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724 Holloway Road London N19 3JD Proposal for Mixed Use Regeneration 724 Holloway Road London N19 3JD Planning Application Design & Access Statement March 2016 2 Content Chassay & Last Projects in London 04 Appearance: Facade Details & Materials Preface / Team 06 Brick, Zinc and Glass 52 Context Quality of the future Employment Space Site Location 08 Employment Space 54 Site History 10 Planning & Conservation Context 12 Quality of Future Residential Accommodation Residential - Residential Areas 56 Local Context Residential - Dual Aspect 57 Urban Context 18 Residential - Wheelchair Accessible Housing 58 The Site & Existing Building Access & Parking Existing Building 22 Site Access 60 Site Constraints 25 Building Access 61 Planning Policy 26 Residential and Commercial Refuse and Recycling Store 62 Residential and Commercial Cycle Store 63 Concept Development Client Brief 27 Daylight / Sunlight Design Concept. Massing 28 Daylight / Sunlight 66 Design Progression. Holloway Road Facade 30 Design Progression. St John’s Grove 31 Landscape, Sustainability & Ecology Design Progression. Southeast Elevation 32 Landscape. Green Roof Terrace 68 Landscape. Living Wall, Sustainability & Ecology 69 Proposed Drawings The Proposal 36 Summary 71 Site Density 37 Proposed Front and Rear Elevation 38 Proposed Southeast Elevation 39 Proposed Fairbridge Elevation 40 Proposed Cross Sections 41 Proposed Plans 42 3 Chassay+Last Projects in London Chassay+Last were selected for this project by the Client because of: • Their innovative design • Their experience in Camden and North London • Their experience in mixed use schemes The architects have completed a number of buildings in London Borough of Camden, 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 4 724 Holloway Road - Design & 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 Home, Kilburn 724 Holloway Road - Design & Access Statement 5 Preface This design and access statement has been prepared for Chassay+Last Architects in support of a planning application for demolition, reconstruction and enlargement of a redundant employment building at 724 Holloway Road. The document sets out the nature of the existing site, the development proposals and the design rationale for the approach adopted. The Team Architects Chassay+Last Architects Planning Consultant Andmore Planning Daylight / Sunlight Assessment Anstey Horne Noise Impact Assessment KP Acoustics Ltd Transport Assessment Crowd Dynamics International Ltd Mechanical & Electrical Engineer KUT Partnership Arboriculture, Geotechnical and Contaminated Land agb Environmental Air Quality Assessment Resorce and Environmental Consultants Ltd Sustainability Reports Ecofirst Consult Ltd Tree Survey agb Environmental Construction Logistic Plan Paul Mew Associates 6 Context 7 Site Location Site Site London Borough of Islington - Site Location Location Map showing application site 8 724 Holloway Road - Design & Access Statement Holloway Road runs from Angel to Archway. It currently forms part of one of the main routes from the north to the centre of London. The existing building is located at 724 Holloway Road and it is bounded by the railway to the south and Fairbridge Road to the north. Aerial site view from south (Location Map as aerial photo) Holloway Road View - Existing Building on site 724 Holloway Road - Design & Access Statement 9 Site History A previous archaeological assessment for the site found that renamed London Metropolitan University (formerly Northern exact time of their founding is not known, but the earliest record the area was open fields through to the middle of the 19th Polytechnic Institute, the Polytechnic of North London), and of them dates from 1000. The names ceased to be used by century. includes the Orion Building, designed by Daniel Libeskind, the late 17th century, but are still preserved in the local place which can be seen along the central stretch of Holloway Road, names “Tollington Park” and “Stroud Green”; since that time, Maps show that the existing building it was apparently developed and of the headquarters of the National Union of Students and the area has been known as Holloway. by Fred Hodge of London Slate and Tile Roofing Co Ltd circa the Campaign for Nuclear Disarmament. Most of the shops are 1910. Buildings facing Holloway Road was built around this clustered in the Nag’s Head area, near the junction with Seven time, but have been refurbishment several times since then. Sisters Road. Holloway Road is one of north London’s shopping streets, The earliest record giving the name of the road as The Holloway containing major stores as well as numerous smaller shops. dates from 1307. The main stretch of Holloway Road runs Holloway Road is the site of the main campus of the much- through the site of the villages of Tollington and Stroud. The 1894 Ordnance Survey Map 1912 Ordnance Survey Map Holloway Road and environs, Upper Holloway, from the north-west, 1938. Reference: Britain from above 10 724 Holloway Road - Design & Access Statement CH Matthews, Holloway Road looking north from Back Lane, Islington, early 19th Century. Islington Local History Centre. Nag’s Head, Holloway Road, Islington, 1908. Islington Local History Centre. 724 Holloway Road - Design & Access Statement 11 Planning and Conservation Context Planning Policy Areas Islington’s Local Plan Policies Map. The site is included within the Archway town Centre and is located on the border with Nag’s Head. Site Site Islington’s Core Strategy. February 2011 Spatial Strategy. Archway key area. Regeneration of Archway has been an ambition of the council for a number of years. While the area contains architecture from a range of periods, 1960s architecture tends to dominate the core area - not least the tower and adjacent buildings. It is expected that this core area (known as core site) will come forward for development during the lifetime of the Core Strategy Policy CS 1 Archway A. Maintain Junction Road and Holloway Road as the ‘high street’ and aim to accommodate an overall expansion in retail provision which complements Site the existing retail character of the area over the lifetime of the plan. The Development Management Policies will define the district town centre boundaries, the mix of uses, and related frontages policies specific to Archway. B. Encouraging the redevelopment of underused land to meet the borough housing target, contributing between 800 and 1400 residential units(7) over the lifetime of the plan. All residential redevelopment will be expected to be car-free. C. Redevelopment of the core site, to be defined in the Site Allocations, to enhance the urban structure. A residential (non-student) element will be expected as part of the regeneration of the tower and adjacent buildings leading to a mixed-use site that retains a significant proportion of office space. The library and leisure centre will be retained/replaced as part of any redevelopment. D. Maintaining and enhancing the provision of commercial space in Archway will be essential to maintaining the overall borough wide provision and supporting other uses in the district town centre. Where redevelopment occurs, a range of commercial unit sizes will be required, particularly smaller spaces which are suitable for small and start-up businesses. E. Improving the environment for pedestrians and cyclists is a priority in particular the east/west movement (Junction Road to the island and beyond). Pursuing the implementation of the gyratory improvements is an important part of the wider regeneration aspirations for Archway. Any redevelopment Islington’s Core Strategy. February 2011. Key Areas. should contribute to this and should maintain provision of infrastructure for buses that is reasonably required to support Archway’s role as a transport hub. The parts of Islington not covered by the key areas on the key diagram will have development over the next 15 years. However, this is likely to be of an incremental nature and is unlikely to change the character of the area. F. Continued education and ancillary uses are supported for the UCL Whittington campus. G. Improve local open spaces in and around the district town centre in particular Archway Park and Girdlestone open space. H. The historic environment should be used as an asset when developing improvements to the public realm, and should be protected and enhanced, with high quality design encouraged in any development, so that it respects the local context of Archway and its surroundings. 12 724 Holloway Road - Design & Access Statement Conservation Area and Listed Buildings Islington’s Core Strategy. February 2011. Conservation Areas. Islington is a diverse place of many different areas which give the borough The existing buildings on site are not listed or identified as a its character. The borough has a rich heritage of buildings and spaces which positive contributor in the relevant Conservation Area Statement have been maintained and enhanced by the designation of conservation
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