Dual aspect flats – Pitman Tozer – Bethnal Green
December 2nd, 2011
UPDATE: 18/4/14 They’re built and occupied now. I went past on the train recently and very nice they look too.
With planning approved this development includes a majority of dual aspect flats (42:25), something that can’t be said for many new housing developments in London, which seem to include them only on the corners of rectangular blocks whereas here are 42 dwellings that span the block width.
Planning reference PA/11/829
“Set back to create street”? Possibly. More likely to allow light into the ground floor otherwise blocked by the viaduct.
While I would like to have seen 100% dual aspect flats I acknowledge that it can be difficult to provide sufficient core access on a tight site, which this is, to make them all dual aspect. Gallery access on the North West side was considered, I’ve been in touch with Luke Tozer. “As evidenced by the 12 or so models we have lying around the office” – LT.
https://www.pitmantozer.com/docs/project.php?id=8:105:0
There are 40 dual aspect dwellings, 25 single aspect flats and 2 triple aspect flats, for the sake of simplicity let’s call it 42 dual aspect and 25 single aspect.
Proposed Unit Tenure type schedule
Affordable in blue text
Shared ownership in brown text
Gnd flr from South (9 DA duplex 1xA 4xC 4xD, 1 DA flat type B and 1 TA flat type E)
G.01-A 2b/3p maisonette dual aspect
G.02-B 2b/3p flat dual aspect with yard at back
Entrance A
G.03-C 3b/5p maisonette dual aspect with yard
G.04-D 3b/5p maisonette dual aspect with yard
G.05-D 3b/5p maisonette dual aspect with yard
G.06-C 3b/5p maisonette dual aspect with yard
Entrance B
G.07-C 3b/5p maisonette dual aspect with yard
G.08-D 3b/5p maisonette dual aspect with yard
G.09-D 3b/5p maisonette dual aspect with yard
G.10-C 3b/5p maisonette dual aspect with yard
Entrance C
G.11-E 3b/6p flat triple aspect
1st floor from South (9 DA duplex upper floors, 2 DA flat type F & I, 2 SA flats type G & H)
G.01-A 2b/3p maisonette dual aspect
1.01-F 3b/5p flat dual aspect bedroom adjacent lift
Entrance A
G.03-C 3b/5p maisonette dual aspect
G.04-D 3b/5p maisonette dual aspect
G.05-D 3b/5p maisonette dual aspect
G.06-C 3b/5p maisonette dual aspect
Entrance B
1.02-G 1b/2p single aspect flat (1st) over entrance B ground floor lobby
G.07-C 3b/5p maisonette dual aspect
G.08-D 3b/5p maisonette dual aspect
G.09-D 3b/5p maisonette dual aspect
G.10-C 3b/5p maisonette dual aspect
1.03-H 2b/4p single aspect flat over entrance C ground floor lobby
1.04-I 3b/4p dual aspect flat at Northern end of block
2nd floor from South (6 SA flats types 1xJ 5xK, 5 DA flats types 3xL, 1xM 1xI)
2.01-J 2b/4p dual aspect flat lift adjacent bedroom
2.02-K 1b/2p single aspect flat (above Entrance A)
2.03-L 2b/4p dual aspect flat
2.04-L 2b/4p dual aspect flat
2.05-K 1b/2p single aspect flat (partly above Entrance B)
2.06-K 1b/2p single aspect flat (partly above Entrance B)
2.07-L 2b/4p dual aspect flat
2.08-M 2b/4p dual aspect flat with ensuite
2.09-K 1b/2p single aspect flat (partly above Entrance C)
2.10-K 1b/2p single aspect flat (partly above Entrance C)
2.11-I 3b/4p dual aspect flat at Northern end of block
3rd floor from South (6 SA flats types 1xJ 5xK, 5 DA flats types 3xL, 1xM 1xI)
3.01-J 2b/4p dual aspect flat lift adjacent bedroom
3.02-K 1b/2p single aspect flat (above Entrance A)
3.03-L 2b/4p dual aspect flat
3.04-L 2b/4p dual aspect flat
3.05-K 1b/2p single aspect flat (partly above Entrance B)
3.06-K 1b/2p single aspect flat (partly above Entrance B)
3.07-L 2b/4p dual aspect flat
3.08-M 2b/4p dual aspect flat with ensuite
3.09-K 1b/2p single aspect flat (partly above Entrance C)
3.10-K 1b/2p single aspect flat (partly above Entrance C)
3.11-I 3b/4p dual aspect flat at Northern end of block
4th floor from South (6 DA flats types 3xL,1xM,1xN 1xI, 5 SA flats types K)
4.01-N 1b/2p dual aspect flat (frosted window over bath) (partly above Entrance A)
4.02-K 1b/2p single aspect flat
4.03-L 2b/4p dual aspect flat
4.04-L 2b/4p dual aspect flat
4.05-K 1b/2p single aspect flat (partly above Entrance B)
4.06-K 1b/2p single aspect flat (partly above Entrance B)
4.07-L 2b/4p dual aspect flat
4.08-M 2b/4p dual aspect flat with ensuite
4.09-K 1b/2p single aspect flat (partly above Entrance C)
4.10-K 1b/2p single aspect flat (partly above Entrance C)
4.11-I 3b/4p dual aspect flat at Northern end of block
5th floor from South (6 DA flats types 3xL,1xM,1xN 1xI, 5 SA flats types K)
5.01-N 1b/2p dual aspect flat (frosted window over bath) (partly above Entrance A)
5.02-K 1b/2p single aspect flat
5.03-L 2b/4p dual aspect flat
5.04-L 2b/4p dual aspect flat
5.05-K 1b/2p single aspect flat (partly above Entrance B)
5.06-K 1b/2p single aspect flat (partly above Entrance B)
5.07-L 2b/4p dual aspect flat
5.08-M 2b/4p dual aspect flat with ensuite
5.09-K 1b/2p single aspect flat (partly above Entrance C)
5.10-K 1b/2p single aspect flat (partly above Entrance C)
5.11-I 3b/4p dual aspect flat at Northern end of block
6th floor from South (3 SA flats types 2xO 1xQ, 4 DA flats type P, 1 TA flat type R)
6.01-O 1b/2p single aspect flat over Entrance A
6.02-P 3b/5p dual aspect flat with additional toilet and washbasin
6.03-P 3b/5p dual aspect flat with additional toilet and washbasin
6.04-Q 1b/2p single aspect flat over Entrance B
6.05-P 3b/5p dual aspect flat with additional toilet and washbasin
6.06-P 3b/5p dual aspect flat with additional toilet and washbasin
6.07-O 1b/2p single aspect flat over Entrance C
6.08-R 2b/4p triple aspect flat at Northern end of block
Of the eleven affordable units, these being composed of five maisonettes and six flats, two are wheelchair adapted dwellings, as are two private dwellings on the same floor, although being maisonettes I am not entirely clear as to how the occupants are intended to make their way upstairs.
While the majority of these flats are at the Southern end of the site closest to Three Colts Lane, all the flats are by the railway and so while noise may be an issue from the road for those closest to it, all flats are liable to railway noise regardless, “All the Primrose Street facing bedrooms at first floor level have triple acoustic glazing” – Luke Tozer
Of some concern is light reaching the ground floor. The railway viaduct follows the path of the morning sun and given the height of the viaduct there must be some concern about light reaching the lower dwellings especially during winter months. The architects have been obliged to place the block clear of the viaduct in order to allow light to reach the ground floor (in my opinion).