This Design and Access Statement has been prepared by Apt on behalf of Rayfield Enterprises Limited (‘the Applicant’) in support of an application for full planning permission for the redevelopment of Camden Mews, High Street, Chislehurst (‘the Site’) within the London Borough of Bromley (LBB).

The application proposes the demolition and removal of existing commercial and industrial buildings and erection of a mews style development of single storey
and two storey scale to provide flexible commercial units (Class E Use).

Full details and scope of the planning application is described in the submitted Planning Statement, prepared by Robinson Escott Planning.

This document describes and illustrates the design process which has influenced the design of the proposed scheme. Contextual response, scale, appearance, materiality, land use, access and landscaping have been considered, and this document seeks to explain how these have been addressed.

The document includes summary contributions from a number of the professional team.

Detailed information on these aspects of the proposal can be found in separate reports within the full suite of planning documents.

Rayfield Enterprises is a family-run South East London based construction firm, specialising in property redevelopment, property renovation and new build projects.

Rayfield Enterprises works with clients throughout South London and Kent.

They understand the challenges involved when building any project, and as an experienced team of tradesmen and project managers they pride themselves on offering a quality driven, cost effective building service, ensuring they deliver the best possible outcome at all times.

The redevelopment at Camden Mews gives Rayfield Enterprises a great opportunity to advance their considered portfolio of works by leaving a positive contribution to the local area of Chislehurst.

Apt is a design focused studio. We are proud of our ability to design and deliver all stages of projects to a consistently high level and create architecture that inspires through thoughtful design, innovation and craftsmanship.

We bring a depth of experience, gained from working across a variety of sectors and scales. Our projects range from a temporary pavilion developed with the artist Alexander Brodsky for the Bloomsbury Festival to designing a successful masterplan in the heart of Paddington which provides a vibrant mix of living, shopping, eating and working spaces and has created a new destination for Central London.

We are specialised in designing and delivering complex buildings on challenging sites across the UK and understand this site’s context within the Chislehurst Conservation Area.

• Planning: Robinson Escott Planning
• Heritage: Robinson Escott Planning
• Daylight & Sunlight: Ray of Light Consulting
• Highways & Transport: Motion
• Environmental: Lustic Consulting

Chislehurst is a suburban district of south-east London, in the London Borough of Bromley. It lies east of Bromley, south-west of Sidcup and north-west of Orpington, and is 10 miles south-east of Charing Cross. Before the creation of Greater London in 1965, Chislehurst was located in Kent.

Its origins are as an 18th century village location with surrounding commons. It forms part of the Chislehurst Conservation area and can be described as an affluent Victorian and Edwardian suburb of London.

Chislehurst Common and nearby St Paul’s Cray Common were saved from development and preserved under an Act of Parliament in 1888, providing valuable green space.

Nearby Petts Wood, Hawkwood and Scadbury have also been preserved as open spaces for the benefit and enjoyment of the community. In total Chislehurst Commons comprises 180 acres of woods, grassland, heathland and several ponds.

Chislehurst West, previously known as Prick End, includes the largest of the ponds and the High Street and is one of the starting points for the Green Chain Walk, linking to places such as Crystal Palace, Erith, the Thames Barrier and Thamesmead.

The site sits west of the High Street in Chislehurst, north of Camden Grove, south of Viscount Mews and east of Nursery Gardens. Access to the site is between two ‘passageways’ in breaks of the existing buildings along the High Street, opposite Prickend Pond and the Queen’s Head public house.

These openings currently allow both vehicular and pedestrian access on both sides of the site which serve the commercial properties within the boundary to the rear. They also provide vehicular access to the rear of some of the existing High Street properties. The rights to access are under the control of the Applicant.

The existing buildings on the site are made up of a number of individual and grouped premises, which comprise of one and two storey office, workshop and shed/storage usages.

These buildings are constructed from a mixture of masonry with concrete roof tiling, or corrugated sheeting materials.

There are no trees on site and the ground plane is made predominantly loose gravel, concrete slabs, block paving and tarmacadam finishes that look to have been laid at various different times across the life of the site.

The site is located in the Chislehurst Conservation Area, which was designated in 1971 and expanded in 1982. It is a predominantly residential location with low density housing in mature gardens and landscapes, common land and Green Belt.

However, not all of Chislehurst is within the designated conservation area.

The conservation area is included in the London Borough of Bromley’s Local Plan (2019).

There are 47 conservation areas in Bromley, with Chislehurst being the largest.

In 1992 ,a comprehensive study of the area was written for The Chislehurst Society by Mary S. Holt. This was updated in 2008.

During medieval times Chislehurst was a royal manor, which was held for many years by the Walsingham family.

The village soon became a popular location with Londoners looking for property in the country. The arrival of the railway in 1865 had little immediate impact, as the station was remote from the traditional centres of population at Prickend, now the High Street and around the church.

Most of Chislehurst’s development occurred during the Victorian period with only small-scale changes during the first half of the twentieth century mainly on the Eltham and Mottingham borders. Subsequent development has been largely restricted to infill sites and the replacement of Victorian houses with modern dwellings.

As a result Chislehurst retains a village atmosphere especially around the common. It continues to be a fashionable place for Londoners seeking access to the city combined with the quiet of the countryside. There are no statutory listed buildings on or within 100m of the site, but there are a number of locally listed buildings close by. These include the Queen’s Head public house and various buildings on the south side of High Street, including numbers 9, 11, 13, 17, 25, 27, 29, 35 & 37.

25, 27 & 29 High Street back directly onto the site and have experienced several modern interventions, including work to shop front fascia’s, introduction of ventilation systems and the creation of a first floor roof terrace.

The extent of London in the 18th Century stretched only as far as Borough, with early development focused around the south side of London Bridge.

A map from 1799 illustrates the rural nature of Bromley and Chislehurst prior to the industrial revolution; characterised by open fields and woodland, with a few buildings lining what is now the High Street.

By the mid 19th Century, the area known as Prick End had begun to be established, with the site a combination of yard space associated with the retail buildings fronting High Street, and rural land.

By the early 20th Century, the site was operating as a yard space for the stores serving the village and included a series of outbuildings.

It continued to operate as such, whilst areas around it began to develop. Over time, the site became somewhat  landlocked, with the development of Camden Grove to the south west and Nursery Gardens at the turn of the 21st Century.

Rayfield Enterprise’s vision for the redevelopment of Camden Mews is to provide a high-quality commercial building capable of attracting a wide range of future tenants, with a focus of becoming an integral part of the local community.

The building must allow for flexible and affordable workspace, capable of hosting start-up ventures and be of high architectural quality. It must also provide public realm enhancements to positively contribute to the character of the local area and act as a catalyst for this site’s regeneration.

The public realm should be capable of hosting informal events and the proposals must serve to improve pedestrian connectivity and experience across the site.

The roof designed follows the local vernacular, with a series of inter-connected pitched roofs.

The roofs include top lit glazing, to make the internal spaces light and airy, whilst addressing sensitivities associated with overlooking.

The proposed development will consist of a series of one and two storey buildings, providing 999 sqm GIA of flexible commercial floorspace (Class E use). It also includes improvements to public realm, including hard and soft landscaping.

Access to the site has focused on pedestrians and cyclists, with one of the existing entrances narrowed to prevent vehicular access. A total of 8 long stay and 2 short stay cycle spaces will be provided which exceeds the requirements of the London Plan 2021.

A single car parking space for blue badge holders will be provided on site, with the second entrance also permitting emergency vehicles. Ground floor units are provided with windows, which are inward looking, thus minimising overlooking to adjacent properties.

Access to the first floor units is via a dedicated stairway adjacent to 33a High Street.

There is also a lift for inclusive access. A bridge connects the two halves of the main building, creating a two storey void beneath a top lit pitched roof.

The buildings have been designed to incorporate a buff heritage brick base, which complements the surrounding character of Camden and Viscount Mews.

The upper storey is clad in a profiled metal cladding, whilst a series of metalwork screens provide a combination of visual interest and screening.

The material palette has been carefully selected to work with the building’s wider setting in the conservation area, providing texture, layering and a sense of quality.

The landscape material palette complements the building materials whilst planting will provide areas of softness and visual interest.

The relationships with surrounding properties have all been considered during the development of the design and assessed with respect to overlooking, daylight and sunlight.

The proposed massing steps down in key locations including adjacent to Branwell House and to the rear of 29 High Street.

As part of their assessment, Right of Light Consulting have considered material factors which are relevant when determining whether harm or material deterioration of daylight and sunlight is acceptable.

It is considered by Right of Light Consulting that the proposed development is appropriate in its context. Daylight and sunlight of adjoining properties and gardens upon implementation of the proposed development, is not considered to be unduly prejudiced and sufficient daylight and sunlight is retained.

For further information please refer to the Daylight & Sunlight Report.

All people, regardless of disability or age should be able to enjoy free and easy access both across the site and within the building. This requirement has informed the design and layouts.

• The scheme has been designed in accordance with Building Regulations Part M and relevant sections of other Building Regulations such as Part B (Fire Safety) and Part K (Protection from falling, collision and impact).
• Externally, level access has been provided to all entrances.
• All lifts are Part M compliant (no less than 1100x1400mm lift cars).
• Clear landings of 1500x1500mm are provided directly in front of all lifts.
• Corridor widths are a minimum of 1200mm with 1500mm turning circles to dead-ends.
• The stair design in accordance with Approved Document B 2019

The proposed cycle strategy is in line with the London Plan requirements. There is an allocated entrance to the site for cyclists and accessible cyclists, avoiding the need to share access with vehicles..

2 accessible short stay cycle spaces are located between units 02 & 03. whilst 8 long stay cycle spaces have been integrated into a secure external bike enclosure.

The proposed refuse store is accessed via the High Street and is located fairly centrally in the site. The landscaping in front of the refuse store has been designed to accommodate the refuse being collected and removed via the northern exit of the site.

The refuse collection vehicle will use the drop-off space located just outside of this. Slightly further down the High Street from the refuse drop-off, is a designated space to accommodate an informal taxi and deliveries drop-off.

Goods can also be delivered to this drop-off.