177_STONER HOUSE 50ACGARCHITECTS.CO.UK

KEY VIEWS

EXISTING & PROPOSED

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57 Key View 3 / Existing - From Kilnmead oblique on approach to London Rd junction. 58 Key View 3 / Proposed - From Kilnmead oblique on approach to London Rd junction.

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06 SUPPORTINGSTATEMENTS

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SECTION 6.1

This access statement sets out the process used to create an accessible and inclusive environment within the proposed development and associated public realm. It explains the measures we have incorporated to facilitate access and use by all people.

Several documents have been consulted during the design process, which have informed the proposals. These are as follows:

- Building Regulations, Approved Document M.

- British Standard BS8300:2009 Design of buildings and their approaches to meet the needs of disabled people – Code of Practice.

- British Standard BS5588 Part 8:1999 Fire precautions in the design, construction and use of buildings: Code of practice for means of escape for disabled people.

- Lifetime Homes (with respect to the public realm and the internal layouts).

SITE ACCESS

Across the scheme there are three main entrance points. The entrance to the open market units in the main block is from the junction of London Road and Kilnmead. The affordable housing entrance within the main block is accessed from London Road. The open market units in the new build additional block are accessed via a pedestrian external, urban route through the site. This starts at the junction of London and Kilnmead Road passing by the central entrance under the main block through to the rear of the site.

Pedestrian and vehicular access has been clearly separated across the scheme. Paving textures have been used to clearly distinguish vehicular routes across the shared pedestrian surfaces. In comparison to the previous scheme a one way vehicular entrance has been introduced which reduces the pedestrian crossing points.

PARKING

The overall site strategy for parking has been developed with Mid Sussex & Crawley’s guidance on car parking. An appropriate percentage has been allocated for disabled people. This includes 2 spaces in the front of the building along Kilnmead Road and 1 to the rear of the site.

Considering the location of the site within close proximity to the town centre, residents only spaces will discourage these being used by commuters.

ACCESS STATEMENT

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SECTION 6.1

LEVELS

Where possible, level access routes will be provided. Where the level changes necessitate ramps, steps or stairs, they will be designed fully in accordance with the appropriate standards.

ENTRANCES AND EXITS

These are clearly visible from the street. Entrances and access controls will be designed in accordance with Part M (2004) and emergency egress will be designed in accordance with BS5588: Part 8. The entrance door will be an automatic opening door and will operate using a secure access system for residents. Lighting will be installed to support safety for the area.

VERTICAL CIRCULATION

The lifts within the scheme will meet or exceed the requirements of Part M of the Building Regulations in terms of car sizes, door openings and clear landings. The building will meet or exceed the guidance set out in Part B. These will also conform to Lifetime Homes requirements.

INTERNAL BUILDING DESIGN

The design reflects the importance Shaviram places on providing high quality accommodation for all. The requirements of the Equality Act have been considered throughout, from accessing the new building and the public realm within the application site, to moving around the internal parts of the building and accessing information (signage, contact details etc.).

The unit layouts have been designed to meet the requirements of Lifetime Homes.

ACCESS STATEMENT

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SITE STRATEGY

The requirements for servicing the proposed development have been carefully considered. Correspondence with the Waste and Recycling Officer for CBC has informed these conclusions.

Refuse is stored in three bin stores across the site to enable residents to access these areas within a 30M walking distance. The diagram opposite shows the location of each of these stores.

MAIN BLOCK

The refuse store is located opposite the main entrance across the new urban pedestrianized route. This also acts as a temporary store for the bins within the additional block. On collection days these bins will be wheeled into the main store (a provision made by the buildings by the managing agent). CBC refuse collection workers collect these directly from the store via controlled access. The details of this would have to be discussed and agreed with the council.

The refuse store is located less than 25m away from the main public highway, which is acceptable for Crawley collection workers to access the space. This access route is at ground level with no steps or other obstructions.

MAIN BLOCK-AFFORDABLE HOUSING

The refuse store is positioned in close proximity to the entrance area. It is concealed from the public realm and does not have any negative visual impact on the area.

On collection days CBC refuse collection workers will collect the bins directly from the store via controlled access.

NEW BLOCK

The refuse store is located within the building at ground floor and is easily accessed both internally and externally by residents.

SUMMARY OF REFUSE PROVISION

The Good Practice Guide for Developers - Refuse and Recycling Storage at New Residential Developments within Crawley has been used as guidance, where an assumption of 120L per week of refuse should be allowed per 3-4 bedroom property. The waste strategy also aligns with Crawley Borough Council’s ‘Waste Management Strategy 2006-2009.’

Using this strategy an allowance of 100L per week of refuse has been assumed for studios and one bed

SECTION 6.2

flats. For all two bed flats, 150L per week has been assumed. 50% of this provision will be allocated for recycling.

• Main block (private) 5 x 1100L Euro Bins - general refuse

• Main block (private) 5 x 1100L Euro Bins - recycliing

• Main block (affordable) 2 x 1100L Euro Bins - general refuse

• Main block (affordable) 2 x 1100L Euro Bins - recycling

• Additional block (private) 1 x 1100L Euro Bins - general refuse

• Additional block (private) 1 x 1100L Euro Bins - recycliing

DETAILED DESIGN

During detailed design it will be ensured that adequate lighting, access control and facilities to hose down the bin store will be included. Along with these points, the following will be taken into consideration:

• Refuse areas will integrate natural ventilation via high level extracts on external walls.

• The height of the bin store will allow refuse bins to be opened fully.

• Internally there will be PIR sensors to provide ample light within the stores, whilst conserving energy.

• There will be secure access to all refuse store doors.

• There will be good levels of ventilation to the store to ensure a cleanly and pleasant environment is maintained for residents.

WASTE STATEMENT

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SECTION 6.3

The project utilises the existing footprint of Stoner House placing sustainability at the core of the proposals. The development further optimises this efficient two-wing arrangement of the building.

The principles of the proposal have been designed to maximise passive environmental features and to minimise wastage. Internal layouts are designed to optimise daylight levels, minimise heat loss, reducing the energy load requirements, through improved heating, lighting and ventilation systems.

Eco friendly materials, water management, recycling and noise control methods have all been considered in the proposals and the Energy Assessment by SRE Assessors provides a detailed analysis of the approach.

The development is designed to seek achievement of Level 3 Code For Sustainable Homes. In more recent months CFSH has been discontinued by the Government but still may be a funding requirement for the proposals.

Across the development the Code Pre-Assessment shows how Crawley’s Sustainability Policies will be met placing this aspect at the forefront of the design.

Please refer to the following documents for detailed information:

177_Sustainability and Energy Statement_Additional Block

177_Sustainability and Energy Statement_Main Block

SUSTAINABILITY STATEMENT

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SECTION 6.4

The development seeks to provide appropriate amounts of car and cycle parking facilities to meet both Local Planning standards and also the requirements of Code for Sustainable Homes Level 3.

Detailed negotiations and discussions have been ongoing since the early stages of the project with Crawley and West Sussex Highways Officers. This has resulted in the proposals illustrated within the application drawings. This is justified in detail by the Highways Report appended to the application by Systra Transport Consultancy.

CYCLE PARKING & PROVISION

Cycle parking for the development is consolodated in one area on the eastern end of the building. Open Market and Affordable Units have their own dedicated cycle stores, the provision is as follows:

110- Main block and New Build - Open Market- 2 x stores.

26 - Main Block- Affordable - 1 x store.

In addition there are a total of 19 visitor cycle parking spaces provided across the scheme, with an appropriate proportion located adjacent to each of the entrance areas.

Please refer to: 177_104_Transport Statement for further details.

TRANSPORT STATEMENT

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CRIME IMPACT STATEMENT

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For this project we seek to achieve full SBD certification. Section 1: The Development-Layout & Design (Planning Issues) will be sought from our Crime Prevention Design Officer after determination and Section 2 once the specification has been completed.

The following documents have been consulted throughout the design process:

Main Principles-Secured by Design

New Homes-Secure by Design 2010

Multi Storey Dwellings - Secured by Design 2004

Safer Places - The Planning System and crime Prevention 2004

DESIGN CHANGES: CONSULTATION COMMENTS

We seek to ensure appropriate security levels within the new development and have evaluated our designs through consultation with Crawley’s Crime Prevention Officer, Philip Edwards. As a result of this, we have made the following adaptations to our design proposals.

Public and private spaces have now been clearly indicated on the floor plans. Fences and hedges have been kept at below one meter in height in the dwelling gardens to be open to view. At the sides of the main block and vulnerable areas of the site access has been controlled through inserting walls above 1.8M in height to control entry to the development.

During the consultations concerns were noted in relation to the bin and cycle store entry doors within the undercroft with no distinction between vehicular and pedestrian zones. This strategy has been revised in the updated scheme with a pedestrianized urban route introduced to create a more desirable connection to the additional block to the rear of the site. This route is both well lit and passively surveyed from the main site reception area. Consideration has been given to changes in ground textures across the site and zones for vehicle routes have been clearly defined across the pedestrian shared surface. The undercroft has been widened to separate these two zones to provide improved access to the cycle store. Low height barriers across this frontage will be installed to protect users of this space.

Following the consultations the bike store has been separated into lockable zones to define ownership and provide a better degree of protection for this area.

SECTION 6.5

GENERALLY

Throughout the design, windows and doors have been positioned so that all areas of the site can be observed from both the ground floor and upper floors.

To the ground floor accommodation there are windows to the communal gardens. This is to create a active atmosphere at ground floor level promoting responsibility for the public realm and passive surveillance throughout the development.

The site is predominantly closed with a street facing facade and a rear landscaped parking and amenity area. Passive surveillance is further encouraged with residences overlooking both domains from habitable rooms.

Strategically placed planting beds/ storage facilities and low level illumination are just some of the methods that have been adopted in order to provide a secure and safe environment for residents and the surrounding properties.

Vehicular access around the project for passive surveillance has also been encouraged.

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A Noise Impact Assessment has been prepared by Hann Tucker Associates in support of the planning application at Stoner House Crawley.

The suitability of the scheme in terms of noise has been assessed using widely accepted standards and assessment methodologies. Hann Tucker have undertaken a detailed five day environmental noise survey of the site to establish the prevailing noise climate. The data has been used to determine the sound insulation requirements for the various building fabric elements in order to control noise intrusion levels.

Please refer to the appended report provided by Hann Tucker, dated 14th May 2015.

SECTION 6.6NOISE IMPACT ASSESSMENT

07 CONCLUSION

At present Stoner House is an outdated and uninspiring building which due to its poor fabric and insufficient floor to ceiling is not suitable for a modern day office use, this is clearly demonstrated by the history of under occupation in the building. The proposals detailed within this application present an exciting and holistic approach which will transform Stoner House and create a dynamic new landmark residential building in Crawley.

Whilst such a comprehensive set of proposals is definitely the right approach from a townscape and building longevity perspective it is marginal with regard to cost. A great deal of work has been undertaken by the design team to refine proposals that balance:

• A massing that contributes to the key intersection Stoner House sits is located upon, whilst having minimal effect on neighbours amenity.

• A varied and considered residential material palette deliverable within viable parameters.

• A commercially viable scale of the development to enable the complete refurbishment of the property.

The redevelopment and extension to Stoner House also offers a significant opportunity to greatly improve the public realm, this is achieved through:

1. Reinforcing the existing street edge to repair the current leaky ground plain created by the open columns and car parking to Stoner House. Addition of accommodation at ground floor will also bring the benefit of active frontages providing interest and passive surveillance.

2. Introduction of a landscaped frontage to the building for visual amenity of both residents and public.

3. Creation of a strong visual marker on the High Street axis that responds to the prominent location the site has in Crawley.

4. Establishment of a clear public / private hierarchy separating the new landscaped frontage and the residents amenity & parking area to the rear. This has the added benefit of screening cars from the street meaning a much cleaner appearance to the public realm.

The precedent is well established for substantial mass in the area, neighbouring buildings along London Road are in excess of 4 commercial storeys in height, which

SECTION 7.1

equates to 6 residential storeys. It has been agreed with the LPA that there is scope to increase the height of Stoner House to respond to this key corner location and the surrounding taller buildings to create a coherent urban ensemble. Due to its position on the dominant axis at this intersection it is appropriate that the visual marker as distinctly the tallest element in the cluster.

In summary, consent for the proposals will enable the delivery of much needed accommodation in a highly accessible and sustainable location in the centre of Crawley. Our client is committed to the rapid delivery of these units, there ambition is to have the new dwellings occupied by early 2017.

The development will provide great benefit to the local economy through construction and also meet the demand for new homes to fuel the broader growth in Crawley.

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SECTION 7.1

59 View from High St. adjacent to TGI Friday

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60 View across rear home zone area to buildings

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Ayre Chamberlain Gaunt14a London StreetBasingstokeHampshireRG21 7NU

+44 (0)1256 411 450mail@acgarchitects.co.uk

ACGARCHITECTS.CO.UK