Small sites: Unlocking forgotten land for housing

Small Sites Unlocking forgotten land for housing

Stapleton Hall Road GREEN LANES

Wick Road Whitepost Walk MountShepherdess Pleasant Derbyshire street

Zog Shirland North Ealing

Oak Lane Wapping High Street Bear lane centaur

Brunel Road Albion Union st Weston Street

Bridge view

Blenheim Grove Lee high road

Hayden Way

East down park

Essex Mews

0.01 0.02 0.04 0.06 0.08 0.10 0.12 0.14 0.16

Size of sites (ha)

Public

Private

2

Solidspace Ltd First Floor 32 Rathbone Place London W1T 1JJ t: + 44 (0) 20 7234 0222 e: hello@solidspace.co.uk www.solidspace.co.uk © Solidspace, 2019

Contents Why small sites?

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About us Our typology Why split-level?

Solidspace principles Small sites Small sites in numbers Small sites: overview Built sites Discovered sites

8 10 13 14 16 18 20 22 34

Reflections

64

Why small sites?

This publication was launched at the Small Sites Round Table on 6th November 2019 in London, bringing together representatives of local authorities, small developers, members of the GLA team and built environment professionals to discuss the challenges of land release and development on small sites.

London is growing at a rate of 120,000 people per year,1 with fewer and fewer Londoners able to afford to live in central city locations close to their workplace. Planning policy at national and London-wide levels recognises the role that small sites can play in increasing the number of well-designed affordable homes within existing communities. However, this is not reflected at the delivery end where the mechanisms for accessing small sites on publicly owned land are very limited. Recent news reported the London Mayor’s target of 65,000 new homes per year is undeliverable party due to the small sites’ strategy.2 Solidspace has been at the forefront of the movement of the independent developer. Having built on constrained gap sites within the city for the past 15 years, we have spoken and published extensively on the subject. This publication uses our own analysis from our development site finding to define the quantity of housing that could be built on this sample of small sites. The sites showcase a snapshot of those we have appraised over the last 24 months, proving that this is a scaleable proposition. The concept schemes reinforce how our volumetric split-level living typology is a suitable method of development adapting to different site conditions, estate infill, in proximity to railway infrastructure, or redevelopment of former garage plots.

Trust for London - statistics for population growth since 2011, London’s Population Over Time 2 Evening Standard article Sadiq Khan’s 65,000 homes-a-year plan criticised as ‘undeliverable’ published on 27/09/2019 1

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Together, our ‘discovered’ sites could supply Londoners with 238 new homes. All of these sites are in desirable locations with great transport connectivity, decreasing pressure on Green Belt development and encouraging more cycling and walking. They give back to their local community by hosting architecture that is contextual, and homes that are attractive to owner-occupiers and renters who will use local services, be it a cafe, a dry-cleaners or a library.

There are challenges to the release and development of small sites that are very different to brownfield sites tackled by large scale housebuilders.

The release of small publicly owned sites needs political support and public land made available to enable SMEs to rise to the challenge and provide much needed homes for Londoners.

Shouldn’t We All Be Developers? Roger Zogolovitch. Solidspace, 2018.

About us Solidspace has been pioneering gap site development for the past 15 years.

Our typology is flexible and can be adapted to different site conditions.

All our projects have won architectural awards. work eat work

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1 Centaur Street (Lambeth) Four apartments and offices by dRMM Architects 2 Donaldson Road (Brent) One house with Groves Natcheva Architects 3 Essex Mews (Croydon) Three houses with MW Architects 4 Stapleton Hall Rd (Haringey) Two houses with Stephen Taylor Architects 5 Shepherdess Walk (Hackney) Three houses and five apartments with Jaccaud Zein Architects 6 Weston Street (Southwark) Eight apartments and offices on ground floor with AHMM Architects

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Our typology Our developments have been bespoke homes for sale. Whilst we are extremely proud of our past projects, we feel that the joy of Solidspace should be available to a wider market including people seeking smaller and more affordable accommodation.

We have developed a 54 sq m one-bed and 62 sq m two-bed apartment model that uses the innovative split-level spatial arrangement to create a flexible space that can adapt to the user’s needs.

We use modern methods of construction in order to improve productivity and reduce the cost of construction.

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Entry and living/kitchen level 11

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Why split-level?

Through our split-level approach we create homes with lots of natural light and interconnected living spaces.

We call this the Solidspace DNA. Light Research shows that natural light helps people lead more productive, happier, healthier and calmer lives.1 Thanks to the double-height spaces, all our homes benefit from high windows bringing in lots of natural light.

Outlook Our high windows allow greater views of the sky and of the surroundings. This awareness of context has proven psychological benefits, connecting us to our environment.2 Stairs Every apartment has multiple levels at 1.4m height, each separated by eight steps.

Introducing stairs encourages day-to-day fitness. Climbing one flight of stairs equates to around 3% of daily energy expenditure on average.3 We have tested and developed the ideal proportion for our stairs in relation to the human body, setting the floor level just below eye-level.

1 - Joarder, M.a.r., Price, A.d.f.

And Mourshed, M. The changing perspective of daylight design to face the challenge of climate change. 2010.

2 - Gallou, I. Adaptive strategies for office spaces in the UK climate.

2005.

3 - Bauman, A., & Bull, F. Environmental correlates of physical activity and walking in adults and children. 2007.

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Solidspace principles

Forgotten plots

Wellbeing

Manufacturing

Incorporating split-level spaces with double height voids in our homes is particularly suited to small sites, enabling us to build high density on small plots.

Research shows that natural light helps people lead more productive, happier, healthier and calmer lives.1

We want to build efficiently through both the manufacture and design of our product. We have designed a method of manufacture for the skeleton of the building using offsite components, where quality can be better controlled and speed of construction increased.

Our typology is flexible and can be adapted to different site conditions, be it an estate infill, in proximity to railway and infrastructure or redevelopment of former garage plots.

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Thanks to the double height spaces, all our homes benefit from unusually high windows bringing in lots of natural light.

Introducing stairs supports our day to day fitness.

Environment

Community

Connectivity

We want our buildings to make the most of resources and minimise waste. That’s why we want our new homes to be low to zero carbon output when in operation. We design our buildings to last and source materials responsibly.

Our homes are easy to operate so that people can make informed sustainable choices.

Knowing and trusting your neighbours makes for a happier and healthier life. Our apartment blocks are modest in size creating intimate communities.

Great shared indoor and outdoor spaces increase day-today encounters and encourage more neighbourly living.

Inner city small sites are well connected and desirable places to live, in close proximity to local services, amenities and work places.

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By making homes on these forgotten small plots we encourage greater use of public transport, cycling and walking.

Small sites We have discovered numerous small sites on publicly owned land in London and tested our typology design, proving it is applicable in multiple variations to suit the specific needs of each site.

Option A 8 x two-bed 150 sq m commercial Option 2 8n o. 2bed/3pers on units

Option B 8 x one-bed + 41 x two-bed Option 190 sq1bed/ m commercial 8n o.

2pers on units & 1no. 2bed/3pers on Acce s s ible U nit

Groun d F loor Com m ercial & Ancillary SGroun pac e d F loor Com m ercial & Ancillary S pac e Com m un al R oof T errace

Option C 3 8 x one-bed + 1 xOption two-bed 8n o. 1bed/2pers on units 165 sq m commercial & 1no. 2bed/3pers on Acce s s ible U nit Groun d F loor Com m ercial & Ancillary S pace

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Com m un al R oof T errace

Com m un al R oof T errace

Option D 8 x two-bed 150 sq m commercial Option 1 8n o. 2bed/3pers on units Groun d F loor Com m ercial & Ancillary S pac e Com m un al R oof T errace

Whilst these sites are too small for large housebuilders, they provide a perfect opportunity for Solidspace to bring our experience to create high-quality small-scale developments that can enhance the local area and provide homes for Londoners.

Option 4 8n o. 1bed/2pers on units & 1no. 2bed/3pers on Acce s s ible U nit Groun d F loor Com m ercial & Ancillary S pac e

Speculative proposal on a 0.04 haunlocal site in Southwark Com m al R authority oof T errace generating 9 residential units and commercial space on ground floor

Small sites in numbers Built

Discovered (last 24 months)

Total number of sites

6

14

Total number of homes

26

238

Site area (ha) between

.02-.08ha

.02-.15ha

Average plot ratio

1.57

2.52

96.1dph

333.3dph

Average density (dwellings per hectare)

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For each site we have measured the area, number of units, transport connectivity (PTAL rating) and density (dwellings per hectare):

Site area/ha

No. of units

Dwellings/ha

Plot ratio

PTAL

We have sorted sites into three categories:

Estate infill

Urban infill

Detached

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Small sites: overview Stapleton Hall Road

GREEN LANES

Zog

Wick Road Whitepost

Walk MountShepherdess Pleasant Derbyshire street

Working across Shirland

North Ealing

6 sites Bridge view

Oak Lane Wapping High Street

Bear lane centaur

Brunel Road Albion Union st Weston Street

we have built

1

Blenheim Grove Lee high road

Hayden Way

Zog 6

21

East down park

26

9 view Bridge

split-level homes in 6 different London boroughs:

Hayden W

Essex Mews

LB Brent - 1 house LB Croydon - 3 houses LB Hackney - 5 apartments, 3 houses LB Haringey - 2 houses LB Lambeth - 4 apartments LB Southwark - 8 apartments 20

Built

Discovered

0.01 0.02 0.04 0.06 0.08 0.10 0.12 0.14 0.16

Size of sites (ha)

Shirland

North Ealing

Public

Private

We have discovered 2

14 sites

Stapleton Hall Road GREEN LANES

8

28

10 Wick Road Whitepost

8

Walk9 MountShepherdess Pleasant Derbyshire street

25

4

which could generate

25

Oak Lane Wapping High Street 11

Bear lane centaur

8

Brunel Road Albion

Union st 24Weston Street

8

Blenheim Grove

24

Lee high road

Way

East down park

25

238

split-level homes in these London boroughs:

Essex Mews

3

LB Camden - 24 apartments, 4 houses LB Ealing - 21 apartments LB Hackney - 8 apartments LB Hammersmith - 9 apartments LB Lewisham - 46 apartments, 3 houses LB Southwark - 43 apartments LB Tower Hamlets - 69 apartments LB Westminster - 6 apartments 21

Weston Street LB Southwark

0.06 Site area/ha

8 No. of units

Eight tessellating Solidspace apartments stacked above almost 465 sqm of ‘Brutalist’ office space. The apartments face south over the neighbouring park and conservation area. They are all two- or three-bedrooms arranged over half levels and incorporate the Solidspace DNA.

22

6b

127

3.1

PTAL

Dwellings/ha

Plot ratio

Detached

“

The way the apartments are set out allows for a sense of communal living - but also independence and privacy. You have a sense of sharing without being on top of each other. That’s really valuable as a parent.

I live with my two daughters and there are two front doors - so if they want to - they can come in and out as they please without necessarily engaging with me.

- Resident of Weston Street

”

World Architeture Festival Award Sunday Times British Homes Award RIBA National Award Housing Design Award

Weston Street is a Solidspace development with AHMM Architects

23

Shepherdess Walk LB Hackney

0.05 Site area/ha

8 No. of units

What was once home to the UK’s first HIV clinic has now been transformed into a series of homes that have a distinctive character yet contain all the comforts of a modern house. The scheme comprises 5 apartments and 3 terraced houses, complementing its Victorian neighbours in both scale and the materials used.

Details have been meticulously thought through, from the bronze balustrades to the rendered plastered beeswax finish of the interior walls.

24

5

170

2.1

PTAL

Dwellings/ha

Plot ratio

Urban infill

“ Mies van der Rohe Award (Shortlisted) RIBA London Award 2016 (Shortlisted) D&AD Awards 2015 (Two ‘Wood’ Pencils)

It is hard to convey the lyrical spatial effect of the split section that allows one volume to interplay across three levels, between ‘work’, ‘live’, and ‘eat’. There is a kinetic sense of space between these semi-public rooms…the flats promote an extraordinary sensation of interconnectivity that is freighted with potential, allowing glimpses down to a living space or up to a galleried work space.

- Deborah Saunt, Architecture Today

Shepherdess Walk is a Solidspace development with Jaccaud Zein Architects

” 25

Stapleton Hall Road LB Haringey

0.03 Site area/ha

2 No. of units

An oddly shaped 270 sqm gap site sitting at a road junction. The surrounding area is characterised by late Victorian and early Edwardian houses bisected by the elevated Parkland Walk - a former railway line. The two houses are arranged in a butterfly plan over seven half levels, rising around the stair. The ‘Eat Live Work’ arrangement occupies the lower three levels, with bedrooms on the remaining floors topped by roof terraces.

26

4

74

PTAL

Dwellings/ha

1.1 Plot ratio

Urban infill

“

They are by far and away the best new builds we have seen on our search, and some of the best houses.

– Prospective buyer

New London Awards 2014 (Shortlisted)

”

Brick Awards 2014 (Shortlisted)

Stapleton Hall Road is a Solidspace development with Stephen Taylor Architects

27

Essex Mews LB Croydon

0.06 Site area/ha

3 No. of units

On a former back land site of run-down garages located in a sedate south London suburb about ¼ mile from Crystal Palace, the three houses create a bright, contemporary answer to the classic Victorian terrace sited on a slope within a conservation area. Adopting the local vernacular and scale of traditional suburban homes, with London stock bricks, pitched roofs and chimney stacks.

28

3

55

0.6

PTAL

Dwellings/ha

Plot ratio

Detached

“

We couldn’t stop smiling when we moved here and don’t plan to ever leave!

– Residents

”

Evening Standard New Homes Award 2013 Blue Ribbon Awards 2013 RIBA London Regional Award 2013 New London Awards 2013 (Shortlisted)

Essex Mews is a Solidspace development with MW Architects

29

Centaur Street LB Lambeth

0.04 Site area/ha

4

6b

100

PTAL

Dwellings/ha

No. of units

A tapered site located between two south London streets, with its high arches and elevated railway tracks. It was 400 sqm of forgotten land owned by the London Borough of Lambeth.

Centaur Street was our first project to embrace the split-level living arrangement responding to changing living and working patterns of contemporary urban households. Each apartment is organised as a large, open double-height living space, with adjacent bedrooms and stairs forming a buffer to the railway.

30

1.5 Plot ratio

Urban infill

“

One Centaur Street is a prototype for intelligent and elegant city housing that could happily be repeated...Each of the light and thoughtfully planned flats is arranged on several levels connected by a contemporary take on the traditional, narrow London staircase. The effect is of living in a small, sunlit house inside an apartment block.

- Jonathan Glancey, The Guardian

”

Mies van der Rohe Award 2005 (Shortlisted)

AIA London Design Excellence Award 2004 Civic Trust Award 2004 CABE Building for Life Award 2003 Best Private Sector Development The Architects’ Journal First Building Award 2003 RIBA Housing Award 2003 RIBA London Building of the Year Award 2003

Centaur Street is a Solidspace development with dRMM Architects

31

Donaldson Road LB Brent

0.02 Site area/ha

1 No. of units

Previously home to six singlestorey garages constructed in the 1970s, the site had a history of planning refusals.

We developed a proposal to create a building of two interlocking volumes in both plan and section. The generous proportions of the Solidspace DNA in Donaldson Road allow a triple height void, exposing the section with views to the upper levels of the house, and to the sky, balancing the long views from the living space down to the kitchen/dining area on the lower garden level.

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5

51

1.0

PTAL

Dwellings/ha

Plot ratio

Detached

“

The split level allows us to have quiet time in the kitchen or in the study while our toddler and his friends play in the living room. We are separated but still connected... It is special because it is a contemporary home that centres around the needs of a family living in our time rather than the other way around.

- Resident

”

International Property Awards Best London Single Development 2011 RIBA London Awards 2010 (Shortlisted) Premier Guarantee Environmental House of the Year Awards 2011 (Shortlisted)

Donaldson Road is a Solidspace development with Groves Natcheva Architects

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Discovered sites

35

Site a, London E1 0.08 Site area/ha

A

28 No. of units

Ross House

6A

350

2.5

PTAL

Dwellings/ha

Plot ratio

18-22 Cinnamon

A Site B

Typical plan

36

Detached

Section A-A

Clegg St

Site C

Speculative proposal on a 0.08 ha local authority site in Tower Hamlets generating 24 apartments and 4 houses across two adjacent sites.

37

Site b, London E2 9

0.024 Site area/ha

No. of units

5

375

1.8

PTAL

Dwellings/ha

Plot ratio

A

Typical plan

Section A-A A

38

Urban infill

Speculative proposal on a 0.024 ha private site in Tower Hamlets generating 9 residential units

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+0.00

Commercial

B

B

+2.80

Level +2.80

Estate infill +2.80

+2.80

Commercial Mezzanine

+4.20

B

B

Second Floor Plan

B

Third Floor Plan

Level +11.20

Level +8.40

First Floor Plan

NOTE Do not scale from this drawing All dimensions to be checked on site contractor and are his/her responsibi Report all drawing errors, omissions discrepencies to Solidspace Ltd Copyright Solidspace 2012. All rights

40

Section A-A

Typical plan

A

A

A

A

A

B

Ground Floor Plan

Ground Floor Plan

400 4

Plot Commercial ratio GF Dwellings/ha A

PTAL No. of units Site area/ha

A A

Level +5.60

3.2

1b/2p 1b/2p

1b/2p 1b/2p Level +12.50

Site c, London E9

1b/2p

8 0.02

A A A

Level +17.45

Level +14.00

Speculative proposal on a 0.02 ha local authority site in Hackney generating 8 residential units and commercial space on ground floor

Option 2 8n o. 1bed/2pers on units Groun d F loor com m ercial & an cillary s pace S h are d rooftop am enity s pac e

41

Site d, London E9 0.04 Site area/ha

10 No. of units

2

250

2.4

PTAL

Dwellings/ha

Plot ratio

A

A

Typical plan

42

Section A-A

Urban infill

Speculative proposal on a 0.04 ha private site in Tower Hamlets generating 10 residential units and commercial space on ground floor

43

Site e, London E14 25

4

625

6.4

No. of units

PTAL

Dwellings/ha

Plot ratio

0.04 Site area/ha

A

A

Typical plan

44

Section A-A

Estate infill

Speculative proposal on a 0.04 ha local authority site in Tower Hamlets generating 25 residential units and commercial space on ground floor

26no. 2be d/3pers on u nits Groun d F loor apartm ents & ancillary s pac e

45

Site f, London SE1 0.08 Site area/ha

25 No. of units

6b

313

3.4

PTAL

Dwellings/ha

Plot ratio

Section A-A

A Typical plan

46

A

Detached

Speculative proposal on a 0.08 ha private site in Southwark generating 25 residential units and commercial space on the ground floor

47

Site g, London SE16 0.03 Site area/ha

8

6a

267

2.1

No. of units

PTAL

Dwellings/ha

Plot ratio

A

A

Typical plan

48

Section A-A

Detached

Speculative proposal on a 0.03 ha local authority site in Southwark generating 8 residential units and comhmercial space on the ground floor

Option 4 8n o. 1bed/2pers on units & 1no. 2bed/3pers on Acce s s ible U nit

Groun d F loor Com m ercial & Ancillary S pac e Com m un al R oof T errace

Option 4 8n o. 1bed/2pers on units & 1no. 2bed/3pers on Acce s s ible U nit Groun d F loor Com m ercial & Ancillary S pac e Com m un al R oof T errace

49

Site h, London SE16 0.04 Site area/ha

11 No. of units

6a

275

PTAL

Dwellings/ha

A

A

Typical plan

50

Section A-A

2.9 Plot ratio

Detached

Speculative proposal on a 0.04 ha privately owned site in Southwalk generating 11 residential units and commercial space on ground floor

51

Block B

Block A

First Floor Plan

52 Typical plan West Elevation Substation

Site area/ha

0.15

No. of units

21

3

140

1.3

PTAL

Dwellings/ha

Plot ratio

Detached Ground Floor Plan

Site i, London W5 Solidspace Ltd Magdalen House, 136-148 Tooley Street, London SE1 2TU + 44 (0)20 7234 0222 info@solidspace.co.uk

N-EA_ SK02 Ground & First Plans North Ealing Car Park 1:250@A3

Rev

/

Speculative proposal on a 0.15 ha pubilcly owned site in Ealing generating 18 residential units and commercial space on ground floor

BO AU

ILE AD

RO 53

Site j, London W6 0.05 Site area/ha

9

6b

180

1.2

No. of units

PTAL

Dwellings/ha

Plot ratio

Detached

Section A-A

A Typical plan

54

A

Speculative proposal on a 0.05 ha pubilcly owned site in Hammersmith & Fulham generating 9 residential units and commercial space on ground floor

55

Site k, London W9 0.03 Site area/ha

Typical plan

6 No. of units

6 PTAL

NOTE Do not scale from this drawing All dimensions to be checked on contractor and are his/her respon Report all drawing errors, omissio discrepencies to Solidspace Ltd Copyright Solidspace 2012. All rig

200 1.3 Dwellings/ha

Typical plan

Plot ratio

Urban infill

Solidspace Ltd Magdalen House, 136-148 Tooley London SE1 2TU + 44 (0)20 7234 0222 info@solidspace.co.uk

Client Solidspace

56

Project title Shirland Road Drawing title

Speculative proposal on a 0.03 ha privately owned site in Westminster generating 6 residential units and commercial space on ground floor

57

Site l, London WC1 0.04

No. of units

6b

625

1.8

PTAL

Dwellings/ha

Plot ratio

Typical plan

58

A

A

Site area/ha

25

Section A-A

Estate infill

Speculative proposal on a 0.04 ha privately owned site in Camden generating 25 residential units and commercial space on ground floor

59

60

61

14 sites = 238 homes

140 sites = 2,380 homes

1,400 sites = 23,380 homes

Th p

he release of small publicly owned sites needs political support and public land made available to enable SMEs to rise to the challenge and provide much needed homes for Londoners.

Reflections Reflections on a round table discussion hosted by Solidspace on 6th November 2019 in London attended by representatives of local authorities, the GLA, Transport for London, small developers and planning and built environment experts

Summary of challenges •

Much greater scrutiny of small sites in planning process

•

At the same time under-resourced planning teams with no design officers allocated for small sites making communication difficult

•

Same assessment criteria for large and small sites, which are much more challenging for small sites to meet (such as overlooking, privacy, car parking, outdoor amenity etc)

•

Value of land exacerbated by land trading due to which trust between developers, local authorities and community is broken

•

Viability to deliver affordable housing on small sites is incredibly tight due to land value (previous point) and some stated difficulty to find small scale contractors who build at the right rate

•

In outer London boroughs that need to provide parking this can lead to a loss of up to 25% units which again makes a scheme on small site unviable; this is paradoxically affecting also inner city boroughs such as Westminster

•

Small sites as an estate infill require additional funding for improved infrastructure and public realm making them impossible for councils to develop (point about putting a shiny new development into ‘tired’ surroundings)

•

Engagement with local community (nimbyism, lack of successful communication strategies and difficulty to deliver homes that people who actually live in the area could afford)

•

Some Participants expressed fear that relaxing planning rules will invite not only good but also bad architecture

•

Not all boroughs have adopted the draft new London Plan and the political dimension cannot be ignored

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Ideas and opportunities •

Licencing of small developers which could work as a sort of permitted development with an element of control, working for those SMEs who are genuinely building housing as opposed to land trading

•

One size fits all does not meet the genuine needs of each borough and development across all scales including small sites is critical to achieve housing targets

•

Selling off publicly owned sites that are too small for local authorities to tackle onto SME developers who are skilled and equipped to take on the risk > land receipts can be then reinvested into affordable housing

•

More relaxed planning rules for small sites; ‘optimising’ not ‘minimising’ small sites impact (issues such as overlooking, privacy, car parking, outdoor amenity etc)

•

Outer boroughs were perceived as where most of the small sites opportunities are

•

Local authorities don’t always know what they have: public and private sector needs to work together to identify opportunities and make development on small sites possible

•

Some perceived a need for further small sites regulation to address specificity of small sites and their challenges, whilst others felt loosening of regulation would be better

•

The GLA Small Sites Small Builders programme is building up momentum and could be scaled up to unlock more opportunities

•

Policy H2 Small sites of the Draft London Plan advocates for small sites to play a much greater role in housing delivery and boroughs should pro-actively support well-designed new homes on small sites through both planning decisions and plan-making. New London Housing Design Guide (to be published) will have a section on specific small site constraints and characteristics

•

Need for sustainable development which means less cars, reduced embodied carbon, better quality, more longevity, responsive to context, engaging people and communities

•

The public sector has the land, the private sector has the expertise – let’s make it happen!

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Get in touch Solidspace Ltd First Floor 32 Rathbone Place London W1T 1JJ t: + 44 (0) 20 7234 0222 e: hello@solidspace.co.uk www.solidspace.co.uk

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