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Design and Access Statement Planning Application September 2015

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Design and Access Statement Planning Application September 2015 Design and Access Statement Planning application September 2015 Malcolm Way London E11 1PW BROOKS / MURRAY ARCHITECTS BROOKS / MURRAY ARCHITECTS Part 1 Design 1. Introduction This statement has been prepared to accompany a planning application submission to Redbridge Council for the proposed redevelopment of six residential blocks on Malcolm Way, E11 1PW. The existing buildings are situated on Malcolm Way, outside of any designated conservation area and each block is three storeys high. Existing blocks A,B,C, D and E have four flats per floor plate, whilst block F has three flats per each floor. The proposed development seeks a new roof extension to each of the blocks, offering an additional floor of flats with private amenity spaces. Design & Access Statement 2 BROOKS / MURRAY ARCHITECTS 2. Site Context The application site is west of the underground railway line, east of Hollybush Hill and north of High Street with Eagle Pond and Epping Forest in its immediate vicinity. There is a mix of uses including flats, houses and shops in the surrounding area. There are many public spaces close by and the building is well connected to transport links with immediate proximity to Snaresbrook underground station connecting it to Stratford and Central London and the bus routes to Woodford Green and Bridge, Wanstead, Leytonstone, Walthamstow, and Romford. Figure 1 Application site Design & Access Statement 3 BROOKS / MURRAY ARCHITECTS 3. Planning Context Reference : 2323/14, 1442/14, 2325/14, 2307/14, 2326/14 – submitted 26/06/14, approved 20/08/14 – Replacement windows to stair well at first and second floor, communal entrance doors, windows and canopy to blocks 4-27, 28-39, 40-51, 52-63 and 64-72 at Malcolm Way, E11 1PW Reference: 1739/13, approved Application Type: Full Planning Permission Address: Hepworth House, 31, Bentley Way, Woodford Green Submitted Date: 15-Jul-2013 Decision Date: 16-Sep-2013 Proposal: Extension to existing residential building to provide an additional storey of accommodation Reference: 0932/15 Site Location: 17, York Road, Ilford, IG1 3AD Registration Date: 13-Mar-2015 Decision Date: 07-May-2015 Application Type: Full Planning Permission Proposal: Conversion of first and second floors into two, one bedroom flats and new mansard roof extension to provide third one bedroom flat. New shopfront. (summary) Reference: 1243/10 Site Location: 53, York Road, Ilford, Essex, IG1 3AD Registration Date: 11-Jun-2010 Decision Date: 21-Oct-2010 Application Type: Full Planning Permission Ward: Valentines Proposal: Mansard roof extension to provide additional one bed flat. 4. The Proposed Scheme A. General description The proposal consists of a single level extension of 20 additional flats to the existing 6 three storey high blocks on Malcolm Way, with private amenity spaces situated on the roof of the proposed extension. The proposed extension would add four flats (C3) per blocks A,B & C, three flats per block D & E and two flats per block F, extending internally the existing stairwell core and connecting the new roof extension to existing storeys. Design & Access Statement 4 BROOKS / MURRAY ARCHITECTS B. Concept The existing blocks were built in the late 1950’s, early 1960’s, each three storeys high with a single internal stairwell core, flat roof and four flats per each storey. Each of the flats has a small balcony and is slightly below current national space standards. The modernist style of the buildings is defined by the simple and consistent architectural expression, clean geometry consisting of repetitive fenestration, brick façade with indented balconies and full height balcony doors. There is no external ornamentation and the only visual interruption reflect itself in slightly accentuated entrance with a small canopy and slightly different windows order in the stairwell. The distance between the blocks is generous with 13 hectares of open space within the development allowing a green and secluded setting. Figure 2 Existing front elevation, block C (flats 52-63) Figure 3 Existing front and side elevation, block B (flats 28-39) Figure 4 Rear elevation of block B (flats 28-39) Design & Access Statement 5 BROOKS / MURRAY ARCHITECTS Figure 5 Existing front elevation, blocks D & E (flats 4-27) Figure 6 Example of flat roof extension on the existing block, Hepworth House, 31, Bentley Way, Woodford Green Design & Access Statement 6 BROOKS / MURRAY ARCHITECTS The new flat roof extension on each block allows for a contemporary interpretation of the existing architectural language by slightly extending the existing brick wall and creating a new parapet wall with a slight offset between the raised parapet wall and the walls of the new top storey. The proposed flats would have large openable windows to the front, side and rear elevation that would follow the existing window order and be respectful of the scale of the existing windows on the below storeys. The construction of the new storey would be lightweight using bronze cladding, which bares strong natural colour when weathered, and would be sympathetic to the character of the existing buildings. The new flats are dual aspect and adhere to London Plan and national space standards. The extension would be recessed back from the existing blocks façade to not only provide a visual distinction between the new and existing structure but to offer a structure that is subservient and unimposing to the existing building. The new roof extension would be connected internally through an existing and extended central stairwell with an internal communal lobby and entrances to four new flats. In order to provide good quality accommodation to future occupants, each flat would have a private roof garden accessed from the internal stairwell and retractable stair roof. Figure 7 Proposed street elevation, block D & E In order to address the close proxmity of block F to the neighbouring rows of two storey high terrace houses, a larger 1 m offset has been introduced around the perimeter of the building offering reduced possibility for overlooking and privacy issues. Design & Access Statement 7 BROOKS / MURRAY ARCHITECTS Figure 8 Proposed street elevation, block B Figure 9 Proposed aerial view with flat roof extensions, Malcolm Way Design & Access Statement 8 BROOKS / MURRAY ARCHITECTS C. Density The density matrix of the proposed development (see table below) shows that the proposed density falls within the boundaries of the range set out in Mayor’s London Housing Design Guide 2011 and therefore the development is considered to provide an appropriate amount of new dwellings. unit type habitable site area 0.1725 ha rooms units 23 habitable rooms per unit 2.30 1 1bed 2 habitable rooms per Ha 307 2 1bed 2 units per Ha 133 3 1bed 2 4 2bed 3 URBAN SETTING PTAL 4- 6 200 - 700 hr/ha 5 1bed 2 3.8 - 4.6 hr/unit 45 - 185 u/ha 6 1bed 2 3.1 - 3.7 hr/unit 55 - 225 u/ha 7 1bed 2 2.7 - 3.0 hr/unit 70 - 260 u/ha 8 2bed 3 9 1bed 2 10 1bed 2 11 1bed 2 12 2bed 3 13 3bed 4 14 3bed 4 London Plan Density Matrix 15 1bed 2 complies 307 200 - 700 hr/ha 16 2bed 3 complies 133 45 - 185 u/ha 17 3bed 4 18 3bed 4 19 2 bed 3 0.173 20 1 bed 2 TOTAL 53 Figure 10 Proposed Street Elevation with neighbouring development with an existing pitched roof Design & Access Statement 9 BROOKS / MURRAY ARCHITECTS D. Amount The proposed development comprises 6 residential dwellings of similar size. The proposed mix comprises 20 flats varying from one, two to three bed flats. Habitable MIN Area Gross Internal Area Location Rooms Persons LP* sq m sq ft Block A 2 2 50 50.0 538 exceeds Block A 2 3 50 50.0 538 exceeds Block A 2 3 50 52.0 560 exceeds Block A 3 3 61 61.0 657 exceeds Block B 2 2 50 50.0 538 exceeds Block B 2 3 50 50.0 538 exceeds Block B 2 3 50 52.0 560 exceeds Block B 3 3 61 61.0 657 exceeds Block C 2 2 50 50.0 538 exceeds Block C 2 3 50 50.0 538 exceeds Block C 2 3 50 52.0 560 exceeds Block C 3 3 61 61.0 657 exceeds Block D 4 2 74 95.0 1023 exceeds Block D 4 3 74 74.0 797 meets Block D 2 3 50 57.0 614 exceeds Block E 2 3 50 56.0 603 exceeds Block E 4 4 86 93.0 1001 exceeds Block E 4 3 86 87.0 936 exceeds Block F 3 3 61 70.0 753 meets Block F 2 2 50 50.0 538 exceeds 50 54 1171.00 12605 E. Layout • Access to the new flats on the top floor is via a communal internal stairwell leading onto Malcolm Way. • Each storey has a separate fire protected lobby and secured ground floor entrance doors. • All units provide self-contained accommodation. • All units are well lit, have access to natural daylight, ventilation and are double aspect. • All units meet or exceed the minimum standards set out in The Mayor’s London Housing Design Guide 2011 in terms of overall floor area as well as internal room sizes. Design & Access Statement 10 BROOKS / MURRAY ARCHITECTS unit type location living bedroom 1 bedroom 2 bedroom 3 compliance LP LP flat 1 1 bed Block A 23 24 12 12.0 meets flat 2 1 bed Block A 23 24 12 12.0 meets flat 3 1 bed Block A 23 26 12 12.0 meets flat 4 2 bed Block A 25 27 12 12.0 8 8.0 meets flat 5 1 bed Block B 23 24 12 12.0 meets flat 6 1 bed Block B 23 24 12 12.0 meets flat 7 1 bed Block B 23 26 12 12.0 meets flat 8 2 bed Block B 25 27 12 12.0 8 8.0 meets flat 9 1 bed Block C 23 24 12 12.0 meets flat 10 1 bed Block C 23 24 12 12.0 meets flat 11 1 bed Block C 23 26 12 12.0 meets flat 12 2 bed Block C 25 27 12 12.0 8 8.0 meets flat 13 3 bed Block D 29 37 12 17.0 12 12.0 8 8.0 exceeds flat 14 3 bed Block D 29 33 12 17.0 12 14.0 12 12.0 exceeds flat 15 1 bed Block D 23 28 12 13.5 exceeds flat 16 1 bed Block E 25 20 12 13.9 exceeds flat 17 3 bed Block E 29 29 12 17.0 12 12.0 8 8.0 exceeds flat 18 3 bed Block E 29 25 12 16.0 12 14.5 12 13.0 exceeds flat 19 2 bed Block F 25 25 12 14.0 12 12.0 exceeds flat 20 1 bed Block F 23 23 12 12.0 exceeds LP = London Plan 2011 F.
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