52 HOLLOWAY ROAD, ISLINGTON
DESIGN & ACCESS STATEMENT
FEBRUARY 2007 52 HOLLOWAY ROAD, ISLINGTON 2
INTRODUCTION 3 CONTENTS THE PROCESS:
1. SITE ASSESSMENT 4
2. INVOLVEMENT 11
3. EVALUATION 12
4. INITIAL PROPOSALS 16
THE PROPOSALS:
5. LAYOUT & MASSING 21
6. USES 25
7. ENVIRONMENT & SERVICING 29
8. CHARACTER 31
9. UNIT TYPES 34
CONCLUSION 35
THE TEAM 36
APPENDIX 1: ILLUSTRATIONS 37
APPENDIX 2: PORPHYRIOS ASSOCIATES:
OTHER PROJECTS 45
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INTRODUCTION TO THE PROJECT FORMAT OF THE DOCUMENT INTRODUCTION The proposal is to develop the site at 52 Holloway Road with the This document is divided into two main sections. The first deals aim of creating a high quality, mixed-use development. The project with the process of developing the scheme over a twelve-month is part of English Partnership’s London Wide Initiative, which aims period. It charts the assessment of the site, the involvement of key to generate affordable homes for key workers. personnel and residents, the process of evaluation, and some of the initial design ideas. The second describes the proposed scheme that is the subject of this Planning Application. This covers the general THE BRIEF layout, massing, uses, environmental issues and servicing, character, and the residential unit types. Issues regarding access are raised The brief calls for a place where people want to live and enjoy throughout the text, and a separate statement is also included. themselves. The scheme should exhibit high levels of design quality, reliability and functionality, both within individual apartments and within the communal areas. It should be inclusive, accessible, secure, adaptable and sustainable. Apartments should be bright, safe, quiet, spacious and well planned. The project should adopt Modern Methods of Construction (MMC) where feasible.
THE PROPOSALS
The scheme outlined here suggests how these requirements can be met within a durable and sustainable framework, one that is sensitive to the requirements of its users and the context within which it is placed. The aim is to revive the local environment and meet the local increased demand for affordable housing, by providing high quality buildings set within a well-considered landscape. In total, 128 units are proposed across a range of sizes and tenure; up to half will be aimed at key workers and housing association tenants. It is also anticipated that ground floor commercial or retail space will create local employment opportunities.
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LOCATION THE IMMEDIATE SURROUNDINGS THE PROCESS: The site is situated on the Holloway Road – a main artery into The immediate area takes two distinct forms. On the one hand, central London – within the London Borough of Islington. It is Holloway Road is a busy street predominantly fronted at ground SITE ASSESSMENT extremely well located in terms of local facilities. Highbury and floor by shops and bars. On the other, the areas either side of this Islington tube and railway station is only 350m in a southerly route contain quiet residential neighbourhoods. The proposal must direction, whilst Holloway Road tube station is approximately 600m therefore take account of these different characteristics. to the north. In conjunction with local bus services which pass the site, these provide easy access into central London and beyond. It is a five-minute walk to Upper Street, a thriving local centre offering a wide variety of shops, restaurants and bars, as well as a cinema 1 complex. The Nags Head shopping centre is located just past Holloway road station and the nearby Highbury Fields offers green open space. 4
Holloway Road Highbury Crescent
Fieldway Crescent
Aerial view of the area showing the site in red
Further details on local transport connectivity are contained with the Transport Statement that accompanies this application. Highbury Fields Car park to the north of the site
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CONSERVATION AREAS & LISTED BUILDINGS THE PROCESS: The site is bordered by two conservation areas: Highbury Fields and St. Mary Magdalene. The first embraces the Victorian villas in SITE ASSESSMENT Highbury Crescent, the fields themselves and the Georgian terraces to the east. The second includes two listed buildings: the church (built in 1814) together with its five-acre grounds, and Islington Central Library (built in 1907). 1 5
Important Views
Conservation Areas and Listed Buildings
St. Mary Magdalene Church Although the site’s main frontage is along the Holloway Road, it can also be viewed from a number of different angles, including the churchyard to the west and Highbury Fields to the east. These views Islington Central Library are an important consideration in the design of the scheme.
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SURROUNDING BUILDINGS & SPACES THE PROCESS: Holloway Road consists mainly of three and four storey nineteenth The area contains a mix of uses. Buildings on Holloway Road century buildings. There are also some relatively recent buildings, typically have retail at ground floor and residences above. Amenity SITE ASSESSMENT including those to the south of the site, that rise to five storeys or spaces are available at Highbury Fields (where a children’s higher. playground is situated) and the gardens surrounding the church. 1 6
Storey heights of surrounding buildings Uses of surrounding buildings and spaces
SITE TO THE REAR HOLLOWAY RD SITE FRONTAGE
Holloway Road looking east
Holloway Road looking west
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SITE ANALYSIS THE PROCESS: The 0.38 hectare site fronts Holloway Road and takes an irregular To the southeast a two-storey warehouse is currently being used as form. To the northwest is a two-storey public house. To the north is part of London Metropolitan University’s Architecture department. SITE ASSESSMENT the rear of the library and an open area that is used as communal A planning application for a seven-storey residential building, gardens and a small car park. Beyond this, there are four-storey situated within the small vacant area to the south of the site, was residential buildings. The library and car park are accessed from a recently withdrawn – but recommended for approval. Further south, lane that connects to Fieldway Crescent. Two residential buildings is Spring House, a 5 to 6 storey building also used by the University. are situated to the northeast: Highbury Court (3 storeys) and York House (4 storeys). 1 7
Aerial photograph of the site
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HISTORY OF THE SITE THE PROCESS: The site currently designated as 52 Holloway Road was recorded as open land up to the eighteenth century. By 1805, Baker’s map SITE ASSESSMENT shows market gardens or nurseries to the north-eastern portion of the site. It was not until 1825 however, that the land acquired its first building, the Highbury Brewery, which predominantly fronted Holloway Road. Having undergone numerous changes in form it eventually closed in 1913, but the buildings were retained, first to be used as a bottling factory and then for manufacturing military equipment. In 1966, the site was taken over by the Goodyear Tyre 1 Company who demolished the nineteenth century buildings and erected the four-storey building that now appears on the site. The one and two storey buildings to the north were subsequently built in 8 1972.
The Mann Overton from the north
Until recently, the site was occupied by a taxi showroom and servicing centre, Mann Overton. The current buildings take the form of a four-storey office volume to the south of the site and a series of one and two storey showrooms and workshops arranged in an ‘L’ shape. These buildings are not deemed suitable for refurbishment as residences; however, development of brownfield sites such as this is widely encouraged within regional and national policy documents. This is considered further within the Planning Statement that accompanies this application. The rear of the Mann Overton
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ENVIRONMENT NOISE THE PROCESS: The area within the site boundary is roughly flat. The land slopes up The dominant source of noise on the site is traffic within Holloway gently beyond the site towards Highbury Fields. The rear of the site, Road. Survey results indicate levels that, whilst not unusual for an SITE ASSESSMENT facing York House, receives morning sun, whilst the Holloway Road inner city site, would require façade sound insulation for any rooms aspect receives afternoon sun. The prevailing winds are from the that faced the road. southwest. The effect of any noise egress of plant rooms within the proposed development has also been considered. Again, sound attenuation devices would have to be installed. 1 These issues are considered further in the Acoustic Report that accompanies this application. 9
Environmental context
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PLANNING POLICY CONTEXT THE PROCESS: In addition to national and regional policy, local level documents include the London Borough of Islington’s Unitary Development SITE ASSESSMENT Plan and the ‘Highbury and Islington Station and Highbury Corner’ Planning Framework. The team have had meetings with the Council to discuss policy issues relating to the site. Additional detailed information is available in the Planning Statement. 1 Working model showing the existing buildings from the north 10 FURTHER STUDIES
The site has been studied through the use of physical and computer models. These have allowed initial proposals to be tested. Further assessments of the site are also available in separate reports that accompany the Planning Application. These have informed the design process as the scheme has developed.
Working model showing the existing buildings from the south
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PROFESSIONAL CONSULTATIONS THE PROCESS: A wide range of consultants have been involved in the project to date. In addition to the architects, these include planning INVOLVEMENT consultants, structural and services engineers, party wall surveyors, quantity surveyors, access consultants, acoustic consultants, archaeologists, fire engineers, building control consultants, planning supervisors, landscape architects, transport and waste management engineers, community participation consultants, model makers and graphic designers. Furthermore, the Princes Foundation have been involved at an early stage offering advice and support on urban and 2 architectural issues.
Details of the various team members are available at the end of this document. Discussion at the exhibition
MEETINGS WITH ISLINGTON COUNCIL & TFL
The team has met on a number of occasions with various representatives from the London Borough of Islington, covering issues of policy, architectural and urban design, housing and access. They have also met with representatives from Transport for London (TFL).
COMMUNITY INVOLVEMENT
Members of the local community have been involved throughout the The exhibition - talking over the model design process. Key residents and community leaders have been consulted at an early stage. A two-day exhibition was held in Islington Central Library; here members of the public were given the opportunity to view the proposals, discuss them with the team and leave comments.
Further details are available in the Statement of Community Involvement.
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CONSTRAINTS THE PROCESS: A number of constraints to development exist on the site. These include issues relating to the pavement line, rights of access, EVALUATION overlooking and rights of light. 3
Early drawing illustrating the site constraints
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OPPORTUNITIES THE PROCESS: Equally, a number of opportunities exist to vastly improve the fabric of the area and create a new high-quality development. EVALUATION 3
Early drawing illustrating the site opportunities
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BUILDING SCALE BUILDING HEIGHTS THE PROCESS: It was considered that the visual and functional size of the Whilst the local authority have indicated that the site may be development should be broken down into a number of blocks or developed up to seven storeys and 22m in height, the visual height of EVALUATION buildings that will relate positively to the scale of Holloway Road, the buildings should be reduced to relate to the scale of both adjacent conservation areas and neighbouring properties. Holloway Road and the adjacent conservation areas. This may be achieved using setbacks at high level and varied roof forms. 3
Indicative blocks Adoption of setbacks at upper storeys
STREET FRONTAGE BUILDING CORES
The facades of buildings on Holloway Road and to the rear of Cores should be rationalised to maximise useable floor area, divide Fieldway Crescent should adopt a different character to relate to the residential tenure types and meet means of escape requirements. their specific surroundings.
Frontages Indicative cores
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SITE ACCESS THE PROCESS: The London Borough of Islington support a car-free development and therefore vehicular access to the site is not required. Servicing EVALUATION and pedestrian access fall roughly into two main options:
Option A: Vehicular Access into site A main point of access from Holloway Road allows both refuse and emergency vehicles into the site. This also affords good cycle access and large storage areas to the rear. All occupants would enter the site from the same location to reach the stair cores. Access to the 3 adjacent workshop property would be provided.
Option B
GROUND FLOOR USES ON HOLLOWAY ROAD
The ground floor of the buildings fronting Holloway Road could have either residential or non-residential uses.
Non-residential Uses This would improve the active frontage on Holloway Road. The size of unit(s) and constraints of restricted delivery access would limit the number of potential users. Option A Residential Uses Option B: No vehicular access into site This would maximise the number of units on the site, but would Entrance to stair cores, refuse and cycles would be directly from the provide unfavourable living conditions, due to noise, pollution and street (except for Core C, which could be from Fieldway Crescent). overlooking. This may be overcome by either raising the ground Access to the workshop property might be problematic. Access floor rooms above street level or setting the ground floor rooms back from Fieldway Crescent may be permitted for refuse collection. from the street.
It was decided to proceed along the lines of Option B in order to A retail or commercial use was preferred as it would reactivate the maximise the courtyard amenity space. Holloway Road frontage.
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CONCEPT BLOCK PLANS Option 2 This is a development of Option 1, except the two linear blocks are THE PROCESS: A number of potential site layouts were examined with respect to linked by a tower element at the rear of the Public House quality of space, overlooking from adjacent properties and site INITIAL PROPOSALS coverage. Two are described below:
Option 1 A linear block is placed parallel to the pavement along Holloway Road. A further block is located parallel to the northern boundary and stopped short of the eastern boundary to prevent overlooking. The blocks are linked by a small secondary element. Cycles are 4 stored in a building on the eastern boundary. The layout maximises the internal space of the site for a large courtyard.
Option 2 It was decided to proceed by developing option 2, as this created a more successful relationship to the back of the pub and rear of the library.
Option 1
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DEVELOPMENT OF CONCEPT PROPOSALS THE PROCESS: INITIAL PROPOSALS 4
Preliminary east-west section
Preliminary ground floor study
Preliminary Holloway Road Elevation
In developing the scheme along the lines of access Option B and massing Option 2, five buildings were arranged in three blocks forming an internal court. Initial elevational studies attempted to consider breaking down the massing in relation to the differing storey heights of the neighbouring buildings.
Preliminary typical floor study
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EARLY REPRESENTATIONS THE PROCESS: INITIAL PROPOSALS 4
Early study of the courtyard
It was important to understand the character of the proposed buildings and spaces from an early stage. To this end, a number of perspectival studies were undertaken which considered, for example, the internal court and the siting of the building within the context of the streetscape.
Early study looking south along Holloway Road
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THE PROCESS: INITIAL PROPOSALS 4
Preliminary View looking north on Holloway Road
Further studies considered the massing and materials of the buildings that would front the Holloway Road. The entrance to the scheme was initially marked by a tower element. Following discussions with the London Borough of Islington, this was later to be treated in a more subdued manner. Devices to break down the scale of the buildings were also introduced. Preliminary view looking south on Holloway Road
Preliminary elevation showing the proposed scheme set in the streetscape of Holloway Road (The building at No.54, on the right of the proposal, was shown indicatively for context)
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THE PROCESS: INITIAL PROPOSALS
Working model showing an early scheme from the south 4
Preliminary View looking south on Holloway Road
In addition to eye level views, a working model was built that would enable different massing options to be studied. Consideration was given to a ‘green wall’ facing York House that would soften the brick façade.
Working model showing an early scheme from the north
Preliminary east elevation of Block D
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LAYOUT THE PROPOSAL: The following pages deal with the proposals submitted for the Planning Application. LAYOUT & MASSING The scheme breaks down the required accommodation into a series of discrete, evident volumes that respond to the site context. The buildings are arranged in two groups: those fronting Holloway Road and those situated to the north and rear of the site. Together with the existing workshop, the new volumes create an enclosed landscaped courtyard for the use of residents. 5 Three buildings are located on the Holloway Road. These form a clear line that responds to the existing public realm of the street. They are set back from the boundary in order to optimise the pavement width (as requested by TFL). The party wall of Block A lies on the boundary line of the adjacent, vacant site. Similarly, the northern party wall of Block C1 is in line with the site boundary.
To the rear of the site there are three primary and two secondary buildings forming a wing. These are positioned to optimise the available daylight to the neighbouring residences on the eastern boundary. Thus the eastern-most volume of Block D is situated Proposed Site Plan opposite the gap between York House and Highbury Court and is considerably narrower than the other buildings in the block. This arrangement also allows small private gardens between the buildings and the site boundaries to the north and east.
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STOREY HEIGHTS THE PROPOSAL: Variation in storey heights and upper floor setbacks take account of the site constraints and also generate an intriguing skyline. LAYOUT & MASSING At the maximum, to the south of the site on Holloway Road, Blocks A and B adopt seven storeys and are 22m high (the maximum permissible number of floors and elevational height stated in the Supplementary Planning Guidance). These volumes are articulated differently at roof level and incorporate setbacks that assist in reducing their actual and perceived mass. 5 Following discussions with the Planning Officers, Blocks C1 and C2 respond to the lower buildings to the north, and particularly the Public House, by adopting five storeys, the top floor of which is set back on all sides.
Again, the buildings within the courtyard aim to respond to their specific context. A small wedge shaped, four-storey mass links Diagram showing storey heights Block C2 with Block D1. Here, where the site is the most open, the volume takes on a vertical emphasis and rises to seven storeys, the top floor of which takes the form of an open loggia to the north and south. Again, in consultation with the Council’s Case Officer, the buildings are broken down as they move west: first by adopting six storeys, with a top floor setback, then four storeys. Thus by the time it reaches the eastern boundary, the scheme is lower than the adjacent York House. This easternmost volume has also been reduced in depth and width after discussions with the Planners.
Holloway Road elevation
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SIZE THE PROPOSAL: In order to maintain the existing urban grain, the width of the proposed blocks on Holloway Road are designed to reflect the wider LAYOUT & MASSING existing plots along the street (i.e. those that were not originally designed as single houses, such as the library and the public house). 5
Heights at the east end of Block D
Dimensions in plan
Storey heights are based on typical modern requirements. Thus the commercial space is 3.8m floor-to-floor and the residential units are 3m. The maximum building height is 22m above ground (on Blocks A & B) falling to 12.9m (on the east end of Block D).
Block B heights
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SCALE & FAÇADE ARTICULATION THE PROPOSAL: Individual buildings are symmetrically composed. Entrances are marked by porticos. A hierarchy of openings assists in articulating LAYOUT & MASSING the facades and understanding differing functions.
It is important that, whilst the scheme is taller than the listed library, its scale should not be dominant. The size and interrelationship of punched window openings has been carefully considered. Horizontal band courses have been adopted to allow the buildings to be articulated in a conventional manner, using a system of base, 5 body and top in the composition of facades.
In addition to setbacks, other elements assist in reducing the perceived scale and height of the scheme. The three buildings on Holloway Road, for example, incorporate projecting volumes, canopies and balconies that aim to create a secondary site line along the street and a scale that is sensitive to the urban context. Façade composition
Particular attention was also paid to the end condition of Block D. After discussion with the Planners, windows were removed from the east-facing facade and balconies were set back further from the boundary, in order to minimise overlooking.
Diagram showing lines of site on Holloway Road
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PROPOSED USES THE PROPOSAL: The ground floor contains a commercial / retail space fronting The other floors contain a mix of one, two and three bedroom units. Holloway Road (shown pink in the plans below). In addition, a Balconies and terraces are provided where possible. The USES number of servicing requirements are also located at ground floor accommodation generally is not demarcated by tenure, in either including plant, refuse stores and cycle stores (shown grey). The appearance or quality of aspect. remainder of the this floor is taken up by apartments, with an emphasis on larger units that will benefit from a private garden, and units suitable for conversion to wheelchair use (shown hatched) for ease of access. 6
Sixth floor Ground floor Fourth floor
Fifth floor First – third floors
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PUBLIC / PRIVATE SPACE THE PROPOSAL: The majority of the court is arranged as communal landscaped gardens. Around the perimeter, adjacent to the ground floor flats, USES private gardens are provided. Internal communal areas take the form of lobbies and corridors serving the individual apartments.
ENTRY & CIRCULATION The main entrance to the scheme is located to the south of the site 6 and is announced by a projecting solid portico facing Holloway Road. An archway opens into to a secure lobby area, adjacent to which the concierge is located. From here, a passage passes through the building and gives access to the courtyard. Two circulation cores are also entered from this passageway, one serving Block A and the other, Block B. The entrances to two further cores – serving Blocks C and D – are located within the courtyard itself and are clearly Internal public / private space identified by entrance porches. From each of these four cores, a lift and stairs provide access to the upper floors. Corridors then provide routes to individual apartments.
All circulation areas are designed to achieve compliance with Islington’s ‘Lifetime Homes and Wheelchair Users Housing’ standards (updated Aug 2002). The design provides level access throughout at Ground floor and access to all upper floor apartments is via a 13 person lift within each of the four cores.
External public / private space
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RESIDENTIAL MIX BEDS UNITS THE PROPOSAL: In total, there are 128 units distributed across the four blocks. It is proposed to deliver up to 50% for key workers or available for rent 1 51 USES through the Housing Association; the remainder are open market units. 2 60
There are 51 one bedroom apartments, 60 two bedroom apartments 3 17 and 17 three bedroom apartments. This generates a density of 912 habitable rooms per hectare and a maximum residential population TOTAL 128 of around 430 people. The predicted density in therefore suitable for 6 the site, given its proximity to public transport and excellent local Table of units by number of bedrooms facilities.
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COMMERCIAL / RETAIL SPACE THE PROPOSAL: The Planning Framework calls for a mix of uses. The inclusion of a commercial / retail space on Holloway Road is also in keeping with USES the existing streetscape. The area allocated is approximately 300m2 and as such could be let as one single unit, or divided into smaller areas. Large shopfront windows clearly signal this type of use and doors provide level access from the pavement. 6
The retail / commercial space in the context of Holloway Road
It is anticipated that the commercial / retail space will assist in revitalising the public realm in this section of Holloway Road. Along with the residential support staff, it will also provide local employment opportunities.
The retail / commercial space viewed from the west
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SECURITY TRANSPORT & SERVICING THE PROPOSAL: The scheme has been designed to achieve ‘Secured by Design’ The development will be ‘car free’; no parking spaces will be certification from the Metropolitan Police. Early consultation has provided on site and parking permits will not be granted by the ENVIRONMENT been undertaken with the local Crime Prevention Design Advisor. Council. Instead, residents will be encouraged to use alternative means of transport: walking, cycling, buses and trains. Parking for & SERVICING The single entrance point to the scheme, on Holloway Road, will disabled residents and visitors will be made available in the car park incorporate metal gates and a video entry system. Further video to the north of the site. Those units with gardens facing north will entry systems will be provided to the entrance for each individual have direct access, via secure gates, to this area. block. CCTV will be provided in locations advised by the Police. Cycle storage is provided within two locations: to the side of the 7 The boundaries and landscaped court will be secure, well-lit, and concierge and in a self-contained pavilion to the east of the court. designed to ensure good natural surveillance. External doors and Based on EcoHomes criteria, one space has been provided for 1 and internal apartment entrance doors will be certified to PAS 24 2 bedroom units, and two spaces for 3 bedroom units. In total, 144 standard. Cycle storage areas will have controlled access and the cycles will be accommodated. Membership of a car club will also be facility to lock cycles to a secured racking system. available.
Emergency access and servicing for both the residences and the retail / commercial area will be provided directly from Holloway Road. Residential refuse and recycling storage will be provided in localised ground floor areas, then transferred to a central location (to the north of the commercial space). Retail /commercial refuse will be stored in a dedicated area adjacent to this. Both will then be collected via a locked access door on Holloway Road.
Further information, including details of a dedicated travel plan, appears in the Transport Statement.
Model viewed from the south (in progress)
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DAYLIGHT, SUNLIGHT & OVERSHADOWING SUSTAINABLITY THE PROPOSAL: The proposed scheme has been tested in terms of its daylight and The project is designed with longevity in mind. A recognisable and sunlight impact on neighbouring properties. It has been legible use of architectural language aims to achieve buildings that ENVIRONMENT demonstrated that acceptable levels will be maintained within all the are not only physically durable, but culturally durable. Historically buildings surrounding the site. Detailed information is available in a speaking, buildings designed in this manner have a proven track & SERVICING separate report submitted as part of the Application. record for flexibility.
Daylight and sunlight levels within the proposed habitable rooms The development aspires to meet international, national and regional have been considered as the project has progressed; window sizes sustainability goals by using less energy, using renewable energy have increased where appropriate. A study has also been undertaken and supplying energy more efficiently. Both passive and active 7 to consider the overshadowing of the landscaped court as an amenity technologies are deployed to meet these aims. These include the use space. Again, this falls within acceptable levels. of photovoltaic cells, rainwater harvesting, accessible recycling facilities, dual flush toilets, spray taps, ‘A’ rated kitchen appliances and low energy light bulbs. The development is designed to achieve 10% renewable energy, as set out in the London Plan. It will strive to achieve an EcoHomes rating of ‘excellent’.
Detailed information in this area is supplied in the Sustainability Report.
ACOUSTICS
In order to achieve acceptable background noise levels, the proposed façade treatment on Holloway Road will require acoustically rated glazing and sound attenuation to the ventilation system. Further details are available in the Acoustic Report.
Model viewed from the north (in progress)
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CHARACTER THE PROPOSAL: It is the intention that the buildings will be both physically and culturally robust. That is, they take account of modern requirements CHARACTER and at the same time look to stand the test of time. In this sense, the scheme adopts a traditional, rational language, one that is legible, conveys a sense of dignity and complements the surrounding context. Materials have been chosen that will weather and improve with time. 8 MODERN METHODS OF CONSTRUCTION
In order to keep on-site construction time down to a minimum, prefabricated elements will be used where possible.
View from the churchyard looking east VIEWS
Important views have been studied as the design has progressed to ensure that the proposed scheme will sit well within its surroundings. These have included studies taken from Holloway Road, the church and Highbury Fields, as illustrated in the appendix.
View of Holloway Road from the north
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MATERIALS THE PROPOSAL: Given that most of the historic buildings in the area are constructed from Yellow London Stock brick, it was felt important to reflect this CHARACTER within the proposed development. Thus the two flanking buildings on Holloway Road, as well as Block D1, will be faced in this material, laid in Flemish bond, with flat brick arches above windows. The remainder will be rendered, coloured in shades of cream and off-white. The ground floor rusticated base to Block B will be formed in Portland stone. Bands courses, sills, copings, as well as entry volume lintels and surrounds will be in fine finish pre- 8 cast concrete, painted white. Windows, doors, balustrades, balconies, colonettes, and canopies will all be constructed in bronze coloured powder-coated aluminium. The mansards will be faced in Terne-coated stainless steel with standing seams.
View of the scheme from the church gardens looking east
View from Highbury Fields looking west
View of Holloway Road looking north
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LANDSCAPING THE PROPOSAL: The landscaped court is designed to provide amenity space for the residents of the new development. It will also be directly viewed CHARACTER from many of the units within the scheme, as well as neighbouring properties. Private gardens of about 3m deep are provided to the ground floor units; the remainder of the area is communal. A visual feature terminates the vista created by the entrance passage. The flanking wall of the workshops will become a ‘green wall’. The east face of block D will be planted with climbers to soften the impact of this façade when viewed from the residential buildings beyond the 8 site.
Softscaping will include grass laid to lawn (within the central, lightest part of the court) and a variety of shrubs, ground cover planting and hedges. Birch trees will generate shaded areas and will assist in providing privacy. Hardscaping will include Yorkstone flags (or similar) to the main entrance passage and resin-bound golden gravel paths. The paving will be maintained to ensure that it does not develop algae build-up that may cause a slip hazard.
Further details are available in the Landscaping Report. Site Plan
EXTERIOR LIGHTING
Exterior lighting will be provided at suitable levels and positions to ensure good visibility and security, but to minimise night-time glare into bedrooms and reduce light pollution.
East elevation of Block D
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RESIDENTIAL UNITS THE PROPOSAL: As with the circulation routes, all units internally conform to ‘Lifetime Homes’ standards. They are therefore designed to meet UNIT TYPES contemporary lifestyle needs, with future flexibility in mind. 9 Typical 1 bedroom plan
Typical 2 bedroom dual aspect plan
Typical 2 bedroom plan
Typical 3 bedroom dual aspect plan
Typical 3 bedroom plan
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This document illustrates how the site at 52 Holloway Road responds to various constraints and opportunities in order to achieve CONCLUSION a viable development proposal.
The scheme incorporates 128 high quality apartments, of differing sizes, at least half of which will be aimed at key workers and Housing Association tenants. A commercial / retail space on Holloway Road will provide local employment opportunities. The landscaped courtyard will improve the local ecology and offer amenity space for residents.
The project strives to be inclusive and sustainable. It adopts high quality materials and landscaping. By responding to and enhancing its context, it is anticipated that it will revitalise this portion of Holloway Road for the benefit of the local community.
DESIGN & ACCESS STATEMENT 52 HOLLOWAY ROAD, ISLINGTON 36
CLIENT: QUANTITY SURVEYOR: English Partnerships Faithful & Gould THE TEAM First Base ACCESS CONSULTANTS: ADVISOR David Bonnett Associates The Prince’s Foundation for the Built Environment ACOUSTIC CONSULTANTS: CONCEPT ARCHITECTS: Sandy Brown Associates Porphyrios Associates FIRE ENGINEERING: EXECUTIVE ARCHITECTS: Warrington Fire John Robertson Architects BUILDING CONTROL CONSULTANTS: LANDSCAPE ARCHITECT: Butler & Young Edco Design PLANNING SUPERVISOR: TRANSPORT & WASTE MANAGEMENT ENGINEERS: Bovis Lend Lease ARUP GRAPHIC DESIGN: STRUCTURAL / CIVIL ENGINEERS: Orbit Adams Kara Taylor 3D COMPUTER MODELLING: SERVICES ENGINEER: GMJ Waterman Building Services MODEL MAKERS: PLANNING CONSULTANT: Kandoor DP9 ARCHAEOLOGISTS: LIGHTING CONSULTANT: Museum of London Archaeology Service Gordan Ingram Associates
PARTY WALL SURVEYOR: Goodman Mann Broomhill
DESIGN & ACCESS STATEMENT 52 HOLLOWAY ROAD, ISLINGTON 37
APPENDIX 1: ILLUSTRATIONS
DESIGN & ACCESS STATEMENT KEY TO ILLUSTRATIONS 1. HOLLOWAY ROAD LOOKING SOUTH EAST 2. VIEW FROM THE CHURCHYARD LOOKING EAST 3. HOLLOWAY ROAD ELEVATION LOOKING EAST 4. VIEW FROM HIGHBURY FIELDS LOOKING WEST 5. VIEW FROM THE CHURCH GARDENS 6. HOLLOWAY ROAD LOOKING NORTH 52 HOLLOWAY ROAD, ISLINGTON 45
APPENDIX 2: PORPHYRIOS ASSOCIATES: OTHER PROJECTS
DESIGN & ACCESS STATEMENT 52 HOLLOWAY ROAD, ISLINGTON 46
APPENDIX 2: PORPHYRIOS ASSOCIATES: OTHER PROJECTS
Kings Cross Masterplan
Duncan Galleries, Nebraska
7 Brindleyplace, Birmingham
DESIGN & ACCESS STATEMENT 52 HOLLOWAY ROAD, ISLINGTON 47
APPENDIX 2: PORPHYRIOS ASSOCIATES: OTHER PROJECTS
Parkside, Val D’Europe, Paris
Selwyn College, Cambridge
Villa Kennedy Hotel, Frankfurt
DESIGN & ACCESS STATEMENT