DRAFT City Road Cardiff CF24 3BJ DESIGN & ACCESS STATEMENT

Transcription

1 11-13 City Road Cardiff CF24 3BJ DESIGN & ACCESS STATEMENT DRAFT PROPOSAL: Full planning application for the creation of a new eleven storey building comprising purpose built student accommodation for 131 students, with partial A1/A3 use at ground floor CLIENT: Parade Cardiff Limited T2 architects Cromwell House 15 Andover Road Winchester SO23 7BT T E info@t2architects.com

2 contents Introduction Urban Context Aerial Views Conservation Area The existing site Access Character Proposed Plans - Landscape Proposed Plans Proposed Elevations Community Safety Environmental Sustainability Movement to, from and within the development Additional Information & Appendices /

3 introduction This statement relates to a full planning application for the creation of a new eleven storey building comprising of student accommodation with partial A1/A3 use at ground floor. It should be read in conjunction with the covering letter and Planning Statement prepared by LRM Planning Limited. This planning applicaton is identical to the building presently under construction at 11 to 13 City Road (approved by application ref 16/00887), except for it comprises an additional two storeys (21 student units), 7 extra cycle spaces and extra bin storage to accommodate the extra 21 units. The proposals are based on an appraisal of the building and its context as well as proposed developments at the adjacent site of The Parade. Illustrative material is included in this document to assist the Local Planning Authority s assessment of the proposals and application. This statement also covers the following requisite aspects, in accordance with The Welsh Assembly Government s guidance; Access Character (including amount, layout scale, appearance and landscaping) Community Safety Environmental Sustainability Movement to, from and within the development 1

4 urban context The property occupies a high density location close to the junction of The Parade and City Road. The City Road / Parade location includes a variety of commercial uses including offices, educational, consultancy rooms with City Road providing a variety of retail, leisure and restaurant / food establishments. The surrounding area features high density, low rise Victorian 2 and 3 storey housing with a predominance of rented accommodation and student housing. site location plan 2015 Google maps CITY ROAD THE PARADE aerial view 2015 Google maps 2

5 aerial views view looking north 2015 Google maps view looking south 2015 Google maps view looking east 2015 Google maps view looking west 2015 Google maps 3

6 conservation area The site lies outside, but on the eastern boundary of the Tredegarville Conservation Area. TREDEGARVILLE The map below is extracted from the Tredegarville Conservation Area Appraisal (2008), it identifies the site in relation to the Conservation Area and listed buildings. Tredegarville itself was one of Cardiff s first suburbs built at a time when the City was growing in wealth and in size. Key features of interest include its notable pattern of development, important civic and educational buildings and incorporation of on street planting. The distinctive architectural style is apparent when approaching the area from all four of its entrances. From Newport Road and City Road, the built environment changes from large scale modern office blocks set along busy highways to smaller scale Victorian terraces and individualised semi-detached Villas set on quieter tree lined streets. CONSERVATION AREA APPRAISAL CARDIFF 2008 The Conservation Area Appraisal notes that with several university and further education buildings lying within and adjacent to the area, it is noticeable upon entering it by day that the area has a vibrant and bustling student population. It is noted that it can feel isolated at night time and there is a need to retain residential uses. Boundary Amendments adopted December 2008 SITE 4

7 the existing site the site prior to the demolition of the existing club view of the cleared site 5

8 the existing site view of the boundary with no15 City Road view from the rear of the site looking back towards City Road 6

9 access The proposals allow for full and inclusive access to all proposed facilities taking into account the provisions of the Disability Discrimination Act These include the entrance, circulation areas, and studios/flats. The new building will be linked to, and form a coherent development with the existing development at 35 The Parade. The proposed layouts have been developed to satisfy practical requirements such as access for emergency vehicles whilst including clear connections and ease of access for all, with particular emphasis on cyclists and pedestrians. Cycle parking provisions will meet the requirements of the Cardiff Supplementary Planning Guidance on the topic, and will be provided in a safe, secure, covered accommodation on the rear of the ground floor. The SPG indicates a requirement for 0.3 cycle spaces per unit, therefore given that the two buildings will be treated comprehensively, based on the SPG there is a requirement of 77 bikes for the two buildings (254 students). It is proposed to implement a bike sharing scheme which provides a pool of free to use bikes. This scheme has already been successfully implemented at the neighbouring 35 The Parade and will be extended to cover both developments. Vertical circulation throughout the proposed development includes a fully equipped lift that maximizes the opportunity of independent use by people with mobility impairment whilst also improving access for cleaners and maintenance workers. The new building will be linked to the neighbouring 35 The Parade and share the same main entrance. The existing entrance is on the Parade is well lit and secure with a 24hr concierge. Refuse storage provision in the rear service area is accessed from City Road via an under croft. The combined number of students in both 35 The Parade and City Road is 254 in total. The resulting bin provision is 13No 1100ltr for general waste, 13No 1100ltr for dry recyclables & 5No for food waste. Waste from the additional floors will be taken by the cleaners to the refuse storage areas via lifts, as per the rest of the development. The development site is located a short distance to the east of the city centre and is within a reasonable walking distance, around 15 minutes of the central shopping area. Nonetheless, City Road serves a number of bus routes providing good public transport links to the City centre and its facilities including a railway station. The sites highly sustainable location reduces reliance on motor vehicles in accordance with national and local policy. View of the site looking south along City Road. 7

10 character The proposed development consists of purpose built student accommodation above a ground floor containing an A1/A3 unit. The student accommodation is arranged as studios and flats and will provide accommodation for 131 students. It is proposed to link this new development with the adjoining site on The Parade. The proposal for 11 to 13 City Road seeks to develop a comprehensive design unifying both sites. Concept A glazed podium provides the unifying element linking the two sites at ground floor. Above the podium sits two blocks, the existing block on The Parade site and the new proposal student block on the City Road site. The glazed podium contains student social space and an A1/A3 unit creating an active frontage at the ground floor against the street Glazed podium Existing Parade block 3. Proposed City Road block 1 3 concept diagram s Scale and massing The scheme is intrinsically linked with the neighbouring development on 35 The Parade, they both share a main entrance off The Parade and are linked by a ground floor podium containing communal social spaces. The design of the two accommodation blocks above the podium compliment each other, with the newer City Road scheme taking cues from the older Parade building in both the form and appearance. Whilst the existing and proposed accommodation is linked at groud floor, above each block is distinct in character. The proposed set-back top floor mimics the recessed concrete screen on the roof of 35 The Parade and helps break down the mass of the top of the building, especially when viewed from street level. The set back top floor is designed as a visually lightweight structure with large areas of glazing on the east and west elevations, reflecting the sky and minimising its impact on the skyline whilst also allowing the occupants to take advantage of the long distance views. The recently consented, as yet un-built, scheme for an 11 storey building further up City Road at Poets Corner readdresses the context within which the development sits. The Poets Corner development is in an area where the surrounding context is considerably lower and in close proximity to residential streets. The City Road site is closer to Newport Road where the existing context is much more urban including numerous tall buildings. The height of the proposed development sits comfortably within this part of the City City Road, Cardiff Design + Access Statement (Change of Use Application) June

11 character massing sketch The form of the accommodation block above the podium follows the same simple form of the neighbouring Parade site but is orientated to address city Road. Elevations The elevations take cues from the neighbouring building on The Parade which consists of a chequerboard arrangement of glazing and the concrete cladding. It is important that the two buildings share a similar language in order to read as one development. The proposed composition facing City Road consists of full height windows set against full height cladding panels creating an alternating rhythm on each floor. The relationship of the windows and cladding is subtly different from the neighbouring Parade building, rather than purley replicating the chequerboard pattern, here the window positions overlap, creating an interesting rhythm. An abstract representation of The Parade elevation, showing the chequerboard arrangement of windows and cladding An abstract representation of the proposed elevational composition based on an alternating rhythm of windows and cladding, creating an optical illusion of tapering bands which are in fact horizontal City Road, Cardiff Design + Access Statement (Change of Use Application) June

12 character A series of folding planes wrap and frame the elevations, further unifying the two sites into a comprehensive whole. diagram showing concept of folded planes wrapping & framing the elevations City Road elevation showing the building in context The rear elevation facing the conservation area is more restrained utilising a vertical offset pattern to the windows City Road, Cardiff Design + Access Statement (Change of Use Application) June

13 character Materials The design s materials have been chosen to be sympathetic to the surrounding context, rather than replicate materials on the neighbouring buildings the proposed cladding draws inspiration from the adjacent property at The Parade and the neighbouring conservation area. - The main facade on City Road contrasts white marley Eternit Tectiva cladding with grey Equitone Linea to create a staggered chequered-effect facade, taking inspiration from the texture of the exposed aggregate concrete panels on The Parade building. - Two tones of metallic grey cladding have been used in a randomised pattern at first floor and rising up the lift shaft to create a further visual link with The Parade, helping to create a single identity for the two properties. - At ground floor the facade on City Road consists of aluminium framed glazing with a light grey rendered fascia, completing the proposed link between the site and The Parade and providing much needed active frontage. - Varying shades of render have been used on the North, West and South facades to break up the mass of the design. The West (rear) elevation facing the conservation area is predominantly render, a material used extensively within the surrounding area. On the north elevation movement joints been positioned to replicate and continue the pattern of the front facade. Render has been chosen due to it s frequent use in the surrounding area. - The top floor uses a simple palette of materials consisting of curtain walling along with an aluminium rainscreen cladding system. The aluminium cladding wraps the glazed elements like a hood, projecting beyond the line of the glazing to provide a degree of solar shading. - A metal access gate has been provided at ground level to provide security whilst avoiding visually enclosing the buildings undercroft. 11

14 character Materials Schedule of external materials 1502_5530 External Materials Location ref/colour image Cladding Marley Eternit Tectiva City Road Elevation (level 2-9) Chalk TE90 Marley Eternit Equitone Linea City Road Elevation (level 2-9) LT20 Pebble Marley Eternit Equitone Pictura City Road Elevation (level 1 & lift shaft) PG243 Moonstone Marley Eternit Equitone Pictura City Road Elevation (level 1 & lift shaft) PG241 Gunmetal grey Silcone Render All Elevations Light grey Silicone Render West Elevation Mid grey Michelmersh synthesis S14 facing brick with grey mortar Ground floor plinth A5051A 12

15 character Materials External Materials Location ref/colour image Windows upvc Double glazed windows All Elevations (level 1-8) Dark grey frame Aluminium framed doubled glazed windows City Road shopfront windows Dark grey frame Doors/Other Galvanised steel metal gate City Road (undercroft access gate) PPC Black Vertical hit and miss timber screen Ground floor bin & bike store Stained black Aluminium glazing with double doors Ground floor facing service yard Dark grey frame 13

16 Proposed plans - landscape Landscape 14

17 proposed plans - ground floor (scale 1:200) 15

18 proposed plans - first floor (scale 1:200) City Road, Cardiff Design + Access Statement (Change of Use Application) June

19 proposed plans - even floors (scale 1:200) City Road, Cardiff Design + Access Statement (Change of Use Application) June

20 proposed plans - odd floors (scale 1:200) City Road, Cardiff Design + Access Statement (Change of Use Application) June

21 proposed plans - top floor (scale 1:200) 19

22 proposed elevations (not to scale) 20

23 community safety The immediate surrounding area contains very few residential properties. It is therefore considered that this proposal to create active frontage on the ground floor of City Road, will provide natural and passive surveillance. The proposals will utilise the existing secure entrance access from the Parade for the residential element, with the retail unit accessed directly from City Road. The boundaries of the site will be secured by means of an appropriately designed means of enclosure, to create safe and usable spaces. The proposals aim to adhere to the concepts set out in Secured By Design (SBD), the UK Police s flagship initiative supporting the principles of designing out crime. environmental sustainability The site is highly accessible by foot, cycle and public transport, and the use of motor vehicles will be minimised. It makes use of previously developed land. These aspects, in combination, make the site highly sustainable in the terms of PPW Wales. In particular, the following environmentally sustainable elements which are objectives are outlined under five headings as per the Welsh Government s Planning Guidance - Planning for Sustainable Buildings 2014: 1. Access - Ensuring ease of use for all 2. Character - Sustaining or enhancing local character 3. Community Safety - Ensuring attractive and safe public spaces with security through natural surveillance 4. Environmental Sustainability - Achieving efficient use and protection of natural resources 5. Movement - Promoting sustainable means of travel 21

24 movement to, from and within the development The site is in a very sustainable location, within easy reach of public transport networks and the city centre. It is proposed to implement a bike sharing scheme, providing a pool of free to use bikes. In terms of the potential student residents the building is proposed to accommodate, it is also well located in relation to the various Higher Education establishments in the city. As part of proposals new level access is provided via the undercroft joining City Road, in compliance with Building Regulations Part M. Movement within the development is achieved via a stair core and lift core. Examples of bikes available through the bike sharing scheme 22

25 additional information & appendices The following additional information is submitted with this application and should be read together with this document; Covering Letter by LRM Planning T2 architects drawings: ref title scale size 1502_2001 Site Location Plan 1:1250 A3 1502_2030 Block Plan 1:500 A3 1502_2031 Site Plan - as existing 1:200 A1 1502_2041 Ground floor plan & site plan - as proposed 1:100 A1 1502_2042 1st floor plan - as proposed 1:100 A1 1502_2043 2nd floor (repeated 4th, 6th & 8th) plan - as proposed 1:100 A1 1502_2044 3rd floor (repeated 3rd, 5th, 7th & 9th) plan - as proposed 1:100 A1 1502_ th floor plan - as proposed 1:100 A1 1502_2047 Elevations - as proposed east & north 1:100 A1 1502_2048 Elevations - as proposed west & south 1:100 A1 1502_2049 Street Elevation 1:100 A1 23

26 Cromwell House 15 Andover Road Winchester SO23 7BT T E info@t2architects.com