Kings Point Feasibility Study

  • Location

    Reading, United Kingdom

  • Client

    Essential Living

  • Team

    Rutherford Harvey Architecture LLP

  • Size

    13,600m² (146,389ft²)
    Site Feasibility Study, 21-24 Storeys, 120 Apartments

The purpose of this feasibility study is to determine the ability of the site at 120 Kings Road, Reading to accommodate the brief requirements as set out by Essential Living and summarised below:

Private Apartments - 100 min.
Affordable Housing Provision - 20%
Amenity Space - 3,500 sq ft, 325m²
Car parking spaces - 1/3 of apartments provided
Retail space - To be determined

The site is currently occupied with a 30m tall, 1960’s office building and has had planning applications for a new residential development of 108 apartments and a refurbishment application for a hotel.  The outline brief requires an approximate gross area of 13,600m² which translates to an FAR of 10.7.

Planning guidance on tall buildings has identified the site as one of the two tall building locations within the Eastern Grouping, and outlines the criteria for review by stating that tall buildings should be of a smaller scale than the tallest buildings around the station, slim in nature and avoid dominant massing, and avoid setting back upper storeys on Kings Road in order to align strategic views into and out of the centre.

Three massing schemes have been prepared to demonstrate three approaches to arrangement of the brief programme on the site including, a point tower, slim tower and low bar building, and stepping courtyard building.   The massing remains simple with no architectural articulation at this stage other than indicative balconies to give a sense of scale, in order to understand the density required to meet the client brief with a variety of architectural typologies.

It is intended that should the density of the massing options be considered as a reasonable planning risk, that these will be used to inform further development of a scheme to meet the major points of the planning guidance in order to achieve planning consent for a development of this size on the site.