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Design and Access Statement 38-40 Croydon Rd West Wickham

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Design and Access Statement 38-40 Croydon Rd West Wickham Design and Access Statement 38-40 Croydon Rd West Wickham, Bromley December 2020 This Design & Access Statement has been prepared on behalf of Columbia Threadneedle Investments, by MATT Architecture, for the residential-led redevelopment of 38-40 Croydon Road, West Wickham, BR4 9HR. This report should be read in conjunction with the full planning documentation. Where appropriate, other documents submitted as part of this application are referred to within this design statement. MATT Architecture, November 2020 Contents 1.0 | Introduction 04 5.0 | Residential Strategy 43 9.0 | Access Strategy 73 1.1 | Overview 05 5.1 | Overview 44 9.1 | Overview 74 1.2 | Summary of Pre-Application Discussions 06 5.2 | Ground Floor Plan 45 9.2 | Site Access 75 1.3 | Project Team 08 5.3 | Mid Level Floor Plan 46 9.3 | Parking Access (Ground) 76 5.4 | Top Level Plan 47 9.4 | Parking Access (Basement) 77 5.5 | Apartment Layout - Building A (Typical) 48 9.5 | Building Access (Residential) 78 5.6 | Apartment Layout - Building A (Upper) 49 9.6 | Building Access (Retail & Community) 79 2.0 | Site and Context 09 5.7 | Apartment Layout - Building B (Ground) 50 9.7 | Cycle Store Access 80 5.8 | Apartment Layout - Building B (Typical) 51 9.8 | Waste Management Access 81 2.1 | Site Context 10 5.9 | Apartment Layout - Building B (Upper) 52 9.9 | Fire Vehicle Access 83 2.2 | Site Location 13 5.10 | Proposal - Building B 53 9.10 | Thames Water Access 84 2.3 | Site History 14 2.4 | Original Building 19 2.5 | Existing Condition 20 2.6 | Structural Assessment 25 6.0 | Core Strategy 54 2.7 | Heritage Assessment 26 6.1 | Basement 55 6.2 | Ground Floor 56 6.3 | Typical Level 57 3.0 | Design Development 28 3.1 | Overview 29 3.2 | Existing Site Plan 30 7.0 | Roof Strategy 58 3.3 | Proposed Site Plan 31 3.4 | Existing Building Massing 32 7.1 | Overview 59 3.5 | Propsed Building Massing 33 7.2 | Roof Plan 60 3.6 | Sections 34 7.3 | Roof Design 61 4.0 | Ground Floor Strategy 35 8.0 | Facade Strategy 62 4.1 | Overview 36 8.1 | Overview 63 4.2 | Foyer & Stair Retention 37 8.2 | Materiality Precedents 64 4.3 | Retail, Community Space & Public Domain 38 8.3 | Materials 65 4.4 | Retail Units 41 8.4 | Proposal - Street Frontage 66 4.5 | Community Space 42 8.5 | Proposal - Green Walls 68 8.6 | Typical Facade Bay - Building A (North) 69 8.7 | Typical Facade Bay - Building A (North East) 70 8.8 | Typical Facade Bay - Building B (East) 71 8.9 | Typical Facade Bay - Building B (North) 72 1.0 | Introduction 1.1 | Overview This Design and Access statement is submitted on behalf of Columbia Threadneedle Investments in support of an application for Full Planning permission at 38-40 Croydon Road, West Wickham, BR4 9HR in the London Borough of Bromley. This submission follows several pre-application discussions which are outlined on the following pages. The proposal seeks to repurpose the site from its current retail use to be primarily residential use with additional retail and community areas. The proposal aims to retain and enhance the heritage value of the existing locally listed two-storey building by removing the lower quality non-original additions and refurbishing the street facing façade to its original streamlined aesthetic. Additionally, the scheme seeks to provide a high quality contextual development through the addition of two levels on top of the existing building, as well as a free-standing building at the rear of the block, of a similar height and scale. The existing car park and hardscaped area in front of the building will be improved through use of high quality materials and an increase in the amount of soft landscaped area and public realm. Additional parking capacity will be created by the inclusion of basement car parking. The document explains the site analysis, design evolution and design principles that have been applied to the development and describes the proposals for the public realm and should be read in conjunction with the application drawings. MATT Architecture | +44 20 3490 1243 087 | 38-40 Croydon Road Design and Access Statement | Page 5 1.2 | Summary of Pre-Application Discussions Pre-Application 1 - July 2018 Pre-Application 1 Addendum - October 2018 Pre-Application 2 - July 2019 The initial scheme proposed to demolish the existing locally listed building and Following feedback from the Pre Application meeting in July, the plans were The design was amended further to address Council feedback. The revised to construct a 6 storey building at the front of the site, plus a 5 storey block at adjusted so that the proposed scheme is offset 1.0m from the boundary in line scheme proposed the retention of significant parts of the original locally the rear of the site, as well as a single storey basement. The proposal would with local policy, and the height of the proposed development at the front of listed building. The height remained at 5 storeys plus basement, providing 70 provide 93 residential units with 1270m2 of retail floor space across ground the site was reduced by one storey. residential units with 993m2 of retail floor space across the ground floor and floor and basement level, with 33 parking spaces at ground level. basement level, with 43 parking spaces at ground level. The revised scheme proposed two 5 storey buildings plus basement, providing The design of the building aimed to use the Art Deco heritage of the site 79 residential units with 645m2 of retail floor space at ground floor, with 30 Other changes included: as a starting point, with a modern interpretation. The design incorporated a parking spaces at ground floor. • A revised approach to scale and massing, with the building set back in line streamlined aesthetic and curved elements which are key architectural features with the existing front façade facing Croydon Road. of the Art Deco style, and the existing building on site. At this stage, a Heritage Appraisal and a Structural Investigation were • All homes will be dual aspect with private amenity space. commissioned. The proposal to demolish the existing building was justified • A greater number of two and three bedroom homes (39% of the total). by findings of both reports, which concluded that although it is possible to • The delivery of two retail units alongside a community use unit that will re- retain elements of the existing building this option is not economically viable or provide the existing community use space. desirable. • An increased number of car parking spaces per home (0.5). MATT Architecture | +44 20 3490 1243 087 | 38-40 Croydon Road Design and Access Statement | Page 6 1.2 | Summary of Pre-Application Discussions Pre-Application 3 - January 2020 Planning Application - November 2020 Following feedback on sketches sent to Bromley in Further to this feedback, the revised design included a The scheme submitted as part of this planning application Externally, the building looks similar to the proposal at Pre- November 2019 which sought to retain and extend the sensitive and complimentary side extension, reduced remains fundamentally similar to the previous design App' 3 and uses the design of the retained portion of the locally listed building, this revised scheme was prepared - in in width to mirror the existing building - with matching submitted in January 2020. The resulting design takes original Art Deco building as a starting point to inform the response to comments made regarding the proposed front brickwork and windows. It retains the majority of the facade on board feedback provided by Bromley and has been rest of the facade. block. of the original part of the locally listed building as well as thoroughly developed by a team of consultants over a some other original fabric and features. period of several months. The envelope design of Building B has been streamlined A further structural assessment confirmed the feasibility of and made more efficient. The previous scheme proposed retaining the facade, staircase and elements of floor slab. Building offsets were increased for the building to the rear As with the previous iteration at Pre-Application 3 the vertical blades of brickwork, which made a sawtooth shape of the site to 5.2m, 4.2m, and 8.7m from the western, proposed design proposes a 4 storey building at the front of in plan. This approach when developed further proved to be Feedback from Bromley November 2019: southern and south eastern site boundaries respectively. the site (with a 3 storey extension), a 5 storey building at the a sub-optimal use of floor space in terms of space efficiency "The proposed front block should be complementary to the rear of the site, and a single level of basement. and compliance with various building codes and regulations. distinctiveness and proportion of the locally listed building. The The scheme proposed a 4 storey building at the front of The revised approach proposed in this scheme improves updated elevation does not fully address our previous the site (with a 3 storey extension), a 5 storey building at The development will aim to provide 61 residential units, upon these aspects, and also creates an opportunity for a comment. In addition, the original part of the locally listed the rear of the site, and a single level of basement. The with 310m2 of Class E retail and 132m2 of community respectful contemporary interpretation of the Art Deco building should be retained. I would suggest the width of the development aimed to provide 62 residential units with area at ground level, as well as shared amenities including heritage of the site.
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