Metropolitan Workshop 77-81 George Lane_Design & Access Statement October 2016 / 77-81 George Lane / Design & Access Statement / 77-81 1 Metropolitan Workshop 77-81 George Lane_Introduction Introduction This report presents a summary of a site at 77 to 81 George Lane, London E18 1JJ (the Site) in connection with a proposed extension. The Site is owned by Jaspar Group. The property forms part of a mid-19th century terrace on the North East side of George Lane and consists of a 3 storey building with a bar on the ground floor level, office on the first floor level and 3 studio flats on the second floor George Lane / Design & Access Statement / 77-81 level. The bar is accessed directly from George Lane (capacity of 220 customers). The basement is accessed from an internal staircase to the rear of the bar. The offices at first floor level are accessed from a separate access fronting George Lane and comprise of seven individual offices, a V shared kitchen and WC. V The residential apartments at second floor level are also accessed from George Lane as well as from an external staircase to the rear of V the property and consist of three one bedroom apartments which are all currently let on Assured Shorthold Tenancies. Externally there is a small enclosed beer garden to the rear. The site extends to 0.032 acres (0.080 hectares). Site - Aerial View Street View Street View Courtyard 2 Metropolitan Workshop 77-81 George Lane_Context Context The site is located within the London suburb of South Woodford, North East London. South Woodford is located 7.2 km (4.5 miles) north east of Stratford, 15.4 km (9.6 miles) north east of Kings Cross and 17.0 km (10.6 miles) north east of the City of London. The site is situated in the District Centre of South Woodford and is zoned a Primary Shopping Area. George Lane / Design & Access Statement / 77-81 5 minutes It is located in a highly accessible area immediately opposite South Woodford tube station and on several bus routes along George Lane. Public transport connections are good, reflected in the high PTAL rating of 5. Vehicle access is also good with George Lane merging in to Mulberry Way which intersects with the North Circular (A406) 0.5 km (0.3 miles) to the north east. The Walking and Cycling Walking and Cycling are important modes of transport for journeys of up to 2km and 5km as shown on the Aerial view. 2 minutes This area is covered by an extensive cycle route network, including the dedicated cycle lanes (A1199), trails (Roding Valley Park) and many local routes connecting to it. The surrounding context is a mixture of uses, character and scale. The building on the junction of George Lane and Mulberry Way, (the Railway Bell Pub) c 1881 is one story taller than the site adjacent. The following page details some of the relevant planning policies affecting the site. Site Religion Driving Radius Leisure Central Line Cycle Lanes Education Parks Retail Employment Aerial View 3 8 o t 2 1 o 0 t 0 8 3 W 1 1 to 2 6 8 & 4 1 1 a 6 R 7 t Chelmer s C St Mary's 0 6 n o Court 4 C 7 o t G a O Church 2 7 RDO o 2 N R 0 7 r 5 a 7 O 7 AD o 0 7 H B 2 49.4m 4 's I G o ry War Meml t 6 a 8 a 1 6 8 7 6 2 3 M h H 2 t rc 8 S u t E h R o S C 1 54.9m 0 . O 3 Garage O 3 8 L a 2 2 0 6 6 C 2 A 6 P m T 32 6 m F 9 D . K O 2 3 1 1 5 o t R 2 8 27 4 9 C M Y 3 B 4 BM 52.55m O 2 9 3 1 R Nursery 6 9 o 49.1m t 4 36 8 FIE 8 LDHO E 6 U S S E CLO SE 40 O L 1 Slope C 9 1 E 2 Churchfields Infants School Pooley Hall S 3 U 1 O 8 2 9 o t H 1 4 D 5 1 L 1 4 E 2 I 2 5 F 1 1 o t 0 El 2 1 1 4 2 Slope 0 Slope Sub Sta 1 7 2 2 o t 2 2 Slope 2 R a e 4 1 1 c t t o Health Centre o r 4 y 8 D Slope C A 1 o 1 O u 4 7 R 48.2m 1 r t 1 M 3 2 1 A 1 4 2 a H 5 Slope Shelters 2 7 t G b o 1 Slope 2 2 N t 1 I 6 o 2 5 K 9 Slope 1 4 Slope D Fn 8 C 2 c 1 4 U Metropolitan Workshop d B 48 9 1 to 8 Pooley Hall 1 1 2 Pavilion urt tory Co 1 3 Rec 1 3 Library 0 El s t 1 r 1 1 Sub Sta u 1 6 o 3 C 1 Scout Hall s a Sports Ground i Bowling Green n 1 n 0 e 2 T 1 1 2 1 Creed Hall 1 6 3 Lynden Hall 0 1 1 Queen Mary and Westfield College 4 Maurice Hall PH BM (Halls of residence) 54.6m 9 5 77-81 George Lane_Planning Context 48.07m 1 Sports Ground Tennis Courts 7 5 5 5 1 1 153 Allotment Putting Green 1 9 5 Gardens 4 1 1 LB Elmhurst Gardens 1 0 Beaumont Hall 0 2 1 3 1 4 4 1 1 Elmhurst 9 3 1 9 The site is subject to various planning policies designations within the Allotment Gardens 8 7 5 3 9 3 46.0m 1 1 1 Playground 3 TCB's 54.9m 3 1 1 Slope 3 Redbridge Proposed Submission Policies Map: OAD D R 5 N 1 9 S HE OUT SD UT HEN SO D) Gantry D RO A AD 4 RO 1 LAR CU a IR 4 C 1 RTH BM 46.78m (NO N 8 O 1 Hillboro Court R 1 T o t H C 1 IRC ULA SP 1: Overall Growth R R OAD 48 SOU THE ND R 7 D OAD A NO O 0 R 4 6 T R H 2 Dorchester C N 5 IR o t L C U ‘In the District Centres of Barkingside, Gants Hill, South Woodford and O L 3 Court A 1 Superstore M C R R 1 N O 1 I A L 36 D Slope 3 50.3m Slope 24 1 G 16 14 2 El Sub Sta a a n Wanstead some new development will be permitted including housing, t 4 r D D E R y A V ELMH GRO Superstore URST DRIV O E 7 Slope R 4 M 1 to 12 SL A H Dorchester G ELMHUR 2 N ST DR I Court IVE 1 K 3 retail, office and other commercial, culture, health, leisure and community C LB U AD B O 1 D R D) 7 A 1 EN RO 54.9m H 6 9 5 T 1 R 7 OU LA 2 S U t C o R 9 CI 9 6 8 RTH Shelter NOR facilities. New development will be expected to improve and enhance the (NO TH N CIR OR CU TH LA R C k RO IR Ban A C 9 D 0 1 1 El Sub Sta 0 E V I public realm.’ R D T G S SL George Lane / Design & Access Statement / 77-81 a 8 R n 6 t U r 8 y H 4 2 M Slope L 1 E 1 4 1 8 1 1 S El Sub Sta 24 6 O 2 o U 2 t T M 36 42 HE 1 ND 1 0 38 R 1 Slope 1 O AD Slope EASTW 4 OOD ROAD 4 7 S 8 35 u b E S l t a Parking Mon Abri 76 LB 23 1 Slope 1 6 0 4 9 1 b 6 c 1 3 13 12 13 Bank 4 1 44.1m 14 3 15 16 2 3 17 2 18 1 1 5 9 2 2 Bank 0 2 Fenchurch 1 22 SP 6: Movement and Transport 0 Elec 6 S 9 tric EN 9 P ARD ara 26 G o de Surgery IG t A House 6 R C 7 4 1 9 1 8 8 V 1 IO a LET 4 4 Spi 5 RO 8 ritualist 5 AD 1 1 3 1 N a ation 1 al C t 2 hurch a l S a. Reducing the need to travel, by locating new development including E PH b u 0 7 1 2 2 S 0 1 1 21.0m t 21 o 1 e 0 2 1 7 2 4 4 1 g 25 W 5 d A 2 8 31 V 6 9 1 E 3 o 0 R D 9 T 7 2 A L 1 4 R 9 housing, retail, commercial, cultural, health, leisure and community facilities E O 2 LB 1 2 E 8 R 1 o R HIL 6 LCR O D E 9 ST RO A s Presbytery 7 A D O D l O e 0 W 7 9 T 8 1 K S A 6 7 8 TCB a E 8 5 3 H 1 ILL 6 C 8 RE 9 ST 8 1 RO H T AD 1 2 I 6 N within the hierarchy of town centres and other locations in accordance with G 7 0 E 2 3 H S 8 8 C 1 1 5 h R 5 S 5 8 6 1 e 3 4 6 O E l t Cinema 8 t o 0 1 0 A R e 7 r 6 D 4 C 6 1 1 6 5 5 E V 1 O 6 CE13 RC Church R 6 G LB 6 Strategic Policy 1.