Seavington House Champion Hill

Transcription

1 Seavington House Design and Access Statement Submission date: Document number: For and on behalf of: London Borough of Southwark

2 2 Seavington House

3 WestonWillamson+Partners Architects 12 Valentine Place London SE1 8QH Tel Prepared for and on behalf of: London Borough of Southwark Project Name: Seavington House Seavington House and Garages London SE5 Report Name: Seavington House, Design and Access Statement Status: Planning Submission This document has been issued and amended as follows: Issue Description Date Prepared by Reviewed by Approved by 01 Design and Access Statement 13/02/2018 CJ LS PB Seavington House 3

4 4 Seavington House

5 Contents 1. Introduction Purpose of the Design and Access Statement 1.2 Executive Summary 2. The Brief New Homes Programme 2.2 Design Standards 2.3 Feasibility Study 2.4 Planning Policy Considerations 2.5 Existing and Proposed Uses 3. The Site & Context Location and Neighbouring Buildings 3.2 Existing Transport Links and PTAL Rating 3.3 Grain, Scale, Use and Open Space 3.4 History & Previous Development 3.5 Evaluation - Site Appraisal 5. Concept & Development Proposal Overview 6.2 Plans 6.3 Building Scale in Context 6.4 Building Height 6.5 Sections 6.6 Elevations & Appearance 6.7 Accommodation & Amenity 6.8 Landscaping 6.9 Access & Servicing 6.10 Building Services 6.11 Sustainability Strategy 6.12 Structural Strategy 4. Consultation & Process Community Consultation 4.2 Pre-application Meeting 4.3 Southwark Internal Stakeholder Consultation 4.4 Process Seavington House 5

6 Estate Road Seavington House Site Garages 1A Site Layout 6 Seavington House

7 1. Introduction 01. Introduction 1.1 Purpose of the Design and Access Statement This report has been prepared on behalf of the London Borough of Southwark s New Homes Delivery Team who are proposing to redevelop the existing site of Seavington House and garages to deliver 36 new council homes. This report accompanies the full planning application, and should be read in conjunction with accompanying reports. The scheme has been developed with input from local residents who live on and around the estate as well as internal stakeholders within the Council and Pre-Application feedback. 1.2 Executive Summary The proposal at Seavington House and garages is part of the London Borough of Southwark s New Council Homes Delivery programme. This is part of a commitment to deliver 11,000 new homes by 2043 and at least 1,500 new Council Homes by The site comprises a 2-storey block, Seavington House, which houses 10 bedsits which are no longer fit for purpose, and 16 garages which sit lower than street level, with land banked up around them. The site sits within the wider Estate which has four large 5-storey residential blocks set within a generous landscape. The proposals look to retain a significant amount of the existing open space, but make it more usable through the position of the proposed blocks. The proposals have also looked to maintain the tree-line along. The proposal will provide a total of 36 units across two blocks, all of which are for social rent. The unit mix is planning policy compliant, with 61% being 2B+, and 22% being 3B+. All 2 beds are for 4 people and all 3 beds have a maximum of one single bedroom. The key drivers for the design were to maintain, and create more usable open space, to retain significant trees along, and to respect neighbouring homes. Accommodation is spilt across 2 buildings, to be read as blocks within a landscape with a generous landscaped amenity area between the two blocks. The block to the north-east of the site (block A) is further broken down into two smaller blocks to allow views through to the landscape beyond, and the ground floor is set back along to create more space between the pavement and the front of the building. The stair core is expressed as a standalone, lightweight structure between the two parts of the block, so movement up and down this core and onto access decks can activate this space. The block to the west of the site (block B) is set further back from the pavement edge to enable existing trees to be retained, and also has a set back at ground floor to identify the communal entrance. This block extends south down the hill, with level changes enabling a lower ground level, with a south facing unit and servicing facilities for this block. The half landing of the stair core sits outside the building envelope, overlooking the amenity space and activating this elevation. The blocks have an articulated stepped form to create additional views and aspect. This is particularly important for block A as an adjacent approved scheme means that southerly views are not possible. This stepped language continues to block B, creating generous picture windows to living areas. As block A is closer to the street, the top floor is stepped back from the main facade to minimise the impact of the height when read from street level. The set back mass has angled walls to maximise aspect, and to create an interesting roof form. The architecture has a simple logic of external and internal skins. Faces that have been cut back to reveal the inside of the building have a contrasting brick to the main face of the building. Brick detailing has been employed in areas to add an element of craft and to help order facades. Southwark regeneration in partnership logo 2. The Brief 2.1 New Homes Programme In 2014, London Borough of Southwark pledged to build 11,000 new council homes by 2043, with the first 1,500 to be delivered by This scheme forms part of the third phase of the New Council Home s Programme. 2.2 Design Standards The scheme is being developed in accordance with the following design standards that have been adopted by the London Borough of Southwark: L.B.Southwark Design Values L.B.Southwark New Homes Design Standards L.B.Southwark 2015 Technical Update to the Residential Design Standards (2011) Supplementary Planning Document. L.B.Southwark Waste Management Guidance Notes for Residential Development February London Housing Design Guide Secure by Design SELHP Wheelchair Homes Design Guide Seavington House 7

8 (approved, not built) Analysis of surrounding buildings of a similar typology to those proposed 8 Seavington House

9 02. The Brief 2.3 Feasibility Study The design process for this site initially began with a feasibility study prepared by Bell Philips Architects (January 2016) to test the viability of developing the site and to establish the number of units that might realistically be achieved. The feasibility report presented a scheme of two blocks running parallel to, both set back from the street edge. The capacity of the development was 30 units across the scheme with a maximum height of 5 storeys (15m). One of the blocks was located close to the proposed residential scheme at 1A, which may have caused daylight issues. While the scheme managed to maintain the majority of the existing trees, a number of the trees would be affected by the proposed building footprints. 2.4 Planning Policy Considerations Density The site lies within a designated Urban Zone with PTAL rating 6a. The appropriate density in the Urban Zone is considered to be 200 to 700 habitable rooms per hectare Strategic Policy 6 Strategic Policy 6 sets guidelines to ensure that there are homes for people on different incomes within Southwark. The policy requires a minimum of 35% affordable homes in developments with 10 or more units. This scheme is providing 100% homes for social rent, as it is part of Southwark s New Council Homes programme Strategic Policy 7 Strategic Policy 7 sets out dwelling mix requirements for schemes of 10 units or more. Specific requirements for family housing are also set out in Area Action Plans. Major new housing developments (over 10 units) need to provide a mix of self-contained dwelling types and sizes for different household sizes, as follows: A minimum of 60% of dwellings suitable for 3p+ (2B+) A maximum of 5% studio flats (not applicable for homes for social rent) Due to location within the urban density zone, a minimum of 20% dwellings suitable for at least 5p (mix of 3B, 4B or 5B) with directly accessible amenity space Strategic Policy 5 Strategic Policy 5 states that within Opportunity Areas and Action Area Cores the maximum densities may be exceeded when developments are of an exemplary standard of design. However the site does not fall within these designations. The mix of unit sizes is described further in chapter Existing and Proposed uses The site currently comprises 10 bed-sit homes and 16 garages. These structures will be removed to allow for redevelopment. The level changes created in around the garages will need to be reconsidered to ensure level access to new homes. The proposed development will comprise 36 new residential units for social rent, as well as new landscaping. There is no planning policy in place that indicates that this site would be suitable for commercial use. Seavington House Garage Site Site Boundary Panoramic view from the corner of and Seavington House 9

10 Photograph locations 1 View of and junction from Grove Hill Road 2 View from north towards proposal site 3 View from towards with proposal site to the right 4 View of Seavington House from with garages to the left 5 6 View from the estate road within Estate facing Seavington View of Appleshaw House with Seavington House in the background House and the steep landscape with the estate road on the left 10 Seavington House

11 3. The Site 484 to Camberwell 468 to Elephant & Castle 03. The Site & Context 3.1 Location and Neighbouring Buildings 185 to Victoria 176 to Tottenham Crt Rd 40 to Aldgate 42 to Liverpool Street Towards: Dalston/ Sevenoaks/ Rochester/ Dartford Towards: South Bermondsey/ London Bridge The site is located at the junction of and, and sits within the north eastern corner of Estate. The site is at the top of, with land stepping down towards the south. The surrounding buildings on the estate are 5 storeys high, set within a generous landscape. These blocks are finished in a light brown brick with white balcony upstands and red railings. To the immediate south of the site a private developer has obtained planning consent for a terrace of nine 5-storey houses. Further south along, are a number of semi-detached houses, with a 6 storey apartment block at the end of this row of houses. Langford Green is located to the north of the site, with blocks of 3-storeys set back from. Across is a 6 storey housing development, Mary Seacole Court, which matches the scale of the adjacent East Dulwich Estate blocks. Further west along are a number of detached houses and villa-type houses. 68 to Euston Towards: Clapham Junction/ Bedford/ London Victoria Denmark Hill Overground, Thameslink and Southeastern rail Southern Rail P13 to New Cross The existing buildings on site lie between rows of mature trees which contribute to the tree lined frontage along. These trees are an attribute of the area that would need to be considered and maintained where possible. SITE 3.2 Existing Transport Links and PTAL Rating TfL has assessed the level of transport services to the site as PTAL rating 6a. This suggests an excellent level of accessibility to public transport. The site is a 5 minute walk from East Dulwich station which provides train services to London Bridge and south London. Denmark Hill station is a 10 minute walk away, and provides mainline train and London Overground services to central London and south London. A number of bus routes serve, with stops within 2 minute walk of the site. Buses from these stops provide connections to central and south London. The site is well located for walking and cycling, with large open spaces such as Ruskin Park and Green Dale Playing Fields within a 10-minute walk from the site. There are a number of local amenities, including a large supermarket and restaurants further south along, and further restaurants around Denmark Hill Station, all within a 10-minute walk from the site. Larger shopping centres are located nearby at Peckham and Brixton, both of which are easily accessible by train and bus. Lordship Lane, in close proximity to the site has a wide selection of bars, restaurants and retailers. 468 & 68 to Croydon 42 to East Dulwich East Dulwich 185 & 484 to Lewisham P13 to Streatham 176 to Penge 37 to Peckham 40 to Dulwich The site is well located in relation to education establishments, with 6 nurseries and 7 primary schools within a 10 minute walk and 5 secondary schools within a 20 minute walk. Diagram showing transport links within the vicinity of the site Towards: Wimbledon/ Beckenham Junction/ West Croydon 3.3 Grain, Scale, Use and Open Space The adjacent diagrams analyse the grain, scale, land use and open space around the site Grain and scale - the predominant typology in the area is terraced housing, and purpose built housing. Most of the buildings are low-medium rise, however there are a number of taller buildings, notably the 6-storey buildings to the east of the site along. The site is part of estate, which is made up of buildings that are 5 storeys high. Land use - the area is largely residential, with a few community uses and schools nearby. Open space - the site enjoys ample open space nearby, most of which is to the south around Champion Hill Estate. The general nature of the green and open space is in and around housing blocks giving a sense of buildings within a landscape as buildings are generally set back from road edges. Grain & Scale 1 storey Use Community Open Space 2 storeys Housing 3 storeys Education 4 storeys 5 storeys 6 storeys Seavington House 11

12 Seavington House Seavington House 198 History & Previous Development In the late nineteenth century the site was occupied by large semi-detached houses along with gardens stretching down the hill, gaining views across the local area. The surrounding area was also largely detached and semi-detached houses or villas. Site The tram route came to in the 1880s, with horse-drawn trams being replaced by electrical ones in This transport route brought more people to the area, and housing continued to be built. Seavington House 1950 The built form of the area changed little until WWII when bombs were dropped on London. The damage caused to many of houses made the area around the site ripe for redevelopment. The Estate was built in the 1960s, although Seavington House appears slightly later than the surrounding buildings. Seavington House 1910 Location of dropped bombs during World War Two Grove Hill Rd Grove Lane Grove Lane Grove Hill Rd Grove Hill Rd Grove Lane Site Site Site Large houses and gardens occupy the site A tram route has been established along Site remains unchanged, the larger blocks of the East Dulwich Estate and a school is built on the opposite side of. Further houses are built on the west side of Seavington House 1960 Grove Hill Rd Grove Hill Rd Grove Hill Rd Grove Lane Grove Lane Grove Lane Landmark Information Group Ltd and Crown copyright FOR EDUCATIONAL USE ONLY. Landmark Information Group Ltd and Crown copyright FOR EDUCATIONAL USE ONLY Scale 1: Feb 01, : Ani Markova University of Westminster 200 m m While the site is empty, the remainder of Estate has been built. The above bomb map shows that bombs were dropped in close proximity to the site, indicating why the area was chosen for the location of the new estate The current Seavington House and garages have appeared on the site Site in its current configuration 12 Seavington House Site Site 100 Projection: British National Grid Projection: British National Grid Site Scale 1: Landmark Information Group Ltd and Crown copyright FOR EDUCATIONAL USE ONLY Scale 1: Projection: British National Grid m Feb 01, :49 Ani Markova University of Westminster

13 03. The Site & Context 3.5 Evaluation Site Appraisal Following our assessment of the previous design approaches to the site and analysis of the existing site and history of development in the area, we identified a number of Constraints and Opportunities which have informed our own design approach to the scheme. Constraints Opportunities 01. Noise 03. Distances 05. Open Spaces 07. Sunlight is a busy 4-lane carriageway. This will need to be taken into account to ensure new homes are of high quality. A 5-storey residential block is proposed in the plot directly to the south. Southwark guidelines on distances between development should be considered to avoid issues of overlooking and overshadowing. Open spaces are generous and provide positive outlooks, however lack of definition means they are not used to their full potential. New development should create well-defined and usable amenity spaces. The design must ensure that each unit has sufficient access to daylight and sunlight, whilst not blocking light from surrounding buildings. 02. Trees 04. Varying Scales and Typologies 06. Site Organisation 08. Views and overlooking Trees are to be respected as they contribute to the tree lined condition of The surrounding built environment has a range of building sizes and typologies. The proposed development should positively respond to the context. The proposal should respond positively to street frontages, and the prominent junction of and. New development here presents the opportunity to create a more defined spaces at this junction. The green outlook to the south of the site should be embraced. Any development must be sensitive to the views of adjacent buildings, including the proposed development to the south east. Seavington House 13

14 Edgar Kail Way Dog Kennel Hill Estate Grove Lane Champion Hill Estate Site Site Bromar Road Grove Lane Grove Hill Road Site Location in Broad Context Dog Kennel Hill Primary School Site Location in Immediate Context Map from 1896 shows large houses and gardens occupying the site Grove Lane Site Site Grove Hill Rd Grove Hill Rd Map from between some large houses consolidated into hotels The green outlook to the south of the site should be embraced. Any development must be sensitive to the views of adjacent buildings, including the proposed development to the south east. The design must ensure that each unit has sufficient access to daylight and sunlight, whilst not blocking light from surrounding buildings. The site has two garage buildings sunken into the ground - partly due to the change in level from towards the south, and partly because the land has been built up around the buildings to shield them from view from the surrounding streets. The garages are accessed from a road leading off, which runs between the garages and residential building. There is a bridge link that connects the roof of the garages to the residential development, however this appears to be inaccessible. 4 5 The proposal should respond positively to street frontages, and the prominent junction of and, whilst creating well defined and usable public and private open space Section through garages Section through Seavington House Aerial view of the site and immediate context The proposal should provide a positive response to the level changes across the site. Views to the south should be embraced and mature trees protected. Height relationship to the surrounding buildings should be considered. Re-use of the existing excavated land for the garages should be considered. The existing two storey building is set back from to the north, with a footpath running along the front of the building next to a grassed area that sets it back from the road. The level drops dramatically to the south-east of the building, where there is generous open space Ground Level Plan Section A - A Appleshaw House Section B - B Ground Level Plan Section A - A Appleshaw House Section B - B Ground Level Plan Section A - A Appleshaw House Section B - B Possible part lower ground level (excavation required) Proposed adjacent building beyond Langford Green Tree lined avenue stops at terraced block Proposed adjacent building beyond Buildings set back from pavement in keeping with character of context Proposed adjacent building beyond Continuation of tree lined avenue along Proposed adjacent building in front (faded for clarity) Proposed adjacent building in front (faded for clarity) Continuation of tree lined avenue along Proposed blocks have relationship to each other Block shift to step around road Lower Ground Level Plan Proposed adjacent building in front (faded for clarity) Two blocks set within landscape - in keeping with existing estate style Large open space difficult to define Blocks set back from pavement - a common feature with surrounding developments Terrace block right up against pavement - not in keeping with surrounding buildings and privacy issues Difficult to achieve 21m gap with good home layouts within block Block too close to adjacent proposed building Appleshaw House Appleshaw House Appleshaw House Dog Kennel Hill School Dog Kennel Hill School Dog Kennel Hill School Blocks broken up and rotated to create block set within landscape Blocks are staggered to allow for multiple views out. No windows required on end wall - smaller distance can be left Open spaces are more defined Section C - C Section C - C Section C - C Proposed adjacent building Proposed adjacent building Proposed adjacent building Level 1-3 Level 4 Level 1 & 3 Level 2 & 4 Level 1-3 Level Grove Lane 172 Grove Lane 172 Grove Lane Apartments with central core - Maisonettes above apartments - Apartments with central core Apartments with central core 1 Bed Units 8 22% 2 Bed Units 21 58% 3 Bed Units 7 19% TOTAL UNITS 36 Height - Max 5 storeys Smaller blocks set within the landscape Blocks pulled away from street to continue line of trees on. Central circulation to provide units with views in multiple directions SW block is 4 storeys, NE block is 5 storeys - stepping up to provide strong marker at junction The staggered block allows for views out in multiple directions away from the adjacent proposal. Blocks can be closer to adjacent proposed building as a result. Stronger relationship between proposed blocks More defined open spaces are created SW block makes the most of the hill level change by including a half lower ground floor. NE block is pulled away from corner to avoid distruption with pedestrian flow and services Likely to require relocation of some trees A 1 Bed Units 9 26% 2 Bed Units 20 57% 3 Bed Units 6 17% TOTAL UNITS 35 Height - Max 5 storeys Two adjoined blocks to avoid one large building on site Terrace block pushed towards street to create stronger street frontage. Central circulation in west block to provide units with views in multiple directions Maisonettes off circulation deck achieve units with views in multiple directions due to the loss of the circulation deck on the upper floor. The unit can extend to both sides. Tree lined avenue continues up until terrace block SW block is 4 storeys, NE block is 5 storeys - stepping up to provide strong marker at junction Difficult to achieve an appropriate gap between proposal and adjacent building to avoid issues of overlooking. Terrace block right up against pavement which could lead to issues of privacy and is out of keeping with surrounding building styles. Likely to require relocation of trees A 1 Bed Units 7 19% 2 Bed Units 23 64% 3 Bed Units 6 17% TOTAL UNITS 36 Height - Max 5 storeys Two smaller blocks set within landscape Blocks pulled away from street to continue line of trees on. Central circulation to provide units with views in multiple directions SW block is 4 storeys, NE block is 5 storeys - stepping up to provide strong marker at junction Defined open spaces between blocks Blocks have a relationship with each other Distance between proposed blocks too close in terms of outlook Rear wall of Block B set back 12m from rear of adjacent proposed scheme, and will require windows - possibly too close (in terms of outlook rather than overshadowing) Likely to require removal of trees A B Section Levels B Section Levels Section Levels B C A C A A C B B B C C C Ground Level Plan Section A - A Appleshaw House Section B - B View Locations 7 Possible part lower ground level (excavation required) 8 Buildings set back from pavement in keeping with character of context Proposed adjacent building beyond 2 4 Continuation of tree lined avenue along Proposed blocks have relationship to each other Block shift to step around road Lower Ground Level Plan Proposed adjacent building in front (faded for clarity) Wheelchair units on ground floor with parking adjacent Appleshaw House Dog Kennel Hill School Blocks broken up and rotated to create block set within landscape Blocks are staggered to allow for multiple views out. No windows required on end wall - smaller distance can be left Open spaces are more defined Section C - C Proposed adjacent building Level 1-3 Level Grove Lane Apartments with central core 1 Bed Units 8 23% 2 Bed Units 19 54% 3 Bed Units 8 23% TOTAL UNITS 35 Height - Max 5 storeys Smaller blocks set within the landscape Blocks pulled away from street to continue line of trees on. Central circulation to provide units with views in multiple directions SW block is 4 storeys, NE block is 5 storeys - stepping up to provide strong marker at junction The staggered block allows for views out in multiple directions away from the adjacent proposal. Blocks can be closer to adjacent proposed building as a result. Stronger relationship between proposed blocks More defined open spaces are created SW block makes the most of the hill level change by including a half lower ground floor. NE block is pulled away from corner to avoid distruption with pedestrian flow and services Likely to require relocation of some trees A Section Levels B A C B C Community Drop In Project Group Meeting 1 Project Group Meeting 2 Location Massing Studies Massing Studies Individual blocks within landscape Two Rectangular Blocks WORK IN PROGRESS Unit Mix WORK IN PROGRESS Unit Mix Langford Green 170 Grove Lane 170 Grove Lane 1-6 Champion Hill Langford Green 47 Champion Hill Langford Green Appleshaw House 33 Langford Green 172 Grove Lane Proposed adjacent building No. 1 No. 2 No. 3 No. 4 No. 5 No Mary Seacole Court 1-35 Walcot House Summary 1-6 Champion Hill Langford Green 47 Champion Hill Langford Green Appleshaw House 33 Langford Green 172 Grove Lane Proposed adjacent building No. 1 No. 2 No. 3 No. 4 No. 5 No Mary Seacole Court 1-35 Walcot House Summary 1. Existing accommodation within 2-storey building 1:500 Typologies 1:500 Typologies 2. Sunken level with access to garages 3. Adjacent site with planning permission to build new residential units - 5 storey scheme of 9 houses 4. Steep change in level to south-east side of the site - open space has significant number of mature trees 5. Neighbouring properties to be respected Seavington House Community Consultation Drop-In Seavington House Community Consultation Drop-In Seavington House Community Consultation Drop-In Site History Existing Site Massing Studies Proposal Views Continuation of terrace WORK IN PROGRESS Unit Mix Langford Green Langford Green 170 Grove Lane Langford Green 33 Langford Green 172 Grove Lane Summary 1-6 Champion Hill 47 Champion Hill Proposed adjacent building No. 1 No. 2 No. 3 No. 4 No. 5 No Mary Seacole Court 01. Light & Views 02. Site Organisation 03. Topography 1-35 Walcot House 1. Corner of and 2. View looking down 3. View between proposal and adjacent proposed building introducing a green space 4. View from Estate looking up towards proposal Appleshaw House 1:500 Typologies 5. View up looking towards corner 6. View up 7. View down 8. View from Langford Green estate 04. Existing Garages 05. Existing Residential Development Seavington House Community Consultation Drop-In Seavington House Community Consultation Drop-In WORK IN PROGRESS Seavington House Community Consultation Drop-In Boards that were presented to residents on 22/09/16 Massing Studies Individual blocks within landscape 170 Grove Lane WORK IN PROGRESS Unit Mix Boards that were presented to residents on 18/01/17, along with initial facade studies and 1:100 site sections which are included later in this report 33 Langford Green 172 Grove Lane Langford Green 1-15 Mary Seacole Court Summary 1-6 Champion Hill 47 Champion Hill Proposed adjacent building No. 1 No. 2 No. 3 No. 4 No. 5 No Walcot House Appleshaw House 1:500 Typologies Seavington House Community Consultation Drop-In Photo taken at consultation event Boards that were presented to residents on 23/11/16 14 Seavington House

15 4. Consultation & Process 04. Consultation & Process The design has been developed through community consultation, in accordance with Southwark s Charter of Principles. A pre-application meeting with Southwark s planning department has also enabled us to gain early feedback in relation to how the emerging proposals were meeting local planning requirements. Knowledge and experience within the wider client body has also been captured through consultation with internal stakeholders within Southwark council, such as Building Control, Housing and Estate Management Teams, Maintenance Teams and Highways Engineers. This has enabled us to feed in their real-world experience of managing and maintaining Southwark s building stock into the design process. Our internal design review process has rigorously tested emerging proposals throughout their development - considering wider benefits to the surrounding area, right down to finer details and buildability. 4.1 Community Consultation In 2014 L.B.Southwark (LBS) agreed a Charter of Principles that would determine how it would work with residents to deliver the New Council Homes programme. Commitment was made to consulting residents for each scheme through establishing Project Groups of interested residents to meet regularly to work with the council to develop the scheme proposals. Local knowledge of residents has proven to be very valuable input into the design process Community Consultation Drop-In Meeting 22nd September 2016 This was an initial open meeting intended to gauge the level of community interest in the proposals and to try and identify individuals interested in joining the ongoing Project Group. 12 people attended (in addition to members of the project team) on the evening spread over a 3-hour period. Residents who attended the consultation event completed questionnaires prepared by LBS. The forms were analysed and key points revealed through the questionnaires were that the majority of residents were in support of the site being redeveloped, and residents felt they had been provided with sufficient information at the event. WW+P presented 2 A1 display boards covering the following topics: Location the site in its context. Notable existing features to be retained. Site History a look at the development of the existing area and the diversity of typologies across the site Existing Site - site analysis and site photos looking at key opportunities and constraints In addition a sketch massing model was presented showing the existing conditions of the site. The following is a summary (based on WW+P s internal notes) of the verbal feedback received at the meeting: The site as a development area was well received. People felt the existing building (Seavington House) was not visually pleasing and would benefit from redevelopment. There were queries about the height of the building that might be proposed. There was a desire for the new proposal to be set back from the pavement edge and to keep the tree lined nature of the site along. This would also help with safety as there was a general concern about safety at the busy junction at and Project Group Meeting 23rd November 2016 This was the first meeting of the Project Group that was formed after the initial community consultation drop-in event. In addition to members of the project team it was attended by 4 group members as well as Lockhart Murdoch, acting as a Tenant s Friend on behalf of Southwark. WW+P gave a brief update on how the design had developed since the initial drop-in meeting and handed out packs containing 3 proposal studies with sketch elevations and presented a massing model within the site model of the preferred study of the scheme. The following is a summary (based on WW+P s internal notes) of the verbal feedback received at the meeting: Concern was raised about the juxtaposition in height of the 5 storey proposal in comparison to the 3 storey buildings on the opposite side of. Residents considered that the height on this corner would seem taller due to the site being at the top of the hill. There were some concerns about the distance between the Seavington House development and the proposed development at 1A, and the effect on the privacy and daylight of the adjacent proposed scheme. Some residents felt that the proposals were too close to the pavement edge, which is not in keeping with some of the surrounding properties Project Group Meeting 18th January 2017 The second Project Group Meeting was held on the 18th of January In addition to members of the project team, it was attended by 4 group members as well as approximately 5 other local residents. WW+P gave a brief update on how the design had developed since the last project group meeting and went through some eye level views to understand the proposal in context. This was presented alongside initial elevation studies for the proposal. The following is a summary (based on WW+P s internal notes) of the verbal feedback received at the meeting: Some residents still felt that 5 storeys was too tall at the junction of and Other residents counteracted this with the view that the area is very varied in character, with a mix of low and tall buildings, and that the site could take more mass There was concern that the building was too close to the pavement edge, and that this would affect safety along There was concern that building at the corner of the site would impede views towards from Residents had further queries about some of the more detailed aspects of the scheme such as drop off and deliveries and elevational details There were some concerns about the loss of the open green space and the loss of the openness of the site currently as well as a concern about the lack of car parking on the site when parking is already minimal. Seavington House 15

16 Plan of the building along Scale 1:100 Section A Scale 1:100 Brick colonnade Building beyond Low boundary fencing and planting NOTE: 2 parking spaces shown are for the wheelchair accessible homes. There will be no further parking provided at this development Victoria Street, Stiff and Trevillion Conjunto Volcanes, Santos Creativos + Taller A Blackfriars Circus, Maccreanor Lavington Hill Street, Gort Scott Section B Scale 1:100 B Building behind Brick colonnade Low boundary fencing and planting Blackfriars Circus, Maccreanor Lavington Solid vs. void study Building height study Building set back study Building base study A drop-in consultation for the wider public was held on the 6th March 2017 to ensure that the wider community had a chance to view and comment on the developing proposals. Positive comments were received in response to the changes to the massing which included setting back the ground floor of both blocks to maintain a sense of openness along, and setting back the top floors to reduce their impact from street level. Residents acknowledged that their is a variation in building height in the neighbourhood. There was a mix in responses regarding building height - some think that a lower building would be more suitable in this location, others consider the proposed massing acceptable. There was a positive response to the emerging architectural appearance of the proposal. Some of the brick detailing examples presented interested a number of visitors. Some residents from Estate raised concerns about the loss of parking as a result of the garages being removed. They also had concerns that the existing estate road will become more congested due to more people living on the estate. In response to the point above, the design team confirmed that residents who currently rent the garages will be offered alternative locations. New residents will not be eligible for on-street parking permits. The new homes delivery team will be working with parking services to ensure parking control on Estate is enforced, so that existing residents can still park on the estate. There was a query relating to the existing road arrangement at the junction of and, and whether it could be modified to create a more gentle turn, which might help calm traffic. In response to this point, the design team explained that the Highways Team deal with overall road arrangement, and as such it is not in the remit of this project to make such changes. It was also noted that this is a traffic controlled junction, so the chance of traffic hazards is greatly reduced. BLOCK B Ground floor along set back to increase distance from pavement, and to increase sense of openness when walking along the street. Set back at ground floor of block A will allow oblique views around the corner at the junction of and. BLOCK B Block B pulled further back from pavement edge to give existing trees more space. Ground floor of block A also pulled back as a result of removing the wheelchair units and associated parking. Scale A1 Scale A1 Wheelchair unit BLOCK A BLOCK A Wheelchair unit A pre-application meeting was held on 21st April with Southwark s Planning Department. Formal written feedback was received by the design team on 15th June. At 4 full storeys with a set back 5th storey, the height of the blocks match that of existing buildings in the area. Massing and arrangement logical and acceptable, as they address the street and have an appropriate presence at the corner. Highly articulated south elevation of eastern block ensures southerly views are avoided. The resulting symmetrical arrangement gives the scheme a confident urban presence reminiscent of the paired villas on Grove Lane. Scale, massing and arrangement are considered to be acceptable. The planning officers are satisfied that this proposal is acceptable in its urban form and arrangement. Stock brick material for external skin is considered to be appropriate considering the context. The use of brickwork panels to break up the facades is welcomed and encouraged to add interest and texture. The exposed core in the eastern block should have some enclosure and be clad in a durable high quality material that would make it appear light and transparent. Design is well mannered with facades that are simple but well composed, and care has been taken to avoid overlooking to the south. Ground floor of the western block to be re-examined to avoid large areas of blank frontage on the principle elevations. Quality of detailing vital, typical bay studies to be submitted as part of the submission. With a density of 486 habitable rooms per hectare, the proposal falls within the expected density range of for this area, as set out within Southwark s Core Strategy Policy 5. The mix of unit types (ie. 1 beds, 2 beds and 3 beds) meets planning policy. As this proposal forms part of the wider direct delivery program to provide 11,000 much needed new council homes, it is considered that this scheme at 100% social rent is acceptable. Top floor of both blocks set back to minimise sense height when viewed from street level. Angled walls explored to embrace and focus views of the surroundings, and to create an interesting roof form. VIEWS TO LANDSCAPE Overall unit layouts appear to be in accordance with Southwark s housing standards. All units are dual aspect apart from the 1 bed units to the south of the eastern block- measures be incorporated to increase outlook to the east and the west, with interventions such as angled windows and set backs. The planners noted that the provision of two wheelchair units does not meet the required 10% wheelchair adapted homes. However, they also noted that the site s location on a very steep hill and the site constraints associated with providing suitable off-street parking, it is considered reasonable to reduce the level of wheelchair accommodation provided in this instance. An early assessment of the sunlight and daylight impact indicates that the proposed development does not detrimentally impact adjoining buildings within a planning context and a report is being finalised for submission with the application A noise and vibration assessment should also be submitted. The tree officer stated that the preferable option would be to retain at least two of the trees located to the back of the edge of the footway on as they are important to the street scene. Revised site layout following the pre-app feedback retains the most significant and valuable trees along, and a group of large trees between the proposed buildings. 8 category C trees and 5 category B trees would be lost, and we aim to re-provide trees of a similar size as part of the proposed landscaping. Concern about the location of the proposed car parking spaces for the accessible units, accessed directly from busy. The arrangement of the spaces meant that vehicles could not enter and exit in forward gear. Pavement crossover and proximity to the junction with also makes the arrangement unacceptable. Alternative arrangements should be explored that don t use the public highway. The use of the estate road was discussed, however the steep incline would make this route inaccessible to wheelchair users. Cycle parking at ground floor is accepted, and planners would like further detail on the number provided. Landscape continues between blocks Lift moved within building mass Core of block A rearranged to increase views between the two buildings. Lift moved to sit within the building mass, so only staircase and decks stands between the two blocks. Scale A1 Scale A1 Christ s College School, DSDHA Abode, Proctor Matthews Maccreanor Lavington, Blackfriars Circus K71 Building, C.A.I.S. Architects Maccreanor Lavington, Blackfriars Circus Maccreanor Lavington, Blackfriars Circus Balconies set within the building mass to achieve purer mass, and to enable the articulated step in plan be read. Corner balconies maximise aspect and views for the larger units. Services moved to lower ground Prominent glazed corner entrance Core of block B rearranged to create a more prominent entrance from, and to activate the communal amenity space with the circulation within the building. Services moved to lower ground floor. 1. Respond to street frontages and existing building alignment 4. Mass broken down to increase openness and views through buildings 7. Ground floor of building set back to increase distance from pavement edge 2. Building footprints arranged on site to provide usable open space between buildings 5. Verticality of core expressed 8. Top floors set back to minimise impact of height from street 3. Building mass aligns with adjacent buildings 6. Mass staggered to avoid overlooking to adjacent blocks and to further break up mass 7 Plan of the building along Scale 1:100 Section A Brick colonnade Building beyond Low boundary fencing and planting Scale 1:100 NOTE: 2 parking spaces shown are for the wheelchair accessible homes. There will be no further parking provided at this development 9 12 Elevation Precedents - building base, middle and top Victoria Street, Stiff and Trevillion Conjunto Volcanes, Santos Creativos + Taller VIEWS TO LANDSCAPE A Blackfriars Circus, Maccreanor Lavington Hill Street, Gort Scott Articulated building form emphasised B Section B Building behind Brick colonnade Low boundary fencing and planting Scale 1:100 Blackfriars Circus, Maccreanor Lavington Development Studies Solid vs. void study Building height study Building set back study Building base study A selection of boards presented at the drop in consultation event Seavington House Community Consultation Drop-In Seavington House Community Consultation Drop-In Seavington House Community Consultation Drop-In Widen blocks to create inset balconies and pull blocks back from pavement 04 Bring extrusions to ground 07 Create interest in roof line of 5th floor Set back upper floors to minimise impact of height from 02 street 05 Create interest with 5th floor set backs Wrap bays around blocks with interesting roof form at 5th 08 floor Two blocks with wrap-around extrusions Wrap bays around blocks with interest at 4th floor parapet Four stepped blocks with extrusions coming to ground, and interest at 5th floor set backs 20 Seavington House WestonWilliamson+Partners LLP February 2017 Study 01-5 storeys / 5 storeys / 4 storeys - massing elevation and 3D view from junction of and Grove Hill Road Study 02-6 storeys / 6 storeys / 4 storeys - massing elevation and 3D view from junction of and Grove Hill Road Section through Royal Road and 9-16 Rutley Close facing South Study 03-6 storeys / 5 storeys / 4 storeys - massing elevation and 3D view from junction of and Grove Hill Road Study 04-5 storeys / 4.5 storeys / 4 storeys - massing elevation and 3D view from junction of and Grove Hill Road 22 Seavington House WestonWilliamson+Partners LLP February Seavington House WestonWilliamson+Partners LLP February Community Drop In Project Group Meeting 3 Pre Application Meeting Massing Concepts Design Feedback Massing Concepts 01. Drop-in Consultation 02. Pre-Application Meeting Positive response to modifications to massing - set Development of the site for 35 new affordable homes is acceptable in principle. backs at ground and fourth floor Site layout, massing and design has been carefully considered and makes a positive response to the site Concerns about loss of parking, and impact of and context. new development on parking within Estate Single aspect 1-bed units to be examined to ensure that a high standard of accommodation is achieved in terms of outlook, light and amenity space. Positive response to sketch elevations and architectural detail precedents Consideration should be given to the enclosure of the open core area of the eastern building, and the rearrangement of the ground floor of the western building to avoid large areas of inactive frontage. 1. Respond to street frontages and existing building alignment 4. Mass broken down to increase openness and views through buildings 7. Ground floor of building set back to increase distance from pavement edge Request that block B be set back further from to allow space for existing trees. Relationship of Buildings to Road Provision of wheelchair units to be carefully considered as their access to suitable parking is limited. Updated Massing Height Scale, Massing and Arrangement Housing Quality 2. Building footprints arranged on site to provide usable open space between buildings 5. Verticality of core expressed 8. Top floors set back to minimise impact of height from street 3. Building mass aligns with adjacent buildings 6. Mass staggered to avoid overlooking to adjacent blocks and to further break up mass 7 Seavington House Community Consultation Drop-In Appearance Parking Road Arrangement 14 Detailed Design Density Housing Mix and Tenure Amenity Impacts Trees Transport and Servicing Building Appearance Seavington House Community Consultation Project Group Drop-In Meeting Relationship of Buildings to Road Key Changes 01. Set Back Ground Floor Oblique views across corner 02. Set Back Top Floor Angled views to maximise outlook 03. In-Board Balconies Dual aspect balconies Block B Set Back 05. Block A Core 06. Block B Core Seavington House Community Consultation Drop-In Seavington House Community Consultation Project Group Drop-In Meeting Building Appearance Elevations WORK IN PROGRESS Elevation Development Studies Materiality We have started to develop early thoughts in relation to materiality. As stated at the start of this section, we are proposing the use of brick to fit in with the surrounding context. Early studies looked at creating variation across the blocks, or the different parts of the blocks, as shown in the adjacent diagram. However as the massing has developed, we are now looking to create variation in materiality through the base, middle and top elements, as well as the expressed core of the eastern block. With these changes occurring within each block, we think that each of the blocks should have the same variations so that they are read as a composition of buildings. Block A East Elevation, from Block B East Elevation Precedents - building base, middle and top Block B West Elevation, from Estate Road West elevation, block B ground and first floor detail Seavington House Community Consultation Drop-In Angled window reveal Protruding brick detail Glazed brick Glazing strip Angled bricks Top floor set back Seavington House Community Consultation Project Group Drop-In Meeting Some of the boards that were presented to residents on 06/03/17 Some of the boards that were presented to residents on 19/07/17 Selected pages from the pre-application report 16 Seavington House

17 04. Consultation & Process Drop in Consultation 6th March 2017 A drop-in consultation for the wider community was held on the 6th March 2017 to ensure that the wider community had a chance to view and comment on the developing proposal. Sketch elevations were presented to show indicative appearance along side material examples and development sketches. The updated massing was shown with a set back at ground floor away from the road based on residents concerns raised at the previous consultation. The massing principles of the project were explained so that the wider community could understand the process behind the overall massing. There was a positive response to the modifications to the massing and the set backs at the ground floor and fourth floor There was a general concern about the loss of parking and the impact the new development might have on parking within Estate There was a positive response to sketch elevations and architectural detail precedents Project Group Meeting - 19th July 2017 The third Project Group Meeting was held on the 19th July In addition to members of the project team, it was attended by 6 project group members. WW+P gave a brief update on how the design had developed since the last project group meeting as well as summarising the information that was presented at the drop in event held in March. This was presented alongside initial elevation studies for the proposal as well as more detailed floor plans, indicative landscaping and updated 3D views around the site. The following is a summary (based on WW+P s internal notes) of the verbal feedback received at the meeting: Residents responded positively to design changes that incorporated set backs at the ground and top floors and felt it responded to the constrained site There was some concern about the lack of car parking The distance to the proposal to the south was questioned - where it was confirmed that there is a 12m distance between the two proposals and no outlook towards the adjacent scheme. A resident questioned the status of proposals to alter the arrangement of (to make it one-way or access only) following consultation held in The design team explained that they would check the status of the proposals, but that the design had to work with the current road arrangement Drop-in Consultation - 25th September 2017 The final drop-in consultation for the wider community was held on the 25th September 2017 to ensure that the wider community had a chance to view and comment on the proposal that would be submitted for planning. Final CGI images, schedule of accommodation, elevations and landscape proposals were presented. Feedback was as follows: 4.2 Pre-application Meeting - 21st April 2017 The team presented the emerging scheme at a pre-application meeting with L.B.Southwark s planning department in mid-april. The meeting was attended by Amy Lester (Case Officer), Martin McKay (Design and Conservation Officer), the client, the Employer s Agent, the planning consultant and the architects. The pre-application material presented the proposed site layout, building massing, internal layouts and early thoughts on building appearance. These proposals were presented alongside the design development process to date. Formal feedback was received on 14th June Overall the feedback was supportive of the scheme, and recognised the potential of the scheme to provide high quality new residential accommodation as part of Southwark s New Council Homes delivery programme. The overall approach to site layout and massing and initial elevational concepts were supported. Further detailed comments can be summarised as follows: Site layout, massing and design has been carefully considered and makes a positive response to the site and context. Single aspect 1 bed units to be examined to ensure that a high standard of accommodation is achieved in terms of outlook, light and amenity space. Request that block B be set back further from to allow space for existing trees Provision of wheelchair units to be carefully considered as their access to suitable parking is limited Consideration should be given to the enclosure of the open core area of the eastern building, and the rearrangement of the ground floor of the western building to avoid large areas of inactive frontage 4.3 Southwark Internal Stakeholders Meetings A number of meetings were held with Southwark s internal stakeholders to review the emerging proposals: 6th September Fire Safety 6th September Building Control 6th September 2017 Housing / Asset Management 19th September 2017 Design Briefing Meeting (with ward members and lead Councillors) These meetings provided valuable input on the design of the cores and servicing areas, particularly in terms of means of escape and servicing strategies. Many residents responded positively to the final images of the proposal and felt it was a good use of the site There was concern from some residents about the number of people that would be living in the development and the impact it might have in terms of noise and parking stress. Some residents were apprehensive about the height of the proposals The safety of for pedestrians was a concern to some residents Seavington House 17

18 Continuation of tree-lined avenue along Blocks set back from pavement - a feature that is common with surrounding development Two blocks set within the landscape - in keeping with the typology of the existing estate Block too close to adjacent proposed building Two rectangular blocks Aerial view of context View at and junction Aerial view facing south down hill Tree-lined avenue stops at terraced block Relationship between the two building typologies is not clear Frontage on Dog Kennel Hill m distance achieved between terrace and proposed adjacent block Apartment block and terrace Blank gable end to allow building closer to proposed adjacent property Aerial view of context View at and junction Aerial view facing south down hill Tree lines avenue stops at terrace block Terrace block right up against pavement - out of keeping with surrounding buildings and privacy issues Large open space - difficult to define Continuation of terrace Difficult to achieve 21m gap with good layouts of homes within block Aerial view of context View at and junction Aerial view facing south down hill 18 Seavington House

19 4.4 Process 04. Consultation & Process Presented on this page are three early iterations of the scheme that followed on from analysis of the site and the capacity study scheme. These early studies enabled us to establish the key design concepts that we have taken forward to the proposal Two Rectangular Blocks Our initial studies looked at two apartment blocks on the site. The blocks have efficient layouts with central cores and 4 dual aspect units per floor. The blocks are pushed back from the pavement edge to enable planting and the retention of some existing trees. The positioning of the two blocks creates a break in built mass along, and a defined amenity space between the two blocks. The eastern block is proposed at 5 storeys, in line with the proposal to the south and development to the east, and the western block is 4 storeys which aligns with neighbouring building to the west, which is 5 storeys but further down the hill. This step up in height also creates a stronger block on the main junction of and. The drawbacks of this proposal is that the eastern block is too close to the proposed scheme at 1A. The proposal achieves a 12m distance, but the block requires outlook on the southern facade. The distance between the two proposed blocks on the development site is also close, which may cause issues of overlooking. The proposal would require the removal of some trees, but does maintain a number of the mature trees within the site. This scheme achieves c.36 units with a compliant mix of units Apartment Block and Terrace In order to overcome the issue of proximity to the proposed building to the south, we started to explore the provision of a terrace along the eastern part of the site, with an apartment block to the west. The terrace is much more slender in form, and set along the street frontage to increase distance to the adjacent scheme. This option looks at returning the terrace along to achieve frontage along this major road, and address this prominent corner. Apartments would be contained within this return part of the block, and the height steps up from 4 to 5 storeys to respond to the taller buildings across the carriageway. To the west of the site is a square 4 storey apartment block, again with a centralised core and dual aspect units. This block is set within the landscape, with trees in front and around it, as opposed to the terrace block which has a stronger street frontage. While this scheme starts to address issues of proximity with the proposal to the south, the two proposed buildings do not relate to each other. The return at the end of the terrace block does not sit comfortably with the form of the rest of the block Continuation of Terrace This study develops the terrace concept further, but looks to create a stronger relationship between the two blocks. The terrace in this option is a pure linear block, removing the return along Dog Kennel Hill. The apartment block to the west of the site joins the terrace block, but is set back further from the street to avoid an overbearing mass along the street. To the rear of this apartment block, hidden from the street, the mass extends down the hill, and the staggered form maximises southerly aspect. The next steps of our design development took us back to a scheme of two apartment blocks. This enables us to achieve blocks within a landscape, and crucially a continuation of the trees along. The development of this form is described over the following pages. This scheme starts to become more coherent than the previous iteration, however to achieve the 21m required between the terrace units and the proposed scheme to the south, the terrace block becomes very narrow and difficult to plan, and is also pushed right up against the pavement. We are keen to retain the tree-lined avenue of, but this is not possible for most of the site with this scheme. This scheme also fails to address which is a major carriageway that would benefit from enclosure on both sides. Seavington House 19

20 Continuation of treelined avenue Blocks broken up to create blocks within landscape Blocks staggered to create additional aspect so no aspect is required on end wall, avoiding overlooking to the south Buildings set back from pavement Block staggered to step around road Proposed blocks have relationship with each other Open spaces are more defined 01 Responding to street frontages and the geometry of the surrounding built environment 02 Tree lined street maintained by pushing buildings away from street edge - buildings set in landscape 03 Building forms create defined open space 04 Building heights align with neighbouring buildings and proposals 05 Breaks in massing increases openness 06 Circulation core expressed to relate to landscape 07 Massing staggered to avoid overlooking 08 Top floor set back to minimise impact of height from street, Block B set back from street 20 Seavington House

21 05. Concept & Development 5. Concept and Development The initial massing studies explored on the previous spread made it clear that the most appropriate massing was for two smaller blocks set within the landscape. The key massing principles are illustrated on the opposite page, and the proposal is summarised over the following pages, along with development sketches that accompanied the design development of the scheme. Building Form The proposal comprises of two apartment blocks on the site set back away from the pavement edge - in keeping with the rest of the estate and context, which is very much buildings set within a landscape. The mass is set back from the pavement to allow for the continuation of the tree-lined avenue of. Staggered Block Block A is designed to avoid southerly aspect to the adjacent proposal at 1A, mainly in terms of overlooking due to the proximity of the block. The one bed units are located at this southern edge as these units are single aspect in order to avoid overlooking and to ensure that all the 2 and 3 bed units throughout the scheme are dual aspect. To create aspect for the bedrooms along this south elevation a step in plan was introduced to the massing to gain easterly and westerly aspect thus avoiding any southerly aspect. This design move also enables efficient unit layouts (see adjacent diagrams) and breaks down the mass of the block in elevation (see section 06). A similar stepped approach was adopted for Block B which helps the mass step around the curve of the estate road to the south. This also creates a uniform language across the site, which is particularly read along the elevation of the scheme. Buildings in the Landscape The mass is further broken down to further achieve the impressions of buildings within the landscape and to create a varied streetscape along. The Block B is as slender as possible whilst still maintaining good quality internal unit layouts. The block is perpendicular to with the short end read from the street and the building extending down the hill to the south where the level changes have enabled a lower ground level to be introduced. 3 BED UNIT 1 BED UNIT Aspect not possible due to proximity to proposed development to the south Stagger block Additional aspect created Block A runs parallel to having its long elevation read from the street. A break was therefore introduced so that it would read as two smaller masses from and to allow views through to the green space beyond. By breaking this block into two the circulation becomes expressed with walkways bridging across and connecting to the standalone lightweight stair core. 3 BED UNIT 1 BED UNIT Additional aspect created Stagger block Diagrams depicting the benefits of staggering the blocks Seavington House 21

22 Diagrammatic views showing the view with the set back ground floor Diagrammatic plan and section showing the eastern block ground floor relationship to pavement 22 Seavington House

23 05. Concept & Development Set back from street edge A key concern that arose in the second project group meeting with residents was the proximity of the blocks to the pavement edge, the impact of this on the safety of people using the pavement along, and the sense of enclosure of the street. Our proposals already included increasing the width of the existing pavement to 2m, taking area from the site boundary (as indicated on the diagrams on the previous page), but we were keen to address the residents concerns further. The proposed massing for block A has a set back at the ground floor along. An increased floor to ceiling height at ground floor aids elevational proportions and avoids the overhang of the upper floors creating an overbearing effect at ground floor, as well as maximising the light that reaches the set-back ground floor windows. This move increased the distance of the blocks from back of proposed pavement by c. 3m. Block B is set back c. 6.7m from the pavement edge in order to maintain existing trees along this edge. Set back of upper floors In response to resident s concerns about the height of the proposed buildings, we explored setting back the top floor of the eastern block, as it is in closest proximity to the road and therefore most prominent from surrounding streets. An interesting relationship between the ground floor and top floor set back has been created and developed through the elevations. The form of the top floor set back was developed to embrace views, and create usable amenity space on the top floors. The angled walls create the illusion of a pitched roof when viewed from street level creating contrast to the regular mass below. Entrances Both blocks have prominent entrances to give a strong sense of address. Block A has an entrance directly from, and is identified as a canopied area in the gap between the two parts of this block. The western block has an entrance between the trees from. This is identified by being set back from the building line above, and with a change in material on the entrance corner. Both entrances lead directly into the circulation core which have a strong visual relationship with the landscaping surrounding the blocks. The ground floor units in block A have entrances directly from through a generous private front garden. The ground floor units in block B are accessed from the communal circulation within the block. The unit at the lower ground floor of block B has its own private entrance and is in close proximity to the secondary entrance within this block which can be accessed off the estate road. Quality of Accommodation We have developed the layouts to ensure that residents have a pleasant and safe experience from street to home. On entering the communal entrances, residents have a direct route to the circulation core. Block A s stair core is exposed as a standalone structure as a result of separating the two parts of the block to create views through to the open space beyond. Each floor has a small landing outside the lift and stair core which provides access to the four apartments per typical floor and each unit has a recessed landing before entering the flat to allow for more privacy and shelter from the open walkways. Block B has a central internal core with stair landings sitting outside the building mass, providing views over the landscape. There is direct access from the core to the four apartments per typical floor. The apartments are designed to meet all relevant policy and regulations, including meeting or exceeding areas stated in the London housing design guide. All living areas have access to external amenity spaces, be it private gardens or balconies. 83% of units are dual aspect, meeting L.B. Southwark s stated preference for a majority of units to be dual aspect. The only single aspect units are 1 bed units in Block A which are limited to east and west aspect to mitigate overlooking to the proposed scheme at 1A. Openings with translucent glazing animate the south elevation of the easterly block and let additional light in to these units. Appearance The appearance of the blocks was driven by the expression of an external skin, contrasted with an internal skin that is exposed at various parts of the blocks, such as the set back at the ground and top floor, the inner faces of the balconies and where the building slips in plan. The external skin is darker toned and meets the ground through columns where the upper floors project over the ground floor along. The internal skin is contrasting light tone brick and is revealed in the cut out balconies, the set back ground floor, the exposed side elevations where the plan steps and the top floor set back. Some brick details such as hit and miss brick, protruding brick and parapet details have been introduced to add and element of craft and help order the facade - these are explained in more detail in section 06. Seavington House 23

24 24 Seavington House

25 6. Proposal 06. Proposal 6.1 Overview Images on these pages give an overview of the massing and appearance of the proposal. This is followed by more detailed descriptions of the layout and design of the building and landscape. Seavington House 25

26 6.2 Plans Lower ground floor Western Block (Block B) Block B Lower ground floor plan (NTS) There was an opportunity to introduce half a lower ground floor in block B due to the steep level changes across the site. This storey contains a covered secondary entrance to the block for residents coming from the south and also houses the services for this block such as the plant room, the bin store and bike store which can be accessed straight from the estate road. A 2B/4P unit has also been included at this lower ground level which has southern views down the sloping site and its own private front door. Secure cycle parking has been provided to meet the GLA requirements (1 space for every 1 bed unit, 2 spaces for every 2-3 bed unit, plus one visitors cycle parking space). The cycle store has direct access from the estate road to avoid wear and tear as a result of bicycles being brought through the residential entrances. An internal door leads from the cycle store to the stair and lift lobby. Communal cycle storage has been provided as two-tier racks to make the most efficient use of space. All units with private gardens have their own secure cycle locker. The refuse store is located next to the secondary entrance and complies with maximum travel distances for residents (30m) and waste operatives (10m). This space has been sized to accommodate the appropriate number of waste and recycling bins for this block of the development, based on Southwark s guidance document: Waste Management Guidance Notes for Residential Developers. All units with private gardens have bin stores within their gardens. The riser cupboards sit within the internal lobby, which is mechanically ventilated due to its location in the centre of the block. Gas meters are located next to the bike store and are accessed externally from the estate road. The plant room houses the boosted cold water storage tank and pump Ground floor Bearing in mind the existing site levels the ground floor is accessed from. Eastern Block (Block A) Block B The communal entrance is accessed from, identified by a canopy which provides shelter over the entrance gate. This lobby space between the two parts of the building provides access to the letter boxes, bike stores, refuse store, service riser cupboards, cleaners cupboard, and leads through to the waiting area for the lift and stair core. The entrance lobby is kept as open as possible with the landscape continuing from into this space. Views are maintained through to the landscape beyond which can also be accessed via a secure gate at the southern end of this lobby space. Block A Communal cycle storage has been provided as secure cycle lockers within two separate stores. The refuse store has been sized to accommodate the appropriate number of waste and recycling bins for the development, based on Southwark s guidance document, and is located to meet travel distance requirements for both residents and waste operatives. The lift is located within the mass of the eastern half of the building, with the riser cupboard in the same location on the western half of the buidling. Gas meters are located on the southern facade next to one of the bike stores. The ground floor has a 3B/5P unit and a 4B/6P unit. These units both have private front and rear gardens. Kitchens are separate from living and dining areas and the living spaces have a southern aspect with direct access to the rear gardens. The bedrooms sit along the north, east and west sides with the front gardens and buffer planting providing defensible space. Ground floor plan (NTS) 26 Seavington House

27 06. Proposal Western Block (Block B) The communal entrance is located at ground floor and is recessed under the main mass of the block to create a sheltered entrance point. Large windows will provide views from the entrance lobby to the adjacent landscaping and residents letter boxes will be located here. The entrance leads through to a secondary lobby which acts as a waiting area for the lift, provides access to the stair core, and the cleaners cupboard (this will house a sink and cleaning equipment) and provides access to the internal lobby which serves the ground floor units. The service riser cupboards sit within these lobby spaces and are adjacent to an AOV which ventilates the internal lobby. Block B This level contains three 2B/4P units which are accessed from the internal lobby. The northern unit has its own private garden, whilst the other two have generous inset balconies on the corners due to level changes across the site. All three units are dual aspect with views towards the landscape surrounding the proposal First Floor & Second Floor The first and second floor have identical layouts. Block A Eastern Block (Block A) Block A is made up of two blocks that mirror each other. Each unit is accessed via the walkways which lead to a small recessed lobby by the unit door to provide shelter before entering the apartment. 1B/2P units are located along the southern edge of both blocks. The open plan living space opens up onto a corner balcony which will have an element of screening to avoid overlooking to the proposal to the south. All habitable rooms will receive sufficient daylight due to the step in plan and by adding obscured glazing on the southern elevation. 3B/5P apartments are located on the northern edge of both blocks, where dual aspect is possible. The living/dining space opens onto the inset balcony which has been partially screened to provide privacy and noise screening from the busy and Champion Hill. All bedrooms and kitchens are arranged along the perimeter of the units receiving sufficient daylight and natural ventilation. The riser cupboard and lift can be accessed from the walkways on each level. First floor plan (NTS) Western Block (Block B) The upper floors of this block accommodate further residential units. Two 2B/4P apartments are located to the south of the block. The bedrooms face east or west in each unit and the living spaces are dual aspect, opening onto corner balconies with south-east views and south-west views towards the rest of estate as well as towards the new landscaped spaces as part of the proposal. The northern half of the block accommodates two 1B/2P units. These units have efficient floor plans, where the open plan living space opens up to a corner balconies with a north-east or north-west aspect. Block B Block A Second floor plan (NTS) Seavington House 27

28 6.2.4 Third Floor Eastern Block (Block A) Block B The third floor layout of block A alters from below due to the introduction of duplex units that continue up to the inset fourth floor above. This approach was taken to avoid a lift overrun affecting the angled form of the set back floor. As with the lower floors, the two halves of this block mirror each other. Along the southern edge of this floor the 1B/2P units stack with the lower levels. Along the northern edge of the floor is the entrance level of the 3B/5P duplexes, which contains the living spaces as well as a single bedroom and WC. The living/ dining space opens out onto the primary amenity space on the corner of the block and has dual aspect with north-east views or north-west views. Between these units is the entrance level of the 2B/4P duplexes, which has a bedroom and WC at entrance level. Block A As the communal circulation ends at this level, roof access is from the third floor. The west block has a roof access hatch and fixed ladder within the riser cupboard space which continues to the roof. The right block has a roof hatch to the north of the lift which continues to a landing space on the fourth floor, which has a second fixed ladder leading to the roof. Western Block (Block B) The third floor has the same arrangement as the first and second floor Fourth Floor Eastern Block (Block A) Third floor plan (NTS) The top levels of the duplexes are located on this floor. On the southern edge are the remaining rooms that make up the 2B/4P person duplex. The living/ dining opens out onto the private amenity which has been created through the angled walls of this top floor set back. The 3B/5P duplexes have their two double bedrooms on the upper level and bathroom. One of the bedroom opens out onto the secondary amenity space created by the angled set back walls. Western Block (Block B) The fourth floor has the same arrangement as the first, second and third floor. Block B Block A Fourth floor plan (NTS) 28 Seavington House

29 06. Proposal 6.3 Building Scale in Context The images on this page show the massing of the proposal within the wider context. Building heights are explained in more detail on the following spread. 01 Corner of and 02 View from Estate looking up towards proposal 03 View down View up looking towards corner 05 View from Langford Green estate View locations Seavington House 29

30 1A 2B/4P - Duplex 2B/4P - Duplex 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 1B/2P 4B/6P Bike Store Dog Kennel Hill Bike Store Entrance Lobby 3B/5P Block A Cleaner Cupboard 2B/4P Block B Estate Road Section through the Block A and B facing South (NTS) Block A 1A 1B/2P 2B/4P 1B/2P 2B/4P 1B/2P 2B/4P 1B/2P 2B/4P 2B/4P Langford Green 2B/4P Bike Store Bin Store 2B/4P Block B Section through the Block B facing East (NTS) 30 Seavington House

31 06. Proposal 6.4 Building Height The proposed height of the buildings have been developed in response to the buildings in immediate context of the site - to the west, Appleshaw House which is 5 storeys, and to the east and south-east, the 5 storey blocks of the proposal at 1A, and Mary Seacole Court. The increase in massing along the wide road of will create a greater sense of enclosure at this prominent junction. In response to residents concern about building height the top floor of block A has been set back to reduce the sense of height from the street. Typical floor-to-floor heights of 3 metres will allow for 2.5 metre internal ceiling heights required by the Southwark Design Guidance. At ground floor the floor-to-floor height is 3.2 metres to allow for that sense of openness at street level and also to allow for offsets in services due to the different unit arrangement. Assuming parapet guardings at roof level, the overall height of block A and block B is c.16.5 m from ground level (at ), block B including the lower ground is c.19.6m. 6.5 Sections The sections on this spread show the proposals in relation to the context and the two blocks in relation to each other. The first section is cut along the axis facing south with the 1A Dog Kennel Hill Proposal in the background. The section shows the access decks for Block A and the generous landscaping between Block A and Block B. The second section is taken through Block B from North to South and shows the steep level change of the site and the lower ground floor. This section also shows the distance of the proposal from adjacent development to the north. The diagrammatic section below shows a wider context view of the proposal in the local context with the 1A proposal adjacent to it. This large scale section was presented to residents at consultation events to give them an understanding of the scale of the proposal in relation to the context. Section through and the proposed eastern block of the scheme, as well as the proposed scheme to the south and the surrounding buildings Seavington House 31

32 Detailed section study - Facing South Detailed bay study - East Elevation of Block A along 32 Seavington House

33 06. Proposal 6.6 Elevations & Appearance Facade Design Development The key driver for the development of the appearance of the proposal is to tie in with the local context and to use the elevation treatment to emphasize the key moves we had made to the massing of the proposal - i.e. emphasizing where the blocks step in plan, or where building mass is recessed. Brick detailing is used to create screening and to order parts of the elevation by grouping certain elements. The elevations are made up of contrasting external and internal skins. 1. External Skin This is the primary material of the scheme within the mid section of the blocks. The buff / brown tone of the proposed S. Anselmo Falmer Blend brick ties in with the local context. Brick detailing has been included on this external skin: the parapet has a hit and miss brick detail to soften the parapet edge; protruding brick details have been used to group windows together to create order to elevations; hit and miss brick detailing has also been included along balconies to provide screening. 2. Internal Skin The secondary material of the scheme is located within the internal layers of the building where the mass has been carved away to expose the lighter shade of the proposed S. Anselmo Vintage brick. This happens at the ground floor set back on the north facade, the inner faces of the balconies, the faces of the building that are revealed by the step in plan, the internal cheeks of block A facing the circulation deck and the top floor set back of block A. The light colour of the brick will pick up light and shadow of the angled walls of this top floor set back, and will reflect light around the inset balconies. 3. Glazing The windows have been rationalised to just 4 window widths across the scheme, giving the elevations a sense of order and rationality. These will be tilt and turn with a fixed bottom pane to allow for safe internal cleaning. Flush windows with a fixed side panel can be found on the side elevations where the block slips in plan. On the southern face of block A these windows will contain obscured glazing to avoid overlooking to the scheme to the south. Sketches testing the base condition - brick bond and colour 4. Metalwork The metalwork is a prominent feature in the scheme with the balconies located on the key corners of the blocks and the walkways of block A being visible from. The balustrade metalwork is made up of simple fins to provide an element of privacy, these are spaced at different intervals to provide more or less privacy where it is needed. The gate defining the entrance in Block A will be ribbon-like twisted fins that create a more bespoke piece to accentuate the main residential entrance. The metalwork will be a grey-bronze tone where it sits within the darker tone brick and a silver tone on the upper set back of block A. South elevation, block A fourth and fifth floor detail West elevation, block B ground and first floor detail 5. Stair enclosure The stair enclosures for both blocks relate to both the mass of the blocks and the landscape beyond. Block A has a standalone stair structure, whereas Block B s staircase emerges from the building mass. Reglit is proposed as the cladding material on the exposed cheeks of the stairs, providing some shelter but still allowing the stairs to be open enough on the opposite ends to create further animation alongside the landscape and allowing views through to the space beyond. On this page development elevation sketches are presented, along with a detailed bay study on the opposite page. Overall elevations are presented on the following spread. North elevation, block A ground and first floor detail South elevation, block B first and second floor detail Seavington House 33

34 Elevation - North Elevation (NTS) South Elevation (NTS) 34 Seavington House

35 06. Proposal Estate Road Elevation - West Elevation of Block B (NTS) East Elevation of Block B (NTS) Seavington House 35

36 Brick detailing Building Tops Expressed Circulation Assael, Quebec Way Maccreanor Lavington, Blackfriars Circus Santos Creativos +Taller - Conjunto Volcanes Maccreanor Lavington, Blackfriars Circus St John s Hill, Hawkins Brown Maccreanor Lavington, Blackfriars Circus Reglit clad stair - Telindus Haasrode Belgium, Crepain Binst Architecture 36 Seavington House

37 06. Proposal Materials Materials As described above, the material palette has been developed with consideration of the context, and to ensure that this piece of high quality architecture will positively contribute to the street scape. The selection of materials has also been informed by Southwark s Employers Requirements documents in relation to material performance, by the Project Cost Plan and by Southwark s material preferences as expressed in the Design Guidance referred to in section 2.2. This is to ensure that the materials palette proposed as part of this Planning Submission can be delivered at the construction stage within the overall parameters for the project and without risk to the as-built quality of the scheme following Planning Approval. As full schedule of all external facing components and the materials proposed is given on the Elevation (drawing series ) and Section (drawing series ) drawings submitted as part of this Planning Application. 1. Outer skin brick colour - S. Anselmo Falmer Blend 4. Stair enclosure Precedent Studies We have selected a number of precedent schemes that we feel achieve some of the aesthetic aspirations for this scheme, as presented on the opposite page. 2. Inner skin brick colour - S. Anselmo Vintage 5. Protruding brick detail 3. Metalwork 8. Gate design detail Seavington House 37

38 1 Bed / 2 Person 2 Bed / 4 Person 3 Bed / 5 Person 4 Bed / 6 Person Floor by Floor Schedule of Accommodation 38 Seavington House

39 06. Proposal 6.7 Accommodation & Amenity The accommodation provided across the entire scheme is presented in the table below, and illustrated on the diagrams opposite: Density L.B. Southwark measure density in terms of habitable rooms per hectare, assuming 2 habitable rooms for a 1B/2P unit, 3 or 4 habitable rooms for 2B units, 4 or 5 habitable rooms for 3B/5P units and 5 or 6 habitable rooms for 4B/6P (variables depend on location of dining area). 1B/2P 2B/4P NUMBER OF UNITS HABITABLE ROOMS As stated at the start of the document, the site has a PTAL rating of 6a and is in an urban setting, therefore the appropriate density range for the site is hr/ha. The site area is 0.23ha (as shown on the adjacent diagrams), so the abjacent schedule of accommodation results in a density of 526 habitable rooms per hectare, which is in the mid range of the allowable density range. 3B/5P Unit Mix 4B/6P TOTAL L.B. Southwark policy requirements for the proportion of particular unit types within the scheme are setout below together with the number of units provided by this scheme: 3-bedroom+ (5-person+) units minimum 20% required: 22% provided 2-bedroom+ (3-person+) units minimum 60% required: 61% provided Accessible units minimum 10% required: none provided ANALYSIS SITE AREA DENSITY 2B+ UNITS 3B+ UNITS 0.23ha 526hr/ha 61% 22% NOTE: The design team explored the provision of wheelchair user homes on this site, but following advice from L.B.S Highways Team and Occupational Therapists, it was suggested that this site is not appropriate for wheelchair housing. The Highways team advised that access to parking space from was not acceptable as it would require reversing from or onto the road, close to the busy junction with. Providing parking on the estate road is not possible due to the level changes across the site. Following from this, the occupational therapist advised that the location of the site is not suitable for wheelchair homes if no parking is available due to the proposal being at the top of a hill from the nearest transport hub. More detail on this is provided in the Planning Statement as part of this application Unit Tenure L.B. Southwark policy requires a minimum of 35% affordable housing to be provided, and for affordable housing to be a mix of 30% social / 70% intermediate. All of the 36 total units are for Council Rent. The proposal forms part of the wider direct delivery program to provide 11,000 much needed new council homes and as such it is proposed that the scheme is appropriate in order to maximise social housing on this site External Amenity Spaces The development will have access to a communal garden developed as part of the scheme as well as private amenity spaces, all of which are accessed from living areas: Private gardens at ground level: c. 165m2 Communal garden: c. 1040m2 Balconies: c. 445m2 Seavington House 39

40 One Bedroom Flat (Block A) Two Bedroom Flat (Block B) Three Bedroom Flat (Block A) Easterly views over communal landscaped space Easterly and northerly views over communal landscaped space Balcony screen - lets light in but obstructs southerly views Balcony Easterly and southerly views over Estate open space Easterly views over Estate open space Balcony Easterly views over communal landscaped space Kitchen/ Living/ Dining Balcony Living Room Bedroom Bedroom Bedroom WC Possibility to create connection between Living/ Dining to Kitchen Living/ Dining Translucent glazing - allows light through but not views out Bedroom Utility/ Store Kitchen/ Dining Utility/ Store Entrance from internal corridor Bathroom Bathroom Utility/ Store Kitchen Bedroom Bedroom Westerly views Northerly views over Riser Cupboard Bathroom GIA: 53m 2 Entrance from access deck GIA: 72m 2 Entrance from access deck GIA: 88m 2 Private Amenity: 6m 2 Private Amenity: 7m 2 Private Amenity: 10m 2 40 Seavington House

41 06. Proposal Quality of Residential Accommodation The creation of high quality living spaces - from front door through to private spaces, has been the key driver of the design development. Unit layouts have been developed to ensure optimum orientation for daylight, outlook and privacy, with careful consideration of how the internal spaces will be used. Typical unit layouts are presented on this spread Daylight and Sunlight A Daylight and Sunlight Report has been carried out by Calford Seaden, which assesses the proposal in accordance with the recommendations contained in BR209 Site Layout Planning for Daylight and Sunlight A Guide to Good Practice and BS The full Daylight and Sunlight Report is included as part of this application. The report confirms that the proposal is respectful of its neighbours access to daylight and sunlight and meets all of the respective guidelines as per the daylight and sunlight report received. The majority of the habitable rooms within the proposed development will meet the guidance levels for ADF. According to the assessment the scheme causes minimum impact on existing surrounding dwellings whilst achieving acceptable results within the proposed development. Four Bedroom Flat Two Bedroom Duplex South - easterly views directed out towards communal landscaping through angled walls Bike store Bathroom WC Cleaners cupboard Utility Store Bedroom Bedroom Entrance from Bedroom WC Generous south facing balcony space created through angled walls Southerly views Balcony Utilities Kitchen Possibility to create connection between Living/ Dining to Kitchen Living/ Dining Back Garden Kitchen Bedroom Northerly views to landscaped area and Store Bathroom Southerly views to landscaped area beyond Living/ Dining Bedroom Front Garden Entrance from access deck Southerly views down Dog Kennel Hill Bedroom Roof access hatch and ladder GIA: 100m 2 Private Amenity: 58m 2 Westerly views to landscaped open space and GIA: 93m 2 Private Amenity: 10m 2 Seavington House 41

42 1 Main entrance areas 2 Communal gathering space with tree planting, feature seats and low level ornamental planting 3 Play area 4 5 Stepping stones through vegetation to Ecohub Ecohub with natural play elements and bug hotels Existing trees 7 8 Species rich lawn Green buffer to adjacent building 1 9 Central planting to core Private terraces Defensible planting and wall to road Rubber mulch area with play equipment Existing tree to be retained Existing tree to be removed Proposed tree Strategic landscaping diagram Communal gathering space with tree planting & feature seating Play area Ecohub with existing trees Buffer planting to adjacent building and roads Species rich lawn 1 10 Private terraces Entrance areas Seavington House Indicative landscaping 42 Seavington House

43 06. Proposal 6.8 Landscaping Weston Williamson+Partners have worked with landscape consultants Exterior Architecture to develop the proposed landscape treatment of the scheme. The site layout has been arranged so homes are accessed from, with blocks located to create a new communal amenity in the centre of the site which will be overlooked by both blocks. Additional visual amenity will be created to the south of Block A, and ground floor units all have private gardens. All of the external landscaping has been designed to be fully accessible, with level access to all ground floor entrances, and pathway widths suitable for both wheelchair users and residents with prams, pushchairs and cycles to safely pass each other - the only exception to this being the landscape where there is an existing steep incline, this part of the site would not be considered as level access Communal Amenity There is generous landscaping around the buildings, but there is a steep incline to the south. We are proposing to maintain the existing levels and have identified a number of zones that make up the communal amenity space. The fully accessible area is the large open space between the two buildings This area is well defined by the buildings and will be well overlooked by residents, with level access from the entrances of both buildings and from. This space will have an area of playspace and communal gathering space. The area to the south of Block A is close to the proposed development to the south, therefore the design and use of this space required consideration in relation to the protection of amenity for the adjacent block, and minimising the creation of noise. This space will have new planting and trees as well as a species rich lawn, creating a visual amenity for Block A and for the proposed scheme at 1A Dog Kennel Hill. The area to the south east of the western block is on a steep incline with a number of mature trees located here. This space would house an ecohub with bug hotels and encourage an element of natural play Playspace Based on the requirements set by the GLA, 341m 2 of playspace is required for this development. Of this, 164m 2 should be for the under 5 s age group, 109m 2 should be for the 5-11 age group, and 68m 2 should be for the 12+ age group. The proposed play area (including the ecohub) meet the requirements for the under 5 s to 11 age group, and meet required standards in that they are overlooked by nearby housing to ensure the safety of children playing there. It is proposed that the playspace for the 12+ age group would be catered for in nearby play space such as Adventure Play Space (2 minute walk), or Ruskin Park (7 minute walk). Landscaping precedents - bug hotels, ecohub, natural play, seating, playspace and species rich lawn Seavington House 43

44 Indicative lighting plan (NTS) 44 Seavington House

45 06. Proposal Private Amenity Private gardens are provided to the ground floor units. Front gardens will provide privacy to street facing ground floor rooms, and will also contain cycle and bin stores for these units. Rear gardens will open up to the central communal courtyard, with a low boundary of wall and planting to encourage interaction between residents Balconies have been provided for upper floor units, and these are located to achieve optimum orientation and outlook. Balconies and gardens have been provided to meet at least L.B. Southwark s minimum standards of 5m2 for a 2-person unit, 7m2 for a 4-person unit and 10m2 for a 5-person unit. In all cases these are at least 1500mm deep to ensure that they provide genuinely usable space. These spaces have been designed so that they can be accessed directly from living spaces within the unit Street Frontage As described in the design development section, we have strived to make the street experience pleasant for pedestrians along. This has been achieved by widening the pavement, and stepping the ground floor back. A low level wall and planting at the site boundary will maintain a sense of openness at ground floor. The set back at the junction corner of the site has created a sight line from to, and this will be maintained by the selection of low planting. Carefully considered internal layouts have ensured privacy for ground floor units. Existing tree lined avenue Trees There are no tree protection orders on the trees that lie within or near to the boundary. Maintaining the green edge of, the proposal maintains the most significant mature trees on Champion Hill - specifically the ones in front of Block B, and maintains the mature trees on the southern edge of the site where the site slopes down. The landscape plan also proposes to plant new trees around the site to enhance the green around the proposals and provide a more pleasant visual amenity Lighting An indicative lighting plan has been developed by Exterior Architecture that will create a safe environment, assist wayfinding and emphasise key landscape features. Lighting fixtures will be robust to ensure they are long lasting and require minimal maintenance. Landscaping precedents - front gardens, seating, paving and existing tree lined avenue Seavington House 45

46 1 Main entrance areas 2 Communal gathering space with tree planting, feature seats and low level ornamental planting 3 Play area 4 5 Stepping stones through vegetation to Ecohub Ecohub with natural play elements and bug hotels Existing trees 7 8 Species rich lawn Green buffer to adjacent building 1 9 Central planting to core Private terraces Defensible planting and wall to road Rubber mulch area with play equipment Existing tree to be retained Existing tree to be removed Proposed tree Strategic landscaping diagram Communal gathering space with tree planting & feature seating Play area Ecohub with existing trees Buffer planting to adjacent building and roads Species rich lawn 1 10 Private terraces Entrance areas Seavington House Indicative landscaping 42 Seavington House

47 6.9 Access and Servicing Vehicle Access & Parking and are the main vehicle access routes to the site and this will remain the case with the proposed development. There is also an estate road which runs along the west of the estate and leads on to Estate. Parking is restricted along all of these surrounding roads - by a double yellow line on, a single yellow line along, and a double yellow line along the estate road (as well as estate wide controlled parking). In line with borough policy, the development has been designed as a zeroparking development. Consideration has been given to drop offs and deliveries, in order to ensure that such activity does not have an adverse impact on the traffic along. A bay has been provided along Champion Hill, with the pavement diverted to ensure the safety of pedestrians. Additionally, block B can be serviced via the estate road. For more details on vehicle access to the proposed development, including trip impact and trip attraction, please refer to the Transport Statement included in this planning submission Pedestrian Access Ground floor (NTS) KEY Central plant (Gas meters & water storage) Communal entrances & circulation Lifts The majority of residents will access the development from the North (Denmark Hill train station) or the South (East Dulwich train station) as well as from where the majority of bus routes are located. Due to the level changes down, it being a busy road, and the development having more of a frontage onto - it was considered that would be a more pleasant entrance point to the development. The entire scheme has been designed to have level access - either directly from the street for ground floor units, or via the circulation core with lift access and level access via decks or corridors. Circulation areas are a minimum of 1500mm wide, allowing for wheelchair users to pass each other, manoeuvre and to access any flat. Private amenity areas (balconies and gardens) are designed to be level-access from the units, and are also a minimum of 1500mm wide to ensure that the spaces are accessible and usable. A maximum of 4 flats are accessed from the core at any floor level, encouraging a sense of community on each floor. Cleaning & maintenance stores All units within the scheme have been designed to meet Building Regulations Part M4 (2) - Visitable and Adaptable Dwellings. Communal refuse & recycling stores Cycle Access & Parking Lower ground floor (NTS) Indicative Servicing Strategy Diagrams Vertical service risers & dry riser Cycle use will be encouraged and will meet the Mayor s design standards. Secure, covered cycle storage is located at the ground floor of Block A and is located on the lower ground floor of Block B adjacent to the secondary communal entrance. This arrangement allows bikes to be dropped off at the bike stores, avoiding the need for bikes to be transported through internal entrance spaces, in the lifts, or along the access deck, which can add to wear and tear of communal areas. Two-tier racks are proposed for Block B, which is a more efficient use of space on this tight site. Ground floor units will have their own secure cycle lockers within their front gardens. Visitors cycle parking is provided in the new landscaped areas along. 46 Seavington House

48 06. Proposal Public Transport Access Public transport access to the site has been outlined in section 3, and is further detailed in the accompanying Transport Statement included in the planning submission. The proposal will not make any changes to public transport arrangements Waste Management The requirement for communal refuse storage, to incorporate both refuse and recycling facilities, has been calculated for the scheme in accordance with Southwark s Waste Management Guidance Notes for Residential Developers (February 2014). The necessary provision is contained within a communal refuse store for each block and individual stores within the front gardens of the ground floor units. The communal stores are designed to be within 30 metres horizontal distance of the entrances to the residential units. Refuse vehicles will be able to stop within 10m to the entrance of the refuse stores - on for Block A and on the estate road for Block B. Care has been taken with the elevation design to avoid the refuse store becoming prominent features of the streetscape Emergency Vehicle Access Emergency vehicles will be able to park within 10 metres of the residential entrance on and the Estate Road. Dry risers have been included in both blocks with inlets within 18m from the front of pavement Maintenance Servicing / Plant Replacement Sketch view of entrance to Building A Maintenance vehicles will be able to pull up and park within 10 metres of the plant room containing the gas meter enclosure and water tank plantrooms. Access to the water tank plantrooms is via the secondary entrance on the lower ground floor of Block B Facade Access and Maintenance All tilt and turn opening apartment windows will be cleaned from the inside. The fixed corner windows can be cleaned from the balcony using a long handled tool, as sufficient space has been given between the balustrade and window. Balcony doors will also be cleaned with a long handled tool from the balcony. Railed balustrades will be powder coated steel which will not require cleaning. Any glass replacement required in the apartments will take place internally. The lift is sufficiently large enough to accommodate the largest size of glass required. All facades are brick which have been designed to require minimal maintenance. In the event of maintenance being required the affected area would have to be accessed via scaffolding. Seavington House 47