Latchmere House, Kingston-upon-Thames Pre-ApplicaƟon Enquiry 03 prepared by for iniƟal issue 25th July 2013 Scale and Mass of the ExisƟng Buildings Constraints
Main Site Entrance Parkland London Borough of Richmond To Richmond &Character Ham Common Royal Borough of Kingston Church Road 4m High Boundary Fence Latchmere House Conservation Land Parkland Boundary Ownership Nature Church Lane Boundary Reserve Bainbridge Close Grass Possible Pedestrian entrances onto site Prison Buildings TPOs Ham Ridings Summer Close Sunpath Latchmere AM Gardens PM Unmaintained Private Bainbridge Close Grassland + Protected Trees Cowper Road TPOs Potentail access Large Areas of Private Gardens Two Storey Prison Building onto site Close to Boundary Hard Standing Possible Pedestrian Latchmere Close entrances
AM PM
Winter
Kingston Borough of of Borough
Royal Royal Sunpath
London Borough of Garth Road Richmond Anne Boleyn’s
Walk Latchmere Lane Latchmere
Possible
Pedestrian Garth Road Tudor Drive entrances 4m High Boundary Fence Suburban Character
Latchmere House, Pre-ApplicaƟon Enquiry page 2 Trees Tree Survey
A tree survey has been carried out in accordance with BS 5837 (2012) Trees in relaƟon to design, demoliƟon and construcƟon. This idenƟfied 115 individual trees and 16 groups including 1 ‘A’ category tree, 38 category ‘B’ trees, 84 category ‘C’ trees and 8 category ‘U’ trees. Selected trees located outside of the boundary walls are subject to TPO 447 of 1995 and TPO 20 of 1994 administered by London Borough of Richmond upon Thames and the Royal Borough of Kingston respecƟvely. In general, the tree stock is early mature to mature including; Ash, Cherry, Corsican Pine, Cypress, False Acacia, Eucalyptus, Holm Oak, Lime, Lombardy Poplar, Norway Maple, Scots Pine, Silver Birch and Sycamore with the majority of mature trees are located to the north and south boundaries within open spaces.
Latchmere House, Pre-ApplicaƟon Enquiry page 3 Primary Access Site Concept - main vehicular access Church Road
Ham Common
New Park Land Gate New Village Houses Green Pedestrian routes Ham Ridings Views Latchmere Family Houses House Retained Bainbridge Close Views Views
Cowper Road Family PotenƟal Houses Protected secondary Trees entrance Rear Gardens
Family Houses Family Family Houses No through Road Houses PotenƟal Pedestrian entrance Protected Trees Family Houses Family Houses
Rear Gardens Rear Gardens
Anne Boleyn’s Walk
PotenƟal Pedestrian
entrance Lane Latchmere Tudor Drive
Garth Road
Latchmere House, Pre-ApplicaƟon Enquiry page 4 Previously Proposed Masterplan, (October 2012) A. 3 Bed Homes
B. 4 Bed Homes
C. 5 Bed Homes
D. 5 Bed Homes
E. 3 Bed Homes
F. 4 Bed Homes
G.5 Bed Homes
2 Apartments
7 Apartments within Latchmere House
TOTAL of: 70 Houses and 9 Apartments 21DPH
Latchmere House, Pre-ApplicaƟon Enquiry page 5 Previously Proposed Masterplan (April 2013)
Key
A. 3/4 Bed House
B. 4 Bed House
C. 4 Bed House
D. 4 Bed House
E. 5 Bed House
F. 5 Bed House
Latchmere House, refurbished as apartments
TOTAL of: 62 Houses and 8 Apartments 19.4 DPH
Latchmere House, Pre-ApplicaƟon Enquiry page 6 Outbuilding RetenƟon Study
Outbuilding relaƟonship with Latchmere House Richmond conservaƟon have accepted that building one is not worthy Building One - proposed Building Two - proposed Latchmere House - to be of retenƟon but should be recorded prior to removal. We would argue for demoliƟon for demoliƟon retained that so liƩle of building two remains intact that it too is not worthy of retenƟon. The building would be almost impossible to restore to brickwork, and its conversion is likely to create noncompliant residenƟal accommodaƟon. This situaƟon is compounded by the constraints that its retenƟon would impose on the redevelopment of the wider site. Its retenƟon would compromise the layout and reduce the ability to reinstate the landscape seƫng for Latchmere House.
Our preferred masterplan does respond posiƟvely to all the other comments raised in our meeƟng with Richmond and Kingston:
• A pair of gatehouses to frame the view of Latchmere House • Buildings removed from the frontage of Latchmere House • Car parking for Latchmere House moved to front and screened • Formal landscaping to the main entrance to Latchmere House • A formal lawn reinstated to the rear of Latchmere House • An extension proposed on the southern elevaƟon of Latchmere House • The conversion of Latchmere House changed to ensure the integrity of the main recepƟons rooms are retained.
For all the reasons set out in this document we believe the approach set out in our preferred masterplan is the correct one. The layout provides the best opportunity to improve the seƫng of Latchmere House, to create a sense of place and create new landscapes – both formal and informal. The limited historical benefits of retaining building two are far outweighed by the wider benefits to Latchmere House and its context.
Latchmere House, Pre-ApplicaƟon Enquiry page 7 Outbuilding RetenƟon Study Masterplan RetenƟon OpƟon Two ExisƟng Building Assessment
Building One Latchmere House
Elevation 1 Elevation 2
Building Two
KEY
Later period infill Partitions Original Structure Extension abutting existing fabric
Plastered Brickwork Original Brickwork Masterplan RetenƟon OpƟon Three Elevation 3 Elevation 4
Building One Latchmere House
Building Two
Latchmere House, Pre-ApplicaƟon Enquiry page 8 Access and Highways
Proposed vehicle movements Secondary access via Latchmere Lane
28% vehicles travelling towards 14% vehicles travelling Petersham Road towards Queen’s Road
Church Road
Latchmere House
Bainbridge Close New Road into Site
PotenƟal vehicle access Latchmere Lane LiŌing vehicular gate
Latchmere Close
Latchmere Lane
Ann Boleyn’s Walk
PotenƟal vehicle access
Tudor Drive
58% vehicles travelling towards Park Road
AM Peak (0800-0900) PM Peak (1700-1800) Proposed Arr Dep Arr Dep Church Road (W) 4873 Ham Gate Avenue 2431 Latchmere Lane 816146 Total 15 28 24 11
Latchmere House, Pre-ApplicaƟon Enquiry page 9 Access and Highways
Proposed pedestrian / cycle access
Ann Boleyn’s Walk
Proposed House To Tudor Drive Gate Latchmere Close
Pavement
New Road
Proposed House 26 25 24 Proposed House 8
Site Boundary Garden Room / Shed
35
Proposed Garages Garth Road Site Boundary
33 New Road Proposed House Access from Garth Road Access from Latchmere Close / Ann Boleyn’s Walk
Latchmere House, Pre-ApplicaƟon Enquiry page 10 Current Masterplan
Key
A. 3/4 Bed House
B. 4 Bed House
C. 4 Bed House
D. 4 Bed House
E. 4 / 5 Bed House
F. 5 Bed House
Latchmere House, refurbished as apartments
TOTAL of: 63 Houses and 8 Apartments 19.8 DPH
Parking: 118 spaces
Latchmere House, Pre-ApplicaƟon Enquiry page 11 ElevaƟon Precedents
Latchmere House, Pre-ApplicaƟon Enquiry page 12 ElevaƟon Studies
Dormer Entrance from Church Road windows
Feature coursing
Sash style windows Gatehouses
Feature brick coursing
Feature coursing
Streetscene
Sash style windows
Streetscene looking towards Latchmere House
Latchmere House, Pre-ApplicaƟon Enquiry page 13 Latchmere House
New staircase in exisƟng lightwell void, and removal of later turn of the century staircase
Latchmere House, Pre-ApplicaƟon Enquiry page 14 Latchmere House - ExisƟng Structural CondiƟon
CondiƟonal Survey - Ground Floor CondiƟonal Survey - First Floor CondiƟonal Survey - Second Floor
The Eastern wing (with main stair and canted bays in brickwork) shows signs of varying levels of distress (spine wall subsidence with extensive associated cracking and distorƟons to window apertures, bowed piers, bowed first floor, failing linel/spandrel panels) and further intrusive invesƟgaƟon might uncover further defects. The evidence suggests that this secƟon of the building was constructed to a much more basic specificaƟon than the rest of Latchmere House. The most concerning defect is the defecƟve foundaƟons which have resulted in uneven seƩlements giving rise to substanƟal cracking with evidence that movement is ongoing. Furthermore, the subsidence is likely to expose or exacerbate other inherent defects. Underpinning of the enƟre Phase 3 secƟon should be allowed for so as to arrest any further movement, consideraƟon might be given to jacking up the structure to its original posiƟon or possibly even a rebuild. When further invesƟgaƟons are completed regarding the internal and basement foundaƟons to the other areas of the building the extent of any other works can be confirmed. Assumed Historical ConstrucƟon Phasing
Latchmere House, Pre-ApplicaƟon Enquiry page 15 Landscape Studies
Legend
Existing trees
Proposed trees
Shrub planting TYPE B1 TYPE B1 TYPE B1 Climbers to fence
Hedge planting Gravel paths
Private realm
Public realm
Evergreen Sandstone paving hedging
Gravel surface dressing
Water feature
Metal estate railings Avenue of Carpinus betulus Specimen shrubs Sandstone Hardwood bin store ‘Frans Fontaine’ paved paths Timber posts Shrub planting to Block paved front drives 1:100 front of houses 021 4 6m
Latchmere House House Type B1 Front Garden Treatment
Shrub planting to Sandstone Block paved front drives Avenue of Carpinus Evergreen front of houses paved paths - 2 parking spaces betulus ‘Frans Fontaine’ hedging
Specimen Front lawns shrubs
TYPE C2 TYPE C2 TYPE C2
Climbers to fence
Scale 1:250 N 0105 15m 1:100 021 4 6m Water feature Shrub bed Metal estate railings Specimen multi-stem Gravel paths
Latchmere House Seƫng House Type C3 Front Garden Treatment
Latchmere House, Pre-ApplicaƟon Enquiry page 16 The Boathouse 27 Ferry Road Teddington TW11 9NN
020 8973 0050 [email protected]