Tottenham Hale Design Workshop 2016-17

Architectural Association 36 Bedford Square, London WC1B 3ES Housing and Urbanism 2016-17 Design Workshop Studio Studio Tutors Hugo Hinsley Elad Eisenstein Naiara Vegara Team Members Chia-yu Lin Diva Calista Brahmana Hyo Eon Kim Jinxin Ma Kadek Dhaneswara Saraswati Sangging Lea Haddad Preeyanan Vanichchokij Vorapattr Phornprapha Sahil Sanjay Kasliwal Zhiwen Bian AA H+U | 2016-17

Foreword This publication is produced in a design workshop participated by 10 students from the AA School 's Housing and Urbanism program. It is a research dedicated to rethinking productive city in the context of the Tottenham Hale.

Tottenham Hale was one of the manufacturing heartlands in the United Kingdom during the industry time; however, the globalization has to lead to a transformation from and the industry-based economy to a knowledge-based economy in London over the last few decades. As such, in respond to the new economic trend, it is necessary to re-envision Tottenham Hale in order to achieve a productive city.

During the investigation, we found that Tottenham Hale has a privileged location in the LSC Corridor and a great connectivity to the rest of London through the transportation system. While on a local scale, the problematic urban fabric has resulted in a constraint in its development. To regenerate the whole area, we chose three sites that are crucial for the redevelopment of Tottenham Hale and experiment in three totally different strategies. With the three unique intervention, an attempt has been made to rethink a different approach to urban regeneration beyond the Master Plan.

AA H+U | 2016-17

Contents Foreword The Big Concept

6

Productivity Then and Now Potential in Relation to the LSC Corridor Constraints on Local Scale Our Vision

6 8 12 16

Reinventing The Station

20

Why Station Island?

The Existing Constrains In Search for a New Transportation Hub Generating Programme

24 26 38 46

Rejuvenating the Void

60

Infrastracture & Railway Leisure & Green Opportunity Art & Industry Investigating Site Exploring Possibilities Generating Programme Circulation Who will Live Tomorrow?

Rejuvenating the Void

64 68 71 76 78 88 90 101 107

Innovation Cluster + Urban Agriculture

110

Decrepit Sheds and Empty Garden Concept Strategy Generating Programme Area01 Change from Shed to Space Area02 Transformation of Shed to Platform of Exchange Area03 Change from Allotment to Living & Working Area with Greenery Interstitial Space

114 120 122 129 133 137 141 148

Conclusion

160

Rejuvenating, Not Demolishing Creating Density Bridging Diversity Towards Resilient Future

163 164 165 166

Reference

170

Productivity Then and Now

Looking at the broader context of London, it is undeniable that the shift from manufacturing industry to a knowledge economy has transformed the urban pattern. People now have a huge interest in developing start-up businesses, and this changes the requirement for the workspace. Big scale machines are no longer in use, the needs are shifting toward more compact and affordable spaces.

The advance of technology and the shift of the economy have influenced the trend for urban development and strategies. London is saturated and the land price is very high, the search for new affordable spaces are imminent Facing this rapid transformation of economic productivity London is holding up the expansion of the city to join the competition of these radical changes and is in an endless search for new spaces that would foster the new live – work trends.

Over the years, Tottenham Hale was historically known for its manufactures producing pencils, papers, and brewery. We can find lots of factories located along the railway, which are now abandoned because of this industrial shift. Most of these sheds then become vacant and unproductive even though some people try to use these spaces.

However, this condition is certainly a challenging moment for the area to get the opportunity for developing the knowledge economy. Considering its location which takes only 30 minutes by tube from central London, it is reasonable for Tottenham Hale to provide major facilities for a knowledge economy to develop in the area. Since the land price is still affordable due to its previous quite low-rate development, London can actually use Tottenham Hale as the strategic area for knowledge economy expansion. Furthermore, by generating new types of economic development in this area, it will increase the productivity locally also globally.

AA H+U | 2016-17

THE BIG CONCEPT | 7

Potential in Relation to the LSC Corridor Located on the periphery of London, Tottenham Hale is a place with a great potential to grow and improve. Lying on the London – Stansted – Cambridge Corridor (LSCC), the site has advantages in its privileged location, cheaper land price and a significant amount of undeveloped lands. Moreover, with an extensive bus, rail, and tube system, it has excellent links into the heart of the London and northward to Cambridge and Stansted Airport. The arrival of Cross rail 2 in 2019 will bring even greater connectivity to the corridor and trigger further development northward.

AA H+U | 2016-17

THE BIG CONCEPT | 9

AA H+U | 2016-17

Constraints on Local Scale However, when we looked into Tottenham Hale on a local scale, it presents a poor condition because of the problematic weak infrastructures.

The rail tracks and the incomplete road systems have resulted in a fragmented territory with very different characteristics in each block. For instance, numerous public cultural activities are held near the historical district along the High Street, while the place near the station is mainly occupied by abandoned shacks from the industrial era and bunch of underutilized spaces. The existence of homogenous residential housing has become a barrier between these two areas. Furthermore, to the east, the landscape of Lea Valley preserves a great natural scenery yet it is isolated from the rest of Tottenham Hale due to the lack of connectivity.

THE BIG CONCEPT | 13

High Street

Railway

Lea Valley AA H+U | 2016-17

Lea Valley

Railway

High Street

THE BIG CONCEPT | 15

Our Vision Based on the understanding of the current challenges and opportunities in Tottenham Hale, we realized that the area should be transformed in respond to the knowledge economy trend. Rather than proposing a fixed master plan, we recognized the importance of the opportunities that this area has to offer in its different parts and we aim to introduce smallscale interventions on selected sites and respond to their unique condition, linked as a network to unfold its full potentiality and trigger the transformation of the whole area through a different strategy. An attempt has been made to achieve a well-integrated urban area with a vibrant community with endless live-make-work opportunities, transforming Tottenham Hale as the “Productive City�

AA H+U | 2016-17

THE BIG CONCEPT | 17

AA H+U | 2016-17

Industrial area

Station area

Artist area Tottenham’s potential is relatively being underutilized to its full power, rather than working on a masterplan or giving private investors lands to develop and gain private profits. We selected three main sites in critical need. By experimenting with different conditions on different areas in need the focus shift toward grasping the potentials that would on a longer term impact the whole area gradually. Those three points of intervention working like acupuncture on specific well-chosen areas will spread their impact and contaminate positively other extents and gain an urban dimension and attract new live-work opportunities.

These three engines would work together to support the transformation of the whole area as a better platform for community interaction while integrating the areas and rejuvenating Tottenham Hale as a transportation hub that invites investment and still offering the local community with good quality of spaces and good working environment for incubating the knowledge economy.

The three engines mentioned are: 1. The station area: working on connectivity through transport hub.

2. The artist area: stitching connections within a lost space between the rail tracks.

3. The industrial area: working on an abandoned area and shifting it into a knowledge economy incubator.

THE BIG CONCEPT | 19

AA H+U | 2016-17

Team 01: Reinventing The Station

REINVENTING THE STATION | 21

Why Station Island?

The station is the heart of Tottenham Hale and is well connected to the rest of London through the underground tube, train and bus system. Considering its location in the north London growth corridor and its proximity to Stratford, the station island has the potential to become the main engine that can drive the regeneration of the whole area. Presently, the station has few basic facilities and has not been brought out to its full potential. Hence, it is necessary to restructure the station to support its status as an international transportation hub.

AA H+U | 2016-17

REINVENTING THE STATION | 25

The Existing Constraints The station island is surrounded by railway tracks and two major roads and has a very restricted pedestrian access at present, which decreases the vibrancy and limits the development of the site. Many plots are underutilised and function as parking lots. While there is a hotel, retail park and few shops nearby, their entrances barely respond to the station.

Also, Lea Valley to the east and the high street to the west are poorly linked to the station.

To enhance the potential of the station, it is important to break down its boundaries and make it more accessible to pedestrians. It is necessary to use the station area as a tool to bind the dispersed urban fabric AA H+U | 2016-17

REINVENTING THE STATION | 27

Void Space

AA H+U | 2016-17

Green Space Lea Valley

REINVENTING THE STATION | 29

Station Residential Commercial AA H+U | 2016-17

Active Facade

REINVENTING THE STATION | 31

The design of the station is based on the need to link the station more to its surrounding.

Because the station located in a strategic place, this opens up a new opportunity for the station to become more than just a transportation hub. Our initial idea is to bridge the missing link to establish a network for the whole area.

Thus, we design a platform in the station that is also integrated with programs such as housing, mixed-use commercials, culture and events. With more programs added, it does not only make the station a liveable area but also serves as an engine to attract more possibilities to the site for future development.

AA H+U | 2016-17

Station in Present RETAIL

RETAIL

RETAIL PARKING STREET PUBLIC LANE

BUS

LANE PUBLIC

UNDERGROUND

RAILWAY

RETAIL RETAIL

HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING

LANE PUBLIC

UNDERGROUND

RAILWAY

BUS

HOTEL HOTEL HOTEL HOTEL HOTEL HOUSING HOUSING HOTEL HOUSING HOUSING HOTEL HOUSING HOUSING HOUSING HOTEL HOUSING HOUSING HOUSING OFFICE OFFICEL HOTEL OFFICE OFFICE OFFICE HOUSING OFFICEL OFFICE HOTEL OFFICE OFFICE OFFICE OFFICEL HOUSING OFFICE RETAIL RETAIL RETAIL PUBLIC RETAILHOTEL RETAIL RETAIL L HOUSING OFFICE OFFICE EXHIBITION OFFICE EXHIBITION HOTEL RETAIL RETAIL RETAIL HOUSING OFFICE UNDERGROUND RETAIL STREET RETAIL RETAIL RETAIL RAILWAY HOTEL LANE LANE HOUSING HOUSING HOTEL HOUSING HOUSING HOTEL HOUSING HOUSING HOUSING HOTEL HOUSING HOUSING HOUSING OFFICE OFFICEL OFFICE OFFICE OFFICE HOUSING OFFICE OFFICEL OFFICE OFFICE OFFICE HOUSING OFFICE OFFICEL RETAIL RETAIL RETAIL PUBLIC RETAIL RETAIL RETAIL L HOUSING OFFICE EXHIBITION OFFICE OFFICE EXHIBITION RETAIL RETAIL RETAIL HOUSING OFFICE UNDERGROUND RAILWAY RETAIL STREET RETAIL RETAIL RETAIL LANE LANE BUS

HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING

RETAIL

BUS

RETAIL

RETAIL

BUS

HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING

STREET

RETAIL PARKING STREET PUBLIC LANE

BUS

RETAIL

BUS

RETAIL

BUS

HOTEL

STREET

HOTEL

RETAIL

HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING

EXHIBITION EXHIBITION

EXHIBITION EXHIBITION

RETAIL RETAIL

HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING

RETAIL RETAIL

HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING HOUSING

RETAIL RETAIL

New Transportation Hub

REINVENTING THE STATION | 33

AA H+U | 2016-17

REINVENTING THE STATION | 35

AA H+U | 2016-17

REINVENTING THE STATION | 37

In Search for a New Transportation Hub In the current condition, Tottenham Hale Station only functions as an entrance to the area supported with basic transportation programmes. Based on its opportunity to be the main entrance to the area, it is necessary to rethink the spatial organisation and programmes. A good example can be seen in the current development of Birmingham New Street Gateway. It is expected to create a major retail destination, with a 250,000 square foot John Lewis department store providing the focus for the revitalised and remodelled Pallasades shopping centre.

To transform the current station into a new transportation hub, it is important to make it as an engine that supports urban life. This can be stimulated by adding adaptable spaces that can be used either for cultural, leisure, work or event space.

AA H+U | 2016-17

Traditional Station Ticket Office

Lobby

Platform

Station in Present Hotel Ticket Office

Lobby Restaurant

Shops

Platform

Transportation Hub

Exhibition

Housing

Office Lecture REINVENTING THE STATION | 39

Case Study: Leiden Central Station Master Plan Architect: MAXWAN Location: Leiden, Netherlands

The Lorentz aims towards an integrated renewal of the station area by transforming the neglected area into a vibrant new high-density neighbourhood. The design strengthens the connection between the historic centre in the south and Leiden’s Bio-Science District in the north and creates an attractive urban space.

The building consists of a plinth of four floors topped with three towers of different heights.

Therefore, high density is achieved by designing a combination of low street facades with setback high rises. New and enhanced connections allow pedestrians and cyclists to travel on street level between the two sides of the station without crossing cars, buses and trams.

AA H+U | 2016-17

Narrow streets with high facades don’t give a pleasent atmosphere.

By setting-back the upper levels the atmosphere on the streets remains pleasant

By shifting the towers on the bases, more light,views and space are created for the individual towers.

By shifting the towers on the bases, more light,views and space are created for the individual towers.

Square is no square (no facade).

Square is enclosed by facade.

REINVENTING THE STATION | 41

After the redevelopment of the station, the area around the station will be the most valuable in Tottenham Hale. Rather than letting the private developers design luxurious office spaces and apartments which the community cannot engage in this gated community, we seek a solution to bridge both aspirations from locals and investor.

From the analysis, we recognised that the area lacks public space where it is crucial for the community. With the underutilised space available in the station area, this opens up an opportunity for the space to be the new public domain.

AA H+U | 2016-17

REINVENTING THE STATION | 43

Current Condition

Improve the Connection

Reorganize the Structure AA H+U | 2016-17

Increase the Density

Create New Open Space

Activate the Station Area REINVENTING THE STATION | 45

Station Retails Office Residential Hotel Platform

Generating Programme With an attempt to establish a new transportation hub, we propose a programme that facilitates urban life such as living, working and leisure. As the station will be an intense core for Tottenham Hale, it is necessary for the programme to be as efficient as possible.

Based on these premises, the new public space serves as a platform to link the entire programme. From the programme graphic above, we set the degree of public activities gradually increases from west to east.

Hence, the west part is focused on living activities and east part is for working activities.

AA H+U | 2016-17

Public Space Commercial Office Hotel

REINVENTING THE STATION | 47

Exhibition Space

Local Market

Open Air Cinema

Performance Space

AA H+U | 2016-17

REINVENTING THE STATION | 49

The public platform creates a space that is attractive and functional. It not just acts as a passage but also supports the need for users by enhancing their experience and giving them a reason to stay in and enjoy.

The platform creates opportunities for various events to take places such as exhibitions and performances. The mix of retail and other commercial spaces provide convenient services to passengers and help activate the public realm. It plays a major role in supporting the community by unlocking social benefits and contributing to a more enjoyable place to live, work and visit.

AA H+U | 2016-17

REINVENTING THE STATION | 51

AA H+U | 2016-17

Flexible Office

Retails

Exhibition

Ticket Hall

The exterior circulation connects three different level - the ground, platform and the Hale village. People can access the platform and the Hale village either through internal or external routes. Inside the station, temporary workspaces are designed to hold meetings, lectures, and individual works.

The exhibition spaces are integrated along the route to encourage people passing by to engage in the performance both from inside as well as outside. The offices located on upper floors have a separate entrance from the ground level. The atrium in the centre encourages intense interaction amongst different activities creating a vibrant environment inside the station.

REINVENTING THE STATION | 53

AA H+U | 2016-17

REINVENTING THE STATION | 55

AA H+U | 2016-17

REINVENTING THE STATION | 57

AA H+U | 2016-17

REINVENTING THE STATION | 59

AA H+U | 2016-17

Team 02: Rejuvenating the Void

REJUVENATING THE VOID | 61

AA H+U | 2016-17

REJUVENATING THE VOID | 63

Infrastracture & Railway Tottenham Hale is considered an undervalued and deteriorate area. Recently this character is shifting as the area is experiencing the development of new residential buildings around its station.

Tottenham Hale consists of different patches due to the rail, roads, and waterscape that set the boundaries of the city. Those patches limited the continuity between the neighborhood and its surrounding. Looking further to the south side, an island, or in other words, a vacant area is the result of the discontinuity of the rail, building edges, and empty spaces.

This was chosen to be our site which because of the potential it has to offer.

AA H+U | 2016-17

Introduction | 01

The old maps show fragmentation of the area caused by rail tracks.

Current conditions in section REJUVENATING THE VOID | 65

Leisure & Green Opportunity

AA H+U | 2016-17

REJUVENATING THE VOID | 67

Leisure & Green Opportunity Green spaces, educational facilities, and leisure are not very well established in Tottenham due to the lack of the pedestrian and vehicular connections and weak infrastructure.

Great opportunities are found in Tottenham, however, no one is taking advantage of what this city possesses.

For instance, the Lea Valley could possibly become a bicycle track or a park however it is not being used properly. Not to mention the Markfield beam Engine museum along with the park and huge sports area next to it which is also detached from the city.

AA H+U | 2016-17

Markfield Beam Engine Museum

Mapping Lea Valley REJUVENATING THE VOID | 69

Art & Industry One key aspect of Tottenham resides in a huge patch southern the station which is composed of Industrial and manufacture building as well as a mall, all of them have huge footprints on the plot with poor quality buildings.

Dominated by the abandoned sheds, several spaces are now reused as art studios and we can find a school of furniture, design studios, photography, media companies and other creative industries. The quality and density of those building bring to attention that area, where rejuvenation is a must.

Furthermore, the site chosen sits between the rails next to this industrial and manufactural zone and is also surrounded by two residential neighborhoods AA H+U | 2016-17

Existing Building Condition on site shows variety of usage.

REJUVENATING THE VOID | 71

AA H+U | 2016-17

REJUVENATING THE VOID | 73

AA H+U | 2016-17

Different urban condition surrounded the site.

REJUVENATING THE VOID | 75

Investigating Site While examining the site, we recognized that the main disadvantage was the disconnection between the city and its neighborhood which is the result of the railway which separates Tottenham into different patches and on different levels. In addition to that, the way the existing buildings treated the rail track as their backyard made the vacant space lose its potentiality as the main connection between neighborhoods. However, this vacant land locked between the rails as an island provides lots of opportunities.

Which can be unveiled by the proximity to the Tottenham hale station, the lea valley, the creative industries the museums and park. These are all considered to be prospects of development. Thus we concluded that the poor conditions of this void can generate a hub to stimulate further development throughout the area and act as an anchor for future development.

AA H+U | 2016-17

REJUVENATING THE VOID | 77

Exploring possibilities Our intention is to give back that void to the city by activating the unused space to flourish the existing infrastructure and upgrade the existing art industry to a creative industry that relates to the knowledge economy and to Tottenham’s existing economy by providing new types of live-work opportunities.

Thus, we decided to generate a cultural hub with clusters of art, creative industry, residential, education, sport, and community. The designed area will act as an anchor and one of the engines that will influence Tottenham Hale.

AA H+U | 2016-17

Mapping Function

Built and Unbuilt spaces

Accessibility

Connectivity between Neighbourhood

Building Edges

Strategic Intervention REJUVENATING THE VOID | 79

AA H+U | 2016-17

Mapping conclusion: relevant conditions REJUVENATING THE VOID | 81

AA H+U | 2016-17

REJUVENATING THE VOID | 83

AA H+U | 2016-17

Restoring ground connectivity

Different attitude on each chosen blocks

Allotment division

Circulation: external & internal

extending the existing function to our plot

Hierarchy of public space

REJUVENATING THE VOID | 85

AA H+U | 2016-17

Project In Context REJUVENATING THE VOID | 87

developing programme from exsisting functions and current demands AA H+U | 2016-17

Generating Programme The development will relate to the existing music, art and manufacture industry and will provide different morphologies of live-work opportunity in each volume for different kinds people with a collective environment that serve them all. We researched not only different living morphologies but also the in-between part that responds and serves those different morphologies.

Since our site is locked between three different heights of rails, the first focus was to take advantage of the existing to not only connect but activate the area. So, in the first part we provided a space for performance that relates to the music industry. The big challenge was to accommodate the existing infrastructure and transform the boundary to be part of the site.

The height and circulation had to adapt to the different height of the rail. While enabling connection on the ground floor under the rail where possible, we also thought about activating the space that coincides with the rail as a collective environment that stitches and redefines the boundary between the live and work environment and connects the whole project. The function on the ground floor activates the open space and determines each space with a different identity.

REJUVENATING THE VOID | 89

Circulation The height and circulation also had to adapt to the different height of the rail. While enabling connection on the ground floor under the rail where possible, we also thought about activating the space that coincides with the rail as a collective environment that stitch and redefine the boundary between the live and work environment and connect the whole project. The function on the ground floor activates the open space and determine each space with a different identity.

The main idea was to extend the existing roads to provide new connections between the different neighborhoods surrounding the rail and to establish the lost connection due to the infrastructure.

Furthermore, this continuity is also illustrated in our project where the different blocks connect smoothly and internally between given their functions which create that sense of uninterrupted path that connects the interior to the exterior and the project to the whole neighborhood.

AA H+U | 2016-17

REJUVENATING THE VOID | 91

Case Study: The Zurich Flat project Architect: Futurafrosch and Duplex Architekten Location: Zurich

In this project, a wide floor plan accommodates a cluster of small units in which the public and shared spaces are practically equal.

Even though each unit has a different type of living space, the corridor that connects public and shared spaces bring greater relations between these diverse residential units.

AA H+U | 2016-17

Block 01: Music Looking at the Zurich model, we replicated the idea of the shared flat in the first block of the project.The cluster of rooms will accommodate various people: from students, workers, single parents or couples.

On another level, by extending the actual music industry on the ground level toward the rail, and using the lost spaces under the arches of the railways for music studios, we created a new internal street that serves and animates the project.

A canteen that serves the residents of the first block, as well as the whole projects, sit above the rail. The common area on the ground floor is now projected to the upper floor.

Wide stairs oriented toward the music square, will enable the continuous connection of the public spaces between the ground floor and the upper parts of the projects REJUVENATING THE VOID | 93

Case Study: Heizenhoiz Architect: Adrian Streich Location: Zurich

Case Study : LT Josai Architect: Naruse Inokuma architects Location: Japan We looked at two different examples to see how shared space can be done vertically and horizontally. Although the shape of the buildings are not the same, in both projects the shared area work as the connector and a used space (not just a passage) at the same time.

AA H+U | 2016-17

Block 02: Manufacture Learning from these cases, we decided to combine live and work on different levels.

The shared spaces will be equal to the private rooms and will be distributed on all floors. The boundaries between live-work on this block are blurred and the void not only connects live-work vertically and horizontally but also extend and project to the exterior.

From one side, a double faรงade will protect the environment from the railway. The voids will act as an upper public space that serves the block and project to the ground public space and creates an associational realm.

The faรงade is a story told about a balance between the common and the individual.

REJUVENATING THE VOID | 95

Case Study : Suurstoffi Architect: MĂźller Sigrist Location: Zurich On the third block, a housing project by MĂźller Sigrist sets the example of family dwelling with multi-sided orientation. The only shared space is the core and each of living units is a replication of one type to make it efficient and affordable.

AA H+U | 2016-17

Block 03: Education The east block works as the bridge that generates continuity to the disconnected neighborhood throughout the area. It hosts living spaces for families similar to the Muller Sigrist case and educational facilities that serve Tottenham and the residents of the project. The shared space will be used as lecture hall and library, and a continuous internal path across this block will connect the outside spaces to the other blocks a private core to access the living floor.

The component of space reinvents itself through the layering of multiple elements - time, programs and composition to formulate a place where users can deal with crossovers among disciplines and activities.

REJUVENATING THE VOID | 97

Case Study : Yokohama Apartment Architect: ON Design Partners Location: Japan We looked into individual housing units that mix live-work.

In Yokohama case, the open ground floor served as a public area and each unit will have a private area with an individual staircase as the access.

Case Study : Centaur Street Architect: DRMM Location: London For Centaur St. case, the combination of live-work is done vertically without any shared space between each unit.

AA H+U | 2016-17

Block 04: Individual Arstist Housing To make full use of the existing green space on our site, we allocated private dwelling oriented toward that green space.

Those small scale units host work spaces on the ground floor and living spaces in the upper.

This mix of work/live are connected internally and the ground floor serves as a common space for artist to enhance their creativity and productivity in a green environment REJUVENATING THE VOID | 99

Who will live tomorrow?

This question is essential to every housing project, and it arises at the first stage of our proposal. Tottenham is diverse, and we wanted to cultivate this diversity and attract new residents that would nurture and strengthen the community ties.

Our main focus was providing new housing opportunity to respond to need of Tottenham.

Hence, the proximity to the manufacture and art area channelled our choice toward housing for artists where the abandoned part is an opportunity for artists and workers in the industries next by to flourish their creativity and much more.

The human being cannot live alone without a community. It is only in the exchange with others that we are truly ourselves. Everyone can cook and do their laundry by themselves, but communities are not built on individualism but rather on cooperation and sharing: sharing happiness or the laundry room. By hosting the different types of living spaces in the different block we tried to add diversity and bring together different individual from different backgrounds. The different buildings are connected and transition from a space to another, from a building to the other.

+ +

1 + +

2

3

or

AA H+U | 2016-17

type 1

type 2

type 3

REJUVENATING THE VOID | 101

AA H+U | 2016-17

REJUVENATING THE VOID | 103

AA H+U | 2016-17

REJUVENATING THE VOID | 105

Rejuvenate the Void By providing new live work/ opportunity that relates to the knowledge economy, and to the different needs of Tottenham, the intervention will stimulate and act as an engine for Tottenham Hale. We also are upgrading the local neighbourhood by activating a vacant land and boosting the existing industry giving back the excluded void to the city AA H+U | 2016-17

REJUVENATING THE VOID | 107

AA H+U | 2016-17

REJUVENATING THE VOID | 109

AA H+U | 2016-17

Team 03: Innovation Cluster + Urban Agriculture

INNOVATION CLUSTER | 111

AA H+U | 2016-17

INNOVATION CLUSTER | 113

Decrepit Sheds and Empty Garden The site is situated in a space between the railway and Lea Valley that was used to accommodate industrial manufacturing facilities. Having mentioned that, the space is not well connected to the station or any other facilities, despite the fact that it only takes less than 10 minutes on foot in order to get there from the station. Nowadays, remaining sheds are currently being used as a storage and the green space next to the sheds using as an allotment garden.

AA H+U | 2016-17

02

INNOVATION CLUSTER | 115

The site has an existing railway, highway and an underground rail line, because of that, it connects Tottenham Hale to the other cities well, however these infrastructure also creates barriers, isolating the site from the urban fabric. There are also abundant green space and different kinds of housing such as student, social and low-rise housing surrounding the site. Our site is the center of the two axes, if it would be rejuvenated, the site could become as one of the catalyst that provide change to Tottenham Hale.

AA H+U | 2016-17

INNOVATION CLUSTER | 117

Void Spaces

The first challenge of our project was redesigning the existing void space that could be a potential factor for development, as well as the allotment along the Lea Valley is one of the key elements that has the potential to become an active platform for the community.

AA H+U | 2016-17

Barrier

Due to the isolated nature created by these barriers such as the railways and the highways and even the fragmented clusters of buildings, our second challenge is to bridge these pocket spaces to offer the site with proper mobility throughout the space.

INNOVATION CLUSTER | 119

AA H+U | 2016-17

Concept One of the key concepts for this project was also about giving back to the site. It is not about making the most amounts of revenue to be earned, but rather the approach towards the quality and conditions of the site that can create a different or rather a unique environment, offering different scenery from what one usually perceive in central London.

INNOVATION CLUSTER | 121

Strategy With these aspects in mind, our goal is to make the site as an active piece that would offer the community with a space embedded with diverse activities and programs. Through blurring the boundaries and establishing the connection between the station and Lea Valley, the site can be integrated within the existing urban conditions.

Hence, offering the community with a more efficient lifestyle of the ‘live and make’ along with an improved quality of leisure space within the existing industrial shed and the existing natural conditions.

AA H+U | 2016-17

INNOVATION CLUSTER | 123

We decided to approach the site with the idea of experimenting on the available structure of the industrial sheds that could be implemented on as a free plan as well as offering a shell for the activities and programs within site.

Through the precedent of an infrastructure that supports a new type of working space, we provide flexibility regarding the spatial organization within a free plan.

AA H+U | 2016-17

INNOVATION CLUSTER | 125

Our project deals very much with the insertion of new modules or intervention into the existing context, maintaining the initial volume and dimension of the infrastructure, yet offers a different variety of spaces suitable for a productive working environment as well as a progressive space for interaction and exchange of ideas.

Area 01 is first industrial shed, a space designed for the flexibility of workspace in a free plan. Area 02 is second industrial shed which relates to the issue of interaction in between the productive space. The system of inserted mezzanine offers a variation in the hierarchy of spaces. Area 03 is the allotment area, we implemented existing footprint to divide the spaces in a collective manner.

AA H+U | 2016-17

Area 01

Area 02

Area 03

INNOVATION CLUSTER | 127

Generating Programme Area 01

Artist Studio

Existing Program

Co-working Office New Program

Vertical Garden

Housing

AA H+U | 2016-17

Area 02

Area 03

INNOVATION CLUSTER | 129

AA H+U | 2016-17

Final Design_Detail Plan

INNOVATION CLUSTER | 131

Case Study : Red Bull Music Academy Architect: Langarita-Navaro Arquitectos Location: Madrid Using the exiting installation as a starting point and given its experimental character, the construction project was approached as a temporary structure based on the criteria of adaptability and reversibility that would make it easy to completely or partially reconfigure over time.

The objective for Area 01, was to maintain the original structure that offers a large floor plan, which will be filled with various modular functions.

AA H+U | 2016-17

Design: Area 01

Change from Shed to Collaborative Space For area 01, we explored the idea of an adaptive office space that could be arranged or reconstructed based on the changing nature of programs within the shed. Offering both individual working units and a shared space for specific functions that the startup offices want to have, such as a conference room, heavy workshop, or even an exhibition space.

INNOVATION CLUSTER | 133

AA H+U | 2016-17

Area1 | 01

Area01 Section

INNOVATION CLUSTER | 135

Case Study : New Lab Architect: Marvel Architect Location: New York New Lab is the space for “collaborative workspace� for companies in fields like robotics and artificial intelligence. They reused the old warehouse and made box shaped space in the ground floor. Above that they placed open area like lounge, communal worktables and meeting areas.

Through fragmenting the original structure, Area 02 would feature a mezzanine system along the sub divided structure creating a distinctive threshold between production and retail.

AA H+U | 2016-17

Design: Area 02

Transformation of Shed to Platform of Exchange Area 02, relates to the issue of interaction in between the productive space. The system of inserted mezzanine offers a variation in the hierarchy of spaces, creating a distinctive threshold between production and retail. The ground floor will be utilize as the space for retail and displays while the upper space could be used for producing or making.

The mini courtyards and the pathway created in between the blocks are then offered to the public as a scene of exchange as well as a space for interaction and connection with the project.

INNOVATION CLUSTER | 137

AA H+U | 2016-17

Area2 | 01

Area02 Section

INNOVATION CLUSTER | 139

Case Study : Shakujii Apartment Architect: SANAA Architect Location: Tokyo All-glass walls and open terraces comprise this small group of steel-framed apartments situated within a dense residential neighborhood in Tokyo. Another provocative feature of the development is that the residents must go outside to move between different rooms.

In Area3, we proposed a light modular sytem, where by people could compose their space easily. All of these units are then surrounded by the allotment that provide them with a space to grow vegitation as well as offering the community the experience of living with nature.

AA H+U | 2016-17

Design: Area 03

Area03 Change from Allotment to Living & Working Area with Greenery Area 03, we introduced a light structured modular system as experimental component that would not disrupt the original footprint of each plots hence provided a new function as a live and work area. Parts of the area in ground floor are catered to the public realm such as vertical garden, to experience the quality that co-exists the natural conditions of the Lea Valley. Through having a green space, and provifing more programs within the space, we expect the allotment area to offer a more vibrant atmosphere for the community therefore offering more opportunities to allow people to work with Tottenham’s natural asset, the nature itself.

INNOVATION CLUSTER | 141

Each unit is grouped into clusters and share common spaces along with the allotment.

Ground floor features restaurants, cafes or even communal kitchen for cooking class where plants from the allotment garden or vertical hydroponic garden can be used.

Whereas the co-working studio and housing units are located in the upper floors.

AA H+U | 2016-17

INNOVATION CLUSTER | 143

AA H+U | 2016-17

Area03 Section

INNOVATION CLUSTER | 145

AA H+U | 2016-17

Final Design Detail Plan

INNOVATION CLUSTER | 147

Interstitial Space As for the spaces embedded in between the sheds and the allotment that acts as a connector for the projects, the intention was to create small-scale event space and distributing them along the path that would offer a certain flow and pauses while the users engage with the site as they gradually progress through the spaces.

AA H+U | 2016-17

INNOVATION CLUSTER | 149

AA H+U | 2016-17

INNOVATION CLUSTER | 151

AA H+U | 2016-17

INNOVATION CLUSTER | 153

AA H+U | 2016-17

INNOVATION CLUSTER | 155

Through having experiment on this idea of different potential living and workspace, the derelict industrial shed could prove to be an assets to Tottenham Hale in bringing in start-up companies as well as offering the community with employment opportunity.

AA H+U | 2016-17

INNOVATION CLUSTER | 157

AA H+U | 2016-17

INNOVATION CLUSTER | 159

AA H&U | 2016-17

Conclusion

CONCLUSION | 161

Conclusion Tottenham Hale development reflects a complexity of urban life transformation over times.

Economic forces drive this area into a position where having all supporting factors does not guarantee a good outcome. It is a well-linked area with sufficient spaces to develop, and yet the current situation shows a fragmented condition that restrains further advancement for the whole area. With an expanding development of London in years and its strategic location in relation to the Stansted – Cambridge Corridor, Tottenham Hale should be in a strong position to be a part of this expansion.

AA H&U | 2016-17

Rejuvenating, Not Demolishing Numbers of challenges throughout the whole design process led us to think about Tottenham Hale as both a former and new developed urban area. Taking the perspective of former development, Tottenham Hale surely has relatively slow progress compare to the other suburban area in London. Thus, the proposed design should be a stimulator that accelerates the growth of development faster.

On the other side, as a new development area, Tottenham is in great need of a provocative intervention which can be the driving force for the whole area. Combining these two points of view, we realized that despite the high demand for a progressive design, we cannot ignore the current functions and buildings on each different block, as well as the everyday lifestyle the local residents have been accustomed to over the decades.

These factors have to be taken into account when fulfilling the subtle intervention we are proposing. Hence, a rejuvenation is a challenge we should take rather than simply building on empty plots or demolishing the existing buildings. Their weak structure, however, is capable of adapting to new schemes of development. This cost-effective method should be executed as soon as possible to achieve the design intention while providing sufficient room and time for the local residents to adapt.

CONCLUSION | 163

Creating Density Urban design suggests that managing density is one of the essential tasks to generate a productive city. In comparison to the surrounding region, Tottenham Hale is considered as a low-density area due to its scattered development which previously focused on industrial growth. In addition, a high unemployment rate, with inadequate educational facilities to support a community, made the area become less productive. Thus, it is reasonable to intensify the area and make it concentrated in several points to activate the community life and to become inviting to other residents and workers. Density is not just about increasing the population but also raising the productivity level by offering adequate job opportunities, work facilities, and related amenities. This is the reason why different types of density are introduced and distributed throughout the chosen study area. By varying density for each area, each will be able to contribute to a network of development which can deliver greater richness for the whole study area.

AA H&U | 2016-17

Bridging Diversity The various communities occupying the Tottenham Hale area gives broad range of usage and economic activity across the area. The strong presence of boundaries on each neighborhood should be treated in different ways since they have different problems.

Under these circumstances, several interventions have been tested, such as generating an event space at an in-between space, connectivity through multi-purpose platforms, and the reactivation of the ground level. The intention of bridging diversity is actually to initiate the dialogue between different communities so that the fragmented sectors in the area will transform into multiple supportive elements for one another.

CONCLUSION | 165

Towards Resilient Future From its very beginning, the key quality of Tottenham Hale is the strategic location that offers both benefits and disadvantages. The complexity of the current urban condition led us into several experiments to test out the different interventions we proposed. Three interventions that link with the broader scale of the neighborhood are intended to assess and compare this strategy with the large-scale development which is already happening in the area. Surely both of them demonstrate progress but because of scale, and a lack of resilient types, massive development is likely to be unsuccessful to touch the ultimate needs of the local communities, as these are driven by the priorities of large financial investors.

However, to optimize human capital, it is vital to include the locals in order to reach the desired productivity.

Nevertheless, being productive is not enough to make Tottenham Hale an important urban area for London, and for the greater UK region. The vision for Tottenham Hale is certainly more than forecasting the possible further urban development, but its success relies on the Collaboration of the public authorities, investors, government and cooperation to channel it in a different direction. The involvement of those multiple actors and stakeholders through a system of interdependencies where each actor contributes in a meaningful way to urban transformation but, also reaps certain benefits in the process resulting in a full and comprehensive outcome.

Under the current circumstances, we can conclude that developing Tottenham Hale is not about making a comprehensive urban plan as an overall master plan, but rather identifying the specific problems and challenges the area has on a broader scale of development. Hence, multi-scalarity of development for Tottenham Hale will be an open question for us as architects, planners, urbanists, developers, policy-makers or citizens to re-evaluate the threats and challenges to the opportunities for the future development of Tottenham Hale.

AA H&U | 2016-17

CONCLUSION | 167

AA H&U | 2016-17

Facing this situation, we recognised that developing Tottenham Hale is not about making a coherent or comprehensive urban planning as an overall strategic masterplan but rather identify the specific problems and challenge it in broader scale of development. Hence, multi-scalarity of development in Tottenham Hale will be an open question for us as architect, planner, urbanist, developer, policy-maker or citizen to re-evaluate the threats and opportunities as challenge for future development of Tottenham Hale.

CONCLUSION | 169

Reference a+t Research Group. Why Density? a+t Architecture Publishers, 2015.

AECOM. Big Bold Global Connected London 2065, n.d.

Alise Argale, Danya Zoe Bali, Gabriel Trinkel Dal Maso, Irene Willy, Kanishk Sinha, Laura Caicedo Lopez, Nirmal Brito, et al. Repositioning Tottenham. London: Architectural Associaton School of Architecture, Housing and Urbanism Graduate Programme, 2015.

Allies and Morrison Urban Practitioners. Tottenham Hale District Centre Framework.

London, 2015.

Claudia Hildner. Future Living: Community Living in Japan. Birkhauser Verlag AG, 2013.

Haringey Council. ‘Tottenham Strategic Regeneration Framework Delivery Plan 2014’.

London: Haringey Council, 2014.

J. Simmie. Innovation, Networks, and Learning Regions? London: Jessica Kingsley, 1996.

Maarten Hajer, and Arnold Reijndorp. In Search of New Public Domain. Edited by Els Brinkman. Translated by Andrew May. Rotterdam: NAi Publisher, 2001.

New London Architecture. Project Showcase WRK/LDN. NLA Insight Study, 2016.

WRK/LDN Shaping London’s Future Workplaces. NLA Insight Study, 2016.

Peter Murray, Fred Manson, and Pam Alexander. Public London: Creating the Best Public Realm. London: Mayor’s Design Advisory Group, 2016.