Anna Freud Centre Design and Access Statement 14.01.2016 Contents 1 Introduction 5 2 Site Context 9 3 Consultation Process 15 4 Development Proposals 21 5 Access and Movement 51 6 Appendices 55 Penoyre & Prasad 28-42 Banner Street London EC1Y 8QE 020 7250 3477 www.penoyreprasad.com Penoyre & Prasad | Architects 3 4 Penoyre & Prasad | Architects 1 Introduction Penoyre & Prasad | Architects 5 1 Introduction 6 Penoyre & Prasad | Architects Introduction Documents Used This Design and Access Statement has been prepared — Islington’s Local Validation Requirements, June 2013 by Penoyre & Prasad Architects as part of a Planning — Statutory Instruments 2013 No.1238 Town And Country Application to London Borough of Islington, for a proposed Planning, England, June 2013 new building and the refurbishment of an existing building — Inclusive Design in Islington - SPD, February 2014 at 4-8 Rodney Street. — Islington Environmental Design - SPD, October 2012 — Islington’s Local Plan - Core Strategy, February 2011 The Design and Access Statement is to be read alongside — Islington’s Local Plan - Site Allocations, June 2013 the following documents: — Islington Urban Design Guide, 2006 — King’s Cross Neighbourhood Framework, 2005 — Application Form and CIL Information Form — Islington Streetbook - SPD, 2012 — Planning Statement — Secured by Design Commercial Developments, 2015 — Planning Obligations - Draft Head of Terms — Secured by Design New Schools, 2014 — Economic Regeneration Statement — London Plan, March 2015 — Daylight & Sunlight Assessment — Design and Access Statements: How to write, read and — Construction Management Plan use them (CABE), 2006 — Site Waste Management Plan — Approved Document Part M, 2010 and Part K, 2013 — Site Investigation / Contaminated Land Assessment — Flood Risk Assessment — Noise Impact Assessment — Sustainability Report & Energy Statement Team Members — BREEAM Pre-Assessment — Ecology Report Architecture Penoyre & Prasad — Transport Assessment & Travel Plans M&E / Sustainability CES Engineering Sustainability — Health Impact assessment Structural Design Webb Yates Engineers — Market Demand Analysis Cost Consultants Gardiner & Theobald Acoustics Design Gillieron Scott The following additional documents are appended: Fire Strategy MLM Approved Inspectors MLM — Existing and Proposed Drawings Transport Consultants Transport Planning Associates — Landscape Plan Ecologist Aspect Ecology BREEAM Assessors Carbon Plan Project Manager Bilfinger GVA Planning Consultant Turley Penoyre & Prasad | Architects 7 2 Site Context Penoyre & Prasad | Architects 9 2 Site Context Site Location The site is located on 4-8 Rodney Street in central London, and falls within the boundary of the London Borough of Islington and the ward of Barnsbury. Rodney Street runs north to south where it forms a junction with Pentonville Road. It is within 10 minutes walking distance of King’s Cross Station to the west and the Angel to the east. Directly opposite the site lies Joseph Grimaldi Park and Grimaldi Park House, which fronts Pentonville Road. Adjoining neighbours to the site are Rodney House, a residential block to the north, The Gower School to the east, and garages and car park to the south. Also in the vicinity are the Elizabeth Garrett Anderson School on Donegal Street, and the Priory Green conservation area to the north of Collier Street. In November 2014 planning permission was granted for a large scale mixed-use development in the southern part of the block, comprising the plots of 130-154 Pentonville Road, 3-5 Cynthia Street and 2 Rodney Street. Planning Context & Policy The Planning Statement describes the planning context for the development and has been prepared by Turley. Please refer to the separate Planning Statement that accompanies the application. Rodney Street located between King’s Cross and The Angel 10 Penoyre & Prasad | Architects History & Urban Context Rodney Street was first laid out in the 18th century, as part of the development of neighbourhoods around the New Road (now Pentonville Road) between Paddington and the Angel Inn, which was created as a diversion for livestock drovers coming from the West End and going to Smithfield Market. The area was originally developed as a suburban residential neighbourhood comprising of terraces, small parks and churches, and the original street layout has largely survived to this day. With the rise of urban industrialisation in the 19th century and concurring social decline, the neighbourhood experienced significant urban change as larger scale housing blocks, factories and warehouses replaced the original buildings. In the block A map of 1799, showing development of streets north of the New (Pentonville) Road with Rodney Streeet and St. James’s Church at the centre between Rodney Street and Cynthia Street several buildings were redeveloped to become the Dunn & Hewett’s cocoa and chocolate factory, and the existing warehouse building on 4-8 Rodney Street, built in 1915, was part of their premises. By the 1930s, many of the businesses including Dunn & Hewett closed down or moved away and left behind an area that had become so impoverished that the council decided to clear slums for new modern housing developments. Further destruction during the war led to the development of several large scale housing estates. The first and most famous of them being Priory Green Estate to the north of Collier Street, which was designed by Tecton and Berthold Lubetkin and is now a conservation area. Adjacent to 4-8 Rodney Street is the O.M. Richards Estate, built in 1965 and comprising of Rodney House, Penton House and Prospect House, along Rodney Street, Donegal Street and Cynthia Street. A map of 1755 showing plans for “The New Road” which became Pentonville Road Priory Green Estate, c. 1952. Tecton, architects, with Skinner, Bailey and Lubetkin The Gower School, adjoining the site to the east, is an independent Montessori Primary School, which opened in 2007. It occupies the site and building of a former training college for journalists, which was extended with an annex in 2010. Further along Rodney Street lies the Elizabeth Garrett Anderson School, a Secondary School for girls. The site has been used as a school since 1883. The current building has been completed in 2012 and replaces the 1950s school buildings of the original Risinghill School. Joseph Grimaldi Park is named after the famous 19th century pantomime clown who is buried here. Originally the burial ground of St James’s Church, it now extends to the whole block between Rodney, Cumming and Collier Streets and fronts Pentonville Road. Grimaldi Park House is a 1990 replica of St James’s Church, designed by Allies & Morrison Architects. The park has been refurbished in 2010 by landscape architects Latz + Partner and now includes a musical artwork by Henry Krokatsis. Historic Map of Rodney Street Rodney Street in 1945 St James’s Church, Pentonville. View from south-east, c.1900 Penoyre & Prasad | Architects 11 2 Site Context Site Description & Analysis Topographical Survey 3D Site Survey The site is located across the street from Joseph Grimaldi A topographical survey has been carried out and used MBS Survey has carried out this 3D survey of the site and Park at the southern end of Rodney Street, and has a free for the development of this project. As the site is sloping neighbouring buildings, for the purpose of assessing the aspect overlooking the park. It shares a boundary with significantly towards the street, it was critical to establish common law Rights of Light and the planning consideration Rodney House of the O.M. Richards Estate to the north, The and confirm site levels in relation to existing and proposed of Daylight and Sunlight. It was used to determine Gower School to the east and the National Car Hire site to buildings. development options for the site. the south, which has been granted planning permission in 2014 for a large mixed-use development. The frontage to Rodney Street is about 20m wide, and the plot goes about 40m into the block with the footprint of the site being 915 m2. At the back of the site is an existing 1915 warehouse building, which has 5 storeys including one semi basement. The building has been extended with a 2 storey annex in 1997. The overall existing GIA is 1400 m2. The basement and ground floors have windows facing north and west, overlooking the courtyard. The first to third floors have windows facing all directions. The Gower School to the east of the site rises to 4 storeys and the proposed development to the south of the site will rise up to 5 storeys at the boundary to the site, and up to Priory Green Estate 10 storeys at the corner of Pentonville Road. To the north, a couple of single storey garages on the O.M. Richards Estate are adjoining the site. Rodney House is approximately 13m PENTON STREET away from the boundary across the garages and a narrow Elizabeth Garrett Anderson private access road. School CALSHOT STREET WHITE LION STREET RODNEY STREET DONEGAL STREET Surveys CYNTHIA STREET Prospect Rodney House House Measured Building Survey ANGEL Gower Penton STATION A measured survey has been taken of the existing building School House on the site by MK surveys as part of the funding agreement with the EFA. While it picks up partitions, locations of Priors Estate Proposed openings and space areas, it is not sufficiently detailed and Joseph Grimaldi Development dimensioned to be of use for the development of this project. Park KING’S CROSS A comprehensive 3D building survey has therefore been ST PANCRAS PENTONVILLE ROAD carried out and used for the development of this project. STATION Claremont Sq Building Survey Report Prepared by DTZ in May 2014, this report confirms the building is in robust structural condition, and that no immediate / urgent actions are required in terms of repairs. James Lighthill Anna Freud Centre Recommendations include re-covering the pitched roof House Halls of Residential and to clean and overhaul the cladding to the annex. The Residence Design Team will review the findings of this report further at Education the next design stage and in relation to proposed alterations Holford Park to the building.