Whole Doc - Tower Hamlets Council

thomas rd – LONDON
DESIGN AND ACCESS STATEMENT
Prepared by IAN SIMPSON ARCHITECTS
for Londonewcastle as agents for UKI (Thomas Road) Limited
July 2011

2 DOLLAR BAY, LONDON – DESIGN AND ACCESS STATEMENT
MAY 2011

CONTENTS
01 Introduction 3
The project, the process & the applicant 4
The location 5
02 Design Process - Context 7
City context 8
Local context 9
Historical context 10
Land use and urban grain 11
Transport connectivity 12
Emerging context 13
03 Design Process – Consultation 15
Planning policies 16
Consultation 16
04 Design - Evaluation 19
Site analysis 20
- opportunities
- constraints
Design objectives and brief 22
05 Design Evolution 25
Initial studies 26
First scheme 2009 27
CABE, GLA, LBTH feedback 28
Reflection and Response 29
06 The Development – Site Strategy 31
Introduction: form, scale & massing 32
General arrangement strategy 33
07 The Development – The Building 35
Introduction: objectives & concept 36
Residential planning 37
Residential amenity 38
Facade design 40
08 The Development –
Landscape and Play Strategy 45
Landscape design 46
09 The Development – Access 79
Access statement 80
10 The Development –
Technical analysis 113
Sustainability 114
Building Services & energy strategy 115
Structure 116
Fire strategy 116
Wind 117
Facade Maintenance 118
Daylight & Sunlight 118
11 Conclusion 121
12 Project Team 125
1

01 INTRODUCTION

IAN SIMPSON ARCHITECTS
1.1 The project, the process & the applicant
1.1.1 The project
This design and access statement has been prepared by Ian Simpson Architects in
accordance with the requirements of Article 6 of The Town and Country Planning
(General Development Procedure) (Amendment) (England) Order 2006 (SI 2006/1062)
and associated CABE Guidance DC&G (2006). It is submitted in support of the planning
application proposals for 18-36 Dormers Court, Thomas Road London E14 7BJ. It
should be read in conjunction with the application drawings and other accompanying
material.
The overall ambition of the Development can be summarised as follows:
4
›
›
›
›
›
›
›
›
›
›
Improve the public realm.
Create an elegant addition to the buildings along the Limehouse Cut
Support and enhance the local community.
Significantly contribute to local regeneration.
Create an animated street frontage.
Increase London's supply of quality housing.
Provide a comfortable and desirable environment.
Create a sustainable development.
Optimise the use of the site
Deliver high quality architecture.
The proposals for Thomas Road have evolved from an analysis of the site and it's
context. They realise the site's potential by delivering a new publicly accessible
canalside place for the neighbourhood and creating a sustainable residential
development for people to live in.
1.1.2 The location
The site is located in the London Borough of Tower Hamlets on the north side of the
Limehouse Cut. The site is bounded by Thomas Road to the north and has party walls
to neighbouring industrial properties to the east and west. The site faces directly onto
the Limehouse Cut to the south.
The site is occupied by a number of light industrial warehouse units set around a
courtyard and is 0.29 hectares in area. The site was purchased by the applicant in
February 2008.
THOMAS ROAD, LONDON – DESIGN AND ACCESS STATEMENT
JULY 2011
Aerial photograph of the site from the south west

1.2.3 The process
Ian Simpson Architects were appointed by Londonewcastle the agents for the land
owners of the site, to prepare a planning application for the development of the site
in the winter of 2007.
Since this appointment the proposals have been developed by a highly experienced
and comprehensive team of consultants with the express purpose of delivering a
project that is not only unique and maximise the potential of the site, but also aims
to deliver policy objectives and comply with statutory requirements. Full details of
the project team are listed in Chapter 12.
The emphasis of the design team during the development process has been
to employ a holistic approach with contribution and collaboration between the
consultant team, the London Borough of Tower Hamlets, the GLA, English
Heritage, British Waterways Board, the Environment Agency and CABE. Preapplication
discussions have also taken place with residents and amenity groups
from the local community through public exhibitions.
1.2.4 Structure of the design and Access Statement
This Design and Access Statement is submitted in support of the detailed
planning application for Thomas Road. It should be read in conjunction with
the application drawings and other accompanying material; the planning
statement, the environmental impact assessment, the energy statement and the
sustainability statement.
The remaining sections of this statement are broken down into chapters that
cover an analysis of the site context, a summary of consultation process, an
evaluation or analysis of the site, a description of the evolution of the design
proposals and culminating in a description and explanation of the design
proposals in detail. These chapters are:
›
›
›
›
›
›
›
›
›
›
The Design Process - Context
The Design Process - Consultation
The Design Process - Evaluation
The Design Process - Evolution
The Development - Site strategy
The Development - Building
The Development - Landscape and Play Strategy
The Development - Access Statement
The Development - Technical Appendix
The Development - The team
1.2.5 The applicant and the architect
Londonewcastle is a brand synonymous with design-led architecture and uncompromising
attention to detail. It has been at the forefront of developing award-winning, creative
homes and living spaces in key central London neighbourhoods for over a decade and is
committed to the highest standards.
For every development, Londonewcastle aims to foster sustainable residential
communities by creating vibrant environments with a sense of place and a focus on
owner occupiers.
Ian Simpson Architects was founded by Rachel Haugh and Ian Simpson in 1987 and ever
since it has compiled an impressive portfolio of award-winning projects. It originated
from a shared belief in the power of high quality design to lead the regeneration of
post-industrial cities and initiate new contemporary architectural identities. As projects
have increased in scale over the last 20 years, these original values have matured and
been reinforced such that they remain the practice’s guiding principles. The underlying
themes of urban renewal, sustainability and design excellence unite an otherwise
diverse range of building functions and solutions.
View of the Henson Building, London NW1 and the Wenlock Building, London N1 by Londonewcastle
Aerial photographs of the site View of the Jam Factory and Chambers Wharf, Southwark, London projects by Ian Simpson Architects
INTRODUCTION
5

02 DESIGN PROCESS - CONTEXT

IAN SIMPSON ARCHITECTS
2.1 City context
2.1.2 The site within the city
This site is within the London Borough of Tower Hamlets in the Mile End ward. The
site is close to the main east-west artery into the city along Commercial Road and the
West and East India Dock Roads which intersect with Burdett Road to the south of the
site.
The site is integrated into the fabric of the city not only through the road infrastructure
but also the network of waterways and associated walkways and cycle routes. The
Limehouse Cut borders the southern edge of the site and from the tow-path on
the southern side of the canal it is possible to walk/cycle to central London without
significant access to the road network.
The site does not sit in any viewing corridors nor is it near any listed buildings or
structures. The Limehouse Cut is currently subject to a proposed designation as a
conservation area although at the time of writing this proposal was at the consultation
stage. The site is 1.9km from its sister project at Dollar Bay on the Isle of Dogs.
8
THOMAS ROAD, LONDON – DESIGN AND ACCESS STATEMENT
JULY 2011
City network of waterways
Key
Proposed site
Buildings of note
Train stations
Green spaces
River, canals & ponds
Roads
Viewing corridors
City context plan illustrating the relationship to its sister project at Dollar Bay

2.2 Local context
2.2.1 The immediate neighbourhood
Urban morphology illustrating the context of built form, street pattern, waterways and open space Photographs of existing building on and adjacent to the site
The site is located on a stretch of the Limehouse Cut defined by the bridges on Burdett
Road and Bow Common Lane. There has been much development over the last decade
along this stretch which has seen the character of the area change much from its
original industrial base to a more residential basis. These changes were initiated by
the residential led redevelopment of the Limehouse Basin in the late 1980’s and 1990’s
and now include the 8 and 13 storey buildings at Abbotts Wharf opposite the site, the
10 storey building at 303-305 Burdett Road and the 12 storey building at 2-10 Bow
Common Lane.
The site is currently occupied by light industrial units in a perimeter arrangement
around a courtyard car park. The industrial units are fronted by a 3 storey early 1980’s
office building. There is no public access into the site and the buildings provide a
solid elevation to the canal. The adjacent site to the east is occupied by a large floor
plate industrial sheds a typology that continues east along the canal until the new
residential developments either side of Bow Common Lane.
The site was within an Industrial Employment Location. This designation was removed
through the adoption of Interim Planning Guidance in 2007. Residential development is
driving the regeneration of the area currently.
The site is within easy reach of 2 large parks: Bartlett park to the south 5 minutes
walk away and Mile End Park to the north 6 minutes away. The site is well served
by public transport with 3 bus services along Burdett Road and additional services
on Commercial Road and West India Dock Road. The DLR station at Westferry is 6
minutes walk away whilst the Limehouse station is 10 minutes away. Local shops are
concentrated along the West India Dock Road from the junction with Commercial Road
five minutes’ walk away.
DESIGN PROCESS: CONTEXT
9

IAN SIMPSON ARCHITECTS
2.3 Historical context
2.3.1 Overview of the development of the area
The Archaeological Survey of the site provides a full history of the development of
the area from the Prehistoric period, the Roman period and the early, late and post
medieval periods. The Roman road from London to Colchester pasted 1.7km from
the site but site itself didn’t really start to develop until the early 1300’s when the
development of lime kilns started around Limehouse, beside the Thames. The were
lime kilns in this area at least as early as 1335. Chalk was brought from Greenhithe in
Kent and turned into quicklime for sale in the London building trade. The place-name
derives from “les lymehostes” meaning the lime kilns. It was developed as a shipbuilding
centre in the late medieval period with the first datable mention of a wharf in
1438.
Bromley by Bow developed as a small village centred on a medieval nunnery, located
to the south of the larger settlement of Bow, which had grown up around a crossing
over the River Lea. Both areas remained relatively rural during the seventeenth and
eighteenth centuries, and retained considerable areas of farmland into the nineteenth
century.
The Limehouse Cut, a canal linking the River Lea, to the north-east of the Site,
with the Limehouse Basin, to the south-west, was opened in 1770 and encouraged
industrial development in the area. Warehouse buildings associated with this historic
industrial activity are still evident along the Limehouse Cut today.
The arrival of the railways in the nineteenth century had a significant impact, with the
lines and viaducts carving the area into distinct parts. Of particular relevance to the
area around the Site was the Blackwall Extension Railway (1849) which was located to
the north of the Limehouse Cut, running roughly parallel to it.
The area suffered extensive bomb damage during the Second World War. Much of the
East End was subject to comprehensive post-war rebuilding, based on the principles
contained in the County of London Plan devised by Forshaw and Abercrombie in 1943.
The area covered by the then Boroughs of Stepney and Poplar was subdivided into 11
neighbourhoods; the area around the Site fell within Neighbourhood 7.
The aim of the neighbourhood approach was to concentrate housing away from main
roads and centre housing developments on community facilities such as schools.
Significant areas of open space were also envisaged. Large local authority estates
resulted from this programme of rebuilding, and continue to dominate the area north
of Thomas Road.
10
THOMAS ROAD, LONDON – DESIGN AND ACCESS STATEMENT
JULY 2011
Rocque’s map 1746
Horwood’s map 1799
Stamford’s Map 1862
the site
the site
Historical maps charting the history of the site
the site
OS Map 1873
OS Map 1916
OS Map 1947
the site
the site
the site
OS Map 1968
OS Map 1974-8
OS Map 190-91
the site
the site
the site

2.4.1 The site and its immediate locality
Plan illustrating the open green space and dedicated pedestrian routes Urban grain zones in the neighbourhood
2.4 Land use and urban grain
As previously described the current site contains a small office building and some light
industrial units. This function is consistent with the historical and current land use
of the canal side areas. As already stated the area used to have a designation as an
employment area however this is no longer a protection and other land uses are being
developed on the former residential areas these are largely residential.
The area around the site is largely residential with an urban scale typical of this inner
city location. A mix of private and affordable housing sites are located in generally
apartment buildings to the north and south of the site. The estate to the north of
Thomas Road contains a community centre and a school whilst a retail area is
concentrated around Burdett Road as it extends southwards to the Junction with
Commercial Road, commercial activity extends along the edges of the main arteries
extending along Commercial Road and East India Dock Road and West India Road.
The site is reasonably well served by open space with the nearest green parks being
Mile End Park to the north and Bartlett Park to the south, both less than 10 minutes
walk away. Dedicated pedestrian routes in the area are more numerous as a result of
the canal tow-paths.
The urban grain of the area has been influenced by the canal which cuts through built
form much like a railway line. The general direction of the streets and buildings to the
north of the site is on a north-south grain however the blocks immediately bordering
the site are perpendicular to the canal.
Urban grain between
Thomas Road and
Limhouse Cut
Site
Urban grain north of
Thomas Road
DESIGN PROCESS: CONTEXT
11

IAN SIMPSON ARCHITECTS
2.5 Transport connectivity
2.5.1 PTAL
ARUP Transport have compiled a full Transport Assessment analysing the existing site
and the impact of the development, this is included in the Environmental Assessment
documentation that forms part of the submission. Using the TfL approved methodology
ARUP Transport have calculated the site as having a PTAL rating of 4, which is
considered as “good”.
2.5.2 London Underground and National Rail
There are no LU stations near the site but the Limehouse National Rail Station is
approximately 1km west of the site. National rail services operated by 2C2 on the
London, Tilbury and Southend Line provide services with a frequent link to the city,
east London and Essex.
DLR services from Westferry, 730m away links the site to the city, south-east London
and City Airport.
2.5.3 Bus and river services
9 London Bus services are available within a 640m walk from the site. Routes 15,115
stop to the south of the site 505m away whilst routes 135 and D3 are accessed from a
stop 500m south west on the West India Dock Road. Route 309 has a bus stop 309m
away on St.Paul’s Way. Route 323 has a bus stop 408m north west at St.Paul’s Way
School. Routes 277, D6 and D7 are all served by the closest bus stop 150m away.
Canary Wharf Pier is 1300m south of the site, the D7 bus route links the site to the
pier.
2.5.4 Pedestrian network
In general the road network provides a good provision for pedestrians. The busy nature
of the roads means there is good lighting and natural security. A secondary route to
LImehouse Station is provided along Limehouse Cut.
2.5.5 Cycle network
A signed cycle route is provided along Burdett Road to the the west whilst advisory
cycle routes are available on Bow Common Lane and St. Paul’s Way. There are 2 routes
on the London Cycle Network Plus close to the development: Route 196 accessed on
Burdett Road connects to Hackney and Mile End; whilst Route 195 is located on the
Limehouse Causeway and Polar High Street 1km to the south.
Of the local road network Burdett Road (A1205) is an important north-south
connection and St.Paul’s Way provides a connection to the Blackwall Tunnel.
12
THOMAS ROAD, LONDON – DESIGN AND ACCESS STATEMENT
JULY 2011
Public transport links

Post 1990 developments on the Limehouse Basin and the Limehouse Cut
Possible development strategy for neighbouring sites - view from above Possible development strategy for neighbouring sites - view from the south
2.6 Emerging context
2.6.1 New Development
As has been previously emphasised the area is one of change. The current period of
change started in the 1980’s with the redevelopment of the Limehouse Basin. New
residential developments in particular have spread out along the canals that run into
the Basin.
The developments range in size, tenure and in architectural style and quality but
provide a dynamic, if eclectic new canal front language that the proposals for the site
at 18-36 Thomas Road must respond and add to.
They also vary in their strategy for addressing the canal for example at Copenhagen
Place to the south west of the site a long linear edge building has been constructed
facing directly onto the canal. In contrast at Abbotts Wharf to the east of the site has
two new residential blocks set perpendicularly to the canal.
2.6.2 Neighbouring industrial sites
Whilst there are currently no proposals being prepared for the immediate neighbouring
industrial sites the local authority has established that there is a willingness to see
further regeneration along the stretch of canal between Burdett Road and Bow
Common Lane. This ie evidenced by the wish to see a new footbridge over the canal.
Given the precedent set by Abbotts Wharf and orientation of the site it is not
impossible to imagine that if new development were to be largely residential then
it would is likely that it would orientated on a north-south axis or perpendicular to
the canal. Spaces between these blocks could be a mixture of public and private
landscaped open spaces that would allow for a greater integration of the canal into the
urban grain rather than slicing through it.
DESIGN PROCESS: CONTEXT
13

03 DESIGN PROCESS - CONSULTATION

IAN SIMPSON ARCHITECTS
3.1 Planning Policies 3.2 Consultation
3.1.1 Introduction
A wide range of planning policies have influenced the design of the development.
A full assessment of the scheme against planning policy is provided within the
accompanying Planning Statement whilst an assessment against design and
townscape related policies is provided in Volume II of the Environmental Statement
(Townscape and Visual Assessment).
The following planning policy related documents have informed the design of the
application proposals.
3.1.2 National Planning Policy Documents
PPS1 Delivering Sustainable Development January 2005
Planning and Climate Change: A Supplement to PPS1 December 2007
PPS3 Housing June 2010
PPS5 Planning for the Historic Environment March 2010
PPS9 Biodiversity and Geological Conservation August 2005
PPG13 Transport April 2001
PPG17 Planning for Open Space, Sport and Recreation July 2002
PPS22 Renewable Energy August 2004
PPG24 Planning and Noise October 1994
PPS25 Development and Flood Risk March 2010
3.1.3 Regional Planning Policy Documents
London Plan Spatial Development Strategy July 2011
3.1.4 Supplementary Planning Guidance
Providing for Children and Young People’s Play
and Informal Recreation March 2008
Accessible London: Achieving an Inclusive Environment April 2004
Sustainable Design and Construction May 2006
Revised London View Management Framework July 2010
Land for Transport Functions March 2007
Planning for Equality and Diversity in London October 2007
East London Green Grid Framework February 2008
Housing November 2005
Interim Housing Supplementary Planning Guidance April 2010
London Housing Design Guide Interim Edition August 2010
16
THOMAS ROAD, LONDON – DESIGN AND ACCESS STATEMENT
JULY 2011
3.1.6 Local Planning Policy Documents
Adopted Policy
London Borough of Tower Hamlets
Unitary Development Plan (saved policies) 1998
Core Strategy - Interim Planning Guidance September 2007
Supplementary Planning Guidance
Planning Obligations SPD February 2008
3.1.5 Emerging Policy
Draft Supplementary Planning Guidance
Mayor’s Draft Transport Strategy October 2009
Mayor’s Draft Air Quality Strategy March 2010
Mayor’s Draft Economic Development Strategy October 2009
Draft Climate Change Adaptation Strategy for London February 2010
Mayor’s Draft Climate Change Mitigation and Energy Strategy February 2010
LBTH Development Management DPD
The London Plan
Spatial Development Strategy for Greater London
Consolidated with Alterations since 2004
February 2008 www.london.gov.uk/thelondonplan
Public Consultation exhibition and GLA documentation images
London Housing
Design Guide
INTERIM EDITION
3.2.1 The London Borough of Tower Hamlets
The design has followed a rigorous formal pre-application process with the
London Borough of Tower Hamlets planning department during both phases of
the development of the project initially from late 2008 to summer 2009 and then
from the summer of 2010 to May 2011. The comments received from officers
during these meetings have influenced in particular the arrangement of the
residential units and there access cores.
3.2.2 Local residents and stakeholders
Over the last three years Londonewcastle have been in consultation with local
residents, stakeholders and community groups. A two day exhibition was held
2009 and again on 7th April 2011 in the Burdett Community Centre on Wallwood
Street. These consultations included neighbouring landowners the British
Waterways Board. A full explanation of the public consultation is provided in the
Statement of Community Involvement.
3.2.3 The Greater London Authority (GLA)
Each phase of the development has followed a formal pre- application process
with the GLA and a number of meetings have taken place with case officers who
have made key recommendations that have influenced the development of the
design. For example it was one of the GLA’s design officer’s suggestion to make
the Thomas Road terrace element into a single unit deep block with gallery
access from the north. Officers responsible for energy have been present at
meetings and have been involved in the development of the Energy Strategy.
3.2.4 Transport for London (TfL)
Members of TfL attended the GLA meetings and have commented on the scheme
and the assessment requirements for the EA.
3.2.5 CABE and CABE/Design Council
The proposals have had two formal reviews by CABE the first in February 2009
and the second on 1st June 2011. The impacts and comments made by these
reviews are described in more detail in the design evolution section of this report.