18 Blackfriars Road Design and Access Statement December 2016 REPORT TITLE: Design and Access Statement JOB NAME: 01231 - 18 Blackfriars Road, London REASON FOR ISSUE: Submission PREPARED BY: APPROVED BY: NAME: Heidi Mergl NAME: Ed Daines POSITION: Senior Architect POSITION: Associate Director REVISION NUMBER: COMMENTS: DATE: - Planning Submission 12/12/16 JOB NUMBER: 01231 FILE REFERENCE: 01231-RPT-18 Blackfriars-161212-HM Contents 1 Introduction 9 3.3 Massing Development 36 5.10 Typical Facade Details 74 8.3 Internal Organisation 108 10.4 Landscape Aims and Vision 148 10.21 Plant Strategy - Green Roofs 177 2 Site Analysis and Context 13 3.4 Design Evolution 41 6 Hotel and Hotel Suites 81 8.4 Access and Ground Floor 110 10.5 Concept Evolution 150 10.22 Plant Strategy - Trees 178 2.1 Site Location 13 3.5 Consultations 46 6.1 Design Concept 81 8.5 Offices 114 10.6 Landscape Character - Week & Day 152 10.23 Landscape Maintenance Strategy 179 2.2 Urban Context 14 3.6 LBS Design Review Panel 47 6.2 Access and Ground Floor Level 83 8.6 Lower Office Floors 116 10.7 Landscape Character - Weekend & Night 153 10.24 Canopies 180 2.3 Neighbouring Developments 17 4 The Masterplan 50 6.3 Typical Hotel Floors 85 8.7 Upper Office Floors. 117 10.8 Landscape Masterplan 154 10.25 The Canopies - Planting Character 181 2.4 The Existing Site 19 4.1 Objectives 50 6.4 Materiality 87 8.8 Rooftop Restaurant, Bar and Terrace 118 10.9 Public Square Masterplan 155 10.26 Materials 182 2.5 Green Spaces and Permeability 20 4.2 General Arrangement & Access Strategy 51 6.5 Typical Facade Details 89 8.9 Internal Planning - Food and Beverage Offer 121 10.10 Masterplan Strategy 156 10.27 Furniture 184 2.6 Public Transport 21 4.3 Public Realm 53 7 Affordable Housing 94 8.10 Materiality 122 10.11 CGI Visualisation from arcade 158 11 Inclusive Design 188 2.7 Conservation Areas and Listed Buildings 23 4.4 Basement 59 7.1 Design Concept 94 8.11 Typical Facade Details 126 10.11 CGI Visualisation from Stamford Street passage 159 11.1 Introduction 188 2.8 Sunlight & Daylight 25 4.5 Sustainability 60 7.2 Internal Organisation 94 9 Mad Hatter ‘Bookend’ and Cultural Use 136 10.12 Visualisation - Views into the Public Square 160 11.2 Planning policy, statute and guidance 188 2.9 Technical Constraints 25 4.6 Inclusive Design 61 7.3 Access and Ground Floor Level 95 9.1 Design Concept 136 10.12 Visualisation - Views into the Public Square 161 11.3 Inclusive Design Provisions 190 2.10 Access 25 5 Residential Tower 65 7.5 Private Amenity 97 9.2 Access and Ground Floor 136 10.13 Visualisation - Arrival into the Central Square 162 11.4 Inclusive design parameters for non-dwellings 200 2.11 Micro-climate 25 5.1 Design Concept 65 7.6 Communal Amenity 97 9.3 Cultural Use 137 10.13 Visualisation - Arrival into the Central Square 163 11.5 Residential Units 202 2.12 Site History 27 5.2 Internal Organisation 66 7.7 Play Space 97 9.4 Upper Levels 139 10.14 Play 164 11.6 M4(2) Accessible and Adaptable Dwellings 204 2.13 National, Regional and Local Planning Context 28 5.3 Access and Ground Floor Level 67 7.8 Residential Mix and Unit Types 97 9.5 Materiality 139 10.15 Art and Drama 170 11.7 M4(3) Wheelchair User Dwellings 206 2.14 London View Management Framework SPG 31 5.4 Typical Layouts 69 7.9 Materiality 99 9.6 Typical Facade Details 140 10.16 Lighting and Wayfinding 171 Appendix I - Housing Standards 215 2.15 Local Townscape Views 31 5.5 Private Amenity 69 7.10 Typical Facade Details 101 10 Public Realm 144 10.17 Indicative Planting Strategy 172 Appendix II - Facade Access and Maintenance 223 3 Design Evolution 34 5.7 Communal Amenity 71 8 Office 104 10.1 Site Analysis - Proposed Urban Design 144 10.18 Plant Strategy - Shrubs 174 3.1 Introduction 34 5.8 Play Space 71 8.1 Design Concept 104 10.2 Historical Context 145 10.19 Plant Strategy - Perennials, Ferns and Grasses 175 3.2 Client Brief and Aspirations 35 5.9 Materiality 73 8.2 Proposed Uses 106 10.3 Ideas and Inspiration 146 10.20 Plant Strategy - Green Walls 176 1 Introduction 1 Introduction This Design and Access Statement is prepared for Black Pearl Limited, containing 548 hotel rooms run down the adjoining Paris Garden. hereafter referred to as ‘the Applicant’, in support of the planning Adjacent to the hotel, the southernmost tip of the Site is occupied by a application for the Site at 18 Blackfriars Road in the London Borough of new dedicated building containing 61 affordable homes above ground Southwark (the Development). The main body of the document will floor retail use. discuss the design and evolution of the proposals with further details provided in the Appendices, including the Access and Maintenance Planning permission is sought for; “Redevelopment of land and creation Report. of 4 levels of basement (plus mezzanines) and the erection of buildings ranging from ground floor plus 4 storeys to ground floor plus 51 storeys This document should be read in conjunction with the accompanying (maximum building height of 183.5m AOD), comprising 288 residential planning drawings, Townscape, Heritage and Visual Impact units (Use Class C3), flexible retail uses (Use Classes A1/A2/A3/A4) and Assessment and other supporting documents that form part of the Storage (Use Class B8) at ground and mezzanine levels, music venue application. (Use Class D2) at basement level, hotel use (Use Class C1), office use (Use Class B1) and flexible retail (Use Class A3/A4) and restaurant (Use The proposals form the culmination of a prolonged period of design Class A3) at upper levels,, new landscaping and public realm, analysing and preparing options for the Site. Over this period the team reconfigured vehicular and pedestrian access and associated works to have consulted widely with the London Borough of Southwark Planning the public highway, ancillary servicing and plant, car and cycle parking Departments as well as other statutory consultees. A consultation and associated works.”, (herein referred to as ‘the Development’) process with various local bodies has also been carried out. Wilkinson Eyre acknowledge the assistance of the full Design team in Wilkinson Eyre were appointed by the Applicant in January 2016 to the development of the design illustrated in this document including: develop proposals for the Site working alongside Brisac Gonzalez. Brisac Gonzalez Office Architect The Site is located at the junction of Blackfriars Road and Stamford Andy Sturgeon Landscape Architect Street, in an area designated within the Development Plan policy Pell Frischmann Structure and Civil Engineering documents as appropriate for tall buildings. The Site is owned by Black Hoare Lea Building Services, Vertical Transport, Fire, Facade Pearl Ltd. who are responsible for the planned redevelopment. Maintenance/Access, Sustainability and Acoustics Previously occupied by two office buildings, planning permission was FMDC Facade Engineering granted in 2009 for a mixed-use scheme containing a 148m residential Buro Happold Inclusive Design tower and 109m office tower around a new central public space. GIA Rights of Light, Daylight and Sunlight Demolition of the buildings on Site commenced in 2016. RWDI Wind Tavernor Townscape and Visual Impact Assessment This planning application represents a revised approach to the Miller Hare Verified Views development of the Site following a change in the Applicant’s brief to DP9 Planning Consultant deliver a new hotel on the Site, as well as an alternative approach to the DS2 Viability layout, height and massing of the proposed buildings in response to Silver Project Manager the evolving built context within which the Site is located. As with the Terrrapin Community Liaison consented scheme, the proposals consist of a number of buildings gathered around a Public Square with connections to the surrounding streets and spaces, improving pedestrian movement through the Site and providing a high quality, viable public realm. To the east, on Blackfriars Road a 136m high office building by Brisac Gonzalez will provide 24,031m2 NIA of accommodation over 32 levels. On the northern boundary of the Site, a new 178.5m high residential tower by WilkinsonEyre is located on Stamford Street providing 227 new homes over 51 levels. Alongside it to the west a series of new buildings 8 18 Blackfriars Road, London December 2015 9 2 Site Analysis and Context 2 Site Analysis and Context 2.1 Site Location The Site is located close to the South Bank of the River Thames within the Bankside area of the London Borough of Southwark. Approximately 175m from the river, it sits at the junction of Blackfriars Road and Stamford Street, which form the Site’s primary two frontages. The area is extremely well located, sitting midway between the City and the West End and closely connected to the South Bank of the Thames with its numerous associated cultural, retail, and tourist attractions such as the Tate Modern, Borough Markets, National Theatre and the London Eye. Its close proximity to Blackfriars Bridge makes it an ideal landmark and gateway to the Borough of Southwark, and places it within walking distance to the City of London and the West End. The Site is located within the London Bridge, Borough and Bankside Opportunity Area as designated by the London Plan, with the immediate area either side of Blackfriars Road being in the process of substantial regeneration. The Site enjoys good proximity to the many local cultural attractions and excellent transport connections, with a Public Transport Accessibility Level (PTAL) rating of 6b.