Design and Access Statement template

R a n d S A s s o c i a t e d S r l - s t u d i o @ r a n d s .i t
I t a l y Vi a P a n i s p e r n a 2 0 9 - 0 0 1 8 4 R o m e
UK 40 Bishops Wharf – 51 Parkgate Road
SW11 4N A London
R&S
Rinal do Rustico, Ph.D.
Buildi ng E ng ine e r – Ar c hite ct
UK Architect Registration Board n.075077H
Ordine degli Ingegneri di Roma n. A24105
Stéphanie Sa ntini
Ar c hitec t
Ordine degli Architetti di Roma n.14637
Design and Access Statement for Application for Planning
Permission for demolition of a garage and construction of an
extension to an existing Victorian property in 49 Cathcart
Road, SW10 9JE
August 2014 – Prepared by RandS Associated Srl
1. Introduction
This design and Access statement is written to support the Application for Planning permission
for demolition of an existing garage and construction of an extension to an existing Victorian property in 49
Cathcart Road.
The Proposal is for the construction of an infill extension of the existing lower ground floor of
the house under the two existing garages through the excavation of two storey basement beneath the
footprint of the garages, the conversion of one of the two existing garages into a playroom (which
requires a minimal increase in height), a new elevation for the second garage, both designed in harmony
with the character and appearance of the conservation area. A green roof might eventually be included
above both the play room. Above the proposed garage there would be a sloping roof clad in natural
slates. In order to realise the Proposal the existing garages would be demolished. All windows external
doors and the vehicular gates would be of painted timber construction. The walls would be painted in
white render.
The site, including its context and the existing development, is discussed below. This is followed
by a description of the proposed development and sections concerning use, layout, scale, landscaping
and access.
A Planning Advice was given (Reference PRE/PP/13 /01196/LEV 3, Date: 02/12/2013): the
proposals subject to the changes outlined in the written advice would be likely to be acceptable. A Follow
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Mobile UK +44 7452281225 Landline UK +44 20 7228 4894 – Mobile ITA +39 3294111812 +39 3356760225 – Landline ITA +39 0647821742
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R a n d S A s s o c i a t e d S r l - s t u d i o @ r a n d s .i t
I t a l y Vi a P a n i s p e r n a 2 0 9 - 0 0 1 8 4 R o m e
UK 40 Bishops Wharf – 51 Parkgate Road
SW11 4N A London
Rinal do Rustico, Ph.D.
Buildi ng E ng ine e r – Ar c hite ct
UK Architect Registration Board n.075077H
Ordine degli Ingegneri di Roma n. A24105
Stéphanie Sa ntini
Ar c hitec t
Ordine degli Architetti di Roma n.14637
Up Advice was requested (Reference PRE/PP/14 /00069/L3FU, Date: 6/03/2014): according to the advice
given, this proposal is acceptable, subject to detail.
2. Features of the existing site
49 Cathcart Road is a single family dwelling house situated on the South Side of Cathcart Road,
close to the junction with Redcliffe Gardens.
The building comprises a lower ground floor, the ground floor, three further floors above, a
private garden to the rear, and two garages located close to the main entrance to the building. The access
to the building is via an entrance hall at raised ground floor level, and via a second entrance at the lower
ground floor level.
The property is not Listed, but is within the Boltons Conservation Area, in the Borough of
Kensington and Chelsea. This conservation area was designated as an area of special architectural
interest.
Cathcart Road runs perpendicular to Redcliffe Gardens and is parallel to Fulham Road. Notable
features nearby are Brompton cemetery designed by Benjamin Baud, and Earl’s Court exhibition centre
designed by C. Howard Crane. The area held a rural setting for centuries until the expansion of London
during the industrial revolution. The Bolton’s conservation area was named after land owner William
Bolton at the end of the 18th century. Oakfield Street contains residential properties which were
constructed in the 1860’s.
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Mobile UK +44 7452281225 Landline UK +44 20 7228 4894 – Mobile ITA +39 3294111812 +39 3356760225 – Landline ITA +39 0647821742
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R a n d S A s s o c i a t e d S r l - s t u d i o @ r a n d s .i t
I t a l y Vi a P a n i s p e r n a 2 0 9 - 0 0 1 8 4 R o m e
UK 40 Bishops Wharf – 51 Parkgate Road
SW11 4N A London
Rinal do Rustico, Ph.D.
Buildi ng E ng ine e r – Ar c hite ct
UK Architect Registration Board n.075077H
Ordine degli Ingegneri di Roma n. A24105
Stéphanie Sa ntini
Ar c hitec t
Ordine degli Architetti di Roma n.14637
Photograph of front elevation of existing property
The main building is of solid brick construction with a part painted, part fair faced front
elevation and a painted side and rear elevation. The garage is of steel and concrete construction with
white painted elevations, black painted doors, and white aluminium windows.
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Mobile UK +44 7452281225 Landline UK +44 20 7228 4894 – Mobile ITA +39 3294111812 +39 3356760225 – Landline ITA +39 0647821742
R&S
R a n d S A s s o c i a t e d S r l - s t u d i o @ r a n d s .i t
I t a l y Vi a P a n i s p e r n a 2 0 9 - 0 0 1 8 4 R o m e
UK 40 Bishops Wharf – 51 Parkgate Road
SW11 4N A London
Rinal do Rustico, Ph.D.
Buildi ng E ng ine e r – Ar c hite ct
UK Architect Registration Board n.075077H
Ordine degli Ingegneri di Roma n. A24105
Stéphanie Sa ntini
Ar c hitec t
Ordine degli Architetti di Roma n.14637
Detail of the front elevation of existing property
3. Access
The proposed internal layout makes it easier for people with mobility issues due to the proposed
open plan arrangement.
The existing layout between street, ground floor and basement levels remains the same therefore
access to the upper and lower floors is gained via staircases.
Cathcart Road is a fairly wide suburban street therefore vehicular access is good. The property has
parking spaces at the front and a garage.
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Mobile UK +44 7452281225 Landline UK +44 20 7228 4894 – Mobile ITA +39 3294111812 +39 3356760225 – Landline ITA +39 0647821742
R&S
R a n d S A s s o c i a t e d S r l - s t u d i o @ r a n d s .i t
I t a l y Vi a P a n i s p e r n a 2 0 9 - 0 0 1 8 4 R o m e
UK 40 Bishops Wharf – 51 Parkgate Road
SW11 4N A London
Rinal do Rustico, Ph.D.
Buildi ng E ng ine e r – Ar c hite ct
UK Architect Registration Board n.075077H
Ordine degli Ingegneri di Roma n. A24105
Stéphanie Sa ntini
Ar c hitec t
Ordine degli Architetti di Roma n.14637
4. Layout, Scale and Appearance
The features associated with the Proposal, visible from the street or surrounding properties are
designed in order to be discreet. The visible manifestations of the basement were carefully designed in
order not to have a detrimental impact on the Conservation Area, amenity of surrounding properties and
trees. The extension was designed to be visually subordinate to the original building: it allows the form of
the original building to be clearly seen and it reinforces the integrity of the original building by
demolishing the existing badly design addition (the garages) and by proposing to rebuild it in a style more
sympathetic to the architectural style and character of the main building and to the character and
appearance of the Bolton Conservation Area (there are similar examples in the Area, i.e. in 54 and 56
Cathcart Road, very close to the site, on the other side of the street, please refer to their pictures in the
following pages). In order to preserve and enhance the character and appearance of the Conservation
Area, the works would be finished to match the existing original work in respect of material, colour,
texture, and profile. The proposed construction would be of a contemporary design, with a rendered
finish to harmonise with adjacent properties. It does not attempt to mimic the surrounding Victorian
development, but has carefully controlled elevations in which the ratio of window to wall is carefully
balanced to provide a pleasing composition. The window sizes reflect the proportions of neighbouring
properties and they are set within deep reveals. The proposed construction, due to its position size and
orientation couldn't reduce the sunlight nor would reduce the daylight enjoyed by adjoining buildings.
The position of the openings assures no reduction of existing privacy of adjacent residents. This
residential development is not utilised as a self-contained unit, and the family owns and uses only one
car. The conversion of the garage into a residential floor space creates the possibility to lower the street
parking pressure as an additional parking available for all the residents might be realised in front of the
former garage access.
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Mobile UK +44 7452281225 Landline UK +44 20 7228 4894 – Mobile ITA +39 3294111812 +39 3356760225 – Landline ITA +39 0647821742
R&S
R a n d S A s s o c i a t e d S r l - s t u d i o @ r a n d s .i t
I t a l y Vi a P a n i s p e r n a 2 0 9 - 0 0 1 8 4 R o m e
UK 40 Bishops Wharf – 51 Parkgate Road
SW11 4N A London
Rinal do Rustico, Ph.D.
Buildi ng E ng ine e r – Ar c hite ct
UK Architect Registration Board n.075077H
Ordine degli Ingegneri di Roma n. A24105
Stéphanie Sa ntini
Ar c hitec t
Ordine degli Architetti di Roma n.14637
Front elevation of existing property
Page 6 / 8
Mobile UK +44 7452281225 Landline UK +44 20 7228 4894 – Mobile ITA +39 3294111812 +39 3356760225 – Landline ITA +39 0647821742
R&S
R a n d S A s s o c i a t e d S r l - s t u d i o @ r a n d s .i t
I t a l y Vi a P a n i s p e r n a 2 0 9 - 0 0 1 8 4 R o m e
UK 40 Bishops Wharf – 51 Parkgate Road
SW11 4N A London
Rinal do Rustico, Ph.D.
Buildi ng E ng ine e r – Ar c hite ct
UK Architect Registration Board n.075077H
Ordine degli Ingegneri di Roma n. A24105
Stéphanie Sa ntini
Ar c hitec t
Ordine degli Architetti di Roma n.14637
Proposed Front elevation of property
5. Landscaping
We have commissioned a Report from tree experts , Professional Members of the “Consulting Arborist
Society”, Accredited and recommended by the “Consulting Arborist Society” to carry out tree reports in
accordance with BS5837:2012. The Report is attached to the Application for Planning Permission. The tree
experts have advised that subject to proper and normal tree protection measures, the proposed
development will not impinge adversely on the effects of the trees in the landscape.
Page 7 / 8
Mobile UK +44 7452281225 Landline UK +44 20 7228 4894 – Mobile ITA +39 3294111812 +39 3356760225 – Landline ITA +39 0647821742
R&S
R a n d S A s s o c i a t e d S r l - s t u d i o @ r a n d s .i t
I t a l y Vi a P a n i s p e r n a 2 0 9 - 0 0 1 8 4 R o m e
UK 40 Bishops Wharf – 51 Parkgate Road
SW11 4N A London
Rinal do Rustico, Ph.D.
Buildi ng E ng ine e r – Ar c hite ct
UK Architect Registration Board n.075077H
Ordine degli Ingegneri di Roma n. A24105
Stéphanie Sa ntini
Ar c hitec t
Ordine degli Architetti di Roma n.14637
6. Heritage Assets and Impact
The site is within the Boltons Conservation Area. The area has a predominantly Victorian residential
character, but interspersed with some later buildings.
Demolishing the badly design addition (the garages) and building in a style more sympathetic to the
architectural style and character of the main building and to the other buildings in the area (there are
similar examples in the Area, i.e. in 54 and 56 Cathcart Road, very close to the site) would respect the
character and integrity of the of the Bolton Conservation Area and make a more positive contribution
to the heritage asset than the existing building
54 and 56 Cathcart Road
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