4.5 Residential mix. MARLOWE ROAD DESIGN AND ACCESS STATEMENT May 2015

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1 4.5 Residential mix Policy WS9 of the London Borough of Waltham Forrest Wood Street Area Action Plan states that development proposals will be required to provide a balanced provision of dwelling sizes within each development in accordance with the requirements set out in the Development Management DPD. In pursuit of policy WS9, new developments will be required to meet the following dwelling mix as set out in policy DM5 of the DPD: No. of Bedrooms 1 bed 2 bed 3 bed 4 bed Market 20% 30% 40% 10% Intermediate 20% 40% 30% 10% Social 20% 30% 40% 10% A rich mix of new homes is proposed, providing for a variety of household types, from family houses with private gardens, to maisonettes and apartments with roof terraces, courtyard gardens, and generous balconies. These are provided across tenures, with all homes being large and efficiently designed, meeting or exceeding the London Housing Design Guide. All homes are designed to Lifetime Homes standards, with 10% designed to meet wheelchair or wheelchair adaptable standards. The accommodation schedule sets out the mix of accommodation by tenure and by block. The location of wheelchair units within this mix is also shown on the table. Block layout Social Rent Block Number Private Block Number Social Rent Maisonettes Number Private Maisonettes Number Number of Units Social rent BLOCK 1 bed 2 bed 3 bed 3 bed M 3 bed H 4 bed F 4 bed H 1 bed WC 2 bed 4p WC 3 bed WC 4 bed F WC Total A A A A A A A AM AM House Type AA TOTAL Private for sale BLOCK 1 bed 2 bed 3 bed 3 bed M 3 bed H 4 bed F 4 bed H 1 bed WC 2 bed 3p WC 3 bed WC 4 bed H WC Total P P P P P P P P PM PM PM House Type PB 3 3 House Type PA House Type PC TOTAL A1 P1 AM1 PM1 XX Schedule of accommodation Tenure mix Social Rent Private Sale 24 MARLOWE ROAD DESIGN AND ACCESS STATEMENT May 2015

2 4.6 Apartments The plans on this page illustrate the distribution of apartments across the site on ground and typical floors. Apartment blocks are concentrated at the eastern end of the development, with the higher buildings (7 storeys) focused around the Plaza where there is less sensitivity to existing building heights. Together with the proposed buildings fronting Wood Street and Vallentin Road, an urban character is created incorporating Northwood Tower and the Plaza. Smaller (4-5 storey) apartment blocks are located on Wood Street and Shernhall Street to create a strong street presence and identity. Apartments are designed to the GLA s Housing Supplementary Planning Document (2012) and Lifetime Homes standards, and all have generously sized balconies. All 3-bedroom apartments are at least dual aspect, with many enjoying triple aspect frontages. These larger apartments have also been designed to include separate kitchens especially in the affordable rent blocks. In addition, the internal layouts of many of the affordable 2 bedroom and some 1 bedroom flats allow for separate kitchens, giving affordable rent tenants the choice between open plan arrangements, or division of the living space into separate kitchen / dining and living rooms. communal and conveniently located refuse, recycling stores cycle parking for each block, located close to building entrances tenure blind building appearance across the scheme The plans on the following pages show the detailed internal layouts of apartments in Block A1 (social rent including wheelchair adapted apartments) and A2 (social rent with all apartments enjoying separate kitchens) and Block P4 (private sale). Typical floor plan - apartments X0 Block Number 1 bed flat 2 bed flat 3 bed flat 4 bed flat There are no north facing single aspect apartments, and many of the smaller 1 and 2 bedroom apartments enjoy dual aspect as a result of the block layouts. The apartments have been designed with the following features: every block of flats has its own street address, and its own identity common parts - lifts and staircases - that are shared by a maximum of 8 units on each floor dual aspect for all larger apartments (3 bed +) and many of the smaller apartments efficient layouts, maximising bedroom and living space rooms that are sensibly designed and easy to furnish generous balconies accessed off the primary living space well planned storage and utility areas to free up kitchens and living spaces options in larger apartments for flexibility in living space layouts View from a balcony of the apartment blocks around the Plaza 25

3 This page shows the detailed internal layouts of apartments in Block A1 - Social rent sq m 23.5 sq m 16.6 sq m WCH sq m 12 sq m 8.1 sq m 19 sq m 9.7 sq m 87.8 sq m 10.4 sq m 1.2 sq m 3 sq m AOV 12.2 sq m 1.9 sq m 8 sq m 16 sq m 2.6 sq m WCH 2B 4P 88.2 sq m 1.7 sq m 90.2 sq m 3.1 sq m WCH 1B 2P 66.9 sq m 28.9 sq m 1B 2P 54.7 sq m 1.8 sq m 16.6 sq m 26.3 sq m 18.8 sq m 14.9 sq m 25.1 sq m 13.6 sq m 15.2 sq m Typical floor plan of Block A1 (social rent) 26 MARLOWE ROAD DESIGN AND ACCESS STATEMENT May 2015

4 This page shows the detailed internal layouts of apartments in Block P4 - Private sale. AOV 12.9 sq m 13.5 sq m 29.5 sq m 8.7 sq m 12.7 sq m 9.1 sq m 29.3 sq m 89.7 sq m 89.4 sq m 27.3 sq m 24.1 sq m 12.7 sq m 2 sq m 1B 2P 50.9 sq m 1.1 sq m 1.5 sq m 1.5 sq m 1.6 sq m 2 sq m 2B 4P 0.8 sq m 74.8 sq m 1.5 sq m 23.3 sq m 1.8 sq m 2.2 sq m 1B 2P 50.6 sq m 12.9 sq m 2B 4P 77.1 sq m 0.6 sq m 1.9 sq m 13.3 sq m 29.3 sq m 12.2 sq m 2B 4P 78.8 sq m 27.9 sq m 13.6 sq m 12.3 sq m 12.2 sq m Typical floor plan of Block P4 (private sale) 27

5 4.7 Family homes A masterplan priority has been to provide family homes with private gardens for a large proportion of the development. These are primarily houses, and collectively they create traditional residential streetscapes. These pages illustrate the predominant types of family homes : social rent 4bed-6person terrace houses private sale / social rent 3bed-5person maisonettes (with 1bed-2person apartments above) private sale 3bed-5person terrace houses private sale 3bed-5 person courtyard houses. Social Rent 4 bed, 6 person house (Type AA) 107 sqm All of these homes are 2 or 3 storeys high, in keeping with the local vernacular, and together they create an interesting and varied streetscape. The houses and maisonettes in this scheme feature: a street address for every home a celebrated front door on the street frontage, with a covered porch generous living space opening out onto private rear gardens or side courtyards excellent aspect with large windows to the front, rear, and sides where possible well positioned and proportioned storage spaces, together with dedicated areas for washing machine and utilities efficiently planned layouts to maximise liveable area flexibility in living space layouts, with options for open plan or separate kitchen / diner to living space variety in architectural expression and materials to create a sense of identity for each home whilst creating cohesive streetscapes that draw you through the scheme. Private 3 bed, 5 person house (Type PA) 114 sqm Second Floor Private 3 bed, 5 person house (Type PB) 110 sqm 28 MARLOWE ROAD DESIGN AND ACCESS STATEMENT May 2015

6 Second Floor Private 4 bed, 7 person house (Type PC) 128 sqm Street view of 4 bed 7 person houses Plan showing distribution of house types Private 3 bed, 5 person house (Type PA) 114 sqm Social Rent 4 bed, 6 person house (Type AA) 107 sqm Private 4 bed, 7 person house (Type PC) 128 sqm Private 3 bed, 5 person house (Type PB) 110 sqm Social Rent 3 bed, 5 person maisonette 100 sqm and 1 bed, 2 person flat 55 sqm (Type AM) Social Rent 3 bed 5 person maisonette with 1 bed 2 person flats above (Type AM) 3 bed, 5 person maisonette 100 sqm Second Floor 1 bed, 2 person flat 55 sqm 29