Design and Access Statement 63 New Wanstead, London E11 2SA

626.P.101.01 rev P3

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

Contents

1.0 Introduction 2.0 Executive summary 3.0 The brief and context 4.0 Existing site and buildings 5.0 Consultation 6.0 Development proposals 7.0 Environment and sustainability 8.0 Transport 9.0 Accessibility 10.0 Appendices

Revisions:

P1 14.08.14 Draft issue for comment P2 15.08.14 Report updated P3 15.08.15 Section 6.5 updated to reflect LBR comments of 22.09.14 P4 11.09.15 Report updated to reflect revised submission scheme

Rivington Street Studio 23 Curtain Road Shoreditch London EC2A 3LT T: 020 7739 8945 E: [email protected] W:www.rivingtonstreetstudio.co.uk

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

Aerial view of the site and its surroundings, site boundary marked in red

1.0 Introduction

1.1 This document accompanies, and is an integral part of, the planning application to redevelop the site of the former British Queen public house, at:

63 New Wanstead London E11 2SA

1.2 The proposal detailed in this planning application is to renovate, extend and convert the existing pub into four self-contained flats; and to construct a new building containing a further eight self-contained flats.

1.3 This report has been prepared on behalf of the applicant by Rivington Street Studio Architects.

Rivington Street Studio is a medium size RIBA chartered practice based in Shoreditch, East London. It has a portfolio of award winning projects in the housing and education sectors and an exemplary record in securing planning permission for clients in many London boroughs.

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

2.0 Executive summary

2.1 This application follows on directly from application 2908/14, which was recommended for approval by officers in May 2015 but subsequently rejected at committee. The proposals are substantially the same as those recommended for approval, however elevational treatments have been redesigned to address members’ concerns voiced at the committee meeting.

2.2 The site of the application is currently occupied by a Victorian pub building and car park. The surrounding area is residential. The restaurant business occupying the pub is in commercial difficulties, and the continuing A3 use of the site is unpopular with neighbours and has accrued negative planning history.

2.3 The application proposes regeneration of the site via change of use to residential to match its surroundings.

2.4 The existing pub building is not Listed but is of architectural interest, being characterful and rich in historic detail. It is to be retained, sensitively restored to modern standards and adapted into residential units, protecting it for future generations.

2.5 Street frontage adjacent the pub is currently interrupted by a Tarmac car park to its side. It is proposed to complete this frontage with a new residential building of high quality, which makes a positive contribution to the surrounding streetscape.

2.6 The new building will use height, setback and materials derived from neighbouring buildings to resolve differences in scale and appearance between them, while retaining its own integrity as a contemporary building.

2.7 The proposed development is in line with latest industry best practice and statutory design standards in all categories of environmental performance, accommodation and accessibility, and aims to provide a desirable, safe and friendly living environment for its future inhabitants.

Planning proposals map, site ringed in red at top centre

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

3.0 The brief and context

3.1 aims and objectives

3.1.1 Redevelop an unviable commercial site into high quality residential accommodation which makes a positive contribution to the surrounding street environment and residential area

3.1.2 Improve quality of street frontage, by filling an incongruous gap and mediating between differences in scale, material and massing of neighbouring buildings to each side

3.1.3 Preserve a characterful Victorian building for future generations through sensitive restoration and conversion

3.1.4 Utilise a simple palette of attractive, high quality materials, detailed carefully to be durable and age gracefully;

3.1.5 Provide internal spaces that are well proportioned with good natural daylighting and ventilation;

3.1.6 Create a sustainable development that is “lean, green and clean”, by reusing and upgrading existing building fabric, and following latest industry best practice in new fabric design, services strategy and materials use

3.1.7 Improve the site’s ecology value by introducing carefully-designed landscape planting and wildlife habitats

Legend for map, left

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

3.2 planning context

3.2.1 The site is not in a Conservation Area, Architectural Priority Zone or Area Action Plan zone.

3.2.2 The Central Line railway cutting at the rear of the site is designated as a Green Corridor.

3.2.3 The site is adjacent to the SN09 housing development opportunity site (which has already been developed).

3.2.4 The British Queen is not locally or nationally Listed.

3.2.5 Planning history and proposed change of use – the proposed development will require a change of use for the site from A3 (Restaurants and café) to C3 (Dwelling house).

Recent years have seen much negative planning history, with enforcement actions and refusal of A3 development proposals, including:

• 2013 - Planning enforcement - E0567/13 – Operational Development • 2007 - Planning enforcement - E0321/07 – Operational Development • 2006 - Full planning application - 0457/06 - Planning refusal

The site’s car park has been the subject of three enforcement injunctions for operational development in the last 7 years. A proposal to expand the public house was refused due to neighbour complaints and concerns over intensification of its A3 use.

Coupled with ongoing commercial difficulties being suffered by the site’s operators, it is considered that the current use of the site is incompatible with its off-pitch/ residential context and is limiting wider attempts to regenerate the area. However a residential-led redevelopment does appear to be both consistent with local planning goals and viable.

3.2.6 Loss of community facility – the site is currently designated as a “community facility”. The change of use entailed by this application would necessitate loss of this facility. This issue has been fully discussed and a Statement of Justification provided as part of the pre- application process – please see appendix for further details.

Panoramic street view of the site showing existing pub, gap in frontage, and neighbouring buildings

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

Satellite photograph of site and surroundings 4.0 Existing site and buildings

4.1 New Wanstead leads from the A12 Leytonstone roundabout directly into the centre of Wanstead itself. It is a wide and busy road. The built context is heterogeneous, featuring buildings of a variety of building ages and styles which address the street with a variety of setbacks and rooflines.

4.2 The L-shaped site is approximately 960 m2 in total and consists of the original pub building (now the Queens British Steakhouse), outbuildings and car park to the side. It backs onto the LU Central Line railway which passes in an open cutting.

4.3 The original pub is a fine two storey Victorian red brick building with a pitched clay tile roof. It is rich in characterful detail, featuring half-timbered gable ends and a symmetrical front elevation, with bay windows sitting underneath swooping roof overhangs, along with a side elevation canopy.

4.4 Having recently passed through a number of hands, the former British Queen pub is now operating as a steakhouse restaurant. It is laid out with customer area and open kitchen on the ground floor, with customer WC’s to the rear. The first floor accommodates a prep kitchen, office, WC and 2-bed staff flat. Total internal area is approximately 220 m2.

4.5 There is a shared vehicular access to the north of the property (East Row) which provides access to the rear of the steakhouse (with some small outbuildings/ extension), a four unit, two storey social housing block at the rear of the site and access to the neighbouring property at no.61.

4.6 The car park occupies the deepest part of the site, and has an existing vehicular crossover at the southern corner. It is flat, surfaced in Tarmac and bounded by a brick wall.

4.7 The south edge of the site faces a three storey block of flats (Mapperley Close), which has bathrooms and habitable rooms behind a rendered elevation with a flat roof.

4.8 The site is surrounded at the rear and side by large mature trees, although none reside within its demise.

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

View south along New Wanstead with existing pub in foreground

Panoramic view from existing pub car park of Mapperley Close building adjacent and mature trees to the rear of the site

Existing rear elevation of the pub with utility outbuildings

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

5.0 Consultation

5.1 Proposals for redeveloping the site were discussed with LB Redbridge at three formal pre- application meetings. Following each meeting the design was adjusted to reflect the feedback received.

5.2 Pre-application meeting 1 – subsequent design/ team responses to feedback received:

• Justification statement for loss of Community Facility provided • Number of units decreased from 16 to 13 • Increase in private amenity space • Removal of basement car parking • Uniform continuous building line • Building set back to allow continuation of ‘green strip' and buffer frontage pattern • Modern high quality elevation treatment proposed to new residential development • Home layouts updated to comply with Lifetime Homes and LHG • 3D images submitted to illustrate massing, scale and design

5.3 Pre-application meeting 2 – subsequent design/ team responses to feedback received:

• Two studio flats on top floor of newbuild revised to one unit of 2b4p • Set back upper floor made more translucent minimising visual impact, further 3d views presented to illustrate • Projecting balconies revised to line up with neighbouring Mapperley Close • Proposed elevation drawings undertaken showing three key proposed external materials • Finishes defined as brick, render and glazed rain screen cladding • Parking configuration revised • Further detail given of proposed landscaping refuse/recycling storage

5.4 Pre-application meeting 3 – subsequent design/ team responses to feedback received:

• Further detail on facing material specification provided • Further photo-realistic 3D visuals developed to illustrate facing material choices • Sections developed to show relative heights of new and existing development • Affordable housing viability assessment undertaken

Early design concept sketch, made prior to pre-application discussions

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

5.5 The resulting design was then submitted as full plans application 2908/14, in August 2014. During the determination period several further rounds of comments were received, and the design changed in response to each:

• October 2014 – refuse storage updated; amenity space for 2B3P newbuild unit updated; further details provided of rooftop amenity space and proximity to public open space • October 2014 – bathroom layouts updated in response to access officer comments • November 2014 – angled windows introduced to side elevation in response to case officer comments • December 2014 – schedule of facing materials submitted in response to case officer comments • January 2015 – massing at rear of newbuild reduced in response to case officer comments • February 2015 – massing at rear of newbuilding reduced further in response to further case officer comments • April 2015 – pub conversion layout amended to reduce scheme from 12 to 10 units in response to case officer comments

5.6 The reduced scheme was recommended for approval and presented to committee on 28 May 2015. At the meeting some committee members voiced a dislike of the proposed elevational treatments and the scheme was refused permission. Grounds for refusal listed on the subsequent decision notice were design, external appearance, height, materials of the top floor and render panels out of keeping, overbearing impact on adjoining neighbours.

5.7 The proposals have been redesigned to address committee members’ concerns regarding elevational treatments of the newbuild element. In all other respects they are substantially the same as the scheme previously submitted which was recommended for approval by officers.

Proposed elevational treatments of the newbuild element were not supported by some committee members

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

Photomontage street view, showing interrelationship between Mapperley House, new building and the existing pub

6.0 Development proposals

6.1 response to the site context

6.1.1 A key driver for the design is to complete the street frontage currently interrupted by the empty space of the car park for the British Queen. Buildings either side of the proposed development site are of differing scales, material and setback from the street. The proposals aim to resolve these differences by absorbing elements of each, and combining them within a new building which nevertheless has its own identity and integrity.

6.1.2 A further ambition is to retain, restore and repurpose the existing pub building adjacent the car park. It is proposed to restore the fabric to good condition, upgrade to modern standards and adapt internally while leaving its external appearance and character intact.

6.2 massing

6.2.1 Current proposals are substantially similar to those previously submitted under 2904/15. However, in order to address concerns voiced by committee members, the elevations of the newbuild element have been redesigned to address the street scene in a different way.

6.2.2 In lieu of the previous elegant, floating principal volume, the building now manifests as a more traditional and weighty composition, firmly anchored to the ground. The street elevation is strongly symmetrical. The main volume of red brick is layered behind GRC/ render frames, which reinterpret the bay window rhythm of traditional semi-detached housing typical of this type of suburban location. The small top storey is set in and set well back, and detailed in lightweight materials, to reduce its visual mass.

6.2.3 The proposed new building is T-shaped in plan, with a compact, naturally lit circulation core at its crux. The head of the T faces New Wanstead and forms the street frontage, with the tail occupying part of the deep site behind.

6.2.4 The ground floor of the building has a smaller footprint than levels above, with an undercroft around three sides which variously provides sheltered pedestrian and vehicular access, car parking and private amenity space. It accommodates the shared entrance lobby, utility spaces

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

and a wheelchair-adaptable flat which has independent, direct, level access to parking adjacent.

6.2.5 First and second floors accommodate three flats each. These flats enjoy spacious balconies with views to the front and rear of the site.

6.2.6 A small setback top floor has one further flat, and a communal roof terrace facing the mature trees to the rear of the site.

6.2.7 The proposed new building takes cues from Mapperley House adjacent. The new building line is pulled back from the street edge to match it, allowing continuation of a “green strip” of landscaping which terminates against the gable of the old pub. The parapet line of the building’s shoulder matches too; the small top storey above is visually recessive.

6.2.8 Small external alterations to the converted pub will be required for its new residential purpose, including a small single-storey extension to the old service elevation at the rear, two small light wells to bring light and air into the basement, and new windows on the largely blank side elevations serving new habitable rooms behind.

6.3 functional arrangement

6.3.1 The site is accessed from the street via a wide, shared, pedestrian and vehicular access way to the side of the new building. Part of the route is sheltered under the building. The secure communal entrance lobby is to the right, sheltered cycle parking to the left and residents’ car parking beyond, behind the building. A lockable refuse store is adjacent the entrance.

6.3.2 A single circulation core adjacent the communal lobby provides lift and stair access, is daylit and naturally ventilated, and connects residential units on all floors and the communal roof terrace on the top floor.

6.3.3 The converted pub is also accessed from the street, via a new shared entrance in the front elevation and circulation core behind. Sheltered cycle storage is adjacent the entrance and a lockable refuse store is close by at the mouth of East Row.

Aerial view showing response to setback and landscaping of neighbouring buildings, and control of views out

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

Height, setback, opening proportions and facing materials were chosen to harmonise with and mediate between neighbouring buildings

6.4 materials and appearance

6.4.1 Material choices are derived from and intended to harmonise with adjacent buildings. Red facing brick for the main elevations was chosen to rhyme with that of the existing pub building and houses facing the site. White render/ GRC for the projecting balcony bays is intended to echo the rendered facades of Mapperley House and render panels of the pub.

6.4.2 Windows and doors are to be thermally broken aluminium and finished in satin black PPC to harmonise with black detailing on adjacent buildings both sides, with other architectural metalwork items to match for visual consistency.

6.5 landscape design and amenity

6.5.1 The development site is currently barren of any landscaping or ecology, being fully impermeably paved. The proposals intend to green the site as far as possible, both to soften it visually and provide wildlife habitats through planting of carefully chosen indigenous species, and provision of invertebrate habitats, bird and bat nesting boxes.

6.5.2 private amenity space – all units in the new building will be provided with private balconies or terraces. The two larger units in the converted pub building will be provided with large private gardens and the two smaller ones with private terraces. Private amenity space provision is generous and exceeds London Housing Design Guide (LHG) requirements throughout.

6.5.3 shared amenity space – the proposed development will also benefit from two shared spaces. At ground level a shared front garden for residents features a children’s play area which benefits from good natural surveillance. At roof level a shared terrace is sheltered from the street by the building and oriented towards the “green corridor” behind the site, surrounded by mature trees. Total provision is 143 m2.

6.5.4 overlooking – the matter of proximity to neighbouring windows was discussed extensively during the pre-application process and previous submission period. A variety of measures were agreed to prevent potential overlooking issues:

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

• Main spaces of all units orientated to front and rear of site • Windows to rooms facing the sides of the site to have obscure glazing up to 1.8m above floor level, then clear glazing above – to admit good natural light and provide sky views for occupants while preventing any direct overlooking • Oriel windows introduced providing clear long views to front and rear, while preventing direct overlooking with obscured glazing to facing windows • Balconies and terraces orientated to the front and rear of the site – and featuring privacy screens minimum 1.8m high at their ends to prevent any direct overlooking

6.6 arboricultural statement

6.6.1 Please refer to the accompanying specialist arboricultural impact assessment and tree protection plan.

6.7 accommodation schedule

6.7.1 Density – London plan density range for PTAL5 (see 8.0 below) within an urban area is 200- 700 habitable rooms per hectare or 70-260 dwellings per hectare. The proposed site density is 345 hr/ha and 109 dw./ha, which are at the lower end of the range.

6.8 affordable housing statement

6.8.1 Please refer to the accompanying affordable housing viability report (see 10.3).

6.9 construction management

6.9.1 Details of the construction management strategy are to be developed with the main contractor once appointed. The site enjoys good access and would provide its own compound for site welfare facilities and materials storage. The proposed works are well clear of LUL land to the rear of the site, avoiding potential adjacency or oversailing issues.

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

7.0 Environment and sustainability

7.1 Environmental strategy

7.1.1 The proposed new building will be designed to meet current Building Regulations and London Plan/ Redbridge Core Strategy and SPD energy targets. The environmental performance of the converted pub will be significantly improved by meeting current Building Regulations and benefiting from consequential improvements.

7.1.2 For further details of the environmental strategy please refer to the accompanying specialist Energy Statement prepared by Greengage.

7.2 Drainage statement

7.2.1 New foul drainage will be provided for the new building. It is proposed that this will be connected to the existing sewer on New Wanstead.

7.2.2 As the site is currently fully paved with impermeable paving comprised of Tarmac and flagstones, it is considered that the introduction of planted areas covering 50% of the site and use of permeable paving will reduce the volume of surface run-off discharged into the local drainage system.

7.3 Refuse disposal statement

7.3.1 The proposed development is served by two secure, covered communal refuse stores: one adjacent the main shared entrance for the new building, and a further store at the mouth of East Row for the converted pub building. These are to be provided with separate containers for general waste and co-mingled recycling, sized in accordance with local authority requirements.

8.0 Transport

8.1 Vehicular and transport links

8.1.1 The site has excellent transport links. The site is between three nearby London Underground stations. The Gordon Road bus stop is directly outside the site. Road links are excellent with the A12 and North Circular close by. The PTAL rating is 5.

8.2 Car and cycle parking

8.2.1 Parking for the development is provided at the rear of the site and comprises 10 car spaces, including one dedicated accessible parking space.

8.2.2 Parking provision equates to 0.76 spaces per unit. This meets Redbridge Council’s car parking requirement of “1 to less than 1 per unit” for 1-2 bed flats; and the requirements of the London Plan which states, “All developments in areas of good public transport accessibility should aim for significantly less than 1 space per unit”.

8.2.3 Cycle parking is provided in covered cycle shelters located near main entrances, in accordance with London Plan requirements for one cycle per 1 or 2 bedroom unit and 2 per 3 bedroom unit.

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

Site plan showing locations of access into site and buildings, cycle and refuse stores

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio

9.0 Accessibility

9.1 Inclusive design

9.1.1 The access philosophy for the project is to look beyond regulations and make the entire site accessible and inclusive to all users, without stigmatisation.

9.1.2 Vehicle drop-off for mobility-impaired users is available at the communal front door of the new block, or kerbside or from East Row for the converted pub. Access into and within the site is “level” throughout.

9.1.3 The new building and as far as possible the refurbishment are designed to Approved Document M, Lifetime Homes and London Housing Guide standards, including “level access” thresholds to all entrances. Routes within the buildings are kept short, lobby spaces are wide and a wheelchair-accessible lift is provided in the new building.

9.1.4 A minimum of 10%/ 1 unit is to be wheelchair accessible or adaptable. The ground floor flat in the new building has been allocated for this purpose. Its layout meets London Housing Design Guide and Habinteg best practice guidelines for wheelchair-adaptable housing. It has a dedicated, covered parking space close to its entrance with a “level” route between them.

10.0 Appendices

10.1 Application drawings

• Please refer to enclosed drawing pack and issue sheet

10.2 Statement of Justification for loss of community use

• Please refer to enclosed “Statement of Justification for loss of Community Use” prepared by Rivington Street Studio

10.3 Affordable housing viability report

• Please refer to “Affordable Housing Viability Report” dated 22.05.14, prepared by Section 106 Management

10.4 Energy statement

• Please refer to Energy Statement prepared by Greengage Environmental LLP

10.5 Arboricultural impact assessment

• Please refer to “Arboricultural Implications Assessment” dated 31.10.14, Addendum dated 13.03.15 and Tree Protection Plan Revision B dated 13.03.15, all prepared by AGB Environmental Ltd

63 New Wanstead, London E11 2SA Design and Access Statement Rivington Street Studio