Design & Access Statement In support of the Proposed Residential-Led Mixed Use Redevelopment At 71-78 Victoria Street, Wolverhampton, WV1 3PQ As submitted to City of Wolverhampton Council Civic Centre St. Peter's Square Wolverhampton WV1 1SH YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021 CONTENTS Design Team Design Team Client: SSYS Beatties Limited Architect: YOOP Architects Executive Summary Planning: Dave Carroll Planning Limited Affordable Housing Viability: Savills 1.0 Brief Heritage Impac: Vernon Smith 1.1 Location Transport Assessment: ADL 1.2 Existing Use and Urban Grain Acoustic Strategy: Applied Acoustic Design 1.3 Context 1.4 Neighbouring Buildings 1.5 Topography and Levels 2.0 Constraints and opportunities 2.1 Orientation 2.2 Massing & Siting 3.0 Architecture & Design 3.1 Design Development 3.2 Materials 3.3 Sustainability Strategy 4.0 Amenity 5.0 Access Strategy 5.1 Refuse & Recycling 5.2 Parking & Bikes 6.0 Conclusion YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021 Executive Summary This Design and Access Statement is in support of the application for the site located at 71-78 Victoria Street, Wolverhampton, WV1 3PQ. Proposals comprise the partial demolition of existing buildings and construction of additional storeys on top of the remaining building for residential use(Use Class C3) providing 306 (No.) apartments (Use Class C3), 7 (No.) self-contained retail units (Use Class E) at ground floor and basement level, 2 (No.) commercial unis, (Use Class E) together with associated landscaping, refuse/recycling and cycle storage facilities and all other associated works. All buildings are to comply with planning policy and are to have no detrimental impact on the neighbours outlook or amenity. This proposed apartments, retail and commercial units will achieve a high quality standard in urban design and architecture and set a new standard for Wolverhampton The scheme proposes to supercharge the regeneration of the City Centre which is already planned by Wolverhampton Council, with high quality design and materials that will enhance the various street scenes which will have a positive effect both on the future residents and on the locality. YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021 1.0 Brief SSYS Beatties Limited commissioned YOOP Architects to create proposals for the re- development of the existing buildings, which have been occupied by the Beatties departments store, and latterly House of Fraser. The requirement is for a contemporary residential and commercial scheme, sympathetic to its host building and surroundings, that satisfies the local planning requirements and contributes to the housing shortage in Wolverhampton. The buildings are to achieve high levels of sustainability, white also being attractive, and an aspirational place for urban living. 1.1 Location The Site occupies an extensive area and is located within the City of Wolverhampton, in the central commercial area. It is bounded by 4 streets; Darlington Street, Victoria Street, Skinner Street and Victoria Street. Further access is provided along Victoria Passage, and Townwell Fold. Vehicular access to the site is primarily via Skinner Street, which leads to access to the mulct-storey car park and delivery areas. P R O P O S E D Historic 1:200 Figure iii; Historic Plan from 1914 1.2 Existing Use and Urban Grain N Looking to extend your home? Call for a free consultation today; 020 8954 6291 www.yooparchitects.co.uk YOOP Architects, your local architect Office 128, 28A Church Road, Stanmore, Notes Scale Bar Scale Purpose of Issue Date of Issue Project Project No. Layout Title Drawing Number RevisTheion Site comprises existing commercial buildings ranging between one and four storeys in Middlesex, HA7 4AW, England This drawing is copyright of YOOP Architects. 1:2 0 0 @ A 1 Mixed Use Rdevelopment 020 8954 6291 P L A N N I N G Friday, 8 January 2021 2019/125 Historic Plan 125/EX/005 A r c h i t e c t s [email protected] Drawing for planning purposes, not construction 0 1 2 3 4 5 1: 10 0 @ A 3 71-78 Victoria Street, Wolverhampton WV1 3PQ GSPublisherVersion 165.36.94.83 height, and changing in level by approximately one storey down towards Skinner Street. The principle use of the site is commercial, providing 27,587m2 of internal space, this includes office space for administration and concessions for a cafe. A multi-storey car park provides spaces for House of Fraser and the city centre. There are also two nightclubs one of three storeys and 675m2 and one of 1038m2 beneath the car park. There are three smaller ancillary buildings used as warehousing/ storage. The huge amount of retail space has become increasing under-utilised in the 21st century due to the popularity of online shopping and retail parks, and before closure the departments store only used a fraction of the total floor space. Two frontages occupy the principle shopping streets which feature heavy footfall, whereas the rear of the buildings along Skinner and School Streets see less pedestrians due to the lack of active frontages. The site is bisected by Townwell Fold, which originally was used to take P L A NPN RI N OG P O S E D A eHr iiastlo Vricie w B1:E10A0T T IE S sheep to market, This was extended in the late twentieth century to form the access for Figure iv; Location Plan of Site Office 128, 28A Church Road, Stanmore, Middlesex, HA7 4AW, England | 020 8954 6291 | [email protected] | This drawing is copyright YOOP Architects A r c hit ec t s YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021 GSPublisherVersion 165.36.94.83 deliveries for Beatties and a large undercroft created. This currently feels dark and unwelcoming, and unfriendly during nighttime, especially being an access to the nightclub. The site is highly under utilised in this town centre location, historically supported by the requirements of a large department store. This has led to light footfall across much of the site with few active frontages. 1.3 Context The principal frontage on Victoria Street is Locally Listed as of March 16th 2000, ‘House art deco style with elephant head motifs.’ This was originally a Burtons Clothing Store but bought out by Beatties. The surrounding area is mixed in character. Opposite on Victoria and Darlington Street are retail units on the ground floor with offices or residential above, with lesser vested retail units on School and Skinner Streets. 1.4 Neighbouring Buildings Figure v; View along Skinner Street with the late 20th century extension to Beatties in the foreground The site forms a prominent location in the context of it’s neighbours. The surrounding streets feature a mix of ages and styles. Victorian shops feature on Darlington street, whereas the majority of Victoria Street was developed into the ‘Mander Centre’. To the rear, Victoria Passage retains an early 20th century warehouse feel with lower height buildings and intimacy. Opposite the modern Beatties extension on Skinner Street there is a very tall Grade II Listed former Odeon cinema building, which is faced with black and cream faience, and currently being used as banqueting suites. 1.5 Topography and Levels The site is gradually sloping, the highest point being the corner of Darlington and Skinner Figure vi; View from corner of Darlington and School Strayers, with Listed Building to right and car park behind Streets. Access into the site is at various levels along these streets. Skinner Street is level approximately one storey below. YOOP Architects | Office 128, 28A Church Rd, Stanmore HA7 4AW | 020 8954 6291 | [email protected] | This document is copyright YOOP Architects Friday, 8 January 2021 M e t h o d i D s t a C r l i h n u g r t c o h n S t r e e t 2.0 Constraints and opportunities C 1 e n t 4 r C e GRADE o m 3 4 m . u Y II 3 n o i t u y m t h a 2 2 n d 24 7 9 44 42 36 30 28 26 a 1 4 1 b 2 b The site is Brownfield town centre the, so as such is highly contained in terms of its S S C C H H D 8 O O 5 1 1 a 0 O O 2 A L Netwo L rk H S ouse S T T R R R 3 E T E E E L T C T I N B G neighbours, which need to be respected at all times. Surrounding the building are a mixture of T 8 4 1 3 9 O 1 2 2 0 t 0 N o 8 S 3 T R 3 E 2 2 largely commercial uses, and care needs to be taken to provide new residents of the building 2 E 9 2 T 2 1 a C E S 1 with adequate outlook and sunlight. Please see figures vii & viii. a 2 S r CAR P a 8 4 PARK r k STORAGE S t a f f o r d 1 H o 2 u s NIGHTCLUB e There is ample opportunity for additional access into the site from the surrounding access 7 S 1 h e l 8 t e 7 r TOWNWELL FOLD s 6 roads and pedestrian walkways, for both residential and commercial uses.