South Hampstead High School Design Access Statement (annotated)

Hopkins Architects Partnership LLP

18 January 2012A_SHHS_9047_Rev_E_Planning Application

For this revision, section 3.5 only has been revised from the previous submission to London Borough of Camden dated 15 December 2011

Hopkins Architects27 Broadley Terrace London NW1 6LG t 020 7724 1751 f 020 7723 0932Hopkins Architects Partnership LLP is registered in England and Wales No. OC350976

South Hampstead High School Temporary Classroom Accommodation at Lymington RoadDesign and Access Statement

2Hopkins Architects Design and Access Statement South Hampstead High School

Temporary Classroom Accommodation

Contents

1.0 Introduction

2.0 Existing Conditions

2.1 Location

2.2 Existing Site

2.3 Existing Photographs

2.4 Consultation

3.0 Proposals

3.1 Brief

3.2 Key Design Considerations

3.3 Proposed Site Plan; Layout - Scale - Landscaping

3.4 Floor Plans

3.5 Appearance

3.6 Site Enhancements

4.0 Access Statement and Crime Impact Statement

Contents



1.0 Introduction

Purpose of this Document

This document is submitted to the London Borough of Camden as supporting information for the application for Temporary Planning Permission for Classroom Accommodation at the Lymington Road Sports Grounds in Hampstead NW6. The application is being made on behalf of the Girls Day School Trust (GDST), for the South Hampstead High School (SHHS).

Supporting Information

This document should be read in conjunction with the corresponding application drawings along with the additional documents which also form part of the planning application. These are:

• Planning Statement and Sustainability Statement (Savills)

• Transport Statement and Travel Plan (Vectos)

• Noise Impact and Vibration Assessment (Ramboll)

• Tree survey/arboriculture statement (FLAC)

• Section 106 – Heads of Terms (BLP)

South Hampstead High School Consented Scheme and Reason for this Application

The proposals for the redevelopment of SHHS were granted Full Planning Permission in January 2011 subject to conditions and a Section 106 Agreement, ref 2010/5482/P.

The scheme involves the redevelopment of most of the School site at Maresfield Gardens, including new teaching accommodation, a new entrance building, a basement sports hall, and landscaping. Please refer to the approved application for full details.

During the construction period of this building, scheduled for summer 2012 - summer 2014, it is proposed to decant approximately two-thirds of the School to temporary modular buildings on the Lymington Road Sports Ground, to enable the School to continue to operate fully during the construction period. The need for this decant strategy are set out fully in the Planning Statement produced by Savills as part of this planning application.

The Girls Day School Trust

The GDST is a registered charity and has the largest group of independent schools in the UK. Its existing 26 schools are rooted in and responsive to the local communities they serve. They offer an ‘all-through’ educational approach, within distinct phases, for pupils from the age of three or four, up to age 18.

South Hampstead High School

SHHS was established in 1876 by the GDST and moved to the present site at Maresfield Gardens in May 1882. The GDST is a charity, set up in 1872 to stand up for and provide education to young women and which has established 26 schools throughout the country dedicated to this goal.

SHHS is ranked as the top academic School in Camden and is within the top ten leading academic schools nationally. It is, however, predominantly a local school with the majority of pupils coming from the local catchment area. As such, the School is a significant asset to the community.

Images of the South Hampstead High School development at Maresfield Gardens (Granted warded Full Planning Permission subject to conditions and a Section 106 Agreement, ref 2010/5482/P.)



2.1 Location

The Lymington Road Sports Grounds are located approximately 10 minutes walk to the north of the SHHS permanent campus on Maresfield Gardens.

This application concerns only the temporary classroom accommodation on the Lymington Road Sports Grounds.

The Sports grounds are adjacent to the West End Green / Parsifield Road Conservation Area, which runs along the western boundary of the site and includes the rear gardens of residential properties that front onto Crediton Hill.

The English Heritage National Heritage List for England confirms there are no listed buildings within the immediate curtilage of the site.

Aerial Photograph showing Existing School Site and Lymington Road Sports Grounds

Finchley Road

Lymington Road Sports Grounds

Lymington Road

Maresfield Gardens

School Premises



Aerial Photo of the Existing Lymington Road Sports Grounds

Ownership

The Lymington Road site is owned by the GDST. The site is currently used by the School for most of its sporting activities. Outdoor activities are held in the grounds and indoor activities are held in the Clubhouse.

The Cumberland Club lease the grounds and the Clubhouse from the GDST at agreed times. The Club has been fully consulted with regards this application and a Heads of Terms have been agreed between the GDST and the Cumberland Club with regard to the temporary proposed development.

2.2 Existing Site

Lymington Road

Alvanley G

ardens

Car Park

Entrance

Credit

on H

ill

Astroturf Tennis Courts

Indoor Squash Court

Clubhouse

Dilapidated Tarmac Tennis Courts

Cricket Pitch

Jonathan

Accepted



2.3 Existing Photographs

View looking east along Lymington Road

View looking east of the existing astroturf sports courts

View looking west along Lymington Road

View looking south towards existing tarmac courts



2.4 Consultation

Pre-Application Advice

An initial discussion took place on 26 September 2011 with Ed Watson (Assistant Director Regeneration and Planning at London Borough of Camden) Jenny Stephen (Headmistress of South Hampstead High School) Yasir Mustafa (Project Director at the GDST) and Ian Trehearne (Partner at Berwin Leighton Paisner LLP). Issues discussed were the rationale and reasons behind the need for the temporary modular accommodation, the potential location of temporary accommodation, and initial massing ideas.

A formal Pre-Application Meeting was held on 7 November 2011 between Max Smith (case officer of the consented scheme at Maresfield Gardens) Eimear Heavey (case officer) Zoe Trower (Camden Transport Department) Tom Beardmore-Grey (GDST) Sarah Beuden (Savills) and Tom Jenkins (Hopkins Architects.) Issues discussed were more detailed massing options, the demolition of the existing squash courts, and transport issues.

At these meetings, the proposals were considered to be acceptable given the temporary nature of the development.

Please see the Planning Statement prepared by Savills for further details.

Stakeholder Consultation

Stakeholder consultation has been carried out during the design process as follows, and has informed the design process.

• Local Residents

A public exhibition was shown at the Lymington Road Residents Association on Saturday 26 November.

• Staff

A presentation was given to staff on 7 November.

• Students

Presentations were given to students on 9 November and a specially appointed committee of students was consulted on 5 December.

• Parents

Presentations were given to parents on 17, 22, 28, 29 November.

A pamphlet was circulated at the beginning of November to all parents, and then to local Ward Councillors, local residents associations and amenity groups.

Artists Image of the proposed temporary modular accommodation and the existing Clubhouse



3.1 Brief for the Temporary Classroom Accommodation

The design team have worked with the School to develop a decant proposal for accommodation that is required whilst the building works progress at the Maresfield Gardens School site. The diagram adjacent illustrates the split between accommodation that remains on the School site excluding the contractor’s compound at Maresfield Gardens and accommodation provided at the Lymington Road Sports Grounds, which would be split between the existing Clubhouse and the proposed temporary Modular Accommodation.

The School will be primarily based at the Sports Grounds. Science will continue to be taught at Maresfield Gardens, and Drama will be taught in the Drama Studio, both in rooms that are not in the scope of work for the consented scheme and therefore outwith the contractor’s compound. The sixth form will continue to use Oakwood building which is also not in the scope of work.

The accommodation proposed for the temporary buildings at the Sports Ground therefore represent the minimum provision that will allow the School to function fully and effectively during the construction period for the consented scheme at Maresfield Gardens.

Please see the Planning Statement prepared by Savills for an explanation on how the contractor’s proposals for the Maresfield Gardens site have informed the brief for the temporary modular accommodation.

Amount

The sizes of room, whilst subject to the standard module sizes of the modular accommodation, have been based on matching the existing accommodation at the School site. This translates into a requirement for 2,100m2 net floorspace.

Proposed split of School Accommodation between Modular Accommodation, Clubhouse, and Main School Site. See notes opposite.

Jonathan

Accepted



Site FeaturesThe south-west corner of the sports grounds offers several advantages for the site of the temporary modular accommodation.

1. The site is adjacent to the existing entrance and Lymington Road. Students currently enter the site by means of the sliding entrance gate of Lymington road, leading to existing coach and car parking. It is proposed to continue to use this entrance, as well as widening an existing pedestrian gate off Lymington Road for pick-up / drop-off. 2. The School currently use the existing Clubhouse for indoor sporting activities including a fitness centre and dance studio, and this use will continue. 3. Proximity to the Clubhouse gives a collegiate ‘campus’ feel which will help foster a positive School identity during the period of occupation. 4. The two existing tarmac courts are in a dilapidated state of repair and need to be re-surfaced. The resurfacing will take place after the modular accommodation vacates the site. The School have arranged to use the existing astroturf courts whilst the temporary buildings are on site, to prevent any reduction in their outdoor sporting activities. 5. The housing on the other side of Lymington Road faces east / west, so that very little fenestration faces north towards the temporary modular buildings. 6. Like the clubhouse, the temporary modular buildings will benefit from views out towards the cricket pitch.

Development OptionsThe amount of space required by the brief could be met by a three-storey building on the tarmac courts. This option was investigated and was discussed with Camden. Whilst this would not require the demolition of the existing squash court, it was felt that a three storey building would be out of scale with the massing along Lymington Road, and would have a detrimental impact on the streetscene.

Furthermore the existing squash courts are in a poor state of repair with an asbestos roof. To address the building’s shortcomings, the most economically viable option is to demolish and replace the building. Various options were considered with the Club as part of the consultation process and the optimal solution was found to be in demolishing the squash courts and using the resultant space for the temporary accommodation. This allowed a temporary buildings along Lymington Road to be lowered to two storeys not three.

3.2 Key Design Considerations

Existing Astroturf Tennis CourtsMaintain

Entrance

MaintainCar Park

Credit

on H

ill

Continue screening along Lymington Road

Views to the cricket pitch

‘Courtyard’ creates a collegiate campus feel

Continued use of the Clubhouse

Temporary 2-storey modular buildings on dilapidated tarmac courts

Existing trees shield houses from the site

Temporary 2-storey modular buildings on site of existing squash courts

Side elevation of adjacent houses has little fenestration - houses face east / west

Jonathan

Accepted



3.3 Proposed Site PlanLayout - Scale - Landscaping

Credito

n Hill

Increased Cycle Storage

Clubhouse - Staff and Sixth Form Facilities

Music, Library and Sixth Form Resource Space

General Teaching Classrooms

Two Storey Temporary Accommodation

Three Storey Housing

Existing Astroturf Courts

Existing Cricket Pitch

Existing Astroturf Courts

Lymington Road

Existing Car Park

Existing Entrance

Widened gate for pick-up / drop-off

Art and DT

LayoutGeneral teaching classrooms largely face north towards the Clubhouse and looking out towards the cricket pitch. The Art and DT department is to the west near to the vehicular entrance to the site, which facilitates deliveries.

The Music department, Library and staff office are to the east set-back from Lymington Road behind existing trees. Access between the Clubhouse and the temporary modular accommodation is via an existing sloping pathway which will be widened.

Scale / MassingThe temporary modular accommodation respects the existing massing and height of the adjacent buildings. At two storeys with flat roofs they will not be as tall as the houses along Crediton Hill or Lymington Road.

Outdoor social spaces have been incorporated along Lymington Road. These breakup the massing of the temporary building, and provide social spaces for use by the students in breaktimes.

The exact locations of windows will be confirmed upon appointment of the modular accommodation supplier. No windows will be included in the western elevation, out of respect of the privacy of the house on the corner of Lymington Road.

LandscapingTwo new trees will be planted in above-ground planters in the two social spaces along Lymington Road. These have been selected to be Evergreen Magnolias, to take advantage of the southern aspect and will flower in spring. They will be removed at the same time as the temporary accommodation.

The site benefits from very high quality landscaping which will be of benefit to the students. Existing trees to the north-west and the east will provide screening to neighbours and the street from the temporary modular buildings.

AccessThe layout of the temporary buildings has been developed around the two existing points of access into this corner of the site. See the Access Statement for full details.

Jonathan

Accepted



The accommodation has been arranged over the two floors to best suit the site and the way in which it will be used by the School, with respect to the adjacent residential properties.

• There is no encroachment to the north towards the open space of the cricket pitch beyond the location of the existing groundsman’s hut.

• Classrooms predominantly face north towards the Clubhouse, served by a central spine corridor.

• Open areas to the south bolster boundary screening between Lymington Road, provide daylight to the central corridor, and give social space for the students in breaktimes. This would be screened from the road by the existing solid timber fence which it to be retained.

• No windows will be provided to the far western elevation out of respect for the adjacent house.

• DT and Art are arranged near to the entrance for deliveries.

• Music practice rooms are concealed within the development and will be mechanically cooled spaces, so no noise breakout will occur.

• The classroom spaces will improve on the spaces at Maresfield in room area, daylight, as well as student and teacher storage.

• The existing pedestrian gate is being widened to facilitate pick-up and drop-off, and will be securely locked at all other times of the day.

• The pedestrian gate aligns with the access to the Clubhouse, creating a focal ‘hub’ for the modular accommodation with key spaces located nearby.

• The existing 9 secure cycle storage places are increased to 56 total, next to the clubhouse.

Upper Floor Plan

Ground Floor Plan

3.4 Floor Plans



3.5 Appearance

The exterior will be prefabricated panels clad in coated metal, painted timber, and natural chip marble, light grey colour to minimise visual impact on the area.

Example Typical Elevation

Jonathan

Accepted



3.6 Site Enhancements

When the modular accommodation is removed, the site will be improved to a higher standard than it is currently.

• All modular accommodation will be removed in full and returned to the modular supplier.

• The temporary substation will be removed and the hedge reinstated.

• The two existing tarmac tennis courts, currently in a poor state of repair, will be reinstated and resurfaced.

• The existing fence will be reinstated where it has had

to be removed to enable the removal of the modular accommodation,

• The improvements to the circulation around and between the courts will remain including the wider paved boundary. The current paving was installed prior to the western tennis courts being constructed, and is therefore narrow for the traffic it serves.

• The dilapidated squash courts that are being demolished will be reconstructed on the site to ensure the improvement of that indoor sporting amenity space.



Map showing catchment area by postcode

Access Statement

The temporary modular buildings will be in use for two years and will provide a level of access which is equivalent to the existing building at Maresfield Gardens.

Pedestrian access to the site

The existing 1m pedestrian gate along Lymington Road is proposed to be widened to 1.5m. This will accommodate all the pupils at arrival and departure times because the main vehicular access will be closed whenever possible and the 1 metre existing access gate is not considered appropriate for 500 pupils to pass through. This gate will be open only during pick-up / drop-off hours, and will give access directly to the central hub of the modular accommodation. The Headmistress’ office and the staff office are both located adjacent to this area for close supervision of this area. This gate will be securely locked during all other hours, with notification that visitors are to enter via the existing sliding gate.

During remaining hours of the day the reception to the site will be within the Clubhouse, with access firstly via the existing sliding gate off Lymington Road, and secondly the pedestrian security gate adjacent to the clubhouse.

The existing 9 secure cycle storage places are increased

to 56 total, next to the clubhouse.

Horizontal circulation within the site

Within the site, there is an existing ramp which traverses the 2m fall from the clubhouse to Lymington Road. It is laid to a fall of approximately 1 in 20. This gradient will be retained.

Ramps will be provided for access into the ground floors of the modular buildings, which are approximately 350mm above ground level.

The temporary modular buildings will be in improvement on current provision, in that half of all the modular accommodation is provided on one level, whilst the existing campus on Maresfield Gardens contains over 20 different floor levels. Visitor spaces have been located at ground floor level, such as meeting rooms and the music performance space, as have dedicated spaces including the Library and the DT Workshop.

The existing Clubhouse WCs are located on the ground floor.

Interiors

Finishes will be visually contrasting, to be agreed with the modular accommodation suppliers. Corridors will be 1.8m minimum width. Floor surfaces will be non-slip. WCs are provided for 1 in 20 students and 1 in 10 staff. An accessible WC is provided at ground level in the temporary modular accommodation. Stairs will be designed within the parameters of Approved Document Part M.

4.0 Access Statement &Crime Impact Statement

Crime Impact Assessment

The site has been designed to comply with the School’s strict policies for security. This includes the following measures:

• The existing secure boundary is maintained, allowing the School to flourish in a secure ‘campus’ environment.

• The main reception area for the site is located in the clubhouse. This will be staffed during all hours of the school day. This overlooks the entrance from the parking area, the modular accommodation, and the cricket pitch.

• Staff supervise pedestrian access during pick-up and drop-off times.

• Roller blinds will be provided for all windows, and these will be lowered when the campus is not occupied.

• A full security alarm system will be coordinated for the sports ground site.

• Security lighting will be installed around the perimeter of the modular accommodation.

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Student Postcodes

0 km 2 4 6 8 10 12

Jonathan

Accepted

Documents

South Hampstead High School Design Access Statement (annotated)