WELCOME. Welcome to the City of London Corporation s second public exhibition for the redevelopment of the former site of the

Transcription

1 WELCOME Indicative view of City of London Primary Academy Islington from Golden Lane Welcome to the City of London Corporation s second public exhibition for the redevelopment of the former site of the The development team includes: Richard Cloudesley School, Golden Lane. The City Corporation is proposing regeneration of the site on Golden Lane to deliver a new school, City of London Primary Academy Islington (COLPAI), for 420 pupils with 38 nursery places. The scheme will also provide 66 much-needed homes for social rent. The new school and housing will be for both the City of London and London Borough of Islington residents. Following consultation in February 2017, the team has made a number of changes to the design. We are keen to hear your views on the April Updated Scheme before an application is submitted to both the City of London and London Borough of Islington. The development team is on-hand to answer any questions.

2 Indicative drawing of the site and surrounding area THE SITE AND ITS HISTORY The site sits across the boundary between the City of London and London Borough of Islington. Following the Second World War, the area between St Paul s and the northern boundary of the City lay bomb-damaged. The County of London Plan allowed this area to retain a mixture of uses with shops, businesses and offices. Some housing was also needed for the small population connected with the City. This led to the creation of the area as an urban village and the development of neighbouring Golden Lane Estate and the Barbican Estate in the late 1950s. Circa Bomb damage in the surrounding area In the late 1960s, the site became home to the Richard Cloudesley School, an outstanding school for pupils with physical disabilities and additional sensory needs. The School has now vacated the site and moved into more modern, purpose-designed buildings on Whitecross Street and Prebend Street. The existing buildings on-site are ageing and there is not enough outdoor space to meet the modern requirements for school buildings. There is great potential to accommodate new, muchneeded educational facilities and housing on-site. Circa Site clearance

3 The site in its surrounding context 2 KEY Site boundary 1 Golden Lane Estate Borough boundary 2 3 St Luke s Conservation Area Bunhill 3 Site 1 THE LOCAL AREA View of site looking down Golden Lane The site is partly within the St Luke s Conservation Area and neighbours the Golden Lane Estate, which is a Grade II listed post war era Housing Estate. The site is also near to Clerkenwell Smithfield Area of Special Character and within the Moorfields Archaeological Priority Area. View of entrance to Hatfield House The City Corporation is working with award-winning architecture practice, Hawkins\Brown, who has extensive experience of working across London and in conservation areas. The design and materials will ensure the new development is sympathetic to its surroundings and flows into the streetscape, with natural pathways to Golden Lane and Baltic Street West. View of site looking down Baltic Street West

4 THE PROPOSALS View of the April Updated Scheme looking towards Golden Lane from the west Through careful spatial planning, the redevelopment will release the site s potential and deliver a new primary school as well as much-needed homes. Both the new school and homes will be for residents of the City of London and London Borough of Islington. The proposals include: A ground plus two storey school for 420 pupils A nursery for 38 children 66 new homes, all for social rent, in a new ground plus 13-storey building High-quality landscaping and greenery Sustainably built and maintained buildings Outstanding design. HOMES FOR SOCIAL RENT London Borough of Islington is committed to seeing 2,000 new affordable homes built in the borough between 2015 and 2019, including 500 new council homes. The City of London is committed to at least 110 additional homes a year up to As all the homes proposed are for social rent, this will make a significant contribution towards local housing stock. The new homes will be delivered through a new residential building on Golden Lane, which is ground plus 13 storeys. There will be a mix of one, two and three bedroom homes.

5 CITY OF LONDON PRIMARY ACADEMY ISLINGTON (COLPAI) Proposed ground floor plan KEY School Hall Classrooms Amenity Space Administrative Offices Special Education Needs Space School Kitchen Store Room Building Infrastructure Rooms Common Areas 1-Bedroom Apartment 2-Bedroom Apartment 3-Bedroom Maisonette Redevelopment of the site will allow the new school buildings to make the best use of the site. All the pupils of the new school will benefit from well-landscaped play space. The variety of levels across the site creates a creative space children can use to learn and explore. The design of the outside space, through different levels and the positioning of the school hall, will have acoustic benefits helping to minimise the escape of noise created in the playground. COLPAI s facilities include: Versatile, multi-purpose outdoor and rooftop play spaces State of the art classrooms and facilities A ground plus part one storey school hall. The school will offer the newly developed City Schools Primary Curriculum that has a specific focus on developing strong skills in English, maths and science. The broad and balanced curriculum fully explores creative approaches to learning. Due to its location, COLPAI will also benefit from strong links with: The City of London s arts and cultural venues, such as the Museum of London City of London School for Girls, The Barbican Library and Guildhall Local businesses, such as through mentoring opportunities, to instil beneficial skills and ethics.

6 BENEFITS OF THE SCHEME Indicative view of City of London Primary Academy Islington from Golden Lane Redevelopment of the site will provide new local infrastructure and facilities for the City of London and London Borough of Islington residents. Key benefits: A new two-form entry primary school New high-quality homes, all for social rent Increased employment and training opportunities for local people in the construction sector. London Borough of Islington estimates that for every 1 invested in construction, a further 2.84 is generated in the wider economy and two new jobs are created for a year, including apprenticeships Improvements to the site s connection with surrounding streets. The physical site boundary is removed and new public space is created, such as a new entrance forecourt to the school Restored street front on Golden Lane with increased natural surveillance Nursery places for 38 children.

7 ACCESS Indicative view of City of London Primary Academy Islington (COLPAI) from Baltic Street West The site has a very high PTAL rating of 6a meaning it has very good transport links. SUSTAINABILITY Improvements by Transport for London means that the site is forecast to be a PTAL 6b rated site by 2021, the highest possible rating. COLPAI will be primarily accessed from two points. A new entrance forecourt on Baltic Street West will be the staff and visitor entrance. The access point on Golden Lane will provide access for school pupils into the playground at the start and end of the day. Dedicated access to the new residential building will be from Golden Lane. Servicing and deliveries to the site will be made from Golden Lane and Baltic Street West. The site will be a car-free development. New residents will be unable to apply for a local parking permit. All elements of the design will be considered in terms of their sustainable credentials. The residential building will connect to the local district heating network Solar panels on the residential building will make a significant contribution to energy provision The school hall and the residential building will feature new green sedum roofs, which will attract wildlife and promote biodiversity The school is designed to achieve a rating of BREEAM excellent.

8 LANDSCAPING Proposed landscaping plan for the site Example landscaping precedent images Landscaping has been carefully considered by B D Landscape Architects. The three elements: Design a variety of play spaces for the new school Complement the new buildings and site boundary with greening Replace existing trees and foliage to rehome key wildlife, such as blackbirds. B D Landscape Architects specialises in creating innovative and hardworking school grounds and has a strong background in designing and delivering valuable and much-loved play and external learning spaces. The play spaces will be multi-use and versatile. They will be across a variety of levels, including rooftop play space.

9 COMMUNITY FEEDBACK The City Corporation held two public exhibitions on Thursday 23 February 2017 at the Golden Lane Community Centre and on Saturday 25 February 2017 on-site at the former site of the Richard Cloudesley School. The public exhibitions were well-attended and the project team were able to discuss the scheme and understand key concerns of the local community. Following the exhibitions and the issuing of the Consultation Feedback Report on 17 March 2017, a number of s, website submissions and letters have been received detailing the local community s feedback on the proposals. We have received feedback from 72 respondents. Here are our key findings: Golden Lane Estate Barbican Banner Street Other Unknown Ranking of top issues: 9 8 February Public Exhibition Attendees Basterfield House 6. Crescent House 2. Hatfield House 7. Great Arthur House 3. Bayer House 8. Cullum Welch House 4. Bowater House 9. Cuthbert Harrowing House 5. Stanley Cohen House = 9 10 = = = 15 Height of the residential building The school hall s location Amenity space The density of the development The design of the neighbouring Golden Lane Estate Potential impact on the allotments Use of the access road The massing of the residential building Height of the school hall Access to sun and daylight Noise and smells from the School Kitchen and its plant Two-form entry is perhaps unnecessary The proposals in relation to local policy Local greenery being lost Noise from the playground

10 COMMUNITY FEEDBACK There is a desperate need for council housing in this area and it is important the land on Golden Lane will be used, partly, for this purpose. I am concerned that if the social housing block is reduced in height and size, then this will be a missed opportunity Great Arthur House resident Whilst supportive of the proposals in general I think there are problems with the school hall hard against the boundary, especially for our community allotments; loss of mature trees and planting Hatfield House resident The view over the allotment is wonderful, however I do feel very sad if I m to lose the view of trees and the light that stream into my bedroom Hatfield House resident There is concern from many residents that the estate will become even noisier and busier with through traffic from the new school and the overspill from Fortune Street park spreading to GLE and the Fishpond area particularly. Echoing on the GLE is notorious and noise levels are often excessive for long periods in the summer.. Stanley Cohen resident Really good to see a scheme that sympathetically answers the need for increased social housing in the city. The provision of the new school is also very welcome. Although the height of the housing is challenging it seems the design has tried to mitigate any issues and respond to the area. Unknown Whilst I support the principal of both a school and some housing on the site, my concern is that the proposal is attempting to develop the site too intensively... Basterfield resident

11 CHANGES TO THE SCHEME Following feedback received to date, the project team has been working to amend and improve the scheme. The project team has taken all comments on-board and amended the scheme where possible to address these concerns. Key Changes: Altered massing of the residential building. The April Updated Scheme will now provide 66, rather than 70, new homes for social rent Reconfiguration to the distribution of units in the residential building with family duplexes moved to the lower levels of the building The location and height of the school hall has been amended. The height of the hall has been reduced from 6.1 metres to 4.5 metres, approximately in-line with the height of the existing school buildings on-site. The proposed school hall s position has moved away from the boundary shared with the Golden Lane Estate allotments The planted boundary between the site and the allotments has been maintained Increased level of sustainable elements with solar panels on the roof of the residential building Green sedum roofs have been incorporated on the school hall and part of the residential building to encourage biodiversity Removal of access point from the Basterfield Access Road Greening to the access road boundary and increased greening across the site.

12 CHANGES TO THE SCHEME View of proposed school hall, looking down the access road The School Hall Following presentation of the February Consultation Scheme, several attendees expressed concern that the school hall s position and height would negatively impact the neighbouring Golden Lane Estate. Attendees were concerned the proposed school hall would: Overshadow the allotments Cause the loss of mature trees Be too tall and detrimental to views. The project team received several suggestions to overcome these issues and found the location of the hall at ground level to the south of the site is preferable as it: Creates sheltered and private play spaces with acoustic benefits Ensures natural daylight reaches all parts of the school Maintains the Hatfield House alignment and creates a courtyard, complementing the ethos of the neighbouring Golden Lane Estate. The scheme has been amended and the school hall has been moved 4 metres from the site boundary and reduced in height from 6.1 metres to 4.5 metres. This brings the following benefits: No affect on sunlight and daylight to the allotments Maintains planted boundary Removal of access point from the Basterfield Access Road Reduces the height of the proposed building to approximately in-line with the height of the existing school buildings on-site, retaining views.

13 CHANGES TO THE SCHEME The Residential Building At the February consultation, several attendees expressed concern that the massing and height of the residential building was too dominating for the streetscape and could impact on light and views. Comments received from the local community expressed great support for more social housing and agreement that the residential building was in the right location. Some suggestions were made: Reduce the height to six storeys, in-line with the neighbouring London College of Fashion Change the massing so it is a stepped design. The scheme has been amended to overcome these issues where possible while still providing a considerable number of new homes for social rent. The massing of the residential building has been altered to create a greater footprint on the northern edge, by London College of Fashion, and a stepped design on the southern end, by Stanley Cohen House. This has led to the loss of some units but will still provide 66 homes (previously 70 homes). This brings the following benefits: Maintains a high provision of homes for social rent More staggered design to complement the neighbouring Golden Lane Estate Retains views through to the neighbouring Golden Lane Estate Diminishes impact on light to Basterfield House residents. Elevation of February Consultation Scheme Elevation of April Updated Scheme

14 TIMELINE February 2017 Public exhibitions 20 April 2017 Second public exhibition for the April Updated Scheme September 2017 Determination of the application Autumn 2017 Contractor appointed September 2019 COLPAI opens at Golden Lane April 2017 Consultation Phase 2 starts 2 May 2017 Consultation Phase 2 ends May 2017 Submission of a planning application to the City of London and London Borough of Islington September 2017 School opens with an intake of 60 reception students, sharing premises with Moreland Primary School Winter 2017 Start of works on-site Spring 2020 Works complete NEXT STEPS We are keen to hear your thoughts on the April Updated Scheme. Please complete a Keep-In-Touch form to let us know your thoughts or send your comments to: Jessica Stewart at Comm Comm UK jessicas@commcommuk.com Comm Comm UK, Berwick Street, London, W1F 8RP We will be receiving feedback until Tuesday 2 May We will review all feedback and refine the design proposals where possible. A planning application will then be submitted to the City of London and London Borough of Islington. CONSTRUCTION The City Corporation will require the construction contractor to be part of the Considerate Constructors Scheme, which ensures the impact of building works on local communities is minimised in terms of noise, traffic, access and hours of operation. The Considerate Constructors Scheme is a national initiative set-up by the construction industry to improve its image. Construction sites and companies registered with the Scheme are monitored against a Code of Considerate Practice.

15 FLOOR PLANS KEY School Hall Classrooms Amenity Space Administrative Offices Special Education Needs Space School Kitchen Store Room Building Infrastructure Rooms Common Areas 1-Bedroom Apartment 2-Bedroom Apartment 3-Bedroom Maisonette Proposed ground floor plan

16 FLOOR PLANS KEY School Hall Classrooms Amenity Space Administrative Offices School Kitchen Store Room Building Infrastructure Rooms Common Areas 1-Bedroom Apartment 2-Bedroom Apartment 3-Bedroom Maisonette Proposed first floor plan Proposed second floor plan Proposed third floor plan Proposed fourth floor plan

17 FLOOR PLANS KEY School Hall Classrooms Amenity Space Administrative Offices School Kitchen Store Room Building Infrastructure Rooms Common Areas 1-Bedroom Apartment 2-Bedroom Apartment 3-Bedroom Maisonette Proposed fifth floor plan Proposed sixth to thirteenth floor plan