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405 Edgware Road, London. NW2 6LN Design and Access Statement

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403 - 405 Edgware Road, London. NW2 6LN Design and Access Statement November 2020 Edgware Road, London Design Access Statement 1 Date Issue/Revision Edgware Road, London 16/11/20 P 01 Design and Access Statement DRN CHK DM JC Report No. - Client Employer's Agent / Quantity Surveyor MEP Fire Engineer Built Heritage Consultants Architect BREEAM Assessors Façade Engineer Verified Views Consultant Planning Consultant Landscape Architects Access & Maintenance Consultant Community Consultation Structural & Civil Engineers Transport consultant Acoustics Air Quality Edgware Road, London Design Access Statement 3 4 Contents 1 Introduction 7 7.0 Use, Amount & Layout 56 11.0 Vehicle Access 111 1.1 Planning Application 7 7.1 Land Uses 56 Coach Drop-Off / Layby 111 1.2 Purpose of Document 8 Flexible Employment Use 57 Shuttle Bus & Taxis 111 1.3 Scheme Concept 8 Hotel & Conference Centre 58 Servicing & Deliveries 112 2 Site & Site Context 10 Community Hub 59 Car Parking 113 2.1 Location 10 7.2 Floor Layouts 60 12.0 Waste Strategy 115 2.2 Site Ownership 10 7.3 Potential Occupants 71 12.1 Waste Strategy 115 2.3 History Context 11 8.0 Scale & Massing 73 Waste Vehicle Access 115 Staples Corner History 12 8.1 Tall Building Context 73 Waste Storage 115 Building History 13 8.2 Massing Development 74 Hotel Waste Storage Requirements 116 2.4 Site Photographs 14 8.3 Finalised Massing 76 Class E/B2/B8 Waste Storage Requirements 116 2.5 Existing Building Configuration 15 8.4 Proposed Massing 77 Community Hub Waste Storage Requirements 116 2.6 Immediate Surroundings 16 8.5 Impact on Townscape 78 12.2 Waste Collection Strategy 116 Transport Links 17 8.6 Overshadowing 90 13.0 Sustainability 118 2.7 Regeneration Areas 18 9.0 Landscape Design 94 13.1 Energy and Sustainability Strategy 118 9.1 Landscape Strategy Overview 94 3.0 Urban Design Context, Townscape & Topography 21 13.2 BREEAM Rating 118 3.1 Staples Corner Character Assessment 21 9.2 Landscape Character 94 14.0 Structural Summary 120 Residential and Amenity Provision 22 9.3 Landscape Proposal 95 14.1 The Existing Site 120 Local Amenities, Parklands and Open Spaces 22 9.4 Landscape Materials Strategy 96 14.2 Substructure 120 Townscape / Landscape Quality and Value 23 9.5 Podium Terrace Treatment 97 14.3 Superstructure 121 9.6 Sky Garden Treatment 98 Site proximity to Brent Cross West Station 24 14.3.1 The Tower 121 9.7 Private Terrace Treatment 99 Active frontage 25 14.3.2 The Plinth 122 9.8 Public Realm Treatment 100 4.0 Constraints & Opportunities 27 14.3.3 Stability 123 10.0 Inclusive Access 102 4.1 Existing Building Constraints 27 14.3.4 Sustainability 123 4.2 Existing Site Constraints 29 10.1 Accessibility 102 15.0 Mechanical & Electrical Summary 125 4.3 Existing Townscape Constraints 30 Relevant Legislation and Guidance 102 15.1 MEP Strategy 125 4.4 Scheme Opportunities 31 Equality Act 2010 102 10.2 Arrival At The Site 103 15.2 Ventilation Strategy 125 5.0 Design Evolution 34 Pedestrian & Cycle Access 103 15.3 Plant Location 125 Scheme 1 34 16.0 Facade Cleaning & Maintenance 127 Scheme 2 36 Topography 103 16.1 Facade Cleaning & Maintenance Strategy 127 Scheme 3 37 Pedestrian & Cycle Access Routes 104 Scheme 4 – Pre-Application Scheme 38 Public Transport Connections 105 17.0 Security 131 Scheme 5 – The Planning Application Scheme 39 Cycle Parking 106 17.1 Site Security Strategy 131 Access, Movement and Surveillance 131 6.0 Design Principles 42 10.3 Arrival & Entrances 107 CCTV 131 6.1 Design Objectives 42 10.4 Movement Through the Building 108 On Site Security Personnel 131 6.2 Class Use Massing 43 Lift and Stair Cores 108 6.3 Architectural Precedents 44 Movement within the Building 109 Security Lighting 131 6.4 Materiality Palatte 45 10.6 Disabled/ Wheelchair Access Strategy 109 18.0 Summary & Conclusion 133 6.6 Industrial Work Space 50 Edgware Road, London Design Access Statement 5 Introduction 1 6 1 Introduction 1.1 Planning Application This Design & Access Statement has been prepared on behalf of Amafhh Investments Limited (‘Amafhh’/’the applicant’) in support of their full planning application for a mixed use development at 403-405 Edgware Road (‘the proposal site’). The planning application describes the development as follows: Demolition of existing building and basements and replacement with mixed-use development (24,712 sq. m GIA) incorporating 17 storey building and 3 basements, comprising: flexible light industrial (Class E)/B2/B8 employment space (in accordance with Part 3 of Schedule 2 (Class V) of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)); Class C1 Hotel (including ancillary gym, spa and swimming pool); Class F.1 Conference Centre; Class F.2 community hub; basement car parking accessed from Oxgate Lane (providing 76 car parking spaces); cycle parking; internal service yard; coach drop-off lay- by; management and back of house areas; plant; roof garden and outdoor terraces; public realm improvements and associated works. The submission of the planning application follows pre-application engagement with both LB Brent and Transport for London, as well as extensive engagement with the local community, businesses and other stakeholders in the vicinity of the site. Main Entrance, Edgware Road Edgware Road, London Design Access Statement 7 1.2 Purpose of Document The propose of this statement is to explain how a proposed development is a suitable response to the site and its setting, and to demonstrate that it can be adequately accessed by prospective users. The statement should be read in conjunction with other supporting information submitted as part of the planning application, including the following key documents: • Planning Statement • Transport Assessment • Statement of Community Involvement • Site Management & Operation Strategy All materials contained within this DAS are shown for ILLUSTRATIVE PURPOSES ONLY and are not to scale. Scale drawings form part of the application submission. 1.3 Scheme Concept The proposal moves away from the concept of a single use within an industrial location. Instead it offers a modern 21st Century approach to development, under which a combination of compatible uses are capable of interacting and supporting each other. Such an approach enables local businesses to thrive, whilst adding vibrancy and interest to the area. Furthermore, the proposed range of uses will make the most efficient use of the site, in accordance with the latest policy approach aimed at encouraging the co-location and intensification of uses within Strategic Industrial Locations, and the requirement for no net loss of industrial floorspace. The high-quality mixed-use nature of the development will transform this unsightly and unused site, which fails to contribute to the economic and environmental quality of the area, creating a striking new addition to the townscape. It therefore represents an important step in bringing forward regeneration within the Staples Corner area, in line with the Council’s vision for this Growth Area. 8 Site & Site Context 2 Edgware Road, London Design Access Statement 9 2 Site & Site Context 2.1 Location The application site is located within London M1 A1 Borough of Brent, adjacent to its eastern boundary, which adjoins the London Borough of Barnet. The site is located within the Staples Corner ‘Strategic Industrial Location’ at the junction of Edgware Road A5 (A5) and Oxgate Lane, with the existing building fronting onto both streets. To the north of the site are the junctions of the A406 with the M1, and the A41 (to the north east). The location of the site is illustrated in Fig 1. 2.2 Site Ownership Amafhh acquired the freehold of the site in A406 September 2015, and remain sole owner of the property. A406 A5 Fig 1: Site Location Fig 2: Site Boundary DISCLAIMER: Dwn by: Ckd by: TODD ARCHITECTS TODD ARCHITECTS CONFIRM THAT RECIPIENTS CAN ONLY RELY ON APPROVED CONTROLLED 2ND FLOOR TITANIC HOUSE, DOCUMENT FORMATS IN CONSTRUCTION PROJECTS. CONTROLLED DOCUMENT FORMATS JC JC 6 QUEENS ROAD, BELFAST INCLUDE ORIGINAL HARD COPY DRAWINGS ISSUED BY TODD ARCHITECTS, OR UNPRINTED Scale: BT3 9DT, PDF/DWF IMAGES OF DRAWINGS RECEIVED FROM TODD ARCHITECTS. TODD ARCHITECTS T +44 (0) 28 9024 5587, CANNOT ENSURE THE ACCURACY OF DRAWINGS, USED IN AN UNCONTROLLED DOCUMENT 1:1250 E [email protected] FORMAT WHICH MAY BE ALTERED OR MISINTERPRETED AS A RESULT OF HUMAN ERROR ON THE PART OF THE RECIPIENT, OR AS A RESULT OF THE INCOMPATIBILITY OF COMPUTER Page: Client: SYSTEMS WHEN OPENING OR PRINTING COMPUTER AIDED DRAWINGS. UNCONTROLLED DOCUMENT FORMATS INCLUDE; COMPUTER AIDED DESIGN FILES, PRINTS WHICH HAVE BEEN A1 AMAFHH Investments CREATED BY THE RECIPIENT FROM NON-CONTROLLED FILE FORMATS, PHOTOCOPIES OF Status: Project Name: ORIGINAL HARD COPY DRAWINGS FROM TODD ARCHITECTS, DRAFT DRAWINGS SUPPLIED BY TODD ARCHITECTS FOR INFORMATION PURPOSES ONLY. TODD ARCHITECTS ACCEPT NO Planning 403 - 405 Edgware Road RESPONSIBILITY FOR ANY LOSS OR DAMAGE ARISING AS A RESULT OF RELIANCE BY THE Date: Drawing Title: RECIPIENT OR ANY THIRD PARTY ON UNCONTROLLED DOCUMENT FORMATS, RELIANCE UPON WHICH WILL BE ENTIRELY AT THE RISK OF THE RECIPIENT. 01/09/2020 SITE LOCATION PLAN CONTRACTORS ARE RESPONSIBLE FOR THE VERIFICATION OF ALL DIMENSIONS ON SITE AND 1 01.09.20 Draft Planning JC JC Project No: Drawing No: Revision: THE ARCHITECT IS TO BE INFORMED OF ANY DISCREPANCY. DO NOT SCALE FROM THIS Rev Drwn Chk'd Date: Amendment: DRAWING. USE FIGURED DIMENSIONS ONLY. no: by: by: 18064 18064-ZZ-00-200-101 01 © TODD Architects Ltd All rights reserved 10 2.3 History Context The black and white photos (right) show the context of the site prior to development of the exisiting building in 1938.
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