Urban Design Review Panel Richmond Road / Woodroffe Avenue. 17th November 2011 IBI. Group

Transcription

1 a Urban Design Review Panel Richmond Road / Woodroffe Avenue 17th November 2011 IBI Group

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3 Contents 1 1 Site and Neighbourhood Context 2 The Site 2 Site and Neighbourhood Context 3 Neighbourhood Photos 4 2 Policy and Design Consideratations 6 Policy and Design Considerations 6 3 Evolution of the Proposal 8 Sun Path and Views 8 Sun Path and Views 9 Ground Level Access Option Studies 10 Building Massing Option Studies 11 Building Arrangement Option Studies 12 Parking Option Studies 14 4 Proposed Development 15 Proposed Site Aerial View 15 Summary of Proposed Development 16 Design Statement 17 5 Design Drawings 18 Renderings in Context 18 Image to be replaced by mirror view 25 North Elevation 26 West Elevation 27 South Elevation 28 East Elevation 29 Sections 30 Site Plan Existing Conditions 31 Level 01 Ground Floor 32 Level 01 Upper 32 Level Level Level Level Level Level Level Level Level Level 13 Penthouse 37 Roof Plan 38 Underground Parking Plan 38 Future Ground Plan showing Widened Woodroffe Avenue 39 Amenities Space 39 6 Solar Shadow Study 40 9:18 AM - 10:18 AM 40 11:18 AM - 12:18 PM 41 1:18 PM - 2:18 PM 42 3:18 PM - 4:18 PM 43 5:18 PM - 6:18 PM 44 Appendix 1 Dimensioned Site Plan 45

4 1 Site and Neighbourhood Context The Site Carling Avenue Woodroffe Avenue Woodroffe Avenue Trans-Canada Highway SITE Richmond Road Ottawa River Parkway This Design Review Brief was prepared in support of a Minor Zoning By-law Amendment and Site Plan Control application for the lands municipally known as 927 Richmond Road and 108 Woodroffe Avenue ( subject site ).

5 1 Site and Neighbourhood Context Site and Neighbourhood Context 3 SITE The Site The subject site is located on two parcels at the northwest corner of Richmond Road and Woodroffe Avenue in the Woodroffe North neighbourhood of Ottawa. The total site area is approximately 2457 m² (26,447 ft²). The property at 927 Richmond Road includes a two-storey building containing apartments over a neighbourhood convenience store (Pronto Mart). The property at 108 Woodroffe Avenue contains an abandoned single-family residence (see Figure 1). Community Context The subject site is located at the intersection of two arterial roadways (Richmond Road and Woodroffe Avenue) in the west-central area of Ottawa approximately 350m south of the Ottawa River Parkway. An array of uses and building types are located in the vicinity of the subject site including: - Mid-rise and high-rise buildings to the east and west along Richmond Road; - A range of shops, restaurants, automotive, and personal services in small single-storey retail plazas or standalone parcels along Richmond Road; and - Single-detached dwellings reflecting a range of ages and architectural styles primarily to the north (Woodroffe North neighbourhood) and south (Woodpark neighbourhood). The area also offers a number of parks, several churches of differing denominations, and the Ottawa River Parkway which provides multipurpose pathways along the Ottawa River. A multi-use pathway also runs along the Byron Avenue linear park directly across Richmond Road from the subject site providing east-west connectivity through the surrounding neighbourhoods. Figure 1 illustrates the land uses in the immediate vicinity of the subject site and their associated building forms. A series of panoramic images on the facing page illustrate the site, built form, streetscape, and neighbourhood context from several perspectives. Uses and Buildings - North To the north of the site is the Woodroffe North neighbourhood. This neighbourhood is characterized by a mix of mainly two-storey single-family dwellings varying in age, condition, and architectural style. Further north from the subject site is the National Capital Commission (NCC) greenspace associated with the Ottawa River Parkway which runs along the south shoreline Ottawa River from Lincoln Fields to the west and Lebreton Flats to the east. Uses and Buildings - South To the south of the site across Richmond Road is the Hulse, Playfair, and McGarry Funeral Home (west of Woodroffe), Our Lady of Fatima Catholic Church and Elementary School (east of Woodroffe), and the residential neighbourhood of Woodpark. Buildings to the south of the site are generally one- and two-storey residential dwellings. Uses and Buildings - East To the east of the subject site across Woodroffe Avenue is a vacant former Kentucky Fried Chicken (KFC) restaurant and the Lulu Plaza, a single-storey commercial plaza that includes numerous restaurants and service uses. Further east along Richmond Road is a mix of low-rise commercial and office buildings and two high-rise residential buildings. These high-rise buildings include the Lord Richmond at 851 Richmond Road (11 storeys) and the recently-completed Continental at 747 Richmond Road (16 storeys). Uses and Buildings - West Immediately adjacent the subject site is a 9-storey mid-rise apartment building at 945 Richmond Road with personal service uses at street level. Further west along the Richmond Road is a mix of auto-oriented commercial uses including Ottawa Honda, Tops Car Wash, and Tim Horton s and several high-rise residential buildings, the most prominent being Park Place at 1025 Richmond Road (28 storeys). Streets The subject site fronts onto both Richmond Road (south) and Woodroffe Avenue (east). Both streets are classified as Arterial roads in the City of Ottawa Official Plan. Arterial roads are designed to function as major public and infrastructure corridors. Additionally, the Official Plan designates Richmond Road as a Traditional Mainstreet. Traditional Mainstreets are defined as having developed prior to 1945, and offer significant opportunities for intensification through more compact forms of development, mix of uses, and pedestrian-friendly environs.

6 1 Site and Neighbourhood Context Neighbourhood Photos ue ven ffe A dro Woo ron 8 By 7 Av en ue 1 - Looking north toward the site Looking south from the site e Av en u By ron 10 Ric hm on dr oa d 1 Key PLan 3 - Looking west toward the site 4 - Looking east from the site Urban Design Review Panel Richmond Road /Woodroffe Avenue 17th November 2011

7 1 Site and Neighbourhood Context Neighbourhood Photos Looking southwest along the Woodroffe Walk behind the site 6 - Looking north east along the Woodroffe Walk behind the site 7 - Looking north along Orvigale Road from the Woodroffe Walk behind the site 8 - Looking east toward the site from Woodroffe Walk 9 - Looking east along Richmond Road from Woodroffe Avenue toward Lulu Plaza, the Lord Richmond (11 storeys), and the Continental (16 storeys) 10 - Looking west along Richmond Richmond Road from Woodroffe Avenue toward 945 Richmond (9 storeys), Ottawa Honda, Tops Car Wash, Tim Horton s, and Park Place (28 storeys)

8 2 Policy and Design Consideratations Policy and Design Considerations City of Ottawa Official Plan The subject site is designated General Urban Area in the City of Ottawa Official Plan (see Figure 2). This designation, outlined in Section of the Official Plan, permits a wide variety of uses including a broad mix of housing types, employment, retail, institutional, leisure, cultural, and greenspace. Building forms can range from ground-oriented single-purpose to multistorey mixed-use. The subject site is also located on a Traditional Mainstreet (Richmond Road), as defined in Section of the Official Plan. The City supports infill development and other intensification within the General Urban Area and along Traditional Mainstreets, provided it enhances and complements the desirable characteristics of the area and ensures the long-term vitality of the many existing communities that make up the city. Policies for infill and intensification on the subject site are as set forth in Sections 2.5.1, 3.6.3, and 4.11 of the Official Plan. The proposed development meets the general intent and objectives of the Official Plan in the following manner: - It conforms to the design objectives and principles set out in Section 2.5.1: Compatibility and Community Design; - It conforms with applicable policies set out in Section 3.6.3: Traditional Mainstreets; - It responds to the compatibility criteria established in Section 4.11: Compatibility; - It provides an infill/intensification option for two underused lots fronting two arterial streets, including Traditional Mainstreet environment; and - Existing infrastructure, neighbourhood amenities, and transit are available to service the proposed development. Further details of the proposed development, and its adherence to policies, objectives, and principles set forth in the Official Plan, will be discussed in the forthcoming Planning Rationale to be prepared in support of the applications for Minor Zoning By-law Amendment and Site Plan Control. City of Ottawa Zoning-Bylaw ( ) The subject site is zoned TM H(25) Traditional Mainstreet, Height Maximum 25 m, in the City of Ottawa Zoning By-law (see Figure 2). The purpose of the Traditional Mainstreet Zone is to accommodate a broad range of uses, promote compact, mixed-use pedestrian-oriented development, and impose development standards that ensure street continuity, scale, character, and compatibility with surrounding uses. Midhigh rise apartment dwellings are permitted in the TM Zone. The proposed development complies with the overall intent of the zone and numerous applicable zoning provisions. However, a Minor Zoning By-law Amendment is required to revise some provisions in response to the proposed plans. Applications for Minor Zoning By-law Amendment and Site Plan Control, including a Planning Rationale outlining the details of the proposed amendment, will be prepared and submitted in the coming weeks as part of the overall application process for the proposed development. Richmond Road-Westboro Community Design Plan The Richmond Road/Westboro Community Design Plan (2007) was prepared to guide the long-term design and development of the area. The Plan provides policy guidance for the land use, streetscaping, and building design. The Plan locates the subject site in the Woodroffe North area and is identified as an infill/intensification site with a building height of three to four storeys; however, as noted above, the current TM zoning of the site permits a building height of seven storeys (25m). Section 8.7 of the Plan notes that developments proposing levels of intensification above the Plan policies in this case proposing a taller building should be evaluated vis a vis the following applicable standards: - The building should safeguard exposure to sunlight along the sidewalk; - The building should not have significant negative effects on surrounding properties and residential neighbourhoods regarding shadowing and visual impact; and - The applicant must address the planning strategy and the urban design guidelines in Section 8.5 of the Community Design Plan and undertake a transportation impact study. The proposed development complies with the standards listed above through the design and siting of the building in accordance with Section 8.5 of the Community Design Plan. Additionally, a transportation impact study is being prepared in support of the forthcoming applications for Minor Zoning By-law Amendment and Site Plan Control. Urban Design Guidelines for Development Along Traditional Mainstreets The City of Ottawa s Guidelines for Development along Traditional Mainstreets provide urban design guidance at the planning application stage to assess, promote, and achieve appropriate development for proposed developments on Traditional Mainstreets. The proposed 13-storey building and development supports several of the Traditional Mainstreet guidelines. In particular it would: - Align with the existing built form along Richmond Road (Guideline 1). - Provide a minimum 2-metre wide concrete sidewalk to match the approved streetscape provisions in the Richmond Road/Westboro CDP (Guideline 3). - Provide a quality building design that is rich in architectural detail and respects the rhythm and pattern of the existing or planned, buildings on the street, through the alignment of elements such as windows and front doors (Guideline 8). - Ensure sufficient light and privacy for residential and institutional properties to the rear by ensuring that the development is compatible and sensitive with adjacent uses with regard to maximizing light and minimizing overlook (Guideline 9). - Use clear windows and doors, to make the pedestrian level façade of walls facing the street highly transparent, and locates active pedestrianoriented uses at-grade (Guideline 11). - Would locate residential units above the level of vehicular traffic in a mixed-use building and provide shared entrances to residential units, clearly accessible from the street (Guideline 13). - Locate a mixed-use development by concentrating height and mass at nodes and gateways (Guideline 14). - Highlight a corner site where two public streets intersect with special treatment such as a corner entrance. It would also continue the same level of architectural detailing around both sides of the building (Guideline 16). - Provide pedestrian weather protection (Guideline 17). - Locate the front doors to face the mainstreet and be directly accessible from the public sidewalk (Guideline 19). OP Map Zoning Map CDP Map

9 7 - Construct the pedestrian walkways of materials such as concrete or unit pavers that are easily maintained for safety (Guideline 20). - Provide enclosures or screening for all utility equipment within buildings (Guideline 38). - Design lighting so that there is no glare or light spilling onto surrounding uses (Guideline 40). - Provide lighting that is appropriate to the street character and mainstreet ground-floor use, with a focus on pedestrian areas (Guideline 41). Urban Design Guidelines for High-Rise Housing The City of Ottawa s Urban Design Guidelines for High Rise Housing are intended to encourage and achieve appropriate high-rise development. High-rise buildings are defined by the City of Ottawa as any building that is ten storeys or more. The Urban Design Guidelines for High Rise Housing deal with seven elements of design, including: context; built form; pedestrian and public realm; open space; amenities; environmental considerations; site circulation and parking; and services and utilities. The proposed 13-storey building and development supports several of the High-Rise Housing guidelines. In particular it would: - Integrate into the context and address compatibility with the planned context through the transitions in building height, and through the design qualities and character (Guideline 1a). - Provide a direct link to public transit, sidewalks and streets (Guideline 1a). - Provide direct links to public transit, sidewalks and streets (Guideline 1b). - Create a landmark building that is distinctive in form, is located at a prominent intersection, and is designed and will be built with richness and quality in materials and detail (Guideline 2a). - Step-down at 45 degree angles to lessen the impact on adjacent areas (Guideline 4). - Feature innovative design and site treatments on a community gateway (Guideline 7). - Be oriented to minimize shadowing on adjacent sites (Guideline 11). - Create a building form that responds to function, site characteristics, context, and mix of uses (Guideline 12). - Support human-scaled streetscapes through the design and uses of the lower portion of the building (Guideline 13). - Use clear windows and doors to make the pedestrian level façade highly transparent and accessible (Guideline 14). - Include retail uses and active uses along the street façade to enhance the building s relationship to the public realm (Guideline 16). - Include at an-grade pedestrian entrance which is directly accessible, clear, and prominent with a direct link to the sidewalk (Guideline 17). - Feature an architecturally detailed façade, using various types of materials and treatments, with no blank or featureless sides (Guideline 18). - Be designed with a compact floor plate to maximize views and light for the interior spaces, creates narrow shadows, and allow opportunities for sky views (Guideline 21). - Feature a distinctive and well-designed roofline (Guideline 23). - Provide barrier-free and universal access to the building by pedestrians (Guideline 30). - Provide views from the apartments to the streets and open space allowing visual surveillance and neighbourliness (Guideline 31). - Protect pedestrians from inclement weather by using canopies on the ground level (Guideline 32). - Coordinate and integrate existing transit stops into the site (Guideline 34). - Provide required outdoor amenity space through use of balconies and private outdoor space (Guideline 41). - Provide amenities at the building entrance, including benches, bike racks, bus stops, and lobby seating (Guideline 51). - Provide a 2-metre wide entrance from the main doors to the sidewalk (Guideline 52). - Include underground parking and locate the garage entry in such a way as to not to detract from the streetscape (Guidelines 56 and 58). - Provide bicycle parking (Guideline 59). - Integrate the strategic location of building infrastructure away from public areas (Guideline 61 and 62). - Locate utility, garbage, and other service areas away from public view (Guidelines 63, 64, and 65). - Locate and conceal exhaust and other service intakes/outputs to avoid impacts on sidewalks, outdoor spaces, and adjacent development (Guideline 67). Transit-Oriented Development (TOD) Guidelines The Western Light Rail Transit Corridor Planning and Environmental Assessment currently underway identifies Richmond Road in the vicinity of the proposed development as a potential light rail transit corridor. If the Richmond Road Alternative is selected and a future station is located within 600 metres of the proposed development, then the proposed development should be designed and considered in light of the City s as TOD guidelines. The intent of the TOD Guidelines is to provide an urban design standard for assessing, promoting, and achieving appropriate TOD within the City of Ottawa. TOD is defined as a mix of moderate to high-density transitsupportive land uses located within an easy walk of a rapid transit stop or station that is oriented and designed to facilitate transit use. The City of Ottawa TOD guidelines are to be applied for all development within a 600-metre walking distance of a rapid transit stop or station. If rapid transit were provided along the Richmond Road corridor, then the proposed development supports several of the TOD guidelines. In particular it would: - Potentially providing transit-supportive land uses (apartments) within 600m walking distance of a rapid transit station or stop (Guideline 1). - Locate high density uses as close as possible to transit (Guideline 8). - Include architectural variety at grade to provide visual interest to pedestrians and highlight the building entrance (Guideline 14). - Use clear windows and doors to make the pedestrian level façade of walls facing the street highly transparent in order to provide ease of entrance, visual interest and increased security through informal viewing (Guideline 15). - Feature a ground floor designed to be appealing to pedestrians, particularly through its architectural treatment (Guideline 28). - Provide underground parking (Guideline 39). Urban Design Guidelines for High-Rise Housing High-Rise Housing Guidelines Cover Urban Design Guidelines for Development along Traditional Mainstreets Traditional Mainstreets Guidelines Cover ottawa.ca Transit-Oriented Development Guidelines Approved by City Council September 26, 2007 ottawa.ca Transit-Oriented Development Guidelines Cover

10 3 Evolution of the Proposal Sun Path and Views

11 3 Evolution of the Proposal Sun Path and Views 9 d Woo e roff nu Ave Av en ue Av en ron By Ric hm on dr oa d ue By ron Ric hm o nd R oa d e Constraints and Regulations Area within property line 2,357sqm Area within zoning setback 1,500sqm Adjacent building setback (suggested not required) Basement level setback Site Statistics AREA Site Area 2,357sqm 25,371sqft (Allowable F.S.I. of 2) Area Permitted on site 4,714sqm 50,741sqft Height 24.7m Zoning by law height limit PARKING Residential parking - First 162 dwelling units = 1 space per dwelling unit Visitors parking - First 12 dwelling units = 0 spaces - Next 300 dwelling units =.17 per dwelling unitretail parking - 3 spaces per 100sqmBike parking - Residential bike spaces =.75 per dwelling unit - Retail bike spaces = 1 per 1,250sqmLandscape area - 30% of lot area = 707sqm Urban Design Review Panel Richmond Road /Woodroffe Avenue 17th November 2011

12 3 Evolution of the Proposal Ground Level Access Option Studies Residential Entry Entry from Richmond Road or /and WoodfoffeRoad? Entry from parking? Visitors and Parking Entry Visitors entry from Richmond Road or /and WoodfoffeRoad? Visitors parking? Street parking? Taxi drop off? Retail Location Single retail locations? Multiple retail locations?

13 3 Evolution of the Proposal Building Massing Option Studies 11 Height Diagram 01 The highest point is addressing the street corner Height Diagram 02 The highest point is set back away from the street edge towards the north of the site Height Diagram 03 The highest point is set back away from the street edge towards the centre of the site

14 3 Evolution of the Proposal Building Arrangement Option Studies Option A Option D Option G Option J Option B Option E Option H Option K Option C Option F Option I Option L

15 3 Evolution of the Proposal Building Arrangement Option Studies 13 A number of massing studies were studied to explore the: - relationship of the shape and scale to the large apartment buildings along Richmond Road as well as the detached houses north of the site - relationship of the massing to the obtuse angle of the intersection - avoidance of units overlooking each other - optimization of views from the units to the river and across verdant neighborhoods - optimization of morning and evening sunshine

16 3 Evolution of the Proposal Parking Option Studies Scheme 01 Scheme 02 Scheme 03 Scheme 04 Scheme 05 Scheme 06 Scheme 07 Scheme 08

17 4 Proposed Development Proposed Site Aerial View 15 Woodroffe Avenue Richmond Road Byron Avenue Woodroffe Avenue Richmond Road Byron Avenue

18 4 Proposed Development Summary of Proposed Development Azure proposes to construct a new, 13 storey (43m + roof plant) residential building on the subject site. The proposed development will contain approximately 79 dwelling units ranging in size from 60m² to 179m². Currently Richmond Road comprises buildings of differing height and shape, with varying distances and relationships to the road, and are open parking lots surrounded by open parking lots. This massing option was selected for the following urban design reasons: - The stepping section relates both to the taller apartment buildings along Richmond Road as well as the detached houses adjacent to the north. - The vertical brick structural walls break down the scale of the large volume, permitting legibility of each individual unit. - The stepping plan exploits the obtuse angle of the intersection, uniting two street frontages (Richmond Road and Woodroffe Avenue) as one single front. The building will have pedestrian access from Woodroffe Avenue via a centrally positioned lobby. Ground floor retail facing the streets will animate the pedestrian realm and step outward slightly toward the pedestrian. Publically accessible external areas of the site between the building and the street will have both hard and soft landscaping. Parking is proposed to the rear under cover and in the basement for a total of approximately 68 spaces for residents and visitors. Access to parking will be provided via a driveway and a ramp along the northern site boundary accessed from Woodroffe Avenue as established in the previously consented scheme. The ramp will be covered with an accessible, landscaped roof to obscure it from view, and to mitigate vehicular noise both to the new development as well as to neighbouring houses. Nearby on-street parking is desired by potential retailers whose customers demand convenient access if they are to patronize a new retailer. Sketches of initial thoughts for orientation Vehicular access for delivery of goods to the retail units is proposed from Richmond Road, along the subject site s western boundary, as established in the previously consented scheme. Ground floor plan Typical floor plan Typical upper floor plan

19 4 Proposed Development Design Statement 17 The general massing of the proposal internally organizes many of the units as dual aspect, benefitting from east and west solar exposure, with long distance views across a wide boulevard, verdant suburbs or the wide expanse of the nearby Ottawa River. Parallel structural walls are visible between units, which shift gradually along the obtuse angle of the intersection. The stacked units reach differing numbers of storeys, creating private roof terraces. These shifts, together with the stepping heights, contribute to a legibility of scale in breaking down the large building, recognizing both its adjoining large neighbours and the smaller scale neighbourhood adjacent. Brick facing to the structural walls relate in part to the neighbouring building, and to a tradition of brick buildings, historic and new, in downtown Ottawa. Glass and black metal walls enclose each unit, all of which have cantilevered accessible balconies or, in some cases, roof terraces. The effect would be primarily glass and metal when seen from the intersection, while to open views north to the river, and invite mid-day sun, the end units will have large glass walls set into the brick structural walls. At ground level, glass fronted retail units step slightly forward, closer to the public sidewalk, stepping the massing to a pedestrian scale. On the west elevation, toward the detached houses north of Woodroffe Walk, the ground level parking is covered with a landscaped roof terrace, creating a sort of podium closer in scale to the houses. At the eighth floor the building steps back again, with roof terraces breaking the height. View looking at the east face from Richmond Road North elevation facing Woodroffe Avenue East elevation facing Richmond Road and Woodroffe Avenue Aerial view looking at the west face

20 5 Design Drawings Renderings in Context The façade arrangement will be further explored in the coming phase of work, considering environmental comfort factors such as natural ventilation, acoustic performance, and downdraft on cold days. Variations on the extent of glazing will be explored as part of these environmental comfort studies. Should the extent of glazing eventually be reduced, it is foreseen to include panels in metal or timber in a color consistent with the dark metal palette.

21 5 Design Drawings Renderings in Context 19 East Elevation

22 5 Design Drawings Renderings in Context West Elevation

23 5 Design Drawings Renderings in Context 21 Aerial near view of roof and west elevation

24 5 Design Drawings Renderings in Context Aerial view of roof and East Elevation facing the intersection of Richmond Road and Woodroffe Avenue

25 5 Design Drawings Renderings in Context 23 North Elevation seen from Woodroffe Avenue

26 5 Design Drawings Renderings in Context Aerial distant view of roof and west elevation facing Ottawa River

27 5 Design Drawings Renderings in Context 25 Aerial distant view of roof and east elevation

28 5 Design Drawings North Elevation North Elevation

29 5 Design Drawings West Elevation 27 West Elevation

30 5 Design Drawings South Elevation South Elevation

31 5 Design Drawings East Elevation 29 East Elevation

32 5 Design Drawings Sections Cross Section Longitudinal Section

33 5 Design Drawings Site Plan Existing Conditions 31

34 5 Design Drawings Level 01 Ground Floor Level 01 Upper Level 1-1 Entry Retail sqm Residential Entry - 53 sqm Level 01 Upper Town House Upper Floor Retail Mezzanine Level *NOTE: Access ramp is single lane, a traffic light would be required. GEA - 1,108 sqm GIA - 1,065 sqm NIA sqm

35 5 Design Drawings 33 Level 02 Level Level 02 A - 2 Bedrooms 100 sqm B - 1 Bedroom 73 sqm C - 1 Bedroom 60 sqm D - 1 Bedroom 64 sqm E - 1 Bedroom 70 sqm F - 1 Bedroom 71 sqm G - 1 Bedroom 64 sqm H - 1 Bedroom 60 sqm I - 1 Bedroom 81 sqm J - 2 Bedrooms 87 sqm GEA sqm GIA sqm NIA sqm Levels A - 2 Bedrooms 100 sqm B - 1 Bedroom 73 sqm C - 1 Bedroom 60 sqm D - 1 Bedroom 64 sqm E - 1 Bedroom 70 sqm F - 1 Bedroom 71 sqm G - 1 Bedroom 64 sqm H - 1 Bedroom 60 sqm I - 1 Bedroom 81 sqm J - 2 Bedrooms 87 sqm GEA sqm GIA sqm NIA sqm

36 5 Design Drawings Level Level 07 Levels A - 2 Bedrooms 100 sqm B - 1 Bedroom 73 sqm C - 1 Bedroom 60 sqm D - 1 Bedroom 64 sqm E - 1 Bedroom 70 sqm F - 1 Bedroom 71 sqm G - 1 Bedroom 64 sqm H - 1 Bedroom 60 sqm I - 1 Bedroom 81 sqm J - 2 Bedrooms 87 sqm GEA sqm GIA sqm NIA sqm Level 7 A - 2 Bedrooms 100 sqm B - 1 Bedroom 73 sqm C - 1 Bedroom 60 sqm D - 1 Bedroom 64 sqm E- 1 Bedroom 69 sqm F- 2 Bedrooms 115 sqm G- 2 Bedrooms 115 sqm H- 2 Bedrooms 87 sqm GEA sqm GIA sqm NIA - 683sqm

37 5 Design Drawings 35 Level 08 Level 09 Level 8 C - 2 Bedrooms 121 sqm D - 2 Bedrooms 103 sqm F - 2 Bedrooms 114 sqm G- 2 Bedrooms 115 sqm H - 2 Bedrooms 87 sqm GEA sqm GIA sqm NIA sqm Level 09 C - 2 Bedrooms 107 sqm D - 2 Bedrooms 112 sqm E- 2 Bedrooms 115 sqm F - 2 Bedrooms 87 sqm GEA sqm GIA sqm NIA sqm

38 5 Design Drawings Level 10 Level 11 Level 10 C - 2 Bedrooms 107 sqm D - 2 Bedrooms 112 sqm E- 2 Bedrooms 115 sqm F - 2 Bedrooms 87 sqm GEA sqm GIA sqm NIA sqm Level 11 F - 2 Bedrooms 113 sqm G - 2 Bedrooms 115 sqm H - 2 Bedrooms 87 sqm GEA sqm GIA sqm NIA sqm

39 5 Design Drawings 37 Level 12 Level 13 Penthouse Level 12 F - Penthouse - lowerlevel 96 sqm H - Penthouse - lowerlevel 72 sqm GEA sqm GIA sqm NIA sqm Level 13 F - Penthouse - upperlevel 83 sqm H - Penthouse - upperlevel 62 sqm GEA sqm GIA sqm NIA sqm

40 5 Design Drawings Roof Plan Underground Parking Plan Basement optimisation studies in progress Roof Plan Basement NO. OF SPACES: 56 *NOTE: Access ramp is single lane, a traffic light would be required. GEA - 2,180 sqm GIA - 2,120 sqm Basement optimisation studies in progress

41 5 Design Drawings 39 Future Ground Plan showing Widened Woodroffe Avenue Amenities Space Roof Terraces 551sqm Balconies 710sqm Unbuilt Area GF 1,130sqm Internal Circulation / Lobby 141sqm

42 6 Solar Shadow Study 9:18 AM - 10:18 AM March 9:18 AM - DST June 9:18 AM - DST September 9:18 AM - DST December 9:18 AM - DST March 10:18 AM - DST June 10:18 AM - DST September 10:18 AM - DST December 10:18 AM - DST Proposed Building

43 6 Solar Shadow Study 11:18 AM - 12:18 PM 41 March 11:18 AM - DST June 11:18 AM - DST September 11:18 AM - DST December 11:18 AM - DST March 12:18 PM - DST June 12:18 PM - DST September 12:18 PM - DST December 12:18 PM - DST Proposed Building

44 6 Solar Shadow Study 1:18 PM - 2:18 PM March 1:18 PM - DST June 1:18 PM - DST September 1:18 PM - DST December 1:18 PM - DST March 2:18 PM - DST June 2:18 PM - DST September 2:18 PM - DST December 2:18 PM - DST Proposed Building

45 6 Solar Shadow Study 3:18 PM - 4:18 PM 43 March 3:18 PM - DST June 3:18 PM - DST September 3:18 PM - DST December 3:18 PM - DST March 4:18 PM - DST June 4:18 PM - DST September 4:18 PM - DST December 4:18 PM - DST Proposed Building

46 6 Solar Shadow Study 5:18 PM - 6:18 PM NOTE: NSUFFICIENT LIGHT TO GENERATE March 5:18 PM - DST June 5:18 PM - DST September 5:18 PM - DST December 5:18 PM - DST NOTE: NSUFFICIENT LIGHT TO GENERATE March 6:18 PM - DST June 6:18 PM - DST September 6:18 PM - DST December 6:18 PM - DST Proposed Building

47 Appendix 1 Dimensioned Site Plan 45

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50 Carlow House Carlow Street London NW1 7LH T +44 (0) F +44 (0) Urban Design Review Panel Richmond Road /Woodroffe Avenue Polisano Leventhal Pilbrow Cook Bakker 17th November 2011