Pride Court, 80-82 WHITE LION STREET

PRIDE COURT, 80-82 WHITE LION STREETDESIGN AND ACCESS STATEMENTJUNE 2019

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STOCKWOOL PRIDE COURT, 80-82 WHITE LION STREET | JUNE 2019

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Stockwool, The Pump House, 19 Hooper Street, London E1 8BU 020 7264 8600 www.stockwool.co.uk © StockwoolRef: 3450

1.0 INTRODUCTION

2.0 SITE LOCATION AND BACKGROUND

2.1 SITE AND CONTEXT

3.0 SITE

3.1 DESIGN AND POLICY GUIDANCE

4.0 EXISTING

4.1 LOCATION PLAN, ELEVATION AND GROUND FLOOR 4.2 UPPER FLOOR PLANS AND SCHEDULE

5.0 UNDERSTANDING THE CONTEXT

5.1 TOWNSCAPE STUDY: STREET SCENE 015.2 TOWNSCAPE STUDY: STREET SCENE 025.3 TOWNSCAPE VIEWS5.4 ELEVATIONAL STUDIES5.5 PREVIOUSLY SUBMITTED AND CONSENTED PROPOSALS (REF: 2018/3351/FUL)5.6 EMERGING DEVELOPMENT PROPOSALS

6.0 PROPOSALS

6.1 CONCEPT DIAGRAM / PRECEDENTS6.2 FLOOR PLANS & AREAS6.3 ELEVATIONS & SECTIONS6.4 TOWNSCAPE VIEWS6.5 MASSING VIEWS6.6 DETAIL AND MATERIAL PRECEDENTS6.7 DETAIL SECTION & MATERIALITY6.8 CONTEXT OF ADJOINING PLANNING APPLICATION SUBMISSION

7.0 CONCLUSION

7.1 SUMMARY AND SCHEDULE

A.0 APPENDIX

A.1 AMENITYA.2 REFUSE & RECYCLINGA.3 CYCLE STORAGEA.4 MEANS OF ESCAPE: PRIMARY & SECONDARY ROUTES

PRIDE COURT, 80-82 WHITE LION STREETDESIGN AND ACCESS STATEMENT

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1.0 INTRODUCTION1.0Stockwool was commissioned to prepare a planning application for the site at Pride Court, White Lion Street, located in London Borough of Islington by their client Weldonbrook Limited. The site currently comprises office accommodation and two residential units.

The application seeks planning permission for the following:

The change of use and enlargement of the ground floor to provide a 165.4sqm restaurant (use class A3), refurbishment and reconfiguration of the upper floors and a fourth floor roof extension to provide 1346.9sqm office floor-space (use class B1) and a total of six residential units (use class C3) at third and fourth floors. Comprising of 2x1bed, 3x2bed and 1x3bed residential units with associated alterations to the white lion street façade.

The site received planning permission in February 2019 (LPA Ref: P2018/3351/FUL) for its enlargement and change of use to provide 174sqm restaurant (use class A3), 1178sqm Office (use class B1) floor-space, and the re-provision of two residential units, as well as external alterations. Prior to submission, the applicant has engaged in discussions with the London Borough of Islington in June 2018 regarding the principle of the development, and the Crossrail 2 safeguarding Team at TfL in July / August 2018.

The proposed development follows closely to the design principles of the previous scheme (Ref: 2018/3351/FUL) with the inclusion of an additional storey to provide four additional residential units.

This document presents the proposals and design rationale.

A means of escape Plan for the Proposed Development is included in Appendix 1.


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SITE AERIAL

BARNARDPARK

CORAM’S FIELDS

SAINT PANCRAS

PENTONVILLE

CLERKENWELL

HOXTON

SHOREDITCH

ISLINGTON

ANGEL

KINGS CROSS ST. PANCRAS

LONDON KINGS CROSS

PRIDE COURT80-82 WHITE LION STREET, N1 9PF

SHOREDITCHPARK

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2.0 SITE LOCATION AND BACKGROUND2.1 SITE AND CONTEXT2.0

EXISTING SITE LAYOUT

Angel House

Church

Claremont

ReformUnited

Islington

ANGEL MEWS

Frederick BarrieHouse

Bradley's Close

BARO

N C

LOSE

WHITE LION STREET

CO

ND

UIT STR

EETW

HITE

CHAPEL MARKET

CH

APEL

PLACE

BARO

N STR

EET

PRIDE COURT80-82 WHITE LION ST N1 9PF

Pride Court, located on the north side of White Lion Street in the London Borough of Islington comprises a mixed-use office and residential building. The existing building, fronting White Lion Street, occupies the majority of the site and rises to 4 storeys with a central courtyard.

The site itself is bounded by McDonald’s restaurant and its associated service area to the north, an Iceland supermarket to east which is recessed back from White Lion Street frontage, White Lion Street to the south and Bradley Close, a 4-storey building, to the west.

The section of White Lion Street surrounding the site is highly varied in character and comprises buildings of different dates, materials and architectural styles; however buildings typically have long, plain functional façades.

White Lion Street comprises a number of restaurants, commercial and residential uses. In addition, there are a number of vacant and underused yards, which have a somewhat, neglected character.


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SITE LOCATION

WHITE LION STREET

CHAPEL MARKET

BA

RO

N STR

EET

AERIAL VIEWS

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3.0 SITE3.1 DESIGN AND POLICY GUIDANCE3.0Design Policy and Guidance

This section of the Design and Access Statement summarises the relevant design policy and guidance framework relevant to the proposed development.

National Policy and Guidance

National Planning Policy Framework (2018) The National Planning Policy Framework (NPPF), published on 27 March 2012 and revised in July 2018, sets out the Government’s planning policies for England. It states that the purpose of the planning system is ‘to contribute to the achievement of sustainable development’ (para 7). Paragraph 8 sets out the three dimensions of sustainable development: ‘economic’ in contributing to a strong and competitive economy; ‘social’ in supporting strong communities and providing the supply of housing required for present and future generations; and ‘environmental’ in protecting and enhancing the environment.

The NPPF recognises good quality design as an integral part of sustainable development that should contribute to positively making places better for people. Chapter 12 of the NPPF ‘Achieving Well-Designed Places’ supports the creation of high quality buildings.

The National Planning Practice Guidance (NPPG) (2014)In March 2014, the Department of Communities and Local Government (DCLG) launched the web-based Planning Practice Guidance (PPG) resource. With regards to decision making, the PPG is a material consideration in the determination of Planning Applications.

The NPPG emphasises the importance and value of good design and states well-designed places successfully integrate new development within the surrounding context whilst having distinctive identity.

Statutory Development Plan

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning applications to be determined in accordance with the Statutory Development Plan, unless material considerations indicate otherwise.

The Statutory Development Plan for the site comprises:

• At a regional level, the London Plan (2016); and• At a local level, the LBI Core Strategy (2011), the LBI Development Management Policies Document (DMP)(2013)

and the LBI Site Allocations Document (2013).


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The London Plan (2016)

The London Plan provides the spatial development strategy for Greater London up to 2023 and sets out the policies to ensure than London expands opportunities for growth whilst achieving the highest environmental standards and quality of life. Design policies of relevance include:

• Policy 3.5 Quality and Design of Housing Developments requires development to be of the highest quality internally and externally and meet a set of minimum space standards;

• Policy 7.4: Local Character requires development to have regard to the form, function and structure of an area, place or street and the scale, mass and orientation of surrounding buildings; and

• Policy 7.6: Architecture requires that development make a positive contribution to coherent public realm, streetscape and wider cityscape and incorporate the highest quality materials and design appropriate to its context.

The Draft New London Plan

The draft New London Plan showing minor suggested changes, which includes clarifications, corrections and factual updates to the Consultation Draft Plan (published in December 2017), was published on 13th August 2018.

The New London Plan, whilst in draft form is being used in the development management decision making process and has informed the development of the proposals for Pride Court. Chapter 3 ‘Design’ of the Draft Plan sets out a number of policies those of relevance to the development proposals include:

• Policy D1: London’s Form and Characteristics requires development to respond to local context, be of high quality design and respect, enhance and utilise the heritage assets and architectural features that make up the local character;

• Policy D3: Inclusive Design requires development to provide accessible entrances and incorporate safe and dignified emergency evacuation routes for all building users; and

• Policy D4: Housing Quality and Standards requires residential units to be adequately sized and provide sufficient areas of built in storage and private amenity space.

Islington Core Strategy (2011)

The Core Strategy (CS) sets out the strategy, vision and key policies for development in Islington up to 2025. The following design policy is of relevance to the development proposals for Pride Court:Policy CS9: Protecting and Enhancing Islington’s Built and Historic Environment requires high quality architecture and design which is sympathetic in scale and appearance. Development should be based on coherent street frontages and should fit into the existing context of façades.

Development Management Policies

The DMP Document adds detail to, and complements the spatial and strategic policies in the CS and seeks to deliver the

vision and objectives to bring forward sustainable development. The following provides a summary of design policies relevant to the development proposals for Pride Court:

• Policy DM2.1: Design requires development to be of a high-quality design which makes a positive contribution to the local character and distinctiveness of an area;

• Policy DM2.2: Inclusive Design requires development to provide for ease of and versatility in use; and • Policy DM2.3: Heritage provides encouragement for development which makes a positive contribution to Islington’s

local character and distinctiveness.

Site Allocations (June 2013)

LBI’s Site Allocations Document sets out specific policies for key sites within the borough where change is expected. The site is located within Site Allocation AUS4 ‘Islington High St/Chapel Market/White Lion Street, N1’ which is allocated for the intensification of commercial and retail uses. The policy requires development at this location to be of high quality which adds to the attractiveness of the town centre. Development at this location should also conserve and enhance the setting of the Chapel Market/Penton Street and Angel Conservation Areas; design should be appropriate and visually integrated within it’s context.

Supplementary Planning Documents and Guidance

The following supplementary planning documents and guidance are relevant material considerations in regards to the design of the proposed development:

Grater London Authority :

• Shaping Neighbourhoods: Character and Context SPD (June 2014); and

The London Borough of Islington’s :

• Urban Design Guide SPD (2017); and• Inclusive Design in Islington SPD (2014).

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4.0 EXISTING 4.1 LOCATION PLAN, ELEVATION AND GROUND FLOOR 4.0

EXISTING ELEVATION

The existing building displays characteristics of post-modernism; the White Lion Street facade is split vertically into two halves; stone-faced block-work is the principal building material and there are arched parapets at roof level. The block-work and cladding appear weathered and the building presents an unattractive frontage to the street which detracts from the street scene

The site itself is not located within a Conservation Area but is located approximately 30m to the east of the Chapel Market/Baron Street Conservation Area. The site has a Public Transport Accessibility Level (PTAL) rating of 6a (where 1 is least accessible and 6b is most accessible); and is located circa. 160m west of Angel Tube Station.

The building currently has four internal circulation cores which provide shared access to the commercial and residential uses, whilst the ground floor also includes an internal means of escape route, along the western side of the building; from the McDonald’s to White Lion Street. The building’s floorplate, vertical circulation arrangements and this long escape corridor are highly inefficient and limit the buildings practical use and commercial viability ( particularly at ground floor).

There are two residential units located within the building; a studio apartment at ground floor level and a three-bedroom unit at first floor level. The residential units have no access to any private amenity space and have a poor-quality outlook (over an internal courtyard space or the existing servicing area). The units are accessed via the servicing area to the east of the site and through the internal courtyard. Access to the upper floors of the building is via stairs only; no lift access is provided.

At ground floor level an under-croft route located to the eastern edge of the site provides access to six parking spaces used by the existing office units and servicing access for the McDonald’s restaurant located to the rear of the site on Chapel Market. The ground floor is set back from White Lion Street and the building is accessed from both the street and via the internal courtyard which is accessible from the servicing area.


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Residential 4

52.4 sq m

Flat 1

Commercial 1

71.5 sq m

Open Court Yard

52.5 sq m

Circulation 3

9.6 sq m

Circulation 4

15 sq m

Circulation 1

13.1 sq m

MoE

50.8 sq m

Forecourt/ Parking/ Services

312.4 sq m

Parking Bay 1

Parking Bay 2

McDonalds MoE

Loading Bay

MoE

3

4

5

6

Bins

Circulation 2

7.6 sq m

Shared Access

10.4 sq m

ele

c

UP

UP

UP

UP

1

1

1

1

10

9

8

8

9

no access

9

no access

UP

1

3

UP1

3

no access

DN

OpenAbove Roof light

above

OpenAbove

UP

A-A A-A

B-B

C-C

B-B

C-C

D-D

D-D

E-E

E-E

0 10 M

Ciruclation 3

Circulation 1

Commercial 1

9.6 sq m

13.1 sq m

71.5 sq m

Core 1

84.6 sq m

Circulation 2 7.6 sq m

Forecourt / Parking / Services 312.4 sq m

Open Court Yard 52.5 sq m

Means of escape (MoE) 50.8 sq m

Core 2

Core 3

Total

Shared Access 10.4 sq m

Total Commercial NIA (excl circulation) 71.5 sq m

NlA (excl. MoE) 179.6 sq m

Circulation 4

Residential 4 (Flat 1)

15.0 sq m

52.4 sq m

Core 4

67.4 sq mTotal

GIA 247.9 sq m

364.9 sq mTotal

NlA (inc. MoE) 230.4 sq m

20 sq mTotal

Total Residential (Flat 1) NIA 52.4 sq m

Commercial / Residential

Circulation

Existing Means of Escape

EXISTING PLANSGround Floor

Any errors and omissions to be reported to the Architect prior to commencement. Dimensions and areas are based on survey information provided by the client. This drawing is copyright © STOCKWOOL. All dimensions to be checked on site. For Planning Purposes Only

rev date description

WELDONBROOK LIMITEDc/o PEARL & COUTTS

PRIDE COURT, 80-82 WHITE LION STREET

The Pump House 19 Hooper Street London E1 8BU 020 7264 [email protected]

Client

Project

Drawing

Project no_Drawing no

Scale

CAD FileDateDrawnChecked

Revision

Status

PL(20)100

1:100 @ A1

3450-PL(20)--GA-PLans-Stage-221.06.19JRNC

Existing PlansGround Floor

PLANNING

1:200 @ A3

EXISTING ELEVATION

EXISTING GROUND FLOOR PLAN

0 10 M

Void

DO

WN

DO

WN

DOWN

Flat Roof

Flat Roof

Flat Roof

Void

Front Elevation



WELDONBROOK LIMITED

PRIDE COURT


Client

Project

Drawing


Scale


Revision

Status

PL(20)200

1:50 @ A1

3450-PL(20)--GA-Elevations27.09.18PANC

Survey DrawingsFront Elevation White Lion Street

PLANNING

1:100 @ A3

EXISTING ELEVATIONFront Elevation

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Circulation 3

19.2 sq m

Commerical 2

111.1 sq m

Commercial 3

93.1 sq m

Residential 4

121.6 sq m

Flat 2

Commerical 1

95.5 sq m

Circulation 2

16.6 sq m

Circulation 1

16.7 sq m

Circulation 4

16.6 sq m

no access

UP

DN

16DN

UP

no access

DN

28

19

UP

1

DN

18

17

25

1

10 9

1

UP

25

DN

UP

1

9

DN

UP

10

Void

DO

WN

DO

WN

DOWN

Void

A-A A-A

B-B

C-C

B-B

C-C

D-D

D-D

E-E

E-E

VOID

0 10 M

Circulation 1

Commercial 1

Circulation 2

Commercial 2

Circulation 3

Commercial 3

16.7 sq m

95.5 sq m

16.6 sq m

111.1 sq m

19.2 sq m

93.1 sq m

Circulation 4

Residential 4 (Flat 2)

16.6 sq m

121.6 sq m

Core 1

Core 2

Core 3

Core 4

112.2 sq m

127.7 sq m

112.3 sq m

138.2 sq m

Total

Total

Total

Total

Total NIA (incl circulation) 490.4 sq m


Total GIA 511.1 sq m

Total Residential (Flat 2) NIA 121.6 sq m

Total Commercial NIA (inc circulation) 352.2 sq m


Circulation






Client

Project

Drawing


Scale


Revision

Status

PL(20)101

1:100 @ A1


Existing PlansFirst Floor

PLANNING

1:200 @ A3

EXISTING PLANSFirst Floor

Commerical 2

111.1 sq m

Commercial 3

93.1 sq m

Commercial 1

95.1 sq m

Commercial 4

116.4 sq m

Circulation 2

16.9 sq m

Circulation 3

15.8 sq m

Circulation 1

16.4 sq m

Circulation 4

16.7 sq m

910

UP

19

1

1

910

UP

UP

DN

1

UP

UP

DN19

10

9DN

1

9

UP

DN

19

10

DN

DN

Void

DO

WN

DO

WN

DOWN

Void

A-A A-A

B-B

C-C

B-B

C-C

D-D

D-D

E-E

E-E

0 10 M

Circulation 1

Commercial 1

16.4 sq m

95.1 sq m

Circulation 4

Commercial 4

16.7 sq m

116.3 sq m

Core 1

Core 4

111.5 sq m

133 sq m

Total

Total



Total Commercial NIA (incl circulation) 481.4 sq m

Circulation 2

Commercial 2

Circulation 3

Commercial 3

16.9 sq m

111.1 sq m

15.8 sq m

93.1 sq m

Core 2

Core 3

128 sq m

108.9sq m

Total

Total


Circulation

Void






Client

Project

Drawing


Scale


Revision

Status

PL(20)102

1:100 @ A1


Existing PlansSecond Floor

PLANNING

1:200 @ A3

EXISTING PLANSSecond Floor

4.0 EXISTING 4.2 UPPER FLOOR PLANS AND SCHEDULE

EXISTING SECOND FLOOR PLANEXISTING FIRST FLOOR PLAN


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Circulation 3

15.6 sq m

Circulation 1

14.5 sq m

Commercial 1

84.1 sq m

Commerical 2

111.1 sq m

Commercial 3

93.1 sq m

Commercial 4

103.2 sq m

Circulation 2

16.9 sq m

Circulation 4

16.9 sq m

no access

19

19

no access

9 10

19

DN

DN

DN

No Access

19

10

9

DN

DN

Flat Roof Void

DO

WN

DO

WN

DOWN

Void

A-A A-A

B-B

C-C

B-B

C-C

D-D

D-D

E-E

E-E

0 10 M

Circulation 1

Commercial 1

Circulation 2

Commercial 2

Circulation 3

Commercial 3

14.5 sq m

84.1 sq m

16.9 sq m

111.1 sq m

15.6 sq m

93.1 sq m

Circulation 4

Commercial 4

16.9 sq m

103.2 sq m

Core 1

Core 2

Core 3

Core 4

98.6 sq m

128 sq m

108.7 sq m

120.1 sq m

Total

Total

Total

Total



Total Commercial NIA (incl circulation) 455.4 sq m


Circulation

VoidFlat Roof






Client

Project

Drawing


Scale


Revision

Status

PL(20)103

1:100 @ A1


Existing PlansThird Floor

PLANNING

1:200 @ A3

EXISTING PLANSThird Floor

SCHEDULE OF ACCOMMODATION STATUS PROJECT NO. DATE REVISION NO.

PRIDE COURT - EXISTING PLANNING 3450 24 APRIL 2018 Rev

Floorspace NIA NIA GIAsqm commercial residential circultn shared (excirltn) (inclcirltn)

GROUND FLOORComm1 71.5 13.1 71.5 84.6Comm2 7.6 0 7.6Comm3 9.6 10.4 0 20Comm4 15 0 15Resid 52.4 52.4 52.4MoE 50.8 50.8

subtotal 71.5 52.4 96.1 10.4 123.9 230.4179.6 exMoE

230.4 247.9FIRST FLOOR

Comm1 95.5 16.7 95.5 112.2Comm2 111.1 16.6 111.1 127.7Comm3 93.1 19.2 93.1 112.3Comm4 16.6 0 16.6Resid 121.6 121.6 121.6

subtotal 299.7 121.6 69.1 0 421.3 490.4 551.1

SECOND FLOORComm1 95.1 16.4 95.1 111.5Comm2 111.1 16.9 111.1 128Comm3 93.1 15.8 93.1 108.9Comm4 116.3 16.7 116.3 133Resid 0 0 0

subtotal 415.6 0 65.8 0 415.6 481.4 505.3

THIRD FLOORComm1 84.1 14.5 84.1 98.6Comm2 111.1 16.9 111.1 128Comm3 93.1 15.6 93.1 108.7Comm4 103.2 16.9 103.2 120.1Resid 0 0 0

subtotal 391.5 0 63.9 0 391.5 455.4 475.3

Floorspace NIA NIA GIAsqm commercial residential circultn shared (excirltn) (inclcirltn)

TOTAL 1178.3 174 294.9 10.4 1352.3 1657.6 1779.6

Externalspace sqm

opencoutyard 52.5forecourtservicing 312.4

Total 364.9

SCHEDULE OF EXISTING ACCOMMODATIONEXISTING THIRD FLOOR PLAN

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5.0 UNDERSTANDING THE CONTEXT5.1 TOWNSCAPE STUDY: STREET SCENE 015.0

2 WHITE LION STREET - VIEW NORTH

1 ISLINGTON HIGH STREET

3

5

4

1

1

2 2

KEY: TOWNSCAPE STREET SCENES


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SITE

WH

ITE

LIO

N S

TREE

T

2 WHITE LION STREET - VIEW NORTH

1 ISLINGTON HIGH STREET

16

5 BARON STREET - VIEW EAST

4 WHITE LION STREET - VIEW SOUTH

5.0 UNDERSTANDING THE CONTEXT5.2 TOWNSCAPE STUDY: STREET SCENE 02

44

5

5

KEY: TOWNSCAPE STREET SCENES

A study of the local area vernacular and the surrounding streets highlighted that there is a variety of architectural facade treatments, using many different elevational materials. The immediate area surrounding the site has building plots of varying heights and widths, which reflect the various date which they were constructed; including the site its self being post modern, to more recent contemporary examples. As such there is no prevalent architectural style.


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WH

ITE

LIO

N S

TREE

T

5 BARON STREET - VIEW EAST

4 WHITE LION STREET - VIEW SOUTH

18

5.0 UNDERSTANDING THE CONTEXT5.3 TOWNSCAPE VIEWS

EXISTING AERIAL VIEWS EXISTING VIEW LOOKING EAST DOWN WHITE LION STREET

2

2.

1.

1.

1


19

EXISTING VIEW LOOKING WEST DOWN WHITE LION STREET EXISTING AERIAL VIEWS

4.

3.

4

3

20

0 10 M

Void

DO

WN

DO

WN

DOWN

Flat Roof

Flat Roof

Flat Roof

Void

Front Elevation



WELDONBROOK LIMITED

PRIDE COURT


Client

Project

Drawing


Scale


Revision

Status

PL(20)200

1:50 @ A1

3450-PL(20)--GA-Elevations27.09.18PANC

Survey DrawingsFront Elevation White Lion Street

PLANNING

1:100 @ A3

EXISTING ELEVATIONFront Elevation

5.0 UNDERSTANDING THE CONTEXT5.4 ELEVATIONAL STUDIES

EXISTING STEP IN FLOOR LEVELS AND BUILDING PROFILE

BUILDING FRONTAGE SET BACK BEHIND COLUMNS / BUILDING ABOVE

CENTRAL WINDOWS EXPRESSED AS A GROUP

UPPER MOST PART OF BUILDING EXPRESSED WITH

CHANGE OF MATERIAL

TWO BAYS EXPRESSED WITH ARCHED PARAPET UPSTANDS

ACCESS TO SERVICE YARD

MULTIPLE ENTRANCES

EXISTING ELEVATIONAL SURVEY DRAWINGEXISTING ELEVATION