River Club Masterplan, London

Architect: 

Graham Ford Architects

Location:

Greater London

The client’s brief:

This sports club in Kingston is located in Metropolitan Open Land (MOL). The brief from our client was to improve the club’s facilities including:

• new padel tennis
• new swimming pool
• large modern gym
• exercise rooms
• changing rooms
• medical facilities
• café and changing rooms.
• Social spaces and bar.
• Creche

These new facilities will help to retain the existing membership and attract new members.

It was important to look at the entire site and anticipate how changes to buildings, car parking and landscape might be developed over time. We initially developed ‘test fits’ or spatial diagrams which helped our client clarify their requirements and future needs.

We established what sports facilities were needed in the borough and how the project would contribute to meeting the needs of the local community.

During the design phase it was important to establish which aspects of the development would be considered exceptions and which parts of the development would be considered under very special circumstances.

The project was submitted for planning in July 2024.

The Green Belt and exceptions:

The development is located in the Green Belt. In terms of the exceptions set out in the NPPF we established the following:

1. The proposed padel courts were considered to be provision of an appropriate outdoor facility.
2. The padel courts would be open to use by the wider community and therefore meet the exceptions test and were not considered inappropriate development.
3. The proposed extensions and alterations to the main building at the River Club were considered to be an exception and therefore appropriate.
4. The application site is considered to be previously developed land as defined by the NPPF. The redevelopment of such sites is an exception to the normal policies. It was therefore considered appropriate as it retained the openness of the Green Belt.

The very special circumstances (VSCs):

The main gym building was proposed to be constructed on the the existing tennis courts. This was considered to be the least visually intrusive location.

The building was designed to have minimal impact on the openness of the Green Belt.

It incorporated the following features:

• Single storey in height to reduce the visual impact.
• A green roof to harmonise with the surrounding landscape.
• Carefully selected materials including timber cladding for example which would be in keeping with the site and surroundings.

Due to the overall impact of the proposals and the amount of built form, the scheme was considered inappropriate development unless very special circumstances exist that would outweigh any harm to the Green Belt.

With our client we were able to articulate the following were the VSCs that would enable the project to be considered for approval:

• Improvement of Existing Facilities, including DDA compliance
• The new gym and studio building would provide a modern, purpose-built building suitable for housing the larger equipment found in modern gyms.
• The proposed new pool enclosure will replace the existing outdated enclose which overheats in the summer and suffers from extensive condensation.
• Upgraded changing rooms which will accommodate approximately 40 men and 40 women seated.
• The brand new padel courts will be a valuable addition to the club and will be accessible to both members and non members, on a pay as you play basis.
• Offering community access to this larger pool will help to address the unmet demand within the Borough.
• The proposals would result in social and economic benefits including community use of the new swimming pool and employment opportunities provided by the River Club.
• The upgraded community hall would continue to offer a community space to host events such as classes, sports activities as well as serve as a multi-purpose space for all uses.
• The proposals will seek to make improvements, in terms of architectural appearance, to the existing main house by way of removal of the glass conservatory additions which are both poor quality and poor design. These will be replaced with a more sympathetic design which relates to its surroundings.
• The proposals have also been designed with increased levels of glazing, enabling members and visitors visual access to the surrounding MOL.
• Upgraded thermally to meet new sustainability standards, by incorporating modern heating and ventilation.
• The proposals would open the club up to the community at certain times and day, thereby increasing public access to this part of the MOL.
• Significant ecological and landscape enhancements are proposed as part of the development.

When considered together, these benefits / very special circumstances were considered enough to outweigh the limited harm to the openness of the Metropolitan Open Land/ Green Belt.

Maintaining the openness of the Green Belt:

We made the argument that our scheme provides appropriate facilities (in connection with the existing use of land) for outdoor sport, outdoor recreation and at the same time preserves the openness of the Green Belt.

The openness of the Green Belt is achieved through the design of a compact development using the footprint of the existing changing rooms, pool and house as the central components of the design. The main extension involves building on hardstanding.

Social Value of the project

The social value of architecture is in fostering positive emotions, whether through connections with nature or offering opportunities for an active lifestyle, connecting people and the environment in appropriate ways.

There is also social value in participation, supporting communities to help design and build their neighbourhoods.

Social value includes the wider social, economic and environmental benefits the River Club will create for the club owners, members and local communities they serve. The aim of the development is to create architecture for social purpose including:

• Creation of jobs and apprenticeships.
• Wellbeing generated by design and healthy community.
• Designing with the community and creating local employment.
• Learning developed through construction.
• The wider community benefits from the asset including providing places for the community to gather and meet.
• There has been a focus on placemaking and creating new landscaped spaces and community spaces.
• Creation of employment for young and disadvantaged people.
• Creating opportunities for training and local employment.
• Supporting local small business including the café, physio, doctor, for example.
• Enhancing wellbeing and fitness within the local community.
• Helping to reduce obesity in young people through the provision of specialised trainers and fitness programs.

This project is currently being determined by the London Borough of Kingston.