301-305 Barking Road Proposed Residential Development E13 8EQ London Borough of Newham Design & Access Statement BAR-P601-S2-P0 December 2018 ____________________________________ Stephen Davy Peter Smith Architects Ltd Fanshaw House, Fanshaw Street, London N1 6HX Company Registration no:- 3883463 T: 020 7739 2020 F: 020 7739 2021 www.davysmitharchitects.co.uk ____________________________________ Contents 1.0 Introduction 03 2.0 Site Location 04 3.0 Environmental Analysis 05 4.0 Urban Analysis 06 5.0 Site Analysis 07 6.0 Site Photos 08 7.0 Original Site Strategy 09 8.0 First Pre Application Proposal 10 9.0 First Pre Application Feedback 11 10.0 Neighbouring Planning Approval 12 11.0 Revised Site Strategy 13 12.0 Second Pre Application Proposal 14 13.0 Second Pre Application Feedback 15 14.0 Design Concept 16 15.0 Accommodation Schedule 18 16.0 Design Principles & Massing Concept 19 17.0 Precedents and Materials 20 18.0 Compliance 22 19.0 Conclusion 23 20.0 Appendices 23 2 London Borough of Newham 1.0 Introduction EAST LONDON 1.1 Brief CEMETERY MEMORIAL RECREATION GROUND This report has been prepared by Stephen Davy Peter Smith Architects Ltd on behalf of the client, Crown Coast Property Group. JUBILEE GREENWAY The intention of this report is to support a planning application for the erection of 17 dwellings, together with associated cycle parking and refuse storage on the land located at 301-305 Barking Road in the London Borough of Newham, following conversations with Officers in September, October and November 2018. DLR The report describes the proposal in the context of the site’s STARLANE DLR STATION urban setting and illustrates the design approach in terms of scale, layout and appearance giving careful consideration to the neighbouring properties. BARKING ROAD NEWHAM WAY Site Location Google Maps Image 301-305 Barking Road 3 2.0 Site Location 2.1 Borough’s context The site is situated in the south-west of the Borough, between Plaistow and Canning Town. It is located on the north side of Barking Road, the main artery linking Canning Town and Barking. 2.2 Barking Road The area around the site is described in the Newham Charachter Study (London Borough of Newham, 2017) as being “a patchwork of different ages/styles of post war development, some modern infill and redevelopment and remnants of older terraces.” Barking Road serves as a High Street for the local surroundings with shops, pubs and local amenities located along its length. The building typology along this stretch of Barking Road has commercial frontages at ground floor with residential above and to the rear. This is a very busy thoroughfare. Google Maps Image 4 London Borough of Newham 3.0 Environmental Analysis 3.1 Planning Considerations. The site is located within a “Key Area with Capacity for Change” as outlined in the Newham Character Study (London Borough of Newham, 2017) (Map 01). This area extends along Barking Road from Canning Town Centre. The site is located next to the loaclly listed Red House Pub and opposite the Grade II listed Fairbairn Hall. The Character Study goes on to state that areas such as Barking Road are opportunities for ”higher buildings of three to five storeys” due to the wider nature of the street. 3.2 Flood Risk The site is located within an Area benefiting from Flood Defences as illustrated in Map 2. 3.3 Transport Analysis The site has a PTAL level of 4. (Map 3). It is well served by local bus routes which run along Barking Road. Within a mile of the site there are the Train Stations of Plaistow, West Ham, Star Lane and Canning Town which offer links to wider London and 1. Extract from Newham Character Study_London Borough of Newham 2017. beyond. The site is also in the Canning Town North RPZ (Residential Parking Zone). A residential parking zone (RPZ) is an area where parking is controlled to benefit residents, businesses and visitors. During controlled hours you need a parking permit to park in a RPZ. Different RPZs have different operational hours and days. The Canning Town North RPZ has restrictions between 10am and 2pm Monday to Friday. Site Location 2. Flood Risk Map_www.gov.uk 3. PTAL Map_tfl.gov.uk 301-305 Barking Road 5 4.0 Historical Analysis 4.1 Typologies The map opposite dating from 1892-1914 shows the surrounding neighbourhood consisted almost entirely of terraced housing. The public house adjoining the proposals site and the chapel opposite were in existence. The proposals site was occupied by a number of small buildings with a yard access at the rear. The rest of Tabernacle Avenue was terraced housing. Historical Map of the Area Dating from 1892-1914 N 6 London Borough of Newham General Notes C Copyright Stephen Davy Peter Smith Architects 2018 These proposals are subject to the approval of all Statutory Building Control requirements and the requirements of all Statutory Authorities and Service Providers. The site boundaries and surroundings are based on the following: • OS Map The site boundaries are those described by the client. These drawings are to be read in conjunction with all other relevant documentation produced by Stephen Davy Peter Smith Architects 5.0 Site Analysisand other consultants employed by the client. Specific Notes Site Boundary 5.1 Area 1 STOREY 2 STOREYS The site area is 0.0054 Hectares. 5.2 Access The site is accessed from Barking Road and Tabernacle Avenue. 2 STOREYS Key 3 STOREYS 5.3 Boundary 1:500 2 STOREYS 0 5 10 15 20 25m Barking Road forms the boundaryN to the south. Tabernacle TABERNACLE AVENUE Avenue forms the boundary to the west. The other site boundaries are formed by the neighboring properties. Chapel 5.4 Landscape There is 100% site coverage of the site by buildings and hard 3 STOREYS 2 STOREYS standing. Rev Drawn Notes Date P0 XX ##/##/## 2 STOREYS 2 Rev Checked Date Approved Date General Notes STOREYS REVISIONS C Copyright Stephen Davy Peter Smith Architects 2018 Client 3 STOREYS These proposals are subject to the approval of all Statutory Building Control requirements and the requirements of all Statutory Authorities and Service Providers. The site boundaries and surroundings are basedCrown on the following: Coast Property Group KING STREET • OS Map Public House The site boundaries are those described by the client. These drawings are to be read in conjunction with all otherA -relevant APPROVED 4 STOREYS documentation produced by Stephen Davy Peter Smith Architects Keyand other consultants employed by the client. B - APPROVED WITH COMMENTS C - DO NOT USE Specific Notes CLIENT APPROVAL Site Boundary BARKING ROAD Site Boundary Window / outlook of neighbouring properties Fanshaw House, Fanshaw Street, London N1 6HX Window / outlookTel: 020 7739 of 2020 existing Fax: 020 7739 building 2021 E-mail: sdpsa@davysmitharchitects .co.uk Commercial/Website: Retail www frontages.davysmitharchitects .co.uk Project 4 STOREYS Existing building301-305 structure Barking Road Neighbouring Buildings Drawing Ref. Job No. Key 3 STOREYS BAR - DS - 01 - GR - DR- A - D001 1824 Purpose of Issue Scale 1:500 PRELIMINARY 1:500 @ A3 0 5 10 15 Drawing20 Title 25m N Site Location Plan Bus: 5, 111, 276, 300, 350, N15 Project Ref - Drawing No - Status - Revision P l a n f o r p r e a p p 301-305 Barking Road 7 Rev Drawn Notes Date P0 XX ##/##/## Rev Checked Date Approved Date REVISIONS Client Crown Coast Property Group A - APPROVED B - APPROVED WITH COMMENTS C - DO NOT USE CLIENT APPROVAL Fanshaw House, Fanshaw Street, London N1 6HX Tel: 020 7739 2020 Fax: 020 7739 2021 E-mail: sdpsa@davysmitharchitects .co.uk Website: www.davysmitharchitects .co.uk Project 301-305 Barking Road Drawing Ref. Job No. BAR - DS - 01 - GR - DR- A - D001 1824 Purpose of Issue Scale PRELIMINARY 1:500 @ A3 Drawing Title Site Location Plan Project Ref - Drawing No - Status - Revision P l a n f o r p r e a p p 6.0 Site Photos 6.1 Existing Context The existing building has a commercial frontage at ground floor, while the upper levels are devoid of fenestration. The adjoining property is The Red House public house. It is a red brick building with brick feature detailing and some cream faience details. There are other older red brick buildings with stone or cream faience details in the vicinity of the proposals site. The remainder of the context is very mixed in terms of building typologies and architectural styles. 1. 2. General Notes C Copyright Stephen Davy Peter Smith Architects 2018 These proposals are subject to the approval of all Statutory Building Control requirements and the requirements of all Statutory Authorities and Service Providers. The site boundaries and surroundings are based on the following: • OS Map The site boundaries are those described by the client. These drawings are to be read in conjunction with all other relevant documentation produced by Stephen Davy Peter Smith Architects and other consultants employed by the client. Specific Notes Site Boundary 3. Key 4. 5. TABERNACLE 1:500 0 5 10 15 20 25m 4 N AVENUE 5 Rev Drawn Notes Date 2 P0 XX ##/##/## 301-305 Rev Checked Date Approved Date REVISIONS Client KING RED STREET THE HOUSE ROAD PH 6 BARKING 3 A - APPROVED B - APPROVED WITH COMMENTS C - DO NOT USE CLIENT APPROVAL Fanshaw House, Fanshaw Street, London N1 6HX 1 Tel: 020 7739 2020 Fax: 020 7739 2021 E-mail: sdpsa@davysmitharchitectsN .co.uk Website: www.davysmitharchitects.co.uk Project 301-305 Barking Road 6. 7. 7 Drawing Ref. Job No. BAR - DS - 01 - GR -DR- A - D001 1824 Source for images: Google Maps Purpose of Issue Scale PRELIMINARY 1:500 @ A3 Drawing Title 8 London Borough of Newham Project Ref - Drawing No - Status - Revision B A R - D 0 0 1 - S 0 - P 0 General Notes C Copyright Stephen Davy Peter Smith Architects 2018 These proposals are subject to the approval of all Statutory Building Control requirements and the requirements of all Statutory Authorities and Service Providers.