15029 design and access statement

Proposed Redevelopment at: Zen, High Street, Southampton

Design and Access Statement Inlcuding: • Planning Statement • Listed Building Appraisal • Noise Assessment • Visual Impact Assessment Date: August 2016

CONTENTS 1.0

Introduction

15.0

Use, Layout & Amount

15.1 Use

2.0

Site & Context

15.2 Layout 15.3 Over-Sail

3.0

Aerial Photographs Of Site

15.4 Amount

4.0

Affordable Housing

Existing Buildings On Site 16.0

5.0

15.5

Key Views To Site

Appearance & Materials

16.1 Appearance 16.2 Materials

6.0

Historical Background 17.0

7.0

Artist’s Impression

Archaeological Remains

8.0

Listed Buildings

8.1

Listed Buildings In Proximity To Site

8.2

Listed Buildings Appraisal

18.0

Scale & Mass

19.0

Street Elevations

20.0

Visual Impact Assessment Access & Transport

9.0

Planning History & Policy Review

9.1

Previous Planning History

21.0

9.2

Overview Of Applicable Planning Policies

21.1 Access 21.2 Transport

10.0

Policy AP 27 & Urban Design

21.3 Refuse Strategy

10.1

Key Development Sites

21.4 Cycle Store

10.2

CCAP Policy AP 27

10.3 Urban Design

10.4

22.0

Design Features

23.0

Environmental Considerations

Fruit & Vegetable Market — Approved Development Adjacent To Site

23.1 Flood Risk

11.0

Building Height Study

12.0

Constraints & Opportunities

23.2 Noise 23.3 Fumes

24.0

Landscaping & Sustainability

13.0

Design Strategy

24.1

13.1

Responding To Contextual Setting

24.2 Landscaping

13.2

Design Considerations

24.3 Sustainability

Resource & Energy

13.3 Pre-App Design

25.0 14.0

Pre-App

14.1

Conclusion

Initial Submission

14.2 Revised Submission

14.3

Feedback On Revised Scheme

15029: Zen, High Street, Southampton — Design and Access Statement

Page 2

1.0

INTRODUCTION

This document has been produced to accompany a detailed planning application for a mixed- use redevelopment of an existing premises at: 42 High Street Southampton SO14 2NS This application proposes the demolition of the existing buildings on site (including 1 Bernard Street), and the construction of a replacement building providing a 259m2 A3 (restaurant) and 22 residential apartments over four full storeys and a fifth storey that is set back from the edge.

The development proposes a mix of predominantly 1-bed and 2-bed apartments with some 1-bed studio flats and a ground floor commercial unit.

The Site

Map showing city of Southampton and site location

Aerial view of site showing Zen and 1 Bernard Street

Southampton Common

West Quay Shopping Centre

Southampton Football Club

River Itchen

st We ay

Qu ad Ro The Site River Test

Aerial photograph showing location of site within Southampton city

15029: Zen, High Street, Southampton — Design and Access Statement

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A3025

2.0

SITE & CONTEXT Southampton Central Train Station

Bus stop to: • Southampton Centre • Southampton Central Station • Lord’s Hill • Swaything • Shirley Warren

ASDA Supermarket

Adjacent to the site to the south is the adjoining 2 storey commercial premises to which the existing building is connected to via a Party Wall. The building is of poor quality, and of a similar age (1950s) to the buildings on the application site.

To the west of the site is the High Street containing a mix of uses including restaurants, public houses, patisserie and commercial buildings.

To the north of the site is Bernard Street on the northern side of which is the Grade II star listed remains of Holy Rood Church, providing an attractive outlook, and the job centre building that rises up to 7 storeys in height. On the opposite side of High street is number 129 High Street which is also Grade II star listed and Number 126 High Street is Grade II listed.

Southampton Common

West Quay Shopping Centre

The site is located within Southampton City centre, within the Old Town Quarter, but outside of the Old Town Conservation Area. The application site has been identified in the City Centre Action Plan and the Old Town Development Strategy as a key site for development. It is sited in an ideal location within walking distances of the main High Street, West Quay and Ocean Village.

Immediately to the east of the site is the Fruit and Vegetable Market which has recently gained planning permission for the re-development of the site for a predominantly residential scheme that rises from 5 to 7 storeys.

Old Town Development Strategy: ‘Southampton’s Old town is the historic core of the city. It links the commercially and historically important waterfront with the renowned Central Parks and main retail core of the city, and contains shops, pubs, clubs, hotels, cultural attractions, homes and a school.’

Old Town Quarter CCAP: ‘The Old Town is the historic medieval core of the city, defined by the Town Walls and ditches. This quarter has an attractive character due to its mix of historic buildings which reflect many eras of the city’s history, and it is a popular residential neighbourhood and a burgeoning area for small independent restaurants.’

The Site

18 minute walk from the site to Southampton Central Annotated aerial photograph showing site and surrounding context

15029: Zen, High Street, Southampton — Design and Access Statement

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3.0

AERIAL PHOTOGRAPHS OF SITE

Aerial view from West of the site

Aerial view from North of the site

Aerial view from East of the site

Aerial view from South of the site

15029: Zen, High Street, Southampton — Design and Access Statement

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4.0

EXISTING BUILDINGS ON SITE

The application site boundaries are defined by the footprint of the buildings and the party wall to the adjoining A3 unit.

The existing building are predominantly two storey and front both High Street and Bernard Street which forms a very prominent corner within the southern part of the City Centre.

The application site area is 387.3m2 and currently comprises two ground floor commercial units, first floor ancillary space (kitchen, toilets, storage etc.) and a service alley with vehicular access.

The upper floor of 42 High Street has a current use as a residential apartment, but is not currently used as such. The building has a service area to the rear that is accessed from Bernard Street. The site is occupied by one vacant commercial unit and ‘Zen’, a Japanese restaurant which is a successful business.

View from High Street looking NW to Zen and Holyrood Church

View from crossroad looking SE to Zen

View from north High Street looking south to Zen

View from Holyrood Church looking south to Zen

View from Bernard Street looking south to 1 Bernard Street

View from Market Place looking west to BOH/service alley

Ground floor plan as existing

Ground floor plan as proposed

15029: Zen, High Street, Southampton — Design and Access Statement

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5.0

KEY VIEWS TO SITE

The site is in a prominent location and can be viewed from distance in 4 directions. The small scale of the existing premises appear disproportionate to the surrounding buildings. Since this is a corner site surrounded by open space and taller buildings, it is felt there is potential to increase the scale of development in this location.

15029: Zen, High Street, Southampton — Design and Access Statement

Page 7

6.0

HISTORICAL BACKGROUND

The fabric of the Old town was badly damaged by German bombing during World War II and deterioration continued due to the necessarily quick but intensive post-war rebuilding. The shell of Holy Rood Church was dedicated as a memorial to the sailors of the Merchant Navy, whilst the surrounding area was rebuilt at a significantly smaller scale post-war. Later development in the 60s and 80s further eroded the original medieval character of the town.

From analysing historic photos and drawings, we can see that the previous building on this site was 4 full storeys and acted as a ‘bookend’ to the High Street – stepping up in height as it turns the corner to Bernard Street.

Prior to the building housing Zen restaurant, it was a Public House called ‘Fiddler’s’ with residential accommodation above.

Historic photograph showing Zen at 42 High Street

Historic photograph looking north up High Street showing Holyrood Church and site to the right

15029: Zen, High Street, Southampton — Design and Access Statement

Historic photograph looking south at Holyrood Church

Historic image showing street elevations along the east side of Southampton High Street — a tall building occupied our site

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7.0

ARCHAEOLOGICAL REMAINS Given that we are in a potentially archaeologically sensitive area, Local Plan Policy HE6 (archaeological remains), details that planning permission will not be granted unless proper consideration is given to the preservation of nationally important archaeological remains and that appropriate provision has been made for the preservation of remains of archaeological interest. For this application we would seek a condition to cover this that would require the applicant to commission an archaeological consultant to produce a deskbased assessment of the likely impact prior to commencement on site. Given the nature of the proposed development, it is anticipated the site will require significant archaeological excavations.

Historic image showing street elevations along the east side of Southampton High Street with building on site highlighted in yellow

15029: Zen, High Street, Southampton — Design and Access Statement

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8.1

LISTED BUILDINGS IN PROXIMITY TO SITE In accordance with Paragraph 128 & 129 of the NPPF, which relate to conserving or enhancing a historic environment, the proposed development should take on board the constraints of the neighbouring listed buildings by designing a scheme that respects its settings.

Policy CS13 (fundamentals of design) of the LDF explains how proposed developments should ‘Reflect the importance of the city’s archaeology, historic and cultural heritage’ and ‘Protect, preserve or recreate key views of important landmarks as set out in the City Centre Action Plan and site policies.

Dolphin Hotel (left) and Woolwich House (right)

The council under policy CS14 (historic environment) will safeguard historical assets and their settings from inappropriate development. The relationship of the proposed scheme to nearby listed buildings has been carefully considered in order to enhance the setting of the historic environment and use design cues that reflect its context. The Old Town Development Strategy further supports this; ‘The Old Town’s historic buildings and archaeology should be interpreted to help reinforce and promote its distinct identity.’

Woolwich House (left) and Holyrood Church (right)

Important views to listed buildings such as Holy Rood Church tower and St Michael’s Church spire should be maintained.

123-124 High Street (left), Holy Rood Chambers (centre), and 6-8 St. Michael’s Street

National Westminster Bank

Church of St. Michael

Red Lion Inn (left), 56 High Street (centre), and Head Post Office (right)

15029: Zen, High Street, Southampton — Design and Access Statement

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8.2

LISTED BUILDINGS APPRAISAL Top

Middle

Change of materials up the buildings Framed Bay

Base

Dolphin Hotel: The elevation has been organised with a hierarchy where the base has been finished in contrasting materials to the rest of the façade and banding visually splits the façade composition. Window proportions diminish at higher levels.

56 High Street: The first and second floors have a framed recess with a central bay window. This adds a sense of depth to the High Street.

Parapet Pairs of windows on gird

Horizontal bands Capital

Colonnades Plinth Woolwich House: Key aesthetic features of this building include the horizontal banding, a colonnade along the ground floor and a decorative parapet detail at high level. Windows are arranged on a strict grid.

123 & 124 High Street: A colonnade with inset glazing spans across the ground floor frontage. A low level plinth raising the glazing off the ground and capitals to the main columns punctuate the signage. Windows are set out on a grid with the upper floors having a pair of windows sat above a single large window at first floor.

15029: Zen, High Street, Southampton — Design and Access Statement

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8.2

LISTED BUILDINGS APPRAISAL 2 Storey Bays

Colonnades Diminishing window proportions up the building

Colonnades Head Post Office A: A stone plinth separates the ground floor from the brick façade above. Window proportions diminish as you rise up the building giving a sense of hierarchy.

Holy Rood Chambers: The stand out features of this building are its decorative ground floor colonnade and its two storey bays that add a rhythm to the High Street.

Repetition of windows in a colonnade form Diminishing window proportions

Colonnades

Head Post Office B: Ground floor windows have been arranged to form a colonnade. The central bands of the elevation have windows set on a grid, with smaller pairs of windows lined up above.

15029: Zen, High Street, Southampton — Design and Access Statement

National Westminster Bank: This decorative stone building has large arched windows along the ground floor.

The façade has several elements that recess or project to add relief to the elevation.

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9.0 9.1

PLANNING HISTORY & POLICY OVERVIEW PREVIOUS PLANNING HISTORY

9.2

OVERVIEW OF APPLICABLE PLANNING POLICIES

We have reviewed the planning history that is available on the Council’s Planning Applications website and the relevant history of the site is as follows (note the application site includes two plots):

As detailed below relevant planning policy context for this site is formed by the National Planning Policy Framework (NPPF) 2012 and the local planning policy.

Local Development Framework Core Strategy Development Plan Document (as amended 2015):

42 High Street, Southampton. SO14 2NS:

The relevant policies that would apply to this proposal are taken from the Adopted LDF Core Strategy Development Plan Document (as amended 2015) and those policies ‘saved’ from the City of Southampton Local Plan Review (as amended 2015) as supported by the councils current list of approved Supplementary Planning Documents and Guidance.

• CS5, Housing Density

• Display of illuminated and non-illuminated advertisements Ref. No: 99/00591/ADV | status: conditionally approved

• SDP1 (Quality of Development)

• CS20, Tackling and Adapting to climate change

• SDP4 (Development Access)

• CS25, The Delivery of Infrastructure and Developer Contributions

• Elevational alterations to include installation of doors on high street and Bernard Street frontages Ref. No: 990011/E | status: conditionally approved

• SDP5 (Parking)

• Licensed premises Ref. No: 1082/45 | status: conditionally approved • Installation of 3 no. externally illuminated fascia signs Ref. No: 970518/EA | status: conditionally approved

1 Bernard Street, Southampton. SO14 3AU: • Covered walkway Ref. No: 900766/E | status: conditionally approved • Alts to form offices & stores Ref. No: 1156/51 | status: conditionally approved

• SDP10 (Safety and Security) • SDP11 (Accessibility and Movement) • SDP12 (Landscape and Biodiversity) • SDP13 (Resource Conservation) • SDP16 (Noise)

• CS13, Fundamentals of Design • CS15, Affordable Housing • CS16, Housing mix and type • CS19, Car and Cycle Parking

City Centre Area Action Plan (2015): • AP8 The Night time economy • AP9 Housing Supply • AP16 Design • AP17 Tall Buildings

• SDP17 (Lighting) • HE1 (New Development in Conservation Areas) • HE3 (Listed Buildings)

• Use & service, demonstration & store for washing machines Ref. No: 1154/HH | status: conditionally approved

• HE6 (Archaeological Remains)

• Erection of business premises Ref. No: 1123/49 | status: conditionally approved

• H7 (The Residential Environment)

• H2 (Previously Developed Land) • REI7 (Food and Drink Uses)

Apart from the original application for 42 High Street in 1956, and 1 Bernard Street in 1958, the other applications are for fairly minor works and have no significant impact on this application.

Surrounding Area There have been significant number of planning applications in the surrounding areas for large mixed use residential led schemes. The most relevant for this application is the redevelopment of the old Fruit and Vegetable market 14/01903/FUL. Please refer to relevant section of this statement.

15029: Zen, High Street, Southampton — Design and Access Statement

• CS4, Housing Delivery

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10.0

POLICY AP 27 & URBAN DESIGN

Map 23: Old Town from City Centre Action Plan 2015

10.1 KEY DEVELOPMENT SITES Significant redevelopment has already taken place within the Old Town and several other sites are earmarked for development, including the Fruit and Vegetable Market adjacent to the application site. The Fruit and Vegetable Market site is located in a key position between the High Street and main shopping area to the north-west and Ocean Village and Oxford Street to the south-east. It is identified in the Master Plan as a key site for a mixed use development, and the application site falls within the boundary for this Policy AP 27.

10.2 CCAP POLICY AP 27

10.3 URBAN DESIGN

Fruit and Vegetable Market (see Map 23): Development of this key site provides the opportunity to regenerate the area, reconnecting it with the shopping area and the waterfront, and enhancing the setting of the surrounding heritage assets.

In accordance with policy CS5 (housing density) the core strategy identifies the city centre as a high density area due to being a highly accessible area and therefore should provide high density housing at over 100 dwellings per hectare.

A residential led mixed-use scheme will be supported including offices and research and development. Small scale retail (A1) (under 750 sq m gross), food and drink (A3 and A4), non-residential institutions that encourage activity on the High Street and Bernard Street frontages will also be supported.

Any proposal for the development of the area will: (i) Result in improvements to the public realm (ii) Include appropriate open spaces (iii) Achieve an appropriate degree of safety in respect of flood risk in line with policy AP 15 (iv) Achieve the re-identification of the line of the medieval wall through the design of the buildings, public art and public realm (v) Be designed to mitigate any conflicts with the existing B2 industrial use and nightclub at Orchard Place.

In the Old Town Development Strategy, Holy Rood Place, directly to the North of the site, has been identified as an area of public realm that is a key site for enhancement. Part of the work identified in the document has already been complete – the raised table at the junction of the High street and Bernard Street. The other aspiration listed for this area was to facilitate café culture and pavement seating. It is felt that the proposals will support this aspiration by providing a higher quality and more appropriate backdrop to Holy Rood Church, and the enlarged restaurant with a higher level of ground floor glazing will increase the level of active frontage with spill out seating on the High street. (see Fig. 1)

The principle of the redevelopment of the site with a residential-led mixed use scheme is established through the allocation of the site in the City Centre Action Plan and specifically Policy AP27 Fruit and Vegetable Market Development which deals specifically with this site. This view was supported during pre-application discussions with officers. The development of this site would also provide 22 dwellings towards the Council’s housing target.

The Old Town Development Strategy goes on to list a number of key aspirations.

The proposals support each of the following.

Environmental/Public Realm Improvements: • Provide more seating along main routes and spaces • Active frontages • Improve setting of monuments, walls, landmarks and marker buildings Site Development Projects: • Focus activities and late-night uses along the High Street • Develop/bring vacant plots/buildings back into use • Promote development of Key Development Sites The CCAP describes the importance of providing active frontages for this site along key routes:

Fig. 1:

15029: Zen, High Street, Southampton — Design and Access Statement

Extract from Old Town Development Strategy — Final Report, Part 5: Key Enhancement Areas

Page 14

‘The site has the potential to facilitate movement and improve activity along important routes towards Queens Park, Oxford Street and Town Quay / Royal Pier and as part of the Green Mile identified in AP 19. To maximise this potential the High Street and Bernard Street frontages should include uses (at ground floor level) that generate activity.’

10.4

FRUIT & VEGETABLE MARKET — APPROVED DEVELOPMENT ADJACENT TO SITE

The adjoining Fruit and Vegetable market has recently gained consent for redevelopment (14/01903/FUL) for a predominantly residential scheme over commercial premises fronting Queensway. The associated development mass and storey heights set a precedent for development within the immediate area.

Approved Development (14/01903/FUL) • Planning consent has been given for 3 large mixed use blocks consisting of 280 apartments (1 and 2 bed), 156 car parking spaces and 890m2 of commercial space along Bernard Street.

• The height of the blocks ranges from 5 to 7 stories, with upper floors set back.

The Site

• The application boundary has an area 1.08Ha and sits along two key roads; Queensway and Bernard Street.

• The proposed material palette consists of buff brick, timber-like cladding and colour cladding panels.

The mass and scale of the approved development on the Fruit and Vegetable Market site has set a precedent that directly relates to the application site.

This is particularly relevant to the street elevation along Bernard Street.

As you approach the site from the east, the approved development steps down from 7 stories to 5 stories adjacent to the application site. It is proposed that a similar mass will be taken across the application site in the emerging proposals.

North Elevation

The Site

— Bernard Street adjacent to application site

* Information on this page are taken directly from SCC planning website 15029: Zen, High Street, Southampton — Design and Access Statement

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11.0

BUILDING HEIGHT STUDY

Existing aerial massing model view showing the approved Fruit & Vegetable Market next to the existing buildings on the application site

From analysing the building heights in the near vicinity of the site, including the approved development to the west, we believe that the site has potential for a significant increase in height to strengthen what is currently a weak corner in urban design terms.

15029: Zen, High Street, Southampton — Design and Access Statement

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12.0

CONSTRAINTS & OPPORTUNITIES

KEY: Height and mass of approved scheme opens opportunity for additional height on application site Ensure scheme design does not compete or negatively affect setting of tower Key corner - Visible from key views

Potential height, set back from high street.

Existing service yard, potential to retain in some form Existing restaurant access to be retained

Potential location for safe and visible residential access Existing service yard

Main shopping high street - high footfall

Access road to the rear of a number of

retail/ commercial units

Unattractive service yards and BOH areas

Attractive local views of Holy Road Church

Key Listed Buildings affecting massing of the proposals

15029: Zen, High Street, Southampton — Design and Access Statement

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13.0

DESIGN STRATEGY 13.1 RESPONDING TO CONTEXTUAL SETTING The two listed buildings having the most effect on the massing of this development are Holy Rood Church and the Red Lion Inn. The Red Lion Inn only has a significant impact when considering the potential future development along the High Street. It will constrain the potential height achievable in this area since the adjacent plots will need to respect its setting and avoid a sudden drop in height on the street elevation.

Holy Rood Church tower is an attractive landmark visible from along the streets in 4 directions. In order to avoid competing in height, it is proposed that the top floor of development is set-back from the High Street and Bernard Street. In addition, the alignment of the High Street façade has been squared off resulting in the view to the tower being opened up when looking along the High Street.

13.2 DESIGN CONSIDERATIONS Policy CS 13 (fundamentals of design) of the LDF makes some highly relevant points relating to the proposed design: • Respond positively and integrate with its local surroundings, character and architectural vernacular without being a pastiche of the past; • Contribute positively to the unique image of Southampton and local distinctiveness via innovative and high quality design including new landmark or tall buildings in appropriate locations and locally distinctive gateways and approaches.

The Listed Buildings appraisal has highlighted several design cues that will influence the proposed design and works to strengthen the character of this part of the Old Town. The detailed site analysis and planning policy review has led to a Design Strategy that is both appropriate to its context and compliant to the relevant planning policies.

Legend:

Objective 5: An identifiable sense of place of the OTDS states: Building heights flow along Bernard Street to St. Michael’s Street

Brick skin maintains similar shoulder height of approved development

Sensitive listed building affecting building form

Upper stories stepped back

Key views to restaurant

Dashed line — potential future development along High Street

15029: Zen, High Street, Southampton — Design and Access Statement

‘The Old Town should become an identifiable place, with its own newly formed and holistic ‘users’ group’…as such Southampton’s Old Town would once again become a place with its own distinct identity defined through its modern and historic built environment, public realm, distinctive materials, and the activities situated within the quarter.’

The CCAP states: ‘High quality design which respects the best of the historic built environment and compliments the existing palette of materials is fundamental to accommodating growth in ways that improve the city centre and maximise Southampton’s assets.’

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13.3 PRE-APP DESIGN A pack of information on the emerging proposals was submitted to the council on 24th September 2015, as summarised on the following page. Having been reviewed by the relevant members of the council, the pre-application meeting took place on the 23rd October 2015 at Southampton City Council’s offices with the Planning (Case) officer, City Design Officer, Heritage and Conservation officer and the Highways officer.

14.1

PRE-APP — INITIAL SUBMISSION

Initial Pre-App Submission (24th September 2015)

Pre-App Meeting, Southampton Council Offices, 23rd October 2015

The proposed plans show Zen Restaurant expanding into the unused commercial space, allowing the kitchens, stores and WC to be housed on the Ground floor. Upper floors consist of 18 apartments and an associated circulation core. Allowances have been made for bin and cycle storage for both the residential and commercial areas based on planning policy. A single parking space has been provided for the commercial unit, in the service area.

A number of comments were made by officers that have since been incorporated into the revised scheme. Below are some notes from this meeting and subsequent e-mail responses: • The council would be open to a modern high quality building in this location.

• It was discussed how the previous building on this site was taller than the one currently on site.

BSA Action: Research historic photos of the site to see scale of former building.

5

• Current height/mass would need to be reduced to make it the proposal acceptable. The Council would prefer the continuation of the fourth floor around the building, with the fifth floor set-back and the sixth floor removed.

BSA Action: Reduce height / mass of the scheme. The top floor in particular would need to be much smaller.

4

• Affordable housing contribution based on net gain – 15 units and above 35%, 14 or less is 20%. With the current building having a first floor residential unit it may be beneficial to have a maximum of 15 flats giving a net gain of 14.

BSA Action: Reduce total number of units from 18 to 15.

Concept Drawing

• It was considered that the elevational treatment was overly fussy and is therefore in danger of competing with the tower of Holyrood. The use of rectangular rather than square windows was recommended to improve the proportional balance to the street facades.

3

• It was recommended that brick columns from the upper floors extend down to a plinth at ground floor level to help unify the overall facade.

• The LPA advised that the design of the elevations should make references to some of the listed buildings found on the High Street BSA Action: Analyse façade compositions of key listed buildings close to the application site.

1&2

• Advised to make more of the entrance to the apartments.

BSA Action: Increase size of lobby and increase presence on the street.

• The LPA would be keen to see a section of green roof kept in the revised proposals to provide natural habitat.

BSA Action: Incorporate an easy to maintain but ecologically beneficial roof garden.

G

• It was suggested that it would be beneficial for residents if the bin store was accessible from the entrance lobby.

BSA Action: Potentially revise access and servicing strategy to allow residents to access bin store without having to first go outside.

• ‘Josta’ 2 tier bike racks for cycle store suggested by Highways officer.

BSA Action: Research 2 tier bike storage systems.

Visualisation

15029: Zen, High Street, Southampton — Design and Access Statement

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14.2

PRE-APP — REVISED SUBMISSION

Revised Pre App Submission (2nd December 2015)

Summary of main changes:

Following the Pre App meeting, amendments were made to the design based on the feedback and a revised set of information was sent to the council for further comment.

• Mass of top floor reduced to form a ‘pod’. The main reason for keeping some built form here was to provide the residents with access to a communal roof garden that also offers ecological benefits and wildlife habitat. This change also involved reducing the total number of units from 18 to 15.

• Design of elevations inspired by the listed buildings on the High Street. We carried out an analysis of the listed building façade compositions and used this to inform the revised elevations.

5

• The bin store has been moved so that it can be accessed via the residential core. This has also allowed the parking / delivery area to be increased.

It was proposed that 2 parking spaces will be included off of the road ‘Market Place’ The proposed plans show Zen Restaurant expanding into the unused commercial space, allowing the kitchens, stores and WC to be housed on the Ground floor.

Upper floors consist of 15 apartments and an associated circulation core.

Allowances have been made for bin and cycle storage for both the residential and commercial areas based on planning policy. A single parking space and a delivery area / second parking space has been provided for the commercial unit at the rear of the property accessed from ‘Market Place’.

4 Concept Drawing

1-3 G Visualisation

15029: Zen, High Street, Southampton — Design and Access Statement

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14.3

PRE-APP — FEEDBACK ON REVISED SCHEME

Pre-App Feedback on Revised Scheme ‘In principle there is no objection to the increase in storey height. However the Council would expect further discussions to take place regarding the materials to be used for the external elevations…’

‘The current scheme would significantly change Holyrood Church’s current relationship/prominence within the street scene…This development would change/return the relationship of Holyrood to one of a pavilion building within a ‘square’. The city design team does not oppose this however it must be acknowledged that the development will change the current sequential character of the route from Town Quay …to one where the viewer discovers the tower on route.’

‘The Council are glad to see that refuse and cycle storage for the residents can now be provided from within the site.’

‘The proposal for two parking spaces on the ground floor is a negative aspect to the scheme.’

‘The incorporation of balconies is supported and inset balconies are considered to provide a better residential environment than balconies that are added to the outside of the building.’

Summary of Amendments to form Full Application Scheme We have reviewed the feedback from officers and incorporated comments into the scheme where appropriate. In addition, as part of the Economic Viability Assessment the mix of units was assessed and concluded that there would be more demand for a higher number of smaller units, particularly when no parking is provided.

Summary of main changes to form final proposals: • 5th Floor pod removed • Communal roof garden removed and replaced with a sedum roof that will be inaccessible to the residents (although maintenance access is provided) • Some of the recessed balconies have been removed from the North façade and replaced with open-able glazing that forms a Juliet-like balcony.

• Composition of facades altered to reflect elements of the local listed buildings.

• Parking bays removed from Market Place.

• WC provision for restaurant increased based on British Standard.

• Additional glazing provided to apartments lobby, and canopy added, making the entrance stand out more.

‘The revised proposal is a considerable improvement on the original submission however the Council are concerned with the current height proposed and therefore it is recommended that the top pod (what would be the 5th floor) is removed. The roof top terrace is also not considered necessary to provide acceptable amenity for the residents and therefore should be removed again to reduce the visual impact/height of the building. Further work is also required by the architects to prove that the building (with the removal of the 5th floor) will be appropriate in this location.’

Aerial visualization (revised Pre-App submission)

15029: Zen, High Street, Southampton — Design and Access Statement

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Aerial visualization (proposal for this application)

15.0

USE, LAYOUT & AMOUNT

15.1 USE

15.3 OVER-SAIL

The proposed development would contribute towards a sustainable development (NPPF Para 17 & 20) by providing high quality commercial and residential use in a sustainable and accessible location. The development would also support economic growth (Para 19) through the re-use of previously developed land.

The boundaries of the site is along the external face of the existing facade.

In order to provide a more elegant geometry to the key High Street -Bernard Street corner and provide a canopy over the residential entrance, elements of the building over-sail Highway’s land (namely the balconies and the canopy). Should the planning application be successful an over-sail license will be sought.

Core Strategy policy CS7 (safeguarding employment sites) details that all existing employment sites should be safeguarded unless there is clear evidence that the site is not, and is not likely to become, viable for employment use.

The proposed development maintains an employment use through ground floor A3 use creating active street frontages. The current active employment use has been expanded.

There is a current over-sail license for the outdoor cafe area along the High Street side. An outdoor cafe of similar size and location is proposed for the new development and a renewal for the over-sail license will be sought.

Proposed 4th floor plan

15.4 AMOUNT

The development proposes a mix of 1 and 2 bed apartments together with A3 use on the ground floor.

15.2 LAYOUT The ground floor is currently split approximately in half. On one side is the Zen restaurant, on the other an unused commercial unit. The first floor currently contains the kitchen for Zen, WC’s, function room, storage and office space.

Some of this space used to be residential accommodation.

Proposed 1st to 3rd floor plan

The proposal is to expand the restaurant into the unused commercial space, allowing the kitchens, stores and WC to be housed on the Ground floor.

This will allow the restaurant to operate more efficiently than the current arrangement, and provide a high end, open plan style of dining experience, adding to the existing Southampton night-life.

Upper floors consist of residential apartments and an associated circulation core. Allowances have been made for bin and cycle storage for both the residential and commercial areas based on planning policy.

A delivery area will be provided for the commercial unit at the rear of the property accessed from Market Place — the road at the back of the property.

No car parking will be provided for the residential units since in this city centre location there is a high degree of accessibility from public transport and a number of public car parks in close proximity.

15029: Zen, High Street, Southampton — Design and Access Statement

15.5 AFFORDABLE HOUSING Please refer to separate Economic Viability Assessment and Economic Viability Toolkit by Tangent Surveyors Ltd for details on viability and affordable housing provision.

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Proposed Ground floor plan

16.0

APPEARANCE & MATERIALS 16.1 APPEARANCE Under Para 56 of the NPPF the Government attaches great importance to good design and believes that this is the key aspect of sustainable development.

We believe the proposal respects the setting of heritage assets and provides a high density scheme appropriate to a city centre location.

Inspiration has been sought from the local context, including the listed buildings in the area, other attractive older buildings, more modern examples and the approved development on the Fruit and Vegetable market site. The later in particular has a close relationship to the site, so it is felt important to relate to this architecture – without simply producing more of the same.

We see this as an opportunity to knit together the differing styles as you turn the corner from the High Street to Bernard Street, with emphasis on taking some of the better references from the High Street’s more historic examples. A contemporary style of architecture with references to traditional proportions and materials is sought and felt most appropriate.

16.2 MATERIALS

Proposed Bernard Street (North) Elevation

Materials should be high quality reflecting the location and respecting the setting of the Old Town.

Material Palette: • Red facing brick most prominent material on the façade tying into palette of the listed buildings along the High street • Standing seem zinc cladding to upper set back floor in contrast to the main façade material • White render ground floor to A3 unit • Grey Powder Coated window and door frames • Timber decking to recessed balcony areas • Sedum roof providing habitat and greening to the city centre • Glass balustrades to balconies

Aspirational Images

Proposed High Street (West) Elevation

15029: Zen, High Street, Southampton — Design and Access Statement

Proposed Market Place (East) Elevation

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17.0

ARTIST’S IMPRESSION

Sketch Perspective of Design Proposal — View from pedestrian crossing looking southeast to site

15029: Zen, High Street, Southampton — Design and Access Statement

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18.0

SCALE & MASS

Contextual Massing Model showing Existing building on site

Contextual Massing Model showing Proposed building on site

Policy AP17 relates to Tall Buildings, which are of 5 stories or more, it states that ‘as prominent buildings in the street-scape, tall buildings should make a positive contribution and add to the image and identity of the city as a whole.

They should mark gateways into and within the city centre and highlight key spaces such as the Central Parks.’ The proposed development includes 4 full stories and a set-back 5th storey. In accordance with this policy the scheme does not detract from, or close, strategic views and is of high quality design and materials. The application site is located in close proximity to other tall buildings within the City centre and therefore responds well to its surroundings.

Although tall buildings are restricted in the old town, the site is on a prominent corner site that is surrounded by a significant amount of open space. It is felt that a building of 5 stories sits comfortably with its context.

In addition, Paragraph 4.169 of the CCAP: ‘All tall buildings should set exemplary standards in design...They must be designed with an appreciation and understanding of their context...’ It is felt that the thorough analysis of site and historical context has led to a design that meets this requirement.

Contextual Massing Model showing potential future developments along High Street

15029: Zen, High Street, Southampton — Design and Access Statement

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19.0

STREET ELEVATIONS

Street Elevation Along Bernard Street

Street Elevation Along High Street

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20.0

VISUAL IMPACT ASSESSMENT

View from north High Street looking south at Holyrood Church and existing building on site

View from north High Street looking south at Holyrood Church and proposed building on site Future expansion along the high street Over recent years there has been a significant amount of redevelopment in the area. In addition, the approved scheme on the Fruit and Vegetable Market site signifies a significant increase in scale to the area. It is important to consider possible future expansion along the High Street since there appears to be potential for an increase in height to better match the scale shown in the near vicinity.

Expansion will be constrained by listed buildings, in this area the Red Lion Inn is particularly significant. The poor post war 50’s and 60’s developments will eventually be replaced with larger buildings, a factor that along with the approved developments nearby would have to be taken into account when considering appropriate scale and mass. In addition to this the pre-war scale of the High Street buildings was larger than seen today, so an increase can be seen as restoring the presence of the High Street to its former glory.

View from north High St looking south at Holyrood Church, proposed building on site and potential future developments

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It should be noted, that this is shown as an indicative massing form based on our site and contextual analysis. This is not part of the proposals or seen as a future phase, this is solely to consider how the proposal would sit with such expansion, and so the design does not restrict future development on these sites.

20.0

VISUAL IMPACT ASSESSMENT

View 1: Along Bernard Street — looking west with approved Fruit & Veg Market development on the left

View 2: Along High Street — looking north showing proposed building and potential future expansion

View 3: From Holyrood Church ruins — looking south at proposed Bernard Street Elevation

View 4: Along St. Michael’s Street — looking east at proposed building on the High Street corner

15029: Zen, High Street, Southampton — Design and Access Statement

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21.0

ACCESS & TRANSPORT

21.1 ACCESS

21.2 TRANSPORT

21.4 CYCLE STORE

Local Plan Policy SDP4 (development access) details that development will only be permitted where access into the development is provided in priority order of pedestrians and disabled people first, cyclists second, public transport third and private transport fourth. Further, the LDF core strategy looks to improve accessibility throughout the city by ensuring that developments, including buildings, streets and public spaces, are accessible to all users including senior citizens and disabled people.

Para 34 of the NPPF encourages local governments to locate development in areas that maximise the use of sustainable transport modes. The application site is surrounded by a large variety and ample supply of sustainable transport modes due to being in a city centre location.

Following advice from Pre-App (see pages 19 to 20), ‘Josta’ 2-tier bike racks will be provided for the storage of 22 resident’s cycles (1 cycle space per flat unit).

Policy CS18 (transport: reduce – manage – invest) seeks to reduce the need to travel especially by car through promoting higher density residential development in accessible locations.

The focus of the commercial element is along the High Street and Bernard Street to ensure Active frontages on these two important routes. Public level access to the proposed restaurant will be in the same position as the current access off the High Street. The residential access has been positioned on Bernard Street to add further activity. Delivery access and refuse collection for the restaurant will be via Market Place as per the existing – however the service yard / parking area has been removed. This service element has been positioned on this less important and quieter road which is also currently used to service the neighbouring buildings on the High Street.

In accordance with Policy CS19 (car and cycle parking) and Local Plan Policy SDP5 (parking) the council requires all development to have regard to the council’s maximum car parking and minimum cycle parking standards.

There are bus stops situated adjacent to the site, proving access around Southampton and to the Central Station. Alternatively, it only takes approximately 18 minutes to walk to Station

Photographs of ‘Josta’ 2-tier bike rack in use

No car parking will be provided for the residential units since in this city centre location there is a high degree of accessibility from public transport and a number of public car parks in close proximity.

The entrance to the building will be clear and benefit from natural surveillance.

The entrance will be well lit and easily accessed from the public highway.

In addition, any ground floor parking would erode potential active frontage and underground car parking has been explored but proved unfeasible with this footprint.

Refuse vehicle

21.3 REFUSE STRATEGY

How bikes are stored and taken off the 2-tier rack system

As image on the left illustrates, 2 bin stores will be provided, one for the residents and one for the restaurant. Both stores have direct access out onto Market Place (a minor access road) where refuse collection can occur. The width of Market Place allows adequate space for refuse trucks to turn and manoeuvre.

In addition, a standard 4-bike stand (such as the one shown below) will be provided under the stairs for storing visitor’s bikes.

The number of bins provided in each store are as per Residential Design Guide: Part 9 - Waste Management.

Refuse vehicle Legend: Cycle Store Bin Store Access to/from bin store Partial Ground Floor Plan: annotation highlighting provision of bin and cycle store

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22.0

DESIGN FEATURES

Plinth

Bookend Historic images show the former building on this site was taller than much of its neighbours, forming a ‘bookend’ to the High Street.

Hierarchy Most of the listed buildings in this area use a hierarchy to their elevations, with bands of base-middle-top, and diminishing window proportions at higher levels.

Framing Sedum Roof & PV provision The proposed brick envelope frames larger openings in a similar way to the The roof will be in part sedum roof and in part standard finish to allow for PV listed building along the street. cells to be installed. They are provided as part of sustainability and ecology contribution and will also benefit drainage by acting as source control.

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Colonnade A lot of the High Streets shop fronts have glazing set within a colonnade, and the approved Fruit and Veg Market development uses a full colonnade. The proposals for this site show a continuation of this theme.

Awning & Cafe Culture There is an existing cafe culture along the High Street where out door cafe areas spread along the wide pavements. The proposals for this site show a continuation of this provision.

23.0

ENVIRONMENTAL CONSIDERATIONS

23.1 FLOOD RISK

23.2 NOISE

23.3 FUMES

As both images below demonstrated, the application site is categorised as Flood Zone 1 — little or no risk of flooding, and lies outside any Environmental Agency Flood risk areas.

Local Plan Policy SDP16 (noise) explains that noise sensitive development will not be permitted if its users would be adversely affected by significant noise from existing or proposed noise generating uses.

The fumes and odour generated by cooking operations has been considered in the proposals. Provision has been made for an extract flue to run beside the residential circulation core, where the flue can be accessed via removable panels in the stair core for maintenance. This will take fumes from the kitchen and extract them above roof level, well away from any openings from the residential units. This strategy will ensure that residential units are not adversely affected by fumes and odours generated by the restaurant.

As the site is proposed to be redeveloped the Council will have the opportunity to control the operation of the ground floor A3 use. This may include the control of noise from the restaurant, as residential accommodation would be directly above on the upper floors. The Council are therefore likely to add planning conditions that may include controlling the hours of operation and potentially requiring specific sound proofing measures between the ground and first floor. This will be detailed following any planning consent, Robust Detail E-FS-3 below shows a potential construction build up to prevent noise from the restaurant adversely affecting the residential units above.

Extract from PUSH Strategic Flood Risk Assessment showing site in Flood Zone 1

Extract from Environment Agency website showing site outside of areas at risk of flooding from Rivers and Sea

Example of an acoustic separating floor construction

15029: Zen, High Street, Southampton — Design and Access Statement

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24.0

LANDSCAPING & SUSTAINABILITY

24.1 RESOURCE & ENERGY

24.3 SUSTAINABILITY

The site is located in the city centre within the boundaries of the CCAP, so in accordance with Policy AP12, the Green Space Factor Tool had to be completed and an improvement made on the existing score of the site.

Sustainability measures have been integrated into the design through proposing:

The proposed building sits directly on top of the existing building footprint to maximise floor area and increase economic viability, thus leaving limited opportunities for landscaping.

• Design to maximise water and energy efficiency

Consequentially, green roof is a design feature which has remained throughout the various iterations of our proposal. Based on calculations made using the Green Space Factor Tool (shown on the right), 158m2 of the roof will be created into an extensive sedum roof around the outer perimeter of the building.

• Potential provision of photovoltaic panels on the roof for the production of renewable energy on-site.

• The use of construction materials with a low embodied energy requirement • Provision of a sedum roof for habitat and ecological benefits as well as a form of source control for Sustainable Drainage System (SuDS).

Entrance to the residential units are designed to be visible, accessible, well-lit and secure through:

The remainder of the roof will be used to accommodate lift overrun, roof light over the stairwell, and other similar BOH elements. Most of the area, however, will be set aside for the provision of photovoltaics panels as and when required. These BOH elements will be positioned towards the southside of the property to minimise any potential visual impact from the street level.

• clear signage that can be seen from multiple directions of approach • level entry between the external ground level and internal finished floor level for ease of access • glazing at the entrance and over the stairwell to maximise natural lighting and aid natural surveillance • secure entry to all residential areas including bins and cycle store • internal access to cycle and bin stores — removing the need for residents to use the public highway to access those storage areas

24.2 LANDSCAPING Landscaping elements consist:

Provision of a lift, wide corridors and stairways form the basis for universal access and fire safety, which area key factors in the building design.

• sedum roof on top of the building • structured soft planting on the fourth floor terraces which double as visual screening between the dwelling units The sedum roof will not be accessible to the residents.

Completed Green Space Factor Tool as downloaded from ‘www.southampton.gov.uk/ sustainability’

Onsite landscape amenities will not be provided due to the limited site area and its city centre location, where public parks and recreational facilities are easily accessible (Southampton Common is just 5 minutes walk away).

The identical layout of the proposed First to Third Floor improves the stacking of the residential accommodation, which will improve efficiency in construction and also the living environment for occupants of the flats which are positioned upon one another.

Each flat has generous window openings allowing natural daylight to penetrate all habitable rooms. This is especially important for those flats that have the bedroom not connected to an external wall. In those cases translucent glazing in the bedroom partition wall allows natural daylight into what would otherwise be a dark room.

In addition, generous private balconies and roof terraces are provided for some of the flat units, promoting health and well-being and providing an outdoor living space right in the heart of Southampton city.

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25.0

CONCLUSION

This document has shown the detailed analysis of the site, its context, historical background and planning policy.

Given the existing poor quality of built form, and vacant ground floor unit, we believe this important site is in need of regeneration in line with the Council’s ambitions as set out in the City Centre Action Plan.

It is considered that the proposed development follows the relevant planning policies. The scheme has been the subject of consultation with planning officers before submission and their feedback has been incorporated into the proposals. We believe the proposal respects the setting of heritage assets and provides a high density scheme appropriate to a city centre location.

15029: Zen, High Street, Southampton — Design and Access Statement

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