Design & Access Statement
In support of the
Proposed Residential-Led Mixed Use Redevelopment
At
71-78 Victoria Street, Wolverhampton, WV1 3PQ
As submitted to
City of Wolverhampton Council Civic Centre St. Peter's Square Wolverhampton WV1 1SH
YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021
CONTENTS Design Team
Design Team Client: SSYS Beatties Limited Architect: YOOP Architects Executive Summary Planning: Dave Carroll Planning Limited Affordable Housing Viability: Savills 1.0 Brief Heritage Impac: Vernon Smith 1.1 Location Transport Assessment: ADL 1.2 Existing Use and Urban Grain Acoustic Strategy: Applied Acoustic Design 1.3 Context 1.4 Neighbouring Buildings 1.5 Topography and Levels
2.0 Constraints and opportunities 2.1 Orientation 2.2 Massing & Siting
3.0 Architecture & Design 3.1 Design Development 3.2 Materials 3.3 Sustainability Strategy
4.0 Amenity
5.0 Access Strategy 5.1 Refuse & Recycling 5.2 Parking & Bikes
6.0 Conclusion
YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021
Executive Summary
This Design and Access Statement is in support of the application for the site located at 71-78 Victoria Street, Wolverhampton, WV1 3PQ.
Proposals comprise the partial demolition of existing buildings and construction of additional storeys on top of the remaining building for residential use(Use Class C3) providing 306 (No.) apartments (Use Class C3), 7 (No.) self-contained retail units (Use Class E) at ground floor and basement level, 2 (No.) commercial unis, (Use Class E) together with associated landscaping, refuse/recycling and cycle storage facilities and all other associated works.
All buildings are to comply with planning policy and are to have no detrimental impact on the neighbours outlook or amenity.
This proposed apartments, retail and commercial units will achieve a high quality standard in urban design and architecture and set a new standard for Wolverhampton
The scheme proposes to supercharge the regeneration of the City Centre which is already planned by Wolverhampton Council, with high quality design and materials that will enhance the various street scenes which will have a positive effect both on the future residents and on the locality.
YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021
1.0 Brief
SSYS Beatties Limited commissioned YOOP Architects to create proposals for the re- development of the existing buildings, which have been occupied by the Beatties departments store, and latterly House of Fraser. The requirement is for a contemporary residential and commercial scheme, sympathetic to its host building and surroundings, that satisfies the local planning requirements and contributes to the housing shortage in Wolverhampton. The buildings are to achieve high levels of sustainability, white also being attractive, and an aspirational place for urban living.
1.1 Location The Site occupies an extensive area and is located within the City of Wolverhampton, in the central commercial area. It is bounded by 4 streets; Darlington Street, Victoria Street, Skinner Street and Victoria Street. Further access is provided along Victoria Passage, and Townwell Fold. Vehicular access to the site is primarily via Skinner Street, which leads to access to the mulct-storey car park and delivery areas. P R O P O S E D Historic 1:200 Figure iii; Historic Plan from 1914 1.2 Existing Use and Urban Grain N Looking to extend your home? Call for a free consultation today; 020 8954 6291 www.yooparchitects.co.uk YOOP Architects, your local architect
Office 128, 28A Church Road, Stanmore, Notes Scale Bar Scale Purpose of Issue Date of Issue Project Project No. Layout Title Drawing Number RevisTheion Site comprises existing commercial buildings ranging between one and four storeys in Middlesex, HA7 4AW, England This drawing is copyright of YOOP Architects. 1:2 0 0 @ A 1 Mixed Use Rdevelopment 020 8954 6291 P L A N N I N G Friday, 8 January 2021 2019/125 Historic Plan 125/EX/005 A r c h i t e c t s [email protected] Drawing for planning purposes, not construction 0 1 2 3 4 5 1: 10 0 @ A 3 71-78 Victoria Street, Wolverhampton WV1 3PQ GSPublisherVersion 165.36.94.83 height, and changing in level by approximately one storey down towards Skinner Street.
The principle use of the site is commercial, providing 27,587m2 of internal space, this includes office space for administration and concessions for a cafe. A multi-storey car park provides spaces for House of Fraser and the city centre. There are also two nightclubs one of three storeys and 675m2 and one of 1038m2 beneath the car park. There are three smaller ancillary buildings used as warehousing/ storage. The huge amount of retail space has become increasing under-utilised in the 21st century due to the popularity of online shopping and retail parks, and before closure the departments store only used a fraction of the total floor space.
Two frontages occupy the principle shopping streets which feature heavy footfall, whereas the rear of the buildings along Skinner and School Streets see less pedestrians due to the lack of active frontages. The site is bisected by Townwell Fold, which originally was used to take
P L A NPN RI N OG P O S E D A eHr iiastlo Vricie w B1:E10A0T T IE S sheep to market, This was extended in the late twentieth century to form the access for Figure iv; Location Plan of Site Office 128, 28A Church Road, Stanmore, Middlesex, HA7 4AW, England | 020 8954 6291 | [email protected] | This drawing is copyright YOOP Architects A r c hit ec t s
YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021 GSPublisherVersion 165.36.94.83
deliveries for Beatties and a large undercroft created. This currently feels dark and unwelcoming, and unfriendly during nighttime, especially being an access to the nightclub. The site is highly under utilised in this town centre location, historically supported by the requirements of a large department store. This has led to light footfall across much of the site with few active frontages.
1.3 Context
The principal frontage on Victoria Street is Locally Listed as of March 16th 2000, ‘House art deco style with elephant head motifs.’ This was originally a Burtons Clothing Store but bought out by Beatties. The surrounding area is mixed in character. Opposite on Victoria and Darlington Street are retail units on the ground floor with offices or residential above, with lesser vested retail units on School and Skinner Streets.
1.4 Neighbouring Buildings Figure v; View along Skinner Street with the late 20th century extension to Beatties in the foreground
The site forms a prominent location in the context of it’s neighbours. The surrounding streets feature a mix of ages and styles. Victorian shops feature on Darlington street, whereas the majority of Victoria Street was developed into the ‘Mander Centre’.
To the rear, Victoria Passage retains an early 20th century warehouse feel with lower height buildings and intimacy.
Opposite the modern Beatties extension on Skinner Street there is a very tall Grade II Listed former Odeon cinema building, which is faced with black and cream faience, and currently being used as banqueting suites.
1.5 Topography and Levels
The site is gradually sloping, the highest point being the corner of Darlington and Skinner
Figure vi; View from corner of Darlington and School Strayers, with Listed Building to right and car park behind Streets. Access into the site is at various levels along these streets. Skinner Street is level approximately one storey below.
YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021
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Office 128, 28A Church Road, Stanmore, Notes Scale Bar Scale O Purpose of Issue Date of Issue Project Project No. Layout Title Drawing Number Revision
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020 8954 6291 T E NE T S P L A N N I N G Thursday, 7 JanuLary 2021 2019/125 CONSTRAINTS T 125/EX/110 Drawing for planning purposes, not construction C I 71-78 Victoria Street, Wolverhampton WV1 3PQ A r c h i t e c t s [email protected] N B r GSPublisherVersion 164.36.95.83 G KEY
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ORIA STREET will meet nationally described space standards in terms of areas and widths of rooms.
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Office 128, 28A Church Road, Stanmore, Notes Scale Bar Scale Purpose of Issue Date of Issue Project Project No. Layout Title Drawing Number Revision Middlesex, HA7 4AW, England This drawing is copyright of YOOP Architects. 1:4 0 0 @ A 1 Mixed Use Rdevelopment 020 8954 6291 P L A N N I N G Thursday, 7 January 2021 2019/125 OPPORTUNITIES 125/EX/111 A r c h i t e c t s [email protected] Drawing for planning purposes, not construction 0 1 2 3 4 5 1: 10 0 @ A 3 71-78 Victoria Street, Wolverhampton WV1 3PQ
GSPublisherVersion 164.36.95.83 YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021
Green Roof Minimum distances between dwellings are to meet standards, at 18m between habitable room windows, and there will be a minimum of 8m between habitable windows and flank walls. +20.9 6 R O O F Wherever possible, sky is visible at 25 degrees and a minimum of 30 degrees. The ground
+17.9 5 F I F T H level of the site falls towards Skinner Street, & so the ‘Ground Floor Level’ is one storey higher. Amenity Residential Units Amenity (Additional)
+14.9 4 F O U R T H To create the viability of the project, it is proposed to replace the floor area lost by demolition, to
+11.8 3 T H I R D be replaced by additional stories for more apartments. Along the street frontages only one
+8.3 additional storey is proposed, which is typically set-back behind parapets. To the centre of the 2 S E C O N D
Residential Units site, a maximum of three storeys is proposed. These are designed to not be visible from the Amenity Amenity (Conversion)
+4.3 1 F I R S T street eye level view, preserving the street scene. Any additional stories will also reduce any
Sui-generis building 35° (Nightclub) 25° 25° 8.2 10.8 affect the outlook of any residential dwelling above shops on Darlington Street again by 1-11 Victoria Passage ±0.0 0 G R O U N D preserving the 25 degrees at window sill height.
-2.0 -1 L O W E R M E Z Z A N I N E Commercial Unit Bin Store -3.2 (including Mezzanine) -2 L O W E R D A R 3.0 Architecture & Design L I N E BLOCK SECTION G 1:100 T O
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www.yooparchitects.co.uk VICT Entrance to Block A Below
B OR m IA 9 3 S 1 T YOOP Architects, your local architect 2 REET TCBs as possible, using a steel structure which will be as far as possible supported on the existing
Office 128, 28A Church Road, Stanmore, Notes Scale Bar Scale Purpose of Issue Date of Issue Project Project No. Layout Title Drawing Number Revision Middlesex, HA7 4AW, England This drawing is copyright of YOOP Architects. 1:10 0 , 1:6 2 5 Extension & Refurbishment 020 8954 6291 P R E - A P P P R E L I M Friday, 28 August 2020 2019/125 BLOCK E SECTION 125/PR/245 A r c h i t e c t s [email protected] Drawing for planning purposes, not construction 0 1 2 3 4 5 @ A 1 71-78 Victoria Street, Wolverhampton WV1 3PQ structure. The new facades are designed to visually recede behind the historic facades on GSPublisherVersion 33.37.98.83 Figure ix; Schematic section showing1: 10 0 @ A 3 additional floors, amenity spaces and outlook Darlington and Victoria Streets, but be highly visible from the internal courtyard.
Along the facade of Townwell Fold, elements of wall are to be removed to allow for the inset of balconies. This allows the existing building to be recognised around the new intervention. This pedestrian path currently has no active frontages and feels unfriendly. The proposals are for commercial (office) spaces to occupy the ground floor level, with additional openings providing access to new stair cores, which are required throughout the development.
YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021
3.2 Materials
Materials used will be as follows:
Walls New walls of Brown/ bronze framing with timber effect or panels Roofs Grey single ply membrane or similar and Green sedum Windows & Doors Bronze/ brown and grey aluminium Balconies Bronze/ brown metalwork
The materials have been chosen to be distinctive and contemporary for urban living, but letting the existing building be more prominent along street frontages. The colours chosen will be of a neutral warm palette, with framing of a bronze colour, inset with panels of the same bronze or a maintenance free timber. The balconies will feature metalwork that is designed to let the maximum light in but controlling oblique views.
3.3 Sustainability Strategy
Figure xi; Use of modular design with inset and external balconies - Steinberg Hart's 1601 N. Las Palmas The scheme proposes to follow a ‘Fabric First’ approach to make sure the new fabric, walls, roof, windows and doors are as efficient as possible. Then other measures of efficient heating and cooling would be added. This would make for a positive and energy efficient building that would save CO2 year on year. A program to eliminate waste on site and also reduce the amount of material used in the construction would help reduce the amount of CO2 generated by the build.
The proposals include extensive use of renewable energy, primarily in the form of photovoltaic panels to the roofs. There are … 1m2 PV panels for the apartments situated on the roofs, providing electricity to remove as much load as possible from the electricity network. The remaining lower areas of roof will be of green sedum, providing good visual amenity to the apartments in the new stories.
Figure xii; Inset balcony at Middle Warehouse, Castle Quay, Manchester M15
YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021