Proposal for Mixed Use Regeneration 724 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, • 52 Prince of Wales Road, • Wychcombe Studios, • Jazz Cafe Parkway, • Blackburn House, • 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, • Ice Wharf, Kings Cross • The Fitzpatrick Building, Kings Cross • York Way School, Kings Cross • Angel Southside, • 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 “ Park” and “”; 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, , 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 areas and listed buildings over much of the borough. Each conservation area has its or lie within an Archaeological Priority Area and Pemberton own special character and conservation area guidelines have been produced to gardens (Grade II). The closest Grade II Listed building is the St Site guide development decisions in each area. The borough also has extensive and John’s Grove (Grade II*) Church. diverse archaeology with large areas of Islington designated as Archaeological Priority Areas.

Site Site

AP Upper Holloway Medieval Hamlet

St John’s Grove (Grade II*) and Pemberton Gardens (Grade II) Local View & Protected Vistas

CA St John’s Grove

Conservation Areas Design. Reference: London Borough of Islington. Areas of Special Character. Listed Buildings and Local Listed Buildings. Reference: London Borough of Islington. CA = Conservation Areas AP = Archeological Priority Areas

Saint John’s Grove CA 28. The Council will operate special policies in the St John’s Grove Conservation Area in order to preserve and enhance the special character and appearance of the area.

724 Holloway Road - Design & Access Statement 13 Planning and Conservation Context

Public Open Space

Green spaces in Islington range from the largest park - Fields, to the smallest of gardens. There are parks that are good for spotting wildlife, and parks that are good for playing sports. There are playgrounds, large and small. Some of green spaces are bustling with activity and perfect for community events. Others offer peace and relaxation.

The closest open spaces are and Pemberton Gardens. Site Site

Pemberton Gardens Whittington Park

Green Open Spaces. Reference: London Borough of Islington. SINC (Nature Conservation Areas). Upper Holloway Rail Cutting. Reference: London Borough of Islington.

14 724 Holloway Road - Design & Access Statement Public Transport Accessibility

Upper Holloway is served by Archway, (both on the , Zone 2) and Park (Piccadilly and Victoria Lines, Zone 2) offering excellent links to other parts of the capital. There are also numerous buses operating in the area, including 24-hour services. The site sits within a PTAL (Public Transport Accessibility Level) of 6a.

Site

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PTAL map. Site shows Level 6a PTAL rating. Bus map. 8 bus routes close to the site.

724 Holloway Road - Design & Access Statement 15 16 Local Context

17 Urban Context

Holloway Road Upper Holloway

Holloway Road is one of the main shopping streets in North Upper Holloway is a residential suburb that appeals to various Many of the residential properties in Upper Holloway are from London, and carries the A1 road as it passes through Holloway, types of people. However, the term ‘Upper Holloway’ is rarely the Victorian era, including multi-storey town houses, many of in the London Borough of Islington. The road starts at the used these days. Instead, the area is generally regarded as being which were converted into flats during the 1970s and 80s. Archway, near , then heads south-east, a part of Archway or Holloway. past Upper Holloway railway station, Whittington Park, past the North London campus of London Metropolitan University near Upper Holloway, which has undergone major improvements in Nag’s Head, past Holloway Road tube station, and the main recent years, features a wide selection of fashionable shops, pubs campus of the university, and then becomes Highbury Corner, and restaurants, making it popular with a range of homeowners near Highbury & Islington station. and tenants.

724 Holloway Road “Paul Anthony House” Top Upper Holloway Train Station looking the site. Top Holloway Road looking north from Fortnam Road circa 1910. Bottom 726–732 Holloway Road. The location of the fictional Bottom Holloway Road looking north from Fortnam Road 2014. Brickfield Terrace in “Diary of a Nobody”.

18 724 Holloway Road - Design & Access Statement Fairbridge Road Fairbridge Road is mainly a residential area that provides residents with transport, and a wide range local shops, restaurants and cafes in the nearby Upper Holloway Road and Archway Area.

Fairbridge Road view looking Holloway Road.

Fairbridge Road from Holloway Road looking north. Top: Fairbridge Rd view between Scholefield & Micholay Rd toward Sussex Way. Bottom: Fairbridge view toward Sussex Way. Saint John’s Grove Architect: Charles Barry Grade II Listed Building

724 Holloway Road - Design & Access Statement 19 20 The Site & Existing Building

21 Existing Building

The site is entirely covered with building structure and comprises part single, part three storey building with a small basement The building in their current state are dilapidated, and require towards the centre of the site. The building appears to be a redevelopment to bring the site back into use. The site already mixture of styles originating with a warehouse style building contains residential units on Fairbridge Road and the surrounding from circa 1910-1912. The fenestration and windows openings buildings and the local area is characterised by residential have been altered, enlarged or blocked up in some cases. The dwellings. facade of Holloway Road is not original and appears to have been added in 1980’s. The frontage to Fairbridge Road only relates to part of the ground floor as the rest known as 2a Fairbridge Road at ground floor and the upper storeys do not form part of the application site.

View of 724 Holloway Road main facade. View of 2a Fairbridge Road facade. Top View along Holloway Road to the site. Top View from Fairbridge Road corner Holloway Road towards the site. Bottom View along the Holloway Road. Bottom View from Holloway Road looking east toward the site.

22 724 Holloway Road - Design & Access Statement Existing BuildingPlan Layout

dge

Barking Havering and

h

Bexley 724 Holloway Road -Design &AccessStatement

23 44.35

41.32

Existing Building Facades

24 724 Holloway Road - Design & Access Statement Site Constraints

Railway SUN PATH

Railway Path

Map A Shows that the orientation of the building suites with residential use. Map B Shows that the railway tracks, the neighbours houses and gardens and St John’s Grove church Grade II building are the main surrounding constraints.

724 Holloway Road - Design & Access Statement 25 Planning Policy Summary of Islington’s Planning Policies

Designations and Restrictions CA28 St John’s Grove Design Guidelines Protected Kenwood Gazebo view to St Paul’s Town Centres: Reviews and Healthcheck Controlled Parking Zones

Islington Development Plan Environmental Design Planning Guidance Inclusive Design Planning Obligations Urban Design Guide Recreation and Leisure 7.1 Recreation and Leisure Generally R1 Accessible London: Achieving an Inclusive Environment 7.2 Open Space Provision R2 to R10 Planning for Equality and Diversity in London 7.3 Quality and Design of Open Spaces R11 to R16 7.4, 7.5 & 7.6 Indoor Facilities R17 to R20 Part One - Aims and Objectives 7.7 Arts and Entertainment R21 to R23 ST4 Environment Chapter 3 ST5 Housing Chapter 4 Shopping and Town Centres ST6 Economic Regeneration Chapter 5 8.1 Town Centres S1 to S13 ST7 Sustainable Transport Chapter 6 8.2 Major Shopping Development S14 to S15 ST8 Recreation and Leisure Chapter 7 8.3 Local Shops S16 to S27 ST9 Shopping and Town Centres Chapter 8 8.4 Street Markets S28 ST10 Education Chapter 9 8.5 Access to Shops S29 ST11 Community Services Chapter 10 8.6 Service Uses and Non-Protected Shops S30 to S31 ST12 Visitors to Islington Chapter 11 ST13 Design and Conservation Chapter 12 Education ST14 Implementation Chapter 13 9.1 Education Sites and Buildings Ed1 to Ed9 9.2 Accessibility of Education Services Ed10 to Ed11 Part Two – Detailed Policies 9.3 Maximizing Use of Education Land and Buildings Ed12 to Ed15 3.1 Sustainable Development Env1 to Env3 3.2 Improving the Environment Env 4 to Env11 Community Services 3.3 Safe and Accessible Environment Env12 to Env15 10.1 Community BuildingS C1 to C9 3.4 Noise, Nuisance and Pollution Env16 to Env20 10.2 Health Provision C10 to C12 3.5 Wildlife and Ecology Env21 to Env29 10.3 Utility Companies / Public Services C13 to C18 3.6 Energy Efficiency and Conservation Env30 to Env33 3.7 Sustainable Resource Management Env34 to E Visitors to Islington 11.1 Encouraging Sustainable Tourism in Islington V1 Housing 11.2 Accommodation V2 to V4 4.1 Housing Provision H1 to H6 11.3 Tourism and Employment V5 4.2 Housing Standards H7 to H13 11.4 Tourism and Traffic V6 to V7 4.3 Variety of Housing H14 to H23 Design and Conservation Economic Registration 12.1 Design of New Development D1 to D13 5.1 Accommodation for Employment Activities E1 to E11 12.2 Views and Landmarks D14 to D18 5.2 Sustainable Regeneration E12 to E15 12.3 Conservation Areas D19 To D36 5.3 Employment Opportunities for Local Residents E16 to E18 12.4 Listed Buildings and Archaeological Sites D37 to D47

Sustainable Transport Implementation 6.1 Traffic Reduction T1 to T6 13.1 Effective Implementation Imp1 to Imp4 6.2 Road Networks T7 to T15 13.2 Efficient and Sustainable Use of Land and Buildings Imp5 to Imp7 6.3 Freight T16 to T17 13.3 & 13.4 Vacant Sites and Buildings Imp8 to Imp12 6.4 Parking and Restraint T18 to T34 13.5 Community Benefits Imp13 6.5 Public Transport T35 to T43 13.6 Special Policy Areas Imp14 to Imp20 6.6 Pedestrians T44 to T49 13.7 Monitoring Imp21 6.7 Cyclists T50 to T54 6.8 Transport and New Development T55 to T56

26 724 Holloway Road - Design & Access Statement Client Brief

The client brief demands high quality contemporary building com- bining flexible commercial space a mixed of residential.

Commercial

• To be suitable for a full range of B1 uses. • Flexible to allow for subdivision. • Floor to ceiling heights to be in excess of 3 metres. • Commercial sized Lift. • Exposed services. • Large 1.2 metre wide doors.

The space created is to have a good street presence with the main entrance situated onto Holloway Road. Concept Development Residential

To be high quality residential scheme with:

• A range of self contained homes of different sizes & tenures. • All apartments to meet the residential space standards set out in the London Plan. • All apartments to comply with Lifetime Homes. • All apartments to have a high level of amenity space, through balconies and private terraces. • The majority of apartments to be dual aspect.

Materiality

• Sustainable high quality materials to be used. • To be a sustainable building incorporating future proofing. • Commercial space to be BREEAM excellent rating.

724 Holloway Road - Design & Access Statement 27 Design Concept. Massing

Existing 1st PreApplication Rear extension Partial setback extension Building proposal proposed removed proposed removed

Front extension proposed removed

724 Holloway Road existing volume The proposed volume in the 1st PreApplication submitted in December 2014. Following the first PreApplication meeting the mass was reduced at the front of the building (front extension removed), at the top of the building (partial setback extension removed) and at the rear of the building (rear extension removed)

28 724 Holloway Road - Design & Access Statement Current Proposal

New proposed volume (April 2015) New proposed volume (March 2016)

Following the meeting of 3rd March 2015 the main revised items where: • Proposed fourth floor pulled back by 3200mm to respect de view from the listed Grade II St John’s Grove. • Proposed fourth floor pulled back by three meters to respect de view from the listed Grade II St John’s Grove. • Proposed fourth floor to be a lightweight material, i.e. metal and glass.

• Proposed fourth floor to be a lightweight material, i.e. metal and glass. • Proposed fifth floor glass box reduced in size and set back within the site.

• Proposed fifth floor glass box reduced in size and set back within the site.

724 Holloway Road - Design & Access Statement 29 Design Progression. Holloway Road facade

1. 2. 3. 4.

First PreApplication proposed facade. To reduce the volume of the building the top colonnade was removed.

Reference

Following the case officer comments the additional facade was removed. Following the Design and Conservation Officer approach the facade was adapted to a more traditional warehouse elevation with central loading bays, the horizontal balconies were removed and the extension was set back in order to avoid any harm to the character of the nearby Conservation Area.

47.55 46.96 46.96

46.14 45.26 45.52 44.50 44.35

41.62

Reference

Metropolitan Wharf facade. References used to redesign a traditional warehouse elevation for Holloway Road.

30 724 Holloway Road - Design & Access Statement Design Constraints. Saint John’s Grove

Saint John’s Grove CA 28. The Council will operates special policies in the St John’s Grove Conservation Area in order to preserve and enhance the special character and appearance of the area.

The new building will preserve and enhance the setting of the listed buildings.

724 Holloway Road

Saint John’s Grove

Photography took from the main facade of Saint John’s Grove looking towards the site. The computed generated image from Saint John’s Grove shows that there will be no impact of the proposed building on the character of the listed building.

724 Holloway Road - Design & Access Statement 31 Design Progression. Southeast Elevation

47.55

45.52

Earlier proposed southeast elevation

48.06

46.96 Line of 2a Fairbridge Rd

44.50 44.50

41.62

38.92

proposed southeast elevation

32 724 Holloway Road - Design & Access Statement CGI for earlier proposed Southeast elevation

CGI for proposed southeast elevation

724 Holloway Road - Design & Access Statement 33 34 Proposed Drawings

35 The Proposal

The Proposal is to create a new build sustainable mixed-use scheme with replacement commercial space and 7 high quality residential units.

The residential units are dual aspect an one only south facing single aspect one bed unit. All units meet the London Mayors Plans require- ments and are designed to Lifetime homes standards. Furthermore, there is 1 dedicated Category 2 Accessible & Adaptable dwelling.

Amenity Space is provided by inset balconies to each apartment with a Minimum effective clear width of 1500mm.

The proposed scheme includes 18,010 GIA sqft of new flexible com- mercial floor space at lower ground, ground floor, first and second floors, and is aimed at the creative and commercial industries.

The replacement floor space will be suitable for a full range of B1 us- ers consistent with the councils employment polices. The commercial space will be of a high quality with generous ceiling heights of 3 meters floor to ceiling and good natural day lighting provided by light wells and voids. One lift between lower ground and second floor is pro- vided as well as large 1.2 meters doors for easy access.

36 724 Holloway Road - Design & Access Statement Site Density

DENSITY

Site Area (sq m) 737.86 sq m Site Area. Hectaries (ha) 0.07 ha Flat Units (u) 7 u Habitable Rooms (hr) 20 hr 95 u/ha 271 hr/ha

Area = 737.86 sq m

724 Holloway Road - Design & Access Statement 37 Proposed Front (Hollway Road) and Rear Elevations

48.06

44.35

41.32

EXISTING Southwest Elevation (Holloway Elevation) EXISTING Northeast Elevation

46.96 46.96 48.06 46.96 46.96 45.26 44.50 44.35 44.50

41.62 41.62

35.61

32.31

Gardens of Fairbridge Rd No 2

PROPOSED Southwest Elevation (Holloway Rd) PROPOSED Northeast Elevation

38 724 Holloway Road - Design & Access Statement Proposed Southeast Elevation

EXISTING Southeast Elevation

48.06

46.96 Line of 2a Fairbridge Rd

44.50 44.50

41.62

38.92

PROPOSED Southeast Elevation

724 Holloway Road - Design & Access Statement 39 Proposed Fairbridge Road Elevation

EXISTING Northwest Elevation

46.96

41.62

32.25

PROPOSED Northwest Elevation. Fairbridge Road Elevation

40 724 Holloway Road - Design & Access Statement Proposed Cross Sections

46.96

45.26

2500 44.500 1100 44.16 44.35 5th

2500 41.62 41.36 4th

2500 38.56 3rd

3000 Holloway Rd Holloway Rd Holloway Rd Holloway Rd 35.26 No 726 No 728 No 730 No 732 2nd Fairbridge

3000 32.25 Road 31.96 1st Gardens of Holloway Rd No 726

3000 30.00 Fairbridge Rd No 2a 28.66 Ground

2200 26.16 Ex Basement

PROPOSED Transversal Section Proposed Residential Proposed Off ice

48.06 46.96 46.96

2500 44.50 44.50 44.16 5th

2500 41.62 41.36 4th

2500 38.92 38.56 3rd

RETENTIO

3000

35.26

N OF TH 2nd

E EXISTIN

3000

31.96 AN G WALL 1st

Holloway D OPENI

Road 3000

NGS Gardens of 28.66 Fairbridge Rd Ground No 2

2200 26.16 Existing Basement

PROPOSED Longitudinal Section Proposed Residential Proposed Off ice

724 Holloway Road - Design & Access Statement 41 Proposed Plans

COMMERCIAL B1 STORAGE

BASEMENT

42 724 Holloway Road - Design & Access Statement Commercial B Bikes Storage 5sqm 8 Uts

RETENTIO

COMMERCIAL Entrance

N OF THE THE N OF COMMERCIAL B1 d:1500 COMMERCIAL B1

EXISTING W

Commercial Waste 5 sqm Residential

Waste Storage d:1500

ALL AND AND ALL 8 sqm

OPENINGS

Commercial Bikes Storage 10 Uts RESIDENTIAL Entrance

Commercial Plant Room d:1500 d:1500 d:1200 8 Sqm

COMMERCIAL B1

L

G WAL Roof Glass

STIN

I

EX

THE

ION OF

RETENT

Platform Lift

CO MMERCIA L Entranc e

Renew doubl ed Loadi e yellow l ines ng Bay. p existing cr ossover and remov yellow lines e

2 existing Wheelchair Bays LOADIN Located G ONLY (7x2.5m) Opposi te Site

GROUND FLOOR

724 Holloway Road - Design & Access Statement 43 Proposed Plans

B 5sqm

RETENT

ION OF TH

COMMERCIAL B1 d:1500 COMMERCIAL B1

E EXISTING

B

WALL AN 2sqm

D OPENING

S

COMMERCIAL B1

FIRST FLOOR

44 724 Holloway Road - Design & Access Statement B 5sqm

d:1500 COMMERCIAL B1 SME 3.- 32sqm

COMMERCIAL B1 d:1500 SME 1.- 78sqm

B COMMERCIAL B1 2sqm SME 4.- 68sqm

COMMERCIAL B1 SME 2.- 89sqm COMMERCIAL B1 SME 5.- 77sqm

SECOND FLOOR

724 Holloway Road - Design & Access Statement 45 Proposed Plans

B 5sqm

KDL d:1500 B2 d:1500 B2 27sqm 10sqm 15sqm d:1500

B 7sqm d:1000

d:1500 d:1500

D900 Bathroom D900 d:1000 5sqm

d:1500 Ceiling Track Hoist 74 Sqm d:1500 2B3P T Electric D900 15sqm Wheelchair Wheelchair Adaptable Store D900 B 1100x1700 1500x1800 COMMERCIAL B1 2sqm

B1 70 Sqm 17sqm 2B4P d:1500

Ba1 5sqm

B AOB 7sqm 1.5 m2 B2 12sqm KDL 27sqm

1. 1.

1. Obscure Glass

THIRD FLOOR

46 724 Holloway Road - Design & Access Statement Ba 3sqm

Ba 4sqm B2 Ba B1 KLD 9sqm 5sqm 13sqm 25sqm

KLD KLD 28sqm Ba 29sqm 3sqm T 78 Sqm 16sqm 79 Sqm 64 Sqm KDL 1.5m high 27sqm 2B4P Lift overun 2B4P 2B3P

B3 86 Sqm 13sqm 3B5P d:1500 52 Sqm

d:1500 1B2P

Ba2 B3 B2 4sqm 8sqm 12sqm B1 Ba KDL 12sqm 4sqm 26sqm T Ba1 16sqm 4sqm AOB 1.5 m2

T 22sqm 1.

1. Obscure Glass

FOURTH FLOOR

724 Holloway Road - Design & Access Statement 47 Proposed Plans

39+39 Sqm 34+45 Sqm Duplex 2B4P Duplex 2B4P

B2 B1 15sqm 12sqm B2 15sqm T T 61sqm 49sqm

Ba1 5sqm B1 Ba 18sqm Residential 4sqm Plant Room 7 Sqm

PV Panels Biodiverse Green Roof

FIFTH FLOOR

48 724 Holloway Road - Design & Access Statement PV Panels PV Panels

BIODIVERSE GREEN ROOF

BIODIVERSE GREEN ROOF

PV Panels

ROOF TOP

724 Holloway Road - Design & Access Statement 49 50 Appearance: Facade Details & Materials

This section illustrates the craftmanship, building techniques, durability of the proposed materials.

51 Brick, zinc and Glass

Glass Zinc

Brick

Second hand Zinc Glass Yellow London brick

Building example zinc material. The material selected for the 4th floor is zinc which makes de transition from tra- ditional building to the glass box.

The material Second hand yellow London brick will be use to match the existing colour brick. Largely brick is proposed to be reused from the host building.

Sample of the existing brickwork

SANAA Glass pavilion. Toledo (Spain)

The material. Glass to emphasize the lightweight contemporary addition on the top of the building which is subservient to the host building.

Computer graphic Image view of the proposed building from Holloway Road looking north

52 724 Holloway Road - Design & Access Statement Quality of the future Employment Space

724 Holloway Road - Design & Access Statement 53 Employment Space

Commercial Areas (GIA)

PROPOSED COMMERCIAL AREAS

GIA GEA

sq m sq ft sq m sq ft Basement 113.31 1,219.67 137.08 1,475.53 Ground 494.17 5,319.25 539.20 5,803.95 First 459.85 4,949.83 514.57 5,538.83 Second 400.15 4,307.21 445.02 4,790.20 Third 205.66 2,213.72 230.27 2,478.63 sq m sq ft sq m sq ft 1,673.14 18,010 1,866.14 20,087

GIA sq m GIA sq ft GEA sq m GEA sq ft

1,673 18,010 1,866 20,087

GIA sq m

EXISITNG B1& B8 AREA 1,414

PROPOSED Ofce AREA 1,673

Increment 259

Internal views of the proposed commercial space. Ground Floor Level

The existing building comprises two separate commercial units, The new business floor space is designed to: one with its entrance on Holloway Road and the other that has its main entrance in Fairbridge Road. 1.allow for future flexibility for a range of uses including future subdivisions and/or amalgamation for a range of business The building, currently B1 and B8 use is coming to the end of its life and needs major updating to be marketable of an 2.provide full separation of business and residential floor space economical rent in the future. Numerous defects are already where forming part of a mixed use residential development. evolving in the whole building, which has mostly no external insulation. 3.Small business commercial use is provided on second floor.

Both units currently have goods in access and vehicles all along The proposal has been designed to provide flexible, modern office Holloway Road and Fairbridge Road. space for a range of business sizes from one-person offices to larger businesses requiring an entire floor space. The basement and ground floors have been designed to be accessed and serviced entirely separately from the residential floors above.

Appropriate soundproofing and security will be installed to ensure absolute acoustic / fire separation between the two land uses.

54 724 Holloway Road - Design & Access Statement Quality of Future Residential Accommodation

724 Holloway Road - Design & Access Statement 55 Residential - Residential Areas

Proposed Residential Areas

PROPOSED RESIDENTIAL AREAS

Residential NIA GIA GEA Amenity space

Units sq m sq ft sq m sq ft sq m sq ft 1B2P 2B3P 2B4P 3B5P 3B6P Basement Ground 89.30 961.23 110.34 1,187.70 First 17.96 193.32 23.95 257.80 Second 18.00 193.75 23.92 257.47 Third 2 144 1,550.0 184.03 1,980.90 224.32 2,414.58 21.0 226.04 1 1 Fourth 5 275 2,960.1 335.79 3,614.44 374.79 4,034.24 54.0 581.26 1 1 2 1 Fifth 0 84 904.2 92.30 993.52 118.14 1,271.66 109.0 1,173.28 Units sq m sq m sq m sq ft sq m sq ft sq m sq ft 7 503 5,414 737.38 7,937.16 875.46 9,423.45 184.0 1,980.6 1 2 3 1 0 7

14.3% 28.6% 42.9% 14.3% 0.0% 100.0%

Flat Units NIA sq m NIA sq ft GIA sq m GIA sq ft GEA sq m GEA sq ft A sqm A sq ft hr hr hr hr hr hr

7 503 5,414 737 7,937 875 9,423 184 1,981 1694020

NIA sq ft GIA sq ft GEA sq ft

PROPOSED RESIDENTIAL AREA 5,414 7,937 9,423

56 724 Holloway Road - Design & Access Statement Residential - Dual Aspect

All apartments in the Proposed Scheme are provided with a sufficient level of outlook and dual aspect. 3 south facing single aspect units will be adequately ventilated and cooled using air from the rear of the building.

Dual Dual Dual Ba Aspect 3sqm Aspect Aspect Dual Ba 4sqm (duplex) (duplex) B2 Ba B1 KLD 9sqm 5sqm 13sqm Aspect 25sqm KLD KLD 28sqm Ba 29sqm 3sqm T 78 Sqm 16sqm 79 Sqm 64 Sqm KDL 1.5m high 27sqm 2B4P Lift overun 2B4P 2B3P

B3 86 Sqm 13sqm 3B5P d:1500 52 Sqm

d:1500 1B2P

Ba2 B3 B2 4sqm B1 8sqm 12sqm Ba KDL 12sqm 4sqm 26sqm T Ba1 16sqm 4sqm AOB Dual 1.5 m2 Aspect

T 22sqm 1.

1. Obscure Glass

Third Floor Plan - Dual Aspect layouts

724 Holloway Road - Design & Access Statement 57 Residential - Wheelchair Accessible Housing

The wheelchair apartment has been designed following the Accessible Housing in Islington policy.

KDL d:1500 B2 d:1500 B2 27sqm 10sqm 15sqm d:1500

B 7sqm d:1000

d:1500

D900 Bathroom D900 d:1000 5sqm

Ceiling Track Hoist 74 Sqm d:1500

Electric 2B3P D900 Wheelchair

Store WheelchairD Adaptable

900 B 1100x1700 1500x1800 2sqm

B1

Third Floor Plan - Accessible Housing Units

58 724 Holloway Road - Design & Access Statement Access & Parking

59 Site Access

Railway Station

Two Tube Station Way Road Bus Stand

Upper Holloway

Main Pedestrian Routes

Loading Bay Refer to Transport Engineering Report

e Archway Barking Havering and Two Tube Station Way

genham Road (0.3milles)

Bexley

Site Plan

60 724 Holloway Road - Design & Access Statement Building Access

Commercial B Bikes Storage 5sqm 8 Uts

R ETENTION Commercial COMMERCIAL Entrance

d:1500

OF THE EX THE OF Entrance COMMERCIAL B1 COMMERCIAL B1

ISTING WAL ISTING Commercial Waste 5 sqm Residential

Waste Storage d:1500 8 sqm

L ANDOP

ENINGS

Commercial Bikes Storage 10 Uts RESIDENTIAL Residential Entrance

Commercial Entrance Plant Room d:1500 d:1500 d:1200 8 Sqm

COMMERCIAL B1

LL

A

W Roof Glass

ING

EXIST

THE

OF

ION

TENT

RE

Platform Lift

COMMERCIAL Entrance Commercial Entrance

Rene Prop w double yellow osed Loading Bay. lines Stop up e xisting crossover and re doub move le yellow lines

2 existin g Wheelchair Bays LOADING O Located NLY (7x2.5m) Opposite Site

Ground Floor Plan

724 Holloway Road - Design & Access Statement 61 Refuse & Recycling Storage - Waste Management

The commercial refuse and recycling storage are allocated in the ground floor (street level at Holloway Road and Fairbridge Road), providing a total of 2.200L no-recyclable capacity, 3.300L recyclable capacity.

The design of the residential waste storage complies with the Islington’s refuse and Recycling Storage Requeriments.

62 724 Holloway Road - Design & Access Statement Residential refuse and recycling storage are allocated in the ground floor (street level at Holloway Road, providing a total of 1.100L no-recyclable capacity, 1.100L recyclable capacity. and 660L food waste capacity

724 Holloway Road - Design & Access Statement 63 Residential & Commercial - Cycle Stores

The Cycle Store is located at ground level (Holloway Rd) providing 10 cycle storage capacity for residential and 8 for B1 use

Commercial Bikes Storage 8 Uts

COMMERCIAL Entrance

64 724 Holloway Road - Design & Access Statement Daylight / Sunlight

65 Daylight / Sunlight analysis

A full daylight & sunlight analysis has been commissioned from Anstey Horne Chartered Surveyors. This involved fully modelling the proposed building and matching it with its surroundings and was based on measured survey data.

Conclusion

London Borough of Islington’s planning policy seeks to ensure adequate daylight and sunlight is maintained to adjoining properties, and minimise any detrimental impact on adjoining properties.

We have undertaken a comprehensive study of the impact of the proposed development on the relevant rooms in all of the surrounding residential dwellings. The tests were undertaken in accordance with the BRE Report 209, Site Layout Planning for Daylight and Sunlight: A guide to good practice (second edition, 2011). The BRE guide gives useful advice and recommends various numerical guidelines by which to assess the impact of development on daylight and sunlight to existing surrounding properties.

The results have shown a very good level of adherence, with only minor transgressions to all but one property. 728 Holloway Road has one room on the side extension falling below the BRE guidelines, whilst all the other rooms maintain good levels of daylight in the proposed condition. This level of light is consistent with side extensions in this vicinity and part of an inner city context. The BRE guidelines should be viewed flexibly, as it is stated in its introduction, and considering the minimal effect on the other neighbouring windows and rooms we consider the proposal acceptable.

The layout of the proposed development follows the BRE guidelines and has sought to ensure good daylight and sunlight levels to existing surrounding properties where possible. In our opinion London Borough of Islington’s planning policy on daylight and sunlight will be satisfied.

AnsteyHorne AnsteyHorne CHARTERED SURVEYORS CHARTERED SURVEYORS 4 Chiswell Street, Tel: 020 7065 2770 4 Chiswell Street, Tel: 020 7065 2770 London Fax: 020 7065 2779 London Fax: 020 7065 2779 EC1Y 4UP Web: www.ansteyhorne.co.uk EC1Y 4UP Web: www.ansteyhorne.co.uk

LEGEND: LEGEND:

SOURCES OF INFORMATION: SOURCES OF INFORMATION:

EXISTING, SURROUNDING & ANALYSED BUILDINGS EXISTING, SURROUNDING & ANALYSED BUILDINGS MOBILE CAD SURVEYING DRAWINGS MOBILE CAD SURVEYING DRAWINGS Received 09/01/15 Received 09/01/15

PROPOSED BUILDINGS PROPOSED BUILDINGS CHASSAY & LAST ARCHITECT DRAWINGS CHASSAY & LAST ARCHITECT DRAWINGS Received on 02/10/2015. Received on 02/10/2015.

REV DESCRIPTION DATE REV DESCRIPTION DATE This drawing is the property of Anstey Horne & Co. Ltd. All rights reserved. This drawing is the property of Anstey Horne & Co. Ltd. All rights reserved. This drawing should not be reproduced without permission. This drawing should not be reproduced without permission. Do not scale from this drawing. Do not scale from this drawing.

CLIENT: CLIENT:

PROJECT PROJECT TITLE: TITLE:

SCHEME SCHEME REF: REF:

DRAWING DRAWING TITLE: TITLE:

MODELLED BY:/ DRAWN BY:DATE: SCALE: MODELLED BY:/ DRAWN BY:DATE: SCALE: CC 13/10/2015 1:500 A3 CC 13/10/2015 NTS A3 DRAWING No: REVISION: DRAWING No: REVISION: ROL7257_5_ 004 ROL7257_5_ 006 SITE PLAN Site Plan 3D MASSING MODEL 3D Massing Model

66 724 Holloway Road - Design & Access Statement Landscape, Sustainability & Ecology

724 Holloway Road - Design & Access Statement 67 Landscape. Green Roof Terrace

Concept: Plug planting or approved Wildflower turf-see schedules Green roof terrace to the new extension of the building featuring a biodiverse “green roof matt”. Roof will be comprise an extensive Specially adapted soil mix - 150mm to 200mm depth for acid green roof built up using an approved substrate based system, & neutral grassland roofs; 150mm depth for lawn roofs; allowing 150mm depth for the roof mat using specially prepared Revervoir or water storage and drainage board, 50-75mm recycled topsoil mixed with lightweight LECA over an approved thick, with filtration layer or fleece to prevent substrate fines reservoir board system, drainage and waterproofing. Roof mat, from washing into reservoir/drainage layer. GT4 substrate and Roofdrain supplied as complete package by Protection, waterproofing and insulation layers overlaid on roof Lindum or other approved supplier (see section below). slab as adivsed by architects, nom. depth 100mm

Note - Approx. weight loadings for proposed soil profiles: 150mm depth = 500kg/m2 250mm depth = 800kg/m2 Schematic Section showing Soil Build-up for Green Roof Terraces

PV Panels PV Panels

BIODIVERSE GREEN ROOF

BIODIVERSE GREEN ROOF

PV Panels

68 724 Holloway Road - Design & Access Statement Landscape. Living Wall, Sustainability & Ecology Living Wall Installation and Maintenance: Concept: Follow guidance from supplier. For correct installation of the A verdant green wall to the rear elevation of the building will fit panels units with waterproofing backboard an irrigations system. with the rear private enclosed gardens of the neighborhood. Make visit to plants at least three times per year to check the health and establishment of then plants. Check irrigation and Planting Mix: fertilization system are in full functioning order to ensure plants do not dry out. Prune back dead flowers heads after flowering Planting for living wall to be approved mix of low-growing shrubs, season in autumn, tidy up plants and replace any failures to grasses, ferns and ground covers (at least 90% evergreen) as original specification. Top up nutrients supply tank as required. supplied by Green Interiors or similar approved, to achieve a lush, colorful, sculptural effect utilizing a vertical ribbon like Special features: pattern of alternating plant species for upper section and a spreading horizontal pattern for the tower section. Bird and bat boxes. Selected random holes in the fascia panels will be left unfilled, and lined with waterproof inserts to Irrigation & Nutrition supply: encourage inhabitation by birds and bats.

Computer controlled with pump sets, suitably sized break tank holding 24 hours water supply, water distributed by ring main and header pipes, irrigation to be applied via irrigation main no less than 12mm diameter and self flushing/self cleaning, pressure compensated drippers operating at less than 3 metres per hour. Fertilization by nutrients added to the water flow by means nutrients added at a rate of between 0.2% and 0.5% by volume. Nutrient mix as recommended by Green Interior. Nutrients stored in a separate tank and fully integrated with irrigation system. Sustainability Ecology Example of Living Wall.

Planting mix: Biodiverse measures: 46.96 Planting roof type to be “Biodiverse Green Roof Mat” mixes Biodiversity enhancement measures which are planned combining low growing Sedums with a variety of herbs and into the development will provide increased biodiversity wildflowers to achieve a colorful naturalistic effect. Aim of potential for the site. The biodiversity enhancement meas- planning is to provide an attractive and biodiverse planted ures include: terrace requiring mininum irrigation & Maintenance. • Provision of bird bricks Irrigation: • Provision of bat bricks • Creation of a biodiverse green roof with night scented 41.62 Drip irrigation lines to be installed into soil at 300mm centres flowers to attract insects and fed by rainwater recycling tanks, topped up by automatic • Provision of insect boxes on the green roof mains supply when required. Flow rate required 12ltrs/hr/m2. •These provisions will enhance the local natural habitat.

Installation and maintenance:

Follow guide lance from suppliers for correct laying of roof mat. Ensure mat is well mattered in at outset to fill reservoir boards below. Check drip irrigation system is functioning. Make visits to plants at least two times per year to check health and establishment. Check drip irrigation system is functionin g, and in times of drought, water using irrigation system to ensure plants do no dry out. Strim back flower to ensure plants do no dry out. Strim back dead flowers heads after flowering season in autumn; and compost arising. 32.25

724 Holloway Road - Design & Access Statement 69 70 724 Holloway Road - Design & Access Statement Summary Chassay+Last Architects are committed to responsible and Sustainability and carbon reduction will be incorporated into the sustainable development. Sustainability will be considered in all development proposals for both the commercial and residential aspects of the design. Measures proposed include: premises. This to include improvements, including increased energy efficiency of the building fabric and services. • Level 4 of the Code for Sustainable Homes will be applied to the residential element. • Reduction of carbon emissions from the development, by • The commercial element will achieve BREEAM ‘Excellent’. adopting the London Mayor’s Energy Hierarchy, ‘Be Lean, Be Clean, Be Green. • Renewable energy will be provided by photo voltaic panels. • Whole house ventilation with heat recovery. • 100% energy efficient lighting. • The use of combined heat and power plant (CHP). • Passive design – to achieve the best practical levels of • Highly efficient gas condensing boiler. sustainability the design makes use of high levels of thermal • Good heating control systems. insulation and mass. • Absorption chiller serving the commercial area. • Re-use of a vacant brownfield site. • Energy efficient lighting • Daylight and sunlight are maximized with large south-facing • Metering of ventilation, plant and lighting. windows for passive solar gain. Protection from unwanted solar gain is achieved by deep reveals. • Metering of water use. • Green roofs will provide good thermal insulation and new • Solenoid valve to water supplies to toilets in commercial species habitats. areas. • Rainwater from all the roofs will be harvested for irrigating • Water leak detection. the landscaped areas. • Solar and PIR control lighting. • SUDS (Sustainable Urban Drainage System). • Smart electric metering to all residential and commercial • Due to it’s high rated PTAL of 6A, it is intended that this will units. be a car-free scheme. • Heat meters to all residential and commercial units. • The residential units will conform to Lifetime Homes • Rain water harvesting. standards. • The contractors will commit to the Considerate Contractors The property has excellent access to public transport. Scheme. • Cycle storage facilities will be provided to encourage sustainable commuting. • A full energy/sustainability analysis will have been carried out and submitted as part of the application.

724 Holloway Road - Design & Access Statement 71 The regeneration benefits for the site demolish and reconstruction of the existing buildings. We have worked together with the client and the council via the pre-application process to produce the Proposed development of high design standard of contemporary style which reflect the scale, bulk and height of the immediate surroundings. The Proposed Development will provided a new mixed use sustainable urban building of high quality design that will:

• Enhance the character and appearance of the Holloway Road and the Upper Holloway road area. • Enhance the setting of the adjacent St John’s Grove Conservation Area. • Regenerate this well located brown field site. • Provide much needed housing designed to the London Mayor’s and Lifetime Homes standards. • Provide replacement employment space of a higher standard and quality than existing. • Provide good quality flexible employment space. • Provide flexible future proof scheme. • Provide a car free scheme. • Provide improved access for cycling with dedicated on-site cycle storage. • Provide increased amenity space. • Provide exemplar levels of sustainability.

72 724 Holloway Road - Design & Access Statement