Design and Access Statement Volume VI Addendum Plot K1 September October 2018 Morris + Company
CWM-DM-K1-XX-PR-A-00001 DATE ISSUE NOTES Oct/2018 P01 Planning Addendum Issue tab.1 Document control register Copyright 2018 Morris+Company Ltd. No part of this document may be reproduced without the prior consent of the client. This document is prepared in support of the Canada Water Masterplan. Duggan Morris Architects (DMA) and its collaborators are not responsible for nor shall be liable for the consequences of any use made of this Report other than that for which it was prepared by DMA for the Client unless DMA provide prior written authorisation for such other use and confirms in writing that the Report is suitable for it. It is acknowledged by the parties that this Report has been produced solely in accordance with the Client s brief and instructions and without any knowledge of or reference to any other parties potential interests in or proposals for the Project.
4 CANADA WATER Plot K1 / Design and Access Statement / May 2018
Contents 1 INTRODUCTION... 7 2 PLAN LAYOUTS...11 2.1 Use & Amount...12 2.2 Summary of Changes...14 2.3 Ground Floor...16 2.4 First to Fourth Floors...18 2.5 Fifth Floor...20 2.6 Private Amenity...22 2.7 Playspace Provision...28 3 SECURITY STRATEGY...31 3.1 Security...32 4 MATERIALITY...35 4.1 Summary of Changes...36 4.2 In-Set Balcony Adjustments...38 5 CANADA WATER Plot K1 / Design and Access Statement / May 2018
6 CANADA WATER Plot K1 / Design and Access Statement / May 2018
1 INTRODUCTION 7 CANADA WATER Plot K1 / Design and Access Statement / May 2018
1 Introduction 1.1 Introduction In May 2018, BL CW Holdings Ltd, a subsidiary of British Land Company Plc (the Applicant ) hereafter referred to as British Land, submitted a hybrid planning application to Southwark Council (planning application reference: 18/ AP/1604) (the Application ) for the Canada Water Masterplan. The hybrid planning application is made in respect of land bounded by Surrey Quays Road to the north, Lower Road (A200) to the west, Redriff Road (B205) to the south and Quebec Way to the east (the Site ). The hybrid planning application is formed of detailed development proposals in respect of Plots A1, A2 and K1 for which no matters are reserved (the Detailed Proposals ) and outline development proposals for the remainder of the Site, with all matters reserved (the Outline Proposals ). The Detailed Proposals and the Outline Proposals together are referred to as the Development. The Development comprises the redevelopment of the Surrey Quays Shopping Centre, former Harmsworth Quays Printworks and Surrey Quays Leisure Park sites, former Dock Offices Courtyard, former Rotherhithe Police Station and land at Roberts Close. The Development will provide new retail, office, leisure and community floorspace along with residential dwellings. The Development will provide significant high quality public realm, including a new Town Square, a new High Street and a public park. Following a period of statutory consultation on the Application, the Applicant is submitting amendments to the proposals for the Development and further details. For Plot K1 these primarily relate to changes to the façade design and materiality, changes to the design of the inset corner balconies and a revised unit mix. 8 CANADA WATER Plot K1 / Design and Access Statement / May 2018
9 CANADA WATER Plot K1 / Design and Access Statement / May 2018 1 Introduction
10 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 PLAN LAYOUTS 11 CANADA WATER Plot K1 / Design and Access Statement / May 2018
4 Proposed scheme 2.1 Use & Amount REVISED UNIT MIX Plot K1 is a part 5-storey, part 6-storey residential (C3) development. Since submission of the application in May, the unit mix has been updated to provide at least 60% 2+ bedroom units, of which 20% are 3+ bedroom units, across the first two detailed plots, A1 and K1. This results in a reduction in the number of units in Plot K1, from 84 as previously, to 79. The proposal includes 8 wheelchair adapted homes; representing 10% of the total units. The table below (Fig.1) provides a breakdown of the revised unit mix: Apartment types Type Total dwellings %Mix / Units Total HAB rooms* 1 bedroom 1B/2P 14 18% 28 2 bedroom 2B/3P 10 13% 30 2B/4P 16 20% 48 3 bedroom 3B/4P 24 30% 96 3B/5P 15 19% 73 Sub-total 79 100% 275 fig.1 Table of revised Unit Mix across Plot K1 12 CANADA WATER Plot K1 / Design and Access Statement / May 2018
4 Proposed scheme GROUND FLOOR FIRST FLOOR SECOND FLOOR THIRD FLOOR FOURTH FLOOR FIFTH FLOOR UNIT MIX 2B3P 2B4P 3B5P fig.2 Updated Unit Mix plans 13 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 Unit Mix 2.2 Unit Mix SUMMARY OF CHANGES The tables shown in Fig. 3 illustrate how the overall unit mix has changed since the May 2018 submission pack. Plot K1 now proposes the following. A total of 79 units instead of 84. Ten units have been replaced by five 3B5P units. 5 extra habitable rooms. One additional projecting balcony has been added to each of the First to Fourth floors, to accommodate private amenity. 60% of all units across Plot A1 and K1 are 2B+ in size, as a consequence of the amendments, in line with Southwark Core Strategy Policy 7. 14 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 Unit Mix MAY 2018 SUBMISSION Apartment types Type Total dwellings %Mix / Units Total HAB rooms* 1 bedroom 1B/2P 24 29% 48 2 bedroom 2B/3P 15 18% 45 2B/4P 11 13% 33 3 bedroom 3B/4P 24 29% 96 3B/5P 10 12% 48 Sub-total 84 100% 270 * The number of habitable rooms has been calculated in accordance with the London Plan methodology. Apartment types Total dwellings across Plot A1 & K1 %Split Studio 10 4% 1 bedroom 106 39% 43% 2 bedroom 104 39% 3 bedroom 50 19% 57% Sub-total 270 100% 100% OCT 2018 ADDENDUM SUBMISSION Apartment types Type Total dwellings %Mix / Units Total HAB rooms* 1 bedroom 1B/2P -10 14 18% -20 28 2 bedroom 2B/3P -5 10 13% -15 30 2B/4P +5 16 20% +15 48 3 bedroom 3B/4P 24 30% 96 3B/5P 15 19% 73 Sub-total 79 100% 275 * The number of habitable rooms has been calculated in accordance with the London Plan methodology. Apartment types Total dwellings across Plot A1 & K1 %Split Studio 10 4% 1 bedroom -10 96 36% 40% 2 bedroom 104 39% 3 bedroom +5 55 21% 60% Sub-total 265 100% 100% +5-5 +25 +5 fig.3 Comparison tables with unit mix distribution across Plots A1 and K1. 15 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 Unit Mix 2.3 Ground Floor SUMMARY OF CHANGES As a result of the changes in unit mix, the following changes have been made to the internal layout at ground floor level (as illustrated in Figure 4.) Two units have been replaced by one 3B5P unit and the location has been amended to accommodate the new 3B5P unit as a corner unit. A 2B3P unit has been relocated and replaced by a 2B4P unit. 8 wheelchair adapted units at ground. 1 extra habitable room on ground floor. Larger internal bike store. Corner terraces have increased in size. UNIT MIX 1 Bed 2 Bed 3 Bed 16 CANADA WATER Plot K1 / Design and Access Statement / May 2018
- revision date am 2 Unit Mix AOD +5900 ROBERT'S CLOSE AOD +5710 NOTES: MAY 2018 SUBMISSION Indicative planting 4# short stay cycle spaces Indicative planting Application boundary 2B3P - 2B4P - 3B5P Services Bike store (01)210 Number Area AOD +5920 Vehicle access control Indicative defensible planting Postboxes AOD +6020 AOD +6020 01 Refuse 30.4 m² A.GF.06 A.GF.07 2B4P(W) 02 Refuse Postboxes Indicative defensible planting A.GF.01 77.9 m² 2 A.GF.02 76.4 m² 2 A.GF.03 76.4 m² 2 A.GF.04 76.4 m² 2 A.GF.05 89.3 m² 2 A.GF.06 51.3 m² 1 A.GF.07 106.4 m² 2 A.GF.08 89.3 m² 2 A.GF.09 70.9 m² 1 A.GF.10 70.9 m² 1 A.GF.11 51.3 m² 1 A.GF.12 61.1 m² 2 A.GF.05 2B4P(W) Entrance A 43.3 m² Entrance B A.GF.08 2B4P(W) Landscaping shown is for illustra are set out in the Design and Acc strategy will be secured as a plan 18# double stacked 01 Cycle store 13.8 m² - Plant 3.4 m² GL+ 6020 GL+ 6020 02 Cycle store 51.3 m² 46# double stacked spaces with mobility scooter charging space A.GF.04 2B3P(W) A.GF.09 (W) 1 (01)312 (01)212 1 (01)313 (01)213 A.GF.03 2B3P(W) SHARED COURTYARD AMENITY LONDON SQUARE DEVELOPMENT Indicative landscaping A.GF.10 (W) A.GF.02 2B3P(W) A.GF.11 P01 MAR 2018 P A.GF.01 2B3P(W) Cycle store 03 80# sheffield parking spaces under external canopy A.GF.12 2B3P SCALE BAR 0 1.5 3 AOD +5900 Fencing ROBERT'S CLOSE AOD +5710 NOTES: Indicative planting OCT 2018 ADDENDUM SUBMISSION 1 (01)311 4# short stay cycle spaces (01)211 (01)210-1 (01)310 Indicative planting Application boundary 2B3P 2B4P 3B5P Services Bike store Fencing Number Area 3 (01)214 (01)214 UKPN AOD +5920 (01)214 Vehicle access control A.GF.05 2B4P(W) Indicative defensible planting Postboxes Entrance A (01)214 AOD +6020 AOD +6020 13.8 m² 01 Refuse 30.4 m² 18# double stacked 01 Cycle store A.GF.06 A.GF.07 2B4P(W) 02 Refuse 43.3 m² - Plant 3.4 m² Postboxes Entrance B Indicative defensible planting A.GF.08 2B4P(W) A.GF.01 75.7 m² A.GF.02 76.4 m² A.GF.03 76.4 m² A.GF.04 76.4 m² A.GF.05 87.9 m² A.GF.06 51.3 m² A.GF.07 106.4 m² A.GF.08 87.9 m² A.GF.09 70.9 m² A.GF.10 70.9 m² A.GF.11 92.2 m² Duggan Morris Architects Ltd Unit 7, 16-24 Underwood Street, L Tel: +44 (0)20 7566 7440 Fax: +44 www.dugganmorrisarchitects.com Landscaping shown is for illust are set out in the Design and A - Do strategy not scale will from be secured this drawing as a pl - All dimensions to be checked on - And such dimensions to be their - Report all drawing errors and om - All dimensions in millimeters unl - If in doubt ask Contract Adminis job title CANADA WATER MASTERP GL+ 6020 GL+ 6020 drawing title / location GROUND FLOOR PLAN Plant room status PLANNING ISSUE 02 Cycle store 70.9 m² date scale AUGUST 2018 1 : 150 @ A1 (01)214 A.GF.04 2B3P(W) 46# double stacked spaces with mobility scooter charging space project originator zone le CWM DMA K1 0 1 (01)312 (01)212 A.GF.09 (W) (01)213 A.GF.03 2B3P(W) SHARED COURTYARD AMENITY Indicative landscaping 1 (01)313 LONDON SQUARE DEVELOPMENT A.GF.10 2B4P A.GF.02 2B3P(W) P02 OCT 2018 P01 MAY 2018 revision date A.GF.01 2B3P(W) A.GF.11 3B5P SCALE BAR Cycle store 03 80# sheffield parking spaces under external canopy 0 1.5 3 Fencing fig.4 Comparison of ground floor plans. 1 (01)311 1 (01)310 (01)211 - Fencing 17 CANADA WATER Plot (01)214 K1 / Design and Access Statement / May 2018
2 Unit Mix 2.4 First to Fourth Floors SUMMARY OF CHANGES Fig.5 show the changes on First to Fourth floor levels. Removal of two apartments and the provision of one 3B5P apartment per floor. One 2B3P apartment has been replaced with a 2B4P apartment on each First to Fourth floor level. One extra habitable room per First to Fourth floor level. One additional projecting balcony has been added to each of the First to Fourth floors, to accommodate private amenity to one 2B4P apartment. Unit layout of two apartments facing Roberts close have been reconfigured, to improve relationships to the access gallery, by being accessed directly off the core. This also improves daylighting and creates a more generous arrival point for all residents. UNIT MIX 1 Bed 2 Bed 3 Bed 18 CANADA WATER Plot K1 / Design and Access Statement / May 2018
Louvred roof 2 Unit Mix NOTES: MAY 2018 SUBMISSION Application boundary 2B3P - 2B4P - 3B5P Number Area A.01.05 3B5P A.01.06 A.01.07 A.01.08 A.01.09 A.01.10 A.01.11 3B5P A.01.01 77.9 m² 3 A.01.02 76.4 m² 3 A.01.03 76.4 m² 3 A.01.04 76.4 m² 3 A.01.05 89.3 m² 3 A.01.06 76.4 m² 3 A.01.07 51.3 m² 1 A.01.08 51.3 m² 1 A.01.09 51.3 m² 1 A.01.10 76.4 m² 3 A.01.11 89.3 m² 3 A.01.12 51.3 m² 1 A.01.13 70.9 m² 2 A.01.14 70.9 m² 2 A.01.15 51.3 m² 1 A.01.16 61.1 m² 2 Landscaping shown is for illustra are set out in the Design and Acc strategy will be secured as a plan FFL+ 9595 FFL+ 9595 A.01.12 A.01.04 A.01.13 2B4P A.01.03 A.01.14 2B4P A.01.02 A.01.15 P01 MAR 2018 P revision date am A.01.01 Brown/green roof over bicycle canopy A.01.16 2B3P SCALE BAR 0 1.5 3 NOTES: OCT 2018 ADDENDUM SUBMISSION Application boundary 2B3P - 2B4P - 3B5P Number Area A.01.05 3B5P A.01.06 A.01.07 A.01.08 A.01.09 A.01.10 A.01.11 3B5P A.01.01 75.7 m² 3B A.01.02 76.4 m² 3B A.01.03 76.4 m² 3B A.01.04 76.4 m² 3B A.01.05 87.9 m² 3B A.01.06 76.4 m² 3B A.01.07 51.3 m² 1B A.01.08 51.3 m² 1B A.01.09 51.3 m² 1B A.01.10 76.4 m² 3B A.01.11 87.9 m² 3B A.01.12 70.9 m² 2B Duggan A.01.13 Morris Architects 70.9 m² Ltd 2B Unit A.01.14 7, 16-24 Underwood 70.9 m² Street, 2BL Tel: A.01.15 +44 7566 92.37440 m² +44 3B Brown/green roof - Do not scale from this drawing - All dimensions to be checked on Landscaping - And such dimensions shown is for to illustrat be their are - Report set out all drawing the Design errors and and Acce om strategy - All dimensions will be secured in millimeters as a plan unl - If in doubt ask Contract Adminis job title CANADA WATER MASTERP FFL+ 9595 FFL+ 9595 drawing title / location FIRST FLOOR PLAN A.01.12 2B4P status date scale PLANNING ISSUE MARCH 2018 1 : 150 @ A1 A.01.04 project originator zone le CWM DMA K1 0 A.01.03 A.01.13 2B4P A.01.14 2B4P A.01.02 P02 OCT 2018 P P01 MAR 2018 P revision date am A.01.01 A.01.15 3B5P SCALE BAR Brown/green roof over bicycle canopy 0 1.5 3 fig.5 Comparison of typical floor plans. 19 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 Unit Mix 2.5 Fifth Floor SUMMARY OF CHANGES Fig. 6 show the changes to the Fifth floor level, which comprise of a change in layout to two 2B3P apartments facing Roberts Close. These have been reconfigured to improve relationships to the access gallery, by being accessed directly off the core. This improves daylighting and creates a more generous arrival point for all residents. UNIT MIX 1 Bed 2 Bed 3 Bed 20 CANADA WATER Plot K1 / Design and Access Statement / May 2018
A.05.02 2 Unit Mix NOTES: MAY 2018 SUBMISSION Application boundary 2B3P - 2B4P - 3B5P Number Area A.05.01 86.1 m² 3 A.05.02 73.1 m² 2 A.05.03 61.3 m² 2 A.05.04 61.3 m² 2 A.05.05 61.3 m² 2 A.05.06 61.3 m² 2 A.05.07 73.1 m² 2 A.05.08 86.1 m² 3 2B4P A.05.03 2B3P A.05.04 2B3P A.05.05 2B3P A.05.06 2B3P A.05.07 2B3P Landscaping shown is for illustra are set out in the Design and Acc strategy will be secured as a plan FFL+ 22420 FFL+ 22420 A.05.01 3B5P A.05.08 3B5P Ladder from L05 roof Ladder from L05 roof Brown roof Paved roof for maintenance access Indicative access spot services distribution Indicative access spot services distribution Paved roof for maintenance access Brown roof P01 MAR 2018 P revision date am SCALE BAR 0 1.5 3 Mansafe system Mansafe system NOTES: OCT 2018 ADDENDUM SUBMISSION Application boundary 2B3P - 2B4P - 3B5P Number Area A.05.02 2B3P A.05.03 2B3P A.05.04 2B3P A.05.05 2B3P A.05.06 2B3P A.05.07 2B3P A.05.01 86.1 m² 3B A.05.02 73.1 m² 2B A.05.03 61.3 m² 2B A.05.04 61.3 m² 2B A.05.05 61.3 m² 2B A.05.06 61.3 m² 2B A.05.07 73.1 m² 2B A.05.08 86.1 m² 3B Duggan Morris Architects Ltd Unit 7, 16-24 Underwood Street, L Tel: +44 (0)20 7566 7440 Fax: +44 www.dugganmorrisarchitects.com - Do not scale from this drawing - All dimensions to be checked on Landscaping - And such dimensions shown is for to illustrat be their are - Report set out all drawing the Design errors and and Acce om strategy - All dimensions will be secured in millimeters as a plan unl - If in doubt ask Contract Adminis job title CANADA WATER MASTERP FFL+ 22420 FFL+ 22420 drawing title / location FIFTH FLOOR PLAN status date PLANNING ISSUE MARCH 2018 A.05.01 3B5P A.05.08 3B5P scale 1 : 150 @ A1 project originator zone le CWM DMA K1 0 Ladder from L05 roof Ladder from L05 roof Brown roof Paved roof for maintenance access Indicative access spot services distribution Indicative access spot services distribution Paved roof for maintenance access Brown roof P02 OCT 2018 P P01 MAR 2018 P revision date am SCALE BAR 0 1.5 3 Mansafe system Mansafe system fig.6 Comparison of ground floor plans. 21 CANADA WATER Plot K1 / Design and Access Statement / May 2018
DN UP 2 Unit Mix 2.6 Private Amenity CORNER BALCONIES As shown in the comparison of Fig.7 and Fig.8, all four corner balcony balustrade details have been adjusted to maximise the area of the balcony by removing brick upstands and bringing the metal railing down to the balcony s floor level, whilst keeping the brick band wrapping around the edge. This change now offers a minimum of 10sq m private amenity area for all 3 Bedroom apartments. This change also helps to reduce the perceived mass of the building, by creating lighter corners. 22 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 Unit Mix NOTES: revision date amendment SCALE BAR Duggan Morris Architects Ltd Unit 7, 16-24 Underwood Street, London N1 7JQ Tel: +44 (0)20 7566 7440 Fax: +44 (0)20 7014 3119 www.dugganmorrisarchitects.com - Do not scale from this drawing - All dimensions to be checked on site by the Contractor - And such dimensions to be their responsibility - Report all drawing errors and omissions to the Architect - All dimensions in millimeters unless noted otherwise - If in doubt ask Contract Administrator job title CANADA WATER MASTERPLAN-PLOT K1 drawing title / location Unnamed status PLANNING ISSUE date 08/17/18 scale fig.7 May 2018 Submission 23 CANADA WATER Plot K1 / Design and Access Statement / May 2018 fig.8 October 2018 Addendum Submission project @ A1 originator zone CWM Designer level type role nu Autho SK
2 Unit Mix CORNER UNITS By decreasing the internal NIA of each corner unit, the external private amenity can be increased, whilst staying within the Southwark Council s Residential Design Standards. This change affects units 01, 05 and 08 on ground floor, and 01, 05 and 11 on each floor from First to Fourth. The corner balcony balustrade detail is adjusted to maximise the area of the balcony by removing brick upstands, as shown in Fig. 7 and Fig. 8. The layout allows for an open plan kitchen / living / dining arrangement, or as separate rooms (as shown in Fig. 10), if this is preferable. The habitable room count would remain the same in either arrangement. 24 CANADA WATER Plot K1 / Design and Access Statement / May 2018
DN UP Application bou 2B3P - 2B4P - 3B5P Landscaping shown is are set out in the Desi strategy will be secure NOTES: SCALE BAR Duggan Morris Architects Ltd Unit 7, 16-24 Underwood Street, London N1 7JQ Tel: +44 (0)20 7566 7440 Fax: +44 (0)20 7014 3119 www.dugganmorrisarchitects.com - Do not scale from this drawing - All dimensions to be checked on site by the Contractor - And such dimensions to be their responsibility - Report all drawing errors and omissions to the Architect - All dimensions in millimeters unless noted otherwise - If in doubt ask Contract Administrator job title CANADA WATER MASTERPLAN-PLOT K1 drawing title / location GA plan Diagram TYP status date scale revision date amendment project CWM FOR INFORMATION 02/05/18 1 : 150 @ A1 originator zone level type role number Designer Author (01)315 Dugga s 2 Unit Mix NOTES: Number A 01.10 4P A.01.07 A.01.08 8m 2 A.01.09 A.01.11 3B5P A.01.10 A.01.11 3B5P 10m 2 A.01.01 A.01.02 A.01.03 A.01.04 A.01.05 A.01.06 A.01.07 A.01.08 A.01.09 A.01.10 A.01.11 A.01.12 A.01.13 A.01.14 A.01.15 A.01.16 77.9 m 76.4 m 76.4 m 76.4 m 89.3 m 76.4 m 51.3 m 51.3 m 51.3 m 76.4 m 89.3 m 51.3 m 70.9 m 70.9 m 51.3 m 61.1 m FFL+ 9595 FFL+ 9595 3B5P NIA 89.3m2 A.01.12 3B5P NIA 87.9m2 A.01.12 2B4P 5 habitable rooms 4hr (3B5P) + 1 hr extra for Kitchen > 11m2 A.01.13 2B4P 5 habitable rooms 4hr (3B5P) + 1 hr extra for Kitchen > 11m2 fig.9 May 2018 Submission fig.10 October 2018 Addendum Submission A.01.13 2B4P A.01.14 2B4P A.01.14 2B4P A.01.15 P01 MAR 2 revision date FINAL DRA 25 CANADA WATER Plot K1 / Design and Access Statement / May 2018 A.01.16 2B3P Brown/green roof over bicycle canopy A.01.15 3B5P SCALE BAR
DN UP NOTES: job title CANADA WATER MASTERPLAN-PLOT K1 status date scale revision date amendment SCALE BAR Duggan Morris Architects Ltd Unit 7, 16-24 Underwood Street, London N1 7JQ Tel: +44 (0)20 7566 7440 Fax: +44 (0)20 7014 3119 www.dugganmorrisarchitects.com - Do not scale from this drawing - All dimensions to be checked on site by the Contractor - And such dimensions to be their responsibility - Report all drawing errors and omissions to the Architect - All dimensions in millimeters unless noted otherwise - If in doubt ask Contract Administrator drawing title / location GA plan Diagram TYP project CWM FOR INFORMATION 02/05/18 1 : 150 @ A1 originator zone level type role number Designer Author (01)315 Dugga s A.01.04 A.01.04 2 Unit Mix A.01.03 A.01.03 A.01.02 A.01.02 A.01.01 A.01.01 Brown/green roof over bicycle canopy 7.1m 2 10m 2 NIA 77.9m2 5 habitable rooms 4hr () + 1 hr extra for KLD> 27.5m2 NIA 75.7m2 5 habitable rooms 4hr () + 1 hr extra for KLD> 27.5m2 fig.11 May 2018 Submission fig.12 October 2018 Addendum Submission een roof Louvred roof Brown/green roof Louvred roof FINAL DRA 26 CANADA WATER Plot K1 / Design and Access Statement / May 2018
27 CANADA WATER Plot K1 / Design and Access Statement / May 2018 2 Unit Mix
2 Unit Mix 2.7 Playspace provision SUMMARY OF CHANGES Playspace requirements The changes in unit mix result in a slightly increased playspace requirement. The tables in Fig. 13 indicate the revised playspace requirements based on the GLA yield methodology. The central courtyard provides 532 sqm of amenity, of which 392 sqm is dedicated child playspace. This will account for 330msq of doorstep play space for under 5 s, and 62 sqm for 5-11s. In line with the Mayor s Play and Informal recreation SPG, and Southwark s S106 and CIL SPD, the shortfall in 5-11s and 12+ playspace will be met through an off-site contribution. 28 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 Unit Mix MAY 2018 SUBMISSION Age Profile # of children Sqm required Sqm proposed Sqm off-site Under 5s 32 320 320 0 5-11 26 260 72 188 12+ 16 160 0 160 Total 74 740 392 348 Courtyard (532msq) meets on-site requirement for all Under 5s, some 5-11s and 12+ off-site. OCT 2018 ADDENDUM SUBMISSION Age Profile # of children Sqm required Sqm proposed Sqm off-site Under 5s 33 330 330 0 5-11 29 290 62 228 12+ 18 180 0 160 Total 80 800 392 408 Courtyard (532msq) meets on-site requirement for all Under 5s, some 5-11s and 12+ off-site. fig.13 Comparison of playspace requirements for May and OCtober submissions 29 CANADA WATER Plot K1 / Design and Access Statement / May 2018
30 CANADA WATER Plot K1 / Design and Access Statement / May 2018
3 SECURITY STRATEGY 31 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 Unit Mix 3.1 Security DESIGNING OUT CRIME A number of consultation responses have related to the security measures for Plot K1. This section provides further detail on the security measures proposed for the site. The design security strategy has been developed with the assistance of security consultants QCIC. The security strategy seeks to reduce crime through the security measures explained below and shown on Fig. 14, in addition to incorporating qualitative design measures that provide a greater sense of security around Plot K1. The qualitative design measures include: Secure perimeter of 2.4m fence where building does not provide a natural edge. PAS 24 rated front doors, with two lines of defence for fob access from outer door to inner spaces (creating a secure lobby for post). Secure vehicle gate (2.4m high to access car parking). CCTV on main entrances, courtyard (including bike store) and perimiter locations as shown. Floor by floor controls (access to destination floor only) to limit the number of residences an intruder could access easily. Windows overlooking the site environs significantly improve passive surveillance of the site. The qualitative design measures incorporated will create a significant increase in both passive and active surveillance of the site, while physical security measure will act as a strong deterent to crime and provide an atmosphere of improved security. 32 CANADA WATER Plot K1 / Design and Access Statement / May 2018
2 Unit Mix PAS 24 PAS 24 F PAS 24 F F F C F F F F C F London Square 1.8m height F 2.4m height 1.8m height 2.4m height KEY F FOB ACCESS Russia Dock Woodland SECURE LINE - RAILINGS BICYCLE STORE OVERLOOKING WINDOWS fig.14 Proposed Security strategy plan (Illustrated at Ground Floor) CCTV CAMERA LOCATION 33 CANADA WATER Plot K1 / Design and Access Statement / May 2018
34 CANADA WATER Plot K1 / Design and Access Statement / May 2018
4 MATERIALITY 35 CANADA WATER Plot K1 / Design and Access Statement / May 2018
4 Proposed scheme 4.1 Appearance SUMMARY OF CHANGES In response to feedback from local residents and London Borough of Southwark officers, the appearance of the building has been adapted to feel lighter and more varied. Fig.15 and Fig.16 adjacent, summarise the key changes made: A lighter brick is proposed across the building, from a dark purple-red to a more variegated deep red tone. A brick of complementary colour and texture in a lighter tone is proposed to express the fifth floor and all bricks in the window and balcony reveals. KEY (Fig. 16) 1 LIGHTER BRICK TONE 2 PALER BRICK SET-BACKS 3 DARKER TEXTURE ON THE GROUND FLOOR PLINTH 4 CONTINUOUS COPING TO PARAPET 5 METALWORK BALUSTRADE DOWN TO FLOOR LEVEL ON CORNER BALCONIES 6/7 FURTHER DETAIL TO IN-SET BALCONY IS EXPLAINED IN DETAIL STUDY (FIG, 17) More depth of shadow texture has been applied to the ground floor plinth by means of projecting alternate brick courses. This, in combination with the lighter top floor, helps to define a base, middle and top to the building, thus breaking down it s perceived mass. Continuous coping to fifth floor parapet also helps to break down the mass of the building. The corner balconies now have full-height metal balustrades, with only the soldier brick ribbon running continuously round the building. This change also contributes to eroding the perceived massing, and makes the building appear lighter. The articulation of the inset balconies has also been explored and adapted. The detail has been simplified, and now mirrors the same approach that is applied to the courtyard corners. More detail can be found on the following page. fig.15 May 2018 submission 36 CANADA WATER Plot K1 / Design and Access Statement / May 2018
4 Proposed scheme 2 4 6 7 1 2 5 3 3 fig.16 Now proposed lighter brick colour 37 CANADA WATER Plot K1 / Design and Access Statement / May 2018
4 Proposed scheme 4.2 Inset Balcony Study DETAIL STUDY Following further feedback from London Borough of Southwark officers, Fig.17 shows how the same principles from the courtyard can be applied to this loggia condition. The corners to the loggia piers have been simplified, so no recessed brick is used in this condition. KEY (Fig. 17) 1 NO RECESSED BRICK ON CORNERS OF LOGGIA BALCONIES 2 OUTER BRICK AND COURTYARD WHITE BRICK ARE KEYED INTO EACH OTHER - TO DEPTH OF THE WALLS 3 COURTYARD BRICK TO THE INSIDE OF LOGGIA BALCONIES 4 METAL SOFFIT COLOURS TO MATCH DARKER BRICK TONE 5 RAINWATER DOWN PIPES CONCEALED BEHIND PROJECTING BRICK PIERS 4 4 1 2 3 5 2 fig.17 Detail study of loggia proposal 38 CANADA WATER Plot K1 / Design and Access Statement / May 2018
4 Proposed scheme fig.18 Updated South East Elevation showing new proposal of in-set loggia balconies 39 CANADA WATER Plot K1 / Design and Access Statement / May 2018
For further information please contact freepost CANADA WATER MASTERPLAN telephone 020 7729 1705 (request the Canada Water Team) email team@canadawatermasterplan.com