Design Site Appraisal: Peel House, Pimlico

Design Review Report: Peel House, Pimlico I 1

DESIGN REVIEW REPORT: PEEL HOUSE Regency Street, Pimlico SW1 C1211545

CONTENTS: Chapter 1: Chapter 2: Chapter 3: Chapter 4: Chapter 5: Chapter 6: Chapter 7: Chapter 8: Chapter 9: Chapter 10: Chapter 11:

PAGE: INTRODUCTION DEVELOPMENT BRIEF SITE CONTEXT DESIGN REVIEW METHODOLOGY MOVEMENT AND LEGIBILITY SPACE AND ENCLOSURE MIXED USE AND TENURE ADAPTABILITY AND RESILIENCE RESOURCE AND EFFICIENCY ARCHITECTURE AND TOWNSCAPE CONCLUSION

2-3 4 5-6 7 8-9 10-11 12 12-13 13-15 15-16 17

Design Review Report: Peel House, Pimlico I 2

Chapter 1: Introduction Objective and Structure:

Location:

The report will conduct a comprehensive evaluation on the design qualities and features of the Peel House Scheme in Pimlico, Central London. The scheme is noted for many unique and interesting urban design features and won them the:

Map 1 and 2 shows aerial view of the scheme located within the boundaries of ‘Regency Street Conservation Area’ [Map: 3, page 5] in the Borough of Westminster, London.

‘Best Development, Affordable Homes Sector: New Homes Awards’ in 2012.

The report will introduce the Peel House scheme, along with a Development Brief and Site Context. This will then be followed by the Design Review Methodology, which will address why the Quality Reviewer was chosen to review this project. The review will inaugurate at Chapter 5 and conclude at Chapter 11 with a brief summary.

The site sits on 2121.5 sq meters (0.52 Acres) of land in total and is located in close proximately to local shops (Lupus Street adjacent to Pimlico Station) as well as larger shopping centres along Victoria Street (15 minute walk). For young families the site is ideally located in close proximity to four primary schools and one secondary school within a 0.5 mile radius, which reflect in the residentiality of the area. There is also a fully equipped children’s play area less than 50 meters from the main entrance and in addition there are also many open parks and recreational grounds ideal for sports and other leisure activities.

The development in summary sits within a well-facilitated area for young families and professionals alike.

As seen in Map 2 and 3, ‘the site is enclosed by Regency Street to the West and Causton Street to the South, with a alleyway that runs down behind Peel House to the East that divides the property from the Glastone Court residential block’3

Above Map 1: ‘Peel House, Pimlico, London’1 Source: (SnazzyMaps, 2016).

Right Map 2: ‘Close up of the Peel House Site, located 250m away from Pimlico Station and Major bus links along Vauxhall Bridge Road’2 Source: (Google Maps, 2016).

1 SnazzyMaps. 2016. Peel House, Pimlico [Online]. Available at: https://snazzymaps.com/style/134/light-dream [Accessed Date: 12/5/16].

2 GoogleMaps. 2016. Peel House Pimlico [Online]. Available at: https://www.google.co.uk/maps [Accessed Date: 12/5/16].

3 DAA (Darling Associates Architects). 2006. Design Statement Plannning Submission. London: Darling Assoicates Architecture.

Chapter 1: Introduction

Design Review Report: Peel House, Pimlico I 3

Development Overview: This finished development accommodates: 16 x 1 Bedroom Units 27 x 2 Bedroom Units 27 x 3-4 Bedroom Units = 70 affordable homes The Peel House development were created as part of the ‘off-site housing provision of the associated One Hyde Park Multi- Million Pound Luxury Development located on the southern edge of Hyde Park’4. The affordable housing unit development consists of part refurbishment and part new build of the former Metropolitan Police Training Quarter acquired by Project Grande in 2005.

Above Image 1: ‘One Hyde Park at night’6 Source: (Zeveloff, 2014).

Project Grande (Gurnsey) Ltd. was the special purpose vehicle used between the joint venture of Mr. C. Candy (Candy & Candy) and the former Prime Minister of Qatar, Mr. S. Al Thani.

The scheme although considerably smaller in scale and value than One Hyde Park, was required by City of Westminster (CoW) to be of ‘built at the same high quality’5. The development however had to also meet the strict planning guidelines that in some ways limited the flexibility of the development.

Left Image 2: ‘The courtyard at Peel House pre-development’3 Source: (DAA, 2006).

Peel House, although well maintained by the Metropolitan Police, was relatively outdated and failed to utilise natural light especially within the inward facing areas of the building [Image: 3].

The project that was completed in 2010, after going through several phases of alteration before finally being approved planning permission on the 28th July 2008.

Right Image 3: ‘The front of Peel House pre-development’3 Source: (DAA, 2006).

4 DAA (Darling Associates Architects). 2015. Peel House [Online]. Available at: http://www.darlingassociates.net/projects/residential/peel-house-pimlico [Accessed Date: 10/5/16].

5 Moore, K. 2016. Interview at Darling Associates Architecture, London on the 9/5/16.

6 Zeveloff, J. 2014. Go Inside The World’s Most Expensive Apartment Building, Where A Penthouse Just Sold For $237 Million [Online]. Available at: http://www.businessinsider.com/inside...one-hyde-park-london-photos-2014-5?IR=T [Accessed Date: 15/5/16].

Chapter 2: Development Brief

Design Review Report: Peel House, Pimlico I 4

Housing Policy: ‘From 2001- 2005, Westminster Council called for 30% affordable homes on developments over 25 units. However from 2006 onwards this was increased to a 50% target, dependent on the scheme and location’7. The nature of the scheme, being a off site housing provision for multi-million pound properties was required to provide the full 50%. The development at One Hyde Park had 80 units, therefore 80 affordable was required. However due to a limited number of sites available that could hold such numbers, a compromise was made to instead produce 70 “high quality affordable housing”5. The Westminster City Plan 2006-2016 specifically states to address the “shortage of affordable housing”8 and to “improve the supply of quality housing”9.

The CoW in 2006 also called for Project Grande to meet the BREEAM: EcoHomes 2006 criteria that cover 8 categories; these are: • Energy • Transport • Pollution • Materials • Water • Land Use and Ecology • Health and Wellbeing • Management 12

The 2004 London Pan 1.14 focuses on the Regional Planning Guidance for the South East (RPG9) that highlights that “sustainable development should be achieved through social progress, effective protection of the environment, and prudent use of natural resources”10, which Project Grande had to consider within their design.

BREEAM, 2006 p. 4

This therefore played an important part in the design process, Darling Associates Architecture were given the task of incorporating these elements into the design.

Sustainability and Additional Policies: LifeTime Homes Compliancy. Internally and externally the Peel House redevelopment had to meet the criteria set out by LifeTime Homes, as ordered by Westminster Council. As under Housing Policy H 8: ““The City Council will expect all new housing units to meet the Lifetime Homes Standard. In all housing developments of 25 or more dwellings, the Council will require that 10% of the units should be designed to be wheelchair accessible or easily adaptable for residents who are wheelchair users”11.

This policy is paralleled with Design Policy DES 1: Principles of Urban Design and Conservation, which calls for “Amenity, Accessibility and Community Safety [along with] providing safe and convenient access for all”11.

7 City of Westminster (CoW). 2009. Core Strategy Affordable Housing Evidence. London: City of Westminster.

8 Westminister City Plan (WCP). 2006. Westminster City Plan 2006- 2016. Westminster: Westminster Council. p. 12.

9 Westminister City Plan (WCP). 2006. Westminster City Plan 2006- 2016. Westminster: Westminster Council. p. 2..

10 The London Plan (LP). 2004. The London Plan: Spatial Development Strategy for Greater London. London: Greater London Authority.

11 City of Westminster (CoW). 2007. Inclusive Design and Access: supplementary planning guidance. London: Department of Planning and City Development.

12 BREEAM. 2006. BREEAM: Ecohomes 2006 - The Environmental Rating for Homes: The Guidance Issue 1.2. London: Building Research Establishment Ltd.

Design Review Report: Peel House, Pimlico I 5

Chapter 3: Site Context Conservation Status: The Civic Amenities Act 1967 that underlines conservation areas have ‘special architecture or historic interest’13. Since Peel House located on the boarder of the ‘Regency Street Conservation Area’ [Image: 3], Larkham (1996) suggests that within conservation areas it is “desirable to preserve or enhance”14, which the developers have aimed to achieve.

Site History: Peel House’s Northern buildings date back to 1902/3 and the second building completed in 1910. The building were used, along with Gladstone Court (located to the North of the property) as Police Accommodation15. More recently however the building whilst occupied by the Metropolitan Police as an administrative office underwent several rear extensions.

Named ‘Peel House’ after Sir Robert Peel the ‘founder of the modern police force’16, the building features historic plaque that reads ‘Peel House’ from when it was first constructed [image: 6].

Listed Building: Although not a listed building, Peel House is described as a ‘building of unlisted merit’15.

The City of Westminster (2006) identify that the “demolition or unsympathetic alteration [of these buildings] will normal be resisted… [as they add] value to the character and appearance of the Conservation Area”17. The buildings within the conservation area have a unique style of either using London Red or Yellow Brick, with a White or Crème trim surrounding the windows and door arches [Image: 4 and 5].

Right Image 4 and 5: The two prominent style of building that dominates the ‘Regency Street Conservation Area’2 Source: (Google Maps, 2016).

Below Image 6: ‘The Peel House plaque dating from 1907’3 Source: (DAA, 2006).

Above Map 3: ‘Regency Street Conservation Area’ Source: (Westminster, 2007).

13 Civil Amenites Act 1967. c. 69. Part 1.

14 Larkham, P. J. 1996. Conservation and the City. London: Routledge. p. 90.

15 City of Westminster (CoW). 2006. Conservation Area Audit: Regency Street. London: Department of Planning and City Development.

16 Met.Police. 2016. The Metropolitan Police how it all began [Online]. Available at: http://content.met.police.uk/Article/The-Metropolitan-Police-how-it-all-began/1400015336362/1400015336362 .....[Accessed Date: 12/5/16].

17 Westminister City Plan (WCP). 2006. Westminster City Plan 2006- 2016. Westminster: Westminster Council. p. 24.

Design Review Report: Peel House, Pimlico I 6

Chapter 3: Site Context

Buses from Vauxhall Bridge Road (Belgrave Road) 36

Key

Hampstead Heath South End Green

24 hour service

Queen’s Park

24

24 hour service

Malden Road

2 Day buses in black N2 Night buses in blue — O Connections with London Underground

CAMDEN

Camden Town

Harrow Road

o Connections with London Overground R Connections with National Rail D Connections with Docklands Light Railway B Connections with river boats

Mornington Crescent Royal Oak

Warren Street

2

436

Within close proximity to Peel House there are many excellent transport links. ‘Four major day bus routes (2,185,436, 507), two night (N2, N136) and two 24 hour services (24,36) all run along Vauxhall Bridge Road’18 that cut commuter time into central London [Image: 7].

Marylebone

Paddington

Goodge Street Gloucester Place for Baker Street

Edgware Road Sussex Gardens

Tottenham Court Road

Marble Arch Cambridge Circus

N136

Oxford Circus

Park Lane Dorchester Hotel

Westminster Cathedral

Westminster Abbey Horseferry Road Marsham Ground

R RO AD RO

CEN T

HA LL

BR ID

Bus route

ET

Vauxhall Bridge Road for Pimlico

ST RE

ST.

RO Gordon AD The Hospital

CH

ET South Lambeth Road Vauxhall Park

Camberwell Green

South Lambeth Road Thorne Road

Demark Hill King’s College Hospital

Stockwell

East Dulwich

Stockwell Road

East Dulwich Goose Green

Brixton

Dulwich Library

24 hour service

Pimlico Grosvenor Road

If none of the above suits the residents, the ‘Cycle Superhighway 5 also runs along Vauxhall Bridge Road’19, giving the option for healthier commutes to and from work.

Risk Assessment:

BRIXTON

2 Day buses in black N2 Night buses in blue — O Connections with London Underground o Connections with London Overground R Connections with National Rail D Connections with Docklands Light Railway B Connections with river boats

â—‹P â—‹R

New Cross

â—‹U â—‹V

Queen’s Park

â—‹W

Lewisham

â—‹U â—‹V

Victoria

â—‹W

Lewisham

â—‹U â—‹V

Paddington

â—‹W

Waterloo

â—‹U

Towards

Bus stops

Crystal Palace

â—‹U â—‹V

Trafalgar Square

â—‹W

Chislehurst

â—‹U â—‹V

Oxford Circus

â—‹W

36

New Cross Gate

24 hour service

New Cross Bus Garage

Lewisham Way for St Johns Lewisham

Stanstead Road Catford and Catford Bridge

CATFORD

West Norwood

2

N2

CRYSTAL PALACE

Catford Lewisham Town Hall Catford Bus Garage

Southend Village The Pond

Crystal Palace Parade

LEWISHAM

436

Tulse Hill

Norwood Bus Garage

185

Lewisham Town Centre

Lewisham Hospital

Upper Tulse Hill

WEST NORWOOD

Queens Road Peckham

Peckham Town Centre

PECKHAM

Forest Hill © Transport for London Information correct from 29 August 2014

Key

â—‹U â—‹V â—‹S â—‹T

Pimlico

Kennington Oval Camberwell New Road Kennington Park

South Lambeth Road Tate Library

24

River Thames

N136

VAUXHALL

South Lambeth Road Wheatsheaf Lane

Lupus Street Westmoreland Terrace

â—‹W

Norwood Hampstead Heath

Kennington Lane St Anne’s Church Harleyford Road Durham Street Kennington Oval Archbishop Tenison’s School

Lupus Street Pimlico Academy and Library Lupus Street Alderney Street

Bus stops

Marylebone

Vauxhall

Pimlico St George’s Square

Lupus Street Winchester Street

Towards

Night buses

D

CHUR TON

AR E

RE

RO AD

The yellow tinted area includes every bus stop up to about one-and-a-half miles from Vauxhall Bridge Road (Belgrave Road). Main stops are shown in the white area outside.

GE

ST

ARL WO O

STREET

GRA VE

507

SQ U

N2

OK BRO CH TA

H DENBIG

BEL

436

Playing Fields

Riv er T

N WAR

K

36

Horseferry Road Millbank

VIN

WAY WIC

24

185

ESTE

O ILT

VA UX

2

St Thomas’ Hospital

©P1ndar

RO CH

W ORE MO ET NG RE LO ST

Bus route s

Lambeth Palace

Horseferry Road Strutton Ground

W

Victoria

Victoria Street Westminster City Hall Vauxhall Bridge Road Neathouse Place Rochester Row Vane Street

Waterloo

es

185

Westminster s Parliament Square

507

m

Grosvenor Gardens

Day buses including 24-hour routes

Whitehall Horse Guards Parade

Victoria Street New Scotland Yard

Route finder

Trafalgar Square for Charing Cross

ha

Grosvenor Place Wilton Street

Pimlico Station that runs on the Victoria line is less than 250m away for commutes within London. For Longer commutes within the UK, the national rail service and coach service at Victoria is less than 15 minutes walk from Peel House making the site extremely accessible by public transport [Map:4].

N2

CENTRAL LONDON

Hyde Park Corner

River Thames

Leicester Square

Piccadilly Circus

Park Lane Hilton Hotel

CHISLEHURST Chislehurst High Street

Grove Park Downham Old Bromley Road

Dunkery Road

TFL28917.09.14 (P)

Transport and Public Service Links:

N136

Chislehurst War Memorial

Image 7: ‘Bus routes that run along Vauxhall Bridge Road’18 Source: (TfL, 2014).

Although located in close proximately to the River Thames no immediate ‘Flood Risk Policy Assessments’ were required for this project. The property, topographically lies on flat ground with a minor decline, however nothing of immediate concern, which therefore meant that no risk assessment or topographical assessments were undertaken.

Image 8: ‘Segregated Cycle Lane

along Vauxhall Bridge Road’2 Source: (GoogleMaps, 2016)

Bus Stop National Rail Train Station Peel House (Site) London Underground

Map 4: ‘Different modes of public transport available in close proximity to Peel House’ Source: (DigiMaps, 2016).

Coach Station

18 Transport for London (TfL). 2014. Buses from Vauxhall Bridge (Belgrave Road) [Online]. Available at: http://content.tfl.gov.uk/bus-route-maps/vauxhall-bridge-road.pdf [Accessed Date: 10/5/16].

19 Transport for London (TfL). 2015. Cycle Super Highway 5 [Online]. Available at: https://tfl.gov.uk/travel-information/improvements-and-projects/cycle-superhighway-5 [Accessed Date: 11/5/16].

20 DigiMaps. 2016. Roam [Online]. Available at: http://digimap.edina.ac.uk/roam/os [Accessed Date: 11/5/16].

Chapter 4: Design Review Methodology

Design Review Report: Peel House, Pimlico I 7

Design Review Methods: In order to evaluate the Peel House Development a site visit and interview at Darling Associates on May 9th was conducted to gain more information regard the site. This information was accompanied by a design reviewer.

A design review that can be adapted or is specifically suited for small/medium scale development was considered. Cowan et al (2010) identifies that “most design policy and guidance for planning in the UK is broadly related to themes that of the Quality Reviewer which focuses on: movement and legibility; space and enclosure; mixed-use and tenures; adaptability and resilience; resource and efficiency; and architecture and townspace”21.

some of the Core Principals of BFL 20 instead of BFL 12, as aspects that Peel House is praised for such as sustainability are withdrawn from BFL12 which reduces its overall comprehensiveness and compatability to this scheme24. Furthermore the Code for Sustainable Homes25 will accompany the Reviewer, to allow a more in depth anaylsis on the sustainability aspect of design that I believe is one of the key features of the Peel House Development.

The Quality Reviewer is seen to cover a greater scope than CABE Design Review (2006), as it aims to understand how the ‘concept enhances, impacts and is executed within the location it lies’22.

As Peel House is a residential development, the Building for Life (BFL) criteria could be better suited as. This is because BFL focuses on setting a high “standard for well-designed homes and neighbourhoods”23. However despite this focus on residential development shown by BFL, the Quality Reviewer will be used to review Peel House. This is because the structure of the Reviewer through the six key criteria platform (stated previously) allows a more in depth and up to date criteria in terms of renewable energy, that the likes of BFL 12 and By Design Guide fail to achieve the same standard.

Subsequently the Quality Reviewer will be supported by

‘ Table 1: Comparison of the many Urban Design Frameworks available’21 Source: (Cowan et al, 2010 p. 21).

21 Cowan, R. et al. QualityReviewer: Appraising the design quality of development proposals. London: Thomas Telford Limited. p. 21.

22 Cowan, R. et al. QualityReviewer: Appraising the design quality of development proposals. London: Thomas Telford Limited. pp. 12- 29.

23 Birkbeck, D. and Krucskowski, S. 2015. Building for Life 12: The Sign of a good place to live [Online]. Available at: http://www.designcouncil.org.uk/sites/default/files/asset/document/Builing .. ..%20for%20Life%2012_1.pdf [Accessed Date: 13/5/15].

24 Building for Life (BfL). 2008. Delivering great places to live: 20 Questions you need to answer. London: Seacourt Ltd. 25 Department for Communities and Local Government. 2010. Code for Sustainable Homes Technical Guide: November 2010. London: Department for Communities and Local Government.

Chapter 5: Movement and Legibility

Design Review Report: Peel House, Pimlico I 8

Movement: The QualityReviewer calls for inclusive design, which correlates to the Westminster City Plan 2006-2016 that stipulates that ‘design should better accommodate the disabled’17. The 100% LifeTime Home26 compliancy that this development holds has meant careful consideration of ‘movement’ has been incorporated into their design.

The original entrance was small and did not accommodate all users (elderly, disabled and small children) therefore in an effort to do so a new entrance was created in the space of the existing courtyard entrance. The large entrance allows greater accessibility and provides a natural flow into the private space at the center of the development and most importantly provide step free access. The well-located lifts and open planned disable friendly apartments provide easy wheelchair movement, which runs as key criteria throughout the LifeTime home compliancy [Image: 10].

Blocked Rear Exit

The development has acknowledged the desire lines of pedestrians through the development however, the decision to block the rear entrance gate of the development has severely restricted the movement of residents, especially those inhabiting the town houses towards the rear of the east of the development.

The courtyard clearly sections the space with the use of hedges and low-lying walls. The previous designs for the courtyard in the opinion of the DAA, “defined the public from the private space better”5.

Entrance Ramp

Above Image 9: ‘Desire Line and Movement that can be expected within the Peel House Development’27 Source: (DAA, 2010) Left Image 10: ‘Wide entrance, ramp and lift allow easy access for the residents of the 5 disabled friendly flats located on the ground floor of this development’3 Source: (DAA, 2006).

Lift 26 LifeTime Homes. 2010. Implementation of Revisions [Online]. Available at: http://www.lifetimehomes.org.uk/pages/implementation-of-revisions.html [Accessed Date: 14/5/16].

27 Darling Associates Architecutre (DAA). 2010. Darling Associates Archives: Peel House. London: Darling Associates Architecture.

Design Review Report: Peel House, Pimlico I 9

Chapter 5: Movement and Legibility Encouragement of Sustainable Transport:

Legibility:

The scheme has limited the number of car parking spaces thus encouraging the use of public transport. The scheme has cycle racks in the underground car park with direct routes along Regency Street onto the Cycle superhighway.

The access to the Pimlico Station is across the A202 [Map: 5] and therefore makes it less accessible to the very young/ old and disabled despite being 250m away. However the carefully placed crossing has reduced the danger to a certain extent. The station itself is not wheel chair friendly which may limit the feasibility of travel28.

Being a seamlessly small development, there is no issues for visitors, the entrance into the private residency is welcoming and inviting as it looks into the green courtyard. Within the courtyard the contrast between old and new ‘enhances the space’ very well, compared to the former structure [As seen in Image: 2 and below].

Image 11: ‘The unattractive original entrance into Peel House’3 Source: (DAA, 2006).

Above ‘Image 12 and 13: The view of the development standing on two different locations as shown on Map 6’3 Source: (DAA, 2006)

Map 5: ‘The A202 acts as an obstacle for some, however the well placed crossing allows all to cross safely’20 Source: (DigiMaps, 2016).

Right Map 6: ‘Map to show the legibility of the development from various angles’3 Source: (DAA, 2006).

28 Transport for London (TfL). 2016. Pimlico Underground Station [Online]. Available at: https://tfl.gov.uk/tube/stop/940GZZLUPCO/pimlico-underground-station [Accessed Date: 14/5/16].

Design Review Report: Peel House, Pimlico I 10

Chapter 6: Space and Enclosure Space and Enclosure:

Leftover Space:

Peel House; due to the sensitive nature of where it lies and the requirements enforced by Westminster, the urban realm is not altered dramatically. The building line and roofline under the conservation area audit (2006)15 have not been altered to maintain the sleek flush of the two conjoining buildings.

Towards the rear of the development, off Causton Street, Project Grande have failed to suitably enhance this space. The high, unmaintained wall along with a rough patch of grass creates a gloomy feel to this space. Pre-2006 there was an unofficial rear exist to the development however it is now sealed off due to objections from the neighboring development.31The space is now a rather unmaintained area that is out of character to the urban realm visible on the front and side of the development.

Landscaping to enhance this area would benefit the dark alleyway, possibly with a wall garden that would enhance the unattractive space and requires little maintenance.

Image 14 and 15: ‘Unaltered building line of the Peel House Development’ The buildings exterior contrasts the modern and traditional entrance, in a way that enhances the quality of the public space. The decision to keep the existing Edwardian railings and refurbishing the exterior walls and to modernize the entrance ‘forms a harmonious grouping between the old and the new’29.

Artwork depicting a ‘peeler’ stopping a runaway carriage The Original Edwardian railing Image 16: ‘The old exterior compliments the new entrance at Peel House’30 Source: (Octavia, 2015).

Map 7 and Image 17,18 and 19: ‘The Rear of the Peel House Development’27 Source: (DAA, 2010).

29 Historic England. 2015. The setting of Heritage Assets: Historic Environment Good Practice Advice in Planning: 3 [Online]. Available at: https://content.historicengland.org.uk/images-books/publications/gpa3-setting-of-heritage-assets/gpa3.pdf/ [Accessed Date: 17/5/16].

30 Octavia. 2015. Peel House, Pimlico [Online]. Available at: http://www.octavia.org.uk/what_we_do/developing_homes/141_peel_house_pimlico [Accessed Date: 17/5/16].

31 Moran, L. 2016. Interview at Darling Associates Architecture, London on the 9/5/16.

Design Review Report: Peel House, Pimlico I 11

Chapter 6: Space and Enclosure Private and Enclosed Space: Within the development itself the secure inner courtyard defines communal and private space well, with balconies provided as private space for residents of the 1st to 3rd floor flats. Although as PPG17, children are not considered into the courtyards design, which lowers the usability of the enclosed space32.

The idea that CABE SPACE (2005) put forth with ‘start with the park’33 is certainly reflected within the design as the central courtyard acts as a centerpiece to the development, which is highly rated within the Quality Reviewer also.

Image 20: ‘The constantly shifting timber screens’27 (DAA, 2010).

Above Image: 21: ‘The lack of grass within this area shows how the space is not designed to be ‘played’ in27. Source: (DAA,2010) Right Image 22: ‘The choice for tiled flooring shows how the area is designed more as a visual stimulant’27 Source: (DAA, 2010).

Design and Space:

Image 23: ‘The constantly shifting timber screens’27 Source: (DAA, 2010)

In the attempt to incorporate design into the idea of privacy, Darling Associates have used sliding timber screens. The idea according to Darling Associates was to create a “constantly changing environment”5. This enriches the public/ private space, acting as “moving artwork”5 within the space. The windows set back from the edge of the building add privacy both for the users of the courtyard and the residents that the Quality Reviewer addresses.

32 Department for Communities and Local Government. 2002. Planning Policy Guidance 17: Planning for Open space, Sport and Recreation. London: Department for Communities and Local ..... .....Government.

33 CABE SPACE. 2005. Does Money Grow on Trees? London: Commission for Architecture and the Built Environment.

Chapter 7: Mixed Use and Tenure Mixed Use and Tenure: The development is unique in the sense that all 70 units within the development are affordable homes without any retail or office units. The critic of addressing it as a ‘affordable home’ is that compared to other parts of the UK, even other parts of London the rent is by far from ‘affordable’.

Due to the prosperity within Westminster, prospective residents in 2010 were required to earn between £37,000 and £50,000 to be eligible for residency 34, which is almost £10,000 above the annual UK salary, currently at £26,411 [18th May 2016]35.

The eight quarter shared ownership apartments, cost £1,190.29 a month for the cheapest one bedroom flat 30. Therefore in terms of ‘range of users’ outlined by the Quality Reviewer, the development attracts a very niche range of users, typically mid level professionals which can be seem as a negative of the development .

Design Review Report: Peel House, Pimlico I 12

Chapter 8: Adaptability and Resilience Adaptability and Resilience:

The Quality Reviewer asks ‘how could the development be adapted to a new use or uses if conditions change’36. This does not only focus on climate related changes, but also social and economic. The room sizes are fit to be converted into offices or retail space with relative ease, the ‘Hybrid Approach’3 taken by Darling Associates has meant the original high Edwardian ceiling height has been kept, that are perfect for retail units and well utilises “good daylight and reduce the need for energy to light the homes”25.

BLF 20 addresses that ‘flexible internal layouts and allowing for cost effective alterations’ are part of a well designed home. The development meets this as it has the ability to be converted back into the offices that it was prior to development in 2006. The size of each unit typically being 66 or 58 meter squared makes it ideal for small offices.

The parking space underground would allow visitor parking, whilst the courtyard would provide a perfect space for lunch breaks or socializing.

Due to regulations of dwellling size, increasing the capacity of units within the existing structure would be a hard task. However there is opportunity for extensions available towards the rear of the property is housing shortage reached a critical stage [Image: 9].

58 meter squared

Image 24: ‘The courtyard would make an ideal space for lunch breaks due to the amount of light it receives throughout the day’27 Source: (DAA, 2010).

Image 25: ‘By rearranging the internal walls, offices can be created’27 Source: (DAA, 2010).

34 Homes & Property. 2010. Now first-timers can taste the candy [Online]. Available at: http://www.homesandproperty.co.uk/property-news/now-firsttimers-can-taste-the-candy-29068.html [Accessed Date: 18/5/16].

35 Monster. 2016. Average Salary Information for the UK 18th May 2016 [Online]. Available at: http://www.monster.co.uk/career-advice/article/uk-average-salary-graphs [Accessed Date: 18/5/16].

36 Cowan, R. et al. QualityReviewer: Appraising the design quality of development proposals. London: Thomas Telford Limited.

Chapter 8: Adaptability and Resilience Adaptability: The adaptability of the scheme to accommodate ‘greater number of dwellings’ could be met through further extensions within the areas of the development as seen below. However consideration into the impact of the viability of the urban realm must be taken into account before performing these alterations.

Design Review Report: Peel House, Pimlico I 13

Chapter 9: Resource and Effienciency Resource and Effienciency:

In a current era where climate change is an ever increasing issue the Quality Reviewer states, “efficient use of resources is an essential element of design quality”36. This is reiterated within various other documents such as BFL 20 and BREEAM Code for Sustainable Homes that identify the need for sustainable design in homes.

Peel House has implemented a number of resourcefulness and efficient tactics during and after the completion of construction. This is shown in the sketch below.

Above Map 8: ‘Pre and post development’27 Source: (DAA, 2010).

Left Map 9: ‘Potential area for extension to support increased demand for affordable housing’27 Source: (DAA, 2010).

Image 26: ‘Energy efficient and sustainable aspects of the Peel House Development’27 Source: (DAA, 2010).

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Chapter 9: Resources and Efficiency Resource and Efficiency:

EcoHomes:

Within each dwelling, in accordance with the DCLG, the scheme has aimed to reduce its carbon dioxide emissions had installed ‘highly efficient condensing gas boilers’27. Based upon current ratings these boilers are still the most efficient type of boilers within homes 37.

The EcoHomes Assessment scrutinised the refurbished dwellings and newly built to ensure a high standard of sustainability was met. To meet the demanding criteria many measures were taken to improve the resource and efficiency of Peel House.

In the construction of the newly built, brick from the demolished building were reused to reduce ‘construction site waste’38. In addition, after construction was completed 30 Natural light is another main notable aspect of the scheme. The degree angled PV’s were added on-top of the newly built sections of the development. developers decision to lower the height of the town houses has allowed natural light to reach all the apartments within the courtyard [Image: 27], Whilst flat PV’s were added to roof of the refurbished part of the site at a later date in which is taken advantage of with the use of large glass windows and with order to meet the 15% renewable requirement. The reason for flat PV’s was simple skylights on the top floor of the newly built development and on the roofs because 30 degree PV’s despite being more efficient were visible from neighbouring buildings and infringed the guidelines of the ‘Regency Street Conservation’31. of the town houses [Map: 10].

Flat PVs added later on in the development

30 degree PVs

Skylight 30 degree PVs

Skylight

Image 27: ‘Large windows make full use of the natural light’27 Source: (DAA, 2010).

Right Map 10: ‘Peel House rooftop with PVs and Skylights’27 Source: (DAA, 2010).

37 Knight, M. 2016.Condensing Boilers [Online]. Available at: http://www.which.co.uk/reviews/boilers/article/condensing-boilers [Accessed Date: 19/5/16].

38 Department for Communities and Local Government. 2010. Code for Sustainable Homes Technical Guide: November 2010. London: Department for Communities and Local Government, pp. 162.....168.

Chapter 9: Resources and Efficiency Movement: In order to reduce the use of private vehicles the site has limited the car parking to a total of 33 spaces and also provided 92 cycle spaces within the car park to encourage cycling and mode of transportation3.

The public transport available within close proximity to Peel House as seen in [Map: 4] also raises the sustainability of the development.

This meets new guidelines such as PPS3 that calls for developments to be ‘accessible and well connected to public transport’39.

Design Review Report: Peel House, Pimlico I 15

Chapter 10: Architecture and Townscape Townscape:

The development integrates and compliments the residential and retail buildings seen within the Conservation area. Perhaps more could have been done to ‘integrate more modern features into the design to create unique and interesting setting’40. The rear of the property could have included greater consideration, as much like many developments the rear of the property has been neglected.

More could have been done to accommodate the disabled and elderly as the slop into the underground car park is rather steep, which fails to meet the needs of the wheelchair bound residents.

Waste Recycling: The development also holds a refuse and recycling store next to the car park, with aims to minimise the amount of waste that is produced from this development25.

On the whole the development meets a lot of the requirement of the ‘Code for Sustainable Homes which were:

Map 11: ‘The highlighted area indicate the 92 cycle racks within the basement car park’27 Source: (DAA, 2010).

-Using alternative and renewable energy schemes -Promoting recycling -Using sustainable drainage systems -Reducing construction waste -Prioritising brownfield development -Increasing biodiversity 25 DCLG, 2006

Image 28: ‘The final design of Peel House facing onto Regency Street’27 Source: (DAA, 2010).

The scale of the building again compliments the surrounding buildings as, dimensionally it is not overwhelming like other developments in London such as the ‘Shard’, the building lines fit seamlessly into the neighbouring builds, creating a harmonious setting. Given the limited space the layout of Peel House, the architects have done well to make full use of the limited amount of natural light through lowering the height of the rear buildings.

Image 29: ‘Rear of Peel House off Causton Street’27 Source: (DAA, 2010).

39 Department for Communites and Local Government. 2011. Planning Policy Statement 3 (Housing).London: Department for Communites and Local Government.

40 Department of the Environment and Department of National Heritage. 1994. Planning Policy Guidance: Planning and the Historic Environment (PPG15). London: Department of the Environment.

Chapter 10: Architecture and Townscape

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Expression and Honesty, Materials and Design: The development has hidden the modernity of the inner core from the public view. The inward facing approach of the development therefore was chosen to protect the purity of the ‘Conservation Area’ as guided by the CoW11. Although the traditional skin works well within the environment, greater integration of modern elements on the front of the build could have been an interesting idea. The materials used for modern core are emphasized, with the dark timber complimenting the wildlife within the courtyard rather well.

The courtyard as seen in [image 21 and 22], is fairly simple, with earth-tone colours used in attempt to compliment the building. The original design seen in [image: 30 and 32] had incorporated a pink railing that divides the walk way from the grassed areas. Darling Associates preferred this original design however Project Grande inevitably chose alternative options due to uncertainly over the metal structure. This division may have suited the space to a greater extent, however the final design works suitably within the space.

Image 31: ‘Could a greater emphasis on modernity be applied to the face of the development?’27 Source: (DAA, 2010).

Image 30: Original Design of the courtyard at Peel House (View from the site entrance)’ 27 Source: (DAA, 2010).

Image 32: ‘Original Design of the courtyard at Peel House (Aerial View)’27 Source: (DAA, 2010).

Chapter 11: Conclusion

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Conclusion: The Peel House development overall has managed to create a rather unique development despite the restrictions on development the sensitive conservation area guideline imposed.The strong emphasis that the development has for sustainability is visible within the scheme especially through the promotion of sustainable transport and the many methods used to reduce energy consumption.

The way the development has utilized the sunlight has allowed the courtyard to be an open and inviting environment, making it one of the highlights of the development (as seen in Page 11). By using the guidelines of local policies effectively, Project Grande was able to produce high quality affordable housing on a site that previously would have struggled to satisfy the guidelines of The Quality Reviewer or By Design.

The rear of the property (Image: 17,18,19), in my opinion fails utilise the space efficiently as it negatively impacts the public realm. Never the less the design quality of the front and central courtyard cannot be faulted. This high standard of development explains why the development is now currently acting as a key model for affordable housing within affluent areas of London. Within the near future we can hopefully learn from the positives as well as the negatives of this development to produce more high equality affordable housing.

Image 33: ‘Town Houses in the Peel House Development’ 27 Source: (DAA, 2010).

(Approximately: 3,532 Words)