an associated quay for transportation. The Tivoli Cinema, 1925 Fresher & Firkin brewpub, 1995
A full Heritage Statement accompanies this application, providing further information.
The Spring Brewery viewed from the south west. A rowing eight on the river near Logan’s boathouse, c. 1885. Behind the boathouse, on the left, is the Spring Brewery, and on the right, Victoria House.
18 Chesterton Road, Cambridge – Design & Access Statement 10 2.0 SITE ANALYSIS
2.5 Historical Maps
ORDNANCE SURVEY MAP 1888 ORDNANCE SURVEY MAP 1901 The map shows that historically the application site was more built-up than the The area remains a more dense build-up than the existing. current day, making up part of the former Spring Brewery site.
Legend
General location of application site
18 Chesterton Road, Cambridge – Design & Access Statement 11 2.0 SITE ANALYSIS
2.5 Historical Maps
ORDNANCE SURVEY MAP 1927 ORDNANCE SURVEY MAP 1952 The application site area seems to remain the same, however more It is not until 1952 that the application site can be seen in its current less dense development can be seen on the opposite side of Chesterton Road and the form, with brewery buildings having made way for residential development. Bathing Pool has been introduced on Midsummer Common.
Legend
General location of application site
18 Chesterton Road, Cambridge – Design & Access Statement 12 2.0 SITE ANALYSIS
2.6 Mitcham's Corner Development Framework (January 2017)
Legend: General location of application site
18 Chesterton Road, Cambridge – Design & Access Statement 13 2.0 SITE ANALYSIS
2.6 Mitcham's Corner Development Framework (January 2017) In terms of built form these objectives more specifically include;- Mitcham’s Corner is designated within the emerging local plan as an Opportunity • Facilitate the delivery of high quality new development within the area to help Area. sustain a catchment population for the district centre. • Rediscover the high street by creating the right conditions in which a mixed use This supplementary planning document (SPD) was drawn up via consultation with high street can thrive throughout the day and evening. local residents and other stake holders and intended to expand on the Local Plan • Improve the perception and first impressions of the area. Rebuild a positive and in order to assist in the preparation and assessment of future planning coherent sense of place. applications and to create a clear future vision for this area. • Respect local character by promoting high quality, context-led development based on sound placemaking principles. The document recognises that the current traffic gyratory system provides a confusing and unpleasant local environment which has come to erode and The SPD describes the area as having a fine urban grain in which domestic scale fragment the quality of the area. Given the proximity to the historic centre of and character predominates. Information in Planning and Design Guidance Cambridge, it is evident that this locality is not recognising its full potential, partly includes the following extract;– as a result of a poor quality streetscape and previous insensitive developments. Promoting Creative and Contextual design A number of key developments have recently been completed including No.1 An urban design-led approach should be adopted to inform proposals, with Milton Road (student accommodation), and the former City Ground which have development demonstrating that it responds positively to the key contextual begun to regenerate the area. The residential developments at Nos.21-23 Milton characteristics of its surroundings. Road are also nearing completion.
The guidance contained within this Development Framework should not be This vision for Mitcham’s Corner is to “maintain the vibrancy of the District Centre slavishly copied. Excellence in architecture is important – well considered, high and promote high quality redevelopment of streets and sites which improve quality architecture is promoted. connectivity between people and places, and reinforce the area with a strong local character and identity (Emerging Local Plan, Policy 21)”. Promoting Connections to the River The key objectives within the SPD include. Theme 1 – Creating a connected Place: Where redevelopment occurs along the southern boundary of the Opportunity Theme 2 – Improving the District Centre: Theme 3 – Creating Placing For People. Area, development should explore options to engage and connect with the river setting.
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2.6 Mitcham's Corner Development Framework (January 2017) [cont’d] Amenity Space Development should ensure that all residential units have access to private Sustainable Design amenity space in the form of roof gardens, balconies and/or winter gardens. It is Creating sustainable development should be a priority underpinning all new essential that these amenity spaces are well designed and integral to the character development within the Opportunity Area. Consideration should be given to the of the development, and are located so that they are comfortable to use and are of following issues: Health and well-being of future residents; Energy efficiency of sufficient size. new buildings; Design for climate change; Water use; Flood mitigation – Be large enough to accommodate a table and chairs; Receive direct sunlight for Sustainable drainage; Use of materials and resources; Waste and recycling; part of the day; Be positioned away from or designed to mitigate sources of noise Employment opportunities; Pollution; Transport and mobility; and poor air quality.
Built Form – Achieving fine grain development Car Parking In the case of the Opportunity Area, architects must ensure that developments are Given the proximity of the area to the City Centre, low car ownership or even car compatible with the finer urban grain setting of the area. This can be achieved in a free development may be considered appropriate, especially when supplemented number of ways. through the provision of Car Clubs. Subheadings include - Gaps & Voids, Rhythm, Articulation, Interactions and thresholds, Notches & Niches.
Built Form - The Historic High Street Where redevelopment occurs, the opportunity to enhance the built form of the high street should be taken through the retention of the historic street frontage and/or its character. This means sensitive development that retains the existing built form characteristics such as scale, grain and rhythm of the frontage.
Activate the Edges Create well defined entrances, Maximise the number of windows to increase natural surveillance, Use features such as balconies, winter gardens, bay windows to enliven the frontages and articulate facades.
18 Chesterton Road, Cambridge – Design & Access Statement 15 3.0 DESIGN
3.1 Pre-Application Consultation A pre-application submission was made in the summer of 2016 (16/5214/PREAPP) which was followed up by a meeting and subsequent written comments. This proposal at the time was for the erection of a 4 storey block containing 29 student studio rooms with retail units at ground floor level.
The proposed student use was not supported and would have needed a direct link to University demand. It was suggested that a scheme for residential flats would be a more viable option. It was agreed that retail use (A1) should be retained on the street frontage Aerial Perspective of pre-app proposal and that a marginal loss in retail floor area and number of units may be acceptable.
It was accepted that the existing building was of no significant architectural merit and its removal within the conservation area would be acceptable, subject to a suitable replacement. It was noted that the Tivoli was a significant local landmark and that any proposal should remain subservient and be a maximum of 3 storeys on the street frontage. The proposed ‘box-like form’ was considered inappropriate as it was considered to have an overtly ‘commercial appearance’ and failed to mediate between the Tivoli and the 2 storey domestic typology to the east.
For similar reasons, the proposed south elevation was also inappropriate and overly Street Elevation of pre-app proposal dominant within the setting of Jesus Green.
With regard to potential loss of amenity, it was noted that there were issues regarding overshadowing and/or an overbearing impact in relation to No. 20 and Nos. 1- 2 Riverside Court and that any future application would need to be accompanied by a shadow study.
Following these comments, the scheme was redesigned and this revised scheme presented to the Friends of Micham’s Corner.
South Elevation of pre-app proposal
18 Chesterton Road, Cambridge – Design & Access Statement 16 3.0 DESIGN
3.2 ‘Friends of Mitcham's Corner’ Consultation Following the pre-app comments, a revised design was put together which was tabled at a meeting held with the Friends of Mitcham's Corner in January 2017.
The principle of development and proposed mixed use comprising retail (2No. shops) and residential (13No. flats) was considered acceptable. It was welcomed that student accommodation was no longer being proposed as originally suggested at the pre-app.
In terms of design and scale, although the proposal with its terraced forms was felt to be acceptable from the south (viewed from Jesus Green), the principal elevation facing Chesterton Road was considered to be too mundane. Given that the site is within an Opportunity Area, and that this would be one of the first plots to be redeveloped on this Initial design presented to local residents side of Chesterton Road, a more distinctive building was encouraged that would help to set the standard for future developments.
Although it was agreed that the Tivoli was an important local landmark, this was considered to have its own strong identity and robust character which could hold its own within the urban context. Therefore, they could see no compelling reason to put forward a building that was overtly subservient nor domestic in terms of scale or appearance.
Following these comments a revised design was put together which had a higher degree of articulation and detail and which now forms the basis of the current application.
Initial design presented to local residents
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3.1 Design Proposal Proposed mixed use development comprising 2No. retail units and 13No. flats following demolition of existing building at No. 18 Chesterton Road.
The proposal is for a mixed use scheme which retains retail (A1) use on the Chesterton Road frontage with the remainder of the development forming residential accommodation. A total of 2No. shops and 13No. apartments are provided. The apartments range in size between studio and two bedrooms.
The scale of the proposal is 2.5 storeys facing Chesterton Road with an additional storey provided at the rear, by way of a split-level section, which makes use of the natural fall in the level of the site towards the river without increasing the overall ridge height.
The proposal is intended to provide a positive built form on this part of Mitcham’s Corner serving to redefine and visually strengthen the street frontage and to provide a successful contrast to the Tivoli. The proposed façade has also been set back adjacent to the Tivoli to preserve the view of the return elevation.
The pitched roof form, ridge height and eaves height are informed by Nos. 20-22 adjacent and intended to bridge the gap between these and The Tivoli. Architectural elements such as dormer windows, chimney stacks, gable forms, brick detailing, and windows with vertical proportions, are intended to be a positive response to the adjacent buildings and to help assimilate the proposal into the streetscape.
A contemporary approach was considered appropriate and intended to draw a clear distinction between historic time frames which, in our opinion, is less likely to devalue nearby undesignated heritage assets than the more traditional alternatives.
18 Chesterton Road, Cambridge – Design & Access Statement 18 3.0 DESIGN
At the rear, the building takes on a more rectangular form which steps down towards the river, forming a series of terraces. This form is considered to relate well to Riverview Court and the ‘box like’ envelope of the former cinema. The massing also reduces in scale towards the eastern boundary in order to mitigate any potential overbearing impact to adjacent residential properties.
Although the proposal is set further towards the river than the existing building we consider that this has a number of benefits. These include; visually helping to break up the unattractive mass of the south-east side of the Tivoli (highlighted in The Mitcham’s Corner SPD) by building against its 4 storey flank wall; mediating between the scale of the Tivoli and Riverview Court; providing an element of missing ‘frontage’ to the river which will aid the interaction with Jesus Green and improve the quality of views.
The proposed external materials (Refer to section 3.4) are grey facing brickwork (to relate to weathered Cambridgeshire stock bricks), natural slate to the pitched roofs, and dark grey powder-coated composite windows. These are intended to generally reflect the local palette of materials and provide a high quality scheme. On the side elevation, the upper floor will be clad in a pre-patinated zinc in order to read as part of the roofscape, and to visually break up the massing. The darker brick also provides a visual contrast to the white painted façade of the Tivoli.
Care has been taken in the design to avoid any potential overlooking or overshadowing of adjacent properties. A 1.8m side passage has been left between the proposal and No. 20 where the existing building currently sits on the boundary at a height of up to 4m. Windows on the side elevation are obscure or fitted with a fixed screen to prevent any direct overlooking of the property.
18 Chesterton Road, Cambridge – Design & Access Statement 19 3.0 DESIGN
The majority of the flats are provided with south facing balconies or terraces which take advantage of the view towards Jesus Green. These are a minimum of 1.5m in depth as recommended in current policy.
Trees & Soft Landscaping A tree survey and full Arboricultural Impact Assessment will accompany this application.
It is intended that the soft landscaping be introduced on the south facing terraces and rear garden area to help assimilate the building into the parkland setting from this aspect, and that these details can be dealt with under condition.
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