1138 - Design and Access Statement - Full Document 2015

PLOT E AND TELECOM HOUSE
Outline Application
Design and Access Statement
Allies and Morrison

July 2015
INTRODUCTION
This Design and Access Statement (DAS) has

been prepared on behalf of Sackville Developments
(Reading) Limited (SDRL), in support of an Outline
Planning Application for the redevelopment of Friars
Walk Shopping Centre and Telecom House, in
Reading.
The Outline Planning Application seeks permission

for a mixed-used development, predominantly retail
and residential, with matters reserved. The proposed
scheme will be implemented only in conjunction
with the approved Station Hill 3 (SH3) Masterplan in
Reading.
The purpose of this report is to explain the proposed

parameters and to illustrate how a scheme could be
developed.
Commitments to various aspects of the design are

provided in the Parameters Plans and Design Codes.
These documents should be read in conjunction with
the DAS which illustrates potential design proposals
that could be brought forward in compliance with the
Parameter Plans and Design Codes.
Opposite:
Aerial sketch view from south of the illustrative scheme
CONTENTS
1 THE SITE 1
2 STATION HILL 3 OUTLINE CONSENT

MASTERPLAN 5
2.1 principles 5
2.2 planning background 7
3 DESIGN APPROACH AND PARAMETERS 9

3.1 height and scale 9
3.2 service access and car park 17
3.3 active frontages 19
3.4 amount and distribution of uses 21
4 THE ILLUSTRATIVE SCHEME 23

4.1 general layout 23
4.2 appearance 37
4.3 typical flat layouts 51
4.4 retail 55
4.5 residential amenity space 59
4.6 public realm 63
5 ACCESS 67
6 DESIGN TEAM 71
7 DRAWINGS SCHEDULE 73
PLOT E AND TELECOM HOUSE Design and Access Statement July 2015
Reading
Station
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Aerial view of Plot E site

1 THE SITE
ES
As illustrated on the adjacent aerial view, the site is
ER
formed by the existing Friars Walk Shopping Centre
FO RBU RY RO AD and Telecom House. The site’s southern edge is
bounded by Friar Street and northern edge by Garrard
Street.
ST AT IO N rR O
AD
FRIAR
STRE
ET
RO AD
QU EE N VIC TO RIA
T
TREE
SS S
CRO
Plot E and Telecom House application boundary
PLOT E AND TELECOM HOUSE Design and Access Statement July 2015 1
Telecom House Friars Walk shopping centre
Friar Street existing elevation
Friars Walk shopping centre
Telecom House
Shopping centre walkway
Garrard Street existing elevation
2
Friar Street runs east-west to connect the smaller
scale residential areas located to the west of the site
with the historic Town Hall and the open spaces of
Forbury Gardens both located a short distance to the
east. The secondary shopping street includes office
space above and is generally between three or six
storeys with the exception of the Novotel hotel, which
is thirteen storeys, located a few doors down to the
east of the site.
Garrard Street runs east-west and is divided at high

level by a walkway from the Friars Walk shopping
centre to be demolished during summer 2015 as part
of the first phase of SH3.
Currently this upper level walkway blights the

appearance of the street and creates dark and
inhospitable environment for pedestrian underneath.
The remaining parts of Garrard Street are generally
very poor with most buildings either unoccupied or
turning their backs on the street giving a predominant
‘service street’ character. There is a major opportunity
for any new proposals to enhance connections and
permeability along this route by improving the quality
and character of the street and the frontages along its
length.
demolition
Illustrative SH3 Masterplan with Plot E and Telecom House illustrative scheme
4
2 STATION HILL 3 OUTLINE
CONSENT MASTERPLAN
2.1 PRINCIPLES
Station Hill 3 (SH3) Masterplan was granted outline

planning consent in January 2015 (ref. 130436),
and Plot E and Telecom House Outline Application
will only be implemented in conjunction with the
remainder of SH3 scheme.
Sackville Developments (Reading) Limited has

committed to promoting a high quality development
for the Station Hill site.
The proposals set the parameters for a comprehensive
office led mixed-use scheme in the wider context of
the enhancement of the Reading Station Area.
The redevelopment of this site will deliver a significant
new mix uses district which will contribute both to
the first impression of Reading and offer a substantial
catalyst for the regeneration of Station Hill and Friar
Street to the south.
Key Objectives
The key objectives for the Station Hill 3 (SH3)

Masterplan are:
• to provide clear and legible design parameters for

the site that ensure that the development connects
well to the areas of the town adjacent.
•to encourage quality design both for the buildings
and for the public spaces.
•to generally follow the existing topography and to
subdivide the parcels of land within the site so that
they can be delivered in realistic phases.
•to integrate with the adjoining public transport
interchanges.
• to provide a new civic square for Reading.
Plot E and Telecom house Application boundary
SH3 consent scheme boundary
5
Approved Parameter Plans 03 and 04
6
2 SH3 OUTLINE CONSENT MASTERPLAN
2.2 PLANNING BACKGROUND
On 9 January 2015 the Applicant secured outline is further located within the designated Primary
planning consent (application reference: 130436) for Shopping Centre, the Central Core and the Office
the comprehensive regeneration of Station Hill (“the Core. In accordance with the Core Strategy, the site
SH3 Scheme”). The number of residential units and is located within the Station/River Major Opportunity
type were not fixed by the proposals, however the Area (Figure 6.1) which is allocated for a flagship
Development Specification sets this to be between 150 scheme that extends the centre and provides a
and 300 residential units, to be located within Plots mixed use destination in itself, being centred on
E and F. Condition 5 requires the development to be a redeveloped station and new public transport
built in accordance with seven parameter plans which interchange.
define the building envelope (scale and layout), means
of access to and through the site and other matters
such as ground and upper floor uses.
Concurrently with the Outline Permission, a separate

application for a temporary events venue and
landscaping on the north eastern part of the Site
(located on future development Plot C and part of
Plot B) was submitted and approved on 20 January
2014 (application reference: 13/00459/FUL). This will
integrate with the delivery programme of the SH3
proposals, and allow an attractive temporary use of the
northern part of the Site prior to its development as
part of the main Station Hill 3 scheme.
The Key Diagram of the Reading Borough Council

Core Strategy (adopted January 2008, altered January
2015) identifies the site as falling within the central
Reading area whereby the greater concentrations of
housing and employment uses should be based. The
diagram also notes the location of major development
areas within the centre. The Core Strategy also
identifies the application site as falling within the
‘Station/River Project Area’, whereby future uses
may include housing, commercial, leisure, retail and
community facilities.
The Reading Central Area Action Plan (RCAAP),

January 2009), establishes the planning framework
for the central Reading Area. The application site falls
within the designated boundary of the RCAAP. The
spatial and design strategy (Figure 5.2) identifies
the application site as falling within the wider areas
designated for offices, retail and leisure. The site
Plot E and Telecom house Parameter Plan 3 : building plot and height
8
3 DESIGN APPROACH AND
PARAMETERS
3.1 HEIGHT AND SCALE
The height and scale of the proposed residential

development of Plot E of the SH3 approved scheme will
C
reflect the cascade in overall heights for the individual
A
B buildings from a highest level at the northern edge on
D Station Hill adjacent to the station to the lowest level
at the southern edge fronting onto Friar Street. Within
Plot E itself the building form will step down in height
from its northern edge on Garrard Street opposite
F
the taller commercial building on Plot D to produce
a series of terraces that can be utilised for amenity
space for the occupiers.
Buildings cascade from high to low diagram

Figure 1: Buildings cascade from high to low.
The diagram shows in a dashed line the adjacent existing buildings on Friar Street that do not form part of this application
key
Development plots
Limit of deviation of - 2.5m
Limit of deviation of +/- 2.5m
Zone for potential courtayrd
Plot E and Telecom House Application boundary
Plot E Friar Street elevation - minimum height parameter with minimum illustrative scheme sitting above
Plot E Friar Street elevation - maximum height parameter with maximum illustrative scheme sitting below
10
3 DESIGN APPROACH AND PARAMETERS
Minimum and maximum heights
Friars Street
The range in the height for the elevation facing onto

Friar Street requires a design that is complimentary
to the scale of the existing and variable built context
that surrounds it. The minimum number of storeys to
achieve this is approximately ground plus five upper
storeys, set at +63.00m AOD, and the maximum
is approximately ground plus seven storeys, set at
+73.00m AOD.
Plot E Friars Walk elevation - minimum height parameter with minimum illustrative scheme sitting above
Plot E Friars Walk elevation - maximum height parameter with maximum illustrative scheme sitting below
12
Minimum and maximum heights
Friars Walk
The ground level between Friar Street and Garrard

Street which becomes apparent as the result of
providing a new connection called Friars Walk is
approximately 5.5 metres. The difference in the levels
is reconciled by the introduction of a series of steps
and ramps to provide pedestrian access between the
two streets. The range in the height for the elevation
facing onto Friars Walk allows a design to emerge that
recognises the step up in overall heights between
this plot and those of the commercial buildings to
the north, in particular Plot D, as well as providing
buildings of a similar height to those on the opposite
side of Friars Walk within Plot F of the consented
SH3 scheme. At the southern end the minimum
number of storeys is approximately ground plus five
upper storeys, set at +63.00m AOD, and a maximum
of approximately ground plus seven storeys, set at
+73.00m AOD, and at the northern end the maximum
is approximately ground plus ten storeys, set at
+85.00m AOD.
Plot E Garrard Street elevation - minimum height parameter with minimum illustrative scheme sitting above
Plot E Garrard Street elevation - maximum height parameter with maximum illustrative scheme sitting below
14
Garrard Street
The range in the height for the elevation facing onto

Garrard Street Street requires a design that mediates
between the scale of the existing and the proposed
new built context of the consented SH3 scheme
immediately adjacent to it. The minimum number
of storeys to achieve this is approximately ground
plus five upper storeys, set at +63.00m AOD, and the
maximum is approximately ground plus ten storeys,
set at +85.00m AOD.
Plot E and Telecom House Parameter Plan 05: Access routes
16
3.2 SERVICE ACCESS AND CAR PARK
The service access for the entire development and

the car park should be located to the north of the plot,
on Garrard Street. The opening should combine the
entrance to the car park and the service yard for the
retail units into a consolidated section of the facade
in order to keep the disruption to the length of active
frontage to a minimum.
key
Development plot
Pedestrianised zone
Shared pedestrian and servicing area
Zone for car park access
Zone for service access
Plot E and Telecom House Parameter Plan 06 : ground floor uses
18
3.3 ACTIVE FRONTAGES
The design intent is to maximise the length of facade

at the ground floor level that is active. The two
principal activities that produce this are retail, and
residential entrances. The parameter plan indicates
retail frontage forming the majority of this on Friar
Street, Friars Walk, and a return along Garrard Street.
Residential entrances should be located at ground floor
level within the facades of the Friar Street and Garrard
Street frontages, and through an opening in the Friars
Walk facade into the internal courtyard.
key
Predominantly retail uses at ground floor
Active frontage zone
PROPOSED PLOT E/TELECOM HOUSE FLOORSPACE
USE PROPOSED
(Use Class) New Minimum New Maximum
Retail and related uses A1-A5 1,000 sqm 7,000 sqm
Leisure - -
Residential 20,000 sqm 34,000 sqm
Office 0 0
Car parking 0 spaces 200 spaces
PROPOSED SH3 FLOORSPACE INCLUDING TELECOM HOUSE SITE
USE PROPOSED
(Use Class) New Minimum New Maximum
Retail and related uses A1-A5 6,000 sqm 13,500 sqm
Leisure - 2,200 sqm
Residential 26,000 sqm 41,500 sqm
Office 69,000 sqm 122,000 sqm
Car parking 550 spaces 1,000 spaces
Back of house 1,000 sqm 3,200 sqm
20
3.4 AMOUNT AND DISTRIBUTION OF USES
The proposed use for the plot is predominantly

residential, with retail use at the ground floor level.
The slope of the site between Friar Street and
Garrard Street allows a quantum of additional retail
accommodation to be inserted into the plan at a
mezzanine level.
illustrative lower ground floor plan
22
4 THE ILLUSTRATIVE SCHEME
The illustrative scheme shown on the following pages

is one interpretation of the Parameters. It is not for
approval, but shows how the Parameters can deliver a
scheme which has shown design principles.
The detailed design of the scheme will be developed

in due course with approved layout as reserved
matters.
4.1 GENERAL LAYOUT
The illustrative scheme for Plot E shows approximately

283 homes, in buildings whose height ranges from six-
storey on Friar Street rising to a maximum of twelve
storeys facing onto Garrard Street.
The ground floor or each plot is shown as

predominantly comprising of retail on Friar Street
and Friars Walk, with ancillary service areas and
residential entrances making up the remainder of the
facades at this level. Principal residential entrances
are located on Friar Street and Garrard Street, which
allows drop off from the street leaving Friars Walk
for predominantly retail use. An additional entrance
mid way along Friars Walk gives access to a new
courtyard, within which are additional residential
cores arranged around shared amenity space.
Additional amenity spaces are shown at roof level in

a series of terraces stepping up in height towards the
north, and in the form of private balconies for each
home.
SDRL land ownership boundary
communal servicing/storage/plant
retail
retail storage/plant
residential storage/plant
residential entrance/cores
Illustrative ground floor plan
24
Ground floor
The ground floor plan for the illustrative scheme

describes the overall layout although elements of it are
set at different levels. A principal residential entrance
(opposite B) is located at the western end of the block
facing onto Friar Street at the highest level. A second
principal entrance (opposite D) is located on Garrard
Street at the lowest level, while cores A & C (see
opposite) are accessed from the courtyard, which is
set at the mid-point level of Friars Walk.
The courtyard is divided into two parts. The southern

half is open to the public and is served by the retail
through units on Friars Walk. The northern part is
separated by a screen where a shared garden and
children’s play space for the residential occupiers is
provided. From the corner of the courtyard a staircase
leads down to Garrard Street. This is gated for the
security of the residents. Residential duplexes and
ancillary residential spaces make up the remaining
accommodation that forms the edge to this part of the
courtyard.
Retail units wrap around the courtyard with their

principal frontages facing onto Friar Street, Friars Walk
and Garrard Street. On Friars Walk the public space
is set out in a series of steps and landings coincident
with the finished levels of the individual units, with
a ramp along one side providing step free access to
each.
retail
The entrance to the residential car park is located
under the courtyard at the lower level on Garrard
residential fl at Street. Adjacent to this is a service dock for vehicles
residential entrance servicing the retail units, as well as refuse collection
for both the residential and retail occupiers. The
remainder of this space is occupied by ancillary stores
and plant rooms.
Illustrative mezzanine floor plan
26
Mezzanine floor
In the illustrative scheme on the first floor level is

informed by the height of the retail ground floor at
the highest part of the site on Friar Street. In order
to maintain a consistent floor level for the residential
floors above this, the fall in the ground level down to
Garrard Street allows a mezzanine floor to be inserted
above the ground, but below the first floor. This either
contains the upper floor of a residential duplex unit
accessed from the courtyard below, a single level
lateral residential unit, or the upper part of the retail
units along Friars Walk.
retail
residential fl at
residential entrance
PLOT E AND TELECOM HOUSE Design and Access Statement July 2015
Illustrative first - sixth floor plan
28
Typical floor
The typical floors contain residential units in a mixture

of one and two bed homes clustered around the four
lift and staircase cores, and accessed via central
corridors. Typical plan arrangements for each type are
illustrated under section 4.3 of this document.
residential fl at
residential core
Illustrative seventh floor plan
30
Seventh floor
At this floor the form of the building sets back to

produce one of a number of communal roof terraces
with a combination of hard and soft landscape that is
accessible by stair or lift from one of the cores.
residential fl at
residential core
Illustrative eighth floor plan
32
Upper floors
At the eighth and ninth floors terraces are introduced.

At the eighth these are shown as private to the
individual residential units to the west of the
courtyard, at the ninth and at the roof to the tenth floor
they are communal to the two floors in the eastern
block.
residential fl at
residential core
Illustrative ninth floor plan
34
residential fl at
Illustrative tenth floor plan
residential core
Illustrative view from Friar Street
note: red outline shows the extent of the maximum parameter envelope
36
4.2 APPEARANCE
Facades
Friar Street elevation
This elevation introduces a substantial new section of

facade to the street and it is therefore important that
it does not have a monolithic architectural quality in
comparison to the range and variety of the existing
buildings that surround it. It is also the first large
residential component in Friar Street and as such will
need to have sufficient character and presence to
represent a place for living for its occupiers.
In the illustrative scheme the length of the block has

been subdivided into a number of bays with each
alternate bay set back to produces a small terrace
at the first floor level. The articulation is further
emphasised by varying the tops of these bays to
produce a larger roof terrace with railings and pergolas
to add detail and interest, a level of filigree, and variety
to the silhouette. The building form produces a clear
strong corner marking the depth of the plan where it
returns to Friars Walk, with a more open top storey
comprising a terrace set behind the facing brickwork
forming a belvedere. Two different colours of facing
brick have been suggested to reinforce the rhythm and
articulation of the facade.
The window openings in the elevation range in

size, with the largest, featuring either a recessed or
cantilevered balcony, providing private amenity space
for the apartments.
The ground floor retail space is set within a series

of repeat bays, with the upper storeys marked by
recesses in the facing brickwork.
A line of trees is also suggested to mark out the

location of this residential development when viewed
obliquely from either end of Friar Street.
Illustrative Friars Street elevation
38
Illustrative long view from Greyfriars Road junction

Illustrative long view from Station road junction

Illustrative Friars Walk elevation
40
Friars Walk elevation
The elevation to the illustrative Friars Walk is shown

and has a series of expressed double bays at the
upper floors arranged above the regular rhythm of
the retail units lining Friars Walk at the ground level.
The double bays are marked by a check in the facing
brickwork.
At the southern end a single bay is shown to mark the

depth of the return to the facade facing Friar Street,
while at the northern end a thinner solid brickwork
return is punctuated by a series of regular openings
forming external balconies to the residential units.
A series of balconies either are shown as recessed

or cantilevered within each of the double bays in
order to set up the larger openings in the facade,
with narrower windows providing a stitching rhythm
between these. The fully glazed shop units are marked
by a series of metal or stone hoop that extend with the
falling ground. Above these a pair of regular windows
in metal frames forms the attic storey to each unit.
key
42
Sketch view of Illustrative Scheme looking south from Garrard Street
Illustrative Garrard Street elevation
44
Garrard Street elevation
The elevation to Garrard Street is shown as broken

into four distinct components to introduce a more
vertical rhythm and variety to the street. The facade
is cranked to follow the existing back of pavement
and this allows the opportunity to make further
adjustments to the architectural composition.
At the corner with Friars Walk the fist double bay of

the building in facing brickwork reflects the height
and window rhythm that to that of Friars Walk but
here without any projecting balconies.
The second double bay component follows the fold

in the elevational plane at the base, but continues
flush at the upper storeys, producing a large shared
balcony for the residential units at first floor level. The
large window openings to the upper floors are set in a
regular grid of bays in a render surface.
The third component is a void, an opening between

the facades that produces a well defined and
legible connection between Garrard Street and the
central courtyard. The fourth component comprises
a symmetrical series of large openings in facing
brickwork, with the windows to the apartments set
back behind recessed balconies, either glazed or
screened by timber panels.
key
46
Sketch view of Illustrative Scheme looking east from Garrard Street
5
Buff brick
Brown brick
Grey brick
Palette of brick colour
48
Materials
The predominant material for the elevation of the

illustrative scheme is facing brick. The range of colour
3 2 can vary from buff, brown to grey as per the adjacent
palette.
This is used to form the single height bays within

the facade and the columns forming the base of the
building. The projected balconies of the scheme are
constructed in smooth anodised aluminium with clear
glazed balustrade.
4
The windows to these balconies are fully glazed with
slim profile frames. Some of them are completed by
wooden external panels with a vertically mounted red
1 cedar tongue and grooved board finish.
The courtyard elevations are finished in a through
colour self-finish insulated render.
The facades to the ground floor retail accommodation

are largely glazed in anodised aluminium frames with
a section of regular ventilation louvers and signage
totem at high level.
Materials key
1. Timber
2. Anodised aluminium
3. Painted aluminium
4. Glass
5. Brick selection: buff colour
6. Brick selection : brown colour
7. Brick selection : grey colour
Typical 1bed|2person flat layout (50sqm)
50
4.3 TYPICAL FLAT LAYOUTS
Opposite are illustrations of possible layouts for a one

bed or two bed/ three person and a two bed/ four
person apartment taken from a typical floor in plot E.
The habitable rooms shown demonstrate how the

appartments can be designed to meet the criteria for
day lighting set out in the current BRE Guidelines for
Daylight and Sunlight. The room size and circulation
spaces are designed to allow for future adaption to
meet the Lifetime Homes Standards.
Daylight Potential
As BRE Guide / BR 209 p3-
Difficulty
Daylight Potential accepta
VSC%
As BRE Guide daylight
/ BR 209 p3-
2 7+ straightf
Difficulty
24 accepta
VSC% daylight
21 possible
2 7+ careful
straightfd
18
24
15
21 possible
13 careful d
18
11 very diff
15
8
13
5
11 very diff
3 often im
8
0
5
*Note:
3 often im
0
*Note:
Daylight early study diagram
52
Daylight provision
An initial Vertical Sky component test (VSC) has been

carried out for the illustrative scheme testing the
daylight potential of the proposed facades. This initial
study complies with the BRE Guide/ BR 2009.
The courtyard facade will be mainly composed by a
high glazing ratio to satisfy the daylight provision.
The north-east and north-west corners at lower levels
of the residential building will locate cores or large unit
to satisfy the regulation.
Daylight Potential
Daylight potential
As BRE Guide keyp3-6
/ BR 209
Difficulty of achieving
Indicative average
acceptable glazing ratio required
Indicative glazing
VSC% daylight factor* ratio required*
2 7+ straightforward
conventional conventional
24
21 possible with
high design high
careful
18
15
13
11 very
fullydifficult
glazed fully glazed
3 often impossible
not suitable
0
*Note: significantly affected by room depth
Illustrative sketch view of Friars Walk
54
4.4 RETAIL
Friars Walk would be an open landscaped street with

retail units at ground floor. The Illustrative Masterplan
shows retail units on both sides with consistent full
height glazing and signage to produce an ordered
series of facades.
Retail units at ground floor level would help to
distinguish the spaces while making them attractive
environments. As set out in the Design Codes the
following must be met:
•• There must be a high degree of transparency between

the public realm and the building interior.
•• Shop fronts and entrances to shops must be arranged
to achieve a regular rhythm.
•• The glazing to shopfronts must be full height without
any stall risers.
•• The services opening zone must be in a consistent
location above the shopfront glazing of each retail unit.
•• Coordinated shop signage must be applied within the
designated zone.
•• Shop signage must be located behind the glazing but
not attached to it.
•• Projecting signs should be of a consistent size and
located in the same position to each of the retail units.
Illustrative section AA through retail unit at lower level of Friars Walk
Illustrative section BB through retail unit at upper level of Friars Walk
56
key
Bankside; London (Allies and Morrison)
key
St Pauls Place; Sheffield (Allies and Morrison)
Sketch view of the Illustrative residential courtyard scheme
58
4.5 RESIDENTIAL AMENITY SPACE
Courtyard
The illustrative scheme has a courtyard arrangement,
accessible from Friars Walk and Garrard Street.
One side of the courtyard would be fully accessible
to the public with seating area for the retail units and
extra space for ancillary uses.
The other side of the courtyard would be secured and
predominantly dedicated to the residents. Children’s
play spaces and facilities, seating area and access
to residential lobby and storage are also shown
illustratively.
This main amenity space and recreational area is
shown as hard landscape, raised beds for plants and
lawns and trees positioned in large planters.
Garden terraces
The Illustrative Scheme shows garden terraces
as shared amenity space to each residential
building, being located either in the courtyards
or on the roof. These are shown contained behind
metalwork balustrades and/or glass screens. They
are also anticipated to include adequate storage for
maintenance equipment and a water point for the
irrigation of planting.
The private balcony

In addition to the shared amenity space, each of the
residential apartments may be provided with a private
balcony.
Communal lawn areas and informal play area
•• Relax/social space
•• Areas for informal seating
•• Areas for informal play for younger children
Accessible roof gardens/terraces and green/brown roofs
60
St Andrews residential courtyard (Allies and Morrison)
Plot E and Telecom House Parameter Plan 04 : Public Realm
62
4.6 PUBLIC REALM
Friars walk will provide a key link between the Station

Hill development and the town centre.
The Parameter plan require a minimum of 8 metres

wide at its southern end and 15.4 metres wide at its
northern end, excluding colonnades at the lower floors
of buildings.
Key design principles for the space include:
•• Framing long views into the central square through

careful positioning of trees and street furniture.
•• A non-cluttered approach should be used to address
the footfall through Friars Walk and also maintain a
open usable space in a relatively narrow corridor.
•• Provide inclusive/compliant access which addresses
the significant level changes between the northern
and southern ends.
•• Ensure level access into building frontages.
•• All selected tree species should be tolerant to
conditions that are present within Friars Walk e.g.
shade.
key
Development plot
Pedestrianised zone
Shared pedestrian and servicing area
Illustrative landscape plan of Friars Walk
64
Reference images for hard and soft landscaping
66
5 ACCESS
Residential Layouts
The illustrative scheme shows residential units with
entrances off Friar Street and Garrard Street. The total
number of units for plot E and F will range from 300
to 475. The number of wheelchair accessible units
is yet to be agreed with Reading Borough Council.
In principle these could be split equally across all
tenures, sizes and locations.
The illustrative scheme layouts have been assessed
in detail by DBA for compliance (such layouts are
not for approval). Layouts reviewed to date have the
capacity to meet the Lifetime Home Standards (LHS)
requirements. Illustrative unit layouts and floorplates
have been included in this statement. Wheelchair
adaptable units are yet to be assessed but in principle
it is normal for social/ rented affordable units to be
fitted out from completion and affordable / private to
have the spatial provision but not fixtures and fittings;
adaptability does not include moving of doors and
structural, partition walls or reduction in bedroom
numbers. Layouts will be reviewed as part of the
reserved matters stage.
Ground Floor Mezzanine
8th Floor 10th Floor
68
5 ACCESS
Emergency Egress
A fire strategy report will need to be prepared to
include the egress of people with disabilities, children
and elderly.
Floors 1 to 6
Allies and Morrison Studio
70
6 DESIGN TEAM
Sackville Developments (Reading) Limited (SDRL)

Client/Applicant
Allies and Morrison

Architect
Townshend
Landscape Architect
Quod
Planning Consultant
Waterman
Structures and Environmental
RDWI
Wind modelling
Hoare Lea
Services, Fire, Energy and Sustainability
Peter Brett Associates

Transport
David Bonnett
Access consultant
PFB Consult
CDM coordinator
72
7 DRAWINGS SCHEDULE
(To be read in conjunction with the separate A3
document)
Plot E and Telecom House Parameter Plans
DRAWING NUMBER DRAWING TITLE SCALE SIZE REVISION
698_E_07_101 Illustrative masterplan 1:500 A1 P2
698_E_PP_07_001 Plot E Parameter Plan 1: application boundary 1:500 A1 P2
698_E_PP_07_002 Plot E Parameter Plan 2: demolition and retained buildings 1:500 A1 P2
698_E_PP_07_003 Plot E Parameter Plan 3: building plot ( including heights) 1:500 A1 P2
698_E_PP_07_004 Plot E Parameter Plan 4: public realm 1:500 A1 P2
698_E_PP_07_005 Plot E Parameter Plan 5: vehicle and pedestrian access routes 1:500 A1 P2
698_E_PP_07_006 Plot E Parameter Plan 6: ground floor uses 1:500 A1 P2
698_E_PP_07_007 Plot E Parameter Plan 7: upper floor uses 1:500 A1 P2
Allies and Morrison
85 Southwark Street
London SE1 0HX
telephone +44 20 7921 0100
web alliesandmorrison.com
email info@alliesandmorrison.com

1138 - Design and Access Statement - Full Document 2015

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1138 - Design and Access Statement - Full Document 2015

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PLOT E AND TELECOM HOUSE

Allies and Morrison

This Design and Access Statement (DAS) has

The Outline Planning Application seeks permission

The purpose of this report is to explain the proposed

Commitments to various aspects of the design are

2 STATION HILL 3 OUTLINE CONSENT

3 DESIGN APPROACH AND PARAMETERS 9

4 THE ILLUSTRATIVE SCHEME 23

BRO AD STR EET

Aerial view of Plot E site

Plot E and Telecom House application boundary

Friar Street existing elevation

Friars Walk shopping centre

Shopping centre walkway

Garrard Street existing elevation

Garrard Street runs east-west and is divided at high

Currently this upper level walkway blights the

Station Hill 3 (SH3) Masterplan was granted outline

Sackville Developments (Reading) Limited has

The key objectives for the Station Hill 3 (SH3)

• to provide clear and legible design parameters for

Plot E and Telecom house Application boundary

SH3 consent scheme boundary

2.2 PLANNING BACKGROUND

Concurrently with the Outline Permission, a separate

The Key Diagram of the Reading Borough Council

The Reading Central Area Action Plan (RCAAP),

3.1 HEIGHT AND SCALE

The height and scale of the proposed residential

Buildings cascade from high to low diagram

Limit of deviation of - 2.5m

Limit of deviation of +/- 2.5m

Zone for potential courtayrd

Plot E and Telecom House Application boundary

Minimum and maximum heights

The range in the height for the elevation facing onto

Minimum and maximum heights

The ground level between Friar Street and Garrard

The range in the height for the elevation facing onto

3.2 SERVICE ACCESS AND CAR PARK

The service access for the entire development and

Shared pedestrian and servicing area

Zone for car park access

Zone for service access

Plot E and Telecom House Application boundary

3.3 ACTIVE FRONTAGES

The design intent is to maximise the length of facade

Predominantly retail uses at ground floor

Active frontage zone

Plot E and Telecom House Application boundary

(Use Class) New Minimum New Maximum

Retail and related uses A1-A5 1,000 sqm 7,000 sqm

Residential 20,000 sqm 34,000 sqm

Car parking 0 spaces 200 spaces

PROPOSED SH3 FLOORSPACE INCLUDING TELECOM HOUSE SITE

(Use Class) New Minimum New Maximum

Retail and related uses A1-A5 6,000 sqm 13,500 sqm

Leisure - 2,200 sqm

Residential 26,000 sqm 41,500 sqm

Office 69,000 sqm 122,000 sqm

Car parking 550 spaces 1,000 spaces