DESIGN & ACCESS STATEMENT 9 6 K I N G S T R E E T C A M B R I D G E C B 1 1 L N T: 0 1 2 2 3 7 5 5 5 9 6 SEPTEMBER 2017 REVISION – PL1 PROPOSED MIXED USE DEVELOPMENT AT No. 18 CHESTERTON ROAD, CAMBRIDGE. e : i i : n e o f p n @ ra I h t c t c s e . o c . k u w w : w w . n ap h c r I t c t e . o s c . k u 0.0 CONTENTS 0.1 APPLICATION DOCUMENTS p3 5.0 SUSTAINABILITY p37 5.1 Materials 1.0 INTRODUCTION p4 5.2 Building Envelope 1.1 Proposal 5.3 Environment 1.2 The Team 6.0 CONCLUSIONS p38 2.0 SITE ANALYSIS p5 2.1 The Site 2.2 Visual Context p7 2.3 Existing Site p9 2.4 Historic Context p10 2.5 Historic Maps p11 2.6 Mitcham's Corner Development Framework p13 2.7 Pre-Application Consultation p16 2.8 ‘Friend’s of Mitcham’s Corner’ Consultation p17 3.0 Design p18 3.1 Design Proposal 3.2 Material Palette p21 3.3 – 3.8 Proposed Drawing excerpts p22 3.9 – 3.13 3D visuals of proposals p28 3.14 – 3.16 Shadow Study p33 4.0 ACCESS p36 4.1 Vehicular Parking and Access 4.2 Cycle Parking 4.3 Waste Storage and Recycling 4.4 Disability Design and Access 18 Chesterton Road, Cambridge – Design & Access Statement 2 0.1 APPLICATION DOCUMENTS This Design & Access Statement should be read in conjunction with the following supporting drawings and documents: • Application drawings - Location Plan - Topographical survey provided by ALS - Proposed Site Plan [including a site section] - Street Elevations - River Elevations - Floor plans - Proposed Elevations • Planning Statement • Sustainability Statement • Air Quality Assessment • Transport Statement • Biodiversity Survey and Report • Tree Survey/ Arboricultural Report • Desk-top Contamination Assessment • Planting Scheme • Flood Risk Assessment • Foul Sewage and Utilities Assessment • Heritage Statement • Noise Assessment 18 Chesterton Road, Cambridge – Design & Access Statement 3 1.0 INTRODUCTION This Design and Access statement has been prepared in support of the proposed mixed use development at No. 18 Chesterton Road and to assist Cambridge City Council in its consideration of the full application. 1.1 The Proposal Proposed mixed use development comprising 2No. retail units and 13No. flats following demolition of existing building at No. 18 Chesterton Road, this includes the two storey property and the 3 retail units fronting Chesterton Road. 1.2 The Team Client Afterway Developments Ltd. Architects NP Architects Ltd. Planning Consultant Savills 18 Chesterton Road, Cambridge – Design & Access Statement 4 2.0 SITE ANALYSIS 2.1 The Site The site is situated on Chesterton Road within the area known locally as Mitcham’s Corner. This is a District Centre defined by a variety of small- scale shopping facilities and other services which loosely follow the highway contraflow system and is recognised as an ‘Opportunity Area’ within current planning policy. The site lies in a very sustainable location with good links to public infrastructure, and is within easy cycling/walking distance of the city center. There is also a large amount of public amenity space close by on Jesus Green and Midsummer Common. The site (0.051 Ha) is on average 8m above Ordnance Survey datum, therefore outside designated Flood Zones 1&2. A flood risk assessment accompanies this application. It is within the Central Conservation Area and the restricted Central Parking Zone (CPZ) and lies within the City development framework. The area has a very mixed architectural character with buildings in a variety of styles and materials. Remnants of Victorian frontages survive, interspersed with later developments. These vary in scale between 2 and 4 storeys with both flat and pitched roof forms. External materials are generally gault or red brick, but with various other materials present. The application site is currently occupied by a moderately sized 2 storey building with a single storey element set forward abutting the street frontage. This is a white rendered building with a slated hipped pitched roof. Although a portion of this may date from the turn of the C20 it has been adapted and substantially extended over time and is not considered to be of any particular architectural note or merit. As such, it is not considered to contribute to the setting of the conservation area. 18 Chesterton Road, Cambridge – Design & Access Statement 5 2.0 SITE ANALYSIS 2.1 The Site [cont’d] The existing building currently accommodates 3No. shops (A1 use) on the street frontage, a residential apartment at the rear within a half basement and a further two residential apartments are located on the first floor with associated flat roof terraces. The application site is located next door to the Tivoli, which, until recent fire damage, was run as a public house. Originally built as a cinema, the façade on Chesterton Road is something of a local landmark (although not designated as a heritage asset or Building of Local Interest). The rear of this building has a significant scale and presence on the river frontage with its large flank walls contrasting to the more intimate scale of the adjacent boathouse. We understand that the Tivoli is being sold by its current owners and is likely to be developed in the near future. Its redevelopment is not associated with the current application. 18 Chesterton Road, Cambridge – Design & Access Statement 6 2.0 SITE ANALYSIS 2.2 Visual Context APPLICATION SITE Street Elevation View from east of Chesterton Road. View from west of Chesterton Road. Commercial units opposite the application site. 18 Chesterton Road, Cambridge – Design & Access Statement 7 2.0 SITE ANALYSIS 2.2 Visual Context [cont’d] Three storey townhouses close by on Chesterton Road. The recently completed ‘Student Castle’ development can 21-23 Milton Road has recently been constructed nearby be seen from the application site. with ourselves as the architect. View of the application site from outside the Lido View of application site from opposite side of the River View of application from an eastern approach. swimming Pool. Cam. 18 Chesterton Road, Cambridge – Design & Access Statement 8 2.0 SITE ANALYSIS 2.3 Existing Site View of No. 18 rear garden. View looking from the Riverside Court flats towards direction of Chesterton Road. Ground Floor Plan Rear Elevation External view of application site boundary wall. View looking west from Riverside Court car park. 18 Chesterton Road, Cambridge – Design & Access Statement 9 2.0 SITE ANALYSIS 2.4 Historic Context The Tivoli was completed in 1925 and ran as a cinema from 1925-1956 until closing. Since it closed as a cinema it has been used for a mixture of purposes; an electrical warehouse, a brew-pub and most recently a J D Wetherspoon, until fire damaged the building leaving it in its current condition. The Tivoli, together with the application site, sit on the former site of the Spring Brewery (1855-1896). Historically, this formed a somewhat industrial backdrop to the river characterised by high gault brick walls and chimneys and an associated quay for transportation. The Tivoli Cinema, 1925 Fresher & Firkin brewpub, 1995 A full Heritage Statement accompanies this application, providing further information. The Spring Brewery viewed from the south west. A rowing eight on the river near Logan’s boathouse, c. 1885. Behind the boathouse, on the left, is the Spring Brewery, and on the right, Victoria House. 18 Chesterton Road, Cambridge – Design & Access Statement 10 2.0 SITE ANALYSIS 2.5 Historical Maps ORDNANCE SURVEY MAP 1888 ORDNANCE SURVEY MAP 1901 The map shows that historically the application site was more built-up than the The area remains a more dense build-up than the existing. current day, making up part of the former Spring Brewery site. Legend General location of application site 18 Chesterton Road, Cambridge – Design & Access Statement 11 2.0 SITE ANALYSIS 2.5 Historical Maps ORDNANCE SURVEY MAP 1927 ORDNANCE SURVEY MAP 1952 The application site area seems to remain the same, however more It is not until 1952 that the application site can be seen in its current less dense development can be seen on the opposite side of Chesterton Road and the form, with brewery buildings having made way for residential development. Bathing Pool has been introduced on Midsummer Common. Legend General location of application site 18 Chesterton Road, Cambridge – Design & Access Statement 12 2.0 SITE ANALYSIS 2.6 Mitcham's Corner Development Framework (January 2017) Legend: General location of application site 18 Chesterton Road, Cambridge – Design & Access Statement 13 2.0 SITE ANALYSIS 2.6 Mitcham's Corner Development Framework (January 2017) In terms of built form these objectives more specifically include;- Mitcham’s Corner is designated within the emerging local plan as an Opportunity • Facilitate the delivery of high quality new development within the area to help Area. sustain a catchment population for the district centre. • Rediscover the high street by creating the right conditions in which a mixed use This supplementary planning document (SPD) was drawn up via consultation with high street can thrive throughout the day and evening. local residents and other stake holders and intended to expand on the Local Plan • Improve the perception and first impressions of the area. Rebuild a positive and in order to assist in the preparation and assessment of future planning coherent sense of place. applications and to create a clear future vision for this area. • Respect local character by promoting high quality, context-led development based on sound placemaking principles. The document recognises that the current traffic gyratory system provides a confusing and unpleasant local environment which has come to erode and The SPD describes the area as having a fine urban grain in which domestic scale fragment the quality of the area.