Lidl retail and residential development I new addington I design and access statement boyesrees architects - sept 2008
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lidl retail and residential development I new addington I design and access statement
boyesrees architects
sept 2008
BOYES REES ARCHITECTS
FEBRUARY 2007
2
I contents
I 1.0 Introduction
1.1 Design Team
1.2 Lidl UK GmbH
I 2.0 The Site
2.1 The Application Site
2.2 Site Photographs
2.3 legislative provision and policy
I 3.0 Design
3.1 Site Layout
3.2 Food Retail Store
3.3 Residential Layout
3.4 External Materials and Detailing
I 4.0 Access Statement
I 5.0 Summary
I 6.0 Scheme Drawings
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I 1.1 design team
I CLIENT
Lidl UK GmbH
19 Worple Road
Wimbledon
SW19 4JS
Tel: 0870 444 1234
I ARCHITECT
BOYES REES ARCHITECTS
Fourth Floor
Greyfriars House
Greyfriars Road
Cardiff
CF10 3AL
Tel: 02920 558900
I PLANNING AND HIGHWAY CONSULTANT
RPS
1st Floor (West)
Cottons Centre
Cottons Lane
London
SE1 2QG
Tel: 020 7939 8000
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I 1.2 introduction
I Introduction
This design statement is submitted in support of our client’s planning
application to construct a new mixed use Retail and Residential
development adjacent to King Henrys Drive, New Addington. This
report provides an explanation of the approach to design that we
have adopted in the detailed proposals currently before you.
Lidl’s key development objectives are:-
• Contribute to the needs of the local community.
• Make best use of the available land.
• Reinforce and enhance the established urban
character of the local area.
• Respect surrounding buildings in terms of scale and
massing.
• Adopt appropriate construction materials.
It is our belief that the proposed development will set a precedent of
good quality design for future development within this location.
I Lidl UK GmbH
Lidl UK GmbH is the UK trading arm of the Lidl & Schwarz group
of companies that retail in 17 countries across Europe (with over
5500 outlets). In the mainland UK the company operates over 500
supermarkets with an active on-going programme.
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I 2.1 the application site
The proposed site is located on land adjacent to the Parkway
roundabout approximately half a kilometre from the district centre
with good existing pedestrian, cycle and public transport links
between the site and the centre
The application site is located in a prominent location on a site
adjacent to Parkway roundabout close to New Addington District
Centre.
The application site on plan is located at the adjacent to the
roundabout. The site is currently vacant.
The site is bounded by King Henry’s Drive to the North, and
Montacute Road to the East. To the south the site is bounded by an
existing petrol filling station. The levels within generally rise towards
the south and consistent with those along the adjacent roundabout
and Parkway. The application is site is now ready for development..
I new addington location
I site location I proposed development site
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I 2.2 site photographs
application site
I Aerial view of the site and surrounding locale
I View towards the site looking north along Montacute Road I View of the southern corner of the site with the adjacent petrol station I View of the site northwest towards the parkway roundabout
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I 2.3 legislative provision and policy
Section 42 of the 2004 Planning and Compulsory Purchase Act
substitutes a new Section 62 in the 1990 Planning Act so as to require • Sustainable, durable and adaptable (including taking
that a statement covering design concepts and principles and access account of natural hazards such as flooding) and make efficient and
issues is submitted with an application for planning permission. prudent use of natural resources;
Paragraph 69 of Circular 01/2006 confirms that a DAS will be required • Respond to their local context and create or reinforce local
for all planning applications unless they involve only a material change distinctiveness; and be
in the use of land or buildings; engineering or mining operations; or
development of an existing dwelling house or development within its • Visually attractive as a result of good architecture and
cartilage, provided it is not in a sensitive area. appropriate landscaping.
Circular 01/2006 (paragraph 58) also states that one statement should The applications proposals will therefore make a positive design
cover both design and access, allowing applicants to demonstrate an contribution to this location, consistent with Government policy.
integrated approach that will deliver inclusive design, and address a
full range of access requirements throughout the design process. Paragraphs 100 to 104 of Circular 01/2006 deal with the ‘Access
Component’ of the DAS. Paragraph 101 states that statements
Paragraph 62 states that the level of detail required in a DAS will should explain how access arrangement will ensure that all users
depend upon the scale and complexity of the application, and the will have equal and convenient access to buildings and spaces and
length of the statement will vary accordingly. Statements must be the public transport network. Access for emergency vehicles should
proportionate to the complexity of the application, but need not be also be explained where relevant.
long. Paragraph 77 goes on to state that for most straightforward
applications the DAS may only be short. In the case of this planning The application proposals will ensure access for all users.
application, it is notable that the proposals are of a temporary nature
and modest in scale.
Paragraphs 80 to 96 refer to what is required for the ‘Design
Component’ of the DAS. Paragraph 81 states that the DAS should
explain the design principles and concepts that have been applied to
particular aspects of the proposal – these are as follows:
Amount – how much development is proposed. In the case of
non-residential development this means the amount of floorspace
proposed for each use. The DAS should explain how this will be
distributed across the site.
Layout – the way in which buildings, routes and open spaces
are provided, placed and orientated in relation to each other and
buildings and spaces surrounding the development.
Scale – the height, width and length of a building or buildings in
relation to its surrounding.
Landscaping – the treatment of private and public spaces to enhance
or protect the amenities of the site and the area in which it is situated
through hard and soft landscaping measures. Statements should
also explain how landscaping will be maintained.
Appearance – the aspect of a place or building that determines the
visual impression it makes, including the external built form of the
development, its architecture, materials, decoration, lighting, colour
and texture.
The importance of design in the planning process in underlined by
the Government’s Planning Policy Statement (PPS) 1: Delivering
Sustainable Development (2005). This document sets out the
overarching policies on the delivery of sustainable development
through the planning system.
PPS1 stresses the importance of high quality and inclusive design,
placing it at the centre of the development process and requiring it
to be the objective of all stakeholders. Good design, as set out in
paragraph 36, should result in developments that are:
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I 3.1 site layout
I Amount - Proposed Development
The proposed mixed-use development comprises a Lidl Food Retail
Store with associated car parking and servicing area and a Residential
Development above with associated parking and amenity areas.
The proposed building is designed to respond to the contours of the
site with the ground floor level of each separate section of the building
set at a level that provides suitable access to the accommodation.
The proposed development is single storey for the Lidl food store,
rising to three storeys above. The height of the building reflects the
scale of the buildings adjacent to Montacute Road and is also of a
similar scale to the surrounding developments around the site.
I Layout - Site
The proposed building is located on towards the eastern end of
the site adjacent to Montacute Road. This differs from the position
currently occupied by the existing building and allows the area to the
front of the site to be utilised.
The front section of the site is to be laid out for car parking which
will serve the customers visiting the food retail store, A total of 55
spaces have been provided, 4 of which cater for disabled. The south
eastern end of the site is allocated as the entrance to the residential
units over, with a related bin store /cycle parking and private amenity
spaces for use by the residents.
Vehicle access and egress to the car park is via an access point
off the Parkway roundabout. Service vehicles use the same access
road. Vehicular access to the residential car park is via a private
entrance of Montacute Road.
I Proposed site layout
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I 3.2 retail store
I Layout - Retail Store
The Food Retail store has a Sales Area of 1,286 sqm and is located
on the eastern of the site adjacent to Parkway Roundabout. The
customer entrance to the store is located on the front corner of the
building in order to provide direct access for pedestrians shopping in
the town centre as well as customers arriving by car.
Adjacent to the customer entrance and under the feature canopy is
the trolley park, and provision for securing cycles.
Inside the store the merchandise is set out in straight runs the full
length of the unit. There are 6 aisles which have a minimum width of
1.8m to ensure disabled customers can shop at ease.
The storage and service areas are located to the rear of the store,
with the external service area set 1.3m below the finished floor to
assist with deliveries. Adjacent to the service areas is as access stair
serving the residential levels above.
The storage area provides space for the storage of pallets, which will
be double, stacked. Access into the sales area is provided by double
doors adjacent to the rear chilled units.
The welfare area is located at the far end of the storage area and
comprises a managers office, staff room and toilet accommodation
with windows overlooking Montacute Road.
I Proposed Retail Store Layout
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I 3.3 residential
I Layout - Residential
The residential accommodation is provided in two staggered blocks
of flats that vary between two and three storeys high and run the
length of each side of the retail store. Between each block is an open
walkway / amenity area providing access to the individual units
The main vehicle entrance to the residential units is off Montacute
Road to the first floor car park over the retail store. Pedestrian access
staircases are provided at the each end of the building that exit at
store level within the site. Access to the upper residential floors from
the car parking level is via open staircases and lift.
The overall height of the building is not dissimilar to the existing
building currently on site and the surrounding developments,
therefore it is considered acceptable in planning terms as the height
allows a greater density of residential units to be incorporated and
therefore maximise the development potential of the site.
The development comprises of 14 units and is made up of a mixture
of 1, 2 and 3 bedroom flats. All of the units will be built to Lifetime
Home standards.
I Proposed Residential Layout Level 1
I Proposed Residential Layout Level 1
I Schedule of Residential Units
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I 3.4 external materials and detailing
The choice of materials for the proposed building has sought to
reflect the materials found in the adjacent buildings, i.e. primary
coloured render, which together with the introduction of more modern
lightweight cladding materials, will help to break down the mass of
the proposed building into smaller elements.
The proposed materials consist of through colour render at ground
floor levels - above this plinth is generally rendered walls of different
colours with feature panels of timber and/or metal cladding.
The majority of the residential units have balconies, either flat against
the façade or projecting
Larger areas of glazing have been provided around entrances to
enhance the overall contemporary feel of the development
There have been a number of design features employed to reduce
the apparent volume of the building.
• Change of material and a varying roof line at higher levels to reduce
to the visual impact of the roof.
• Higher level of detailing such as cladding type changes
• The use of framed windows and reveals to reduce the apparent
scale of the building.
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I 4.1 access statement
1 introduction
2 Overview and Background to Scheme 3 Statement of Intent
1.1 Changes in the approach to the design of buildings to
be “inclusive” have developed over many years culminating in the 2.1 The scheme proposals relate to the proposed development 3.1 Lidl UK GmbH are committed to providing a scheme that
Disability Discrimination Act 1994 (DDA). Additionally significant of the site as indicated on Boyes Rees Architects site layout drawings meets the principles of accessible design. This Statement highlights
changes were made to Part M of the Building Regulations in May (99)101 and (99)102 the key issues and how the requirements of accepted guidance
2004 to ensure that building work carried out would provide for (under BS8300 and Approved Document M) are to be met.
inclusive design. 2.2 The site is located adjacent to Parkway Roundabout to
the north of the district centre of New Addington. Parkway is a main 3.2 In developing this statement at an early stage in the design
1.2 Part M of the Building Regulations seeks for “reasonable route running North / South into and out of the district centre. process it will ensure that the best possible “package” of measures
provision to be made for people to gain access to and use facilities” will be provided.
in all non-domestic buildings. 2.3 Topography: The levels within the site generally rise towards
the south resulting in almost a storey height difference between 4 Source of Guidance / Reference
1.3 In most cases, new buildings will be able to satisfy technical Parkway Roundabout and the highest point on Montacute Road. Documentation
guidance that supports Part M; primarily Approved Document M.
However, it is recognised that an holistic approach must be taken to 2.4 The scheme involves the provision of a new supermarket 4.1 The principle reference documents used to assess
assess the accessibility of a building and its environment on a case (1286 sqm sales area), associated service area with dock leveller the proposal were Approved Document M (2004 edition) and
by case basis. Therefore the principles of the functional legislation and three floors of residential 1,2 and 3 bed apartments above. BS8300:2001.
should be considered in the broadest sense to achieve an inclusive
environment for the widest range of the population as is possible. 2.5 Access into the site is via an existing vehicular entrance off 4.2 At the time of the initial issue of this Statement, the follow-
the Parkway Roundabout for the retail store and Montacute Road for ing Building Regulations applied to the scheme:
1.4 The application of the technical requirements will vary the residential development. • Part M (2004), introduced in May 2004
depending on the nature of the work. Specific building types will vary
to those where general public will have ready access. Similarly an 2.6 The site is well served by public transport due to its location 4.3 Drawings appraised as part of this statement are as fol-
existing building that is being altered or is of historical interest (such on a principal transport route along Parkway and there is a tram stop lows:
as a listed building), will have constraints that will present challenges immediatley opposite to the site as well as a number of existing bus
in respect of achieving reasonable access. stops within walking distance. • Site Location Plan 2892 PL AL(00)100
• Proposed Site Layout 1of 2 2892 PL AL(99)101
1.5 The principle of a Design Access Statement is to complement 2.7 Public Transport: Bus timetables are confirmed within the • Proposed Site Layout 2of 2 2892 PL AL(99)102
a building design proposal to highlight the design philosophy, the submitted Transport Assessment. • Ground Floor Plan 2892 PL AL(99)103
building usage, and how the concept of inclusive design is to be • First Floor Plan 2892 PL AL(99)104
accommodated. 2.8 Car parking will be provided to serve the retail development, • Second Floor Plan 2892 PL AL(99)105
with designated disabled parking being located in a convenient • Third Floor Plan 2892 PL AL(99)106
1.6 One of the key areas of a Design Access Statement is location to the customer entrance into the store. • Roof Plan 2892 PL AL(99)107
to identify where principles suggested in design guides such as • Proposed Elevations 2892 PL AL(99)108
BS8300, Approved Document M or similar supporting guides, such 2.9 The internal layouts of the retail premises will also meet the • Proposed Elevations 2892 PL AL(99)109
as the RIBA “Designing for Accessibility”, have varied. The reason for guidelines set out in Approved Document M. • Proposed Internal Elevations 2892 PL AL(99)110
this is because there may be several ways of achieving accessibility. •
The Access Statement puts in writing an assessment of the issue of 5 Consultations
access and how a design solution has been derived. In doing this,
it provides the reader with a logical “audit trail” of the arrangements 5.1 As part of assessing the scheme consultation was carried
adopted in practice. out with:
1.7 Failing to provide such a statement could lead to problems • Croydon Borough Council Planning Department
in the future, especially if any design feature is challenged as not
complying with technical requirements, or it is alleged that the
provisions of the DDA have not been met.
1.8 This Statement is intended to demonstrate Lidl’s commitment
to provide a development that follows the guidance on accessibility,
which both compliments the existing local centre along with taking
the opportunity to improve accessibility where possible.
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I 4.2 access statement
6 Specific “Access Issues” with the Proposal
6.1 Approach from Perimeter of the Site
6.1.1 The site is bounded by King Henry’s Drive to the north, 6.3.3 Good clear signage will be provided to the development,
Montacute Road to the east and Parkway to the west. both to meet local requirements, but also to assist all users of the
development. The JMU “Good Sign Guide” and BS8300 will be
6.1.2 Access for cars and delivery vehicles for the retail store is utilised to ensure signage is clear and legible, particularly when
via a realigned vehicular access off the Parkway Roundabout. considering people with visual impairments and learning disabilities.
6.1.3 Pedestrian access to the Residential Entrance is via a 6.3.4 Tactile paving will be provided to the site to assist people
pedestrian access point off Montacute Road and access staircase with visual impairment. Blister paving designed in accordance with
adjacent to King Henry’s Drive and a flight of steps from the retail DETR guidelines will be provided at all designated crossing points
store car park area. across vehicular routes (being buff in colour where this is uncontrolled
and red where it is a controlled crossing).
6.1.4 Direct pedestrian access to the customer entrance of the
food retail store is provided from the store car park. 6.3.5 Access approach routes to the store’s main entrance will be
no greater than 1:60, with at least a clear 1500mm level approach to
6.1.5 Obviously pedestrian routes outside the scope of this site the entrance doors.
will not be covered by the development. However, where the routes
within the site meet the existing routes, they will ensure that any 6.3.6 Accessibility by non car modes is addressed within the
access routes are not compromised. Discussions and agreement Transport Statement prepared by RPS. In summary the site is
will be sought from the local Highways Authority where necessary. very well served by buses that link the site with a wide range of
surrounding urban areas and relatively close to Rail / DLR services.
6.1.6 Cycle parking for the retail store is provided adjacent to the
trolley park enclosure close to the customer entrance into the store.
For the residential development secure cycle stores are provided
adjacent to the access road.
6.2 Car Parking and Setting Down Points
6.2.1 A total of 55 car parking spaces including 4 disabled spaces
have been provided for the retail store. The disabled space provision
equates to the 6% of spaces required under the clause 4.1.2.3 of BS
8300.
6.2.2 All of the disabled designated bays are located adjacent to
the customer entrance into the supermarket.
6.2.3 14 dedicated parking spaces have been provided for the
residential units in line with planning policy for a town centre site.
6.3 Pedestrian Routes and Approach to Principle
Entrances
6.3.1 Pedestrian routes are shown on site plan PL01. These
routes will be clearly designated using suitable profile and visual
contrast to vehicular routes.
6.3.2 Street furniture can be a hazard to people with visual
impairments. Furniture such as bench seating, bollards and bins will
be carefully considered. The guidance identified in the RIBA Guide
“Designing for Accessibility” will be used as a means to ensure
suitable design detailing.
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I 4.3 access statement
6.4 Entrances to Buildings 6.11 Management Issues
6.4.1 Entrances to the supermarket and residential units will be 6.11.1 As part of the developing package of management
level, with level threshold and automatic powered entrance doors, measures, those responsible for the completed project will be made
operable by remote sensor to the supermarket. aware of their responsibilities. Under the DDA the need to maintain
facilities provided for an accessible environment are important issues
6.4.2 Clear signage will be provided to assist in customers / to be considered including:
visitors being able to easily identify the premises.
• Ensuring that a suitable Access Strategy has been developed
6.5 Horizontal Circulation Within the Building for the buildings, identifying design detailing and the management
of the DDA process from the inception of the complex through its
6.5.1 This will be detailed as part of the development of the whole life. This document along with the proposed building plans
scheme to the satisfaction of the Building Control body for this and Building Regulation consultation / approval are also important in
project. this respect.
6.6 Vertical Circulation within the Building. • Ensuring suitable management and personnel policies in
respect of disability, both for individual employees and visitors.
6.6.1 A passenger lift is proposed for the residential development
to meet the requirement laid out in Approved Document M in terms • Communication issues such as information, signage /
of both lift design and the approach to the lift. wayfinding are all-important and need to be maintained.
6.7 Sanitary Accommodation • Management of the premises and facilities, e.g. ensuring
disabled parking bays are not used by non-disabled motorists,
6.7.1 No public sanitary accommodation will be provided as part ensuring checkout layouts are suitable to allow wheelchair user
of this development. However, sanitary accommodation within the or pushchair suitable space, updating and improving wayfinding
retail store will be designed in accordance with Approved Document systems, as appropriate.
M and provide for wheelchair users and people with ambulant
disabilities. • Training of staff on disability awareness, particularly frontline
staff (see also Section 6.11 below on means of escape)
6.8 Specific Facilities Associated with the Proposal
• Maintenance – it is vitally important that all aspects of
6.8.1 The specific facilities of the new supermarket will be accessibility are maintained (e.g. keeping access routes clear,
carefully considered as part of the detailed design, to ensure they maintaining doors, keeping floor, external surfaces and sanitary
are accessible to as wider range of the population as possible, by facilities clear, replacing blown light bulbs).
following accepted guidelines in Approved Document M and BS8300.
This will be developed and agreed with all relevant parties, including • Awareness – where a service is provided, ensuring there
the supermarket operator, and both Planning and Building Control is information available on the facilities and access available for
from Croydon Borough Council. disabled people. This can be via publicity material (adverts, website),
or in a policy, such as a simple question asked of customers when
6.9 Switches, Outlets and Controls arranging to visit the building.
6.9.1 Key controls and switches that members of the public will • Future work – ensuring future work does not compromise
have access to will be designed and located in accordance with both access issues, but used as an opportunity to further improve.
Approved Document M and BS8300.
6.12 Means of Escape In Case of Fire
6.10 Aids to Communication
6.12.1 Means of escape in case of fire is focused primarily on the
6.10.1 The external environment will benefit from clear signage, design layout of the interior of the building, which is a matter to be
as identified in 6.3, above. addressed under a future Building Regulation submission. However,
suitable escape detailing will be incorporated to ensure the needs of
6.10.2 Each premises open to the public will be provided with disabled people are accommodated.
guidance on ensuring consistency of communication to assist people
with visual and hearing impairments as well as those with cognitive
impairments.
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I 5.0 summary
In summary the scheme provides:
• A 1286 sqm retail store designed to the latest specification with
parking for 55 cars
• 14 residential flats of 1, 2 and 3 bed size over 3 storeys with
related amenity space
This proposal for a new mixed use development will:
• Makes best use of land by increasing densities.
• Provide a modern resource that will benefit the whole community.
• Support the local economy
• The proposal responds to its context by articulating the primary
elements to achieve a suitable solution and reducing its perceived
mass and scale within the site while respecting the local character of
King Henry’s Road / Montacute Road.
• Creates a contemporary and lively public frontage through the
implementation of an appropriate design solution.
We consider that the proposed building will integrate successfully
into the existing fabric of the nearby district centre and will be of
social and commercial benefit to the area while acting as a catalyst
for the future expansion and development of New Addington.
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SCHEME DRAWINGS
lidl new addington I design and access statement I 6.0 scheme drawings boyesrees architects17 lidl new addington I design and access statement I 6.0 scheme drawings boyesrees architects
18 lidl new addington I design and access statement I 6.0 scheme drawings I site layout boyesrees architects
19 lidl new addington I design and access statement I 6.0 scheme drawings I site layout with residential layout boyesrees architects
20 lidl new addington I design and access statement I 6.0 scheme drawings I retail store boyesrees architects
21 lidl new addington I design and access statement I 6.0 scheme drawings I ground floor residential layout boyesrees architects
22 lidl new addington I design and access statement I 6.0 scheme drawings I first floor residential layout boyesrees architects
23 lidl new addington I design and access statement I 6.0 scheme drawings I second floor residential layout boyesrees architects
24 lidl new addington I design and access statement I 6.0 scheme drawings I roof plan boyesrees architects
25 lidl new addington I design and access statement I 6.0 scheme drawings I elevations / sections boyesrees architects
26 lidl new addington I design and access statement I 6.0 scheme drawings I elevations / sections boyesrees architects
27 lidl new addington I design and access statement I 6.0 scheme drawings I internal elevations boyesrees architects
28 lidl new addington I design and access statement boyesrees architects
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