Planning application for addition of a roof terrace at 91C Crouch Hill, London, N8 9EG Design and Access Statement
March 2017
HAINES PHILLIPS ARCHITECTS
3 Contents
1.0 Introduction
2.0 Context and Access
3.0 Planning History
4.0 Planning Policies
5.0 Architectural Design
6.0 Conclusions
HAINES PHILLIPS ARCHITECTS 3881 - 91C Crouch Hill, N8 9EG - Design & Access Statement - March 2017 GENERAL NOTES
4 1. This drawing is the copyright of Haines Phillips Architects.
2. Do not scale from this drawing. Use 1.0 Introduction figured dimensions only. 3. This drawing must not be used for land transfer purposes, or for construction purposes unless accompanied by an Architect's Instruction.
1.1 Haines Phillips Architects have been appointed 530152 530200 530300 530352 by the owner of the property to prepare a full planning 187961 187961 application for the site at 91C Crouch Hill, London, N8 9EG. 9
28 111
71.1m DRAWING ISSUE STATUS 1.2 The site is occupied by a three storey Victorian 1 ISSUE STATUS COMMENT terrace house. The property is divided into three flats which Und SK SKETCH Bdy LB 82 & P PRELIMINARY For comment and review were subject to a number of planing consents from Islington Const 8 PL PLANNING Planning/Listed Building 105 Asly GL Application Const Council. The current application concerns the top floor flat. Boro T TENDER For pricing purposes only 2 C CONSTRUCTION For procurement & Sta Sub construction CH El Surgery AB AS-BUILT Record drawings on 13 BS 80 1.3 This Design and Access Statement describes to CW 69.2m completion 28 L LEGAL Conveyancing or other CF legal purposes the background to this application and details the design 187900 187900 proposals. It should be read in conjunction with the set of CW REVISIONS drawings which form part of this submission. Albert 97 REV DATE NOTES Mansions
12 72 1 to 9
Highview Path 67.7m
1 Vicarage to 12 1
89 Hotel
62 HAINES PHILLIPS TCB ARCHITECTS
Parkland Walk 64.2m
187800 Cape Play 187800 & Youth t
85 Centre f e
TCBs JOB TITLE
40 21 to 91 C Crouch Hill 13 187761 187761
530152 530200 530300 530352 DRAWING TITLE Site Location Plan
Site location plan
DRAWN DATE IG Feb 2017 SCALE 1:50 3881 - 91C Crouch Hill, N8 9EG - Design & Access Statement - March 2017 ARCHITECTS HAINES PHILLIPS JOB NR DRAWING NR ISSUE REV 3881 GA 001 P - REFERENCE: FILE 0 50 M HPA 5 2.0 Context and Access
2.1 91C Crouch Hill is located on the west side of Crouch Hill, London N8, close to the top of Crouch Hill and to the boundary between London Borough of Islington and London Borough of Haringey.
2.2 The property is part of a three storey Victorian terrace house and the section of the building under consideration is the second floor flat.
2.3 The area is residential in character with the houses fronting Crouch Hill in the vicinity of the site being large, three storey, Late Victorian houses set back from the street frontage and front gardens raised up to 1.8m above pavement level. The front gardens along this part of Crouch Hill are generally planted with mature trees and large shrubs giving the street a leafy appearance with the houses set back behind the trees.
2.4 Although reasonably consistent in age and height, the houses in the vicinity of the site are varied in appearance with a mixture of gables, bay windows and varied forms of roof dormers.
2.5 Roof terraces are not an unusual feature around the site, with 91B Crouch Hill and 85 Crouch Hill presenting additional amenity space at roof level.
2.6 Good transport links serve this area, with Crouch Hill Train Station situated 300m away and a number of bus stops along Crouch Hill.
2.7 A good mix of local amenities along Crouch Hill End provides retail, office and community spaces, all in close proximity to the site.
Photographs of 91 Crouch Hill and the neighbourhood
HAINES PHILLIPS ARCHITECTS 3881 - 91C Crouch Hill, N8 9EG - Design & Access Statement - March 2017 6 3.0 Planning History GENERAL NOTES
1. This drawing is the copyright of Haines Phillips Architects.
2. Do not scale from this drawing. Use figured dimensions only.
3.1 91 Crouch Hill was converted into three 2 bedroom 3. This drawing must not be used for land transfer purposes, or for construction purposes unless accompanied by an flats in 1987. Architect's Instruction.
3.2 In October 2015 a planning application was lodged DRAWING ISSUE STATUS following pre-application advice for the enlargement of ISSUE STATUS COMMENT SK SKETCH P PRELIMINARY For comment and review PL PLANNING Planning/Listed Building existing front roof dormer, installation of access window Application T TENDER For pricing purposes only C CONSTRUCTION For procurement & construction in side of gable elevation, installation of new roof lights, AB AS-BUILT Record drawings on completion L LEGAL Conveyancing or other including a balcony access roof light and internal alterations, legal purposes and use of flat roof area to front as a terrace. This was REVISIONS REV DATE NOTES refused in Nov 2015 (Ref P2015/3788/FUL).
3.3 A revised application was submitted in Nov 2016 for enlargement of existing dormer window and installation HAINES of new roof lights, including balcony access roof light and PHILLIPS internal alterations. This was approved by Islington Council ARCHITECTS in Jan 2017 (Ref P2016/4506/FUL).
t GENERAL NOTES f 3.4 A number of planning approvals have been granted 1. e This drawing is the copyright of Haines Phillips Architects.
2. Do not scale from this drawing. Use for various alterations to the flat at basement and ground JOBfigured TITLE dimensions only. 3.91 ThisC drawingCrouch must not Hill be used for land transfer purposes, or for construction floor level. A further application for enlargement of existing purposes unless accompanied by an Architect's Instruction. rear roof terrace at the first floor flat is currently under B A DRAWING TITLE consideration. Front elevation Existing DRAWING ISSUE STATUS
ISSUE STATUS COMMENT SK SKETCH P PRELIMINARY For comment and review PL PLANNING Planning/Listed Building Application TDRAWNTENDER DATE For pricing purposes only C CONSTRUCTION For procurement & construction ABIG AS-BUILT Feb 2017Record drawings on SCALE completion L LEGAL Conveyancing or other 1:50 legal purposes Living room Bathroom Guest bedroom/ Study JOB NR DRAWING NR ISSUE REV REVISIONS3881 GA 009 P - REFERENCE: REV DATE NOTES FILE 0 2.5 M HPA
Dining
Hallway HAINES PHILLIPS ARCHITECTS C C
Terrace Kitchen Master bedroom
t f e
JOB TITLE 91 C Crouch Hill
DRAWING TITLE Second Floor Plan Existing Existing front elevation and secondB floor plan A
DRAWN DATE IG Feb 2017 SCALE 3881 - 91C Crouch Hill, N8 9EG - Design & Access Statement - March 2017 HAINES PHILLIPS ARCHITECTS1:50 JOB NR DRAWING NR ISSUE REV 3881 GA 003 P - REFERENCE: FILE 0 2.5 M HPA 7 4.0 Planning Policies
4.1 Islington Council’s Core Strategy was adopted in surrounding area; space is 5m2 on upper floors and 15m2 on ground floors for February 2011. The Council adopted the Finsbury Local Plan, c) the proposal would not significantly affect the public and 1-2 person dwellings. Development Management Policies and Site Allocations private transport networks, including highways or traffic in June 2013, which contain further detailed policies on conditions; 4.8 Policy 7.4 Local Character (London Plan 2016) how the Core Strategy is to be delivered, and these three d) there is access to and around the site and that the mobility A Development should have regard to the form, documents work in conjunction with the National Planning needs of pedestrians, cyclists and people with difficulties function, and structure of an area, place or street and the Policy Framework. (including wheelchair users and carers with pushchairs) have scale, mass and orientation of surrounding buildings. It been taken into account; and should improve an area’s visual or physical connection with 4.2 The following core strategy policies are considered e) opportunities for soft landscaping, including appropriate natural features. In areas of poor or ill-defined character, to be particularly relevant for this application: tree retention and tree planting, have been taken into development should build on the positive elements that can account. contribute to establishing an enhanced character for the 4.3 CS 8 Enhancing Islington’s character future function of the area. A. In the areas of Islington outside the key areas the 4.6 DM2.1 Design scale of development will reflect the character of the area. A. All forms of development are required to be 4.9 Policy 7.6 Architecture (London Plan 2016) The successful urban fabric of streets and squares, which is of high quality, incorporate inclusive design principles and B Buildings and structures should: a key asset of the borough, will be maintained and poorer make a positive contribution to the local character and a) be of the highest architectural quality quality public realm will be improved. Less successful distinctiveness of an area, based upon an understanding b) be of a proportion, composition, scale and orientation areas of the borough will be identified and improved. This and evaluation of its defining characteristics. Permission will that enhances, activates and appropriately defines the will be achieved through conservation area policies and be refused for development of poor design that fails to take public realm other Development Management Policies, supplementary the opportunities available for improving the character and c) comprise details and materials that complement, not planning documents, and by the council’s public realm quality of an area and the way it functions. necessarily replicate, the local architectural character works. B. Development proposals are required to d) not cause unacceptable harm to the amenity of demonstrate, through the use of detailed, clear and accurate surrounding land and buildings, particularly residential 4.4 CS 9 Protecting and enhancing Islington’s built and drawings and a written statement how they have successfully buildings, in relation to privacy, overshadowing, wind historic environment addressed the elements of the site and its surroundings. e) incorporate best practice in resource management and High quality architecture and urban design are key climate change mitigation and adaptation to enhancing and protecting Islington’s built environment, 4.7 DM3.5 Private outdoor space f) provide high quality indoor and outdoor spaces and making it safer and more inclusive. A. All new residential development and conversions integrate well with the surrounding streets and open spaces will be required to provide good quality private outdoor g) be adaptable to different activities and land uses, 4.5 UD3: General principles space in the form of gardens, balconies, roof terraces and/ particularly at ground level The Council will require development proposals to or glazed ventilated winter gardens. h) meet the principles of inclusive design demonstrate that: B. Where buildings utilise roofs to provide private i) optimise the potential of sites. a) there is no significant adverse impact on residential outdoor space and other outdoor amenity space the amenity or other surrounding uses in terms of loss of proposal should take into consideration issues of design, daylight or sunlight, privacy, overlooking, aspect and the overlooking and crime prevention. Use of roofs for amenity avoidance of air, water, light and noise, pollution (including purposes will need to be balanced with the use for green from the contamination of groundwater/water courses or roofs and renewable energy equipment through careful from construction noise) and of fume and smell nuisance; design which integrates the benefits for amenity, biodiversity b) the proposal complements the character of the local and carbon reduction. area and is of a nature and scale that is sensitive to the C. The minimum requirement for private outdoor
HAINES PHILLIPS ARCHITECTS 3881 - 91C Crouch Hill, N8 9EG - Design & Access Statement - March 2017 8 5.0 Architectural Design
GENERAL NOTES
1. This drawing is the copyright of Haines 5.1 91C Crouch Hill is the top floor flat formed within Phillips Architects. 2. Do not scale from this drawing. Use figured dimensions only. the roof space of the property. The current proposals Outline of proposed terrace 3. This drawing must not be used for land transfer purposes, or for construction purposes unless accompanied by an introduce a discreet terrace at roof level to increase the Architect's Instruction. amenity space of the flat.
DRAWING ISSUE STATUS
ISSUE STATUS COMMENT 5.2 Minor alterations are also proposed to the existing SK SKETCH P PRELIMINARY For comment and review PL PLANNING Planning/Listed Building internal staircase to ensure access to the new terrace and Application T TENDER For pricing purposes only C CONSTRUCTION For procurement & construction maximise storage space. AB AS-BUILT Record drawings on completion L LEGAL Conveyancing or other legal purposes 5.3 The terrace is accessed via timber staircase REVISIONS REV DATE NOTES wrapped around a built-in bookcase. An integrated skydoor electrically operated from the level bellow allows visitors to pass through and onto the terrace.
HAINES 5.4 The skydoor will be open only when the terrace is PHILLIPS in use or when the weather permits. ARCHITECTS
GENERAL NOTES
1. This drawing is the copyright of Haines 5.5 The terrace will not be visible from street level, t Phillips Architects. 2. f Do not scale from this drawing. Use figured dimensions only. being fully integrated within the ridge line of the roof of e 3. This drawing must not be used for land transfer purposes, or for construction JOBpurposes TITLE unless accompanied by an the property. This is achieved by lowering a portion of the Architect's Instruction. 91 C Crouch Hill ceiling of the property and concealing the terrace behind the B A highest level of the ridge. DRAWING TITLE DRAWING ISSUE STATUS Front elevation ISSUE STATUS COMMENT SKProposedSKETCH P PRELIMINARY For comment and review PL PLANNING Planning/Listed Building 5.6 As the ridge line of the roof remains unaltered, it is Application T TENDER For pricing purposes only C CONSTRUCTION For procurement & construction considered that this part of the development is in accordance AB AS-BUILT Record drawings on DRAWN DATE completion L LEGAL Conveyancing or other legal purposes with Islington’s Urban Design Guide which requires terraces Living room Bathroom Guest bedroom/ IG Feb 2017 Study SCALE REVISIONS to be integrated to buildings and overall urban landscape. 1:50 REV DATE NOTES JOB NR DRAWING NR ISSUE REV 3881 GA 501 P - REFERENCE: FILE 0 2.5 M HPA
5.7 Taking into account the significant distances Dining between the proposed terrace and adjacent amenity spaces, it is considered that there is no significant adverse Hallway HAINES impact on residential amenity or other surrounding uses in PHILLIPS ARCHITECTS terms of overlooking, loss of privacy, daylight or sunlight C C Terrace and aspect. Kitchen Master bedroom
t 2 f 5.8 By adding a further 5.3 m of amenity space at roof e JOB TITLE level, the proposal improves the property’s visual connection 91 C Crouch Hill with natural features.
DRAWING TITLE Second Floor Plan 5.9 Due to its small size, the proposed terrace will Proposed Proposed front elevation and second Bfloor plan A
DRAWN DATE IG Feb 2017 SCALE 3881 - 91C Crouch Hill, N8 9EG - Design & Access Statement - March 2017 HAINES PHILLIPS ARCHITECTS1:50 JOB NR DRAWING NR ISSUE REV 3881 GA 301 P - REFERENCE: FILE 0 2.5 M HPA GENERAL NOTES
1. This drawing is the copyright of Haines Phillips Architects.
2. Do not scale from this drawing. Use figured dimensions only.
3. This drawing must not be used for land transfer purposes, or for construction 9 purposes unless accompanied by an Architect's Instruction.
DRAWING ISSUE STATUS
ISSUE STATUS COMMENT SK SKETCH accommodateP PRELIMINARY For comment only and review a small number of people at any given PL PLANNING Planning/Listed Building Application Existing roofline unaltered time,T TENDER ensuringFor pricing that purposes onlyany noise impact on the residential C CONSTRUCTION For procurement & construction amenitiesAB AS-BUILT of Recordneighbouring drawings on properties is limited. Terrace completion L LEGAL Conveyancing or other legal purposes 5.10 A channel drainage will collect rain water from the REVISIONS Kitchen Hallway Bedroom surfaceREV DATE ofNOTES the glass and the terrace area and direct it to an existing rain water pipe at the front of the property via a copper pipe.
First Floor Flat Terrace 5.11 The proposals are of a nature and scale sensitive to the surrounding area, based upon an understanding and HAINES evaluationPHILLIPS of its defining characteristics. ARCHITECTS 5.12 The development has regard to the form, function, and structure of the street and the scale, mass and orientation of the host property as well as the adjacent t buildings.f e
5.13JOB TITLE Given the points outlined above, it is considered 91 C Crouch Hill Crouch Hill that the proposed development will not have a harmful effect on the privacy, light levels or living conditions of the GENERAL NOTES neighbouringDRAWING TITLE occupiers. 1. This drawing is the copyright of Haines Phillips Architects. Street Section CC 2. Do not scale from this drawing. Use figured dimensions only.
3. This drawing must not be used for land Proposed transfer purposes, or for construction purposes unless accompanied by an Architect's Instruction. Outline of proposed B A first floor flat terrace (under a separate application) DRAWING ISSUE STATUS
ISSUE STATUS COMMENT SK SKETCH DRAWN DATE P PRELIMINARY For comment and review PL PLANNING Planning/Listed Building Application T TENDER For pricing purposes only C CONSTRUCTION For procurement & IG Feb 2017 construction AB AS-BUILT Record drawings on Flat Roof completion SCALE L LEGAL Conveyancing or other legal purposes Dormer 1:50 First Floor Flat REVISIONS Terrace REV DATE NOTES JOB NR DRAWING NR ISSUE REV 3881 GA 404 P - REFERENCE: FILE 0 5.0 M HPA
HAINES Terrace PHILLIPS ARCHITECTS C C
Dormer t f e
JOB TITLE 91 C Crouch Hill
DRAWING TITLE Roof Plan Integrated skydoor Proposed B A
DRAWN DATE IG Feb 2017 SCALE Proposed street section and roof plan 1:50 JOB NR DRAWING NR ISSUE REV 3881 GA 302 P - REFERENCE: FILE 0 2.5 M HPA
HAINES PHILLIPS ARCHITECTS 3881 - 91C Crouch Hill, N8 9EG - Design & Access Statement - March 2017 10 6.0 Conclusions
GENERAL NOTES
6.1 The proposals at 91C Crouch Hill represent an 1. This drawing is the copyright of Haines Phillips Architects. improvement to the quality of the existing accommodation 2. Do not scale from this drawing. Use figured dimensions only. and have a very limited impact on neighbouring properties. 3. This drawing must not be used for land transfer purposes, or for construction purposes unless accompanied by an Architect's Instruction. 6.2 The design takes into consideration the relevant policies of Islington Council’s Core Strategy, the Development
Management Policies, Islington’s Urban Design Guide and Existing roofline unaltered Integrated skydoor the London Plan to achieve and integrated proposal. DRAWING ISSUE STATUS ISSUE STATUS COMMENT SK SKETCH P PRELIMINARY For comment and review PL PLANNING Planning/Listed Building 6.3 It is considered that no harm will be caused to Application T TENDER For pricing purposes only Storage area Terrace C CONSTRUCTION For procurement & the character and appearance of the area. As a result, the construction AB AS-BUILT Record drawings on completion proposals ensure that the appearance of the alterations L LEGAL Conveyancing or other provide a high quality, sustainable design and layout that legal purposes preserve the local character and by respecting its location REVISIONS REV DATE NOTES and wider setting. Bathroom Hallway Bookcase
HAINES PHILLIPS ARCHITECTS
Area not surveyed Hallway t f e
JOB TITLE 91 C Crouch Hill
DRAWING TITLE Section AA Proposed
DRAWN DATE IG Feb 2017 SCALE 1:50 JOB NR DRAWING NR ISSUE REV 3881 GA 401 P - REFERENCE: FILE 0 2.5 M Proposed section AA HPA
3881 - 91C Crouch Hill, N8 9EG - Design & Access Statement - March 2017 HAINES PHILLIPS ARCHITECTS