440A Hornsey Road N19 4EB Islington LONDON

Proposal for Mixed Use Redevelopment 440A Hornsey Road N19 4EB Islington LONDON

Design and Access Statement December 2017 2 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Content

Chassay & Last Projects in London 04 Preface, The Client & The Team 06

Context Site Location 08 Transport 09 Planning Constraints and History 10 Relevant Planning Policies 11

Site Context and Surroundings Site and Existing Building 14 440A Hornsey Road N19 4EB 15 Wider Context. Mixed Residential & Commercial Area 16

Concept Development Design Concept and Constraints 18 Concept Analysis 19 Massing Analysis & Scale 20 Design Process. Daylight and Sunlight 21 Design Process. Overlooking 22 Design Process. Surveillance 23 Design Process. Amenity on First Floor 24 Evolution of the development scheme 25

The Proposal Use, Amount, Layout, Scale, Landscape & Appearance 28 Public Consultation 30 Final Scheme 32 Appearance, Facade, Details and Materials 33 Sustainability 35 Sustainability Urban Drainage System 36 Site and Building Access 37 Parking and Transport 38 Refuse and Recycle Storage Spaces 39 Lighting Strategy 40 Sunlight and Daylight 41 Quality of the Future Employment Space 42 Quality of the Future Employment Space. Ground Floor 43 Quality of the Future Employment Space. First Floor 44 Quality of the Future Employment Space. Sections 45 Quality of the Future Employment Space. Flexibility 46 Quality of the Future Employment Space. CGI 47 Quality of the Future Residential Space. Ground Floor 48 Quality of the Future Residential Space. First Floor 49 Quality of the Future Residential Space. Roof 50 Quality of the Future Residential Space. Section 51 Quality of the Future Residential Space. CGI 56

Summary 58

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 3 Chassay+Last Projects in London Chassay+Last were selected for this project by the Client because of:

• Their innovative design • Their experience in Isllington & London • Their experience in mixed use schemes

The architects have completed a number of buildings in London, including the following:

• 158 Prince of Wales Road, Chalk Farm • 52 Prince of Wales Road, Kentish Town • Wychcombe Studios, Belsize Park • Jazz Cafe Parkway, Camden Town • Blackburn House, Hampstead • Pond Street Houses, Hampstead • 83-85 Abbey Road, St Johns Wood • Milkwood Studios, Delancey Street, Camden Town Milkwood Studios, Delancey Street, Camden Town 2, 2A & 4 Tufnell Park Road

4 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Chassay+Last Projects in London The architects have completed a number of buildings in adjacent areas, including the following:

• Coutt’s Crescent, Highgate • Ice Wharf, Kings Cross • The Fitzpatrick Building, Kings Cross • York Way School, Kings Cross • Angel Southside, Islington • The Wallpaper Factory, Islington • Brent Adult College, Stonebridge • South Kilburn Demonstration Homes, Kilburn

Wallpaper Factory. Offord Road, Islington Angel Southside Islington Ice Wharf, Kings Cross, Islington

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 5 Preface

This Design and Access Statement has been prepared by Chassay+Last Architects for a redevelopment of the existing 440A Hornsey Road site. The document sets out the nature of the existing sites, the development proposal and the design rationale for the approach adopted.

The Client

The client is Fitzpatrick Team Developments Ltd.

The Team

Architects Chassay+Last Architects Planning Consultant CGMS Planning Structural Engineer Jampel Davison & Bell Sustainability and Energy Price & Myers Sunlight and Daylight Brooke Vincent and Partners Acoustic Consultant KP Acoustics Contamination Report AP Geotechnics Outlook & Amenity Assessment Townscape Solutions

6 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Context

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 7 Site Location

440a Hornsey Road is located opposite Bavaria Road, between Thorpedale Rd and Roads Place, and close to Wray Crescent Open Space.

Apart from a single vehicular access point from Hornsey Road the site is landlocked and surrounded primarily by the rear gardens of two storey residential dwellings in Bracey Street and the rear of three storey properties (some with mansard roof additions) on Hornsey Road. The properties fronting Hornsey Road are now predominantly residential in use and only one commercial/retail uses remains at ground floor level and the former pub (No 440) adjoining the access way to 440A Hornsey Road is in use as a mosque. This building is Grade II listed.

440A Hornsey Rd

Islington Map Showing the Site Islington Map Area 440A Hornsey Road, Islington N19 4EB Site Location

8 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Appendix 8: Public Transport Accessibility Levels Map Transport

440a Hornsey Road benefits from good transport links offered Appendix 5 by Archway and Holloway Road (Northern Line), Arsenal and Finsbury Park tube stations (Piccadilly Line). Public Transport

Crouch Hill The site is also serviced by local bus and train connections. Accessibility Levels Drayton Park railway station (fast train into Moorgate), Highbury in Islington and Islington Railway (Victoria line and the new Overland Station) and Finsbury Park railway station. Key Bourough Boundary Archway Finsbury Park National Rail Network National Rail Stations Bus services from Arsenal Emirates Stadium Upper Holloway Underground Stations

29 259 This map is based on ordnance survey Wood Green 440A mapping with the permission of the Edmonton Green Û WOOD Controller of Her Majesty's stationery Wood Green Upper Edmonton Shopping City Angel Corner for Silver Street Û Hornsey Rd office. © Crown copyright. London 43 91 GREEN Arsenal Borough of Islington LA086452 2003. Friern Barnet Crouch End Broadway Tottenham High Road Library Turnpike Lane White Hart Lane Û Tottenham High Road Û Crouch End Hill CROUCH Harringay Green Lanes Tottenham Hotspur F.C. TOTTENHAM Edison Road Bruce Grove Û END Green Lanes Muswell Hill The yellow tinted area includes every bus Hermitage Road Broadway Tottenham stop up to about one-and-a-half miles from Swan Arsenal Emirates Stadium. Main stops are Crouch End Hill Hornsey Lane Green Lanes Seven Sisters Û shown in the white area outside. Rowley Gardens Tufnell Park Û Seven Sisters Road Amhurst Park Stamford Hill Highgate Hornsey Rise Green Lanes Amhurst Park Amhurst Court Station Rowley Gardens

HIGHGATE Manor House Amhurst Park Hornsey Road Seven Sisters Road Cranwich Road Clapton Common Fairbridge Road Seven Sisters Road Woodberry Down Holloway Road Alexandra Grove Drayton Park Highgate Village South Grove Hornsey Road Seven Sisters Road 271 Bavaria Road Finsbury Park Whittington Hospital Û Archway Holloway Road Finsbury Park Elthorne Road HOLLOWAY Hornsey Road Tollington Park 4 Upper Holloway Û Holloway Road 19 106 153 236 Wedmore Street Blackstock Road Caledonian Road Dartmouth Park Hill Holloway Road Rock Street Canonbury Mercers Road Brownswood Road Lordship Park Lordship Park Queens Drive Queen Elizabeth’s Walk Lordship Road Holloway Road B LA D RD CK ÚEA OO Stoke Newington Û Tufnell Park Tufnell Park Road ÚNT W H OAD ST OW NS D Station O R O BR Lordship Park S A 1 R R D EL C Tufnell Park Road O Ú K R Green Lanes

N NS A R Ú R

S ISTE O S E

Odeon Cinema E D R L Upper Clapton

Y B Stoke Newington N

M Cazenove Road Holloway EVEN A ÚNP S O ÚEB Church Street D Nags Head D HIGHB Tufnell Park Road Tufnell Park Road LE ARSENAL Kersley Road R IS Dalmeny Road Carleton Road O ÚEC A NM LLESPIE ROA D Ú GI Stoke Newington Stoke Newington ÚNQ U Church Street Common 2 Highbury & Islington R Camden Road Y AD Highbury Clissold Road Caledonian Road O Old Stadium P R ÚNN AVENELL ROAD ÚEK A Upper Clapton ON R Stoke Newington GT K Mount Pleasant Hill IN EJ Church Street Stoke Newington Camden Road L Ú Northwold Road 3 TOL H Clissold Crescent H.M. Prison Holloway O R STOKE 6 254 N

E Green Lanes Camden Road 153 Y Riversdale Road Hilldrop Road NEWINGTON ALBERT PARK Caledonian Road RD ED N ARSENAL Ú Highbury New Park SO CLAPTON R 7 Camden Road H K & Barnsbury C O O A EMIRATES Highbury Quadrant LLO J AD Brecknock Road STADIUM H ÚEH Clapton Û Holloway Road I W G 4 A H Camden Road Y B UR ÚSY Û Y HILL Camden Road Caledonian Road RO DRAYTON CAMDEN A Camden Park Road Biddestone Road PARK Route 153 also serves D ARK ÚEE SU P Highbury New Park Clapton Holloway, Nags Head Ú AYTON Camden Road DR Crowfield House Kenninghall Road Roundabout 5 TOWN 393 from Holloway Road HOLLOWAY ÚSZ Bus stop 236 Sandall Road ROAD Bus road Essex Road D Non bus road Highbury New Park A 393 O SX Ý Underground Lexfield House R Ú Û Camden Road Caledonian Road Station Clapton Hackney Wick E I ÚSV Û National Rail Freegrove Road Z Nightingale Road Eastway EN Highbury New Park Camden Town ÚSW Beresford Terrace Homerton Caledonian Road MACK Clapton Pond High Street Hillmarton Road Mornington Crescent Highbury New Park Homerton University PTALs Highbury Grove Hospital Caledonian Road Aberdeen Park Highbury Grove School Station Grosvenor Avenue 253 Hackney Central Û Level 1a (0.01 - 2.50) Caledonian Road St Paul's Road H.M. Prison Pentonville Westbourne Road Beresford Road Jupiter Way Holloway Road Alwyne Castle Û Caledonian Road & Barnsbury St. Mary Magdalene Church Newington Green Level 1b (2.51 - 5.00) Westbourne Road St Paul's Road Crossway HACKNEY Arundel Square Caledonian Road Highbury Corner Kingsland High Street Hackney Level 2 (5.01 - 10.00) Story Street Mare Street for London Fields Û Westbourne Road Dalston Lane Caledonian Road Offord Road Queensbridge Road Level 3 (10.01 - 15.00) King's Cross Copenhagen Street Û Highbury & Islington Û Hemingford Road Angel Euston Û King’s Cross Hemingford Arms Level 4 (15.01 - 20.00) Û for St. Pancras Cambridge Heath Û Upper Street Canonbury Road Hampstead Road 259 Hemingford Road Islington Town Hall Highbury Corner Level 5 (20.01 - 25.00) 253 Ripplevale Grove Canonbury Road Bethnal Green KING’S CROSS Upper Street Halton Road for Museum of Childhood Islington / St. Mary's Church Level 6a (25.01 - 40.00) Hemingford Road Essex Road Û Russell Square Copenhagen Street Upper Street Whitechapel Level 6b (40.01+) Islington Green Royal London Hospital Barnsbury 106 Hemingford Arms ISLINGTON New North Road Aldgate East Warren Street Station Gower Street Islington Ecclesbourne Road for University College Hospital WEST END Angel Hoxton Aldgate City Road Baring Street Bus Station Holborn Theobald's Road Rosebery Avenue Moorfields Eye Hospital Tottenham Court Road Station for British Museum Grays Inn Road Sadler’s Wells 254 Council Buildings

Old Street Û Route 271 runs to Liverpool Street on Saturdays, Old Street Goswell Road St John Street Sundays and every night. At other times buses 1 Highbury House Leicester Square terminate at Moorgate (Finsbury Square). Moorgate 2 Piccadilly Circus Finsbury Square Û Laycock Street Offices Aldwych Barbican Û for Covent Garden Ludgate Circus Liverpool Street St Paul's for City Thameslink Û 271 3 Municipal Offices Hyde Park Corner Fleet Street St Paul's Museum Of London Barbican 153 Trafalgar Square Cathedral Arts Centre Moorgate Û 4 Û Charing Cross Station CITY Town Hall 29 91 Bank Knightsbridge 5 Monument 159/166 Upper Street River Thames Sloane Square 6 The Barnsbury Complex Waterloo Û àß for South Bank Arts Complex and London Eye Farringdon Chelsea 7 292 Essex Road Old Town Hall CHELSEA 4 London Bridge Û ß © Transport for London 43 Information correct from 30 March 2006 Destination Bus service Bus stops Destination Bus service Bus stops Night buses Battersea Bridge EB EC ED EE Clapton Common 253, 254, N253 ÚNP ÚNT Islington Public Transport & Accessibility Levels IslingtonSouth Side Public Transport & Accessibility LevelsN19 Clapham Junction Ú Ú Ú Ú Liverpool Street Ý- Û 153 ÚNM ÚNN ÚSW ÚSX ÚSY 19 Finsbury Park ÚEH ÚEJ ÚEK ÚEL Cockfosters Ý- N91 ÚNP 271 ÚSY ÚSZ N29 Trafalgar Square ÚNM ÚNN Crossway Kingsland High Street 236 ÚEB ÚEC ÚED ÚEE London Bridge Ý- Û ß 43 ÚSY ÚSZ

Key Enfield Town ÚNP ÚNT Crouch End Broadway 91, N91 ÚNP Ludgate Circus for City Thameslink Û 4 ÚEB ÚEC ÚED ÚEE ÚNP ÚNT Tottenham Hale ÚSU ÚSV N41 ÚSU ÚSV M 4 Daytime routes in black N19 Night buses in blue N41 Trafalgar Square ÚSY ÚSZ E Manor House Ý- 29, 253, 254, 259, ÚNP ÚNT Ý Connections with Underground Û Connections with National Rail 109 - N91 Cockfosters ÚNP Edmonton Green Û 259, N279 ÚNP ÚNT N29, N253, N279 Ý SY SZ à Connections with Eurostar ß Connections with River Boat Trafalgar Square ÚNQ ÚNS Enfield N29 ÚNP ÚNT Monument - 43 ÚÚ 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 9 services Moorgate Ý Û 43 ÚSY ÚSZ N106 Aldgate ÚEA Essex Road Û 271 ÚSY ÚSZ - Connections with Docklands Every night and all day EL 153 ÚNM ÚNN ÚSW ÚSX ÚSY Finsbury Park Ú Ý Û ÚNQ ÚNS Light Railway Saturday and Sunday Euston - 91, N91 Tottenham Court Road ÚNM ÚNN Mornington Crescent Ý- 29, 253, N29, ÚNM ÚNN N253 253, N253 ÚNM ÚNN London N253, N279 Eye Red names indicate places Aldgate ÚNP ÚNT of interest F N279 Waltham Cross ÚNP ÚNT O ÀÚ Finsbury Park Ý- Û 4 ÚEH ÚEJ ÚEK ÚEL ÚNM ÚNN Trafalgar Square ÚNM ÚNN Old Street Ý- Û 43, 271 ÚSY ÚSZ Red discs show the bus stop you need for your chosen 19, 236, N19, ÚEH ÚEJ ÚEK ÚEL Ý bus service. The disc À appears on the top of the bus stop P 1 2 3 in the street (see map of town centre in centre of diagram). 29, 253, 254, ÚNP ÚNT 4 5 6 Destination finder Palmers Green N29 ÚNP ÚNT 259, N29, N253, Destination Bus service Bus stops Piccadilly Circus Ý- 19 ÚEB ÚEC ÚED ÚEE N279 R Route finder A 106, N106 ÚEL Ý NQ NS Bus Towards Bus stops Ý NP NT Russell Square - 91 ÚÚ Aldgate and Aldgate East - 254, N253, Ú Ú SU SV NP NT service 153 Ú ÚÚ Ú ÚEA S N106 H Archway ÚEH ÚEJ ÚEK ÚEL ÚNM ÚNN Aldwych for Covent Garden 4 ÚEB ÚEC ÚED ÚEE ÚNP ÚNT St Paul’s Ý- 4 ÚEB ÚEC ÚED ÚEE ÚNP ÚNT 4 Hackney Mare Street 106, N106 ÚEA Waterloo ÚEB ÚEC ÚED ÚEE ÚNP ÚNT 91, N91 ÚNQ ÚNS Seven Sisters Ý- Û 259, N279 ÚNP ÚNT 236 ÚEB ÚEC ÚED ÚEE 19 Battersea Bridge ÚEB ÚEC ÚED ÚEE Angel Ý- Islington 4 ÚEB ÚEC ÚED ÚEE ÚNP ÚNT N41 ÚSU ÚSV ÚEB ÚEC ÚED ÚEE 254, N253 ÚNP ÚNT Finsbury Park ÚEH ÚEJ ÚEK ÚEL 19, N19 Sloane Square Ý- 19, N19 ÚEB ÚEC ÚED ÚEE ÚSY ÚSZ Hackney Central Û 106, N106 ÚEA 29 Trafalgar Square ÚNM ÚNN 43, N41 Stamford Hill Û 253, 254, N253 ÚNP ÚNT 153 ÚNM ÚNN ÚSW ÚSX ÚSY 236 ÚEB ÚEC ÚED ÚEE Wood Green ÚNP ÚNT Stoke Newington Û 106, N106 ÚEA Ý EH EJ EK EL NM NN ÚNP ÚNT 43 Friern Barnet ÚSU ÚSV Archway - 4 ÚÚÚÚÚÚ 253, 254 T London Bridge ÚSY ÚSZ 43, 271, N41 ÚSU ÚSV Harringay Green Lanes Û 29, N29 ÚNP ÚNT Tottenham Court Road Station Ý- 19, N19 ÚEB ÚEC ÚED ÚEE NP B Hemingford Road 153 ÚNM ÚNN ÚSW ÚSX ÚSY 91 Crouch End Ú 29, N29, N279 ÚNM ÚNN Trafalgar Square ÚNQ ÚNS Bank Ý- 43 ÚSY ÚSZ Highbury & Islington Ý Û 4 ÚEB ÚEC ÚED ÚEE ÚNP ÚNT - Trafalgar Square Charing Cross Ý- Û 29, N29, N279 ÚNM ÚNN EL Barbican Ý- Û 4 ÚEB ÚEC ÚED ÚEE ÚNP ÚNT EB EC ED EE 106 Finsbury Park Ú 19, N19 ÚÚÚÚ 91, N91 ÚNQ ÚNS ÚNM ÚNN ÚSW ÚSX ÚSY Whitechapel EA 153 ÚSY ÚSZ Ú 43, 271, 393, ÚSY ÚSZ Battersea Bridge South Side 19, N19 ÚEB ÚEC ÚED ÚEE N41 Finsbury Park ÚNP ÚSU ÚSV ÚNT N41 153 Bethnal Green Ý 106, N106 ÚEA Tufnell Park Ý- 4 ÚEH ÚEJ ÚEK ÚEL ÚNM ÚNN Liverpool Street ÚNM ÚNN ÚSW ÚSX ÚSY - Highgate Ý 43 ÚSU ÚSV 254, N253 ÚNP ÚNT - Turnpike Lane Ý- 29, N29 ÚNP ÚNT Finsbury Park ÚEH ÚEJ ÚEK ÚEL Holborn Ý 19, N19 ÚEB ÚEC ÚED ÚEE 236 Bruce Grove Û 259, N279 ÚNP ÚNT - N91 ÚNP Hackney Wick ÚEB ÚEC ÚED ÚEE C 91, N91 ÚNQ ÚNS U NM NN Euston Ú Ú Holloway Nags Head 4 ÚEH ÚEJ ÚEK ÚEL ÚNM ÚNN 253 Caledonian Road Ý and 91, N91 ÚNQ ÚNS Upper Holloway Û 43, 271, N41 ÚSU ÚSV NP NT - Hackney Central Ú Ú 43, 153, 271, ÚSU ÚSV Caledonian Road & Barnsbury Û 259 ÚNM ÚNN W Aldgate NP NT ÚÚ N41 254 Û ÚEA Waltham Cross Û N279 ÚNP ÚNT Holloway ÚNM ÚNN Cambridge Heath 106, N106 Ý ÚEB ÚEC ÚED ÚEE Û NM NN Hyde Park Corner - 19, N19 Ý NM NN Edmonton Green ÚNP ÚNT Camden Road and 29, 253, N29, ÚÚ Warren Street - Station 29, N29, N279 ÚÚ 259 Camden Town Ý K for University College Hospital King’s Cross ÚNM ÚNN - N253, N279 King’s Cross Ý Û 91, N91 ÚNQ ÚNS Canonbury Road 271 ÚSY ÚSZ - Waterloo Ý Û 4 ÚEB ÚEC ÚED ÚEE ÚNP ÚNT Highgate ÚSU ÚSV Û - à ß 271 for St. Pancras 259 ÚNM ÚNN Liverpool Street ÚSY ÚSZ Chelsea Old Town Hall 19 ÚEB ÚEC ÚED ÚEE South Bank Arts Complex and London Eye Moorgate ÚSY ÚSZ Clapton Û Station 106, N106 ÚEA Knightsbridge Ý- 19, N19 ÚEB ÚEC ÚED ÚEE Wood Green Ý- 29, N29 ÚNP ÚNT 393 Clapton ÚSY ÚSZ 253, 254, ÚNP ÚNT L N41 ÚSU ÚSV Holloway ÚSU ÚSV 393 ÚSY ÚSZ Leicester Square Ý- 29, N29, N279 ÚNM ÚNN N91 ÚNP ARSENAL EMIRATES STADIUM DR (ISLINGTON) TfL 7486.01.05 MAYOR OF LONDON Transport for London Planning Constraints & History

440A Hornsey Road is within the boundary covered by Islington’s Local Plan, This sets out development sites and policies related to these identified locations. The site is located within an Employment Growth Area.

The site is not listed nor within a Conservations Area.

Relevant Planning History: 440A • Erection of two storey office extension (ref. 881846). Approved 15/06/1989. Hornsey Rd

• Use for light industry and rebuilding and alteration of part of roof and entrance to Hornsey Road (ref. 861347). Approved 11/03/1987.

• Change of use to light industry (ref. 850895). Withdrawn 15/05/1986.

440A Hornsey Rd

Blow-up of Islington’s Local Plan Policies Map 2013 Islington’s Local Plan Policies Map 2013

10 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Relevant Planning Policies

• The National Planning Policy Framework 2012. • The London Plan 2011. • Islington Development Management Policies 2013. • The National Planning Policy Framework 2012. • Conservation Area Design Guidelines 2002. • Islington Urban design Guide 2005.

For a complete list of planning policies please refer to the planning statement from CgMs.

Cornwallis Park OS43

Sussex Way 440 Hornsey Rd Art.4 Employment Gardens Wray Grade II Tollington Park Growth Area OS167 Crescent CA25 OS184

Conservation Areas and Listed Buildings. Employment Growth Areas Parks and Open Spaces 440A Hornsey Rd site is adjacent to the listed public house at 440 Hornsey Rd now used as a mosque.

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 11 12 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Site Context and Surroundings

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 13 Site & Existing Building

The 440a Hornsey Road is a vacant building that was previously • Poor facilities and working space for staff and operatives which occupied by a glass merchants, glazing company contractors are difficult to improve without wholesale redevelopment; workshop, office and storage. • Poor layout of space (long and narrow) which cannot be The site and existing building has serious limitations given improved upon because of the landlocked nature of the site; its lack of street frontage, the shape of the site and restricted access which severely reduces its attractiveness as a business • Disrepair of building fabric which again cannot be rectified location and site. without substantial redevelopment;

The existing building is in a state of disrepair and is need of • Low levels of insulation and high energy cost. substantial redevelopment. A visit to the site shows the poor state of the premises and the limitations they pose on the day to day business for the operator. These constraints include:

Aerial view of the site toward east Site Plan

14 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 440A Hornsey Road N19 4EB

Area: Ground Floor 422 sq m First Floor 18 sq m TOTAL 440 sq m

Main entrance to the site View from Hornsey Road toward the site The Site

point

floor

first insertion FIRST FLOOR

40.99C 38.48F floor 18 sq 1st

wc AREA:

38.49F

38.10C roof level

from 35.39F

38.01B

38.05B taken

38.10B 35.42F 35.42F

line 38.15B 35.41F over

point wall conc 38.23C light floor

first roof insertion external

38.09C GROUND FLOOR 35.40F 35.42F ramp 37.82B View from Bavaria Road towards the site

38.87C

35.55F 35.53F 35.76F

35.77F 35.96F 35.78F 35.76F 36.04F 35.55F

38.59C 35.85F

38.26C 35.82F

rwp

38.77B SW IC 38.54TOW CL35.54 IL34.79 35.82F Ø0.15 39.28C 35.82F

m 35.52F conc 36.12F 35.52F rwp 39.02C G sq 38.88F floor over 39.23C ramp 35.53F 38.92B G svp 35.53F light 35.76F roof 35.75F 422453 35.75F

39.02B 36.02F 35.79F 35.75F over 35.77F G

roller Ground 38.97B

g r o u n d 39.17C light conc 39.12B 35.96F 39.08B 38.84C conc shutter over AREA: roof t o

light

p e n roof o 35.85F

35.56F 35.76F

WSV 35.55F IC h o r p e d a l e CL36.00 35.77F

42.18roof 35.76F

35.54F FW 35.76F IC Ø0.15 35.74F 35.52F 35.86 CL35.77 IL33.88 35.96F G 39.14C

36.07F 36.08F 35.75F G 39.24C 36.03F

35.81F 35.75F 35.78F 36.05 36.40TOW 36.05 35.76F store 36.01 35.77F door wc 35.98F

35.86F

35.86F 36.46TOW

35.83 36.01

door

R o a d

35.77 35.88

asphalt

c s c se Hornsey Road looking over to north

IC conc

r o d a

STN.2 E530345.708 N186904.540 L35.588

35.61 35.59

35.57 no.432

door

45.86

35.25 35.31 35.48 35.53 35.48 35.52 G 35.45

cellar 35.50 hatch 35.71 pavers cps WSV 35.80 CATV GV GV pavers setts LP BT 35.42 35.46

35.60 35.74 35.42 N 35.34 35.47 35.39 R o a d 35.59 RG H o r n s e y 0 1 2 3 4 5 10M Hornsey Road looking south to the site H o r n s e y R o a d 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 15 440A Hornsey Rd Existing Building & Local Context Wider Context. Mixed Residential & Commercial Area

Top: Access to the existing site The area is a mixture of commercial, traditional and new residential buildings Bottom: Surrounding site views

16 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Concept Development

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 17 Design Concept & Constraints

440a Hornsey Road is hidden from the surrounding public streets. The site is surrounded by back gardens enclosed by the terraces fronting Hornsey Road and Bracey street.

Public access to the site is via an accessway from Hornsey Proposed Development Site Road.

In response to the enclosed conditions of the site, the scheme proposes to maintain the existing walls between the site and the neighbours and integrate the brief to provide 3 new residential houses and a replacement commercial building within the existing boundary walls.

Thorpedale Rd Bracey St Access to the Site

Land Use

Hornsey Rd

Bavaria Rd

SW NE

W 18 440AE Hornsey Road, Islington N19 4EB London - Design and Access Statement 440A HORNSEY ROAD, LONDON N19 4EB PROPOSED - SECTIONS C-C / D-D C-HRD-A351 Concept Analysis

The development brief was to redevelop the site to appropriate residential dwellings and high quality commercial floor space.

Proposed Residential Proposed Commercial

1. As access to a long site was an issue the 2. In order to allow for amenity & outlook from the splitting of the site into two parts was convenient. neighbours it was important to split the building footprint This means the client acquires number 432 into separate elements which would give a varied form and Hornsey Road to allow access in the centre. This allow light to the neighbours gardens. however was not possible.

3. This scheme shows commercial to the south east and 4. Final Proposal. The final concept allows inset terraces residential to the north west of the site. This scheme did through the buildings allowing light to the neighbours not generate enough commercial space and its situation gardens and providing visual interest. The commercial at the end of the site was considered inadequate. space is beside the access to the site.

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 19 440A HORNSEY ROAD, LONDON N19 4EB PROPOSED440A - SECTIONS HORNSEY C-C ROAD, / D-D LONDON N19 4EB C-HRD-A351 PROPOSED - SECTIONS C-C / D-D C-HRD-A351 440A HORNSEY ROAD, LONDON N19 4EB PROPOSED - SECTIONS C-C / D-D C-HRD-A351 To be demolished

Existing wall

46.84

window o 25.00

35.3m 44.52R

o window 25.00

1/2 41.89T 41.94E

41.30R 40.92E f l a t r o o f

4045 40.10E o window 25.00 39.41 f l a t r o o f 1/2 39.08 p r i v a t e 38.46

r e a r o 25.00 g a r d e n s

1/2 HORNSEY ROAD 35.76 35.79 35.31 Massing Analysis and Scale Existing Building 9404 BRACEY STREET

0 1 2 3 4 5 10M 1 2 The massing of the scheme has been placed in order to avoid any effect on the sunlight angles to the rear of No’s 438-428 Hornsey Road as shown on the diagram below. THORPEDALE ROAD Residential DATUM 30.00m SECTION C-C Commercial 46.84

To be demolished o

window C C' Existing building 25.00

35.3m Existing wall 44.52R

Existing brick wall ROAD STREET 46.84 46.78 o retained window 25.00

window o 25.00 1/2 41.89T 41,96 41.94E

4. HORNSEY

New wall BRACEY

35.3m

35.3m 40.92E f l a t r o o f 44.52R 10. 44.49R window 4045o 25.00 o

25.00 window

39.41 39.46 o window 2. 25.00 1/2 38,54 p r i v a t e 38.54 38.46 1/2 41.89T 41.94E 41.95E 41.89 37.99 41.30R r e a r o 41.14 o 40.92E f l a t r o o f window 25.00 1. 9. 1. 25.00 40.74E 5. g a r d e n s 4045 40.10E o window 40.07

1/2 window 25.00 o ROAD PLACE HORNSEY ROAD 39.61 35.79 25.00 39.37 39.45 39.41 35,33 f l a t r o o f 35.31 8. 35,21 1/2 39.08 p r i v a t e 38.46 39.02 p r i v a t e 9404 BRACEY STREET o

r e a r window 28.57 r e a r o 25.00 o

25.00 door g a r d e n s g a r d e n s 1/2 1/2 31,89 35.76 35.79 35.76 1/2 HORNSEY ROAD HORNSEY ROAD 35.61 35.31 35.21 o 52.76 Proposed Commercial building 34.94

Existing Building 9404 door BRACEYExisting Building STREET 12706 BRACEY STREET

DATUM 30.00m 1/2 0 1 2 3 4 5 10M SECTION C-C 33.06 Existing Cross Section 1 Existing Cross Section 2 4175

THORPEDALE ROAD THORPEDALE ROAD

Residential DATUM 30.00m DATUM 30.00m SECTION C-C SECTION D-D Commercial 46.84 46.78

window C C' Existing building 25.00 D D'

35.3m

44.52R 44.49R

window 25.00 ROAD Existing brick wall ROAD STREET STREET o

window 25.00 retained 46.78 440A HORNSEY ROAD, LONDON N19 4EB 440A - EXISTING & DEMOLITION - SECTIONS C-C / D-D C-HRD2-A301 1/2 41.89T 41,96 41.94E HORNSEY 4. HORNSEY 41.95E BRACEY New wall BRACEY 3.41,39 4. 40.92E f l a t r o o f o 25.00 35.3m 10. window 40.74E 4045 44.49R o

window o 25.00 window o

25.00 25.00 window 39.41 2. 39.46 39.61 39.45 1/2 38,54 p r i v a t e 38.54 38.46 38,54 p r i v a t e 2. 6. 38.54

37.99 37.99 41.89 r e a r 41.95E o 28.57 r e a r

o window 1. 9. 1. 25.00 o o 41.14 window g a r d e n s 10. 25.00 25.00 5. g a r d e n s door 40.74E 1/2 1/2 1. 9. 5.ROAD PLACE 1. ROAD PLACE HORNSEY ROAD 40.07 35.79 1/2 window 8. o 35,33 HORNSEY ROAD 35,49 35.61 35.31 39.61 8. 35,21 25.00 35,39 39.37 39.45 35.21 o 52.76 9404 34.94 39.02 p r i v a t e BRACEY STREET door Proposed House 1 12702 BRACEY STREET

window 28.57 r e a r 1/2

25.00 door g a r d e n s 33.06 1. Existing brick wall retained 1/2 31,89 2. Proposed brick wall 35.76 1/2 HORNSEY ROAD 35.61 4175 35.21 3. Solar panels o Proposed Commercial building 52.76 34.94 4. Biodiverse green roof door Existing Building 12706 BRACEY STREET DATUM 30.00m DATUM 30.00m 5. Metal powder coated windows Proposed Cross Section 11/2 (dashed red line shows silhouette of the existing building) Proposed Cross Section 2 (dashed red line shows silhouette of the existing building) 6. Obscured glass SECTION C-C 33.06 SECTION D-D 4175 7. Bay window 8. Metal railing THORPEDALE ROAD 9. Climbing plants 20 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 10. Skylight DATUM 30.00m SECTION D-D 46.78 440A HORNSEY ROAD, LONDON N19 4EB December 2017 440A - PROPOSED - SECTIONS C-C / D-D 1:200@A3 C-HRD3-A351 D D'

35.3m

44.49R

window 25.00 ROAD STREET 440A HORNSEY ROAD, LONDON N19 4EB 440A - EXISTING & DEMOLITION - SECTIONS C-C / D-D C-HRD2-A301

41.95E HORNSEY BRACEY

3.41,39 4.

o 25.00 window 40.74E

o 39.61 25.00 window 39.45

38,54 p r i v a t e 2. 6. 38.54

37.99 o 28.57 r e a r window

o 10. 25.00

g a r d e n s door 1/2 1. 9. 5. 1. ROAD PLACE 8. 1/2 35.61 HORNSEY ROAD 35,39 35,49 35.21 o 52.76

34.94

door Proposed House 1 12702 BRACEY STREET

1/2

33.06 1. Existing brick wall retained 2. Proposed brick wall 4175 3. Solar panels 4. Biodiverse green roof

DATUM 30.00m 5. Metal powder coated windows SECTION D-D 6. Obscured glass 7. Bay window 8. Metal railing 9. Climbing plants 10. Skylight

440A HORNSEY ROAD, LONDON N19 4EB December 2017 440A - PROPOSED - SECTIONS C-C / D-D 1:200@A3 C-HRD3-A351 Design Process. Daylight and Sunlight

In Designterms of daylight Process. the proposed Daylight accommodation and has been Sunlight designed in a manner that ensures the habitable rooms would receive the benefit of good daylight. In terms of Daylight the proposed accommodation has been designed in a manner that ensures the habitable rooms would receive In theterms benefit of sunlight of good thedaylight. proposed accommodation has a layout which has been well considered in relation to site constraints. Each leaving room would be provided with a South-West and North-East facing windows complying both BRE guidelines and the LondonIn terms Plan of HSPG.Sunlight the proposed accommodation has a layout which has been well considered in relation to site constraints. Each living room would be provided with a south facing window as proposed by both BRE guidelines and the London Plan HSPG.

H3 H4 H1 H2 E

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 21 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 21 Design Process. Overlooking

Overlooking has been thoroughly considered so that the living conditions of nearby occupiers have not been compromised. Privacy screens are proposed to prevent any overlooking (see diagram below).

Retention Obscured Retention Existing Glass Existing Wall Privacy Wall Screen: 1.7m window window window window

Proposed Residential 1st floor plan Proposed Cross Section House 2

DATUM 30.00m

Obscured Glass Obscured Glass privacy screen: 1.7m

22 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Design Process. Surveillance

Placing entrances and oriel windows on the frontages brings activity to the new street which in turn increases neighbourliness and security by passive surveillance. Blank elevations onto the access route at ground floor level have been avoided. The residential scheme has got a gate to control access only for residents.

Access to Residential

Main Access Commercial & Residential

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 23 Design Process. Amenity on the First Floor

The upper floor amenity ensures that the angled view out of the bedroom window, as well as the view from the terrace itself protecting the overlooking by providing obscure glass (h:1.7m) on the South-West.

Amenity areas has been designed to provide a good level of amenity including consideration of noise and the impact of disturbance, overshadowing, overlooking, privacy, direct sunlight and daylight and sense of enclosure and outlook.

Green Retention Wall Existing Wall

House 2 House 3

Proposed Residential 1st floor plan Proposed 1st floor Section House 2 & 3

1st floor residential amenity Obscured Glass privacy screen: 1.7m

24 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement Evolution of the Development scheme

For a full description of the previous schemes please refer to the RPS/CGMS Planning statement Dec2017 section 4: Evolution of the Development scheme.

2 12 22

B r a c e y S t r e e t

12 14 16 18

2 4 6 8 10 Courtyard Courtyard Courtyard 1 23sqm 23sqm 23sqm

1 H4

H3 d :150 0 Courtyard H4 Platform H3 Lift H2 1a H2 44m2

42m2 2 42m2 Commercial H1 Bins H1 9m2 128m2 C3 27m2 C2 8m2 3m2 T h o r p e d a l e R o a d 3m2 C1 7m2 Residential 5 bikes

4 bikes Commercial 5 bikes Wall to be reduced in height Commercial T h o r p e d a l e R o a d Plant along length shown Existing building 15m2

44.91

o 4 4. 0 6R Existing brick wall retained ndow wi 25.00

New wall 41.88 41.77 41,48 4 1. 5 1E 41.27 o

indow wi 40,98 25.00

1/2 o 25.00 ndow wi PH 39.42 3 8. 8 0T 38,36 p r i v a t e 38.42

r e a r o 37.82

25.00 ndow wi 5066 g a r d e n s 428 434 432 1/2430 35,58 35.62 HORNSEY ROAD 436 35.41 35.25 438 440 8279 BRACEY STREET

H o r n s e y R o a d 32,53 Commercial Ground Floor Plan for the previous scheme HRD2 Proposed House 3 Residential Aerial view for the previous scheme HRD2 H o r n s e y R o a d 440A HORNSEY ROAD, LONDON N19 4EB 440A - PROPOSED - AERIAL VIEW 1 C-HRD2-A450 DATUM 30.00m Bins & Recycling SECTION E-E

440A HORNSEY ROAD, LONDON N19 4EB 440A - PROPOSED - GROUND FLOOR C-HRD2-A152

42.15 41,96 42,00 41,88 41,80 41,71 41,63 41,72 41,64 41,46 41,55 41,56 41,48 41,14 41,06 40,98 41,00 wi ndow

Obscu red glass Obscu red glass 40,00 Obscu red glass Obscu red glass Obscu red glass Obscu red glass Obscu red glass 39.71 wi ndow do or 38,91 38.99 39.00 38,87 38.95 39,00 38.80 38,79 38,71 wi ndow wi ndow 38,54 38,63 38.40 38.20 38.16 38.05 38,00 wi ndow wi ndow wi ndow wi ndow wi ndow wi ndow wi nd 36.94 37.01 37.01 wi ndow op en 37,00 do or wi ndow do or 36.52 36.55 36.53 do or 36,06 do or 36,00 35,82 35,74 do or do or 35,61 35,66 35,58 35.94 36.01 35.79 35.59 35.63 35,00 35.29 35.14 35.12 34.97 34,00 H1 H2 33,00 C1 H3 H4 C2 C3 32,77 32,69 32,61 32,53 32,31 32,00 Bins Commercial House 1 House 2 House 3 House 4

Proposed building

DATUM 30.00m SECTION 1-1 Cross Section for the previous scheme HRD2

440A HORNSEY ROAD, LONDON N19 4EB 440A - PROPOSED - SECTION E-E & 1-1 C-HRD2-A352

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 25 26 440A Hornsey Road, Islington N19 4EB London - Design and Access Statement The Proposal Proposal for Mixed Use Redevelopment

Local employment will be maintained by including a commercial building as part of the scheme enhancing the character and vitality of the local area.

The proposal produces 3 new eco-friendly homes. All residential units are dual aspect. All the units meet or exceed the London Mayors Plan requirements and are designed to Lifetime Homes standards.

Amenity space is provided by the external gardens and terraces to each dwelling.

440A Hornsey Road, Islington N19 4EB London - Design and Access Statement 27