Rawlinson House, Lewisham, London SE13 5EL

Transcription

1 Rawlinson House, Lewisham, London SE13 5EL Client: Lewisham Homes Old Town Hall Catford London SE6 4RU Date: 18 February 2016 Job No: 2540-MA-N-RP-0001-D00 Martin Arnold Ltd 4 Gunnery Terrace The Royal Arsenal London SE18 6SW T: F: E: general@martinarnold.co.uk W: martinarnold.co.uk

2 Introduction... 2 Proposal... 2 Instruction... 2 Background Site Context... 3 Site Location... 3 Site Description Pre- Application Advice Design Principles & Concept... 7 Principle of Development... 7 Quality of Accommodation & Impact on Existing Occupants... 8 London Plan Policy 3.5 Quality and Design of Housing Development... 8 Technical housing standards nationally described space standard... 8 Draft Interim Housing Supplementary Planning Guidance May Transportation S106 Contributions & CIL Design Use and Layout Appearance Access Page 1 of 11

3 1. Introduction The purpose of this Design and Access Statement shall: Explain the design principles and concepts that have been applied to the development; Demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account; Explain the policy adopted as to access, and how policies relating to access in relevant local development documents have been taken into account; State what, if any, consultation has been undertaken on issues relating to access to the development and what account has been taken of the outcome of any such consultation; and Explain how any specific issues which might affect access to the development have been addressed. Proposal The proposal is for the conversion of a disused pram store at the ground floor of Rawlinson House into a self-contained 1 bedroom 2 person flat. The proposals include alterations to the external façade and internal walls to provide the following: Living/Kitchen/Dining Room Double Bedroom Bathroom Hallway and Storage Instruction Martin Arnold are acting as Agents on behalf of the Applicant and freeholder of Rawlinson House, Lewisham Homes. Martin Arnold were instructed by Lewisham Homes to investigate proposals to convert the existing pram stores into a residential unit. Background This Design and Access Statement produced by Martin Arnold will outline the proposals at Rawlinson House to support the associated planning application forms and drawings. Particular reference will be made to the planning policies and guidance which have been stated within the pre-application advice, which was received on the 13 January 2016 (PRE/15/002144). Page 2 of 11

4 2. Site Context Site Location Rawlinson House is located in the London Borough of Lewisham, with vehicular access from Mercator Road. The site is not located within a conservation area and has a PTAL of 3 which indicates moderate accessibility to public transport services. Site Description Image 1 - Location of Rawlinson House in Context The proposed site is a fourteen storey purpose-built tower block of flats. The block is of concrete frame construction with infills of both concrete panels and brickwork. Car parking facilities are located to the South and West of the building. The North and East of the site the block benefits from communal amenity space, including a children s playground. Image 2 - Location of Rawlinson House in Immediate Context Page 3 of 11

5 Image 3 - View of North Elevation Image 4 - View of East Elevation Page 4 of 11

6 Image 5 - View of West Elevation Page 5 of 11

7 3. Pre- Application Advice A pre-application of the proposed conversion works was submitted by Lewisham Homes to Lewisham Planning Services on the 7 January 2016 with a full response being received on the 13 January 2016 (PRE/15/002144). The following items will be discussed in greater detail as a result of the received advice: Principles of Development Quality of Accommodation & Impact on Existing Occupants Transportation S106 Contributions & CIL In conclusion the advice stated that: Officers are encouraged at the proposals for re-use of redundant or underutilised spaces within existing residential buildings to provide additional units of accommodation and welcome the opportunity to be involved in pre-application discussions at this early stage. There are a number of issues which need to be resolved including the potential loss of estate services, unit layout, cycle parking and refuse storage. Furthermore, the advice stated that no planning permission currently exists on the site which is relevant to the pre-application proposals. Page 6 of 11

8 4. Design Principles & Concept Principle of Development Lewisham Homes have recognised the possibility of providing additional residential units within their existing stock by converting disused areas into residential units. This project is part of six proposals by Lewisham Homes to provide additional residential units to replace disused areas. This decision takes into account the London Plan (2015) which has set out housing supply targets for all London Boroughs to achieve. Out of the 34 London Boroughs, Lewisham has the 13th highest target to supply new housing up until 2025 stated within Policy 3.3. The design of the unit has taken into account the recommended area guidelines of Policy 3.5 of the London Plan (2015) and the Technical Housing Standards, which guide that a 1b2p flat requires a minimum area of 50m². The total floor area of the proposed residential unit at Rawlinson House is 54.1m². The design of the flat has also included for the installation of additional insulation to internal walls to improve thermal elements of the property and provide a quality design for residents. The six proposals by Lewisham Homes are a mixture of a sizes and provide a variety of housing choice within existing communities. The property size at Rawlinson House is in line with policy 3.5 and 3.8 and will be able to provide housing to those who are on waiting lists for housing in the Lewisham. Rawlinson House is located within an area defined for stability and managed change, within Lewisham s Core Strategy Key Diagram. Approximate location of Rawlinson House Image 6 - Lewisham s Core Strategy Key Diagram Page 7 of 11

9 By carrying out the proposals this development can provide a new home within the existing footprint of a housing block and help to protect open spaces and conservation areas as discussed in Spatial Policy 1 of the Lewisham Spatial Strategy. This project will have no impact on the surrounding areas and social and green infrastructure. Existing car parking facilities exist on site and additional cycle storage can be provided as part of the proposed works which will enhance the accessibility to and from this block. Sustainable design and construction techniques will be incorporated into the proposed works through high levels of insulation to the internal walls. The existing pram store area is not accessible for residents and is not currently used for storage, therefore, there is no loss of space and the works will not affect the existing residents. Quality of Accommodation & Impact on Existing Occupants The following documents, which were referenced in the pre-application advice and have been utilised to check the proposals at Rawlinson House with the recommended guidance: London Plan (2015) Policy 3.5 Quality and Design of Housing Development Technical housing standards nationally described space standard Draft Interim Housing Supplementary Planning Guidance May 2015 London Plan Policy 3.5 Quality and Design of Housing Development Dwelling type (b) bedroom (p) persons-bed spaces GIA m² Achieved Flats 1p 37 1b2p 50 Yes m² 2b3p 61 2b4p 70 3b4p 74 3b5p 86 3b6p 95 4b5p 90 4b6p 99 Policy 3.5 of the London Plan (2015) guides that a 1b2p flat requires a minimum area of 50m². The total floor area of the proposed residential unit at Rawlinson House is 54.1m² and therefore achieves this criteria. Technical housing standards nationally described space standard The standard requires that: The dwelling provides at least the gross internal floor area set out in the Table above and built in storage of 1.5m². As per the London Plan (2015) the proposal achieves the recommended guidelines of 50m². The built in storage is slightly less than the recommended guidelines, however, additional storage could be provided within the hallway if required. Page 8 of 11

10 A dwelling with two or more bed spaces has at least one double (or twin) bedroom. This has been achieved. In order to provide one bed space, a single bedroom has a floor area of at least 7.5m2 and is at least 2.15m wide. Not applicable. In order to provide two bed spaces, a double (or twin bedroom) has a floor area of at least 11.5m2. This has been achieved, bedroom is 12.8m². One double (or twin bedroom) is at least 2.75m wide and every other double (or twin) bedroom is at least 2.55m wide. This has been achieved, with the bedroom 2.9m x 4m. Any area with a headroom of less than 1.5m is not counted within the Gross Internal Area unless used solely for storage (if the area under the stairs is to be used for storage, assume a general floor area of 1m2 within the Gross Internal Area). No areas less than 1.5m high. Any other area that is used solely for storage and has a headroom of mm (such as under eaves) is counted at 50% of its floor area, and any area lower than 900mm is not counted at all. Not applicable to this proposal. A built-in wardrobe counts towards the Gross Internal Area and bedroom floor area requirements, but should not reduce the effective width of the room below the minimum widths set out above. The built-in area in excess of 0.72m2 in a double bedroom and 0.36m2 in a single bedroom counts towards the built-in storage requirement. No built in wardrobes provided. The minimum floor to ceiling height is 2.3m for at least 75% of the Gross Internal Area. The minimum floor to ceiling height is 2.6m for a least 75% of GIA. Draft Interim Housing Supplementary Planning Guidance May 2015 The draft Interim Supplementary Planning Guidance (SPG) provides guidance on the implementation of housing policies in the 2015 London Plan. It takes account of changes made through the Further Alterations to the London Plan. These sought to respond to substantial projected increases in London s population. To address anticipated household growth and backlog housing need, London will need to provide 49,000 new homes a year between 2015 and All areas relating to transportation will be addressed within its own section. With the proposals located within an existing block of residential units there will be no alterations to public spaces, landscape and topography at Rawlinson House and it is hoped that the development meets the local vision of Lewisham s core strategy. There will be no alterations to pathways/pedestrian routes or the street scene as the proposal will be accessed via the existing communal entrances. Potential new residents will be able to enjoy the open spaces surrounding Rawlinson House. This is not considered a large development as it s within the existing community and existing set up of Rawlinson House. Access to the proposal will be via the existing communal entrances and existing paths/routes. Alterations will be made to the existing door entry system to ensure the unit is accessible for residents and visitors. There are car parks nearby with accessible parking spaces also available. New windows will be installed to the elevations to maximise light into the unit but also provide natural surveillance and activity. Glazing is provided to all habitable rooms. The internal communal entrances are all Page 9 of 11

11 existing with no planned changes, apart from the door entry system. Existing natural light enters the communal area. Furniture layouts have been provided on the proposed plans to demonstrate that the new dwelling will accommodate furniture, access and activity space. A minimum 900mm clear opening has been provided to all hallway areas to comply with Part M, furthermore all door openings are 826mm. All service control will also comply with Part M. Although the minimum areas for Living/Dining/Kitchen have been removed from the standard, the previous guidelines have been used as a guide for the new proposals. There will be stepped access into the flat from the communal area, due to the new floor insulation, but there are no steps internally. As seen from the proposal, the living/dining area will be provide ample space for residents to have the ability to work from home if required. Although this unit does not provide a private outdoor space, there are existing residential units on the ground floor that also do not provide outdoor spaces. Transportation Rawlinson House has a PTAL of 3 which indicates moderate accessibility to public transport services. This location has many benefits with its close proximity to London. Lewisham station can provide transportation links to London via the DLR and over ground trains. It is possible to walk from Rawlinson House to Lewisham Station in approximately 15 minutes via Lee High Road. Alternatively, it will take 10 minutes on the bus (178, 261, 273 or 321). The same route can also take residents to Lewisham Shopping Centre which provide all local amenities and services. As stated within the London Plan, a 1-2 bedroom dwelling has to provide less than 1 parking space per dwelling. There are no designated parking spaces at Rawlinson House but there is parking available. There is no cycle storage that currently exists on site, but this can be included on site in a location to be agreed. None of the existing communal refuse arrangements will be affected by this proposal. S106 Contributions & CIL As recommended on the pre-application advice the borough CIL form has been completed and included as part of this application. Page 10 of 11

12 5. Design Use and Layout The proposal is for a self-contained 1 bedroom 2 person flat of 54.1m². This will provide a Living/Kitchen/Dining Room adjacent to the front entrance door, with a double bedroom and bathroom to the left hand side of the property. The layout of the flat has been designed to enable suitable use of existing services on site and provide adequate natural light into habitable rooms. Appearance The following alterations will be introduced to the external elevations as part of the proposal: Existing opening to bathroom re-instated to provide natural light and ventilation. New window to match the existing windows to the block. Existing external door to be removed and blocked up with brickwork to match existing brickwork to ground floor level. Existing grilles to be removed and opened up to create a larger window opening to provide natural light and ventilation to the bedroom and living/kitchen/dining room. Access Access to the proposal will be via the existing communal area. Alterations will be made to the existing door entry system to ensure the unit is accessible for residents and visitors. Page 11 of 11