DESIGN AND ACCESS STATEMENT
IMPROVEMENT TO THE HIGHWAY
AND STREET SCAPE AT
WYNNSTAY GARDENS
LONDON
W8 6UP
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
i
JULY 2015
CONTENTS
1.0
INTRODUCTION
brief
2.0DESIGN
context
existing
use and layout
scale
appearance
precedents
policy
consultation
3.0 Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
CONCLUSION
1.0INTRODUCTION
BRIEF
JTA were appointed by Faraday Property Management Ltd in April 2014 to prepare
proposals for the improvements to Wynnstay Gardens street scape. The improvement
works to include:
- Resurfacing works in keeping with public highways.
- Revised layout of parking bays
- Rationalisation of street scape
Birds eye view of Wynnstay Gardens and surroundings
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
1
CONTEXT
The application relates to Wynnstay Gardens a private road off of Allen Street Area in
the Royal Borough of Kensington and Chelsea (RBKC). Wynnstay Gardens is within the
Edwards Square/Scarsdale and Abingdon Conservation.
EXISTING
The site comprises two purpose built private residential mansion blocks, which
Wynnstay Gardens serves. The residences are in a traditional red and London stock
brick with large feature bay windows and porticos typical of the Edwardian era they
were constructed in.
The subject of this application, the private road and pedestrian ways, run between
the two blocks; both entrances to Wynnstay Gardens are off of Allen Street. A gated
entrance serves the southern end of the site with an entrance monitored by porters
lodge at the northern end, towards High Street Kensington.
The existing road is the result of adaptions over the years to the original Edwardian
layout. In it’s current condition the road neither maximises parking provision nor
maintains safe circulation for pedestrians, as metal ramps installed previously allow
cars to park across pedestrian routes.
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
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Existing pedestrian entrance has old poor quality finish
that needs renewing.
Existing pedestrian route to Mansion blocks, currently
negotiating parked cars can prove problematic and the
existing ramps are poor quality.
Existing street has an old poor quality finish that needs
renewing.
Existing street has excessive street markings that are
proposed to be removed.
Existing ramps allow cars to park up on former pedestrian
way. Proposals would seek to level this area and channel
pedestrians along safer route.
Existing parking situation has developed over time and
has lead to a poor layout, both visually and practically.
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
3
USE & LAYOUT
Wynnstay Gardens is a private residential estate with private road and pedestrian
ways, and this application does not seek to change this.
The proposed changes to the layout can be summarised below:
-Removal of flank former pedestrian ways and formation of new level surfaces
for car parking.
-Relocation of street lighting column to facilitate new layout.
-Extension of raised pedestrian ways adjacent entrances to blocks to improve
pedestrian safety.
-General reconfiguration of car parking bays to facilitate new layout
-Refurbishment of drainage with new channel drain to improve surface water
drainage.
Following Pre-Application advice this scheme does not propose, street furniture such
as retractable bollards, signage, bicycle and motorcycle storage.
Scale
There are no scale changes proposed.
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
4
7
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Site Plan of Wynnstay Gardens with extent of planning
application indicated by red line
1 Cresswell Park,
London,
SE3 9RD
t + 44 (0) 208 318 3434
m + 44 (0) / 07970 428 606
drwg title:
rev:
project title:
date:
notes:
Wynnstay Gardens Car Park
A3
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
Propos
paper size: file:
5
1:500
APPEARANCE
The proposed changes to the appearance can be summarised below:
-Removal of tarmac to pedestrian routes and replacement with paving will
improve the appearance of the site and tie in with surrounding public highways.
-Removal of metal ramps and subsequent remodeling to create a level car
parking surface will greatly improve the appearance of parking on the site.
-Removal of existing painted signage and yellow lines will create a less confused
surface and create greater visual unity between the road and public highways.
-Resurfacing works across the site will refresh and generally improve the visual
attractiveness of the site.
The previously described omissions of street furniture, proposed in a previous
application, will reduce visual clutter and greatly improve the appearance of the site.
Additionally the omission of previously proposed pedestrian line painting will create a
less distracting finished surface.
G
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Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
6
BIN STORE
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Plan of proposed surfaces and parking
at Wynnstay Gardens
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
7
POLICY
The following Core Strategies have been considered in the preparation of this
application:
-CL1(b) The proposals respond to the local context by drawing upon other
streets lined with Mansion Blocks for reference. Streets such as Iverna Gardens
have much the same scale, appearance and overall feel as Wynnstay
Gardens and the streetscape of paved pedestrian ways and tarmacked roads
are copied in these proposals. The idea that Wynnstay Gardens should be
considered a mews street would be inappropriate due to the marked difference
in scale and appearance when compared to other surrounding mews such as
Adam and Eve Mews and Radley Mews.
-CL1(h) As described above the alterations to the street scape have been
carefully considered against other local mansion blocks.
-CL3(a) The removal of unnecessary street furniture from the design in
addition to the reduction in existing street furniture should greatly enhance the
conservation area.
-CL5(a) As discussed above the under CL1(b) material choices and design
decisions have been carefully considered in light of the prevailing characteristics
of the local area.
-CL5(e) There are no proposals to increase parking within the site, and therefore
no material increase in traffic can be expected.
-CR2(a) There are no proposed changes to the width of the road, its current
proportions are well established and we would not seek to change this.
-CR2(e) It is not proposed to amend the gated boundary treatment to southern
end of Wynnstay Gardens.
-CR4(b) As discussed above the proposals remove existing redundant street
furniture and no longer propose any new.
-CT1(b) As discussed above CL5(e) there are no proposals to increase parking
within the site, and therefore no material increase in traffic congestion can be
expected.
-CT1(p) The scheme proposes no reduction in pedestrian access to or across the
site.
CONSULTATION
A previous application (reference PP/14/06639) was refused permission. A request for
Pre Application Advice was made, using the drawings from the refused application,
to RBKC (reference PRE/PP/15/ 00067/LEV3) and a written response was received on
the 25th February 2015.
The advice highlighted that the previous application PP/14/06639 ‘accepted the
principle of changes’ but that street furniture and road markings should be kept to a
minimum. The officer pointed out that the current appearance, namely use of thick
painted lines conflicted with CS policies CR2(e) and CR4, and that material choices
would be important. These points have been taken on board and the approach
to the policies described above. The officer highlighted a requirement for an
Arboricultural report were any new structure to be on the site of the existing bin store,
this proposal is no longer included in this application.
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
8
Wynnstay Gardens is relatively wide with on street parking,
and is lined by 5 storey Mansion Blocks on both sides.
Neighbouring Iverna Gardens is similar in character with
space for on street parking and lined by tall mansion
blocks.
By contrast the neighbouring Adam and Eve Mews has no
space for on street parking or even separate pedestrian
way, is narrower and has low mews style buildings lining it.
Similary near by Radley Mews shares many of the design
features of Adam and Eve Mews, and clearly has a
different street scape to the Gardens above.
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
9
3.0CONCLUSION
CONCLUSIONS
In conclusion these proposals represent a careful balance struck between the needs
of residents and the constraints of building in a conservation area.
We sincerely hope that the Royal Borough of Kensington and Chelsea will consider
this application favorably and in due course grants planning permission for this
sympathetic scheme.
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
10
Jo Townshend Architects
e. [email protected]
t. 020 8318 3434
11