V I V E N D I A R C H I T E C T S LTD DESIGN AND ACCESS STATEMENT & CONSERVATION AREA ASSESSMENT FOR: A Full Planning Application for works to an existing 3 storey property comprising alterations to the existing shopfront to the ground floor restaurant (A3 Use) and conversion of the upper levels incorporating the Change of Use from ancillary space to C3 Residential Use with associated internal alterations to create 1 x 2 bed self-contained duplex flat at: 4 Kings Cross Road, London WC1X 9QA 30.06.2015 UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40 V I V E N D I A R C H I T E C T S LTD CONTENTS 1. Introduction 2. Site Description / Character Analysis 2.1. Site Location 2.2. Conservation Area Character 2.3. Local Context 2.4. Site History 2.5. Current Use 2.6. Local Transport 2.7. Site Photographs 3. Planning Policies 4. Proposal 5. Design 5.1. Use 5.2. Amount 5.3. Layout 5.4. Scale 5.5. Appearance 5.6. Landscaping & Amenity 6. Access 7. Refuse and Recycling 8. Summary Appendices Appendix 1 – Original Shopfront to No. 4 Kings Cross Road without modifications Appendix 2 – PTAL Rating Reports for 4 Kings Cross Road, London WC1X 9QA UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40 V I V E N D I A R C H I T E C T S LTD 1. Introduction This Design and Access Statement is in support of a planning application for works to an existing property comprising alterations to an existing shopfront to the ground floor restaurant to reinstate the original architectural detailing in terms of style, proportions and materials, (whilst retaining the ground floor A3 Use restaurant), and Change of Use/ conversion of the existing ancillary spaces at first and second floor levels to C3 Residential Use to create 1 x 2 bed self-contained duplex flat at 4 Kings Cross Road, London WC1X 9QA. This statement also includes the assessment of the significance of the existing building and its context in New River Conservation Area. It describes our design intentions and proposal for the above-named project with regard to preserving and enhancing the character of the area with a sympathetic design proposal for the site. The current proposal is based on a thorough investigation of the site, considering aspects like overall site conditions, location, prevalent and desired uses in the area, transport requirements and links, and refuse/ recycling requirements. Discussions with Conservation Officer Tanya Szendeffy of Islington Council’s Planning Department provided valuable guidance in addressing the various design questions relating to the overall design and elevational treatment to restore the original shopfront and re-establish the traditional architectural shop frame and features. Aspects of the design were discussed and adapted in line with current policies and recommendations. We were advised the council will encourage these alterations as an appropriate repair of the existing shopfront in order to make a positive contribution to the significance of this Conservation Area. This proposal has been designed in accordance with the relevant Local and National Planning policies including the National Planning Policy Framework, the London Plan, Islington's Local Planning policies and Supplementary Planning Documents including Document CA2 - New River Conservation Area, and Islington Council's 'Shopfront Design Guide.' See section 3: Planning Policies. UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40 V I V E N D I A R C H I T E C T S LTD This statement should be read in conjunction with the accompanying drawings: - 1513-E01-00 Existing Site Plan at 1:1250 & 1:500 - 1513-E01-01 Existing Site Photographs - 1513-E02-00 Existing Ground Floor Plan at 1:100 - 1513-E02-01 Existing First Floor Plan at 1:100 - 1513-E02-02 Existing Second Floor Plan at 1:100 - 1513-E03-01 Existing Front Elevation at 1:100 - 1513-E03-02 Existing Side Rear Elevation at 1:100 - 1513-P02-00 Proposed Ground Floor Plan at 1:100 - 1513-P02-01 Proposed First Floor Plan at 1:100 - 1513-P02-02 Proposed Second Floor Plan at 1:100 - 1513-P03-01 Proposed Front Elevation at 1:100 - 1513-P03-02 Proposed Rear Elevation at 1:100 UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40 V I V E N D I A R C H I T E C T S LTD 2. Site Description / Character Analysis 2.1 Site Location This planning application relates to an existing three storey property located at 4 Kings Cross Road, WC1X 9QA. The principle facade is located at the northern end of Kings Cross Road near the junction of Kings Cross Road and Lloyd Baker Street, between Nos 2A & 2B and Nos 6-8 Kings Cross Road. Fig. 1 - Location Plan (not to scale) UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40 V I V E N D I A R C H I T E C T S LTD 2.2 Conservation Area Character The property is designated within New River Conservation Area: The New River Conservation Area is defined by the surviving elements of the Late Georgian New River Estate, the Lloyd Baker Estate and other contemporary buildings. The key characteristics reflect Georgian Town planning and the architecture is 'characterised by proportion and balance; simple mathematical ratios to determine the height of a window in relation to its width or the shape of a room as a double cube...' '2.2 The New River Conservation Area is one of the largest in Islington, and is of outstanding importance. The area includes the site of the New River Head, with its historic industrial and water buildings and Sadler's Wells Theatre, while the rest of the area mainly comprises late 18th and early 19th century residential estates built by the New River Company, the Brewer's Company and the Lloyd Baker Estate. These include some of the finest terraces and squares in the Borough. The area has a rare quality and consistency of scale, materials, design and detailing which require careful and sensitive policies for its protection and enhancement.' Section 2.2, CA2 - New River Conservation Area, London Borough of Islington. ‘2.4 The predominant character of the New River Conservation Area is residential...There are shopping frontages on, for example, Amwell Street, St John Street, Arlington Way and King's Cross Road which provide local services and are an important contribution to the character of the area.’ Section 2.4, CA2 - New River Conservation Area, London Borough of Islington. The property is an unlisted building and documented in Section 2.23, CA2 - New River Conservation Area: '2.23 Permission will not normally be given for removal of existing shopfronts of the following properties: King's Cross Road: 2 (Union Tavern), 4, 6-8' Section 2.24, CA2 - New River Conservation Area, indicates the criterion for planning permission for alterations to existing shopfronts: ‘2.24 A large number of old shopfronts exist in the area which contribute to its Georgian and Victorian character. The Council considers that the design of many other shopfronts in the area could be improved. Changes in shopfronts will be expected to conform to the Council's ‘Shopfront Design Guide’. UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40 V I V E N D I A R C H I T E C T S LTD SITE Fig. 2 - New River Conservation Area Map (not to scale) UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40 V I V E N D I A R C H I T E C T S LTD 2.3 Local Context Islington has four town centres and a large number of smaller shopping areas. ‘4.6 These areas perform an important local shopping function, but may also contain other businesses, such as banks, post offices, estate agents, dry cleaners, solicitors, cafés, restaurants and hot food take-aways. These businesses can help to support shopping areas and provide services and jobs for local residents and other businesses.’ Section 4: Shops, culture and services, Islington's Local Plan, Development Management Policies - Adoption 2013. The existing property is located near Angel town centre as well as local shopping centres including Amwell Street, King's Cross and Caledonian Road. 'Amwell Street is situated in the south of the borough, between Pentonville Road and Rosebery Avenue. The surrounding area is typified by Georgian terraces and squares and is primarily residential in character. Shop units on Amwell Street are located in Georgian-era buildings, with flats above. The shops primarily serve the local residential community, but as a result of its central location and attractive character, shops and facilities also attract workers and visitors.' Section 37, Islington's Local Shopping Area, April 2012 ‘4.7 The borough also contains a number of dispersed shops, traditional street markets, specialist shopping areas, Public Houses and community, social and cultural facilities.