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VOLUME 2 PLOT N1

Lewisham Shopping Centre and Adjacent Land Plot N1

Design and Access Statement - Volume 2

October 2024

Executive Summary

The Plot N1 project within the Lewisham Shopping Centre is a crucial component of a wider master plan aimed at revitalizing Lewisham’s town centre. This development introduces a co-living model alongside new retail and public spaces, enhancing both housing provision and community engagement. The design integrates residential, commercial, and public realm uses while respecting Lewisham’s historic and cultural context. The proposal addresses local housing needs, supports the vibrancy of the high street, and aligns with regional and local planning policies.

Context and Vision

The Lewisham Shopping Centre master plan, developed by Studio Egret West, seeks to transform the area into a vibrant urban centre through phased redevelopment. Plot N1 plays a key role by offering 445 co-living studios and retail spaces at ground level. Located at the intersection of Lewisham High Street and the newly proposed Northern Square, the development enhances public connectivity and introduces new routes between the high street and public transport hubs. It contributes to Lewisham’s regeneration by creating flexible, affordable housing solutions and promoting a more inclusive community environment.

Design Principles

The architectural approach for Plot N1 is rooted in the local context, with a material palette inspired by the surrounding townscape. Brick façades provide a durable and aesthetically robust response to the existing high street architecture. The massing of the building steps down toward the high street to harmonize with local structures while offering a modern and distinctive addition to Lewisham’s evolving skyline. Active frontages along both the high street and Northern Square will contribute to a vibrant pedestrian experience.

Public Realm and Connectivity

A major feature of the project is its focus on improving Lewisham’s public realm. Plot N1 sits adjacent to Northern Square, a newly designed public green space intended to foster community interaction and leisure. The development introduces landscaped rooftop amenities and enhances pedestrian links to Lewisham Station, strengthening the area’s overall connectivity and accessibility.

Housing Provision and Co-Living Model

The co-living model in Plot N1 addresses London’s housing shortage by offering compact, high-quality studios with access to shared communal spaces such as kitchens, lounges, and co-working areas. This housing typology fosters a sense of community and inclusivity while appealing to younger residents and professionals seeking flexible, well-managed accommodation in the heart of Lewisham.

Sustainability and Inclusivity

Sustainability is central to the design, with green roofs, energy-efficient systems, and sustainable approach integrated into the building. The project also ensures full accessibility, with step-free routes and inclusive circulation throughout. Security and safety are prioritized, with passive surveillance strategies incorporated into the design to ensure a safe environment for both residents and the community.

Consultation and Engagement

The design has been shaped through extensive consultation with local residents and stakeholders. Feedback from the community highlighted the need for affordable housing, high-quality public spaces, and the use of durable materials, all of which have been incorporated into the final design. The proposals align with the Greater London Authority’s London Plan Guidance and reflect the goals of Lewisham’s local planning policy.

1.0 Introduction

1.1 Introduction

The purpose of this Design & Access Statement (DAS) is to present the detailed design proposals for Plot N1, a key component of the wider Lewisham Shopping Centre master plan, designed by Studio Egret West (SEW). This document outlines how Plot N1 fits within the broader framework of the hybrid planning application and responds to the contextual, architectural, and urban challenges of the site.

Plot N1 comprises a co-living development (Sui Generis), shared residential amenity spaces, co-working facilities, Class E / Sui Generis retail spaces, and self-contained plant/servicing spaces areas. It is part of the first phase of the overall redevelopment of Lewisham Shopping Centre, which aims to enhance the area’s housing provision, urban vibrancy, and public realm. This redevelopment aligns with local and regional planning policies, including the Greater London Authority’s (GLA) emphasis on mixed-use developments and sustainable housing models.

The vision for Plot N1 reflects the wider master plan’s goals of promoting urban regeneration, enhancing public spaces, and addressing the need for more inclusive housing solutions. The building’s design promotes a vibrant, community-focused environment with an active ground floor frontage that contributes to the revitalisation of Lewisham High Street. It also integrates with the new Northern Square, a key public space designed to serve as a focal point for both residents and the wider community.

Building N1 sits alongside the Building N2 (designed in parallel by Archio), both unique and separate buildings in their own right but conceived as a pair of complementary buildings within the master plan. The proposed Plot N1 and N2 have been designed in close collaboration with SEW, who have developed the proposals for the outline application elements of the submission.

The DAS also explains how the design has evolved in response to extensive contextual analysis, community consultation, and stakeholder engagement.

Key planning objectives include delivering high-quality co-living spaces that align with the GLA’s London Plan Guidance for large-scale purposebuilt shared living, as well as creating retail spaces that support the local economy. The co-living model provides a modern housing solution for young professionals and renters, contributing to Lewisham’s growing demand for affordable and flexible housing options.

Additionally, the development prioritises sustainability and inclusivity, with the building designed to meet high environmental standards, including the integration of green roofs and energy-efficient systems. The design also ensures full accessibility, with step-free access and inclusive circulation throughout the building.

This document demonstrates how the Plot N1 proposals adhere to the overarching design principles set-out at the beginning of the design process while responding to local constraints, opportunities, and community needs. By integrating architectural excellence with social and environmental responsibility, Plot N1 aims to become a landmark development that enhances Lewisham’s urban fabric and meets the needs of its residents.

Reflecting the Principles of the Design Code

The Design and Access Statement (DAS) for the detailed element of this hybrid application demonstrates how Plot N1 aligns with and responds to the key principles established in the wider master plan and Design Code, as set out by Studio Egret West (SEW). Throughout the document, the DAS consistently refers to relevant sections of the Design Code to illustrate how the detailed design adheres to these guidelines. It emphasizes that Plot N1 is not an isolated structure, but rather a crucial component of a comprehensive master plan that integrates seamlessly with Plot N2 and the overall development strategy. By adhering to the principles of the Design Code, the DAS ensures that the project works cohesively as part of a unified and well-considered development, rather than as a series of disconnected buildings. This alignment with the Design Code is essential for maintaining consistency across both the detailed and outline elements of the hybrid application, reinforcing the broader development vision.

1.2 Plot N1 Design Team

The proposals developed for the Plot N1 site have been prepared in close coordination with the wider consultant team. This report is designed to be read in conjunction with the consultants reports and their guidance has been carefully considered within the known parameters of this stage.

The wider Plot N1 design team are, listed below:

MEP & Energy Modelling WSP

Structural & Civil Consultant Elliott Wood Fire Jensen Hughes Cost Core5

Transport Consultant SLR

Waste Consultants SLR

Air Quality Consultants WSP

Acoustic Consultants Hoare Lee

Wind Consultants WSP

Vertical Transport WSP

Daylight & Sunlight Point2

Sustainability Bioregional

Facade Consultant Eckersley O’Callaghan

Access & Maintenance Consultants Eckersley O’Callaghan

Accessibility Consultant David Bonnett

Security Consultant QCIC

Flooding Expedition

1.3 Planning Documents

The Plot N1 Design & Access Statement forms Volume 2 of the overall Design & Access Statement submitted for the Hybrid application and should be read in conjunction with planning documents listed below:

Design & Access Statement

Volume 1 - Master plan SEW

Volume 3 - Plot N2

Application Drawings

1.4 Project Context

Plot N1 is an L-shaped building situated in the north-eastern corner of the Lewisham Shopping Centre site, spanning between Lewisham High Street and Rennell Street. Designed as part of Phase 1a of the wider master plan, Plot N1 will accommodate a Co-Living community and retail spaces at ground floor contributing to the evolving urban fabric of the area.

Volume 2 - Plot N1 Mae / Studio Multi Archio SEW SLR

Existing / Demolition, Parameter, Master plan Highway Plans s

Landscape Drawings SEW

Plot N1 Proposed Architectural Drawings and SoA Mae / Studio Multi Plot N2 Proposed Architectural Drawings and SoA Archio

Accommodation Schedule Summary

Plot N1 Mae / Studio Multi Plot N2 Archio

The building is located adjacent to Lewisham House and borders the new Northern Square public park. Its north elevation faces the recently completed Lewisham Gateway development, integrating Plot N1 into the comprehensive urban enhancement and wider area transformation. A key feature of the design is the creation of a new public route between Building N1 and Lewisham House, enhancing pedestrian connectivity from Lewisham’s railway and DLR stations across Rennell Street to the shopping centre.

Since 2020, SEW has collaborated with Landsec on the development of the overall master plan, with Mæ and Studio Multi appointed in 2023 to deliver detailed design proposals specifically for Plot N1, ensuring it aligns with the broader vision for a revitalized Lewisham area.

1.5 Practice Profiles

Two practices, one team for Plot N1. Mæ and Studio Multi have joined forces to merge recent, highly relevant co-living experience with a wealth of combined urban design, housing and technical expertise. We share over a decade of award-winning collaboration and combined residential sector experience.

Mæ are the general project lead and have designed the architectural form and appearance of the building.

As the recent 2023 Stirling Prize Winners for Morden College and authors of the London Housing Design Guide, Mæ has a track record of exceptional residential architecture. Having delivered housing in 19 London boroughs over 22 years, Mæ are industry leaders with experience of multiple residential types and models.

Studio Multi have led the brief development and internal configuration of spaces and user experience.

Based in London, Studio Multi is a boutique studio with big practice experience. Having recently designed and delivered co-living projects in the city, Studio Multi’s senior team are also Passivhaus-accredited designers who have won multiple prestigious architecture awards, including RIBA and BCP at the national level.

Royal Wharf - Ballymore + Oxley Holdings

The Chimes, Westminster - Pegasus Life

John Morden Centre - Morden College Lombard Road - Greystar*

*Seth Rutt was formerly Head of Residential at Hawkins\Brown. The images below are selected coliving projects led by Seth before he started Studio MULTI in 2021.

St Olav’s Co-Living - The SoCo / Blue Coast Capital

Folk at The Palm House - The Collective/ Halcyon*

2.0 The Setting

2.1 Project Brief

Plot N1 is intended to deliver high quality co-living as a complement to the wider housing offer across the master plan, which includes build-torent, general needs and affordable housing. Landsec’s aspirations called for an “exceptional piece of architecture that responds to its complex town centre location, bringing together a changing and demographic and must also become a backdrop, within which the theatre of a lively existing market and community can unfold.”

The brief for plot N1 was received in October 2023 and required 19,900 sqm of residential accommodation including retail use at ground floor, for a variety of high street stores, independent businesses and local services, alongside associated amenity provision for the residents and ancillary spaces for plant and servicing.

The following aspirations were outlined in the brief:

A town centre first approach which prioritises retail and active frontages at ground floor.

Reinforcing the hierarchy of the town centre by allocating nonresidential uses at first floor.

A well-designed co-living building with excellent amenity provision for residents.

Retaining the High Street units adjacent to the plot and maintaining good quality access for servicing.

Our design priorities for plot N1 included:

Contributing to a vibrant neighbourhood enriched by an active ground floor.

Creating a building that stimulates social interaction and provides a great place to live.

Minimising environmental impact by exploring materials reuse and optimising the carbon footprint.

Designing a building with a warm, welcoming vibe and unexpectedly high-quality interiors.

Connecting social spaces to create an enhanced living environment, accessible to both occupants and visitors.

The scheme is the result of the design team’s iterative process to refine the project brief, as well as the testing of various massing proposals and adjusting layouts in line with Landsec’s aspirations and commercial targets and the GLA’s new ‘Large-scale Purpose-built Shared Living’ LPG.

We have been engaging with Urban Bubble, property operator specialising in the leasing & management of residential communities, to help refine the brief and to create an amenities program targeted at the renter profile, documented in the next chapter 3.0 Co-Living in Lewisham.

Lewisham High Street

LewishamHighSt

RennellSt

Meadow

2.2 Plot N1 within the Master Plan

Plot N1 sits on the north-eastern corner of the master plan site, at the intersection of the three master plan building height zones. This convergence is reflected in the complexity of building N1’s massing comprising three steps in height. The steps ensure building N1 fits sensitively into the existing Lewisham High Street. The form of the building responds to the following three contextual considerations:

A gateway building to the centre of Lewisham and the proposed master plan

Together with Lewisham House, building N1 creates the gateway to the Lewisham Shopping Centre master plan when approached from the main public transport infrastructure to the north. This prominent location makes building N1 the first new building to be seen as you cross Rennell Street.

Edge condition and a transitional character Building N1’s massing and design resolves the complex adjacencies with existing buildings and the public realm that surrounds it. Building N1’s design features a ground floor that creates a transitional character, seamlessly connecting the vibrant activity of the High Street with the western side of the master plan, where the taller buildings are situated. This architectural approach enhances the overall quality of Building N1 while harmonizing with the character of existing structures on Lewisham High Street, including the heritage assets.

The eastern approach from Lee High Road

This approach provides a prominent view of building N1 and framing a new pedestrian route through to Northern Square. The stepped massing, increasing towards the west, mediates between the existing buildings on the High Street and the tallest buildings of the master plan to the west.

Retention of High Street Buildings

The design strategy for Building N1 has evolved significantly, moving from an initial illustrative proposal of complete demolition to a more considerate approach that retains key elements of the existing site fabric. As N1 becomes an island plot, its relationship to the High Street is crucial. The current scheme prioritizes the preservation of as many High Street buildings as possible, reflecting a commitment to heritage conservation. Many properties along the High Street have been retained and are now excluded from the application site.

For further detail on the demolition and retention of the existing High Street Buildings, please refer to section 10.1 Demolition & Retention of this document.

For more information on the Existing Site Fabric and Retention First Design Approach, refer to the chapter Existing Site Fabric in the Design Code. Please refer to chapter 3 of the Design & Access Statement Volume 1 - Master plan: This chapter contextualises the north east corner where Plot N1 is located and guides through the design evolution of the project over the years, from a fully demolished high street to a more typical perimeter block tying into the High Street buildings.

For more information on critical distances, in particular how Building N1 relates to Lewisham House, refer to SEW’s Design & Access Statement Volume 1 - Master plan.

For more information on the codification of Routes through the site, refer to chapters “Key pedestrian routes - Level 00” and “Pedestrian network” in the Design Code.

Diagram showing three master plan building height zones

Diagram showing site wide illustrative

2.3 Plot N1: Context-driven Design

The N1 plot forms part of an urban block that includes existing buildings along the High Street and the corner of Rennell Street. It is the design intent to create an as continuous as possible active frontage around the perimeter of the block. A service road bisects the new Plot N1 and Building N1 at ground floor, giving access to a back yard (which is gated at night), which must serve both existing High Street buildings and the new co-living building.

We have sought to optimise the amount of ground floor commercial space to enhance the town centre, whilst managing the necessary plant and ancillary spaces needed to service the building. Where possible we have located some of the plant and the bicycle storage at a mezzanine level to maximise the amount of active commercial space that more positively contribute to the town centre.

We have been mindful of key views from the surrounding streets in particular from St Stephen’s Church. Through a process of testing different massing, we pushed the gable of the eastern wing of the building back from the High Street, to mitigate the impact when seen from St Stephen’s Church. In addition, we reduced the height of the plinth that fronts onto the High Street to better align with the scale of neighbouring buildings.

Building Frontages and Integration with the Northern Square

For more information on Building Frontages and how the building relates to the Northern Square, refer to paragraphs “Active Use Definition”, “Active Use and Frontages”, “Frontage Definitions” and following sections on the codification of building frontages in the Design Code.

For more information on the codification of inactive frontages, refer to paragraphs “Blank walls and inactive frontage expression” and for Public Art, refer to paragraphs “Process-led”, “Place-led “and “Celebrating Local Character” in the Design Code.

Key

Site Boundary Plot N1

Primary frontage

Secondary frontage

Tertiary frontage

Inactive frontage expression

2.4 Opportunities and Constraints

The diagrams on this page highlight the various opportunities and constraints present for the site, both for the existing condition and for the Proposed Development. The existing condition constraints have been grouped in three main topics: 1. Nature - questions such as orientation and flood risk zones; 2. Heritage, which captures the value of existing buildings and townscapes; and 3. Infrastructure, including both below ground services and constraints imposed by transport flows at grade.

These opportunities and constraints will directly influence the overarching design principles and ultimately the design development of the proposals themselves.

4. Emerging Master

2.5 The Centre of Lewisham

Lewisham High Street features a rich variety of architectural styles along its length. The larger early 20th-century buildings are typically constructed of brick, with white stone or white-rendered plinths, pilasters, and other architectural details. Their façades tend to be symmetrical. Smaller buildings are often characterized by a distinct base, middle, and top, such as large shopfronts at ground level, punched windows in the middle, and parapeted or gabled profiles at the top. The design of Plot N1 seeks to integrate seamlessly into Lewisham High Street and the wider town centre by responding to these established architectural characteristics.

The photographs and photomontages on this page examine the existing buildings along the high street. Analysing their quality, scale, proportions, and visual grain is essential to inform the design response for Plot N1.

3 - Photomontage of northern section of Lewisham High Street, looking west

5 - Photomontage of northern section of Lewisham High Street, looking east

4 - Photomontage of southern section of Lewisham High Street, looking west

2 - View from Lewisham High Street

1 - View from Lewisham High Street

2.6 The Visual Grain of the High Street

The facade composition of the larger contemporary new buildings along Lewisham High Street presents some similarities that can be seen through the various historical periods and styles.

These common visual cues, of a strong horizontal band as the base and vertical rhythm of the upper portion, are the architectural responses to the design challenge of reduced widths and increased heights, of the available façades.

Contemporary renovations of the high street tend to group multiple smaller existing units into one large single commercial unit, resulting in wider facade frontages at the ground floor. The upper portions usually retain their vertical rhythm and articulation of the historic city: in Lewisham High Street this has been done through a series of common features such as the use of pilasters or other vertical elements, framed fenestrations, the grouping of windows in vertical compositions, etc.

These varying approaches of renovation and new buildings on the high street also lead to a visual grain of broken-up frontages and roofscapes. Roof lines tend to step, scale and articulate themselves on an individual basis, based on the needs of that development. Common datums and rooflines are difficult to see, leading to a patchwork of styles and approaches. This variety of visual characters is common in many highstreet settings across the UK.

The diagrams on this page analyse several buildings along Lewisham High Street, highlighting the principal vertical and horizontal elements within the existing facade compositions.

Respecting the High Street

For more information on the Built Form on the High Street, refer to paragraphs “High Street Alignment”, “High Street Scale”, “High Street grain” and “Landing on the Ground” in the Design Code

3.0 Co-Living in Lewisham

3.1 What is Co-Living?

Co-living

Co-living is a form of purpose-built rental housing generally comprising bedroom-studios and generous, high-quality communal amenity space.

Co-living is a relatively new housing concept in its current formalthough there has been historic precedent over the last century in buildings such as the Isokon Building in South Hampstead in the early 20th Century.

Contemporary co-living is characterised by relatively compact individual private units with an en-suite shower room and a kitchenette. The bedroom-studios are supported by communal facilities, such as shared cooking and dining space, resident lounges, gyms, co-working spaces, and cinema rooms.

The emphasis is on a balance between an ability to enjoy private living space and encouragement to share living space to promote social interaction and mental well-being.

Sharing living space across a large number of people allows enhancement of facilities that would not otherwise be viable or practicable in an equivalent flat-share arrangement, such as wellequipped gyms and cinema rooms.

The model is being marketed to mainly appeal to people looking for communal living in a well-managed, well-maintained building. This demographic would otherwise be more likely to be seeking a flat-share arrangement in HMO properties rented by private landlords, with a standard 12-month assured short-hold tenancy agreement. By contrast, a well-run co-living building will offer much better facilities, management and inclusive utilities at a comparable gross cost to a private HMO arrangement.

Priorities for a successful co-living community

People who are developing their social friendship network are twice as likely to feel lonely compared to older adults who have established networks. Well-designed, well-managed co-living buildings will actively promote the cultivation of strong social networks on behalf of residents by:

Offering an inclusive and diverse place to live, with a sense of connection to one another and to the local neighbourhood.

Fostering a happy, healthy community with good resident engagement with the help of a proactive community management team. Provision of great shared spaces with standard-setting amenity. A programme of informal and curated events and activities to encourage interaction.

Christmas Dinner at Folk, The Palm House, Harrow*

Shared cooking facility at Folk at Florence Dock, Wandsworth*

Craft workshop at Folk, The Palm House, Harrow*

Typical bedroom studio at Folk, The Palm House, Harrow*

*Urban Bubble, who is advising the project team, currently operate several co-living schemes in London, including The Palm House, Florence Dock, and Sunday Mills.

3.2 Developing the design

Design input from a specialist co-living operator

The proposals have been developed with operator Urban Bubble, who specialise in the leasing & management of residential communities. They have informed the brief for both bedrooms and amenity spaces, based on their experience of operating several completed co-living schemes across London and the rest of the UK.

Amenity Distribution

At Building N1, the amenity spaces are strategically consolidated into locations distributed at different levels in the building. This enables more efficient planning and a wider range of spaces, to cater for different group sizes and requirements.

Grouping the amenity together encourages people to use these spaces more and promotes more social interaction. This can have benefits for building more successful communities and improving people’s general mental health by bringing people together.

Research shows that centrally located shared amenity space improves general health by bringing people together and providing them with a sense of belonging and security. The centralisation of utilities is also found to reduce operational costs and improve efficiency of maintenance, meanwhile central facilities improve safety and the quality of cleaning.

A note on terminology

We refer to the tenure as ‘co-living’ (or ‘coliving’ without the hyphen) and ‘shared living’ interchangeably.

In terms of the individual private rooms, we refer to ‘studios’, ‘bedroomstudios’ and ‘bedrooms’ interchangeably in the context of the tenure.

Notably the GLA in their London Plan Guidance refer to Large-Scale Purpose-Built Shared Living, and studios as ‘private units’.

Social space at Zoku Lofts, Amsterdam Lounge at Folk, The Palm House, Harrow*

Music space at Zoku Lofts, Amsterdam Workspace at Zoku Lofts, Amsterdam Roof terrace at Folk, The Palm House, Harrow*

*Urban Bubble, who is advising the project team currently operate several co-living schemes in London, including The Palm House, Florence Dock, and Sunday Mills.

3.3 Recognition of Co-living by the GLA and planning policy

The London Plan

The GLA recognises co-living as a housing typology, with co-living included in the London Plan, supported by dedicated London Plan Guidance relating to design quality.

The 2021 London Plan recognises the pressing need for more homes in London:

Policy GG4 promotes mixed and inclusive communities, with high standards of design and provision for identified needs, including specialist housing.

Policy H1 sets out the Mayor’s requirements for 10-year housing targets (10,830 new homes in Lewisham from table 4.1), optimising brownfield sites, especially sites with an existing or planned PTAL of 3-6 which are located 800m from a station.

Importantly, the Mayor specifically recognises that Shared Living schemes count towards meeting housing targets on the basis of a 1.8:1 ratio (i.e., every 1.8 co-living bedrooms is counted as a single home).

The Mayor supports the provision of large-scale shared living developments in London (co-living in this context being sui generis non-self-contained market housing).

Supporting paragraph 4.16.2 explains that co-living is not restricted to particular groups by occupation or specific need.

The Mayor provides further useful context for the purpose of largescale shared living developments at supporting paragraph 4.16.1, stating that they can provide a housing option for single person households who cannot or choose not to live in self-contained homes or HMOs.

London Plan Guidance

The GLA published a dedicated London Plan Guidance document, adopted in February 2024 after lengthy engagement with the co-living sector. The design proposals have been audited against the LPG, described in section 6 of this document.

Lewisham Draft Local Plan

The Lewisham Draft Local Plan (Regulation 19 submission) supports coliving as a use (aligning with London Plan).

Draft Policy H08: Part D: The policy identifies that co-living will be permitted subject to addressing the criteria – including local need and design quality.

THE LONDON PLAN

London Plan Guidance Large-scale

4.0 Engagement and Consultation

4.1 Engagement and Consultation

Since the early days of the project, the design team has delivered and extensive programme of engagement. Between May and June 2024 the second public exhibition for the revised Lewisham Shopping Centre and Adjacent Land scheme with a more developed proposal for Plot N1 was presented.

The information on display included changes to the Proposed Development since the last exhibition (November 2023-January 2024), new public spaces and connections, as well the emerging designs of the new music venue after discussions with local group Sister Midnight.

The exhibition showcased detailed designs of the two mixed-use / residential buildings, N1 and N2, and the Northern Square. In response to earlier feedback, proposed materiality, the design code and a detailed timeline outlining the process for planning and construction was also on display.

The drop in sessions were held at No.25, the dedicated engagement hub, totalling 43 hours of engagement. A total of 1,438 visitors attended the exhibition, contributing 276 feedback forms, with an additional 26 online surveys completed.

Drop in sessions included:

10am-5pm, Saturday 11 May 2024

11am-4pm, Sunday 12 May 2024

10am-5pm, Saturday 18 May 2024

12.30-3.30pm, Wednesday 22 May 2024

12.30-3.30pm, Wednesday 29 May 2024

3-7.30pm, Wednesday 5 June 2024

3-7.30pm, Wednesday 12 June 2024

10am-5pm, Saturday 15 June 2024

Overall Sentiments

87% of respondents gave a positive sentiment on the designs for Plot N1, including ground floor retail and communal spaces throughout. 65% said they supported the provision of new co-living homes in Building N1. 27% said they were unsure. Those who said they were unsure said that more detail and information was required.

Survey Responses

Retail and social spaces:

Survey respondents welcomed retail spaces at the ground floor of Building N1, however respondents expressed the need for more meeting spaces, social spaces and workspaces in Lewisham generally and suggested the ground floor of Building N1 to provide social spaces accessible to the public that are affordable, safe and responsive to Lewisham’s local community.

Some respondents raised concerns on the type of retail that will be provided and said that any retail should be affordable and prioritise local and independent businesses.

Building Materials and Height:

Respondents said that brick is a preferred building material, and that the heights felt ambitious. Respondents requested more details on materials and heights.

Generally exhibition attendees and respondents said that building quality is a priority for new high-rise buildings, and that building materials should be in line with the vernacular of Lewisham (brick buildings that feel durable and aesthetically pleasing, particularly buildings that overlook public spaces. Respondents said that the quality of buildings overlooking the Northern Square and Meadow will effect how they feel in those spaces.

In comparison to N2, respondents expressed that the heights of N2 looked human-friendly but said the height of Building N1 felt ambiguous.

Affordability:

Respondents questioned how affordable the housing will be and who will be its main users. These comments arose from a desire to ensure Lewisham residents and local people have affordable access to new housing and the wider development.

Additional Points:

Points to consider from wider consultation relating to the design of Plot N1:

Respondents raised that the Northern Square should feel activated and safe, at different times of the day. Respondents liked the idea of cafés and social spaces on the ground floor.

Respondents said that safety and particularly surveillance of the Northern Square is a priority. Respondents expressed desire to see how the Northern Square could feel safe passively (as well as actively using CCTV and security).

Respondents said that buildings closer to the station and the Lewisham Gateway development should feel somewhat connected to minimise Lewisham feeling disjointed. However, when referencing materials respondents said brick is a preference.

More detail regarding the consultation can be found in the Statement of Community Involvement (SCI).

The photographer to credits on this page to Ollie Dixon

4.2 Planning Engagement

Proposals for Plots N1 and N2 proposals have been subject to focused engagement with key stakeholders since early 2024.

This engagement has focused on ongoing discussions with three key parties:

The Council’s Planning Officers (planning, design and conservation, and highways teams);

The Council’s Design Review Panel; and GLA (planning, design and highways teams).

The diagram on this page illustrates a timeline of those key meetings, presentations and discussions.

The principal matters discussed during these engagement events: Building Scale and Build-Form, Proposed Uses, Phasing Considerations, Heritage, Conservation and Townscape, Design, Appearance and Materiality, Amenity Provision and Approach to Landscape, Access and Servicing Arrangements, Technical Assessment Work.

A high-level summary of these discussions is set out in the Planning Statement.

These discussions have been part of a hugely involved and collaborative process, helping refine the design principles and shape the final design for Plot N1. The following chapters outline those design principles and resultant Building N1 design proposals.

5.0 Design Principles

5.1 Design Principles

The design team have sought to create a building that makes a positive contribution to Lewisham. At ground floor it will enrich the high street offer with a vibrant mix of retail spaces and, at the top of the building, it will create a distinct roof form that will that will add diversity to the skyline. The research, analysis and engagement summarised in the previous pages, combined with the design intent of the masterplan and associated design codes, have led to the development of six key architectural principles, which are outlined on this page.

These principles have guided the design development and ensured the proposals remain connected to the contextual analysis and engagement undertaken in the earlier stages of the project.

1. Entrance to the Development

The building sits on an important and prominent axis for both Lewisham and the proposed development. As such the building will act as a key marker and entrance to the wider development, from the north (station) and from the east (Lee High Road), which we have expressed through the form and profile of the building.

2. The Importance of both scales

The location and scale of the building requires a proposal that acknowledges and embraces interactions at both the high street scale and the city scale. As such the plinth is of the scale of the existing buildings on the high street, whilst the upper parts of the building step up to relate to Lewisham House and the future taller buildings of the masterplan.

3. A Solid, Robust and Durable Appearance

We have sought to create a coherent building that forms part of the wider urban ensemble, whilst having its own distinct identity. It is deliberately intended to feel weighty and have a sense of permanence through its use of solid brick façades and plinth that grounds the building.

4. Creating an active ground floor - Town centre first

Creating an as continuous as possible active frontage that includes the existing retained high-street buildings and that open up the internal spaces to read as an extension of the public realm.

5. Touching the Ground

The success of the building plinth is paramount in providing a sympathetic response to the High Street, while also addressing the immediate context and the various urban settings of the Proposed Development, such as the meadow datum.

6. Celebrate Meeting the Sky

It is a design aspiration to provide Plot N1 with its own distinction within the cityscape context. In this respect, a strong building silhouette and roof profile are primary design tools to achieve it. Locating residential amenity spaces on the upper floors will allow residents to enjoy panoramic views of the wider city.

3. A Solid, Robust and Durable Appearance

4. Town centre first

1. Entrance to the Development

6. Celebrate Meeting the Sky

5. Touching the Ground

2. The Importance of both Scales

Street Scale

City Scale

5.2 Massing Principles

The application of the design principles illustrated in the previous section has resulted in a building that revisits the massing inherited from previous stages to make it more responsive to the wider setting and intelligently support the masterplan goals.

The diagrams and descriptions on this page demonstrate how the design principles have been applied to building massing definition:

1. A Stepped Plinth

The building is grounded with a unifying plinth that wraps around its perimeter. The planes of the facade then angle and step in height, to directly relate to the public realm they face.

2. Parent & Child

The plan and the profile of the building has resulted in two primary forms, which we refer to as ‘parent’ and ‘child’. They have familial similarities whilst being different in height. The parent is orientated north-south, the child east-west.

3. The Wedge

The creation of the wedge mediates between the Parent and Child elements and creates a direct relationship with the new Northern Square.

4. Roofscapes

The roofs of all three tower elements are articulated, to reduce the overall massing, give the building a greater visual identity, and create the opportunity to develop articulated inhabited roof spaces for residents.

For more information on the codification of Height Strategy and Hierarchy, refer to the Design Code.

1. A Stepped Plinth

3. The Wedge

4. Roofscapes

2. Parent & Child

5.3 Design Evolution

Our proposal for Plot N1 evolved through a series of iterative moves intended to refine the massing, inherited from the early masterplan design development, and give the building greater distinction, particularly when seen from different viewpoints around. One of the goals when planning co-living is trying to maximise the length of façade in order to optimise the number of keys (rooms) whilst minimising the amount of internal circulation.

The design team have explored iterations with deep plans where keys are wrapped on all four elevations and the core is located in the centre of the plan. Whilst this layout is common in many co-living schemes, we had reservations about the race-track nature of corridors without any natural daylight leading to disorientation and problems with wayfinding. Instead, we have arranged keys on either side of a single corridor that can be naturally lit at each end with a break mid-way to also allow natural light in and a view out. This configuration means the building is very slim, which we consider a great asset when viewed from certain angles.

Next the plan form of the proposal was refined and developed, as illustrated by the diagrams on this page. This led the plan to adopt a sinuous form weaving from the Lewisham Gateway south to the new Northern Square and then running east to the High Street. The meandering corridor plan creates differential views as you move along it and makes navigation easy. The sinuous plan in turn creates a more dramatic form to the building as it cranks and changes angle on the skyline. As sunlight moves through the day different parts of the façade will fall into sunlight or shade constantly varying the character of the building.

Given the high visibility of the building, when seen from particular vantage points such as the junction of St Stephen’s Grove and Lewisham High Street or from Lee High Road, we wanted to celebrate the presence of the building on the skyline and we have chosen to give the building distinct mono-pitch roofs. The profile of the roofs are angled away from the High Street and up towards Lewisham House signalling the change in heights.

Initial Masterplan Massing Plan Form Development from Masterplan scheme (A) to current geometry (D)

Development 1

Massing Development

and inefficient circulation.

Two single blocks with connected corridors: Slenderer frontage proportions and more efficient floor plan.

Development 2

One continuous single corridor block (riverine) & three cores: Greater connectivity, higher efficiency (same GEA, less circulation), narrower frontages. Rational geometry: Higher number of standard rooms and two cores. (*) No. of storeys:

No. of storeys:

Proposed Scheme

of storeys:

Massing

Massing

5.4 Becoming Part of Lewisham High Street

N1 plays an important role bridging between the existing Lewisham High Street and the proposed redevelopment of the shopping centre. The new building has a very direct impact on the High Street, as it replaces the existing Boots and it marks the entrance to a new street where the existing NatWest bank is, which gives access into the depth of the site. Furthermore, on the north side it creates a new frontage onto Rennell Street and an edge to the service yard.

The base of N1 Building forms a plinth that steps from four storeys down to two storeys as it wraps around the site. The plinth of N1 continues around to Lewisham High Street and creates a new addition to the existing streetscape.

The plinth complements the existing scale and proportions of the high street. The existing high street horizontal datums, eaves lines, lower bands of shop fronts, and upper bands of smaller-scale window openings, are referenced in the composition of the N1 elevation.

The vertical rhythms of more sizable buildings on the High Street are also referenced in the new N1 Building façade, through the position of windows, articulated panels, shop fronts and columns.

Further information regarding the materiality and detailed articulation can be found in Chapter 7.

Awnings above shop-fronts in south facing facade, to built on the local character.

Carefully crafted details, in line with the most remarkable local buildings.

Long sectional view from Lewisham High Street towards West showing N1 and N2 in context.

N1

N2

Plinth/Shop front

Upper Building

Compositional rhythm of N1 High Street frontage

5.5 Liveable Roofs

In addition to the key role played by the distinct profiled roofs at an urban scale, internally, they also accommodate a substantial part of the co-living brief, including some of the most representative uses, such as the amenity spaces.

The pitched roof on the parent building conceals a floor of mechanical plant, whilst the profiled roof on the child buildings creates an enjoyable vaulted ceiling for the amenity space below.

On the child building the pitch is cut into to create an outdoor landscaped roof terrace which continues on the wedge building.

The amenity space takes over the whole of the eighth floor accessible from both cores.

The south-facing pitched roof of the child building incorporates the integrated photovoltaic cells in the roofing design.

For more information on the codification of the built form of taller buildings, refer to paragraphs “Tall building top design”, “Addressing 360 degrees” and “Height hierarchy” in the Design Code.

Building N1 from St. Stephen’s Grove

Building N1 (centre) as seen when looking south towards Lewisham High Street with Lewisham House (right).

6.0 The Journey through Building N1

6.1 Co-living in Building N1

An amenity-led building

The building has been arranged so that the amenity space is located optimally in strategic locations, and is accessed by every bedroomstudio via a single lift journey. By consolidating the amenity in this way, all residents can enjoy the best views and aspect, regardless of their individual studio location. Efficiency through consolidation enables an enhanced offer in terms of equipment and fit-out - and allows convenient operation by the community management team, to ensure all spaces feel safe and well-managed.

1. A secure point of entry

Entry to the building is via a generous secure lobby space, monitored by the community management team and a concierge desk. The lobby connects with a mezzanine cycle store via a dedicated lift. An atrium with a feature stair connects the lobby to first floor amenity space, with cowork space for residents at the mid-level on the way up.

The remainder of the ground floor is activated at key locations by commercial retail space, and otherwise provides functional uses such as plant, refuse storage and fire-fighter access.

2. Lower amenity space - work, leisure and personal care

Amenity space at first floor level overlooks the public realm and service yard on three sides of the building. Part of the amenity is programmed with active uses such as a gym and wellness studio, as well as a laundry, that is activated by a ping-pong table and its proximity to the gym.

In addition to a dedicated cinema room, the remainder of the first floor amenity can be planned flexibly with facilities such as a club room and gaming suite. Focus is also on space to work - either in a dedicated residents’ co-working suite at mezzanine level, or informally in the first floor club space.

3. Bedroom-studio floors

The bedroom studios are arranged in two consolidated tranches above and below an amenity level in the middle of the building. Accessible rooms are distributed evenly through the building.

4. Upper amenity space - cooking and socialising

The eighth floor amenity level represents the residential heart of the building, raised midway to provide access to the best views and place it equitably between the bedroom floors. This level focusses primarily on cooking and dining in the taller ‘parent’ part of the building, with a doubleheight flexible clubroom space in the lower ‘child’ part. Both sections open onto a wrap-around roof terrace that faces south and west for access to sunlight and views. In addition to communal cooking and dining spaces, a separate bookable private dining suite allows residents to entertain guests for an entire evening.

6.2 Why centralise the amenity?

Research shows that amenity spaces are better used when they are centrally located. Grouping amenity together and locating it in a visible part of the building makes these spaces more effective at bringing people together, which has been shown to have mental health benefits associated with belonging and security.

The benefits of centralised shared amenities of co-living spaces

Social cohesion and mental health

Healthy lifestyles

Optimised environmental and living costs

Efficient management and maintenance

Cleanliness

Safety through increased likelihood of occupation

Diversity of spaces for large and small groups

Accessing the amenity

The journey to the amenity space is step-free via a single lift journey using both cores, with the ability for able-bodied residents to use the stairs if convenient.

Assuming a relaxed walking speed and a peak time for lift use (such as residents leaving for the morning commute to work), a typical longest journey time from a bedroom-studio at the extremities of the building to the furthest amenity space is anticipated to be circa 2 minutes. In most cases, the time to access the amenity will be much less. There are three lifts in the primary core, and two lifts in the secondary core enabling multiple access routes to the amenity spaces for most residents.

The lower levels are in a darker tone to emphasise the retail level as part of a retail-led

Buildings N1 and N2 from the Northern Square

Building N1 (centre) and Building N2 (right) form an ensemble along with Lewisham House (left) framing the Northern Square.

masterplan.

6.3 The Public Realm

Please refer to the separate statement by SEW that describes the Northern Square and the wider public realm strategy. However, the relationship is rooted in the following Placemaking Principles as set out by SEW:

Re-Establishing The Framework and Rooting In Place

When arriving at Lewisham Shopping Centre from Lewisham Station to the north, Rennell Street comprises six lanes of busy traffic, requiring pedestrians to cross via the wide super-crossing, currently aligned directly opposite the northern retail frontage of Building N1. The retail frontage presents an active facade that also terminates the axial route from the north of Rennell Street.

As one crosses, the Northern Square will present itself to the right of the retail frontage - however, the hardscape spills out beyond the square to meet pedestrians right at the kerb on the south side of the street.

To the east of the crossing, a vehicular crossover directs deliveries into a rear service yard, with onward progression to Plot N2.

A new east-west street connects the Northern Square with Lewisham High Street. The street is planted with trees and is paved to emphasise a pedestrian experience, whilst connecting outbound service vehicles and disabled drivers to the road network.

The architecture of the eastern part of the building plays its part in embedding the new building into Lewisham High Street, and a splayed corner celebrates the transition into the new side street.

Amplify The Town Centre and Growing A Destination

The Northern Square plays a major part in both of these placemaking principles - but to reinforce this, active commercial frontage is promoted on the key corners of Building N1, with exterior seating spilling onto the square at the splayed facade forming the south-western part of the building.

Landscape concept summary by SEW

The Northern Square is an urban arrival square combining generous circulation space, building spill-out zones, seating areas and a central gathering space, with an intensity of meadow style planting. Permanent water bodies and integrated SUDS features are important to the character of the square.

As the northern square sits adjacent to the River Ravensbourne and within the flood zone of the river, the design has been inspired by organic patterns and shimmering pools of water meadows.

The street connecting the square to Lewisham High Street will be designed as a shared priority space to facilitate movement of people, cycle parking and servicing for Buildings N1 and N2. A high quality block paver will unify the materiality of the square and high street connection, with wide footpaths and subtle kerb upstands to delineate the carriageway when vehicles are in use.

Above: SEW Landscape Masterplan, with desire lines onto the Northern Square

frontage

frontage

Visual connection from the north

Visual connection from the east

6.4 Vertical Circulation

Plot N1 has two mains cores each with a provision of passenger lifts.

Core 1 serves all levels of the building including the main entrance at the ground floor level. This core is expected to see the majority of passenger movements in the building, particularly with people entering and exiting the building. As this core serves all levels it is also provided with a larger capacity lift capable of moving larger items of furniture and operating as a means for plant replacement to the upper storey plant rooms. Core 1 is provided with a triplex lift arrangement, consisting of 2x 13 person lifts and 1x 17 person lift. This triplex lift arrangement will comprise 2x evacuation lifts and 1x fire fighting lift.

Core2 is in the lower section of the building without a main entrance at the ground floor so is expected to see a lower number of passenger movements, mostly with people moving between the different internal spaces in the building. Core 2 is provided with a duplex lift arrangement consisting of 2x 13 person lifts. This duplex lift arrangement will comprise 1x evacuation lifts and 1x fire fighting lift.

A cycle lift will be provided between the ground floor entrance and the cycle store area on the mezzanine level. In the event of a cycle lift failure the 17 person lift in the main core can be used for bicycles as an interim measure.

LewishamHighSt

C2

C1

C1

6.5 Inhabiting The Plinth

Distributing active frontage

The ground floor of the building has to resolve competing demands:

Activation of the public realm, to engage passers-by; versus The extensive requirements of service access for deliveries and refuse collection, along with utility and fire-fighting access.

To maximise the impact of active frontage, commercial retail space is allocated to the two ends facing Rennell Street and Lewisham High Street respectively, whilst a third space on the splayed section between the two primary sections activates the Northern Square.

The Northern Square is further activated by the co-living lobby, also accessed from the service yard.

Amenity space on the first floor overlooks the public realm - with the gym occupying the northern end of the building so that the activity within can be glimpsed from the street.

The building is serviced from a yard to the rear, which will also cater for existing properties on Lewisham High Street. Access to the yard is oneway from Rennell Street to the north, consequently it also provides an access route to Building N2 to the south.

6.6 Ground floor

Co-living Lobby

The co-living lobby forms a single point of entry to the building so that access to the residential levels above is kept secure.

A concierge desk and management office is placed in a location where all parts of the lobby can be observed, allowing on-site staff to manage customer queries and deliveries efficiently.

Deliveries and parcels will be directed to a secure parcel store on the opposite side of the lobby, with access for drivers from the service yard to the rear.

Cycle storage is at mezzanine level, accessed via a lift at the rear of the lobby. Cyclists will be able access the lift from either the Northern Square to the front of the lobby, or the service yard to the rear.

In the middle of the space, a feature stair wraps around a central seating area connecting the ground floor with the mezzanine and first floor amenity spaces above.

Step-free access is provided by the primary circulation core that serves all levels of the building, located adjacent to the concierge desk.

Retail spaces

Retail units are located at strategic points at the ends and centre of the plan, activating the corners of the plan.

Refuse stores, plant and sub-stations

Functional spaces such as refuse stores electricity sub-stations and plant are all accessed from the service yard to the rear. A separate structure embedded into the rear of the existing Lewisham High Street buildings provides refuse storage for the retail space and for the existing properties on the high street.

6.7 Entering the building

A concierge desk overlooks the lobby and access to the primary circulation core. An office is adjacent to the concierge desk, allowing for efficient management of the space and to provide a convenient point of access for customers to the on-site community management team.

A self-service ‘providore’ or honesty-market will be located close to the concierge desk - where residents can buy essential supplies and groceries.

Deliveries and parcels will be directed to a generous secure parcel store opposite the concierge desk. Access for drivers will be from a glazed door to the back of the lobby.

Cycle storage is at mezzanine level, accessed via a generously sized lift at the rear of the lobby. Cyclists will be able access the lift from either the Northern Square to the front of the lobby, or the service yard to the rear. Consequently, the flooring materials and wall finishes will be robust and of external quality.

In the middle of the space, a feature stair rises up to meet one of the main amenity levels on the first floor, via an atrium space. Mid-way up the stair, dedicated co-working space for residents connects the two levels.

Step-free access is provided by the primary circulation core that serves all levels of the building, located adjacent to the concierge desk.

Cyclists can wheel their bikes through the lobby

Access also available from service yard to the rear

Feature stair up to co-working and amenity spaces

Somewhere to sit and meet fellow residents

Rugs define seating areas over robust floor finishes

Honesty market for essential supplies Services hidden behind acoustic baffles

Secure access to main circulation core

Concierge desk and community management office

Parcel-room for deliveries

Honesty market operated by Pantree on behalf of lead operator Urban Bubble at Florence Dock, Wandsworth

Concierge and lobby at Our Domain Amsterdam SE, operated by Greystar. Image is illustrative

6.8 Mezzanine level

Much of the mezzanine is given to plant areas and cycle storage, in order to safeguard as much ground floor space as possible for active uses that contribute to the streetscape.

Active uses are provided by a mezzanine over the central retail unit, and a co-work space that wraps around the feature stair in the lobby.

6.9 First floor - amenity

and studios

The first floor comprises one of the two main amenity areas in the building, and is focussed on work and personal care.

A gym and wellness studio (for floor-based activities such as yoga) occupy the north end of the building with wrap-around views over Rennell Street. A day-lit laundry is located immediately adjacent, with a ping-pong table in the middle. This arrangement means that the laundry plays an active part in the amenity offer, and residents can link a work-out or a table-tennis game with a laundry cycle.

The remaining amenity space is kept open plan and flexible for use as a club room for informal co-working, save for a dedicated games room and small cinema room.

The southern part of the first floor is given to bedroom studios that continue from the Northern Square to the upper part of the Lewisham High Street facade.

Overlooking the service yard, the remainder of the first floor is allocated to a day-lit staff room, storage and plant.

Laundry

at Folk at The Palm House, operated by Urban Bubble Laundry at Our Domain Amsterdam SE, operated by Greystar.

6.9 First floor - amenity and studios

The first floor club room is open plan, allowing it to be fitted out to an interior design brief.

Emphasis is likely to be on soft furnishings and materials and a high level of acoustic attenuation, along with permeable room dividers, in order to create a space that can just as easily be occupied by individuals as larger groups.

Flexibility is important, so that individuals can use the space to work in during the day, whilst community activities can be organised in the evenings.

Intimate spaces for individuals Exposed services with acoustic coating

An atrium with feature stair connects to the ground floor lobby Games room

Space to work

Informal dividers

Planting

Spaces for bigger groups

Cinema room at Florence Dock, Wandsworth operated by Urban Bubble Games area at Our Domain Amsterdam SE, operated by Greystar.

6.10 Typical bedroom-studio floor

The studios are grouped into dedicated floors (with the exception of the first floor as described above, which combines amenity, plant and studios on the same floor).

This page shows a typical floor, at 3rd to 7th floors inclusive, below the mid-level amenity layer. At these levels, there are typically 37 studios per floor, all connected to two cores by a central corridor. Accessible rooms are distributed around the plan.

The corridor is day-lit at both ends, and widens intermittently from 1500mm to 1800mm or more to allow wheelchair users to pass each other comfortably. At the mid-point of the plan, a gap has been introduced to the plan to allow daylight into the circulation areas with views towards St Stephens Church to the north-east.

A window to the stairwell offers borrowed light and improved visibility and safety

(Garden terrace at 2nd floor level)

Windows to each corridor end provide daylight.

The typical accommodation floors are arranged with a central corridor connecting lift cores and stairs.

1800mm corridor at core locations

Introduction of resting places and wider corridor sections to break up the corridor to improve way finding and to allow additional daylight into corridor.

(Green roof at 3rd floor level, not accessible for residents)

The interior finishes in corners are different to the horizontal circulation corridors to make way finding clearer.

6.11 Circulation spaces and way-finding

In a co-living building, clear way-finding is particularly important, so that residents can find their way to shared social spaces easily.

A well-considered interior design and signage strategy will both improve the residents experience and improve the safety case of the building in an emergency when instinctive access to the escape cores is needed.

The images on this page illustrate the key principles that have been considered during the design of Building N1 for the circulation areas. These are illustrative only at this stage and subject to a wider interior design exercise at the next stage.

Acoustic ceiling panels reduce noise and conceal services

Calm colour palette to corridors

Bespoke signage and graphics throughout the building to enhance way-finding

Building directory at core locations

Riser doors painted out to reduce ‘visual noise’

Contrast colour palette to circulation cores, visible through large vision panel in doors

Somewhere to sit, take in a view and wait for friends

Fixed seating with fire retardant finish to avoid compromising fire strategy

Bedroom doors in contrasting colour, with dedicated light and spyglass

Carpet reduces noise

Images are illustrative onlyinterior design to be developed.

6.12 Typical bedroom studio

Whilst residents will be encouraged to use the shared amenity spaces as much as possible and interact with each other, their bedrooms should be a place of privacy and sanctuary, where they have an option to work and eat in a more intimate setting.

Each co-living bedroom studio includes an en-suite shower room, a kitchenette and space to eat and work, as well as a double bed for comfort.

At Lewisham Building N1, the typical standard bedrooms are generally 19sqm, and are within the area range identified in the GLA’s London Plan Guidance (LPG) for Shared Living.

Table 3.11 in the LPG suggests the following provision within the bedroom studios:

Double bed

Desk with worktop space

Bedside cabinet

Wardrobe/clothing storage

Dining area

Small kitchenette to allow preparation of convenience food

The LPG also sets out the range for room sizes:

Standard room area should be between 18-27 sqm, larger units may be suitable for occupation by couples.

10% of the rooms should be accessible, room area to be between 28 and 37 sqm.

Example ‘Generation 2’ co-living schemes in London

A number of schemes have been built in London over the past five years that represent a second generation of co-living development after the initial trailblazing scheme by The Collective at Old Oak Common. A number of these are operated by Urban Bubble who are advising on Building N1.

The centralised amenity in these schemes is successful. Most of these schemes have a smaller bedroom size of c16 sqm. Current ‘Generation 3’ coliving schemes have tended towards larger bedroom sizes - as at Building N1, and this aligns with the size range set out in the new LPG.

6.13 Typical 19sqm studio - layouts

The bedroom studios are capable of being fitted out in different ways. En-suite shower rooms are located next to the corridors where possible, optimising daylight for the rest of the studio. This also allows risers to be accessed without entering the room.

Two alternative layouts for a typical 19sqm standard room are shown here. The upper plan opens out the middle of the room, and follows the precedent layouts set by existing co-living studios in operation (see previous page).

The lower layout relocates the kitchenette and desk to the far end of the room, where there is more daylight right next to the window.

Layout ‘A’

Layout ‘B’

6.14 Eighth floor - amenity

The eighth floor amenity space represents the more ‘residential’ part of the building in the sense that it caters for cooking, dining, and socialising, i.e., the activities that one would normally associate with home-life.

In the taller ‘parent’ part of the building, cooking facilities are provided in an open-plan space, with dining spaces close by (described in more detail on the following page).

A separate private dining suite with access to a roof terrace allows for residents to host larger groups for dinner parties, family meals and special occasions.

To the north of the plan, an additional room can operate as a coffee lounge or further dining space if needed.

The southern part of this level benefits from a wrap-around roof terrace that faces south and south-west. A double height club-room or lounge space forms the top of the lower ‘child’ part of the building, linked to the cooking and dining suite by an intermediate lounge that also opens onto the roof terrace. The lounge spaces benefit from dual aspect and long views to the south and north.

6.15 Shared cooking and dining

The eighth floor cooking and dining area is planned in a similar way to a teaching kitchen, with cook-stations arranged in island groups of four. This allows for ease of circulation, and encourages residents to talk to one another.

Each cook-station will have its own sink and oven, sharing a 6-plate induction hob with the neighbouring station.

As residents will have a fridge in their room, refrigerated storage is limited to communal units away from the cook-stations to allow residents to preprepare and store food in advance.

Dishwashers will be centralised, to enable efficient use in terms of water and energy, and easier re-stacking of clean shared cookware.

Residents will be expected to clean their workstation and stack the communal dishwashers after use. However, consolidating the cooking facilities into a single shared space allows for the community management team to include cleaning staff who will be able to maintain the cooking and dining areas in an efficient and practicable way.

Dining spaces for both small and large groups are distributed close to the cooking-stations. This allows for ease of transfer from kitchen to table, and for residents to sit and chat with someone who is preparing a meal, in a similar way to a typical home.

Floating ceiling to accommodate services, extraction, lighting and attenuate acoustics

Hanging storage for shared equipment, growing herbs and task lighting to work surface

Induction hobs to reduce heat gain, arranged in groups of 6, shared between pairs of cook-stations

Cook-stations grouped in islands of four (one island will have a lower section for wheelchair users)

Informal dining for small groups next to the cook-stations

Acoustic treatment to ceiling

Pendant lighting with focus on dining spaces

Storage for recipe books

Modular dining furniture to allow for changing group sizes

Easily cleanable floor

Images are illustrative onlyinterior design to be developed.

6.16 Cooking and dining - quantum

The cooking and dining facilities have been planned in alignment with the recommended benchmarks suggested by the GLA’s London Plan Guidance for Shared Living, according to the number of residents. The provision is scheduled at the end of this section, but is summarised as follows:

These figures meet or exceed the recommended benchmarks for 445 studios (please refer to LPG analysis schedule at the end of this section).

The space identified as a coffee lounge will be able to accommodate additional dining furniture if needed.

The private dining suite will enable residents to host dinner parties for each other as well as invited family and friends. The suite will also include a lounge space for guests, replicating the typical spatial relationship between kitchen, dining table and lounge in a family home when hosting a dinner.

6.17 Upper club and function room

The top of the ‘child’ part of the building is crowned by a mono-pitch roof that encloses a roof terrace. Inside the building, the pitched roof raises to create a tall lounge space with dual aspect south to the new elevated meadow and north to St Stephen’s Church.

The upper lounge is open plan, allowing it to be fitted out to an interior design brief. Emphasis is likely to be on soft furnishings and materials and a high level of acoustic attenuation, with mixture of individual and group seating, in order to create a space that can just as easily be occupied by individuals as larger groups.

The lounge has generous amounts of glazing opening out onto the roof terrace, enabling the whole width of the plan to be used seamlessly in warmer weather.

Pendant feature lighting

Sloping ceiling helps diffuse sound and control acoustics

Access to roof terrace Moveable seating for small groups

Acoustically treated ceiling to cope with a large group of people

Soft light from the north, without heat gain

Spaces that are comfortable for individuals as well as larger groups

Seating for bigger groups

Gathering at Folk at The Palm House, operated by Urban Bubble Lounge at Our Domain Amsterdam SE, operated by Greystar.

Image is illustrative onlyinterior design to be developed.

6.18 Roof terrace

A large roof terrace wraps around the south and south-west façades of the eighth floor amenity space. A perimeter band of planting softens the edge, connecting residents with nature and provides shade. The planting also contributes to the overall Urban Greening factor for the building.

Adjacent to the main lounge space in the ‘child’ part of the building, the terrace is further enclosed by the sloping gables of the pitched roof form, sheltered by louvres so that it fells more like an external room and less exposed. The terrace glazing opens out so that in warmer months the full width of the space can be used, inside and out.

Planting buffer to edge of terrace

External covered spaces and connection between terraces

Overhang provides shade and rain cover near glazing

Social space has dual aspect with north and south light

Low level planting allows views over

Robust, moveable furniture

Robust paving to terrace

Perimeter glazing allows unobstructed views out

Terrace at Florence Dock, Wandsworth operated by Urban Bubble Urban roof terrace at Chelsea Village Lofts, NYC, operated by Greystar.

Image is illustrative onlyinterior design to be developed.

Building N1 - upper lounge space

The upper lounge opens out onto a roof terrace with south-facing views. The double-height space caters for groups both large and small.

6.19 Summary of accommodation

The proposals comprise 445 co-living bedroom-studios with the requisite amount of internal and external amenity space. The ground level is enlivened with separate commercial space in the spirit of the retail-led masterplan. Additionally, the building will provide shared plant space that serves both Phase 1 buildings, and a separate refuse store within the service yard to the rear that supports the on-site retail and some of the existing businesses on Lewisham High Street.

How we have divided the uses

The accommodation provided is scheduled on the following pages. The diagrams below illustrate how the building has been divided into separate uses for the purposes of assessment by Lewisham officers:

Co-living (Sui Generis), including dedicated ancillary space. Flexible Commercial (Class E / Sui Generis)

Site-wide ancillary / plant space (such as shared electricity substations and sprinkler tanks that serve multiple buildings in Phase 1).

6.20 Building N1 Accommodation Summary - Areas

13Studios332.4-332.4535.0597.5------332.4535.0597.5 12Studios332.4-332.4535.0597.5------332.4535.0597.5 11Studios332.4-332.4535.0597.5------332.4535.0597.5 10Studios332.4-332.4535.0597.5------332.4535.0597.5 9Studios332.4-332.4620.3723.1------332.4620.3723.1 8SharedAmenity-674.0674.0837.2950.6------674.0837.2950.6 7Studios771.5-771.51,196.91,316.7------771.51,196.91,316.7 6Studios771.5-771.51,196.91,316.7------771.51,196.91,316.7 5Studios771.5-771.51,196.91,316.7------771.51,196.91,316.7 4Studios771.5-771.51,196.91,316.7------771.51,196.91,316.7 3Studios771.5-771.51,196.91,316.7------771.51,196.91,316.7 2Studios951.3-951.31,450.01,593.4------951.31,450.01,593.4 1SharedAmenity466.8597.81,064.61,812.81,953.3------1,064.61,812.81,953.3 MezzaninePlant(Enclosed)-152.5152.5739.9797.8103.6118.3163.5-450.7506.9256.11,308.91,468.2

Notesreareaassumptions

Note 1 -Nett Lettable Area -Bedrooms

Wecalculateresidentialnettlettableareaforindividualcolivingroomsandapartmentstotheinnersurfaceofthepartywall.This meansthatpartitionwallswithintheunitareincludedinthenettlettablearea.Thisalsoincludespartitionwallsandinnerliningsof bathroompods.

Note 2 -Nett Internal Area -Amenity

Thisareaincludesback-of-houseareassuchastoilets,circulationwithinamenityareas,andcommunitymanagementspacesthat contributetoresidentexperience.NettareasforGLALPGassessmentarecalculatedseparately.RefertoLPGAuditSchedule. Wecalculatenettlettableareaforsharedamenityspaceandcommercial/retailspacetotheinnersurfaceofthepartywallinthe samewayasNote1.Thereforestructure,MEPandpartitionsare included.However-significantriservoidsandpartitionsare excludedusingourjudgement.

In addition, the scheme is part of a wider masterplan which incorporates ~3.2 acres of publicly accessible green spaces in close proximity, one of which is the 3300m2 Northern Square right at the doorstep of Building N1 co-living entrance.

Publicly Accessible green space:

Northern Square: 3300m2

Northern Square Stepping landscape: 300m2

The Street at Level 01: 1200m2

Eastern Terrace at Level 01: 1400m2

Podium Park at Level 02: 6700m2

(Areas are rounded to nearest 100 and based on the illustrative scheme)

6.21 Building N1 Accommodation

21-----------------02

9-69---------1-1--179Studios332.4 8-----------------08SharedAmenity 7-1315--1----111-122377Studios771.5 6-1315--1----111-122376Studios771.5 5-1315--1----111-1223

4-1315--1----111-122374Studios771.5 3-1315--1----111-122373Studios771.5 211415111111111111224

Studio MULTI (with Mae)

6.22 Compliance with London Plan Guidance

In February 2024, the GLA released the adopted version of London Plan Guidance (LPG) for Large-Scale Purpose-Built Shared Living (referred to by the applicant team as both ‘Shared Living’ or ‘Co-living’) buildings.

Notably, the adopted LPG acknowledges input made by developers, providers and consultants in the co-living sector during the initial consultation stage in early 2022, including typical areas for room sizes, amount of shared amenity space and flexibility of location of shared spaces to suit the needs of the building.

The new LPG sets out recommended benchmarks in terms of area and equipment for individual studios / bedrooms (referred to in the LPG as ‘private units’), shared internal amenity spaces, shared outdoor space and cycle parking.

At Building N1, we have worked to the adopted LPG, and have taken the recommended benchmarks as a requirement of the brief, so that the submitted scheme is an exemplar of its type.

Conformity of co-living studios with LPG guidance.

Conformity with the LPG in relation to the bedrooms is relatively straightforward within the stipulated area sizes of 18-27sqm for standard rooms, and 28-37sqm of accessible rooms. More detail on this is given in Section 9 of this Design & Access Statement.

Scheme audit for shared amenity space

However, the provision of amenity space requires more detailed analysis to demonstrate conformity with the LPG recommended benchmarks. We have created an audit schedule so that we can check the performance of the proposals against the adopted LPG benchmark criteria.

The schedule on this page shows how the shared amenity spaces perform according to the new guidance - with the proposals meeting or exceeding the benchmark criteria.

7.0 A Rich, Varied and Tactile Appearance

7.1 Material

Principles & Palette

Buildings N1 and N2 from Lee High Road

Building N1 (front right) and Building N2 (left) form an ensemble along with Lewisham House (back).

7.1 Material Principles & Palette

The design intent for N1 Building is to create a building that has strong presence and a sense of permanence. As such, brick façades with careful detailing are proposed as the dominant envelope material. Windows are composed simply as punched holes (rather than curtain walling or floor to ceiling glazing. Their full brick reveals add to the building’s sense of depth and weight. As the outdoor amenity space for co-living is collectivised in the form of a roof terrace, the proposal does not include balconies, which further enhances the solidity of the building, giving a more civic presence. The building is intended to hold a person’s attention from the city distance -through its distinct roof profile and angled form, at the street distance - through its varied brickwork bonding and composition and at the door distance – through its careful detailing of faience columns to the shops and patterning on the metalwork such as the gates to the service yard or doors to the building.

A lighter colour brick is proposed for the ‘parent’, the ‘child’ and the ‘wedge’ buildings, offering a contrasting effect with the plinth. The masterplan intended layering of masses from the High Street towards the Northern Square, is this way achieved: a redder and darker brick in the foreground a lighter brick in the background.

Between wedge and both parent and child building a lighter brick background with protruding darker brick form the vertical strips of recessed facade, which, acting as shadow gaps, help reading the building massing as a family of distinct volumes..

A green colour is proposed for the glazed ceramic elements, the window frames, balustrades and other metalwork: a shade that will echo the colour of the Lewisham meadow, offering a suggestive contrast to the brick tones, whilst unifying the plinth and the upper buildings.

For more information on the codification of Materiality, refer to the Design Code

A. Brick Type 1

Darker, reddish brick in the plinth, the element that frames the public realm, to create a visually robust backdrop to it. This colour also resonates with the dominant brick present in the High Street.

B. Brick Type 2

A lighter colour brick, as per the masterplan intent, for the architectural volumes above the plinth (parent, wedge and child). This brick is similar, potentially the same brick used in N2 building.

C. Masonry Relief Band

to establish the masterplan meadow datum and to top the buildings parapets.

D. Localised used of textured brick patterns are proposed in the plinth of the building to further articulate the composition of the façade. These are also used in the recesses at either side of the wedge building.

E. Glazed Ceramics

Controlled use in limited areas to dignify the proposal.

F. Coloured Windows

A green shade, similar to the colour of the glazed ceramics.

Lewisham Shopping Centre N1 Co-living - Inclusive Design Principles

7.2 The Plinth - Bay Studies

General

The plinth has been designed with a primary composition of two storey brick portals subdivided by metalwork curtain walling and spandrel panels.

Retail onto Rennell Street / Northern Square entrance The double height retail space towards the North

Retail Signage

Dark brick in plinth 3. Lighter colour brick above the plinth for the ‘parent’, the ‘child’ and the ‘wedge’ buildings 4. Patterned brickwork

5. Glazed ceramics to columns

6. Coloured window frame

7. Recessed panel

8. Ventilation louvre to retail and amenity spaces

9. Masonry relief band

10. Roof terrace.

Landscape shown indicatively. Refer to landscape architect’s drawings.

7.3 The Plinth - High Street Frontage

Retail onto Lewisham High Street

Where the plinth faces the more intimate side street running between Northern Square and Lewisham High Street it steps down to a single storey. Here a mezzanine floor concealing plant and water tanks is hidden behind panels of textured projecting brickwork.

7.4 The Plinth - High Street Corner

The facade onto Lewisham High Street is symmetrically composed in the manner of some of the more substantial buildings along the high street. Seven upper storey bays form a two bay, three bay, two bay rhythm at ground floor. Where the building turns the corner, a projecting corner at the upper storeys has a shallow bay for the future installation of signage.

Stepping up towards the back

continuous

The treatment of the corner is one of the design response to the dual scale principle (refer to section 5.1): Diagram 1 explains how on the one hand, a 90degree corner solution for the upper floors provides a bold architectural volume that helps reading the High Street building as being of the same family as the child and parent buildings that step up behind it, westwards. At the same time, a filled-up corner detail helps maintaining the continuity of the high street in the location where a new street, the connection with the Northern Square, is breaking up the previous frontage line (city scale response); on the other hand, a chamfered corner at ground floor level increases the visibility of the pedestrians and invites residents and visitors to continue their journey into the Northern Square and the meadow.

For more information on the codification of Built Form Principles, refer to the section Built Form in the Design Code.

Detail of corner of 180-190 High Street

Diagram 1

Forming a

Lewisham High Street frontage Corner treatment

Diagram 1

7.5 The Plinth - Public Art Integration

As detailed within Chapter 1 of the DAS, the proposed development will include some public art and the Public Art Strategy will be agreed for the proposed development as a whole. It is anticipated that this will be a planning obligation attached to the permission and will include details regarding various processes relating to the Public Art such as community engagement, selection and installation.

We have identified an opportunity for some early delivery of Public Art within the proposed development as part of Plot N1. The proposed location has a prominent frontage onto the Northern Square and also would help to animate a blank façade.

A consequence of the core arrangement and delivery strategy for the building (discussed in detail in section 9.6 Deliveries and Servicing) is that a portion of the west façade is not fenestrated. Architecturally the proposal responds to this by introducing a corduroy pattern to the brickwork at the upper floor levels, creating depth through cast shadow. A significant piece of public art will animate the façade at ground and plinth level. This will improve and enriches people’s ground floor experience and brings meaning to the public realm.

The adjacent view shows the intended location for the public art. Please refer to the elevation drawings submitted as part of this application for further detail of this zone.

For more information on the codification of Public Art, refer to paragraphs “Process-led, “Place-led” and “Celebrating Local Character” in the Design Code.

Installation by Jenny Holzer at Novartis Campus visitor centre, Basel.

Relief sculptures located at various points in the brick facade, by Rodney Harris, Clapham London, commissioned by The Peabody Trust.

Hand painted mural, designed by Yinka Ilori and commissioned by Harrow council.

Tracey Emin’s largest-ever text piece, neon sign ‘I Want My Time With You’ 2018, at St Pancras International.

Shadow Wall artwork by Jason Bruges, Royal Route Underpass, 2019, a site-specific monochromatic, interactive media artwork.

West Elevation

Facade mounted sculpture by Barbara Hepworth, John Lewis Oxford Street, London.

Plinth

7.6 Main Body of the Building

The main body of the building uses a lighter tone brick in line with the Proposed Development principles. It is designed to have a simple volumetric presence unencumbered by setbacks or projections. The parent and child parts of the building are crowned by mono-pitched roofs, and a louvered plant screening tops the tallest element.

‘Wedge’ Building (foreground) ‘Wedge’ Building

‘Parent’ Building

‘Parent’ Building

‘Child’ Building (background) ‘Child’ Building

West Elevation

South Elevation

7.7 Main Body - Northern Bay Study

The adjacent elevation shows the amenity floor at Level 09 and roof void above. This is the top part of the child’s north facing facade, crowned with a clerestory which:

Brings homogeneous natural light from above into the double height amenity space behind.

Acts as a sort of light-house when seen from the north, a landmark that provides activation to the building facade seen from the High Street, also at a city scale. This is particularly relevant in the view from St. Stephen’s Church.

5.

6.

1. Lighter colour brick for “child” building

2. Patterned brickwork, lighter brickwork background with protruding darker bricks at recessed link element

3. Coloured window frame

4. Smoke vent louvre

Curtain walling

Spandrel panel

7.8 Main Body - Southern Bay Study

The adjacent elevation shows the amenity floor at Level 09 with views out towards the Northern

Square.

1. Lighter colour brick for “child” building

2. Coloured window frame

3. Brise-soleil aluminium fins on roof terrace

4. PV panels on metal standing seam roof

5. Metal balustrade

7.9 Fenestration

The format of the windows to the rooms is a generous 1.8m x1.8m. The square proportion reflects suggestions from the GLA that the building felt ‘horizontal’. They work well for the internal proportions of rooms where they are raised off the floor to create a low sill that can be used as a seat. The window comprises a fixed light and an opening side light for ventilation. Where the window is exposed to high angle sun the side light has a louvred grille in front of it to reduce solar gain, where this is not required the grille is replaced with a handrail as protection from fall.

The metalwork is powder coated green to add colour and compliment the pinkish hue of the brickwork. The use of colour in the window frames and external metalwork has a dual role: It provides a contrast with the plinth brick and compliment the brick proposed for the upper levels. It aligns with the spirit of the masterplan, adding vibrancy to the aesthetics of the proposal.

The adjacent view shows the location of the distribution of window type 1 and window type 2 across the scheme. In the north and east facing facades (not shown in the diagram), window type 1 will be applied. Core and corridor windows are configured differently, refer to elevation drawings submitted, and require any panel.

Window Type 1

A simple balustrade panel (Juliet balcony) in front of the openable part of the window.

Window Type 2

A brise-soleil panel formed by fixed horizontal louvres provides solar shading and protection from falling whilst allowing views out and natural ventilation.

N1 is a building that stretches from the High Street all the way into the Northern Square. The colour proposed for the windows creates a bridge between the colourful cityscape of the shop-fronts and awnings of the market and the colours of the meadow, at the core of the master plan.

Green Windows

7.10 The Roofscape

Aluminium is the main materiality of the pitched roof, either as a standing seam roof panelling or as horizontal louvres (fins).

The louvres perform as a brise-soleil system for south facing amenity roof terrace that crowns the ‘child’ building. In the ‘parent ‘building, these act as plant screening. On both cases the horizontal fins follow the slope of the pitched roofs, helping to define the roof shape.

The light reflecting property of aluminium will be an asset when perceiving the geometry of the building, as the roofs surfaces will capture the sun light and reflections of the sky. In the case of the child building, Integrated photovoltaic cells on the aluminium roofing sheets will tame the reflectivity of the material.

Aluminium standing seam roof Aluminium fins

Integrated photovoltaic cells

8.0 Landscapes For Everyone

8.1 Landscape Strategy for the Public Realm

N1 sits within the context of the wider public realm proposals for Lewisham Shopping Centre. The approach to external materials, levels and access shall be considered in unison with the surrounding streets and spaces.

The overarching landscape strategy for Lewisham Shopping Centre proposes a sequence of meadow landscapes called Lewisham Meadows. This is inspired by the ancient Saxon name for Lewisham, which meant house amongst the meadow (for more information refer to the Design & Access Statement for the outline component of the hybrid application).

For the first phase of the master plan, a new public space called the Northern Square sits adjacent to N1. This landscape is informed by the Water Meadow concept, which celebrates the connection between nature and water. To help manage the flood risk present in the north end of the development, the square will be designed to optimise sustainable urban drainage, support aquatic planting, and provide public space that will be future-proofed for flood events.

For more information on the Northern Square design, refer to the Landscape Chapter within the Design and Access Statement for the outline component of the hybrid application.

For more information on the codification of the surrounding public realm to N1, please refer to the following within the Design Code for the outline component of the hybrid application. (Site wide codes: “Destination Square”, “Greenway” and “Yard” & Landscape codes: “Zone 1 Northern Square”)

Images of water meadows have informed the design language of the Northern Square public realm

Illustrative plan of the Northern Square with adjacent plots N1, N2 and N3 (Lewisham House)

Diagram for master plan approach to sustainable urban drainage

8.2 Service Yard - Landscape Strategy

The service yard and surrounding public realm at grade is designed to provide level access for residents, pedestrians, staff and vehicle movements for refuse and parking. This is explained further in chapter 9 ‘Access’ within this document.

Within the yard is a continuous hard landscape surface to enable as much free movement possible for the variety of uses required. The space is supported with adequate clearances and delineation of pedestrian routes, with coordination input from Access and Transport consultants.

RENNELLSTREET

Northern Square public realm

8.3 Service Yard - Hard and Soft

Landscape

In keeping with the site wide SuDS strategy, a high-quality permeable block paver with interlocking nibs and open graded jointing will be used for the service yards. The build up and interlocking detail is appropriate for the anticipated turning of large vehicles for refuse, servicing and emergency.

The hard landscape to the west and south elevations of Building N1 will be paved with natural stone to tie in with the public realm proposals for the Northern Square and Lewisham High Street connection.

While the yards at surface level work hard to facilitate movement of vehicles and people, the area is also heavily constrained by underground utilities. Containerised planting is therefore chosen to provide urban greening in opportunistic locations where tracking, loading and points of access is not required.

In the event that the building or estate management require more space, the pots can be relocated manually or by forklift. Large plant pots that are compatible with forklifts or pallet trucks can be specified for this.

Containerised trees will be specified for their resilience to limited soils and shady conditions, such as Ginkgo, Silver Birch and Indian Bean tree

Low growing under-planting to potted trees, such as Vinca minor, Liriope muscari and Polypodium vulgare

Permeable block paving

Containerised planting

Permeable block paving with interlocking nibs and open graded jointing within the service yard.

Precedent images: Old Vinyl Factory, Hayes, London

Natural stone paving to match proposals for the Northern Square public realm.

Precedent images: Exchange Square, Liverpool Street, London

8.4 Roof Amenity - Strategy

The roofs at level 02 and 08 shall be designated as shared amenity space for the residents of Building N1. The approach to designing each terrace is site specific; creating distinctive places with an identifiable quality, character & approach to planting. The terraces must also respond to technical constraints, microclimate and internal uses.

As a Co-living development, acknowledging the type of residence has helped to inform the brief for the amenity spaces. Roof terraces therefore are extensions of the internal functions of the building, whether they serve as quiet garden spaces for individuals and small groups, or larger social spaces for dining and group activities. Soft landscape at roof terrace level is essential for maintaining a sense of place, allowing residents to connect with nature in a shared outdoor space.

For more information on the codification of Landscape on Communal Amenity, refer to chapters “Location and “Planting on terraces” in the Design Code.

RESPOND TO INTERNAL FUNCTIONS OF BUILDING

INCLUSIVE OF AGE GROUPS AND DEMOGRAPHICS

ROOF TERRACE DESIGN

RESPONDS TO SUN SHADE AND MICROCLIMATE

AMPLIFIED NATURE ALL YEAR

DEVELOP DISTINCTIVE PLANTING CHARACTERS

ADDRESS BUILD UPS AND LOADING

Respond to indoor functions

Strong relationship between indoor and outdoor

Integrated / intensive roof garden design

Roof terrace objectives

Programme of events and activities

8.5 Roof Amenity - Design Considerations

The two roof terraces are significantly different in datum, size and internal interface, with unique microclimate conditions to respond to. These parameters have helped to set the brief and general arrangement of hard and soft landscape. The following diagrams show the initial thoughts on opportunities and constraints.

8.6 Roof Amenity - Design Moves

The following diagrams illustrate the design moves for each terrace.

1. Series of intimate spaces - provide amenity for residents

2. Immersive garden - green buffer on the terrace

3. Animation - planting and furniture

Level 02 Roof Garden

1. Internal to external - extension of the room

2. Raised planting beds - green buffer on the terrace

3. Viewing points - overlooking the Northern Square

Level 08 Roof Terrace

8.7 Level 08 - Roof Terrace Proposals

The communal terraces will be an extension to the internal lounges and dining areas provided on the 8th floor. The terraces will be spacious with moveable furniture and shared facilities to encourage gathering and social interaction.

Planting will be chosen for sunny aspect conditions with high flowering and pollinator interest. Favourable light conditions will also benefit a programme of morning and evening events for residents.

Key

1. Multi-layered composition of planting, shrubs and trees to maximise biodiversity value

2. Moveable furniture

3. Viewing points along parapet

4. Design language to reflect architectural facade

5. Communal lounge below roof

6. Dining area

7. Sloping canopy above terrace

8. Connection between terraces

9. Green roof (maintenance only)

Access

Maintenance Access

Illustrative Roofscape Plan

Illustrative landscape plan for Level 08 roof terrace

8.8 Level 08 - Hard and Soft Landscape

A uniform flag paver will provide a suitable surface for a variety of uses on the terrace; from outdoor dining, to group exercises and social events.

Precedent images: One Canada Square, Canary Wharf, London

Moveable tables and chairs will ensure the terraces can be used flexibly and allow residents to have a sense of ownership over their communal space.

Precedent images: Exchange Square, Liverpool Street, London

Planting is provided adjacent to the terrace parapet as an attractive backdrop of foliage and flowering interest. A diverse mix of sunny aspect herbaceous perennials, grasses and low-lying plants will be chosen suitably to thrive in this exposed south-facing microclimate. Trees are also important for ecological value and shade for residents on sunny days.

Nepeta ‘six hills giant’, Verbena bonariensis, Phlomis fruticosa

Stachys byzantina, Stipa tenuissima, Santolina chamaecyparissus

Euphorbia wulfenii, Cistus monspeliensis, Lavandula ‘sawyers’

Proposed tree

Proposed planting bed

Moveable furniture

Pinus sylvestris, Betula pendula, Carpinus japonica

8.9 Level 02 - Roof Garden Proposals

A roof garden is proposed at the northern end of Building N1 on Level 02 to provide additional external amenity space on plot.

Planting is maximised to create a lush garden for residents to sit and dwell in, offering a unique place of respite from the vehicle dominant surroundings at ground level.

Key

1. Multi-layered composition of planting, shrubs and trees to maximise biodiversity value

2. Benches and informal seating surrounded by nature

3. Organic design language

4. Shared entrance to terrace

5. Dense vegetation against residential unit/ window

Illustrative landscape plan for Level 02 roof terrace

Precedent images of verdant roof gardens

Illustrative Roofscape Plan

8.10 Level 02 - Hard and Soft Landscape

A textured aggregate based material will complement the dense vegetation and naturalistic quality of the roof garden.

Precedent images: Elephant Park, London

Timber top seating will be provided for individuals or groups of residents to enjoy sitting within a natural environment.

Precedent images: Television Centre, London

It is crucial for the roof garden to convey a strong sense of nature for the residents. The planting will comprise of layers of vegetation, to create a visually engaging and biodiverse landscape at roof level. Rather than depending on flowering interest, this shaded garden celebrates interest in form, foliage and sensory qualities of planting.

The terrace is also north facing, therefore having to be designed with species that will establish and thrive in an overshadowed environment for most of the year.

Structural layer; Euphorbia, Fatsia, Melianthus

Lush grasses; Hakonechloa, Anemanthele, Luzula

Ferns; Dryopteris, Polystichum

Timber top seating

Trees and shrubs; Pinus, Betula, Amelanchier

8.11 Green Roofs for Biodiversity

(Maintenance Access Only)

A series of roofs on levels 01, 02, 03 and 09 will be allocated for introducing biodiversity value to the non-residential spaces. Rather than seeding on site, a pre-grown wildflower turf will enable simple installation and establishment of the green roof.

These interventions, alongside planting interventions at grade and on amenity roofs will ultimately contribute to the Urban Greening Factor score (0.4) and Biodiversity Net Gain (refer to Ecology report) for the entire master plan within the hybrid application.

Soil substrate shall meet an adequate minimum depth of 150mm to comply with the Urban Greeing Factor category for intensive green roof. Gravel paths will also be provided for general maintenance access by the estate management team.

A successful green roof wildflower turf will depend on a robust maintenance regime. A 5-year maintenance and management plan will be drawn up in the next design stage to ensure the meadow thrives during its establishment period. The plan will also consider maintenance beyond this to ensure its lifespan can be maximised and extended. This will include the following considerations:

Ensure soils are of low fertility for optimum establishment for wildflower.

Schedule of visits to review health of meadow by horticulturally trained staff.

Removal of weeds, invasive plants and any undesirable species that arrive on the roof. Maintenance team must be able to identify and retain species that are beneficial to biodiversity value.

Cut back tall flowering species in autumn or winter after seeding.

Remove dead plant matter through rotational cutting in winter to maximise wildlife support.

Ensure plants are irrigated adequately during the establishment period, and monitored during hotter months in the summer.

Fertiliser is generally not required, however could be used subject to plant growth / health of green roof in localised areas.

Drainage outlets and gravel paths for maintenance to be inspected twice a year and cleared of vegetation.

Replanting and sowing as required.

Precedent images of wildflower green roofs

8.12 Soil Depth on Roofs

All roofs shall be designed to provide level access from the internal threshold level to amenity spaces and green roofs. Top of slab and finished levels will be taken into account to help inform the arrangement and generosity of planting.

Adequate soil depths will be critical for the establishment and longevity of the proposed soft landscape. For this reason, planting beds on amenity roof terraces will be raised or mounded to support a diverse range of planting, which includes combining ground cover planting with herbaceous perennials, shrubs and small trees.

Designing for safe use and access will also be paramount on roof level. Placement of trees, furniture and soil mounding must not present a risk of falling from a height by residents and members of staff. This level of design shall be explored further at the next stage of design.

9.1 The Inclusive Journey To the Building

The co-living main entrance is located towards the public realm to the west. The entrance is via a generous lobby with a reception, concierge & parcel store and with further connections to resident’s co-working hub and shared amenity via feature stair and triple height atrium.

Deliveries and servicing are proposed through service entrance via dedicated semi-permeable service yard towards the east with dedicated loading bays and parking.

9.2 Security

Salisbury Yard is designed to be accessible, of high quality, visually permeable and accessible to building occupants, whilst maintaining security. It is planned for one way vehicular flow allowing a single lane in and out. A loading bay allows lorries to pull up and other vehicles to pass. The northern entrance is off Rennell Street and continues under the new building into the newly formed street to the south.

Residents will be able to use this route to bring their bicycles into the building. Though it should be noted that access for residents and bicycles is afforded on both sides of the building- through the main entrance off Northern Square and through the service yard. Gates will secure the yard at night. The proposal has been reviewed by London Borough of Lewisham’s Secure by Design officer and is supported.

The yard is a safe service area with secondary access to the lobby for the co-living residents and cyclists and will include:

Clear placement of signage to service yard.

Bins store yard for Class E spaces and Lewisham High Street retail

One accessible parking bay and one bookable temporary parking and loading bay for co-living residents to align with the management strategy and moving-in / moving-out procedures.

Secured gated access

Gates to be open fully during the day but closed off and fob operated at night to stop antisocial behaviour with access control / fob for residents.

The design brief for the gated access design will include:

A transparent metal gate design: 2no. half bi-fold 1.8 m tall gate which stay open against the wall during the day and closed overnight .

A height restrictor indicating height allowance for the undercroft. Signage at the northern entrance gate.

The proposal for two gates - one at Rennell Street entrance and one at the southern exit - is supported by Lewisham SbD officers.

Rennell Street Crossing

Pick-up Drop-off Access

Concierge

Co-living Reception

Co-living temporary parking for moving in Key: Public routes/access

Co-living main access Resident’s fire exit

Co-living Pick-up /drop-off

Access only with card-key Active frontages

Yard access control gate

Accessible parking and route to lifts

Lewisham

Lewisham Shopping Centre - Block N4

SK240904 JourneyThroughBuilding

9.3 The Inclusive Journey Through the

Lewisham Shopping Centre - Block N4

Building

SK240904 _JourneyThroughBuilding

The shared amenities within the building are gathered in four locations to allow efficient planning and flexibility. The amenity areas are strategically placed at different levels of the building according to their primary function and with easy access connections to both accommodation cores.

The typical accommodation floors are arranged with a central corridor connecting the two cores The corridors have glazed doors to the cores for better visibility and safety. Windows to each corridor end provide daylight and ventilation and on lower floors additional central corridor break-out space with daylight is provided.

9.4 Cycle Storage

Led by SLR transport Consultants the project cycle provision has been development to ensure it aligns with the LPG co-living guidance.

Provision:

- Standard double stacked parking ... 250 spaces

- Standard Sheffield stand ... 68 spaces

- Oversized Sheffield stand ... 18 spaces

Total ... 336 spaces ( 0.75 of total rooms)

Cycle store is located at level 00 mezzanine and is accessible through secured lobby at GF reception and via dedicated cycle lift

For detailed information refer to the Transport statement by SLR provided as part of this application.

Main cycle access route Internal access route

9.5 Communal Corridor Arrangements

The typical floors are arranged with a central corridor connecting the two cores. The corridors have glazed doors to the cores for better visibility and safety. At level 01 where the corridor is adjacent to the shared amenity spaces, glazed connections are proposed. Windows to each corridor end also provide daylight and ventilation.

The corridor space standards has been considered to accommodate varying level of traffic through the building:

- 1500 mm for standard residential corridor

- 1800 mm for wider standard corridor in front of each core

- Over 1800 mm for parts adjacent to the amenity or at the key circulation junctions

9.6 Deliveries and Servicing

Deliveries and servicing is proposed via dedicated semi-permeable service yard. The service access is one way route via Rennell Street through the yard with dedicated loading bays. The route exits via underpass towards the N2 building yard and Lewisham High Street.

For additional information concerning the service access, please refer to the Servicing and Refuse Management Plan by SLR provided as part of this application.

Co-living bin collection

Co-living service and deliveries

Co-living temporary parking for moving in

Class E and High Street bin collection

Class E service and deliveries

Yard and access control gate

DRAFT

9.7 Fire Access and Exit

Led by Jensen Hughes Fire Consultants the project has undergone extensive development to ensure it aligns with standards of fire safety, encompassing both existing and emerging guidance in this field. Each core contains a fire fighting lobby with fire fighting and evacuation lifts. Incorporated within the project are multiple smoke vents and designated refuge spaces strategically positioned throughout the floor plans.

For additional insights and details, refer to the Fire Statement by Jensen Hughes provided as part of this application.

9.8 Waste Access and Management

The residential and commercial recycling and refuse collection facilities have been designed to meet the Lewisham guidance and supplemented by the British Standard BS5906:2005 ‘Waste Management in Buildings’.

Co-living bin store is located on the east side of the building with direct access from service yard and in close proximity to dedicated loading bay. The bin store is split into two parts - resident’s access only area and management access only holding store. The resident’s access store is located next to the main circulation core.

Class E bin store is located on the west side of the service yard. The store is shared between the building Class E spaces and Lewisham High Street (LHS) properties.

For additional information concerning the Waste Management, please refer to the Servicing and Refuse Management Plan by SLR provided as part of this application.

Key:

Refuse lorry access route

Bin store collection access

Co-living resident’s access bin store area

Co-living collection holding store

Class E bin store shared with existing LHS properties

Yard and access control gate

Proposed Lewisham High Street properties access to service yard

Example of transparent metal gate.

Secured gated access: Gates to be open fully during the day but closed off and fob operated at night to stop antisocial behaviour with access control / fob for residents.

Lewisham

9.9 Facade Maintenance and Access Strategy

The team has been engaging in close coordination with the facade consultant EOC to help refine the facade maintenance and access strategy for Building N1 to be be safe, efficient, and adaptable to the building’s needs, balancing both safety regulations and practical maintenance concerns.

Facade Maintenance

The facade of Building N1 has been designed with a maintenance strategy that ensures both longevity and accessibility for ongoing upkeep. This strategy takes into account the materials used in the facade, including glazing, aluminum cladding, and green walls, each with different cleaning and maintenance requirements.

Glazing will be cleaned on a quarterly basis to meet warranty conditions and tenant expectations, with options such as internal cleaning for glazing panels that open inward.

Rainwater outlets and gutters will undergo annual inspections and cleaning, ensuring proper drainage and preventing potential facade damage.

Green walls will receive periodic maintenance to ensure their health and aesthetic, while aluminum cladding will require specialized cleaning techniques like DOFF steam cleaning on an ad-hoc basis.

The facade materials are selected for durability, and their cleaning schedules will be designed in accordance with the manufacturer’s recommendations, ensuring that warranties remain valid. Additionally, these maintenance routines will be incorporated into the facade contractor’s Operation and Maintenance (O&M) Manuals.

Access Strategy

Several strategies for facade access have been evaluated to ensure safety and efficiency while meeting regulatory compliance, including CDM Regulations 2015 and the Working at Height Regulations 2005.

BMU Disregarded:

A Building Maintenance Unit (BMU) was considered but ultimately disregarded due to its high cost, complexity, and the impracticality of integrating the system into the building’s design.

MEWP Disregarded:

Mobile Elevating Work Platforms (MEWPs) were also reviewed but discarded because of their large footprint, operational constraints, and inability to fully access all parts of the facade, as well as the potential for disruptions, such as the need for road or pavement closures.

Reach and Wash System:

This method will be employed for lower levels, where telescopic poles and purified water will be used to clean the external glazing from ground level. This eliminates the risk of working at height and allows for efficient, regular facade cleaning, although it is limited to a height of approximately 15-20 meters.

Openable Windows:

Where feasible, the building’s facade will include openable windows to facilitate easy access for cleaning and minor maintenance from within the building. This reduces the need for more complex external access methods, such as rope access or mechanical equipment, particularly on lower floors. However, openable windows will only provide partial coverage of the facade.

Rope Access and Davit Systems:

For higher levels, a rope access system using davit arms will be employed. Davit systems will be installed on the building’s roof to support operatives during facade maintenance and cleaning tasks. Davit baseplates will be permanently installed, with davit arms temporarily fitted when needed. This method allows for the safe and effective cleaning of external glazing and facade materials. Routine inspections and pull-out tests of the davit system will be conducted every six months, as required by LOLER regulations.

Davit system located on high level gantry system

Exsmple of Davit system on gantry Davit system on high level gantry

Portable Reach and Walsh system Internal cleaning

9.9 Facade Maintenance and Access

Strategy

The access system prioritizes safety while considering operational costs, tenant impact, and the architectural integrity of the building. Rope access, though higher on the risk hierarchy, has been selected for its adaptability to the building’s design. All personnel involved in facade maintenance will be fully trained in rope access techniques and will work in compliance with health and safety regulations, ensuring a secure working environment both for the operatives and building occupants.

Additionally, the building’s design will include safety measures such as fall restraint systems, walkways, and steps where required to allow safe access to rooftop plant areas and critical facade components.

Safe roof access with walkways, balustrades and safety lines

8. Rope Access

Walkway/steps/balustrade/fall restraint on the perimeter to allow access.

Glass Replacement: Internal replacement where possible, with glazing to be sized to fit within the lifts.

Davit system with rope access operative. Socket installed to roof finish via plinth as shown.

Davit sockets located on walkways / gantry around perimeter on roof.

Davit sockets located on walkways / gantry around Davit sockets located on walkway (with fall restraint system required for additional safety whilst working on slope)

Davit sockets located on walkways gantry around perimeter of roof.

Davit sockets located on walkway (with fall restraint system required for additional safety whilst working on slope)

Davit system with rope access operative. Socket installed to roof finish via plinth as shown.

10.0 Strategies

10.1 Demolition & Retention

The adjacent diagram shows the extent of partial demolition required to each existing High Street property to facilitate the delivery of Plot N1. Most of the building structure to be demolished is single level with the exclusion of a two storey element part of 62-64 Lewisham High Street.

For further information on demolition and retention refer to SEW’s demolition drawings and Quod’s planning statement.

10.2 Plant Strategy

Plot N1 will be the first building in Phase 1 to be constructed.

Due to its height and nature it will require a number of systems including commercial and residential sprinkler systems, wet riser system and back up power system.

Plot N1 will also house main electrical infrastructure for Phase 1. These systems are designed to serve the other buildings proposed within Phase 1: Plot N2 and N3, and so increases the space efficiency across Phase 1 as a whole and maximises the amount of active frontage and retail space at ground floor.

Key:

Services - N1 building

Services - combined per phase

Existing relocated substations

10.3 Level Access

The levels around N1 including Northern Square have been carefully coordinated to compensate for the loss of fluvial floodplain storage associated primarily with Plot N1 and the extended Lewisham House. There is a 380mm difference in the external FFLs around the building from +8.00 to +8.38 AOD.

The design aims to set as much of the ground floor of plot N1 to be at 8.38mAOD, the 1:30 year fluvial flood level, though flood levels will be manageable with parts of the building lower than +8.38mAOD. Where it’s not possible to go above the 1:100+climate change flood level, the ground floor slab steps down to +8,15mAOD and +8.00mAOD, which is acceptable due to no residential accommodation being located at the ground floor. The ground floor FFL of the most northern part of the building facing onto Rennell Street, the yard and also the retail facade on Lewisham High street is set at +8.00m AOD, driven by existing levels and allowing for level access to these spaces.

For a detailed analysis of flood risk mitigations and drainage strategies refer to Expedition’s Flood Risk Assessment submitted as part of the hybrid planning application.

11.0 Appendices

Studio MULTI (with Mae) Unit by Unit Schedule

11.1 Unit-by-Unit Schedule

This schedule is to be read in conjunction with the master areas schedule and the planning area schedule, included into chapter 6.0.

To identify the location of units please refer to the General Arrangement Plans submitted as part of the Planning Application Drawings Pack.

N1 - 19 - 06 - B1 Type B1 19 Standard

N1 - 19 - 07 - B1 Type B1 19 Standard

N1 - 19 - 08 - B1 Type B1 19 Standard

N1 - 19 - 09 - B1 Type B1 19 Standard

N1 - 19 - 10 - B1 Type B1 19 Standard

N1 - 19 - 11 - B1 Type B1 19 Standard

N1 - 19 - 12 - A2 Type A2 18.2 Standard

N1 - 19 - 13 - A2 Type A2 18.2 Standard

N1 - 19 - 14 - WAM1 Type M1Mobility 28.9 Wheelchair Accessible

N1 - 19 - 15 - B1 Type B1 19 Standard

N1 - 19 - 16 - A2 Type A2 18.2 Standard N1 - 19 - 17 - A2 Type A2 18.2 Standard

18th Floor Unit Type

N1 - 18 - 01 - B1 Type B1 19 Standard

N1 - 18 - 02 - B1 Type B1 19 Standard

N1 - 18 - 03 - A2 Type A2 18.2 Standard

N1 - 18 - 04 - A2 Type A2 18.2 Standard

N1 - 18 - 05 - C4 Type C4 23.6 Standard

N1 - 18 - 06 - B1 Type B1 19 Standard

N1 - 18 - 07 - B1 Type B1 19 Standard

N1 - 18 - 08 - B1 Type B1 19 Standard

N1 - 18 - 09 - B1 Type B1 19 Standard

N1 - 18 - 10 - B1 Type B1 19 Standard

N1 - 18 - 11 - B1 Type B1 19 Standard

N1 - 18 - 12 - A2 Type A2 18.2 Standard

N1 - 18 - 13 - A2 Type A2 18.2 Standard

N1 - 18 - 14 - WAM1 Type M1Mobility 28.9 Wheelchair Accessible

N1 - 18 - 15 - B1 Type B1 19 Standard

N1 - 18 - 16 - A2 Type A2 18.2 Standard

N1 - 18 - 17 - A2 Type A2 18.2 Standard

N1 - 17 - 01 - B1 Type B1 19

N1 - 17 - 02 - B1 Type B1 19

N1 - 17 - 03 - A2 Type A2 18.2

N1 - 17 - 04 - A2 Type A2 18.2

N1 - 17 - 05 - C4 Type C4 23.6

N1 - 17 - 06 - B1 Type B1 19

N1 - 17 - 07 - B1 Type B1 19

N1 - 17 - 08 - B1 Type B1 19

N1 - 17 - 09 - B1 Type B1 19

N1 - 17 - 10 - B1 Type B1 19

N1 - 17 - 11 - B1 Type B1 19

N1 - 17 - 12 - A2 Type A2

N1 - 17 - 13 - A2 Type A2 18.2

N1 - 17 - 14 - WAM1 Type M1Mobility

N1 - 17 - 15 - B1 Type B1 19

N1 - 17 - 16 - A2 Type A2

N1 - 17 - 17 - A2 Type A2

Floor

Part M1 Designation

N1 - 16 - 01 - B1 Type B1 19

N1 - 16 - 02 - B1 Type B1 19

N1 - 16 - 03 - A2 Type A2 18.2

N1 - 16 - 04 - A2 Type A2 18.2

N1 - 16 - 05 - C4 Type C4 23.6

N1 - 16 - 06 - B1 Type B1 19

N1 - 16 - 07 - B1 Type B1 19

N1 - 16 - 08 - B1 Type B1 19

N1 - 16 - 09 - B1 Type B1 19

N1 - 16 - 10 - B1 Type B1 19

N1 - 16 - 11 - B1 Type B1 19

N1 - 16 - 12 - A2 Type A2 18.2

N1 - 16 - 13 - A2 Type A2 18.2

N1 - 16 - 14 - WAM1 Type M1Mobility 28.9

Accessible N1 - 16 - 15 - B1 Type B1 19

N1 - 16 - 16 - A2 Type A2 18.2

N1 - 16 - 17 - A2 Type A2 18.2

15th Floor Unit Type

N1 - 15 - 01 - B1 Type B1 19

N1 - 15 - 02 - B1 Type B1 19

N1 - 15 - 03 - A2 Type A2

N1 - 15 - 04 - A2 Type A2

- 15 - 05 - C4 Type C4

N1 - 15 - 06 - B1 Type B1 19

-

15 - 15 - B1

- 15 - 16 - A2

- 15 - 17 - A2

- 14 - 01 - B1 Type B1

- 14 - 02 - B1 Type B1

- 14 - 03 - A2 Type A2 18.2

- 14 - 04 - A2 Type A2 18.2

- 13 - 05 - C4 Type C4

- 13 - 06 - B1

- 13 - 07 -

11.1 Unit-by-Unit Schedule

11th Floor Unit Type Area, sqm Part M1 Designation

N1 - 11 - 01 - B1 Type B1 19 Standard

N1 - 11 - 02 - B1 Type B1 19 Standard

N1 - 11 - 03 - A2 Type A2 18.2 Standard

N1 - 11 - 04 - A2 Type A2 18.2 Standard

N1 - 11 - 05 - C4 Type C4 23.6 Standard

N1 - 11 - 06 - B1 Type B1 19 Standard

N1 - 11 - 07 - B1 Type B1 19 Standard

N1 - 11 - 08 - B1 Type B1 19 Standard

N1 - 11 - 09 - B1 Type B1 19 Standard

N1 - 11 - 10 - B1 Type B1 19 Standard

N1 - 11 - 11 - B1 Type B1 19 Standard

N1 - 11 - 12 - A2 Type A2 18.2 Standard

N1 - 11 - 13 - A2 Type A2 18.2 Standard

N1 - 11 - 14 - WAM1 Type M1Mobility 28.9 Wheelchair Accessible

N1 - 11 - 15 - B1 Type B1 19 Standard

N1 - 11 - 16 - A2 Type A2 18.2 Standard

N1 - 11 - 17 - A2 Type A2 18.2 Standard

10th Floor Unit Type Area, sqm Part M1 Designation

N1 - 10 - 01 - B1 Type B1 19 Standard

N1 - 10 - 02 - B1 Type B1 19 Standard

N1 - 10 - 03 - A2 Type A2 18.2 Standard

N1 - 10 - 04 - A2 Type A2 18.2 Standard

N1 - 10 - 05 - C4 Type C4 23.6 Standard

N1 - 10 - 06 - B1 Type B1 19 Standard

N1 - 10 - 07 - B1 Type B1 19 Standard

N1 - 10 - 08 - B1 Type B1 19 Standard

N1 - 10 - 09 - B1 Type B1 19 Standard

N1 - 10 - 10 - B1 Type B1 19 Standard

N1 - 10 - 11 - B1 Type B1 19 Standard

N1 - 10 - 12 - A2 Type A2 18.2 Standard

N1 - 10 - 13 - A2 Type A2 18.2 Standard

N1 - 10 - 14 - WAM1 Type M1Mobility 28.9 Wheelchair Accessible

N1 - 10 - 15 - B1 Type B1 19 Standard

N1 - 10 - 16 - A2 Type A2 18.2 Standard

N1 - 10 - 17 - A2 Type A2 18.2 Standard

9th Floor Unit Type Area, sqm Part M1 Designation

N1 - 09 - 01 - B1 Type B1 19 Standard

N1 - 09 - 02 - B1 Type B1 19 Standard

N1 - 09 - 03 - A2 Type A2 18.2 Standard

N1 - 09 - 04 - A2 Type A2 18.2 Standard

N1 - 09 - 05 - C4 Type C4 23.6 Standard

N1 - 09 - 06 - B1 Type B1 19 Standard

N1 - 09 - 07 - B1 Type B1 19 Standard

N1 - 09 - 08 - B1 Type B1 19 Standard

N1 - 09 - 09 - B1 Type B1 19 Standard

N1 - 09 - 10 - B1 Type B1 19 Standard

- 09 - 11 - B1 Type B1 19 Standard

- 09 - 12 - A2 Type A2 18.2 Standard

- 09 - 13 - A2 Type A2 18.2 Standard

- 09 - 14 - WAM1 Type M1Mobility 28.9 Wheelchair Accessible N1 - 09 - 15 - B1 Type B1 19 Standard N1 - 09 - 16 - A2 Type A2 18.2 Standard

- 09 - 17 - A2 Type A2 18.2 Standard

Room Number

- 07 - 02 - A2 Type A2

N1 - 07 - 03 - B1 Type B1 19

N1 - 07 - 04 - B1 Type B1 19

N1 - 07 - 05 - A2 Type A2

N1 - 07 - 06 - WAM3 Type M3 Mobility

- 07 - 07 - A2 Type A2

- 07 - 08 - A2 Type A2

N1 - 07 - 09 - B1 Type B1 19

N1 - 07 - 10 - B1

Wheelchair Accessible N1 - 07 - 14 - A2 Type A2 18.2

N1 - 07 - 15 - C3 Type C3 22.5

N1 - 07 - 16 - B1 Type B1 19

N1 - 07 - 17 - B1 Type B1 19

N1 - 07 - 18 - A2 Type A2 18.2

N1 - 07 - 19 - A2 Type A2 18.2

N1 - 07 - 20 - B4 Type B4 19.2

N1 - 07 - 21 - B1 Type B1 19

- 07 - 22 - B1 Type B1 19

- 07 - 23 - A2 Type A2

N1 - 07 - 24 - A2 Type A2

N1 - 07 - 25 - C4 Type C4

11.1 Unit-by-Unit Schedule

Room Number

-

- 02 - A2

- 05 - 03 - B1 Type B1 19 Standard N1 - 05 - 04 - B1 Type B1 19 Standard

N1 - 05 - 05 - A2 Type A2 18.2 Standard

N1 - 05 - 06 - WAM3 Type M3 Mobility 36.2 Wheelchair Accessible

N1 - 05 - 07 - A2 Type A2 18.2 Standard

N1 - 05 - 08 - A2 Type A2 18.2 Standard

N1 - 05 - 09 - B1 Type B1 19 Standard

N1 - 05 - 10 - B1 Type B1 19 Standard

N1 - 05 - 11 - C2 Type C2 22.3 Standard

N1 - 05 - 12 - WAM2 Type M2 Mobility 31.4 Wheelchair Accessible

N1 - 05 - 13 - WAM2 Type M2 Mobility 31.4 Wheelchair Accessible

N1 - 05 - 14 - A2 Type A2 18.2 Standard

N1 - 05 - 15 - C3 Type C3 22.5 Standard

N1 - 05 - 16 - B1 Type B1 19 Standard

N1 - 05 - 17 - B1 Type B1 19 Standard

N1 - 05 - 18 - A2 Type A2 18.2 Standard

N1 - 05 - 19 - A2 Type A2 18.2 Standard

N1 - 05 - 20 - B4 Type B4 19.2 Standard

N1 - 05 - 21 - B1 Type B1 19 Standard

N1 - 05 - 22 - B1 Type B1 19 Standard

N1 - 05 - 23 - A2 Type A2 18.2 Standard

N1 - 05 - 24 - A2 Type A2 18.2 Standard

N1 - 05 - 25 - C4 Type C4 23.6 Standard

N1 - 05 - 26 - B1 Type B1 19 Standard

N1 - 05 - 27 - B1 Type B1 19 Standard

N1 - 05 - 28 - B1 Type B1 19 Standard

N1 - 05 - 29 - B1 Type B1 19 Standard

N1 - 05 - 30 - B1 Type B1 19 Standard

N1 - 05 - 31 - B1 Type B1 19 Standard

N1 - 05 - 32 - A2 Type A2 18.2 Standard

N1 - 05 - 33 - A2 Type A2 18.2 Standard

N1 - 05 - 34 - WAM1 Type M1 Mobility 28.9 Wheelchair Accessible

N1 - 05 - 35 - B1 Type B1 19 Standard

N1 - 05 - 36 - A2 Type A2 18.2 Standard

N1 - 05 - 37 - A2 Type A2 18.2 Standard

- 04 - 01 - WAM3

- 04 - 02 - A2

- 04 - 03 - B1 Type B1 19

- 04 - 04 - B1 Type B1 19

- 04 - 05 - A2

- 04 - 06 - WAM3

- 04 - 07 - A2

- 04 - 08 - A2

- 04 - 09 - B1 Type B1 19

- 04 - 10 - B1 Type B1 19

- 04 - 11 - C2

- 04 - 12 - WAM2

- 04 - 13 - WAM2

- 04 - 14 - A2

- 04 - 15 - C3

- 04 - 16 - B1 Type B1 19

N1 - 04 - 17 - B1 Type B1 19

N1 - 04 - 18 - A2 Type A2 18.2

N1 - 04 - 19 - A2 Type A2 18.2

N1 - 04 - 20 - B4 Type B4

N1 - 04 - 21 - B1 Type B1 19

N1 - 04 - 22 - B1 Type B1 19

N1 - 04 - 23 - A2 Type A2

N1 - 04 - 24 - A2 Type A2

N1 - 04 - 25 - C4 Type C4

N1 - 04 - 26 - B1 Type B1 19

N1 - 04 - 27 - B1 Type B1 19

N1 - 04 - 28 - B1 Type B1 19

N1 - 04 - 29 - B1 Type B1 19

N1 - 04 - 30 - B1 Type B1 19

N1 - 04 - 31 - B1 Type B1 19

N1 - 04 - 32 - A2 Type A2 18.2

N1 - 04 - 33 - A2 Type A2 18.2

N1 - 04 - 34 - WAM1 Type M1 Mobility

N1 - 04 - 35 - B1 Type B1 19

N1 - 04 - 36 - A2 Type A2

N1 - 04 - 37 - A2 Type A2

N1 - 03 - 01 - WAM3 Type M3 Mobility

N1 - 03 - 02 - A2 Type A2 18.2

N1 - 03 - 03 - B1 Type B1 19

N1 - 03 - 04 - B1 Type B1 19

N1 - 03 - 05 - A2 Type A2 18.2

N1 - 03 - 06 - WAM3 Type M3 Mobility 36.2 Wheelchair Accessible

N1 - 03 - 07 - A2 Type A2 18.2

N1 - 03 - 08 - A2 Type A2 18.2

N1 - 03 - 09 - B1 Type B1 19

N1 - 03 - 10 - B1 Type B1 19

N1 - 03 - 11 - C2 Type C2 22.3

N1 - 03 - 12 - WAM2 Type M2 Mobility 31.4

Wheelchair Accessible N1 - 03 - 13 - WAM2 Type M2 Mobility 31.4

Wheelchair Accessible N1 - 03 - 14 - A2 Type A2 18.2

N1 - 03 - 15 - C3 Type C3 22.5

N1 - 03 - 16 - B1 Type B1 19

N1 - 03 - 17 - B1 Type B1 19

N1 - 03 - 18 - A2 Type A2 18.2

N1 - 03 - 19 - A2 Type A2 18.2

N1 - 03 - 20 - B4 Type B4 19.2

N1 - 03 - 21 - B1 Type B1 19

N1 - 03 - 22 - B1 Type B1 19

N1 - 03 - 23 - A2 Type A2 18.2

N1 - 03 - 24 - A2 Type A2

N1 - 03 - 25 - C4 Type