November 2020 55 LANT STREET Planning Application Design and Access Statement Unit 3 | 1-4 Christina Street | London | EC2A 4PA | Tel: 020 7729 9595 | [email protected] gml architects November 2020 55 Lant Street, London CONTENTS 01 INTRODUCTION 03 01.1 OVERVIEW...................................................... 03 FIRST ISSUE 15/04/2020 01.2 SCOPE.............................................................03 REVISION A 17/06/2020 02 TEAM 04 02.1 DESIGN TEAM................................................ 04 REVISION B 26/11/2020 02.2 CONSULTANTS.............................................. 04 03 SITE LOCATION AND URBAN CONTEXT 05 03.1 LOCAL AREA.................................................. 05 03.2 SITE LOCATION.............................................. 06 04 AREA AND SITE ANALYSIS 07 04.1 AREA ANALYSIS..............................................07 04.2 SITE ANALYSIS............................................... 08 05 SITE AND URBAN CONTEXT 09 05.1 BUILDING HEIGHTS....................................... 09 05.2 LAND USE....................................................... 09 05.3 FLOOD RISK................................................... 09 05.4 PTAL................................................................ 09 05.5 CONSERVATION AREA.................................. 10 06 EXISTING BUILDING 11 06.1 BLOCK A ANALYSIS.........................................11 06.2 BLOCK B ANALYSIS........................................12 06.3 EXISTING ELEVATIONS................................. 13 07 DESIGN STRATEGY 14 07.1 PRE APPLICATION.......................................... 14 07.2 WITHDRAWN APPLICATION..............................15 07.3 CONCEPT........................................................ 16 07.4 MASSING.........................................................16 07.5 PROPOSED ELEVATIONS.............................. 17 08 LAYOUT 18 08.1 INTERNAL LAYOUT......................................... 18 08.2 ACCOMMODATION SCHEDULE.................... 19 08.3 PROPOSED PLANS........................................ 20 08.4 PROPOSED SECTION.................................... 21 09 DETAILED DESIGN & MATERIALS 22 09.1 QUALITY DESIGN........................................... 22 09.2 MATERIALS..................................................... 22 10 REFUSE AND CYCLE STRATEGY 23 10.1 REFUSE STRATEGY....................................... 23 10.2 CYCLE STRATEGY.......................................... 23 11 ACCESS 24 11.1 ACCESS...........................................................24 12 ENERGY STRATEGY 25 12.1 SUSTAINABILITY............................................. 25 13 CGI’S 26 Planning Application Design and Access Statement gml architects 2 November 2020 55 Lant Street, London 01 INTRODUCTION 01.1 OVERVIEW This Design and Access Statement has been prepared by GML Architects as supporting documentation for the Planning Application for 55 Lant Street in the London Borough of Southwark. 01.2 SCOPE This statement explains the design principles that have been applied to the development and illustrates how issues of access have been dealt with. In this respect the design has been informed by pre-application meetings and consultation with officers from the London Borough of Southwark, as well as other local stakeholders. The Design and Access Statement should be read in conjunction with the application drawings and following supporting information: • Planning application form and certificates • Planning Statement • Transport Assessment • Heritage Statement • Sunlight / Daylight assessment Planning Application Design and Access Statement gml architects 3 November 2020 55 Lant Street, London 02 TEAM 02.1 DESIGN TEAM GML Architects Ltd are based in Shoreditch and have been at the forefront of the changes taking place within Inner London working with developers, land owners and local authorities to identify and design opportunities for urban and back land regeneration. The practice’s approach to architecture is about finding solutions that are appropriate to the task, to the client and to the site in order to achieve site specific buildings and the spaces between them. GML are committed to team working with a client focused approach to steer projects through consultation and planning. The practice has worked with the GLA and The Joseph Rowntree Foundation advising on how to achieve lifetime homes standards within high density developments. GML are experienced in the design of residential schemes 1. PEAR TREE STREET 2. 66-68 PENTONVILLE ROAD 3. BOCKING STREET / WESTGATE CENTRE and have successfully delivered a number of well received developments in Southwark and the surrounding boroughs. 02.2 CONSULTANTS Planning Consultants Rolfe Judd Development Charter Engagement/ Statement of Community Involvement DFL Viability Appraisal BPC Heritage Statement The Heritage Collective Daylight/ Sunlight Assessment Avison Young Transport Assessment Caneparo Associates Project Management & Construction Environmental Management Plan Ridge & Partners 4. TOOLEY STREET 5. WORSHIP STREET Planning Application Design and Access Statement gml architects 4 November 2020 55 Lant Street, London 03 SITE AND URBAN CONTEXT 03.1 LOCAL AREA The site is located off Marshalsea Road and Borough High Street. It is within walking distance of major cultural landmarks such as Thames Riverside, Borough Market, The Tate Modern, The Old and Young Vic Theatres and the City of London. There are a variety of building styles along the surrounded streets; residential, offices and retail of differing styles and materials contributing to the vibrancy of the area. 5. LONDON BOROUGH OF SOUTHWARK SITE 6. AERIAL MAP Planning Application Design and Access Statement gml architects 5 November 2020 55 Lant Street, London 03.2 SITE LOCATION MINT STREET PARK The site lies at the junction of Lant Street on the South side (partially blocked by a recent extension of Charles Dickens School), Weller Street to the West and Sanctuary Street to the East. It has a North boundary with the internal Courtyard of DOUGLAS BUILDING the Douglas Buildings. BLOCK C The site area is circa 0.26 hectares. BLOCK B The site is occupied by three existing residential 5 storey blocks that we will call Block A facing Sanctuary Street, Block B in the centre of the site, and Block C facing Weller Street. BLOCK A Block C is outlined for site informational purposes only and does not include any proposed works or alterations. CHARLES DICKENS SCHOOL 7. AERIAL VIEW OF SITE LOOKING NORTH SITE 8. AERIAL VIEW OF SITE LOOKING WEST 9. AERIAL VIEW OF SITE LOOKING SOUTH 10. AERIAL VIEW OF SITE LOOKING EAST Planning Application Design and Access Statement gml architects 6 November 2020 55 Lant Street, London 04 AREA AND SITE ANALYSIS 04.1 AREA ANALYSIS The site is located behind Marshalsea Road, between Borough Station and Mint Street Park. The wider area mainly consists of residential buildings in a range of scale mainly around 5 storeys. There are several recently approved applications for new residential developments in the surrounding area that have been identified on the left, many of which being roof extensions. These applications provide a clear precedent of how existing sites can be optimized in a sustainable manner. Planning Application Design and Access Statement gml architects 7 November 2020 55 Lant Street, London 04.2 SITE ANALYSIS The site sits along the former route of Lant Street previously occupied by the Charles Dickens School, to the south. To the north, Peabody Douglas Buildings form an enclosed courtyard. Planning Application Design and Access Statement gml architects 8 November 2020 55 Lant Street, London 05 SITE AND URBAN CONTEXT 05.3 FLOOD RISK 05.1 BUILDING HEIGHTS The proposed development area is located in a The immediately surrounding buildings are medium risk Flood Zone 2 area as can be seen on predominantly 3-4 storeys with some 5-6 storeys. the Environmental Agency flood plain map (2018) The tallest building near the site is Redman House; below. Given that the proposals set out here are for a 13-storey residential block south east of the site. a rooftop extension to an existing building, the risk The Rise housing on the corner of Lant Street and of flooding is not a material consideration. Sanctuary Street is another example of a taller building in the area. Zone 3 Zone 2 05.4 PTAL 05.2 LAND USE The PTAL is rated 6b. This is the highest level The dominant use in the area is residential. Some possible, reflecting the high level of public transport. of the adjacent buildings are mixed use; residential The site is approximately 3 minutes walk away and commercial. However, the wider area to the from Borough Tube Station and 10minutes walk south and north is populated with a large number of away from London Bridge Station. Bus routes also commercial and community buildings. operate from various existing bus stops located on Borough High St. and Southwark Bridge Rd. (35 343 345 C10 344). Planning Application Design and Access Statement gml architects 9 November 2020 55 Lant Street, London 05.5. CONSERVATION AREA The Liberty of the Mint Conservation Area is situated, broadly, to the west and south of Borough Tube Station. The conservation area contains much of the site of Brandon House/ Suffolk Place, the former palace of the Dukes of Suffolk. The Liberty of the Mint Conservation Area contains a varied section of Southwark townscape broadly dating from the later 19th century. This consists of a mix of industrial, residential, educational, transport and historic, mixed-use