07_RADNOR WALK - PRE-APP - APRIL 2011

3-5 Radnor Walk & 111-115 King’s Road3-5 Radnor Walk & 111-115 King’s RoadLondon

SW3

Pre-Application Submission Pre-Application Submission

April 2011

14 Greenland StreetLondon NW1 0NDt (020) 7692 5000e [email protected]

www.ksr-architects.com

April 2011April 2011Radnor Walk

Pre Application Submission

CONTENTS

1.0 PROJECT INTRODUCTION

1.1 Consultation history1.2 Elevation identification & key view positions

2.0 STREET ELEVATIONS

2.1 A - The Triptych and the Chelsea Potter2.2 B - Radnor Walk and the Commercial Corner

3.0 RESPONSE TO CONSULTATION

3.1 Elevational treatments:3.2 Townhouses3.3 Rear Office Building3.4 Commercial and Apartment Building

3.5 Third Floor to Kings Road3.6 Projection forward at the upper level3.7 Ground floor infill between 109-1113.8 Proposed Rear Office Building

4.0 PERSPECTIVE PROPOSAL

APPENDIX

Proposed area schedule

CONTENTS

Radnor Walk

Pre Application SubmissionApril 2011

PROJECT INTRODUCTION

Consultation History

CONSULTATION HISTORY

A pre-application meeting with RBKC to discuss land use principles took place on the 17th June 2010.

A site meeting with RBKC officers was held on the 28th October 2010, followed by a meeting with RBKC to discuss the design principles on the 10th November 2010.

It has been noted that none of the buildings on the site make a positive contribution to the conservation area.

The buildings are currently vacant.

1.1

Radnor Walk


Elevation identification and Key View Points

02

03

01

Key Elevations

Key Surrounding Views

05

04

A

B

ELEVATIONS

• A - The Triptych & the Chelsea Potter• B - Radnor Walk Terrace and Commercial Corner

KEY VIEW POINTS

• 01 - Kings Road view from East• 02 - Kings Road View from West• 03 - Kings Road frontage from Jubilee Place• 04 - Radnor Walk frontage from South• 05 - M&S Service Yard/Charles II Place

PROJECT INTRODUCTION

1.2

Radnor Walk


A - Kings Road Elevation

STREETS - ELEVATIONS

The Triptych

Working as a triptych acknowledges the need for our ‘set’ to work together, and in consideration for one another, in order for it to be reinforced and enhance the conservation area.

Grain, proportion, elevational hierarchy, scale and the fractured skyline all contribute to the elements of the existing triptych, with number 109 being the focus of the three buildings.

01 02 03 04 05

The Kings Road Context

This strip elevational photograph displays the context elevations to the site.From this image five ‘street sets’ become apparent.

As seen above these ‘sets’ are usually separated by the road network, but in the case of our site two sets exist up against one another (01 & 02)

Identification of the Surrounding ‘Street Sets’

01 Post-modern design. Overtly commercial grain. Merger of continuous commercial plinth into main body of the building. Lack of hierarchy in the elevational treatment.

02 Redevelopment over a range of different periods. An echo of the historic grain of the previous plots. Continuous commercial plinth acts as a separate element to the front elevation. Hierarchy in the elevational treatment, the Triptych.

03 Redevelopment over a range of different periods. An echo of the historic grain of the previous plots. Continuous commercial plinth acts as a separate element to the front elevation. Hierarchy in the elevational treatment.

04 Redevelopment over a range of different periods. Redevelopment that respects that of existing massing, if not the grain of the previous plots. Commercial aspect of the ground floor, but not as a separate attached mass. Simple elevational arrangement.

05 Redevelopment over a small period of time. Large scale. An echo of the historic grain of the previous plots. Continuous commercial plinth acts as an integrated element to the front elevation. Hierarchy in the elevational treatment.

A - THE TRIPTYCH & THE CHELSEA POTTER

109 Kings Road105 Kings Road 111-115 Kings Road

2.1

Radnor Walk


Elevation A - The Triptych & The Chelsea Potter

A - THE TRIPTYCH & THE CHELSEA POTTER

• Framing of No. 109 as the centre of the Triptych• Introducing a facade proportion which references

that of the historic plot widths, at the ground and upper floors

• Continuation / reinforcement of the fractured skyline through the roof top elements

• Continuation of the ground plinth, through infilling of the existing access route

The separate identity of the buildings along the Kings Road is apparent from the long perspectives to the east and west along the road.

From the analysis on the previous page, the alternating architecture of the upper floors, above the continuous ground plinth, is the identity of these as separate buildings.

When considering the development of the corner building, the Chelsea Potter needs recognition as its immediate neighbour to the West. The proportions of this facade, further influence and inform the proposal.

Third floor at roof level subservient to that of the first and second floor facade.

Third floor at roof level prominent with reference to that of the First and Second floor

Proportion of main facade consistent with historic plot widths and proportions of

surrounding buildings

Proportion of main facade inconsistent with historic plot widths and proportions

of surrounding buildings

Proportion of main facade inconsistent with historic plot widths and proportions

of surrounding buildings

Current Proposal

Existing Condition

Pre-App 01


109 Kings Road105 Kings Road 111-115 Kings Road 119 Kings Road(Chelsea Potter)

RadnorWalk

2.1

Radnor Walk


B - RADNOR WALK AND THE COMMERCIAL CORNER

• Removal of the plant room massing• Introducing a rhythm to the Radnor Walk section, through

active openings, and facade hierarchy • Continuation of the facade elements (plinth, and cornice

definition) in the correct proportions• Subservient massing to the third floor• Finishing the corner, relating to the historic ‘two room

deep’ Georgian town house.

The regular terraces onto Radnor Walk step down, following the natural typography towards the Thames.

This is most apparent at the parapet level, where a physical break occurs, but is reinforced at the occupied ground/street level where the level of the stucco fractures at these points.

Although the stucco band indicates where these breaks occur, it also ties the entire street elevation together, where further irregular elements occur (in this case, there being two openings - a window and a door - at this level, compared with the single openings above).

The single existing pedestrian openings onto the terrace are limited and oversized in their scale, relating to the vehicular openings and with a commercial proportion of the Kings Road rather than that of Radnor Walk.

Plant room positioned within the domestic realm, disrupting the scale

Proposed town houses continue the step up from Radnor Walk to the intersection with the Kings Road

Proposed town houses continue the step up from Radnor Walk to the intersection with the Kings Road

Rhythm of the terrace ended by the long

articulated end building

Change in

scale

Fragmentedchange in scale

Third floor dominates

the scale of the corner

building

Corner needs to be contained, referencing the historic building

pattern to reinforce the prominence of the Kings Road

Corner is contained, referencing the historic building

pattern and reinforcing the prominence of the Kings Road

Form and extent of the third

floor now subservient to the main

building

Existing Condition

Current Proposal

Pre-App 01


Single pedestrian entrance to the existing building which is a similar

scale to that of the vehicular access

Vehicular Access Route

Elevation B - Radnor Walk

2.2

Radnor Walk


COMMENT

At the previous pre-appliction meeting the design was still at a massing phase.

The detailed elevational design of the current proposal aids the understanding of the reality of the proposal as a building within its context.

Since the previous submission we have:

• Refined the elevations, of all three parts of the proposal• Collated a range of architectural precedents to inform the

design• Created a series of 3D street perspectives to explain the

design• Compiled a material palette.

RESPONSE TO CONSULTATION

Elevational Treatments

3.1

Radnor Walk


TOWNHOUSESDESIGN ASPIRATIONS

• Design four townhouses which reference the elevational treatment of the existing terrace to Radnor Walk

• Create a hierarchy in their facades adding to the street through elevational materials, referencing the layout of the neighbouring properties, completed in a palette in keeping with the development as a whole.

The proposal looks at staged development along Radnor Walk, where the early Victorian model (Nos. 7-49) of a single bay gives way to that of the late Victorian model (Nos. 51-59) of a double bay and a raised ground level.

The proposal draws element from these building precedents together into a respectful addition to the streetscape.

HOUSING RATES

Georgian London, John Summerson

RADNOR WALKNos. 49 & 51Elevational variation from different development periods

First RateNo 49. Single

Site 7 - 49 Radnor walk 51-59

No. 51 Double Second Rate Third Rate Fourth Rate

AERIAL VIEW OF RADNOR WALK

Elevational Treatments - Townhouses


3.2

Radnor Walk


Elevational Treatments - Townhouses


Existing

No 49 Radnor Walkc.1820’sLevel AccessSingle WindowFlat facadeStucco plinthHierarchy of facade

Existing

No 51 Radnor Walk c. 1870’sRaised Ground FloorDouble WindowBay window to front roomBrick facadeHierarchy of facade

Proposed

Nos 3-5 Radnor Walk 2011Level AccessDouble WindowLarge window to front roomDefined ground planeHierarchy of facade

Proposed 3-5 Radnor Walk No.7

3.2

Proposed Sketch PerspectiveView 04

Radnor Walk


top floormansard arrangement behind raised parapet to reduce perceived bulk.

Elevational Treatments - Rear office building

REAR OFFICE BUILDINGDESIGN ASPIRATIONS

• Limiting the overlooking to the townhouses.• Provide a ‘benchmark’ of development for RBKC.• Remove the prominent plant room.• Design the infill building to sit well in it’s context, as a ‘backlands’

development.• Maximise the quality of the internal spaces given the three blank walls and an

introverted nature.• Offer a improved outlook from the M&S service zone and the views from the

rear of residential properties in Charles II Place

The proposed massing to the rear office building, was considered to be out of keeping with the context of the rear section of the site. Following the amendments to the massing from the pre-application, the proposal seeks to replace the current building with one relating to the context of its surroundings. The form of the roofscape follows that of both its neighbour, Whal Fashions, and that of the other properties to the ‘backlands’ of Radnor Walk to the South.

Blank wall to service yard.

Windows to townhouse bathrooms and secondary bedrooms.Minimise overlooking.

Mansard roof to Service yard.

Skylight to illuminate down the spine of the building into the floor plates.

Shared terrace for the townhouses.


3.3

Radnor Walk


Top floor identified as a ‘roof’ element. Geometry of the roof is rationalised, departing from the varied plan.

Continue the pallet of materials (from the main building) to the ground and first floors.

Engage the pallet of materials from the main building from the moment you enter the access route from Wahl Fashions.This will create the impression that the courtyard to the office is an ‘exterior room’.

Planting to the terrace to provide visual amenity to the town houses and surrounding properties.

Opaque glazed roof face to bring light down the spine to



Radnor Walk


Top floor identified as a ‘roof’ element.Geometry of the roof is rationalised,departing from the varied plan.

Continue the pallet of materials (from the main building) to the ground and first floors.

Engage the pallet of materials from the main building from the moment you enter the access route from Wahl Fashions.This will create theimpression that the courtyard to the office is an ‘exterior room’.

Planting to the terrace to provide visual amenity to the town houses andsurrounding properties.

Opaque glazed roof face to bringgggg light down the spine to



Proposed view of rear courtyard

Proposed Rear office entrance

3.3

Radnor Walk


COMMERCIAL AND APARTMENT BUILDINGDESIGN ASPIRATIONS

• Design a building that references the urban corner, and the relationship with the triptych to Kings Road.

• Design a series of elevations, with direct reference to the historic plot widths and their Georgian building depths.

• Combine a series of building uses into a homogeneous block, including that of the commercial ground plane.

• Create a hierarchy in their facades adding to the street through elevational materials, referencing the layout of the neighbouring properties, completed in a pallet in keeping with the development as a whole.

The proposal builds on the reference of the historic plot widths, which define the important split of the upper levels to the Kings Road elevation. This split picks up on the fractured rhythm of the upper levels, relating to the proportions found at No.105 and No.119 (the Chelsea Potter public house).The connection of these proportion above the commercial ground plinth frames No.109 as the focus of the triptych.

Echoing the stucco frame of the brick Chelsea Potter building, the corner building is proposed as a stone box, with a framed brick face to the Kings road and carved articulated openings to Radnor Walk. The Chelsea Potter and the Corner Building work together to mark the corners to the Kings Road from Radnor Walk

On the return elevation, from the Kings Road down Radnor Walk, the elevation is articulated through its historical references. The depth of the stone box is defined as that of the ‘two room deep’ Georgian house, which then departs through a break in materials and window articulation into the rhythm of Radnor Walk, and the domestic scale of the street.

Elevational Treatments - Commercial and Apartment Building


Early development of the two principal elements, the ground plane and the Georgian block.

Phases of sketch design development

Sketch design proposal

Proposed 111-115 Kings Road

Chelsea Potter

Radnor Walk109Kings Road

105Kings Road

FrameBuilding

FrameBuilding

FrameBuilding

3.4

Radnor Walk



Perspective Proposal

Radnor Walk


Elevational Treatments - Commercial and Apartment Building


The corner is treated as a double stone volume, with framed recessed containing brickwork and window openings.A large punched picture window articulates the first floor corner.

The corner is finished in stone, with fine jointing, to give the impression of a single block, referencing the depth of Georgian double room building.

The secondary elevation to the Kings road is finished in brick, with a single punched opening filled with stone and window openings.This adds articulation to the commercial facade, and connects the two faces through their material palette.

Simple window arrangement leads away from the scale and materials of the Kings Road to the domestic nature of Radnor Walk.

Full height windows and doors are finished in a complementary colour tone, working with the hue of the stock brick and cream stone.

Fine seemed zinc clads the top floor, departing from the heavy materials of the main building.

Columned terrace to second floor apartments.

The ground plinth is finished in a series of cubes, which act as a single block from afar, and dissolve on closer inspection to the domestic scale of the brick elements.

Fine metal balustrades line the upper terrace to the Kings Road. Limiting the visual obstruction to No. 109.

window openings.A large punchedpicture window articulates the first floor corner.

The corner is finished in stone, with fine jointing, to give the impression of a single block,

f i th

the commercial facade, and connects the two faces through their material palette.

plinth is finished cubes, which

Fine metal balustradesline the upper terrace to the Kings Road.Limiting

3.4

Radnor Walk


Third floor to Kings Road

View 02

COMMENT

The additional floor to the building forming the corner of the Kings Road and Radnor Walk was considered to be too dominant in the streetscape.

DESIGN AMENDMENTS

• Reduce the floor to ceiling heights• Pull back the facade to the Kings Road• Pull back the facade to Radnor Walk• Amend the parapet line of the First and second floor to

break the perceived scale of the additional floor.

Through reducing the overall height of the building, and pulling back the faces to the street the third floor becomes subservient to the street scene. The break in the main facade adds to the fragmented skyline, drawing the attention away from the top floor.

Existing Condition

Third floor dominating the main massing of the building

Void in the fractured skyline

Third floor subservient to the main body of the building and the experience of the Kings Road

Pre-App 01 Current Proposal


3.5

Radnor Walk


Existing Condition Pre-App 01 Current ProposalThird floor dominant over the main elevation

Third floor subservientto the main elevation and the experience of the Kings Road

Third floor to Kings Road

Existing Condition

Massing lost behind No 109, limit to the fractured skyline and legibility of the separate elevations

Pre-App 01

Proposal frames the skyline to No 109

Proposed third floor is dominant not acting as a ‘background’ element

Proposed third floor is subservient, acting as a ‘background’ element

Current Proposal


View 03

View 01

3.5

Radnor Walk


COMMENT

The projection of the elevation of the upper levels onto Kings Road was considered to limit the long street views onto the flank wall of No.109.

DESIGN AMENDMENTS

• Break the facade at the upper levels• Pull back back the facade nearest to No.109• Enforce the corner with the Chelsea Potter and the

proposed corner building.• Reference the proportions of No 105 in our elevations• Reference of the historical plot width to the street

Currently the dominance of the side elevation of the No. 109 reduces the prominence of the primary elevation to Kings Road. The proposal balances this, focusing the attention of the upper levels to the Kings Road elevations.

No. 109 Kings Road is considered to be of architectural merit to the street scene, and through the of position of the proposed elevations it’s setting within the triptych is enhanced and framed.

Projection forward at the upper levels

Almost complete loss of visibility of the side/flank elevation of No. 109.

Clear visibility of the side/flank elevation of No. 109, seperate upper levels, reinstating the prominence of the primary elevation to Kings Road

Stock brick wall acts as a background to fractured skyline

Stock brick wall background to fractured skyline reduced

Stock brick wall acts as a background to the fractured skyline.

Upper floor set far back form commercial frontage. Reads as two buildings.

Characteristic building flank wall correlating with road access

Dominance of the side elevation of the No. 109. Reduces the prominence of the primary elevation to Kings Road.


3.6

View 02

Existing Condition Pre-App 01 Current Proposal

Radnor Walk


COMMENT

The infill at ground level of an existing uncharacteristic fire escape onto the Kings road was not identified as being separate to the original plot widths.

DESIGN AMENDMENTS

• Change the material treatment to this part of the facade• Continue the reference of the plot widths of the upper

floors down to articulate that of the ground plane.

The proposal references the original plot widths through the stepped massing at the upper floors and the articulation of the commercial ground plinth.

Whilst the entire shop front is glazed, the section infilling the existing fire escape will be finished in the ground plinth material, forming the end column to No. 109.

This will both continue the commercially ground plane, and work as an important visual piece for the architectural integrity of the plinth of the proposed building, while clearly defining the existing separation.

Ground Floor infill between 109-111 Kings Road

Existing Condition Pre-App 01 Current ProposalInfill at ground level, continues the

ground plinth

Solid infill at ground level, identified

in the solid plinth material with

glazing to the active shop front

GlazingGlazingUnattractive view down the side of No. 109 and 111.


View 02

3.7

Radnor Walk


Rear Office Building

Dominance of the existing roof plant

on the fractured skyline

Pre-App 01 Proposed massing in keeping with the

surrounding context

Existing Condition Pre-App 01 Current Proposal

COMMENT

The proposed massing to the rear office building, was considered to be out of keeping with the context of the rear section of the site.

DESIGN AMENDMENTS

• Amendments to floor to ceiling heights• Amended design to the top floor element• Materials to the roof element of this building referencing

that of the surrounding context

The proposal looks to the surrounding typology of the coach house, and inherits the raised parapet and open gabled roof. Clear definition of wall and roof, together with complementary materials tie the proposal into it’s context.The roof element is rationalised from the irregular plan, allowing a departure of sight lines between that of the parapet and the roof, further fragmenting the perception as two separate buildings, therefore reducing the scale of the building as a whole.


3.8

Radnor Walk



Perspective Proposal

4.0

07_RADNOR WALK - PRE-APP - APRIL 2011

Documents

Transcript of 07_RADNOR WALK - PRE-APP - APRIL 2011