Squire and Partners
Chelsea Barracks Phase 1
Design and Access Statement
11041 07 February 2014 2 Contents
1.0 Introduction 4.0 Design Principles and Evolution 6.0 Accessibility, Social Inclusion and Safety 1.1 Executive Summary 4.1 Development Brief 6.1 Introduction 1.2 Phasing Plan 4.2 Design Vision and Objectives ` 6.2 Transport 1.3 Content Of This Submission 4.3 Key Design Rationale 6.3 Approaches to Buildings 1.4 Overview and Structure of Document 4.4 Alternatives and Design Evolution 6.4 Approaches to Dwellings 1.5 Consented Masterplan 6.5 Circulation within Dwellings 5.0 The Scheme 6.6 Access for Emergency Vehicles 2.0 Site - Context and Appraisal 5.1 Overview of the Proposed Development 6.7 Safety and Security 2.1 Site Location 5.2 Quantum of Proposals 2.2 Site Description 5.3 Use 7.0 Appendix 2.3 Site Photographs 5.4 Scale, Height and Massing 7.1 Mayor’s Housing Standards 2.4 Surrounding Land Uses 5.5 Layout 7.2 Access Statement 2.5 Environmental Analysis 5.6 Site Access and Circulation 7.3 Visualisations 2.6 Prospect, Aspect and Legibility 5.7 Residential Mix 7.4 Relevant Previous Experience 2.7 Surrounding Scale, Character and Materials 5.8 Building Character and Appearance 7.5 Client and Professional Team 2.8 Site Constraints 5.9 Landscape and Public Realm 7.6 Drawing List 5.10 Parking, Servicing and Refuse 7.7 Planning Application Drawings 3.0 Consultation and Community Involvement 5.11 Site Management 3.1 Introduction 5.12 Highways and Pedestrian Realm Strategy 3.2 Statutory Consultation 5.13 Key Sustainability and Renewable Energy Commitments 3.3 Community and Stakeholder Consultation 5.14 Adherence to Parameter Plans
3 1.0 Introduction
1.1 Executive Summary
1.1.1 This document relates to the development of buildings 1, 2 and 3 within the proposed masterplan for the redevelopment of the former Chelsea Barracks.
1.1.2 The proposed buildings respond to the principles underpinning the masterplan concept and have been developed with reference to the parameter plans and design code approved by the hybrid planning permission.
1.1.3 The design was established by setting design principles and developing these into design concepts. The scheme evolved through consultation with the design team, the Local Authority, Statutory Consultees, key stakeholders and the local community resulting in the proposed development which is described in detail in this document.
1.1.4 Buildings 1, 2 and 3 are to be residential buildings providing a total of 74 private residential units. The buildings sit within landscape proposals already consented as part of the masterplan. Entrance to car parking and site servicing will be incorporated into Building 3.
1.1.5 The buildings occupy a location on the corner of the former Chelsea Barracks site at the junction of Chelsea Bridge Road and Pimlico Road.
1.1.6 The building designs have been developed in accordance with the principles of the masterplan. It also achieves the key requirements of the development brief for major new buildings for Project Blue in the UK.
Fig 1 - Illustrative Image from Junction of Pimlico Road and Chelsea Bridge Road
4 1.2 Phasing Plan
1.2.1 Building 1, 2 and 3 will represent Phase 1 of the development.
1.2.2 Phase 1 and the remainder of the development phases as currently envisaged are shown on the Phasing Plan at Fig. 2 which has been submitted to Westminster City Council for approval.
1.3 Content Of This Submission
1.3.1 This Reserved Matters application will therefore be concerned with the siting, design, access and landscaping of Phase 1 to the extent not approved by the hybrid planning permission.
1.3.2 This application seeks approval for the following Reserved Matters in phase 1:
- The siting, design and external appearance of the buildings;
- Vehicular and pedestrian accesses to the buildings and the servicing and parking arrangements;
- Details of the landscaping proposals immediately adjacent to and in-between blocks 1 and 2, and 2 and 3, where not approved previously.
Fig 2 - Masterplan - Phasing Plan
5 1.4 Overview and Structure Of Document
1.4.1 This document explains and justifies the masterplan proposals for:
• Three residential buildings providing a total of 74 units;
• 26,250 square metres (m2) of residential floorspace including ancillary residential spa facility at basement level;
• 272 square metres of Use Class A1/A2/A3 retail use in building 1;
• 10,360 square metres of ancillary parking, circulation, servicing and shared plant.
1.4.2 This Design and Access Statement describes the design process for Phase 1 of the development of the Chelsea Barracks masterplan and adopts the format recommended by the Commission of Architecture and the Built Environment guidance, Design and Access Statements: How to write, read and use them (2006).
1.4.3 This document also complies with the requirements of the Town and Country Planning (Development Management Procedure) Order 2010 (“DMPO”) and the guidance in the Department of Communities and Local Government Circular 01/06; as well Greater London Authority’s (“GLA”) documents: The London Plan, Accessible London: Achieving an Inclusive Environment of the London Plan Supplementary Planning Guidance (April 2004), the Mayor of London Access Statement Content Guidance.
1.4.4 It has also been written following Westminster City Council’s Guidance: Westminster City Council Guidance Note on Design and Access Statements, Westminster City Council Inclusive Design and Access Supplementary Planning Guidance to the Design and Access Statement.
1.4.5 In this document, Section 2.0 outlines the Site for Phase 1 and Building 1 Building 2 Building 3 its relationship to the masterplan and adjacent context. Section 3.0 outlines the approach to and process of statutory and public consultation. Section 4.0 describes the development brief, strategic aims and influences for the proposed buildings. Section 5.0 discusses layout, amount, appearance, use, landscaping and scale of the development proposals and is accompanied by an overview of issues such as typology, servicing and pedestrian movement. Section 6.0 incorporates an Access Statement prepared by Jayne Earnscliffe.
1.4.6 Please note all figures, computer generated images (CGI) and illustrations are for illustrative purposes only and only those drawings listed in appendix 7.6 are submitted for planning consent. Fig 3 - Illustrative Plan Showing Reserved Matters Application Within Masterplan
6 1.5 Consented Masterplan
1.5.1 The former barracks site is located on a 5.18 hectare (ha) triangular piece of land bordered by Chelsea Bridge Road, Pimlico Road, and Ebury Bridge Road, and its Northern boundary abuts residential gardens to houses on Bloomfield Terrace, Ranelagh Grove, and St Barnabas Street.
1.5.2 The site also includes 107A Pimlico Rd, which currently has sited on it a warehouse building accessible by Dove Walk. Taken together, the area of the hybrid planning permission boundary comprised 5.30 ha.
1.5.3 The site lies entirely within the boundary of Westminster City Council (“WCC”). Chelsea Bridge Road forms the boundary between WCC and the Royal Borough of Kensington and Chelsea (“RBKC”).
1.5.4 The aim of the masterplan was to provide a scheme for the former Chelsea Barracks site that relates in a constructive and sympathetic manner to its location in the city.
1.5.5 The masterplan identified that London has had a distinctive growth pattern, leading to a loose structure broadly based around historic villages and the ownership pattern of the great estates. It is these great estates that have produced memorable domestic urban environments, usually centred on a garden square.
1.5.6 The structure of the traditional city makes use of a simple palette of public and private spaces – streets, squares, crescents, mews, courts, etc.
1.5.7 The site provides an opportunity to re-examine these distinctive urban elements and create a new, modern ‘great estate’ to make an environment that links to and repairs the surrounding areas. In order to do this, the masterplanners have examined the immediate context as well as codifying the urban types that might be relevant.
Fig 4 - Illustrative View Of Masterplan
7 1.5.8 The proposed masterplan is intended to create a variety of streets and spaces accommodating a mix of uses and activities, which will seamlessly connect this area of London to the existing urban pattern.
1.5.9 The following list sets out the key aspirations identified by the Community masterplan team and agreed during the public consultation: Gardens Orchard Square • A permeable layout of streets and spaces
• Diversity of scale and character Garrison Square
• Balance between building height, footprint and viability
• Recognition of the historic axis of Ranelagh Grove
• Houses on the rear boundary
• Retention of the Garrison Chapel
• Views of St Barnabas’ spire Bourne Square Ebury Bridge • Orientation of public spaces to sun and wind Square
• Water courses as a memory of the Westbourne river
• Servicing and car access at street level
• An exemplar of sustainable development. Bourne Walk Entry Square Garden Square
Fig 5 - Illustrative Masterplan - Open Spaces
8 1.5.10 The Design Code was submitted as part of the planning application for the masterplan at Chelsea Barracks and contains descriptive and technical ‘rules’ for future development on the site.
1.5.11 The Design Code sets out a Design Vision for the masterplan as well as describing the ‘fixed’ aspects of the masterplan and the ‘flexible’ elements.
1.5.12 Subjects covered in the document include the layout of buildings, routes, open spaces, access points, scale of buildings, landscaping and appearance of buildings.
1.5.13 The parameter plans illustrate flexible constraints regarding the size and location of buildings within the masterplan using a variety of coded drawings. These drawings illustrate possible buildings in terms of fixed and flexible geometry and set out the rules for future development in terms of building height, plan size and location. Along with the Design Code, these define a zone for architectural style and articulation. Fig 6 - Example of Consented Parameter Plan
1.5.14 The Parameter Plans and Design Guidelines are not intended to provide detailed architectural solutions for the redevelopment - rather they act as the framework guiding how individual phases will be brought forward and how the principles of the masterplan will be applied.
1.5.15 Applications will be made to WCC for approval of reserved matters comprising the detailed design for each part of the development as it proceeds.
1.5.16 The maximum footprint and height of each building is fixed by the outline planning application, with matters of design being the subject of further approval in accordance with the parameters set by the Parameter Plans and in accordance with the Design Guidelines.
1.5.17 The hybrid planning application supporting material also contained illustrative information which depicted possible development within the design code and parameter plans. Examples of these are shown in the adjacent images.
Fig 7 - Example page from submitted Design Code
9 Fig 8 - Illustrative View of Garrison Square Fig 9 - Illustrative View of Orchard Square Fig 10 - Illustrative View of Orchard Square
Fig 11 - Illustrative View of Entry Square Fig 12 - Illustrative View from Chelsea Bridge Road
10 2.0 Site - Context and Appraisal
2.1 Site Location
2.1.1 Buildings 1, 2 and 3 are located on a prominent position within the Chelsea Barracks masterplan at the corner of Pimlico Road and Chelsea Bridge Road.
2.1.2 The site is located in the heart of Chelsea, in front of Royal Hospital Chelsea and a short walk from Sloane Square tube station.
2.1.3 Phase 1 includes the Entry Garden and Bourne Square within the consented masterplan. These new public spaces will link this phase of the work with the existing urban pattern of the area and the rest of the masterplan.
2.1.4 Phase 1 incorporates the current Site entrance off Chelsea Bridge Road. The consented masterplan allows for adaptation of this vehicular entrance.
Fig 13 - Aerial View of Chelsea Barracks
11 Fig 14 - Adjacent buildings on Pimlico Road from site Fig 15 - Margaret Thatcher Wing of Royal Hospital on Chelsea Bridge Road Fig 16 - Houses on Bloomfield Terrace behind the site
Fig 17 - Panorama of existing trees along Chelsea Bridge Road looking towards site of buildings 1 and 2
12 2.2 Site Description
2.2.1 The South West elevation on Chelsea Bridge Road has a grand scale and is dominated by a long line of tall and mature London plane trees. This road forms the boundary between the two Local Authorities, WCC and RBKC.
2.2.2 In front of the trees are the existing listed railings from the original 1860s Barracks which were Grade II listed in November 2009. These railings extend along the whole length of Chelsea Bridge Road and return up Pimlico Road.
2.2.3 The plot is rectangular with a further rectangular extension to the north east. It measures approximately 168 m long by 59 m at its narrowest, expanding to approximately 115 m at its widest. It is 1.123 hectares in size.
2.2.4 Phase 1 forms approximately a third of the frontage of the masterplan Site to Chelsea Bridge Road and all of the frontage to Pimlico Road.
2.2.5 Building 1 will have a dual aspect over both Pimlico Road and Chelsea Bridge Road whilst building 2 will overlook both Chelsea Bridge Road and Pimlico Square. Building 3 will have a short elevation to Chelsea Bridge Road and a principal aspect to the Entry Garden.
2.2.6 The main pedestrian route through the Site is proposed immediately adjacent to building 3.
2.3 Site Photographs
2.3.1 This page and those preceding show photographs of the site in its existing condition.
Fig 18 -View towards junction of Pimlico Road and Chelsea Bridge Road from within site
13 2.4 Surrounding Land Uses
2.4.1 The predominant land use in the immediate area is residential with most of the buildings occupied by either houses or flats.
2.4.2 Moving along Pimlico Road the uses become more varied with retail and restaurants at lower floors. The defining characteristic of Chelsea Bridge Road is the large green space at Ranelagh Gardens and the Royal Hospital Chelsea. These elements are complemented by the boulevard of trees along Chelsea Bridge Road which also adds aesthetic value to the application site.
Fig 19 - Existing Surrounding Land Uses
14 2.5 Environmental Analysis
2.5.1 The prevailing wind is from the south-west across Chelsea Bridge Road towards the site.
2.5.2 The site is orientated so that Chelsea Bridge Road lies in an approximately south-easterly line.
2.5.3 Chelsea Bridge Road is a long straight road (the Chelsea Barracks masterplan site boundary is approximately 400 m long) with a bus lane. It therefore creates the majority of the traffic noise experienced on the site.
2.5.4 Pimlico Road is also reasonably well trafficked and forms part of several bus routes. As such it also creates a fair amount of traffic noise.
Fig 20 - Sunpath and Wind Direction Fig 21- Principal Transport Routes 2.5.5 One of the most significant environmental constraints on Phase 1 of Chelsea Barracks is the boulevard of trees along Chelsea Bridge Road. These large existing trees sit approximately 3.2 m from the site boundary behind the existing retained listed railings. The site boundary is approximately 12 m away from the proposed line of the facades to buildings 1, 2 and 3.
2.5.6 The prevailing wind is from the southwest across Chelsea Bridge Road towards the site.
2.6 Prospect, Aspect and Legibility
2.6.1 The surrounding streets are relatively flat but the prominence of the site remains high due to its location and scale. The Site has been largely cleared since the military vacated in 2008. This means that the masterplan site appears as a large empty plot in south west Central London.
2.6.2 The Site addresses two major public roads and has long views over south west and Central London.
2.6.3 The consented masterplan establishes the principle for development on the Site and as such confirms the proposed legibility of the proposals. The proposed buildings in Phase 1 of the redevelopment will be visible from the public open space Fig 22 - Key Vehicle Routes Around Site Fig 23 - Map Showing Nearby Open Green Spaces at Ranelagh Gardens, the listed buildings of the Royal Hospital Chelsea and from neighbouring streets.
15 2.7 Surrounding Scale, Character and Materials
2.7.1 The surrounding buildings present a wide variety of scale, typology and age, with large-scale residential development on the opposite side of Pimlico Road and two, three and four storey buildings in Bloomfield Terrace.
2.7.2 The architectural character of the area is partly defined by the Grade I listed Royal Hospital, located on the other side of Chelsea Bridge Road. It was designed by Sir Christopher Wren and founded by Charles II to treat soldiers in the late 17th Century.
2.7.3 The most recent addition to the hospital complex is the Margaret Thatcher Infirmary which was opened in 2009 and is the nearest built neighbour to the Site on Chelsea Bridge Road.
2.7.4 Next to The Royal Hospital are Ranelagh Gardens, Grade II listed, which are part of the 18th century pleasure gardens by the same Fig 24 - Chelsea Bridge Road Fig 25 - Royal Hospital Chelsea name.
2.7.5 The North West Elevation of the Site to Pimlico Road has a rich variety of apartment buildings, terraced housing and buildings with ground floor retail use. Most of the buildings are between four and six storeys high, except for the junction of Pimlico Road and Chelsea Bridge Road where there is a taller building of nine storeys.
2.7.6 The majority of buildings facing the site are brick, except for a rounded art deco corner of Wedderburn House with its large glazed windows. Most of the buildings have retail use at street level and residential on the floors above.
2.7.7 On the axis of Ranelagh Grove, the consented masterplan proposes a pedestrian link connecting to a linear garden running south-west to Chelsea Bridge Road called the Entry Garden. This is a highly managed garden that will create an attractive public space for pedestrian circulation through the site. Building 3 has its longest facade onto this garden and we will accommodate the main reception entrance for Phase 1.
Fig 26 - Wedderburn House Apartment Building on Pimlico Road Fig 27 - Bloomfield Terrace
16 2.8 Site Constraints
Planning Constraints 2.8.1 The Site is located adjacent to two conservation areas and has some listed buildings located nearby as well as the listed railings and Garrison Chapel in later phases of the redevelopment.
Masterplan 2.8.2 In addition to statutory constraints, the Site is located within the wider vision for Chelsea Barracks. As previously described, the hybrid planning permission defines the physical sizes and locations of proposed buildings as well as establishing rules for the appearance and articulation of the building facades. In addition, the planning permission establishes the location of one of the entrances to the basements at the ground floor of building 3.
Listed Railings Fig 28 - Protection to Listed Railings as seen from site Fig 29 - Listed Railings as seen from site 2.8.3 Surrounding part of the barracks there is the original railing dating back to the 1860s. Railings of this kind are an unusual feature and due to their completeness they were Grade II listed. They feature a physical barrier to the site and therefore affect and define the frontages and access to the buildings and the proposal. Changes to the listed railings were consented in the masterplan hybrid planning permission to allow openings to be created.
Trees 2.8.4 As the existing mature trees along Chelsea Bridge Road are the subject of Tree Preservation Orders, the basement and the piling system has been designed in order to protect and ensure that the roots and canopy are not affected and their health is not jeopardized.
Fig 30 - Existing trees at corner of Chelsea Bridge Road and Pimlico Road Fig 31 - Existing trees along Chelsea Bridge Road
17 Conservation Areas 2.8.5 Although the site itself is not within a conservation area, it is flanked by the Belgravia Conservation Area (in WCC) to the north and Ranelagh Gardens to the southwest which is part of the Royal Hospital Conservation Area (in RBKC).
Listed Buildings on Site 2.8.6 The railings adjacent to buildings 1, 2 and 3 on Chelsea Bridge Road and Pimlico Road are listed.
2.8.7 The Garrison Chapel, first considered for but refused listing in 2009, was given Grade II listed status in March 2011. While always considered to be a heritage asset due to its social significance as the original Victorian military chapel, the building was listed specifically in relation to the four Victorian tiled panels in its interior commemorating the deaths of private soldiers which have been recognised as war memorials. It is a key part of the consented masterplan although its final use and any alterations to its appearance are not part of this Reserved Matters application.
Listed Buildings and Registered Gardens near the site 2.8.8 The Royal Hospital was designed by Sir Christopher Wren in the late 17th Century and is Grade I listed. It is located across Chelsea Bridge Road from buildings 1, 2 and 3 within the masterplan. Together with Burtons Court, which dates from the same period, the Royal Hospital partly defines the architectural character of the area.
2.8.9 Ranelagh Gardens, to the south east of the site, is Grade II Fig 32 - Map Showing Conservation Areas and Listed Buildings Near The Masterplan Site Registered and appears on English Heritage’s Register of Parks and Gardens of Special Historic Interest.
2.8.10 Bloomfield Terrace is a complete street of Grade II listed villas which were designed by John Newsom and built in the early 1840s. Whilst this street is not immediately adjacent to the Phase 1 application site it forms a large part of the nearby historic context.
2.8.11 Although several streets away from the site, St Barnabas Church is Grade I listed and dates from 1850. It has a spire that is more than 50m from the ground and is visible from the site.
18 3.0 Consultation and Community Involvement
3.1 Introduction
3.1.1 A protocol for community and statutory consultation was established in agreement with the Applicant and WCC during the masterplan process. A commitment was made at that time to continue the ethos of this throughout the Reserved Matters applications and later stages of the masterplan implementation.
3.1.2 Building upon the relationships established during the masterplan stage, the consultant team were able to re-engage with both the community and statutory consultees early in the Reserved Matters design process thus ensuring their involvement in the design development. Fig 33 - October 2013 presentation Fig 34 - Drop-in event November 2013 - design team presentation 3.1.3 An outline description of the statutory consultation is given below but more detail can be found in the accompanying application submission covering letter.
3.1.4 Similarly, a summary of the community consultation follows but full details of community consultation can be found in the Statement of Community Involvement, prepared by the community engagement consultant, Soundings.
3.2 Statutory Consultation
Westminster 3.2.1 The first engagement with the local authority regarding the Reserved Matters application for buildings 1, 2 and 3 was an informal discussion with the planning officer on 30 October 2013. At this meeting the principle of the submission, the proposed community engagement strategy, initial design approach and timescales were discussed.
3.2.2 It was suggested that more detailed engagement with the design and senior officers should occur when design proposals had developed further. In summary the meeting appeared to offer broad local authority support for the proposals in Phase 1.
Fig 35 - Drop-in event December 2013 Fig 36 - Drop-in event November 2013 3.2.3 The next engagement with WCC included councillors and senior officers on 7 November 2013. At this meeting initial design proposals were tabled and general support for the design direction was expressed. Public consultation and engagement was noted as an important step in developing the design.
19 3.2.4 The formal pre-application meeting for this phase of the Reserved 3.3 Community and Stakeholder Consultation - Present the evolution of the design in a clear and straightforward Matters was held on 17 December 2013. manner that allowed people to contribute and respond in an 3.3.1 Consultation has been an important part of the process in the informed way 3.2.5 Discussions in the meeting centred around the overall design of the development of the Chelsea Barracks. Public consultation has been building with particular emphasis on the façade. Officers were also conducted by Soundings and a full account of the consultation and - Understand and record local aspirations as well as areas of keen to understand the nature of materials that would be used. feedback can be found in the Statement of Community Involvement, support or concern relating to the proposals which forms part of the planning application submission. 3.2.6 In October initial sketches of the scheme were presented and then 3.3.7 The consultation process was delivered from November 2013 to in December, a more detailed, finalised scheme was presented 3.3.2 Public involvement and consultation on Chelsea Barracks Phase 1 January 2014, showing the design evolution as it progressed from to Head of Design and Conservation and the Case Officer who began in November 2013. Prior to this, there has been an ongoing sketch design through to detailed design. commented that it was a “well developed scheme”, had been consultation on Phase 0, site preparation works, since September “articulated well” and had no problems with the architecture. 2013, which has helped to provide a platform for the consultation of November 2013 Phase 1. The consultation process was developed to coincide with 3.3.8 The design team presented their sketch design proposals for 3.2.7 The Applicant also provided feedback in relation to the regular and inform the key stages of design development. the 3 buildings that make up Phase 1 to the monthly RLG/CLG Resident Liaison Group and Community Liaison Group meetings meeting. A public drop-in event was also held which included short that had been undertaken since October. Further details of the 3.3.3 A number of different consultation methods were used to presentations by members of the design team, followed by a Q&A comments received during the RLG and CLGs are summarised encourage participation and capture feedback on the proposals session. in the following section and can be found within the Statement of as they evolved, these included public ‘drop-in’ events at various Community Involvement which accompanies this application. locations around the site and information leaflets were circulated to 3.3.9 November presentations included: keep the local community informed through the process. A project Mayor of London website was established to provide information and updates, as well - An explanation of the Masterplan and parameter plan 3.2.8 A presentation was made to members of the Greater London as downloadable consultation material. - Information about the ongoing Phase 0 site preparation works Authority (GLA) at City Hall on 25th November 2013. The scheme - Reserved Matters Applications explained shown was identical to that presented to WCC on 7 November 2013. 3.3.4 A Resident Liaison Group (RLG) and Community Liaison Group - Explanation of Squire and Partners approach to design (CLG) was formed 2009 as part of the original consultation for - Precedent studies on details and architectural expression 3.2.9 Discussion at the meeting touched on design as well as more the Masterplan. It was reconvened in November 2013 for Phase - Sketch designs of the building façade general planning issues, marketing of the development overseas 1 with many familiar faces as well as some new members, - The expression of the penthouse in sketch proposals and in the UK and likely future occupation of the buildings. bringing together local residents associations, community groups, businesses and service providers in the area to act as a sounding December 2013 Design Review Panel board for the proposals as they progressed and provide a forum to 3.3.10 The design team presented their detailed design proposals for 3.2.10 One commitment made by the Applicant during the masterplan discuss the project with representatives from PB and the design the 3 buildings that make up Phase 1 to the monthly RLG/CLG phase was to continue with the internal design review panel during team. meeting. A public drop-in event was also held which included short the later phases and Reserved Matters applications. presentations by members of the design team, followed by a Q&A 3.3.5 Representatives of PB and the design team have attended all session. 3.2.11 Three of the original panel members - Ben Bolgar, Peter Stewart key consultation events with the community and stakeholders to and Peter Murray attended two design reviews during the design understand any issues and hear feedback firsthand. 3.3.11 December presentations included: stage for this planning submission. Community Consultation Process - An explanation of the Masterplan and parameter plan 3.2.12 At the first meeting on 29 November 2013 the initial design 3.3.6 The approach to consultation was devised to aid the development of - Reserved Matters Applications explained studies were presented and discussed. Comments on the scheme the proposals. The consultation process set out to: - Explanation of Squire and Partners approach to design included: - Typical floor plans - Facilitate direct and constructive dialogue between local - Detailed façade articulation and materiality studies - Richness in facade design welcomed residents, stakeholders, PBDL and the design team - Contextual 3D images - Penthouse requires more refinement - 3D images of open spaces between buildings - Consideration to be given to introduction of non-rectilinear forms - Encourage the community to engage in the process through the - Penthouse design study with 3D imaging. - Consider mitigating repetition along Chelsea Bridge Road use of different outreach methods and events - Consider penthouse design in relation to views from Royal Hospital.
20 January 2014 3.3.12 The final meeting focusing on Buildings 1-3 followed a similar format to the previous meetings. Discussion topics relating to the phase 1 designs included: - Design development of the penthouses on buildings 1-3 and compliance with parameter plans - Discussion on material choices, details and changes to balconies - Planning application submission and anticipated dates for a planning decision
Drop-in Exhibition Overview 3.3.13 Four sets of drop-in exhibitions have been staged since October 2013. The first detailed the site preparation works and anticipated timelines for the demolitions, ground-works and secant piling. The three subsequent events focused on the designs for Phase 1. All were attended by Soundings together with representatives of the architects, planning consultants and the Applicant as required.
3.3.14 At the drop-in events in January 2014 the architects presented their final scheme and this was followed by and chaired Q&A session. Fig 37 -Illustrative View of Hybrid Planning Permission from Royal Hospital Chelsea The exhibition and presentation included: - Information on materials, architectural details, historic & contemporary precedents for buildings 1-3 Broad contextual images and a model showing the relationship of the Buildings 1-3 proposals with the existing street scape - CGI’s/Renderings of street scape and landscaping proposals, elevations and architectural details for Buildings 1-3.
Feedback and Reaction 3.3.15 Throughout the consultation process the design proposals have received a high level of support as can be seen from the tables below. More details and comments can be found in the Summary of Community Engagement that is submitted with this application.
3.3.16 Throughout the consultation process the design proposals have received a high level of support with 70% approval being returned on feedback forms. The response at RLG/CLG meetings have similarly been positive with most people expressing their happiness that the site is being developed after a long period of inactivity. A minority have expressed concerns about the style of architecture, Fig 38 -Illustrative View of Reserved Matters Application Scheme from Royal Hospital Chelsea materiality or scale, but it is felt that the overall support of the designs is an endorsement of the final proposal.
21 – The creation of a clear and concise project brief and the 4.2.7 With regard to architectural language the client development brief 4.0 Design Principles and management of the project to this brief established the following criteria: – The inculcation of the project aspiration into the team Evolution – The creation of a sustainable development both in an architectural - Architecture that is likely to have a predominantly orthogonal sense (enduring) and an environmental sense. arrangement in plan, section and elevation. 4.1 Development Brief 4.2.5 The Design Vision for the subject of this Reserved Matters - Solid to predominate over void below cornice level, generally with 4.1.1 The Applicant has been consistently clear that the first phase of the Application, Phase 1, is defined by a further set of aspirations and individual windows and not large continuous expanses of glazing. Chelsea Barracks redevelopment should help to confirm, develop objectives. These are: and establish the quality and feel of the masterplan. 4.2.8 The brief also identified elements for which the London residential - Create an exemplar residential development that others strive to tradition does not offer obvious models and which require particular 4.1.2 Having explored the possible design of Phase 1 in a feasibility replicate area of London. attention. These included: during 2011 the masterplan team were able to assist the Applicant in crystallising the brief and vision for the first Reserved Matters - Create residential layouts that reflect and respond to the lifestyle - The assimilation of the London residential tradition to the Application. and demands of purchasers. requirements of the large modern apartment building. Those at Chelsea Barracks are seen as modern apartment buildings, not 4.1.3 The brief for this first phase was developed by the Applicant - Create layouts, details and designs that delight, inspire and excite mansion blocks or large houses or palazzos, although those other in conjunction with their sales consultants, advisers and the purchasers. typologies may inform the designs. But if this implies freestanding masterplanners and built upon the principles established by the blocks, this is in tension with the precepts of ‘streets and squares’ consented masterplan and explored in the 2011 feasibility study. - Design elevations that frame the spaces and squares in a quiet, urbanism in which freestanding buildings are generally special harmonious way. elements rather than typical elements. 4.1.4 The development brief for Phase 1 can be summarised in three key goals: - Create evolutional compositions that successfully address and - The treatment of the set back floors defined by the parameter - Deliver value to the client body negotiate scale and proportions in relation to spaces. plans, for which the traditional mansard or attic storeys may not be - Enhance the setting of this part of Central London the most suitable model. - Deliver a world-class sustainable residential development. 4.2.6 In addition to this the client development brief for this phase sets out aims for the architecture of Chelsea Barracks which should 4.3 Key Design Rationale 4.2 Design Vision and Objectives demonstrate: 4.3.1 In conjunction with the proposed development brief and resultant 4.2.1 In order to meet the development brief the following objectives - Harmony: of parts to each other and to the whole, in respect of vision and objectives, the following key design rationales were were established: visual relationships and affinities within each building and from one employed for the design of buildings 1, 2 and 3 within Phase 1: building to another across the development. 4.2.2 Deliver value to the client body: - Provide a distinct base, middle and top. - Quality of design that creates a desire and aspiration to live at - Individual variety but within overall order and consistency. Chelsea Barracks. - To design the buildings as a composition with commonality across - Dignity and restraint. all elevations. 4.2.3 Enhance the setting of this part of Central London: - Extensive stakeholder consultation process which will inform the - Authenticity: the plans, sections and elevations of the buildings - Locate living areas and amenity within all three buildings to exploit development of the scheme. should be coherently related to each other. views onto newly created and existing open space. – The development of varied architectural styles, public realm design and residential typologies that complement the local - Familiarity: rooted in the historic context while representing the - To use high quality and contextual materials incorporating stone, character and sense of place. spirit of the age. bronze and glass to compliment the materials of the local area and – The understanding of the historical context of the use of the site Central London. – The connection of the site to the surrounding area to contribute and enhance the local community. - Locate retail frontage onto Pimlico Road.
4.2.4 Deliver a world-class sustainable residential development: - Locate residential entrances in order to enhance the elevational – The appointment of the leading professional team with relevant composition whilst providing optimum utility for building users. expertise and capability
22 4.4 Alternatives and Design Evolution
4.4.1 In 2011 Squire and Partners began to explore initial conceptual designs for apartment buildings within the consented masterplan. These initial ideas were based on detailed surveys of existing surrounding buildings and analysis of their composition. A key precedent - both due to its scale and its nearby location - was Eaton Square.
4.4.2 Eaton Square is composed of several large residential blocks initially constructed as single houses but now mostly converted into apartment buildings. Each of these large blocks exhibits particular characteristics including vertical hierarchy (base, middle and attic) as well as horizontal rhythm (porticos, pediments, columns and verandahs).
4.4.3 Our initial design work took these ‘rules’ and applied them in a contemporary manner to the massing that the consented Fig. 39 - Eaton Square masterplan affords. The images here show the precedent of Eaton Square alongside the 2011 conceptual design.
4.4.4 Late in summer 2013 Squire and Partners were appointed to develop designs for submission of a Reserved Matters application for Phase 1 of the development. A changing residential market and evolving client requirements led to some key changes to the brief.
Fig. 40 - Sketch Of Conceptual Design
23 4.4.5 Analysis of Eaton Square had led to development of building 2 as a terrace of three ‘pavilions’ each with its own core and with a party wall dividing each ‘pavilion’ from the next. In turn this led to an elevational concept based on the three ‘pavilions’. As a consequence of the division of the building into three sections, a long entrance lobby was required along the elevation to Bourne Square.
4.4.6 The applicant revisited their residential brief and asked us to consider how we could change the residential mix to provide fewer large units and slightly more small units within Phase 1. Coupled with the acknowledgement that the large entrance lobby in building 2 was not efficient and was challenging in terms of design, it was agreed to explore omission of one core and therefore amendment of the floorplan.
Fig. 41 - Plan Diagram of Ground Floor - 2011 Conceptual Design
Fig. 42 - Plan Diagram of Ground Floor - Current Proposal
24 4.4.7 Identification of preferred locations of principal rooms in the block plan - shown diagrammatically here - led to an ordered approach for the plan of the buildings. ‘Important’ rooms such as reception rooms and master bedrooms are thus located either in the centre of a block or on the corners. This plan led in turn to an elevational expression of these room uses, the development of which is discussed in a following section of this document.
Fig. 43 - Diagram Showing Locations of Key Aspects Within Block Plans
Fig. 44 - Diagram Showing Locations of Key Rooms Within Block Plans
25 Facade Precedents
4.4.8 Whilst exploring development of the block plan and organisation of the apartment buildings we also considered precedents for the exterior treatment of the proposals.
4.4.9 Central London precedents such as The Wolseley on Piccadilly, One Great George Street and Selfridges on Oxford Street were added to a repertoire of references including Carlton House Terrace, Eaton Square and Wilton Crescent to explore proportion, materiality, detail and hierarchy.
4.4.10 What many of these precedents have in common is a detailed and articulated approach to their facades, resulting in a layered and extremely rich elevation. In addition, stone appeared to be an appropriate response for buildings of this scale.
Fig. 45 - The Wolseley Fig. 46 - Carlton House Terrace, The Mall
Fig. 47 - One Great George Street Fig. 48 -Wilton Crescent
26 4.4.11 Taking cues from analysis of the block plan and from local and Central London precedents, we developed sketch bay designs for the two key elements of the facade - primary (living rooms and other principal spaces) and secondary (bedrooms etc.)
4.4.12 As ideas for the elevations developed the plan generated an ordered and historically-based design. When the two bays were arranged - according to the organisation of the plan - along the facade, a symmetrical and ordered elevation was generated.
4.4.13 The bays were developed also in terms of their vertical hierarchy which took Eaton Square and others as its starting point and allowed expression of base, middle and top.
4.4.14 Many iterations and options were produced during this stage of the design work and some developmental sketches for the building elevations during the early stages of the design are shown on this page and the next. Fig. 49 - Initial Sketch Elevation Design
Fig. 50 - Initial Sketch Elevation Design
27 Fig. 51 - Sketches Showing Initial Ideas for Living Rooms (L) and Bedrooms (R) Fig. 52 - Initial Sketch Perspective
28 5.0 The Scheme
5.1 Overview of Proposed Development
5.1.1 The three proposed buildings are each ground plus five storeys in height, with set-back seventh and eighth penthouse floors above.
5.1.2 The larger central building is book-ended by the two smaller buildings, the long edge of each building runs perpendicular to the long edge of the building adjacent.
5.1.3 Under all three buildings are two levels of basement containing a mixture of residential accommodation and residential amenity, and car parking accessed via a ramp located in the southernmost building.
5.1.4 Between the buildings, and at the north-western corner of the site, is publicly accessible open space designed to complement the setting and the consented Public Realm Design (11/12403/OUT).
Fig. 53 - Illustrative CGI From Pimlico Road Looking Into Bourne Square
29 5.2 Use
5.2.1 The principal land use within the development is residential (C3) with supporting management, servicing and amenity areas. There is a residents-only spa located in the basement which is ancillary to the residential floorspace. In addition there is a small retail unit on the corner of building 1 adjacent to Pimlico Road.
5.3 Quantum of Proposals
5.3.1 The quantity of each use is as follows:
Residential (Class C3) 26,260 sqm GEA
Retail, cafe etc. (Class A1/2/3) 272 sqm GEA
Ancillary management and supporting 10,360 sqm GEA facilities, car parking, circulation, servicing and plant.
5.3.2 The scheme provides a total of 74 new homes. The unit mix is shown in section 5.7.
Fig. 54 - Illustrative CGI From Chelsea Bridge Road (Trees Omitted For Clarity)
30 5.4 Scale, Height and Massing
5.4.1 The height and mass of the buildings is accommodated within the consented maximum parameters and articulation zones.
5.4.2 The masterplan established a mean datum of 6 storeys across the whole site, reflecting the height of buildings in the area, buildings on Ebury Bridge Road, in Cadogan Gardens, on Buckingham Palace Road and elsewhere.
5.4.3 The masterplan also determined that above the datum, two-storey penthouses were set back to create terraces.
5.4.4 The existing residential buildings to the southeast of the site on Chelsea Bridge Road are large apartment buildings of 6 - 7 storeys. Buildings 1, 2 and 3 benefit from a view of Ranelagh Gardens, and are partly viewed through the existing listed railings and the row of mature plane trees along Chelsea Bridge Road.
Fig. 55 - Illustrative CGI From Junction of Chelsea Bridge Road and Pimlico Road
31 5.4.5 The building opposite the site on Pimlico Road is seven storeys tall. The other buildings on the street vary in height and scale (some smaller, some larger); the corner of Pimlico Road and Chelsea Bridge Road (building 1) was thus seen as an appropriate site for an eight storey building.
5.4.6 Articulation of scale across the three proposed buildings is achieved through use of hierarchy in the elevations. This applies both horizontally and vertically. Horizontally, the buildings uses two key elevational bays to create a rhythm which breaks down the scale. This rhythm expresses uses inside the buildings and is used symmetrically on all building elevations. This helps to break down the scale of the buildings into perceptible components.
Fig 56 - Illustrative View from Holbein Place
32 5.5 Layout
5.5.1 The layout of the three buildings is consistent with the consented masterplan. Building 1 is located on the corner of Pimlico Road and Chelsea Bridge Road. Building 2 is located on Chelsea Bridge Road with its alternate face overlooking the consented and newly created Bourne Square. Building 3 is located on Chelsea Bridge Road adjacent to the vehicular entrance to both the first phase and the entire site.
5.5.2 Buildings 1 and 3 are designed around a single central core that serves all floors. Building 2 has two cores in the central portion of its plan. The reduction in the number of cores in this building from three to two created a more efficient plan which in turn helped to generate the facade composition.
5.5.3 At ground floor of building 1 the main entrance is located on the rear corner adjacent to Pimlico Square and Dove Place. There Fig. 57 - Ground Floor Plan is a service entrance adjacent to the vehicular pull-in off Pimlico Road. A small retail unit is located on the corner of Dove Place and Pimlico Road. Residential units are located overlooking Chelsea Bridge Road.
5.5.4 The consented design code states that
“The three apartment buildings facing Chelsea Bridge Road (Plots P02, P07 and P19) provide the opportunity for dual/ through entrances with pedestrian access possible from the street frontage and vehicular drop off and access also on the semi private court side. These entrances could be connected with a through lobby across the depth of the building plot.”
5.5.5 Therefore the ground floor of building 2 is bisected by a large lobby which spans from the front elevation overlooking Chelsea Bridge Road to the rear elevation overlooking Pimlico Square. The two cores are accessed from this lobby with residential units surrounding them.
5.5.6 Building 3 contains the site-wide and building concierge services in its entrance lobby. This lobby is located on the front corner overlooking Chelsea Bridge Road and the main vehicular entrance to the site. There are two residential apartments to the rear of the buildings. In addition the car park ramp is located adjacent to Fig. 58 - Ground Floor Plan Bourne Square with its access on the north east elevation.
33 5.5.7 Each of the typical floor levels is laid out paying close attention to the amenity of residents. Apartments are generally planned so that principal rooms are located, when possible, either in the centre of the block or on the corners. Layouts have been arranged to monopolise on views through the existing trees and across the Ranelagh Gardens or over Pimlico Square.
5.5.8 At basement 1 level there is residential accommodation, cycle stores, site maintenance areas and their associated staff welfare areas as well as the first level of car parking. In addition there is a resident’s amenity area at the centre of the building 2.
5.5.9 Basement 2 level contains the resident’s spa, further resident’s amenity areas, the second level of car park and, underneath the consented gardens, the energy centre which serves this phase as well as later phases.
5.5.10 The penthouse levels of each building are articulated in plan so that terraces are created in deep set-backs. This articulation creates Fig. 59 - Penthouse Plan interest in the elevations and helps to distinguish the penthouse plan from the lower floors. There are two duplex penthouse units in building 2 and one each in buildings 1 and 3.
Fig. 60 - Basement Level 1 Plan 5.6 Site Access and Circulation
5.6.1 The site is completely within the consented masterplan so vehicular and pedestrian access to the site remains as approved.
5.6.2 In summary this means that vehicles enter and exit the site from Chelsea Bridge Road. Pedestrians can enter via Chelsea Bridge Road, Pimlico Road, Ranelagh Grove and Ebury Bridge Road. As the remainder of the site will remain inaccessible until the future phases are completed the access points relevant to this Reserved Matters Application are Chelsea Bridge Road and Pimilco Road.
5.6.3 In addition to these access points, delivery and refuse vehicles are permitted to enter the site from Pimlico Road via the consented drop-off. This entry point connects directly to a service entrance located at the ground floor of building 1 which in turn connects to the Phase 1 basement allowing refuse to be collected and some deliveries to be made.
5.6.4 Vehicles are able to approach each of the three residential buildings within the phase and this allows building occupants and visitors alike to enter the buildings directly.
5.6.5 The car park entrance was consented in its approximate location at ground floor of building 3. Its final position has now been established and this is shown on the application drawings.
5.6.6 Provision was made in the consented masterplan to accommodate a TfL cycle hire docking station in the proposed landscaping adjacent to Pimlico Road. As part of this Reserved Matters application and in order to address the obligation in the Section 106 Agreement paragraph 19.2.1 the docking station has been located within the proposed landscape.
Fig 61 - Site Access Points
Fig. 62 - CGI Illustrating Car Park Entrance at Ground Floor of Building 3 5.6.7 Residential access to Buildings 1, 2 and 3 is gained via the ground floor of each, although they can also be accessed via the basement level through the circulation cores.
5.6.8 Vertical access and circulation is provided by a single central core in Buildings 1 and 3. In Buildings 1 and 3, each core contains a dedicated passenger lift and a shared passenger/goods lift. Each core contains the relevant services, refuse storage and stairs.
5.6.9 In Building 2, vertical access and circulation is provided by 2 separate cores. Each contains 2 dedicated passenger lifts and a separate dedicated goods lift. Each core contains the relevant services, refuse storage and stairs.
5.6.10 All four of the circulation cores are linked at basement 2 level via corridors. Fig. 63 - First Floor Plan
5.6.11 Private accommodation stairs are provided within the footprint of the proposed duplex apartments in Buildings 1 and 2.
5.6.12 Maintenance access to the roof plant is provided by a combination of service lifts and staircases.
5.7 Residential Mix
5.7.1 There are 74 units proposed across the three buildings. This is therefore equivalent to 16.5% of the total number of units within the consented masterplan.
5.7.2 The residential mix contains a range of units from 1 bedroom to 5 bedroom apartments and penthouses on top of each building. The mix is weighted towards two and three bedroom units, representing a 35% and a 26% respectively. The residential mix is as follows:
1b 2b 3b 4b 5b 6b 7b TOTAL
Bldg 1 3 11 5 1 1 21 Bldg 2 3 12 18 4 2 39 Bldg 3 2 8 0 2 2 14 TOTAL 8 31 23 7 3 2 74 Maximum 139 118 80 71 10 19 11 448
5.7.3 There is a maximum of 325 private tenure units consented within Fig. 64 - Fourth Floor Plan the masterplan. Phase 1 thus constitutes just over 22% of the 1 Bed maximum permissible. 2 Bed
5.7.4 The units within the buildings are organized in order to move 3 Bed gradually from smaller flats in the lower floors to less and bigger units on the upper floors. 4 Bed
36 5.8 Building Character and Appearance
Precedents 5.8.1 The exterior treatment of the buildings looks for inspiration from buildings around the area as well as Central London precedents such as The Wolseley on Piccadilly, One Great George Street and Selfridges on Oxford Street. Other references considered in order to explore proportion, materiality, detail and hierarchy were Carlton House Terrace, Eaton Square and Wilton Crescent.
5.8.2 These precedents present an extremely rich elevation with multiple layers that generate a detailed and articulated symmetrical façade. This articulation is applied to the proposed façade design using different elements such as rustication, fluted and cabled columns, balconies and loggias.
Facade Composition 5.8.3 The main façades are based on a combination of two different bays Fig. 65 - Rusticated Base at One Great George Street Fig. 66 - View of Eaton Square Showing Expressed Base, Middle and Top designs that generates a symmetrical elevation. The primary bay accommodates living rooms and other principal spaces whilst the secondary bay accommodates bedrooms and other secondary spaces.
5.8.4 The bays were developed also to generate vertical hierarchy which took Eaton Square and others as its starting point and allowed expression of base, middle and top.
5.8.5 This vertical hierarchy relies on devices such as rustication at the building bases, columns in the middle section and an expressed top section.
Rustication 5.8.6 The bases of the buildings are defined as ground and first floor levels. Building entrances and the double height entrance lobby on the Bourne Square elevation of building 2 are all located within this zone.
5.8.7 Analysis into historic precedents was carried out in order to help define the base of the proposed buildings clearly. Examples such as One Great George Street and Eaton Square use rustication at the base of their principal elevations to articulate a vertical hierarchy. These two examples were constructed in stone and stucco respectively and use linear horizontal recesses to mimic the heavy Fig. 67 - Illustrative CGI of Option for Rusticated Base Fig. 68 - Illustrative CGI of Rusticated Base stone bases of ancient architecture.
5.8.8 Taking this a starting point, ideas were developed for updating the device for contemporary use. Various ideas were explored included direct historic reference and patterns generated from local sources such as the military history of the site and Chelsea Physic Garden as well as geometrical composition.
37 5.8.9 The final proposal is based on a geometric variation of the traditional form of rustication. A rectangular recess will be cut into the stone to varying depth. This recess will be curved in plan so that it deepens in the centre of the recess. When this is repeated vertically in the base of the building it creates a rusticated appearance.
Fluted and Cabled Columns 5.8.10 The middle part of the building elevations are composed from two different bays as described previously. The bay incorporating principal spaces - such as living rooms and main bedrooms - is bound by vertical elements of smooth limestone which read as walls into which wide windows have been set. The other bays - which incorporate secondary spaces such as bedrooms - will have columns separating each window.
5.8.11 These columns rise from second floor to fourth floor - the middle section of each elevation - and are narrower than the vertical elements of smooth limestone in the primary bays. Fig 69 - Fluted Column Option Model Fig 70 - Fluted Column Option Model
5.8.12 In order to provide a contrast to the elements in the primary bays a means of surface articulation was required. In examples such as One Great George Street, Regent Street and Eaton Square Classical principles dominate the expression of the columns. These principles include clear definition of base, shaft and capital. Often the shafts of the columns are fluted with shallow vertical grooves.
5.8.13 In other examples the lower part of the flutes appear to have been re-filled with a cylindrical element, and this is known as cabled fluting.
5.8.14 A means to express the different vertical elements of the proposed columns thus lay within these historic examples. The bottom part of each column is not fluted and therefore serves as a base. A small bronze infill is recessed into the stone to align with the adjacent balcony handrails at second floor level and to effect the change from base to shaft.
5.8.15 The centre part of each column is fluted which enables it to be read as the shaft. Various profiles for the fluting were tested by making models and creating detailed visualisations. The final proposal is for semi-circular flutes.
5.8.16 The head of each column required expression also and cabling Fig 71 - Cabled and Fluted Column Option Sketches Fig 72 - Illustrative Image of Fluted Column offered a precedent for this. Whilst traditionally applied at column bases, cabling used at the capital offers a contemporary use of traditional form and allows the capital to be expressed without resort to replication of existing historic carved forms.
38 Balconies 5.8.17 There are four different balcony types proposed across the building facades.
5.8.18 At first floor level there are projecting balconies within the primary bays previously described. These balconies will be bronze anodized aluminium with decorative infills.
5.8.19 At second and fifth floor levels each balcony balustrade is flush with the adjacent stonework. Each balustrade will again be bronze anodized aluminium with a decorative infill.
5.8.20 At third and fourth floors there are two different conditions. Within the primary bays there are projecting balconies like those at first floor level. Within the secondary bays there are glazed Juliette balconies to the bedrooms located behind. The glazing is held within a bronze anodized aluminium frame.
Fig. 73 - Precedent Image of Plane Tree Trunk Fig. 74 - Precedent Image of Coldstream Guards at Chelsea Barracks, 1955 5.8.21 The decorative infills will take their cues from local historic and cultural sources. Various options have been explored for this including the military history of the site, Chelsea Physic Garden and the plane trees immediately adjacent to the building. Examples of dedsign cues are shown in the adjacent images.
Fig. 75 - Precedent Image of Details of Military Dress Uniform Fig. 76 - Precedent Image of Detail of Botanical Drawing from Chelsea Physic Garden
39 Building Top 5.8.22 The fifth floor level of each building will be expressed distinctly to the lower floors as described in the consented design code.
5.8.23 The design code stipulates that no projecting balconies will be permitted at this level of the buildings and that:
“The Zone of Articulation extends to the top of the elevation to accommodate external balconies, and other small elements of architectural articulation (such as copings or cornices). However the emphasis at this top level should be on reinforcing the Primary Building Line or recessing behind the building line.”
5.8.24 It goes on to state that:
“Recessed balconies are restricted in depth by the defined Zone of Articulation, but they are not restricted in length. If continuous terraces are included at this level, then the primary building line can be eroded so long as the parapet line is still defined in some way (eg a canopy or deep projecting cornice). This is to maintain the typical six storey datum.”
5.8.25 In order to form the fifth floor top there is a horizontal stone band above fourth floor. This provides a break in the columns and the Fig 77 -Fifth Floor Top Storey to Building 3 capitals of the columns in the secondary bays are located beneath this line.
5.8.26 In line with the consented design code there are no projecting balconies at this level. There are columns spanning between the fifth floor which align with those below the stone band. At fifth floor level only these columns are sometimes free-standing and do not connect back to the glazing line.
40 Building Entrances 5.8.27 As noted earlier in this document the building entrances will be located at ground floor. The consented design code which states that entrances
“....are generally proposed to be located as part of the fronts of buildings facing the public spaces. In certain cases, secondary entrances can be used for service. As a rule, entrances will be located in the traditional manner off roads with pavements allowing for normal ground level car drop off.”
5.8.28 All but one of the pedestrian entrances to buildings 1, 2 and 3 will be expressed visually with a small canopy above the entrance door. This will be accommodated wholly within the consented maximum parameters. The main entrance to building 2 from Bourne Square will not have a canopy.
5.8.29 In addition to the main entrances to the buildings there are entrances to the ground and lower ground floor duplex apartments. The consented design code states that
“If duplex apartments are included within the apartments these can form additional street entrances or be accessed off a shared apartment lobby.”
5.8.30 Consistent with this the proposals for Phase 1 include ground floor entrances to the duplex units. In these cases the entrances will not be marked by high level canopies on the basis that these would detract from the main building entrances.
5.8.31 There is a hierarchy of building entrances and the scale of the elevational treatment of each entrance will help to underline this. The main entrance to building 2 is from Bourne Square and as such Fig. 78 - Illustrative CGI of Building 2 Entrance From Bourne Square has a two-storey entrance leading to a double-height entrance lobby.
5.8.32 The Chelsea Bridge Road entrance to building 2 has a single height lobby and entrance door with small canopy above.
5.8.33 Entrances to buildings 1 and 3 have single-height lobbies and entrance doors with small canopies over.
41 Penthouses 5.8.34 In line with consented design code the penthouse elements of each building will be expressed distinctly to the lower floors of the buildings.
5.8.35 Paragraph 3.4.3.19 of the design code describes the treatment of proposed penthouses and confirm that they should be:
“...considered as distinct elements sitting on top of a six storey base, and set back from the parapet by a minimum of 3m. Articulation and modelling of the penthouses is encouraged in order to make maximum use of views, to provide roof terraces and also to enhance the modelling of the roofscape and the transition between different scales of building type.”
5.8.36 In order to contrast with the treatment of the main part of each building the penthouses will be articulated differently and will be constructed from different materials.
5.8.37 The penthouses are designed to be read as singular forms and contain double-height spaces where possible. The intermediate floor slabs are recessed in order to allow these storeys of the buildings to be read as single forms.
5.8.38 The elevations of the penthouses are articulated to create visual interest and residential amenity. The form of the penthouse to building 2 is eroded at either end and in the centre of the Chelsea Bridge Road elevation whilst buildings 1 and 3 also have volumetric erosions which partly enclose increased areas of external terrace.
5.8.39 The detailed elevational design of each penthouse has been developed to maximise both residential amenity and privacy as well as to monopolise on views out across Ranelagh Gardens and Central London. This is achieved through use of fin elements on the structural grid between openings.
5.8.40 Above each erosion created in the overall penthouse form will be a patterned element to provide sun shading. The patterns used will take their cues from local historic precedents in the same manner as those in the balcony balustrades (see section 5.8.18).
Fig 79 - Illustrative CGI Showing Building 2
42 Materials 5.8.41 The scale of the proposed buildings requires a robust and significant material. Local precedents for buildings of these sizes suggested a variety of materials including stucco facades at Eaton Square, Belgrave Square and others, stone houses on Wilton Crescent and brick to Wedderburn House and others along Pimlico Road.
5.8.42 Limestone has been chosen as the principal material for the apartment buildings primarily due to their scale and the complexity of the articulated facade design. Limestone can be used to create the rusticated bases, fluted columns and loggia and therefore offers the most versatile and appropriate opportunity.
5.5.43 The penthouse levels of each building have been designed to complement the limestone body of the lower floors. In line with the requirements of the consented design code the penthouses must clearly express their nature as rooftop structures, providing visual Fig. 80 - Illustrative CGI of Limestone Panels Fig. 81 - Illustrative CGI of Decorative Bronze Anodized Aluminium Panels interest to the overall composition.
5.5.44 The use of bronze anodized aluminium cladding at these levels of the buildings helps to ensure compliance with the requirements of the consented design code.
Fig. 82 - Illustrative CGI Showing Timber Entrance Door and Cable Fluting Fig. 83 - Illustrative CGI Showing Bronze Anodized Aluminium Balconies
43 5.9 Landscape and Public Realm
5.9.1 Landscaping details across the almost the whole of the masterplan site are consented in the hybrid planning permission. However, due to the flexible nature of the parameter plans it was necessary to allow a zone around the building plots in the masterplan where landscape details would be submitted as part of later Reserved Matters.
5.9.2 The landscaping and public realm proposals in Phase 1 are limited to open space: - Between buildings 1 and 2 - Between buildings 2 and 3 - Along the Chelsea Bridge Road elevations of all three buildings - In Dove Walk to allow inclusion of the TfL cycle hire docking station.
5.9.3 Between buildings 1, 2 and 3 the resin-bonded path along Bourne Walk will be extended so that it connects to Bourne Square. In each case there will be a 1:20 gradient to the path to connect the consented ground level of +5.50m AOD along Bourne Walk to that of +5.00m AOD in Bourne Square. Each path will be bound by a planted border.
5.9.4 Along the Chelsea Bridge Road elevations of the buildings there will be stone-paved paths connecting the resin-bonded Bourne Walk path to ground floor residential units. In between these paths and in the zone around the ground floor of the buildings will be a planted border. This planting will be partially enclosed with a low railing in black metal. This will help ensure amenity and privacy to the adjacent residential units. Fig. 84 - illustrative CGI of Chelsea Bridge Road Entrance and Landscaping to Building 2 5.9.5 Lightwells to ground floor residential units will be enclosed by black metal railings. These have been designed to reflect but not replicate the listed railings along Chelsea Bridge Road.
5.9.6 The same black metal railings will be used to separate the Pimlico Road vehicle drop-off from the garden surrounding building 1 on the junction of Chelsea Bridge Road and Pimlico Road. These railings will include a gate to allow access to Bourne Walk.
44 5.10 Parking, Servicing and Refuse
5.10.1 Car parking is located at basement levels 1 and 2, providing a total of 85 spaces for Phase 1. Nine of these spaces are allocated as disabled parking bays (10% of total). Twelve of these spaces are provided in tandem, allowing one car to park in front of another.
5.10.2 Cycle storage will be located at basement levels 1 and 2, to accommodate up to 187 cycles.
5.10.3 In addition, provision was made in the consented masterplan to accommodate a TfL cycle hire docking station in the proposed landscaping adjacent to Pimlico Road. As part of this Reserved Matters application and in order to address the obligation contained in Section 106 Agreement paragraph 19.2.1 the docking station has been located within the consented landscape.
Fig. 85 - Car Parking at Basement B1 Level
Fig. 86 - Car Parking at Basement B2 Level 5.10.4 The refuse strategy has been design in order to minimize the impact and the presence of the refuse management. To achieve this goal the refuse collection has been stratified into three different stages.
5.10.5 Residents of buildings 1, 2 and 3 will place their refuse at refuse rooms located at every level of the building.
5.10.6 Refuse rooms at are conveniently located next to the goods lift and from this point each building staff will collect and store it at the refuse storage of each building at basement level.
5.10.7 Finally estate management staff will collect the refuse from each building and organize it at the main refuse storage located at the basement of building 1 for collection by WCC. In addition to the space required to store all refuse bins necessary for the collection the main refuse storage has a space dedicated to bulky waste and electrical items.
5.10.8 The main collection point is located at the ground floor in building Fig 87 - Basement 1 Refuse Strategy 1 at the façade facing Pimlico Road from where refuse trucks will operate using the lay-by located at this end. The presentation space has been sized to accommodate the bins required for the twice- weekly collection of refuse bins.
5.11 Site Management including Façade Maintenance
5.11.1 It is proposed that the main external facades are accessed, for cleaning, principally from 2 types of Mobile Elevating Work Platforms (MEWP). It is proposed that spider-type units are used as they offer superior manoeuvrability, require a minimum path width in the transport condition and during operation will only require 4 no points of contact with the Ground Floor level.
5.11.2 To access the full height of the building elevations a unit with a single telescopic boom is proposed with a maximum vertical reach of 35,500mm. The horizontal outreach of such a unit is sufficient to locate persons adjacent to the façade taking into consideration the proposed light wells and other landscape features. To provide access directly above the proposed 4,000mm canopy an articulated boom is proposed with a maximum vertical reach of 17,600mm and horizontal reach of 7,400mm.
Fig 88 - Ground Floor Refuse Strategy Fig 89 - Typical Floor Refuse Strategy
46 5.11.3 To allow operators access to clean balcony doors and ancillary glazing, without leaving the collective protection of the MEWP working basket, it is proposed that long handle cleaning tools are used.
5.11.4 Should the spread of the canopies for the retained trees restrict clear access to the penthouse duplex façades it is proposed that permanent low-profile equipment is installed at or temporary equipment is used from roof level to provide access. Permanent equipment will traverse by means of a twin track system which can be recessed into the roof level slab.
5.11.5 The unit will be a simple construction consisting of counterweighted steel beams which can be retracted in-board of the roof and plant enclosure when not in operation. Temporary systems will be in the form of Davit arms with permanent Davit sockets installed at roof level. The Davit arms will then be used to suspend 1 or 2-person equipment.
5.11.6 The ground floor façade glazing can be cleaned by means of a long handled tools with a rigid shaft. This will allow the glazing to be cleaned frequently and help maintain a high-end appearance for residents without significant disruption to the operation of the Fig. 90 - Cross-Section Showing Facade Maintenance Platform building and surrounding areas.
5.11.7 Façade replacement works in the future will be completed from inside the building. A large goods elevator is provided within each building which will accommodate replacement panes and provide vertical movement through the buildings.
Fig. 91 - Plan Showing Facade Maintenance Platform
47 5.12 Highways and Pedestrian Realm Strategy
5.12.1 The entire site has been conceived as an extension of the fabric of the area surrounding the existing barracks therefore the permeability of the site is paramount. Pedestrians will be able to circulate freely through the different buildings on the other hand vehicular circulation is restricted and controlled.
5.12.1 The principal vehicular access to the site is off Chelsea Bridge Road to the south of the site.
5.12.2 As permitted in the consented hybrid planning permission there will be a new pedestrian link between the site and Ranelagh Grove. As the road turns along the northern edge of building 3 it drops below pavement level and a raised kerb is introduced to maintain a safe, demarcated pedestrian zone around buildings 1, 2 and 3.
5.12.3 Vehicular access to the basements is provided by a ramp located in building 3. The ramp is designed to accommodate luxury vehicles Fig 92 - Diagram Showing Vehicular and Pedestrian Access to Buildings Fig 93 - Diagram Showing Refuse Strategy at Basement B1 Level with very low ground clearances, and has sufficient clearance for high-topped disabled-user vehicles.
5.12.4 Pedestrian routes onto the site will be introduced at two locations along Chelsea Bridge Road, through openings that will be made in the Grade 2 listed railings. There is an additional pedestrian access point to the north-west corner of the site, next to building 1, off Pimlico Road. Additionally, pedestrians can access the site via the principal vehicular access.
Fig 94 - Diagram Showing Refuse Strategy at Ground Floor Level Fig 95 - Diagram Showing Refuse Strategy at Typical Floor Level
48 5.13 Key Sustainability and Renewable Energy Targets
5.13.1 Sustainability has been a key driver in the evolution of the new proposal for the Chelsea Barracks Masterplan. The masterplan was developed so that all buildings would achieve a minimum of Code Level 4 in the Code for Sustainable Homes.
5.13.2 During the masterplan phase the project team developed a Sustainability Implementation Plan as part of the design handbook for the individual buildings. This identified all of the targets for Energy, Water, Waste and Ecological issues for the individual buildings within the Masterplan.
5.13.3 Condition 40 of the planning consent requires each Reserved Matters application to include details of how the energy and sustainability strategy - and commitments contained within - will be secured for the relevant phase of development. Full details of this can be found in the document which discharges this planning condition but the key points are:
Climate Change 5.13.4 Greywater and rainwater infrastructure to be utilised across Phase 1 in order to reduce reliance on potable water. Greywater to provide supply for WCs and possibly washing machines. Rainwater to be utilised for irrigation purposes.
Low Carbon Technology 5.13.5 The development is committed to utilising CHP, GSHP and PV. Phase 1 is currently targeting the following low carbon technology for CHP at 100kw and GSHP for 700kw.
Use of Natural Systems 5.13.6 Enhanced thermal transfer is not possible with current façade design and detail but Thermal Mass has been investigated for use within residential units and will be integrated where possible and as appropriate.
Fig. 96 - Sustainability Measures as Established in the Masterplan
49 5.13.7 Enhanced fabric air tightness is being targeted for Phase 1 and 5.14 Adherence to Parameter Plans passive solar gain is being utilised to offset heating demands. Daylighting being utilised where appropriate and does not adversely 5.14.1 The architects confirm that the submitted Reserved Matters affect cooling demand. Application proposes buildings which are contained within the physical limits of the consented parameter plans. 5.13.8 The ventilation system for residential units is not currently being designed as a mixed mode system due to acoustic constraints however windows and balcony doors are designed to be operable to allow residents the option regardless of outside noise conditions.
Biodiversity, Ecology & Waste 5.13.9 The Applicant is committed to further ecological habitat for Phase 1 in line with Code For Sustainable Homes requirements.
5.13.10 When complete the scheme will accommodate 30 litre recycle bin for residential units and providing adequate storage and collection points.
Sustainable Transport 5.13.11 A TfL cycle hire docking station is provided adjacent to Pimlico Road. 205 of the car parking spaces across the entire development in the basement will have electric car charging points.
Pimlico District Heating Undertaking (PDHU) 5.13.12 Project Blue Ltd has been in negotiations with the PDHU in respect of the potential to link the development to the PDHU since the original permission was issued in March 2012 .
5.13.13 Whilst some limited progress has been made, and Project Blue Ltd has used all reasonable endeavours in this respect, it has not been possible to settle and enter into a contract with the PDHU for the construction and operation of a connection to Phase 1.
5.13.14 The potential for a future connection to later phases will be investigated in PDHU Phase Potential Connection Reports as required by paragraph 16.2.5 of Schedule 1 to the Section 106 Agreement dated 15 March 2012.
50 6.0 Accessibility, Social Inclusion and Safety
6.1 Introduction 6.2.7 Pedestrian access to the car park is via stairs and lifts located in the 6.6 Access for Emergency Services cores of each of the buildings. 6.1.1 The purpose of the access statement is to explain the design team’s 6.6.1 Emergency vehicles have access to all buildings via Pimlico Square. approach to accessibility and thereby assist the planning authority Cycles to assess the proposals for the development of the Application Site 6.2.8 The majority of the roads in the vicinity of the Application Site are 6.7 Safety and Security in the context of local planning policies. considered suitable for cyclists. These routes connect to the wider London Cycle Network. 6.7.1 The Chelsea Barracks scheme has been designed in accordance 6.1.2 The Proposed Development has been designed to comply with Part with the Secured by Design standards and principles. We have M of the Building Regulations and to be in line with the guidance 6.2.9 To encourage sustainable transport to and from the Application consulted with the Crime Prevention design advisor who has set out in the Westminster City Council Planning Guidelines and Site, the development will provide 164 bicycle parking spaces. This confirmed that the scheme is acceptable and compliant at this London Plan Supplementary Planning Guidance “Accessible figure is over and above the requirements of the London Housing stage of the process. A formal application for Secured by Design London: Achieving an Inclusive Environment”. The layout of the Design Guide. Secure stores are provided in the basement located compliance will be made prior to work commencing on site. accommodation will also be 100% compliant with the Lifetime Home adjacent to cores. Requirement and in accordance with the principles established in 6.7.2 Our scheme proposals create a sense of place not only through the the CABE Guide, Building For Life. 6.3 Approaches to Buildings identity of the buildings, but also in the layout of the spaces that are defined by the buildings. The principles of a safe and sustainable 6.2 Transport 6.3.1 The entrances to the buildings are readily identifiable and the community have been reviewed, acknowledged and included within entrance doors will comply with Part M of the Building Regulations the design proposals. Car Parking in terms of opening width, visibility and manifestation. 6.2.1 The basement car park is accessed from Pimlico Square via a gated Overlooking ramp located at ground floor of Building 3. The car park provides 6.3.2 Entrances to all the buildings are level, except to Building 2 from 6.7.3 The layouts of the apartments are arranged to place kitchens, living 85 spaces, of which 17 are for disabled use in line with WCC quota Bourne Walk which has stepped access. This is a secondary and dining rooms to the front with bedrooms and bathrooms to of 20% . entrance whilst the main entrance from Pimlico Square is level. the back. This creates an active frontage which naturally polices the area around the buildings. There are no concealed or dead end 6.2.2 The car park will be secured with entry by card-key or key pad and 6.4 Approaches to Dwellings areas where antisocial behaviour may go unnoticed. will have both vehicular and pedestrian access. 6.4.1 Each apartment circulation core includes a fully disabled compliant 24/7 Building Management 6.2.3 The access ramp and the layout of the underground car park have lift providing access to all residential units. 6.7.4 Each block will have a 24/7 concierge at reception supported by a been designed taking into consideration advice included in the 24/7 building management team presence. Institute of Structural Engineers Design Recommendations for 6.4.2 Within the apartment buildings, apartment numbers and floor levels Multi-Storey and Underground Car Parks. will be signed within each core. Choice of Materials 6.7.5 The materials used both for the buildings and for the landscape are 6.2.4 The gradient of the ramp is 1:10, and all spaces are a mixture of 3m 6.5 Circulation Within Dwellings designed or specified to be robust and easily maintained. x 7m and 2.4m x 4.8m, with disabled bays including an additional 1.2m circulation aisle. Aisle widths of 7.0 m are provided which 6.5.1 All homes have been designed in accordance with the 16 Lifetime Basement car park allow large cars to access all of the spaces. Homes Design Criteria and also in accordance with London Housing 6.7.6 The underground car park will have controlled and limited entry and Design Guide. have full CCTV coverage. It will be well lit and is designed so that all 6.2.5 Clearance throughout the basement and entry ramp is 2.6m areas have high visibility with no hidden or dead end areas. minimum to accommodate a high topped wheelchair vehicle. 6.5.2 10% of the residential units will be adaptable to wheelchair housing standard. The wheelchair accessible units are distributed between 6.2.6 The basement will be well lit and the floor painted to highlight the a mix of unit sizes. route for pedestrians/wheelchair users to take to the exit.
51 52 APPENDIX
7.1.1 The Proposed Development has been designed with reference to the Mayor’s London Housing Design Guide. The checklist on the following pages confirms how each of the Standards in the Guide are met.
7.1 Mayor’s Housing Standards
53 54 Chelsea Barracks Stage 1 3.0 From Street to Front Door Priority 1 Priority 2 Meets These Standards Summary Table of 3.1 Entrance and Approach 3.1.1 All main entrances to houses, ground floor flats and communal entrance lobbies should be A London Housing Design visible from the public realm and clearly identified. YES 3.1.2 The distance from the accessible car parking space of requirement 3.3.4 to the home or to the relevant block entrance or lift core should be kept to a minimum and should be level or A YES Guide Standards gently sloping [Lifetime Homes Criterion 2]. 3.1.3 The approach to all entrances should preferably be level or gently sloping [Lifetime Homes A Criterion 3]. YES
3.1.4 All entrances should be illuminated and have level access over the threshold. Entrance doors should have 300mm of clear space to the pull side, and clear minimum opening widths of YES A Chelsea Barracks Phase 800mm or 825mm depending on the direction and width of approach. Main entrances should 1.0 Shaping Good Places Priority 1 Priority 2 1 Meets These Standards have weather protection and a level external landing [Lifetime Homes Criterion 4]. 1.1 Defining Places 3.2 Shared Circulation Within Buildings
1.1.1 Development proposals should demonstrate: 3.2.1 The number of dwellings accessed from a single core should not exceed eight per floor. A YES • how the design responds to its physical context, including the character and legibility of the area and the local pattern of building, public space, landscape and topography; YES 3.2.2 An access core serving 4 or more dwellings should provide an access control system with entry A • how the scheme relates to the identified character of the place and to the local vision phones in all dwellings linked to a main front door with electronic lock release. Unless a 24 and strategy or how bolder change is justified in relation to a coherent set of ideas for hour concierge is provided, additional security measures including audio-visual verification to YES the place expressed in the local vision and strategy or agreed locally. the access control system should be provided where any of the following apply: A • more than 25 dwellings are served by one core 1.1.2 Development proposals should demonstrate: • the potential occupancy of the dwellings served by one core exceeds 100 bed spaces • how the scheme complements the local network of public spaces, including how it • more than 8 dwellings are provided per floor. integrates with existing streets and paths; 3.2.3 Where dwellings are accessed via an internal corridor, the corridor should receive natural • how public spaces and pedestrian routes are designed to be overlooked and safe, and YES A extensive blank elevations onto the public realm at ground floor have been avoided; A light and adequate ventilation. N/A • for larger developments, how any new public spaces including streets and paths are 3.2.4 The minimum width for all paths, corridors and decks for communal circulation is 1200mm. designed on the basis of an understanding of the planned role and character of these The preferred minimum width is 1500mm, and is considered particularly important where spaces within the local movement network, and how new spaces relate to the local vision A corridors are double loaded (they serve dwellings on each side) and where wheelchair and strategy for the area. YES accessible dwellings are provided. 1.2 Outdoor Spaces 3.2.5 For buildings with dwellings entered from communal circulation at the first, second or third 1.2.1 Development proposals should demonstrate that they comply with the borough's open floor where lifts are not provided, space should be identified within or adjacent to the A YES space strategies, ensuring that a review of surrounding open space is undertaken and that circulation cores for the future installation of a wheelchair accessible lift. A opportunities to address a deficiency in provision by providing new public open spaces are YES 3.2.6 All dwellings entered at the fourth floor (fifth storey) and above should be served by at least taken forward in the design process. one wheelchair accessible lift, and it is desirable that dwellings entered at the third floor YES A 1.2.2 For developments with a potential occupancy of ten children or more, development (fourth storey) are served by at least one such lift. All dwellings entered at the seventh floor proposals should make appropriate play provision in accordance with the London Plan SPG, A YES (eighth storey) and above should be served by at least two lifts. Providing for Children and Young People’s Play and Informal Recreation. 3.2.7 Every designated wheelchair accessible dwelling above the ground floor should be served 1.2.3 Where communal open space is provided, development proposals should demonstrate that by at least one wheelchair accessible lift. It is desirable that every wheelchair accessible A YES the space: YES dwelling is served by at least two such lifts. • is overlooked by surrounding development; A 3.2.8 Principal access stairs should provide easy access* regardless of whether a lift is provided. • is accessible to wheelchair users and other disabled people; Where homes are reached by a lift, it should be fully wheelchair accessible [Lifetime Homes A YES • is designed to take advantage of direct sunlight; Criterion 5]. • has suitable management arrangements in place. 3.3 Car Parking
3.3.1 All developments should conform to London Plan policy on car parking provision. In areas YES 2.0 Housing for a Diverse City Priority 1 Priority 2 of good public transport accessibility and/or town centres the aim should be to provide less than one space per dwelling. Elsewhere parking provision should be as follows: 2.1 Appropriate Density A • 4+ bedroom dwellings: 1.5 - 2 spaces per dwelling; 2.1.1 Development proposals should demonstrate how the density of residential accommodation • 3 bedroom dwellings: 1 - 1.5 spaces per dwelling; satisfies London Plan policy relating to public transport accessibility level (PTAL) and the A YES • 1 - 2 bedroom dwellings: less than 1 per dwelling. accessibility of local amenities and services, and is appropriate to the location in London. 3.3.2 Each designated wheelchair accessible dwelling should have a car parking space 2400mm YES 2.2 Residential Mix wide with a clear access way to one side of 1200mm. Refer to appendix 3 for design A standards for wheelchair accessible housing. 2.2.1 Development proposals should demonstrate how the mix of dwelling sizes and the mix of tenures meet strategic and local borough targets and are appropriate to the location A YES in London.
11 12
55 3.3.3 Careful consideration should be given to the siting and organisation of car parking within 4.1.2 Dwelling plans should demonstrate that dwellings will accommodate the furniture, access an overall design for open space so that car parking does not negatively affect the use and A YES and activity space requirements relating to the declared level of occupancy. Refer to A YES appearance of open spaces. appendix 3 for design standards for wheelchair accessible housing.
3.3.4 Where car parking is within the dwelling plot, at least one car parking space should be capable 4.2 Flexibility and Adaptability of enlargement to a width of 3300mm. Where parking is provided in communal bays, at least YES A 4.2.1 Dwelling plans should demonstrate that dwelling types provide flexibility by allowing for one space with a width of 3300mm should be provided per block entrance or access core in YES addition to spaces designated for wheelchair user dwellings [Lifetime Homes Criterion 1]. alternative seating arrangements in living rooms and by accommodating double or twin A beds in at least one double bedroom. 3.4 Cycle Storage 4.3 Circulation in the Home 3.4.1 All developments should provide dedicated storage space for cycles at the following levels: • 1 per 1 or 2 bedroom dwelling; or A YES 4.3.1 The minimum width of hallways and other circulation spaces inside the home should be • 2 per 3 or more bedroom dwelling 900mm. This may reduce to 750mm at ‘pinch points’ e.g. next to radiators, where doorway widths meet the following specification: 3.4.2 Individual or communal cycle storage outside the home should be secure, sheltered and adequately lit, with convenient access to the street. Where cycle storage is provided Minimum clear Minimum approach within the home, it should be in addition to the minimum GIA and minimum storage and A opening width of width (when approach circulation space requirements. Cycle storage identified in habitable rooms or on balconies YES doorway (mm) is not head on) (mm) YES will not be considered acceptable. A 750 1200 3.5 Refuse, Post and Deliveries 775 1050 3.5.1 Communal refuse and recycling containers, communal bin enclosures and refuse stores should be accessible to all residents including children and wheelchair users, and located on 900 900 a hard, level surface. The location should satisfy local requirements for waste collection and A YES should achieve full credits under the Code for Sustainable Homes Technical Guide. Refuse Where a hallway is at least 900mm wide and the approach to the door is head-on, a minimum stores within buildings should be located to limit the nuisance caused by noise and smells clear opening door width of 750mm should be provided [Lifetime Homes Criterion 6]. and provided with means for cleaning. 4.3.2 The design of dwellings of more than one storey should incorporate potential for a stair 3.5.2 Storage facilities for waste and recycling containers should be provided in accordance with lift to be installed and a suitable identified space for a through-the-floor lift from the YES A A the Code for Sustainable Homes Technical Guide and local authority requirements. YES entrance level† to a storey containing a main bedroom and an accessible bathroom [Lifetime Homes Criterion 12].
4.4 Living, Dining and Kitchen Areas 4.0 Dwelling Space Standards Priority 1 Priority 2 4.4.1 The following combined floor areas for living / kitchen / dining space should be met: 4.1 Internal Floor Area
4.1.1 All developments should meet the following minimum space standards. Designed level of Minimum combined floor occupancy area of living, dining and kitchen spaces (sq m) Dwelling type Essential GIA (bedroom/ (sq.m) 2 person 23 persons) A YES 3 person 25 Single storey 1b2p 50 dwelling 2b3p 61 4 person 27 2b4p 70 3b4p 74 5 person 29 3b5p 86 6 person 31 3b6p 95 4b5p 90 4b6p 99 A YES 4.4.2 The minimum width of the main sitting area should be 2.8m in 2-3 person dwellings and A YES Two storey 2b4p 83 3.2m in dwellings designed for four or more people. dwelling 3b4p 87 4.4.3 Dwellings with three or more bedrooms should have two living spaces, for example a living 3b5p 96 room and a kitchen-dining room. Both rooms should have external windows. If a kitchen is 4b5p 100 adjacent to the living room, the internal partition between the rooms should not be load- A 80% OF UNITS MEET 4b6p 107 bearing, to allow for reconfiguration as an open plan arrangement. Studies will not be THIS STANDARD Three storey 3b5p 102 considered as second living spaces. dwelling 4b5p 106 4.4.4 There should be space for turning a wheelchair in dining areas and living rooms and basic 4b6p 113 A circulation space for wheelchairs elsewhere [Lifetime Homes Criterion 7]. YES
4.4.5 A living room, living space or kitchen-dining room should be at entrance level [Lifetime For dwellings designed for more than 6 people, at least 10 sq m gross internal area should A be added for each additional person. Homes Standard 8]. YES
13 14
56 4.4.6 Windows in the principal living space should start 800mm above finished floor level (+/- 50mm) to 5.0 Home as a Place of Retreat Priority 1 Priority 2 allow people to see out while seated. At least one opening window should be easy to approach A YES and operate by people with restricted movement and reach. [Lifetime Homes Criterion 15]. 5.1 Privacy
4.5 Bedrooms 5.1.1 Design proposals should demonstrate how habitable rooms within each dwelling are provided with an adequate level of privacy in relation to neighbouring property and the A YES 4.5.1 The minimum area of a single bedroom should be 8 sq m. The minimum area of a double or A street and other public spaces. twin bedroom should be 12 sq m. YES 5.2 Dual Aspect 4.5.2 The minimum width of double and twin bedrooms should be 2.75m in most of the length of A the room. YES 5.2.1 Developments should avoid single aspect dwellings that are north facing, exposed to noise A exposure categories C or D, or contain three or more bedrooms. YES 4.5.3 In homes of two or more storeys with no permanent bedroom at entrance level†, there should be space on the entrance level that could be used as a convenient temporary bed A YES 5.2.2 Where single aspect dwellings are proposed, the designer should demonstrate how good space [Lifetime Homes Criterion 9]. levels of ventilation, daylight and privacy will be provided to each habitable room and the A YES kitchen. 4.5.4 Structure above a main bedroom and an accessible bathroom should be capable of supporting a ceiling hoist and the design should allow for a reasonable route between this A YES 5.3 Noise bedroom and bathroom [Lifetime Homes Criterion 13]. 5.3.1 The layout of adjacent dwellings and the location of lifts and circulation spaces should seek A 4.6 Bathrooms and WCs to limit the transmission of noise to sound sensitive rooms within dwellings. YES
4.6.1 Dwellings designed for an occupancy of five or more people should provide a minimum of 5.4 Floor to Ceiling Heights A one bathroom with WC and one additional WC. YES 5.4.1 The minimum floor to ceiling height in habitable rooms is 2.5m between finished floor level 4.6.2 Where there is no accessible bathroom at entrance level†, a wheelchair accessible WC with and finished ceiling level. A minimum floor to ceiling height of 2.6m in habitable rooms is A YES potential for a shower to be installed should be provided at entrance level° [Lifetime Homes A YES considered desirable and taller ceiling heights are encouraged in ground floor dwellings. Criterion 10]. 5.5 Daylight and Sunlight 4.6.3 An accessible bathroom should be provided in every dwelling on the same storey as a main A YES bedroom [Lifetime Homes Criterion 14]. YES 5.5.1 Glazing to all habitable rooms should be not less than 20% of the internal floor area of the room. A
4.6.4 Walls in bathrooms and WCs should be capable of taking adaptations such as handrails†† 5.5.2 All homes should provide for direct sunlight to enter at least one habitable room for part of A A [Lifetime Homes Criterion 11]. YES the day. Living areas and kitchen dining spaces should preferably receive direct sunlight. YES
4.7 Storage and Utility
4.7.1 Built-in general internal storage space free of hot water cylinders and other obstructions, 6.0 Climate Change Mitigation and Adaptation Priority 1 Priority 2 with a minimum internal height of 2m and a minimum area of 1.5 sq m should be provided YES A for 2 person dwellings, in addition to storage provided by furniture in habitable rooms. For 6.1 Environmental Performance each additional occupant an additional 0.5 sq m of storage space is required. 6.1.1 Designers should seek to achieve a minimum of Level 4 of the Code for Sustainable Homes A 4.8 Study and Work in all new developments. YES 6.1.2 All homes should satisfy London Plan policy on sustainable design and construction and 4.8.1 Dwelling plans should demonstrate that all homes are provided with adequate space and A services to be able to work from home. The Code for Sustainable Homes guidance on A YES make the fullest contribution to the mitigation of and adaptation to climate change. YES working from home is recommended as a reference. 6.2 Energy and CO2 4.8.2 Service controls should be within a height band of 450mm to 1200mm from the floor and at A 6.2.1 Development proposals should be designed in accordance with the London Plan energy least 300mm away from any internal room corner [Lifetime Homes Criterion 16]. YES hierarchy, and should meet the following minimum targets for carbon dioxide emissions reduction. 4.9 Wheelchair User Dwellings YES Year Improvement on 2006 4.9.1 Ten percent of new housing should be designed to be wheelchair accessible or easily Building Regulations adaptable for residents who are wheelchair users in accordance with the GLA Best Practice YES Scheme delivers carbon A A Guide, Wheelchair Accessible Housing. Refer to appendix 3 for design standards for 2010 - 2013 44 per cent savings of over 55% when wheelchair accessible housing. compared to Building 2013 - 2016 55 per cent Regulation 2006 Part L 4.10 Private Open Space 2016 - 2031 Zero carbon 4.10.1 A minimum of 5 sq m of private outdoor space should be provided for 1-2 person dwellings 73% OF UNITS MEET A and an extra 1 sq m should be provided for each additional occupant. THIS STANDARD 6.3 Overheating 4.10.2 Private outdoor spaces should have level access from the home ‡ [Lifetime Homes Criterion 4]. A YES 3% OF UNITS MEET THIS 6.3.1 Development proposals should demonstrate how the design of dwellings will avoid overheating 4.10.3 The minimum depth and width of all balconies and other private external spaces is 1500mm. A A YES STANDARD during summer months without reliance on energy intensive mechanical cooling systems. 6.4 Water
6.4.1 New dwellings should be designed to ensure that a maximum of 105 litres of water is A consumed per person per day. YES
15 16
57 6.4.2 Where development is permitted in an area at risk of flooding, it should incorporate flood A resilient design in accordance with PPS25. YES
6.4.3 New development should adhere to standards for surface water run-off as set out in the A Code for Sustainable Homes.
6.4.4 New development should incorporate Sustainable Urban Drainage Systems and green roofs A where appropriate. YES
6.5 Materials
6.5.1 All new residential development should meet the requirements of the Code Level 4 with 73% OF UNITS MEET A regard to using materials with lower environmental impacts over their lifecycle. THIS STANDARD
6.5.2 All new residential development should accord with Code for Sustainable Homes Level 4 and A the London Sustainable Design and Construction SPG with regard to the sourcing of materials. YES
6.6 Ecology
6.6.1 The design and layout of new residential development should avoid areas of ecological value and seek to enhance the ecological capital of the area in accordance with GLA best A YES practice guidance on biodiversity and nature conservation.
* In the Lifetime Homes Criteria a stair providing easy access ‡ Balconies and terraces over habitable rooms which require is defined as one having maximum risers of 170mm, minimum a step up to increase slab thickness / insulation are exempt goings of 250mm and a minimum width of 900mm measured from the Lifetime Homes level access standard. 450mm above the pitch line. ° Dwellings over more than one storey with no more than two † In the Lifetime Homes Criteria the entrance level of a dwelling is bedrooms may instead be designed with a Part M compliant generally deemed to be the storey containing the main entrance WC at entrance level. The WC should provide a floor drain to door. Where there are no rooms on the storey containing the main allow for an accessible shower to be installed at a later date. entrance door (e.g. flats over garages or shops and some duplexes and townhouses) the first storey level containing a habitable or †† Adequate fixing and support for grab rails should be non-habitable room can be considered the entrance level, if this available at any location on all walls within a height band of storey is reached by a stair providing ‘easy access’, as defined above. 300mm - 1800mm from the floor.
17
58 APPENDIX
7.2 Access Statement
59 Statutory and Regulatory Background
The Access Statement section of this Design and Access Statement - Wheelchair Housing Standards (GLA). Reflects the standards was prepared by access consultant Earnscliffe, Making Access of the Wheelchair Housing Design Guide (Habinteg 2006) that Process Work. It satisfies Part M of the Building Regulations 2010, should be incorporated into dwelling designs from the outset. paragraphs 0.20 to 0.25, and CABE guidelines on the content and The proposal is to develop three apartment blocks, Buildings 1, format requirements for Design and Access Statements. - Transport Policy TRANS 3: PEDESTRIANS, concerns the provision 2 and 3 located on a corner plot between Chelsea Bridge Road of and Pimlico Road. The landscaping and public realm proposals In addition this statement seeks to demonstrate how the design a) a secure and improved environment for pedestrians with regard previously received detailed consent and are therefore not included proposals take full account of the Mayor of London’s London Plan, to their safety, ease, convenience and directness of movement, as part of this access statement. specifically Supplementary Planning Guidance “Accessible London: including widening of footpaths, connecting walkways, covered Achieving an Inclusive Environment” April 2004. arcading. Also The development strives to maximise access for disabled people, b) the future creation of pedestrian priority, the aim of achieving a the process of which will be recorded in the Access Statement as Access Policy and Protocol high standard of urban design and regard to the access and mobility this document develops through the life of the project. needs of disabled, elderly people. The following national legislation and local planning and The Access Statement contains details of specific inclusive design development policy requirements are also reflected in the design - City of Westminster Maximum Parking Policy is for 20% facilities and features so that end users are sufficiently aware of the proposals:- of housing to be for Blue Badge holders. reason for them and how they operate. The Access Statement will be one of the documents on hand over to end users. - The Disability Discrimination Act 1995 (DDA) duties of the Design Philosophy Equality Act 2010. The developers may have ongoing Access Provisions Obligations under the DDA as landlords and obligations as The Access Strategy is based on the social model of disability Service providers where they are provide services to the public and the philosophy of inclusive design which maximises access, Residential Overview Such as community facilities. choice and opportunities for disabled people. Inclusive design is the process by which the needs of everybody are considered 1. The development has been planned from the outset to be inclusive - British Standard 8300:2009 - Design of Buildings and their and embedded in the proposals for the design, development and and to meet the diverse needs of a wide range of users including Approaches to Meet the Needs of Disabled People. subsequent management of the built environment from the outset. those with impairments. Housing will meet Part M of the Building The key elements of inclusive design, which benefit everyone, are: Regulations, WCC Planning Guidance and Lifetime Homes Standard. - Approved Document M of the Building Regulations 2010, Access to and use of buildings. a) ease of use 2. The accommodation comprises three apartment buildings that sit b) freedom of choice and access to mainstream activities alongside each other. These offer a mix of 1, 2, 3 and 4 apartments - Westminster (WCC) SPG: c) embracing of diversity and difference and 2, 3 and 5 bed duplexes. They are spread over seven storeys, STRA 26 – Improving access to facilities and buildings. d) legibility and predictability increasing in size the further up the building, the smallest units To ensure that all users and visitors have access to individual e) high quality. being at Ground Floor, the largest on floor seven. buildings and developments. Particular regard will be paid to the needs of people with disabilities. Access has thus been considered in its broadest sense to reflect 3. All dwellings meet Lifetime Homes Standards fully with level the needs of individuals with sensory, mobility and hidden entrances. 10% will be integrated fully wheelchair accessible - Lifetime Homes Standards as defined by Appendix 4 of the impairments, learning disabilities, mental health needs, reduced units intended to address the severe shortage of accessible GLA SPG, Accessible London: Achieving an Inclusive or hypersensitivity to temperature, and limited reach and stature. housing in London and to help create more balanced and inclusive Environment, April 2004. The Mayors’ London Plan also seeks Others to whom the built environment can be disabling, including communities in line with the London Plan. These are spread across To ensure that all new housing is designed to Lifetime Homes young families, elders and people who have little understanding of unit types/sizes to ensure maximum choice. Standards, and that 10% of new homes are designed to be written English, are also considered. This approach should facilitate Wheelchair accessible, or easily adaptable for residents who an inclusive approach to access and ensure that opportunities Approaches and Entrances Are wheelchair users. for maximizing access to all areas of the site development are identified throughout the design process. 4. The closest pedestrian access points from the street are located - WCC UDP Housing Policy H8 Provision of Homes for Long at two points along Chelsea Bridge Road. Openings in the Grade 2 Term Needs also calls for 10% of units to be designed to be railings are proposed, one in front of Building 2, the other aligning wheelchair accessible, or easily adaptable for residents who with the gap between Buildings 2 and 3. These will offer a minimum are wheelchair users. clear opening width of 900mm.
60 5. An additional pedestrian route is proposed in the north-west corner Drop off and Car parking 22. This capacious entrance lobby contains an elliptical stair down to of the site, accessed from Pimlico Road and entering at the rear of the ancillary resident’s spa and amenity at basement levels 1 and 0. Building 1. 14. Drop-off points: The lobby also gives access to two lift lobbies, each with three lifts. Set down points are provided to the rear of all residential buildings. Those located towards the northern elevation, on both sides of the 6. Alternatively pedestrians can use the principal vehicular access Taxi set down/pick up points are possible close to all rear lobby contain a 17 person lift and larger dedicated service lift. Those routes. Ranelagh Grove is extended to connect through to Chelsea entrances. located south of the east-west axial lobby contain a single 17 person Bridge Road. It runs along the eastern edge of Building 3. To passenger lift. discourage its use as a main thoroughfare it will have a shared 15. Car parking: Residential surface. Private parking is provided at Basement Levels 01 and 02, accessed 23. Refuse collection points will also be housed in the vertical access by a vehicular ramp located on Building 3. The ramp and parking cores, obviating the need for residents to carry refuse downstairs. 7. A slip road turns off this vehicular route and runs along the bays are generously proportioned to accommodate luxury cars. Car northern edge of Buildings 1, 2 and 3. As it turns, it drops below park bays measure 3m wide x 7m long. Ceiling height will enable 24. All ten lifts serve Basement levels 01 and 02 up to Level Seven and pavement level. To ensure pedestrian safety, particularly to those use of high topped vehicles with wheelchair hoists, being 2.6m. all are linked at Basement Level 02 via corridors. with visual impairment or mobility, a raised kerb is provided to separate pedestrians and vehicles, creating a demarcated 16. From the basement parking bays there is lift access to the Accommodation pedestrian zone a minimum 1800mm wide to enable pedestrians to upper storeys. Residents who use a mobility scooter and live in a pass in opposite directions. wheelchair accessible dwelling will be able to store and charge 25. All proposed dwellings will meet the 16 Lifetime Homes Design their scooter in a specifically designed space within their apartment. Criteria, following the key principles for accessible adaptable 8. The approaches to all entrances off Pimlico Square will be at grade The lifts are of suitable dimensions to accommodate scooters with design. Due to the high calibre of the apartments they exceed (with the exception of the secondary, southern entrance to Building ease. the standards in many instances in terms of circulation space; 2 off Bourne Walk, which has stepped access. The stair will be generously wide door openings; provision of lifts; and additional designed to ambulant disabled standard with 165mm risers, 300mm 17. Areas of safe refuge have been identified in the lift lobbies at bathrooms. treads, suitable handrails and contrast nosings. basement levels. These will be provided with communication points. 26. The layout of apartments are arranged to place kitchens, dining 9. The thresholds into each block will be level. 18. 17 no. accessible parking bays are proposed in close proximity and living rooms to the front of the buildings, with bedrooms and to lift cores to minimise travel distances. This represents 20% of bathrooms to the back. 10. The Ground Floor entrances to Buildings 1 and 3 are located at the total parking provision of 85 bays. They will be fully compliant the north end of each block, whilst there are entrances at both with Building Regulations and Lifetime Homes Standard, with a 27. As a minimum provision will include:- the north and south of Building 2, giving access to a generously minimum width of 2.4m and minimum length of 4.8m (plus shared proportioned shared entrance lobby. circulation aisle of 1.2m). - Suitable level parking at basement levels within easy reach of all dwellings via communal 17 person passenger lifts 11. Each block will have 24/7 concierge at reception, as well as 24/7 19. Pedestrian safe routes from bays to vertical circulation cores will be - Entrance canopies management team support. provided using high visibility floor markings and signage. - Level entrance thresholds (via spacious communal lobbies) - Wide entrance and internal doors, lobbies and corridors 12. Building 3 is envisaged as the principal entry and security point Circulation - Lift access to upper storeys and to basement facilities for visitors. A dedicated security check point is included at Ground - Suitably wide approaches and entrances to individual dwellings Floor. 20. Each block contains a spacious entrance lobby. In Buildings 1 - Wheelchair turning space in living rooms, kitchens and bedrooms and 3 the lift lobby is located off the entrance lobby, with two - Direct route for future installation of a hoist from a master 13. Entrances will be highly visible and will offer clear opening widths lifts, one 17 person passenger lift and a second, larger shared bedroom to a bathroom (a ceiling height of 2.7m will easily a minimum 800mm, and unobstructed landings a minimum service/26 passenger lift. The lift lobbies are sufficiently spacious to accommodate) 1500mm2. Opening forces will be 30 Newton or less full height accommodate wheelchair turning circle of 1500m2. - Wheelchair accessible main bathrooms with side access to WCs glazed panels will be treated with safety manifestations at two and bath/or shower access heights. 21. In Building 2 the entrance lobby can be approached from the south, - Access space to the front of the pan of 1100mm and opposite from Chelsea Bridge Road, or from the north, for those accessing transfer position in an additional toilet (most achieving a 1500mm2 the site via Pimlico Road or using the principal vehicular route. turning circle) - Where accommodation is on two storeys i.e. duplexes which have
61 private accommodation stairs, the requirement for identifying a - all secondary bathrooms have 1500mm2 turning space location for a potential through ceiling lift is met (please refer to - basins clear of pan to enable frontal transfer Drawings 11041 P1_P_T2_C645_001) - 1100mm clearance in front of pans from inward door swing - Full height glazing so easily meets maximum sill height - 5% of balconies throughout the development achieve 1500mm2 requirement turning space, 43% meet Habinteg requirement of 1100mm depth - allocated to wheelchair accessible apartments, those with 3 and 4 28. In addition 10% of accommodation is designed to be wheelchair beds achieving at least 1100mm depth clear of door swings accessible across all accommodation types i.e. 1, 2, 3, 4 and 5 - Generously proportioned wheelchair stores located off the main bed apartments and duplexes. These reflect the design principles hall or principal corridor. set out in the Habinteg guidance with regard to level access approach and spatial considerations for all rooms to ensure ease of Other Uses and Ancillary Areas circulation and provision of suitable bathroom layout. [Refer to the following drawings:- 30. Retail: 11041 P1_P_T11_C645_001 – Ground Floor 1 bed; A retail unit is located in the north-west corner of Building 1, 11041 P1_P_T12_C645_001 – First Floor 2 bed; adjacent to the entrance lobby. It is easily accessed from Pimlico 11041 P1_P_T13_C645_001 – 3rd + 4th Floor 3 bed; Road, and from all buildings using the demarcated pedestrian 11041 P1_P_T14_C645_001- 4th Floor 4 bed] pathway around the perimeter of buildings.
29. Details include: 31. Ancillary Residential Spa and Amenity: Located at Basement Levels 01 and 02, this facility is shown in - minimum 1500mm2 entrance landings outline only, although indicative layouts demonstrate spacious reception, meeting rooms, media and club room can easily be - 900mm entrance door clear opening width, opening beyond 90 accommodated. Access is possible by lift from all buildings, with a degrees connecting wide corridor from each of the lift lobbies.
- minimum 1200mm internal landing/s clear of door swings Summary
- minimum internal door openings of 800mm with 300mm 1. The proposals demonstrate a well considered approach to access. clearance from wall on leading edge 2. There are currently no access constraints within the designs. - minimum corridor width a minimum 1200mm to enable 90 degree turning 3. The proposals are compliant with performance indicators [Part M of the Building Regulations; Lifetime Homes Standards and - circulation within living, dining and kitchen areas to include at Habinteg Wheelchair housing design guide]. least1500mm2 turning space
- bedroom space with 1500mm2 clear zone each side of double bed (with the exception of the 1 bed wheelchair apartments which still achieve the requirement of 1200mm clearance on one side of the bed, 1000mm minimum on the other
- knock out panel location identified in wall between master bedroom and principle bathroom for future track hoist installation
- bathrooms with shower areas 1000mm x 1000mm minimum
- bathrooms with baths have 1500mm2 clear circulation and 1700mm long x 700mm wide bath, and 300mm access space to reach taps and transfer space
62 APPENDIX
7.3 Visualisations
63 Fig. 97 - Illustrative CGI View From Chelsea Bridge Road (Trees Omitted For Clarity)
64 Fig. 98 - Illustrative CGI View of Bourne Square Towards Pimlico Road
65 Fig. 99 - Illustrative CGI View From Chelsea Bridge Road (Trees Omitted For Clarity)
66 Fig. 100 - Illustrative CGI View From Junction of Chelsea Bridge Road and Pimlico Road
67 Fig. 101 - Illustrative CGI View of Building 2 Penthouse
68 Fig. 102 - Illustrative CGI View From Chelsea Bridge Road (Trees Omitted For Clarity)
69 Fig. 103 - Illustrative CGI View From Chelsea Bridge Road Into Entry Garden
70 Fig. 104 - Illustrative CGI View Along Bourne Walk
71 Fig. 105 - Illustrative CGI View of Chelsea Bridge Road Entrance to Building 2
72 Fig. 106 - Illustrative CGI View From Holbein Place
73 Fig. 107 - Illustrative CGI View From Pimlico Road
74 Fig. 108 - Illustrative CGI View From Royal Hospital Courtyard
75 Fig. 109 - Illustrative CGI View of Car Park Entrance to Building 3 From Entry Garden
76 Fig. 110 - Illustrative CGI View of Entrance to Building 2 From Bourne Square
77 78 APPENDIX
7.4 Relevant Previous Experience
79 The Knightsbridge, London SW7 The Knightsbridge, London SW7 Hyatt Hotel
Client Knightsbridge Developments Ltd Value £170 million Status Completed 2006 Location Westminster
Team Project Manager Knightsbridge Project Management Quantity Surveyor Gardiner and Theobald Structure and Services WSP Contractor Multiplex Constructions Ltd
The Knightsbridge is a development of 201 private luxury apartments overlooking Hyde Park, which offers residents the services of a ‘six star’ hotel provided by Hyatt International Hotels and Resorts. A sweeping porte cochere entrance leads to a double height reception with views into a central garden, laid out in a formal manner with hard and soft landscaping and clipped trees, paying homage to the traditional London Square.
A refl ecting pool visually connects with a health spa in the lower ground fl oor of the main building.Internally, a swimming pool, changing and treatment rooms are lined with a beautiful veined Elterwater Slate, while perimeter walls are clad in soft white Turkish limestone and glass tiles. In common with all the details on The Knightsbridge, luxury is defi ned by the exquisitely crafted surfaces of simple spaces, produced without additional embellishment.
The Knightsbridge was awarded ‘Residential Development of the Year 2006’ at the Property Awards. 38-62 Yeoman’s Row
Client Wilben Developments Location RBKC
The design team have been appointed to design and deliver a residential scheme of exceptional quality in the heart of Knightsbridge, in the Royal Borough of Kensington and Chelsea.
The site includes numbers 38-62 Yeoman’s Row and is located at the southern end of the cul-de-sac and easily accessed off Brompton Road, within the Thurloe Estate & Smith’s Charity Conservation Area. The rear of the site is bordered by long , mature gardens of the Egerton Terrace properties.
The scheme use is intended for 9 private residential units. Each house has a private core that serves all oors. A separate communal core is proposed for the smaller units and for building management and maintenance purposes. The basement levels contain car parking, plant, storage and communal facilities for the residential units above.
Terraces and gardens are provided to all houses in order to ensure the residential units have adequate amenity space and to comply with the Mayor’s Housing standards.
The external design proposal takes cue from the wider context of the Thurloe Estate & Smith’s Charity Conservation Area and the immediate context of Yeoman’s Row and in particular the adjacent Victorian artist studio houses. The bay study retains the asymmetrical character of the adjacent Victorian artist studio houses.
Sandstone is proposed as the main facing material along the front of the Yeoman’s Row elevation to provide a high quality appearance complementary to the character and appearance of the street scene and the wider conservation area. Ebury Square
Client Berkeley Homes Value £95 million Status Currently on site Location Belgravia
Team Structure Waterman Structures Services MTT Landscape Townshends
This prestigious residential project in Belgravia for Berke- ley Homes replaces an existing 1950’s building to provide 71 luxury residences set around a traditional garden courtyard.
Two separate buildings were designed to respond to the context of the principal frontages on Ebury Street and Ebury Square. The five-storey building fronting onto Ebury Street is distinguished by contemporary brick elevations, whilst the seven storey building facing Ebury Square is clad in natural stone with bronze detailing.
The building forms, façade hierarchy, and materials have been carefully considered and chosen to be in keeping with the Belgravia Conservation area. A new garden space has been designed between the two buildings, planted with indigenous species and providing habitats to attract native wildlife.
Extensive bio-diverse green roofing throughout the scheme, and the reintroduction of mature trees to Ebury Street, further enhance the project’s environmental benefits. The building itself has been designed to a high standard of environmental efficiency, greatly improving on the existing building’s perfor- mance. Brook House, Park Lane, London W1
Client Brook House Developments Ltd Value £20 million Status Completed 1998 Location Westminster
Team Quantity Surveyor Gibb Ltd Structure Gibb Ltd Services Gibb Ltd Contractor Higgs and Hill Southern
Brook House, completed in 1998, is one of the most prestigious residential developments in London, containing sixteen luxury apartments, with single penthouses occupying the whole of the seventh and eighth fl oors and commercial space at ground and fi rst fl oors (plus basement parking).
The building is a decisively modern, but appropriately contextual, addition to the eclectic streetscape of Park Lane, where surviving 19th century houses contrast with large-scale hotel, residential and commercial developments constructed from the 1930s on.
Located in a Conservation Area, the development is bounded by streets on three sides – on Woods Mews and Upper Brook Street, the predominant scale remains that of Victorian town houses. The design of the three facades of the building refl ects this duality. On Park Lane, the predominant material is self-supporting brick, sitting on a two-storey stone base (which contains the commercial accommodation) and punctuated by stone-clad bays which mark the principal internal spaces. On the side elevations, a stone plane intervenes, stepping down to the scale of the neighbouring houses. The glazed penthouse pavilions which cap the building offer magnifi cent views of Hyde Park, but also serve to enliven the skyline - Lutyens’ pavilions at Grosvenor House provide a precedent.
This fi nely-crafted building is a bold but dignifi ed addition to the street scene. High quality materials and strongly articulated forms enrich the public domain and provide a model for an urban architecture which is both contemporary and at ease in an historic setting. Audley Square
Client Tenhurst Location Westminster
Squire and Partners were approached by Tenhurst to explore development opportunities for a site located east of Park Lane and Hyde Park, the former Audley Street Car Park, a highly prominent site in London being only less than 5 minutes walk from the West End in the heart of London’s Mayfair.
The proposal was to create two harmonious historically- referenced contemporary buildings in the Mayfair Conservation Area.
The main part of the site - bound by Hill Street and Waverton Street - enables construction of a major 21,000 sq m apartment building which has seven full storeys above street level and two set-back penthouses at the top.
The building facing Audley Square echoes historic development in the area by creating three new individual houses, one of which has an extension that frames the Square with a conservatory library room.
The design takes its cues from high quality historic and contemporary sources in the immediate area, some historic examples of which are shown on preceding pages. The facade echoes many of the features of nearby buildings such as railings at ground and upper levels and strong vertical and horizontal expression. These features have historical roots but are distinctly contemporary in execution.
The facade of the apartment building also reflects historic precendents with its white base and dark upper floors. We propose that the entire facade is constructed from stone in order to preserve and express the high quality and lasting nature of the development.
80 APPENDIX
Architect: Squire and Partners
Structural, Facade & Fire Engineer: Arup
Services & Sustainability: Atelier Ten Hoare Lea
Transport Consultant: White Young Green
Accessibility Consultant: Jayne Earnscliffe
Visualisations: Squire and Partners
Daylight & Sunlight Consultant: Gordon Ingram Associates
Planning Managers: Qatari Diar (UK) Ltd
Agency Advisors: Knight Frank & Savills
Cost Consultant: EC Harris
CDM Coordinator: RLF
Approved Inspector: HCD Group
Community Engagement Facilitator: Soundings
Political & Communication Consultant: Bell Pottinger
Project Manager: EC Harris
Town & Country Planning: DP9
Townscape Advisor: Peter Stewart Consultancy
Facade Maintenance Consultant: Hoare Lea
7.5 Client and Professional Team
81 82 APPENDIX
NUMBER TITLE SIZE SCALE NUMBER TITLE SIZE SCALE XP_AL C645_001 Site Location Plan Existing A1 1:1250 D_T1 C645_001 Bay Study Type 01 A1 1:20 P_AL C645_001 Site Location Plan Proposed A1 1:1250 D_T2 C645_001 Bay Study Type 02 A1 1:20 D_T3 C645_001 Building 1 Bay Study Cafe Entrance XP_AL C645_001 Existing Site Plan A1 1:250 A1 1:20 D_T4 C645_001 Building 1 Bay Study Substation Entrance P_B3 C645_001 Sub-Basement Plan A1 1:250 A1 1:20 P_B2 C645_001 Basement Level 02 Plan A1 1:250 D_T5 C645_001 Building 1 Bay Study Main Entrance P_B1 C645_001 Basement Level 01 Plan A1 1:250 A1 1:20 P_01 C645_001 First Floor Plan A1 1:250 D_T6 C645_001 Building 2 Bay Study Chelsea Bridge Road P_00 C645_001 Ground Floor Plan A1 1:250 Entrance A1 1:20 P_02 C645_001 Second Floor Plan A1 1:250 D_T7 C645_001 Building 2 Bay Study Bourne Square Entrance P_03 C645_001 Third Floor Plan A1 1:250 A1 1:20 P_04 C645_001 Fourth Floor Plan A1 1:250 D_T8 C645_001 Building 3 Bay Study Car Park Entrance P_05 C645_001 Fifth Floor Plan A1 1:250 A1 1:20 P_06 C645_001 Sixth Floor Plan A1 1:250 D_T9 C645_001 Building 3 Bay Study Main Entrance P_07 C645_001 Seventh Floor Plan A1 1:250 A1 1:20 P_RF C645_001 Roof Plan A1 1:250 D_L1 C645_001 Landscaping - Bourne Walk A1 1:50 E_01 C645_001 Elevations - Sheet 1 of 2 A1 1:250 D_L2 C645_001 Landscaping - Between Buildings 1 & 2 E_02 C645_001 Elevations - Sheet 2 of 2 A1 1:250 A1 1:50 D_L3 C645_001 Landscaping - Between Buildings 2 & 3 S_01 C645_001 Sections AA, EE & GG A1 1:250 A1 1:50 S_02 C645_001 Section JJ A1 1:250 D_L4 C645_001 Landscaping - Building 1 on Pimlico Road A1 1:50 P_T1 C645_001 Typical 1 Bed Apartment Plan A1 1:50 D_L5 C645_001 Landscaping - TFL Cycle Hire Station P_T2 C645_001 Typical 2 Bed Duplex Plan A1 1:50 A1 1:50 P_T3 C645_001 Typical 3 Bed Apartment Plan A1 1:50 P_T4 C645_001 Typical 4 Bed Apartment Plan A1 1:50
P_T11 C645_001 Typical 1 Bed Wheelchair Apartment Plan A1 1:50 P_T12 C645_001 Typical 2 Bed Wheelchair Apartment Plan A1 1:50 P_T13 C645_001 Typical 3 Bed Wheelchair Apartment Plan A1 1:50 P_T14 C645_001 Typical 4 Bed Wheelchair Apartment Plan A1 1:50
7.6 Drawing List
83 APPENDIX
Drawings to be issued separately.
7.4 Relevant Previous Experience
Squire and Partners
77 Wicklow Street London WC1X 9JY T 020 7278 5555 F 020 7239 0495
[email protected] www.squireandpartners.com