pH+

272-276 New Park, design + access statement in support of full planning application, August 2012 C O N T E N T S

Introduction

Site Location

Site Context - Wider site context - Immediate site context

The Site - From Catherall Road - From Highbury New Park - Existing buildings

The Proposals - Proposed massing - Ground floor - Upper floors - Proposed materials - Perimeter treatment - Terraced gardens - Summary of design approach - Visualisations

- Transport - Accessibility - Amenity Space - Sustainability - Schedule of Approximate Areas

Summary

Appendix - Schedule of Planning Drawings

contents 272-276 Highbury New Park, London I N T R O D U C T I O N

This design and access report has been produced by pH+ architects in support of a Full Planning Application to London Borough of , in relation to the proposed redevelop- ment of 272-276 Highbury New Park.

The proposals include the demolition of 3 no. existing two storey (+pitched roof) mixed- use, terraced properties. These properties have no significant architectural merit and col- lectively provide 3 residential dwellings, each with it’s own garden, and also 3 small retail units (approximately 81m2 of retail space in total).

In their place the application proposes the erection of a new, high quality mixed-use devel- opment that will provide an additional 7 new residential units (10 in total) along with the re- provision and increase in retail space on the site. This will be re-provided as 2 no. ground floor retail units with a combined floor area of 141m2.

The proposals outlined in this application aim to take on board feedback from the local planning authority and residents, in response to an earlier application (P120285) that was submitted in February 2012.

This document sets out the aims and intentions of the design that has emerged through the development of the client brief and aims to convey how the opportunities presented by the site have been identified and maximised to produce a high quality, site specific design that will contribute positively to the character of the area and meets all aspects of the client brief whilst complying with the Borough’s planning policy.

This Design and Access Statement is to be read in conjunction with the planning drawings submitted, a schedule of which is included as an appendix.

introduction 272-276 Highbury New Park, London manor house/ harringay

S I T E L O C A T I O N park The site is located in a primarily residential area in the north of the London Borough of Islington. It is situated between main roads of Highbury New Park to the west and Green Lanes to the east. The site sits outside and some distance away from several conservation areas to the south. clissold park The area is served by local amenities on and Stoke Newington Church Street, with Upper Street and Highbury & Islington tube accessible on foot to the south- west. In closer proximity is Arsenal tube station on the to the east or Can- nonbury on the Overground to the south. The site is also served by numerous bus routes which link the area to the rest of London. LONDON BOROUGH OF HACKNEY The application site, no.272 - 276 Highbury New Park currently includes the provision of gardens whilst also being surrounded by open green spaces and is in close to proximity to arsenal nearby Clissold Park and it’s associated amenities. sotheby road conservation area

clissold park

highbury new park emirates conservation area stadium

green lanes

SITE

aberdeen park highbury conservation newington catherall road fields area green conservation conservation highbury new park area area

whistler rail street conservation area

canonbury/ islington

conservation area site location 272-276 Highbury New Park, London Birchmore Community Hall, low-level.

WIDER SITE CONTEXT

The site is located within the Highbury Quadrant Estate. Built after the Second World War, as part of a large-scale rebuilding programme in Highbury to replace bombed buildings and provided new municipal housing, the Quadrant estate was the largest area to be rebuilt in the area.

The London County Council built the estate between Collins Road and Green Lanes, and between the two arms of Highbury Quadrant. It opened in 1954 providing 611 dwellings in 40 four and five storeyed blocks, and developed the use of meduim-rise blocks in conjunc- tion with terraced housing

This page and the following pages analyse the general layout of the existing estate, in particular the 5 storey residential blocks which primarily define it’s character and surround the application site. 2 storey (+pitched roof), low-level residential All aspects to windows indicated show a 19m zone. block to north of site (TYPE 2a)

2 storey (+pitched roof), low-level, mixed-use terraced properties on the site (TYPE 2b)

3 storey (+ pitched roof) on periphery of estate

5 storey, vertical residential blocks that surround the site and extend across the wider estate (TYPE 1)

LAYOUT / BUILDING TYPES

The estate is dominated by a series of identical 5 storey residential blocks (TYPE 1) set apart, with grassed landscaping in between. TYPE 2b In two instances smaller low level buildings sit amongst these taller blocks. These include the single storey Birchmore Community Hall, located in the ‘central island’ of the estate, and the application site itself with it’s 3 no. 2 storey + pitched roof, mixed-use properties (TYPE 2b) and the adjacent 2 storey + pitched roof residential block (TYPE 2a) to the imme- diate north. site context On the periphery of the estate a third typology, 3 storey (+pitched roof) terraces mediate between the large 5 storey blocks and the traditional terraces housing stock to the south, which survived the war. 272-276 Highbury New Park, London PRIMARY ASPECT (FROM HABITABLE ROOMS)

The identical 5 storey residential blocks (TYPE 1) each follow the same pattern with their primary aspects facing either southeast or southwest. These serve living rooms or bedrooms, with the former being expressed through external balco- nies set off the primary living spaces. No primary aspects face northeast or northwest.

The principle outlined above prevents the primary aspect of any two blocks looking back at one another (apart from the 3 storey + pitched roof blocks on the periphery, which are set a greater distance apart). site context 272-276 Highbury New Park, London SECONDARY ASPECT (FROM HABITABLE ROOMS)

Secondary aspects to the surrounding 5 storey blocks, serving living rooms and secondary bedrooms, face either north- east, northwest or southwest and occur on limited parts of the elevations. site context 272-276 Highbury New Park, London TERTIARY ASPECT (FROM NON-HABITABLE ROOMS)

The surrounding blocks all have aspects from their non-habitable rooms (kitchens and bathrooms) facing either north- east or northwest. site context 272-276 Highbury New Park, London COLLECTIVE ASPECTS

The diagram above shows the collective impact of all the aspects of the surrounding buildings overlaid. This further illus- trates how the repetition of the identical blocks, with their primary aspects in only two directions, ensures that the primary aspects of units in neighbouring blocks always looks away from, and never directly towards, each other. site context 272-276 Highbury New Park, London H I G H B U R Y Q U A D R A NT

H I G H B U R Y N E W P AR K

VIEWS BETWEEN BLOCKS

The spacing and alignment of the 5 storey residential blocks, allows views between and beyond them, whether circu- lating along Highbury Quadrant or Highbury New Park itself. This generates an important characteristic of the estate. Rather than walking along streets enclosed by terraced properties, the principle of locating detached blocks within open landscaping, and the way they are arranged, give residents and the general public a series of views and vistas past the immediate building, to the greenery and buildings beyond. As such the estate benefits from a balance between a sense of supervision and community, with a sense of openness. The mature trees that line the roads and intersperse the blocks further create an attractive environment. site context 272-276 Highbury New Park, London 2 storey (+pitched roof), low-level, mixed-use terraced properties on the site (TYPE 2b)

EXISTING CONDITION

The layout above overlays all the information analysed on the previous pages, in relation to the application site.

site context 272-276 Highbury New Park, London I M M E D I A T E S I T E C O N T E X T

Looking in more detail at the application site and it’s immediate context, we can see as discussed, that it plays host to the following building types: 1 1 TYPE 1: 5 storey, vertical residential blocks - surrounding the site

2a TYPE 2a: 2 storey (+ pitched roof) horizontal residential block - to the north TYPE 2b: 2 storey (+ pitched roof) mixed-use terraced properties - on the site

1 These are assessed in more detail on the following pages. 2b 1

Clissold Park to the east 1 1 1

KEY

TYPE 1 : 5 storey vertical residential block 1 TYPE 2a : 2 storey (+pitched roof) horizontal residential block TYPE 2b : 2 storey (+pitched roof) mixed-use, terraced properties

EXISTING BUILDING TYPES

TYPE 1 TYPE 2a TYPE 2b 5 storey vertical residential block 2 storey (+pitched roof) horizontal residential block 2 storey (+pitched roof) mixed-use, terraced properties site context 272-276 Highbury New Park, London TYPE 1 - (5 storey, vertical residential blocks)

The immediate surrounding context is dominated by building TYPE 1, the repetitive 5 sto- rey, vertical residential blocks. These are all orientated, designed and detailed in the same way, incorporating the following:

- repetitive floor plans stacked vertically, with multiple units on each floor - floor plans are split into two distinct parts (or wings) - principle ‘wings’ constructed in a pale buff toned brickwork (primary material) - communal circulation expressed as a distinct connecting element between the two ‘wings’. - one side of communal circulation enclosed with curtain wall glazing (painted white frame) - other side is external deck access with corrugated white metal panels forming balustrade - primary and secondary aspects of flats established (see previous pages) with former set in two directions only, so blocks never look back at one another. - general fenestration to secondary windows read as subservient punched apertures to pale yellow / buff colour brickwork white painted window frames and larger areas of projecting balcony with corrugated cladding to masonry construction. glazing revealing black metal balustrading perimeter and black metal handrail set within - fenestration to primary windows incorporates full height glazing and glazed doors, to read as vertical bands that break up the masonry façades - primary aspects (from living rooms) are supplemented by projecting external balconies - balconies guarded by white, corrugated sheet cladding - black metal handrail set inside guarding to balcony perimeters - rooftop structures (presumably housing services) adorn the top of these blocks, with white render finish and metal balustrade visible around the perimeter of the roof

TYPE 1 site context 272-276 Highbury New Park, London TYPE 2a - (2 storey + pitched roof, horizontal residential block)

To the immediate north of the site, in contrast to the surrounding vertical blocks, sits a low horizontal residential building (TYPE 2a). This is 2 storeys (+ pitched roof) in height and is approximately 25m in length. Like the surrounding vertical blocks, this building provides a number of residential flats and is again set within a wider green space, set back from High- bury New Park to the west, but more formally addressing Catherall Road to the east, being set parallel and slightly back from back of pavement line.

The building is again constructed from brick, but a warmer red brick (rather than the paler buff brick used on the surrounding vertical blocks). It’s fenestration emphasises the hori- zontal nature of the building, further reinforced by the external deck access to the north with its continuous metal balustrade. To the south the horizontal fenestration incorporates recessed loggia providing private external amenity space to the residential dwellings with- in. red brickwork white painted fenestration with horizontal external deck access with black metal This building offers a blank, brick gable onto the northern boundary of the application site. emphasis incorporating recessed loggia balustrading

TYPE 2a site context 272-276 Highbury New Park, London TYPE 1 TYPE 2a SITE TYPE 1 TYPE 1 193-231 41-55 276 274 272 232-270 192-230

Streetscape from Highbury New Park, T H E S I T E

The site itself is located between the low-level residential block (TYPE 2a) to the immediate north, and one of the 5 storey, vertical residential blocks (TYPE1) nearby to the south. More of the 5 storey vertical blocks are located to the east and west, although these are set a greater distance away.

The site runs to back of pavement line to Catherall Road to the east, whilst being set some distance back from Highbury New Park to the west, with an area on open hard landscaping in between. Mature trees along Highbury New Park add to the prominence of this thoroughfare and enhance the notion that the west elevation is the ‘front’ of the site.

The application site is also occupied by 2 storey (+ pitched roof), red brick structure (TYPE 2b). Although broken into three distinct parts, collectively these mixed-use terraced properties again read as a lower level horizontal element within the wider context.

Unlike the low-level residential block to the north, however, the existing structures that currently occupy the site are articulated with a stepped plan creating three distinct elements, each with a retail unit at ground floor, residential unit adjacent and above, and a walled garden to the east.

BUILDING HEIGHTS properties on existing site with stepped frontage to Highbury New Park 2 storeys (+ pitched roof) the site 5 storeys 272-276 Highbury New Park, London TYPE 1 TYPE 1 TYPE 2a TYPE 1 44-82 232-270 41-55 84-122 SITE 272 274 276

above: view looking west across Catherall Rd TYPE 1 SITE TYPE 1 T H E S I T E ( F R O M C A T H E R A L L R O A D ) 232-270 272-276 Highbury New Park 44-82 To the immediate east of the site, running north-south, is a secondary / minor road called Catherall Road. The site currently offers very little in terms of active frontage onto this street, with a continuous 2.8m high, solid brick wall running full length at the back of pavement line . This wall encloses the private rear gardens of the existing properties that currently occupy the site, and incorporates three timber gates providing access to the gardens behind.

As such the existing elevation onto Catherall Road makes no reference to the wider context, nor does it actively address Catherall Road, instead creating an unsupervised and unwelcoming environment for pedestrians. the site left: view looking north along Catherall Rd 272-276 Highbury New Park, London T H E S I T E ( F R O M H I G H B U R Y N E W P A R K )

The existing buildings have a more active frontage to the west, with their principle mass being sited directly onto an open landscaped area that runs forward to meet the larger Highbury New Park. This open pedestrian area in finished with hard landscaping and incorporates planters, mature trees and external lighting.

The three existing (terraced) buildings are stepped in plan and read as three distinct two storey (+ pitched roof) units, linked in between by single storey entrance elements. Each property provides a small retail space at ground floor with a shopfront that opens directly onto the landscaped area in front, however two of these shop units appear to be no longer in use with the roller shutters closed and covered in graffiti, creating an unpleasant frontage at odds with the park-like setting of the surrounding area.

The residential entrances are set back, located to the side of the shop units, in the lower single storey elements, and leads to the residential accommodation on the ground floor (behind the shop units) and on the upper floor. At first floor the western elevations incorporate recessed balconies looking out over the landscaped area and providing supplementary external amenity space in addition to the gardens at ground floor.

The first floor terrace to no. 272, with a window to a habitable room at it’s rear, sits in close proximity to the 5 storey residential block to the south. Although not sitting directly in front of the northern wing of the afore mentioned block, the terrace (and indeed no. 272) is only 6.3m away from the larger building. frontage to west with open landscaped area in front

The stepped frontage to the western elevation is at odds with the surrounding buildings. To the immediate south, set back further from the frontage to no. 272, is a communal binstore associated with the nearby 5 storey vertical residential block to the south and an electrical substation. Built primarily from brick but incorporating timber elements and asphalt roofing, these are not well detailed and have not weathered well over time.

central retail unit closed shop unit to no. 272 with terrace and windows at first floor gable to 272 with adjacent communal binstore and sub-station to the south the site 272-276 Highbury New Park, London T H E S I T E ( E X I S T I N G B U I L D I N G S)

The existing buildings that occupy the site are not of significant architectural merit.A combination of poor quality materials and poor detailing have meant that many areas have not weathered well. These include timber elements to the façades, junctions with roofing and areas of brickwork which have stained and cracked over time.

As mentioned the inclusion of metal roller shutters that seem permanently shut and graffitied, creates an unpleasant appearance. This is further relayed through the addition of security grilles to areas of the ground floor and security razor wire set above boundary walls and first floor roofs. Surface mounted services that have been added in an ad hoc manner over time also create and unsightly appearance.

In addition poor quality materials and detailing around the entrances to the west creating an unwelcoming environment for pedestrians, this is further enhanced by unkempt retail waste bins and general waste items placed in front of the building and visible from the wider area. As such the existing properties on the site offer little contribution to the streetscape rather they detract from the character of the area.

poor quality materials and detailing to west elevation

eastern elevation of principle building the site poor standard of construction to eastern boundary wall (security fencing at high level) 272-276 Highbury New Park, London E X I S T I N G T H E P R O P O S A L S

The proposals include the demolition of the existing poor quality, mixed-use properties that currently occupying the site, to be replaced with a high quality development that retains the mixed-use in this location, but better utilises the potential of the site.

It is acknowledged that the existing retail use is of benefit in an area that is otherwise solely residential. As such the proposals retain and increase the level of retail use at ground floor.

The proposals also provide new residential accommodation with an additional 7 residential flats (10 in total) proposed adjacent to and above the ground floor retail use.This is a reduced level of development than that which was proposed in the previous, withdrawn application.

Both the proposed retail and residential elements have been developed in a manner that TYPE 2a TYPE 2b TYPE 1 assess and directly responds to the surrounding context. 2 storeys (+ pitched roof) 2 storeys (+ pitched roof) 5 storeys P R O P O S E D M A S S I N G

The proposals aim to mediate between the 5 storey, vertical residential block to the south (TYPE 1) and the lower 2 storey (+ pitched roof) horizontal residential block to the north (TYPE 2a).

A maximum height of 4 storeys is proposed and the 4 storey (+basement) mixed-use de- velopment is broken down into clear and distinct elements; P R O P O S E D - a single storey, ground floor - and above this a 3 storey element forming the upper floors.

This split allows each element to directly respond to the corresponding context, at street level and above.

TYPE 2a PROPOSALS TYPE 1 2 storeys (+ pitched roof) 4 storeys 5 storeys proposals 272-276 Highbury New Park, London G R O U N D F L O O R

The ground floor massing is fluid in plan adapting to the irregular site plan. It is perceived as a singular construction that can accommodate the retail use, the residential use, and TYPE 1 TYPE 2a also enclose external spaces for terraced gardens, whilst responding as required to meet the various conditions around the site perimeter. These include:

- offering solid and secure construction to the north (and east where appropriate). C A T H E R A L L R O A D A R O L L A H E R T A C

H I G H B U R Y N E W P A R K CLOSED - being more open to the west, incorporating retail frontages and the single point of entry for residents.

OPEN retail - to provide a third condition to the east which is semi-permeable, allowing light to enter whilst still affording an appropriate degree of enclosure and security.

entrance terraced In addition to the two retail units, the proposed ground floor mass accommodates two bikes bins gardens residential units. These are both duplex units set to the east (rear) of the site. In both cases the ground floor accommodation connects to a lower ground floor of accommodation di- rectly off which sits a terraced garden (minimum in length). OPEN

SEMI-PERMEABLE comm Terrace landscaping softens the change in level between the ground and lower ground lev- els for both these family units. This affords the bedrooms on the lower levels a high level of daylight while allowing easy access from the living space at ground level. terraced gardens A secure bike store for residents is located internally within the ground floor and both retail and residential uses have their own designated bin stores also incorporated within the building envelope. These are accessed externally from the area of hard landscaping to the TYPE 1 SEMI-PERMEABLE west.

TYPE 1 U P P E R F L O O R S

G R E E N L A N E S The following pages illustrate how the principle mass (the three storey element on the upper floors), has been generated in direct response to the both the immediate and wider context. layout of ground floor showing various conditions responding to context and programme

proposals 272-276 Highbury New Park, London EXISTING PROPOSED

proposed mass on upper floors

LAYOUT / BUILDING TYPES LAYOUT / BUILDING TYPES

The principle mass of the proposals is articulated in a similar manner to the surrounding 5 storey blocks, reading as two distinct volumes that are connected by a central circulation stair. These two simple angular forms extend to cre- ate two ‘wings’ and their orientation matches those of the surrounding 5 storey blocks. These are set well back from the nearest surrounding blocks to ensure comparable distance to the rest of the estate are maintained.

The proposals are 4 storeys in height, mediating between the surrounding 5 storey blocks and the 2 storey (+pitched roof) block to the north. proposals 272-276 Highbury New Park, London EXISTING PROPOSED

PRIMARY ASPECT (FROM HABITABLE ROOMS) PRIMARY ASPECT (FROM HABITABLE ROOMS)

The proposals follow the established pattern set by the surrounding 5 storey blocks, with their primary aspects carefully positioned to face either southeast or southwest. No proposed primary aspects face any other direction. The wider bands shown above, indicate the location of primary aspects from living rooms, which look away from the primary aspects of nearby blocks. proposals 272-276 Highbury New Park, London EXISTING PROPOSED

SECONDARY ASPECT (FROM HABITABLE ROOMS) SECONDARY ASPECT (FROM HABITABLE ROOMS)

The proposals follow the established pattern set by the surrounding 5 storey blocks, with any secondary aspect carefully positioned to face northeast. proposals 272-276 Highbury New Park, London EXISTING PROPOSED

TERTIARY ASPECT (FROM NON-HABITABLE ROOMS) TERTIARY ASPECT (FROM NON-HABITABLE ROOMS)

The proposals follow the established pattern set by the surrounding 5 storey blocks, with aspects from non-habitable rooms facing northwest. Four kitchen windows do face southwest, although these overlook the open landscaped area off Highbury New Park and are set twice the distance away from the nearest block, as windows to existing first floor habita- ble rooms on the buildings that currently occupy the site. As such they and will have no detrimental impact in relation to the surrounding buildings, in fact the existing condition will be signifi- cantly improved. proposals 272-276 Highbury New Park, London EXISTING PROPOSED

COLLECTIVE ASPECTS COLLECTIVE ASPECTS

The proposals are in keeping with the principles established by the surrounding blocks. Primary aspects of proposed units look to the southeast and southwest, where no buildings are directly located and away from the block to the east (whose primary aspect looks towards the application site) Any views to the block to the south are set over 18m away, are oblique and opposite existing non-habitable rooms. proposals 272-276 Highbury New Park, London EXISTING PROPOSED

H I G H B U R Y Q U A D R A NT H I G H B U R Y Q U A D R A NT

H I G H B U R Y N E W P AR K H I G H B U R Y N E W P AR K

VIEWS BETWEEN BLOCKS VIEWS BETWEEN BLOCKS

The principle mass of the proposals located on the upper floors, is generated and positioned primarily in response to the proximity of the nearby 5 storey blocks, but in addition the massing ensures that views across the site from the surrounding streets, are maintained. In effect the upper storey element is limited to the northern part of the site, creating open space to the immediate south, across which both itself and the adjacent blocks to the south and east can enjoy an uninterrupted aspect. proposals 272-276 Highbury New Park, London EXISTING PROPOSED

EXISTING CONDITION PROPOSED CONDITION

By assessing and following the principles established by the existing buildings on the estate, the proposals aim to intro- duce a new building that is a direct response to, and in keeping with, both the immediate and the wider context. The principle mass of the proposals is carefully sited in relation to the established 5 storey blocks that surround the site, and also references their general form. The individual flats are deliberately configured to again follow the principles es- tablished by the surrounding buildings, in terms of aspect and outlook, and the footprint of the mass on the upper floors is limited to maintain high level views across the site. proposals 272-276 Highbury New Park, London U P P E R F L O O R S

The upper floor element accommodates 8 residential units and it’s form, mass, layout and siting has been determined in direct response to both the buildings that surround the site, TYPE 1 and the context of the wider estate.

TYPE 2a As noted this principle mass is articulated in a similar manner to the surrounding 5 storey blocks, reading as two distinct volumes that are connected by a central circulation stair. C A T H E R A L L R O A D A R O L L A H E R T A C Two simple angular forms extend from the central point of access to create two ‘wings’ H I G H B U R Y N E W P A R K views restricted whose orientation matches those of the surrounding 5 storey blocks. These ‘wings’ are set on a diagonal which creates a stepping sequence in plan, that responds to the alignment of 3 Catherall Road to the east.

The proposed floor plan depths (unlike the previous application) are comparable to those surrounding 5 storey blocks. This coupled with the breaking down the mass into a series of smaller vertical elements (rather than a long, deep horizontal block) ensure the proposals are keeping with the established language of the estate. 1 This upper floor element is restricted to the northern part of the application site.This ap- proach maintains an open space to the immediate south, a space which also serves the 2 existing 5 storey blocks to the south and east who also look onto it. This principle set back allows high level views across the site and ensures comparable distances between build- ings on the rest of the estate are maintained. This is illustrated by the adjacent diagram, along with further set backs that also inform the proposed mass on the upper floors. open space maintained Set back 1 ensures that the proposed mass does not sit directly in front of the 5 storey block to the east (or the block to the south). Indeed it ensures that the principle mass on TYPE 1 the upper floors is set significantly further away from the block to the south, than the exist- ing building with its existing first floor terrace and window in close proximity.

This set back ensures that an open space is maintained in the southern part of the applica- TYPE 1 tion site and enjoyed by proposed flats and the existing blocks that overlook this part of the site. This is enhanced by the introduction of a new green roof to the top of the ground floor

G R E E N L A N E S mass, to further provide an attractive outlook for the existing and proposed windows that overlook this space.

Set back 2 ensures that (unlike the existing building - 272) the proposed mass does not sit in front of the northerly windows to the 5 storey block to the south. Diagram showing proposed massing to upper floors Set back 3 ensures a degree of separation from the lower horizontal block to the north (exceeding both the current setback of the existing building line above first floor and the equivalent set back of the previous application)

A full sunlight / daylight report submitted in support of the application, confirms that the proposed massing meets BRE guidelines in relation to these two issues. proposals 272-276 Highbury New Park, London U P P E R F L O O R S

The adjacent diagram shows the how set backs outlined on the previous page, and result- ant mass of the upper floor element does not impede the existing outlook from the sur- TYPE 1 rounding blocks. TYPE 2a The coloured bands indicate a 19m clear zone in front of existing windows. These are coloured coded as follows: C A T H E R A L L R O A D A R O L L A H E R T A C

H I G H B U R Y N E W P A R K Pink : Primary aspects to Habitable Rooms Brown : Secondary aspects from Habitable Rooms Orange : Tertiary aspects from Non-Habitable Rooms.

TYPE 1

TYPE 1

G R E E N L A N E S

Diagram showing that the proposals to not impede within 19m zones in front of existing windows that surround the site

proposals 272-276 Highbury New Park, London U P P E R F L O O R S

As set out previously, in addition to ensuring that they do not impede aspects from existing windows, the proposals have also been designed to follow the established principles of the TYPE 1 surrounding blocks, and wider estate, in terms of the aspect of units. TYPE 2a The adjacent diagram further illustrates showing 19m clear zones in front of proposed as well as existing windows. Again these are coloured coded as follows: C A T H E R A L L R O A D A R O L L A H E R T A C

H I G H B U R Y N E W P A R K Pink : Primary aspects to Habitable Rooms Brown : Secondary aspects from Habitable Rooms Orange : Tertiary aspects from Non-Habitable Rooms.

Primary aspects (with balconies) always look southeast or southwest, matching the sur- rounding blocks to ensure, like the rest of the estate, the primary aspects of flats never look directly towards one another.

Secondary aspects from habitable rooms again follow the surrounding precedents, looking either southwest or northeast.

Tertiary aspects from non-habitable rooms look northwest in keeping with the surrounding buildings. Where they look southeast and southwest, they do so without any impact on surrounding context.

In following the established principles of the wider estate, the proposed fenestration and balconies focus and maximise views past and beyond the surrounding buildings. In turn avoiding any issues of overlooking whilst providing far reaching primary views from within TYPE 1 the application site.

TYPE 1

G R E E N L A N E S

Diagram illustrating that the proposals follow the established principles of aspect, set by the surrounding blocks and the wider estate

proposals 272-276 Highbury New Park, London U P P E R F L O O R S

An issue raised with the previous application related to the proximity of proposed balconies in relation to existing windows. TYPE 1

TYPE 2a The adjacent diagram shows 18m radius zones set from the nearest existing windows that overlook the site. These are again colour coded as before. C A T H E R A L L R O A D A R O L L A H E R T A C

H I G H B U R Y N E W P A R K As illustrated by the adjacent diagram, the proposals have been designed to ensure that no proposed balconies are located within 18m of any existing windows. This is also true for the first floor terraces.

This represents a significant improvement to the existing condition, which currently has the first floor terrace to no. 272 located approximately from windows to the 5 storey, block to the south.

TYPE 1

TYPE 1

G R E E N L A N E S

Diagram illustrating that no proposed balconies are within 18m of existing windows

proposals 272-276 Highbury New Park, London P R O P O S E D M A T E R I A L S

The proposals will be constructed of a high quality, pale brick, referencing the vertical block to the south. Concealed services and considered detailing will create a clean and contem- porary aesthetic.

As already noted, the primary aspects of the new flats on the upper floors reference the surrounding 5 storey blocks by incorporating projecting balconies. This notion is carried through to the choice of material to the balcony perimeters.

Rather than ‘replicating’ the corrugated panelling found on the projecting balconies sur- rounding the site, the proposals make ‘reference’ to these by incorporating metal flats. These are set vertically around the perimeter of proposed balconies, with a nominal gap between each. This form of guarding creates a visual appearance that references the tight vertical ribs of the surrounding corrugated panelling, but in a manner that is less imposing that a solid panel, allowing a degree of light to penetrate and some sense of outlook. vertical steel flats around balcony boutique office in st helier exterior timber screen brickwork - Batemans row, Theis and Khan As mentioned previously, the construction of the ground floor massing responds to the various requirements of the site; being solid, open or semi-permeable as required.

close up of exterior finish to Highbury New Park

proposals close up of timber exterior finish to Catherall road 272-276 Highbury New Park, London perimeter treatment catherall road timber posts provide a degree of privacy Rather than offering a blank and unwelcoming frontage to Catherall Road as currently supplemented by timber in-fill panels strategically positioned in response to site conditions exists, the proposals will offer a site specific response that will not only provide a level of passive supervision but also a degree of visual interest and textural quality to the built form, particularly at night when back lit.

This element defines the boundary adjacent to the lower level gardens. Set at back of pave- ment line, a series of vertical timber posts have a varied and rhythmic system of timber in-fill panels set within, that temper and restrict the potential overlooking on to the private gardens whilst allowing light to enter at the lower levels. By having a system with multiple permuta- tions we are able to control the privacy as required by the space beyond.

The perimeter fence restricts views as one gets closer to the building, increasing privacy to ground floor accommodation, whilst becoming permeable at lower levels and increasing light levels to the lower floor accommodation.

This system provides a framework that can respond to the specific conditions along the lightly toned timber reflects site boundary, and subsequently provide a site specific response which will add variation light to spaces below and interest to the street scape.

timber fence perspectives

example of a tight sunken garden which terraces up at the back of the property. more permeable (less privacy required) less permeable (greater privacy required) proposals timber fence elevation 272-276 Highbury New Park, London terraced gardens

A series of stepped terraces are created to lessen the impact of the ‘sunken’ gardens. The higher level terraces enjoy improved sunlight and outlook whilst the lower level terraces con- tinue to maximise daylight to lower level accommodation. Reducing the depth below ground of the gardens which increases occupant desirability. 0.0 m These stepped spaces allow for a meandering route which increases the opportunity for visual intrigue. Care has been taken to allow a generous external space at the lowest level -0.6 m with flush access from lower level rooms. Planting on the upper levels would become partly visible at street level, behind the perimeter screen, giving a sense of the greenery behind. -1.2 m

natural stone paving flush with foot- path. planters omitted in response to planning authorities comments, -2.4 m

perimeter condition softened with per- meable timber fencing in response to planning authorities comments plan of landscaped garden

lightweight steel stairs which connects the terraced gardens with the living spaces

proposals section through landscaped garden 272-276 Highbury New Park, London proposed 4 storey, mixed-use development

S U M M A R Y O F D E S I G N A P P R O A C H

Through analysis of the surrounding buildings and wider context, the proposals have been designed in a manner that follows the established pattern of, and is in keeping with, the existing estate. In addition the proposals reference the existing architectural language of the estate, but in a contemporary manner that avoids reverting to pastiche.

This includes incorporating the following design principles and architectural features that directly reference the surrounding context:

Development Type - multiple residential units (with existing retail retained and increased) - repetitive floor plans stacked vertically, with multiple residential units on each floor

Massing - principle mass on upper floors is sited away from nearest existing blocks to maintain existing aspects - upper floor plans are split into two distinct parts (or wings) - communal circulation expressed as a distinct connecting element between the two C A T H E R A L L R O A D masonry ‘wings’. - one side of the communal circulation is enclosed with curtain wall glazing (opaque) - other side is external deck access with white metal panels forming balustrade

Aspect - primary and secondary aspects of proposed flats follow established principles of the wider estate, with the former facing southeast and southwest only, ensuring primary views from units between blocks never look back at one another.

Fenestration - general fenestration to secondary windows read as subservient punched apertures in masonry construction. - fenestration visible from surrounding streets aligns vertically. - fenestration to primary windows incorporates full height glazed doors and reads as vertical bands that break up the principle masonry façades. - these primary aspects (from living rooms) are supplemented by projecting external balconies which stack vertically, again reinforcing the established principles regarding aspect, conveyed by the surrounding blocks.

H I G H B U R Y N E W P A R K Materials - principle ‘wings’ on upper floors constructed in a pale buff toned brickwork referencing the surrounding 5 storey blocks (primary material). - the bulk of the building is clad in pale brick, in response to the surrounding context - catherall road perimeter condition is softened by vertical timber elements which vary their permeability as necessary, balancing the need for light whilst providing privacy - projecting balconies guarded by vertical steel fins referring to surrounding block proposals 272-276 Highbury New Park, London Visualisation of the proposals as seen from Highbury New Park

visualisations 272-276 Highbury New Park, London Visualisation of the proposals looking north up Catherall Road

visualisations 272-276 Highbury New Park, London Visualisation of the proposals as seen from the east across Catherall Road visualisations 272-276 Highbury New Park, London T R A N S P O R T A C C E S S A B I L I T Y

As already mentioned, the site is well served by local public transport links being only a The scheme been designed to DDA, Lifetime Homes and revised Part M standards. In 5 minute walk from Blackstock Road and Stoke Newington Church Street which offer a line with these standards each level has a clear lift entrance of 1500mm x 1500mm with a number of bus routes linking the local area to wider parts of London. In addition Arsenal minimum internal dimension of 1100mm x 1400mm. As prescribed all lift controls will be Tube Station is located within a 10 minute walk to the west, connecting directly to Central positioned between 900mm and 1200mm from the floor and 400mm from the lift’s internal London and Heathrow via the Piccadilly Line. front wall. Provision will also be made for recharging a mobility scooter in the main lobby area. Residents will also enjoy the use of shared, secure off-street cycle storage (1 cycle space per unit) located off the entrance lobby at ground floor, therefore encouraging the use of As per the development management policy (DM12) 10% (1 unit) of the residential units bicycles as a sustainable mode of transport. are wheelchair accessible. A family unit (R4) has been provided on the 1st floor and is served by two lifts, accessible from from the common entrance lobby. This unit complies A single designated, on street parking bay is proposed for wheelchair users. Its proposed with the ‘wheelchair accessible housing criteria’ as set out in the Local Development that this is located on Highbury New Park approximately 18m from the main entrance, with Framework. All other units are lifetime homes compliant. step free approach. The main communal staircase will be designed for ease of use by the ambulant disabled with a uniform rise not more than 170mm and with a uniform going not less than 250mm. The handrails will extend 300mm beyond the top and bottom step at a height of 900mm from each nosing.

The width of the doorways and hallways within the flats can be detailed to conform to the Part M standards with 900mm minimum corridor widths and clear doorway widths of 750mm or wider when approached head on and 800mm when the approach is not head on. The clear opening width of the front door to each unit will be 800mm with 300mm to the side of the leading edge.

Within the residential units, a 1500mm diameter turning circle can be accommodated with- in the living / dining spaces to allow adequate circulation space for visiting wheelchair us- ers and based on the requirements set out in Part M, an accessible entrance level WC and bathroom is proposed for all units with access doors being detailed to allow easy handing as required. The walls in the bathrooms could be reinforced between 300mm and 1500mm to facilitate later adaptations such as handrails to aid access. All units provide a reasonable route for a potential hoist from a main bedroom to the bathroom, should this need to be retro fitted in the future.

As the glazing is full height throughout the scheme, people can see out of all the main habitable rooms whilst seated. All windows will be easily openable. All controls and socket positions will be positioned at fully accessible levels. i.e between 450 and 1200mm from floor level.

proposals 272-276 Highbury New Park, London A M E N I T Y S P A C E

The proposals have been developed to ensure that the new residential accommodation is provided with an appropriate level of external amenity space. The proposals provide a total of 159m2 of external amenity space for the 10 residential flats (3 replacement and 7 new).

This is provided in the form of enclosed walled private gardens for the 2 no. residential units on the ground floor. On the upper floors, external amenity space is provided in the form of both roof terraces at first floor and also projecting balconies on the upper floors.These are strategi- cally positioned to take advantage of views between the surrounding buildings, whilst following the established pattern of the existing context.

S U S T A I N A B I L I T Y

A full Energy Statement and Sustainability Report has been prepared and submitted by ME7 in support of the application. This confirms that the proposals will achieve a Code Level 4 rating under Code for Sustainable Homes, as well as attaining an ‘Excellent’ rating under BRE BREEAM standards

The proposals have been developed to optimize floor plan depths and incorporate fenestration patterns that maximize insulation as well as natural daylight and ventilation. This reduces the energy load requirements of artificial lighting and the need for any mechanical ventilation. Dou- ble glazed low ‘E’ glazing is proposed throughout to reduce solar gain, preventing overheating in summer and reduce heat loss during the winter, whilst continuing to maximize natural day- light and views out.

The inclusion of green or sedum roofs at first floor level brings a number of environmental and ecological benefits including; control of air humidity; filtration of dust and pollutants; rainwater retention therefore reducing water run off; reducing the heat island effect; aiding biodiversity and creating a natural habitat for plants and birds.

The proposed gas central heating with high efficiency combination boilers further minimise energy load requirements. In addition materials will be specified where possible from sustainable, local sources and low energy light fittings, white goods and waste disposal units incorporated. All toilets will be fitted with dual flush systems.

The point raised earlier regarding car parking notes the provision of a secure off-street cycle store encouraging cycling as a mode of transport.

proposals 272-276 Highbury New Park, London SCHEDULE OF APPROXIMATE AREAS

Unit no. Bed no. Hab rm no. m2 ft2 notes

Retail (GIA) Ground Floor C1 - - 80 861 C2 - - 61 657 Total Retail 2 units - - 141 1,518

RESIDENTIAL (GIA) Ground Floor R1 3 bed 4 125 1345 duplex with garden R2 3 bed 4 109 1173 duplex with garden

First Floor R3 2 bed 3 68 732 with balcony R4 3 bed 4 100 1076 with balcony

Second Floor R5 2 bed 3 68 732 with balcony R6 1 bed 2 50 538 with balcony R7 1 bed 2 51 549 with balcony

Third Floor R8 2 bed 3 68 732 with balcony R9 1 bed 2 50 538 with balcony R10 1 bed 2 51 549 with balcony Total Residential 10 units - 29 740 7,965 (3 replacement and 7 new)

SUMMARY No of units. hab rm no. m2 ft2

Retail 2 141 1,518 Residential 10 740 7,965 Total Gross Internal Areas 881 9483

proposals 272-276 Highbury New Park, London S U M M A R Y

We believe that the proposals for 272-276 Highbury New Park represent a significant im- provement to the existing properties that currently occupy the site, which are of no signifi- cant architectural merit and in a poor condition, offering little to the immediate area.

The proposals will provide an increased level of retail space to the area, along with high quality residential accommodation and have been generated in direct response to the specific site context. The proposals specifically aim to address concerns raised with the previous application that was withdrawn, these include:

- reduction in bulk and scale of development - revised siting of principle mass in relation to surrounding blocks - revised massing and form borrowing more from the overall design and language of the estate (without reverting to pastiche). - larger family units located on lower floors with access to larger amenity spaces - proposed residential units meet 2011 London Plan space requirements - reduced number of 1 bed units are proposed - no recesses to Catherall Road frontage are proposed - revised proposals meet BRE guidelines in terms of sunlight / daylight - 10 % of proposal is wheel chair accessible all other units meet LTH specification - no proposed balconies sit within 18m of existing windows - issues raised in relation to Energy and Sustainability have been addressed within the respective supporting report. - the proposals do not require the removal of any trees located out with the applications site

By reviewing the concerns raised previously by the both the Local Authority and residents, further analysis has been carried out and a significant level of redesign undertaken to reach the proposals now submitted. We feel that this process has led to a design that successfully addresses the immediate context, whilst also being in keeping with the wider estate.

Throughout the design process we have attempted to ensure that we satisfy the technical planning requirements and standards set in the borough, whilst meeting our Clients own brief to provide a high quality, mixed-use development that will contribute positively to, and enhance, the existing character of the area.

summary 272-276 Highbury New Park, London pH+ S C H E D U L E O F P L A N N I N G D R A W I N G S

Drawing No. Title Scale at A3

2(01)00 Site Location Plan 1:1250

2(02)00 Existing Ground Floor Plan 1:200 2(02)01 Existing First Floor Plan 1:200 2(02)02 Existing Roof Plan 1:200

2(03)00 Existing Section A-A 1:200 2(03)01 Existing Section B-B 1:200 2(03)02 Existing Section C-C 1:200

2(04)00 Existing West Elevation 1:200 2(04)01 Existing South Elevation 1:200 2(04)02 Existing East Elevation 1:200 2(04)03 Existing North Elevation 1:200

2(12)00 Proposed Ground Floor Plan 1:200 2(12)-01 Proposed Lower Ground Floor Plan 1:200 2(12)01 Proposed First Floor Plan 1:200 2(12)02 Proposed Second Floor Plan 1:200 2(12)03 Proposed Third Floor Plan 1:200 2(12)04 Proposed Roof Plan 1:200

2(13)00 Proposed Section A-A 1:200 2(13)01 Proposed Section B-B 1:200 2(13)02 Proposed Section C-C 1:200

2(14)00 Proposed West Elevation 1:200 2(14)01 Proposed South Elevation 1:200 2(14)02 Proposed East Elevation 1:200 2(14)03 Proposed North Elevation 1:200

appendix 272-276 Highbury New Park, London