Proposed Alterations and Extensions to

131 Pavement London, EC2

DESIGN & ACCESS STATEMENT March 2017 Contents

1.0 Design Team 2.0 Introduction 3.0 Site Context and Analysis 4.0 The Proposal 5.0 Sustainability 6.0 Access Statement

1531_131 March 2017 02 Morrow + Lorraine Architects 1.0 Design Team

In 2015 the client, Royal London Asset Management, appointed the design team to advise on development opportunities for 131 Finsbury Pavement.

Architect Morrow + Lorraine Architects

Project Management Cyril Leonard

Planning Consultancy CBRE

Quantity Surveyor Stace

Structural Engineer Symmetrys

Services Engineer GDM Partnership

Rights of Light Consultant Delva Patman Redler

Building Control MLM

1531_131 Finsbury Pavement March 2017 03 Morrow + Lorraine Architects 2.0 Introduction

2.1 Summary of the Proposal

This Design and Access Statement has been produced by Morrow + Lorraine Architects for Royal London Asset Management in support of their planning application for 131 Finsbury Pavement, London, EC2A 1NT.

The holistic development proposals involve the following key elements: • New Reception area and office entrance onto Finsbury Pavement • Enhancements and provision of new office facilities.

Externally, the works involve alterations to the entrance to enhance the building’s prominence at street level and to create a better visual connection to the street.

Internally, the existing office space will be modified with enhancements to the efficiencies, quality and facilities serving the office space. The ground floor reception will be reconfigured to create a more welcoming environment. A new stair will connect the reception area with new lower ground floor commuter facilities providing cycle parking, showers and lockers.

The proposal seeks to significantly improve on the existing design in terms of sustainability and achieve a BREEAM ‘Very Good’ rating. The ambition of the team is to deliver a high quality building which, through well considered design, meticulous detailing and high quality materials, will result in a substantial and positive contribution to the townscape.

1531_131 Finsbury Pavement March 2017 04 Morrow + Lorraine Architects Photograph - The Existing 131 Finsbury Pavement Entrance Visualisation - The Proposed 131 Finsbury Pavement Entrance

1531_131 Finsbury Pavement March 2017 05 Morrow + Lorraine Architects 3.0 Site Context & Analysis

3.1 Location

The building is located on the south-west corner of , at the junction of Finsbury Pavement and Chiswell Street. Finsbury Pavement is a key route through the , running north to Old Street, and south to and the Bank of .

3.2 Proximity to Public Transport

Moorgate rail and underground station is less than 200m away from 131 Finsbury Pavement. Moorgate is a key City of London station connected to the , Bank branch, Metropolitan, Circle, and Hammersmith & City lines.

05 lies to the east, serving the Central, Hammersmith

& City, and Metropolitan lines, London Overground and major National Rail 01 Chiswell Street services running in and out of London, by 2018 will also service Liverpool Street station. Finsbury Pavement

These nearby transport hubs ensure Finsbury Square and the immediate vicinity are prime locations for commercial accommodation within the City of London; increasing the accessibility and lettable value of the surrounding area.

04 02 01 Moorgate underground station

02

03 Circle

04 Finsbury Square Garden

05 N 03

Aerial Photograph - 131 Finsbury Pavement in context

1531_131 Finsbury Pavement March 2017 06 Morrow + Lorraine Architects 3.3 Conservation Area

131 Finsbury Pavement is not listed, but the site falls within the Bunhill Fields & Finsbury Square Conservation Area, within the London Borough of .

22.3 Bunhill Fields (owned by the City Corporation) and Wesley's Chapel are internationally famous sites. Finsbury Square and the playing fields of the Honourable Artillery Company are also ancient open spaces, now surrounded by late-19th century and early-20th century buildings. and Tabernacle Street, both running north connected by several cross streets, are lined with solid late-Victorian, Edwardian or more modern buildings, which are almost entirely commercial. Although buildings of quality are scattered, there is enough to give the area a cohesive character of Edwardian grandeur and Victorian commercialism which relates well to the spaces and streets because of their scale, materials and ornament. - Islington Council’s Bunhill Fields/Finsbury Square (CA22) Conservation Area Design Guidelines (December 2002)

The proposal will address the above considerations by improving upon the quality of the existing building at rooftop level and building with premium materials that compliment the original materials and those of the surrounding buildings. A sensitive design approach will maintain the scale of architecture around Finsbury Square and build on the special character of the area.

3.4 Constraints and Guidance

Of note, the site is located within the Central Activities Zone, Employment Priority Area (offices), Bunhill & Core Strategy Key Area, Finsbury Local Plan - City Fringe Opportunity Area, and the Finsbury Local Plan - Bunhill and Clerkenwell.

3.5 Current Use

The building is currently used as offices (Use Class B1), by a range of established commercial companies, most notably Charles Stanley & Co. which occupies four floors of the building. Half the ground and lower ground floor levels are let to All Bar One (Use Class A4). Site Plan - The Bunhill Fields & Finsbury Square Conservation Area Aerial Photograph - Along Finsbury Pavement looking north

1531_131 Finsbury Pavement March 2017 07 Morrow + Lorraine Architects 4.0 The Proposal

4.0 Proposed Entrance Details

Works to the main entrance aim to enhance the street level pedestrian experience. High quality materials and minor reconfiguring of the existing space will provide a more defined entrance.

A new canopy is proposed to cantilever out from the façade. The soffit will be illuminated and integrated, with backlit “131 Finsbury Pavement” signage attracting attention to the front door.

Below the canopy, new, large format, shopfront glazing with anodized black aluminium frames will improve the view into the new reception area.

The revolving entrance door will be replaced with a circle slider lobby arrangement, to improve the access into reception.

Proposed Visualisation - Entrance

1531_131 Finsbury Pavement March 2017 08 Morrow + Lorraine Architects Proposed - Section through Canopy Proposed - Section through Circle Slide Doors

1531_131 Finsbury Pavement March 2017 09 Morrow + Lorraine Architects 5.0 Sustainability

5.1 Sustainable Engineering

GDM Partnership has produced a Sustainable Design and Construction (SDC) Statement to support this planning application. It has been compiled to address the requirements set out in Islington Council’s Environmental SPD Document, Appendix 8. Please refer to this document for details

5.2 BREEAM

A pre-assessment has been completed against the BREEAM New Construction 2014 criteria as a shell and core development. The score currently achievable is VERY GOOD.

5.3 Waste Management

A refuse area is provided at lower ground floor level.

1531_131 Finsbury Pavement March 2017 10 Morrow + Lorraine Architects 6.0 Access Statement

6.1 Building Regulations 6.3 Access into the Building Vertical Circulation

The refurbishment and extension scheme will comply with Part M of the Office Entrance Four lifts serve ground to eighth floors. The lift cars will be fully compliant building regulations to ensure that people are able to access the building with Part M requirements and be under destination control to avoid and its facilities. The existing revolving door will be replaced with a circle slider door which excessive waiting times. One of the lifts is a firefighting lift and extends into will improve access for people using the front door. This will prevent the the lower ground floor. MLM is the approved building inspector and has provided advice to the emergency pass doors being used for general ingress / egress. design team during design development. There is a level threshold between the pavement and the reception WC’s entrance matting to reduce the risk of slips on wet floors. 6.2 Approach and Parking The WC provision for the offices has been calculated in line with BCO requirements for 1 in 8 occupancy. The building is well served by public transport links, with Moorgate Service, Delivery and Commuter Access underground station a short walk to the south, Liverpool Street station to Each office floor has a fully wheelchair accessible WC. Wheelchair the east and numerous bus stops in the surrounding streets. Remains unchanged from the rear service area accessible changing rooms and showers are provided in the lower ground floor commuter facilities. Basement commuter facilities comprising of cycle storage, showers, changing rooms and lockers are available. Reception Means of Escape There is no dedicated car parking for the building but limited pay and Adequate lighting will ensure safe passage at all times. display parking is available locally. The proposals will include provisions for the safe evacuation of disabled The large reception area provides circulation through the area for people via the firefighting lift. Tenants will have responsibilities to plan and wheelchair users. The reception desk is fully accessible for wheelchair manage the evacuation of disabled people. users.

Horizontal Circulation

Core lobbies will be retained as existing and provide a minimum 1100mm clear width for passage between walls and handrails. The new finishes and doors will provide a contrasting finish in order to be able to visually distinguish between the doors, walls and floor.

Existing widths comply with the 750mm minimum effective clear width of doors as required by Part M of the building regulations.

1531_131 Finsbury Pavement March 2017 11 Morrow + Lorraine Architects