BENVGTC2: Urban Design Layout, Density, and Typology

MOUNT PLEASANT Asztely, Tove Halim, Abraham Murray, Laura Templeton-Belli, Holly Barthelemy, Thomas Young, Victoria

December, 2015 BENVGTC2: Urban Design: Layout, Density, and Typology Tutor: Neha Tayal

St. Pancras Mt. Pleasant Bloomsbury Clerkenwell

London Design Inc have been tasked to analyse the development site at Mount Pleasant, Farringdon, London, by the Mayor of London, and to prepare an alternative urban design proposal for the site.

An analysis of the site and context was made, along with a critique of the current proposal, to create a revised scheme that is both fitting to the historic central London context, and a modern, innovative and sustainable development that will provide a new neighbourhood for Londoners.

The final masterplan proposal presented within this document has been reached through a process of design development, responding to the vision of the two local authorities in which the site is situated, Islington and Camden, and to some criticisms of the current proposal for the site, as approved by the Mayor of London in 2015.

INTRODUCTION Criticisms of the approved proposal include its proposed density, urban form, and levels of affordable housing. We seek to respond to these by providing a density fitting to the context, that has been achieved through design development and the exploration of a number of typologies for the site. The urban form proposed seeks to fit seamlessly into the surrounds, forming a new piece of city within an existing neighbourhood, and to create high quality, public and private open spaces.

We feel the approved scheme lacks diversity in design, and its tall and undifferentiated point block typologies create an imposing and unwelcoming street feel to the site.

1870

1890

1910

1950

The revised proposal by Create Streets achieves a more human scale and is certainly a better fit with the surrounding historical context. We feel that the scheme also provides a better quality of open space and a human scale at ground floor, creating interest and vitality at street level. The routes through the scheme are well thought out, and it is successful in achieving a new neighbourhood.

Our proposal draws on what we feel are the better points of the Create Streets proposal, and moves forward in proposing something modern and innovative in terms of typology and design, with a sustainable, community led approach at its heart, along with the conservation and re use of some existing buildings and structures within the site.

We begin with an analysis of the site context, and of the existing proposals. We then describe two previous iterations of a proposal, and finally our masterplan proposal.

Figure ground plan of the Mount Pleasant site

1:5000

MACRO ANALYSIS

Commercial

Office

Institutional

Storage/ Parking

As shown in the above diagram, land use in the surrounding area is principally residential to the north, while smaller commercial, mainly retail uses, units lie to the south and south east. Exmouth Market lies to the east of the site, with retail units in A1, A3 and A4 uses surrounding the street market. Some office spaces surround the site immediately to the west, with some other smaller office uses in the immediate vicinity. The quantum and typology of residential buildings in the vicinity has influenced the design of the typology proposed. It must fit into its setting and complement the existing urban fabric.

Public

Private

Tree

This analysis of public and private spaces show the network of open spaces in the vicinity. This informed the direction of the proposed public routes and tree lined avenues. There was seen to be a need for further public open spaces and areas to dwell, in line with planning guidance and aspirations for the site.

1-3 Storeys

4-6 Storeys

7-9 Storeys

10+ Storeys

The surrounding building heights in the area were analysed to inform the massing and heights of the proposals. Several typologies were investigated throughout the design development, including terracing, to reflect the existing residential surroundings. The final proposal incorporates cut backs in the massing at higher levels, in response to the surrounding building heights.

Quietest

Less Busy

Busiest

The vibrancy of the surrounding area was measured from visits to site at different times of the day, with the quieter residential streets to the north being the quietest areas and the vibrancy of Exmouth Market and the surrounds to the east and also the retail areas to the south being the busiest.

MACRO ANALYSIS

Speed Limit Map 1:5000

Conservation areas in the surrounding areas

Amenities Map

1:5000

The amenities in the surrounding area were investigated to identify the needs within the site in the creation of a new neighbourhood. The requirement to create active street frontages at ground floor was the driver in developing a retail street through the masterplan, to complement the surrounding amenities. In particular, one of the aims of the design was to draw on the activity and feel of the nearb Exmouth Market, which.

The wider street running through the site was chosen as the principal retail boulevard.

Routes Map

1:5000

The routes and speed limits around the site were investigated to inform the routes through the proposal.

Conservation areas in the surrounding areas

DESIGN OBJECTIVES

FAMILY FRIENDLY

SENSITIVE TO SURROUNDING AREAS

MIXED HOUSING TENURE

BOOST LOCAL ECONOMY

SUSTAINABILITY & GREENERY

SHARED SPACES

CONCEPT ANALYSIS

Option 1 Blocks and Terrace This option took its inspiration from aspects of the revised proposal for the Mount Pleasant site that was developed by Create Streets, such as the emphasis on open spaces and the creation of a more neighbourhood feel, rather than the homogenous massing of the approved scheme. Inspiration also came from Hammarby Sjรถstad in Stockholm.

The form mirrors the block typology in this development, as it achieves high density with the feel of a less dense environment; the blocks are well spaced out and there are wide boulevards of landscaped public realm central to the proposal.

Option 2 Perimeter Blocks and Towers This option emerged through experimenting with curved forms, rather than typical linear block typology. In addition, towers were experimented to assist in increasing density and to respond to the differential heights of surrounding buildings. The aim was to draw people across from Exmouth Market, through the site, responding to the LA requirement of improved circulation and routes through the site.

Sketches showing the iteration and development of the design

Option 3 Sculpted Solar Courtyards This option utilises the perimeter typology as well, and emerged through experimenting with shapes and the interrelationship between the blocks. It was felt that the approved proposal felt very imposing, with uniform massing and height across all of the buildings. This option explores varying the heights through sloping the buildings, in accordance with their aspect, to maximise daylight and sunlight into the units. A sustainable focus then emerged as green areas were introduced at roof level, which developed into extensive green roofing across the proposal.

Having analysed all three designs, this one was felt to have the most potential and was progressed into the final masterplan.

SITE PROPOSAL OPTION 1 - BLOCKS AND TERRACE MAIN OBJECTIVES Option 1 is a response to the brief for the site, and an analysis of the surrounding context.

The Create Streets scheme comprises a lot of open space as well as a ‘circus’ formation which inspired the massing and location of the form within this option. The green corridors are situated on the inner edge of the buildings, creating pleasant semi private open spaces for residents and visitors to enjoy. Land use is primarily residential, to achieve the required density, with some additional cultural and office use.

A-A

Perspective View

FAR: 2.5 PLOT COVERAGE: 61 % NUMBER OF DWELLINGS: 892

The design objectives were to create a family friendly residential neighbouthood that replicates excisting typologies, and includes some moderns office space, with some retail units at ground floor level.

1b: 356 2b: 97 3b:320 4-5b:320 Residential GFA:

59 380 sqm

55%

Office GFA:

35 896 sqm

23%

Commercial GFA:

6000 sqm

14%

Open spaces GFA: 1 668 sqm 8% ______________________________________ TOTAL GFA: Site Plan

102 944 sqm

100%

1:2500

Inspiration - modern terraced housing.

Source: Veideke architects

Inspiration - active frontages on ground level. Source: Edens

Inspiration - Hammarby Sjöstad

SITE PROPOSAL OPTION 1 - BLOCKS AND TERRACE

Landuse Map

Frontage and Backyards

Residential

Green open space

Office

Private green space

Cultural

TYPOLOGY Option 1 is a response to the surrounding residential terrace housing typologies in the surrounding areas. A mix of terrace and perimeter block typologies are incorporated into the proposal, to create the required density for the site while responding to the existing context. Low rise terraces are situated around the perimeter of the site, facing the surrouning development, while taller blocks are situated within.

Active Frontage

Enterance to residental buildings

FRONTS AND BACKYARDS The entrances to the terrace housing are from the street, with their backyards/gardens facing the blocks creating an inclusive street life. Front doors facing the street creating a pleasant residential street to walk along with interest and activity at ground floor level.

ACTIVE FRONTAGES Some activity is proposed at ground floor level, aimed to complement the existing surounding retail units in the immediate surorunds.

Section View Inspiration - Hammarby Sjรถstad

Street Layout Primary street

Pedestrian

Secondary street

Shared space

STREET LAYOUT The layout of the streets follow defined routes through the site and integrate with existing surrounding routes.

However on analysis the levels of permeability and legibility need to be improved. This layout is not successful in bringing traffic from the local Exmouth Market, as site lines are not visible and the site is impermeable and quite closed off at the corners.

SITE PROPOSAL OPTION 2 - PERIMETER BLOCKS AND TOWERS Perspective View

Option 2 uses perimeter blocks with towers. The typologies were chosen again to achieve the required density and to introduce a modern form to the area in the use of curves. New routes are created through the site that bring pedestrians through from the active surrounding areas, through newly created public open spaces. The development of the design followed a process of breaking down the block massing to reveal the open spaces and routeways through the site.

Mainly, this site will be plotted as residential area (88%) creating 975 dwelling to support affordable housing crisis in London.

P1

P2

Commercial

Site Area Plot Area GFA FAR

35.300 M2 18.399 M2 (52%) 94.644 M2 2.68

Residential Commercial Office

83522 M2 (88.25%) 1987.5 M2 (2.1%) 9134.5 M2 (9.65%)

Dwelling Calculation 1b 2b 3b 4b

30% 20% 40% 10%

8352 M2/ 50 M2 16704 M2/ 61 M2 33409 M2/ 74 M2 8352 M2/100 M2

Total

167d 274d 451d 83d

975d

Green space

A

-A

’

B’

B-

P3

Site Plan

1:2500

Located in Abu Dhabi, Masdar City’s green fingers and narrow street between buildings are inspiration of creating warm neighbourhood, sustainable, and high density.

The site is surrounded by two main activities: relaxation (park) and intensity (office and shoppping)

Connect the two activities in the site, thus creating green fingers in the site.

Give more access from the outside to inside.

Halkali Housing, Istanbul, Turkey. This curvy building creates a sense of movement, dynamic, and creates the space for people to circling it.

Building readjustment to human perception, lighting, and aerial needs.

Precedent of a plaza/ open space

Add courtyards and openings in the blocks to make more permeable

SITE PROPOSAL OPTION 2 - PERIMETER BLOCKS AND TOWERS

Land Use Map Residential

Open Space Map Commercial

Office

Public

Overall, the major usage of the site will be residential, and small shops around the plaza and some offices spaces attached with existing building

P1.

Active Frontage Map Private

Residential

The big public open space will be used for the encounter of Market extension in the east and Park in the north.

Plaza view

P2.

Commercial

Office

We allocate active frontage more in the interior of the site to create a new hub in the Mount Pleasant

South Park view

SECTION A-A’

Hotel

Accessibility Map Cars

Pedestrian

Shared-space

Give more car access to the site via shared space from Coley St. in the west to promote the new development. All corridors inside the site are pedestrian only.

P3.

Corridor view

SECTION B-B’

Road

Residential

Plaza

Residential

Office

Courtyard

Post Office

Road

Office Building

Road

Residential

Road Office

Courtyard

Office

Road

SITE PROPOSAL OPTION 3 - SCULPTED SOLAR COURTYARDS Option 3 was explored and refied as it was felt to have the most potential to fulfil our design objectives.

Successful aspects of options 1 and 2 informed the development of the design of option 3 to form the final masterplan.

Aspecs form Option 2 The genesis of the design work: - Observe Context Typologies - Apply Basic Design guidelines - Maintain street structure for legibility - Development through 1 Main Axe (North/South West) and 1 Secondary Axe (East/West) - Preserve Dialog with the Post Office - Experiment Open spaces/Building widths and scales - Progressive Extrusion responding to surrounding building heights - Plot Adjustments with Stairs/Crossing principles - Creation of the Slopes by connecting points - Create Final Plan using the Perimeter Block Typology Modern Interpretation - Soften the angles, making urban form less aggresive/sharp Advantages of the design: - Softening of Perceived Density, inviting for the public - Creation of many views sharing natural light - Use of the slopes to create Private/Shared terraces and grass roof - Creation of strong street hierarchy - Breaking pedestrian paths to provoke urban “surprises�

- Offering great variety of perspective from ground and sky lines - Opening the blocks for permeability - Openings oriented towards our new alleyways to justify them - Vertical circulations and exterior corridors at block level to support flats double orientation - Individual entrances for family homes at ground level, reinterpretation of terraced housing and good way to activate frontages

Final Masterplan Layout employing perimeter blocks and courtyards

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THE MASTERPLAN The Evolution of the Design 1. Context Observation

5. Progressive Extrusion

High Rise (30m)

Mid Rise (14m)

High Rise (20m)

Low Rise (9m)

2. Design Guidelines

3. Design Experimentations

6. Heights Adjustments and View Improvements

4. Plan Finalisation

7. Massing Formation

THE MASTERPLAN MARCH 21/ Spring Equinox

JUNE 21/ Summer Solstice

SEPTEMBER 21/ Autumn Equinox

DECEMBER 21/ Winter Solstice

Shadow Movement

10hrs+

0hr

Total Sunlight Hours

Shading Analysis The analysis of the sunlight and daylight was undertaken to inform the positioning of the roof terraces, massing and slope of the buildings.

The environment and microclimate were important to create pleasant public realm and open spaces, and a daylighting and climatic analysis helped to inform the positioning of these spaces and orientation of the roofs and open spaces of the proposal. It was found that through the use of the sculpted shape of the building forms, that sunlight could penetrate quite well into the courtyards even during darker periods of the year particularly in the winter time when there is a lack of sunlight. It was important to determine the direction of the slopes of buildings and how these may impact on the pedestrian corridors between buildings. The aim was to find the correct orientations and moulding of the building forms to ensure that open spaces could be naturally sunlit as much as possible and to limit the possibility of overshadowing of buildings against pedestrian spaces.

THE MASTERPLAN Land Uses - Building the Picture Ground Level and First Floor

Second Floor

Intermediate Levels, L3&4

The land uses were developed in response to the positioning of the units and buildings, in keeping with a wider strategy for the new neighbourhood. Residential units are predominant, with larger 3 and 4 bedroom family homes at ground floor level, with their front doors facing the street.

A hybrid block and terrace typology is proposed, with the front doors of the family housing facing the street, to maintain the feel of the terrace housing and residential street scape, and respond to the surrounding terraced housing in the immediate surrounds.

The affordable housing (24% overall) is spread across the blocks, predominantly at 2nd floor but incorporating a range levels within the buildings.

This maintains a diverse mix of tenancy, with units being spread throughout the cores rather than segregated in their own blocks and cores. This is in an effort to create a truly diverse and integrated mix of tenancy in the neighbourhood.

Upper Levels L5-8

All Levels Family Housing

Student

Retail

Affordable

Workshops

Penthouses

Office

Flats

Plot Coverage

FAR

43%

2.03

dph

223

Retail units are located along the retail streets at ground and first floors, to create vitality through the core routes of the site, and to carry the feel of the local Exmouth Market through and into the site from the northern corner, part of the development brief. A retail corridor is proposed along the central corridor, creating a street feel (indicated in red in the ground and first floor uses diagram). The width of the street is wider here also, enhancing the main street feel, and enabling the possibility of market type stalls here to continue the feel of Exmouth Market down into the site.

A large anchor retail unit is situated at the north eastern edge of the corner, which is envisaged to have an outdoor seating area which will act as a beacon and bring visitors further into the site.

We have utilised an existing building at the site as the new proposed location for the existing postal museum and a cafe for community use to the west of the site, facing Phoenix Place.

ACCESS, FRONTAGES AND SECTIONS C-C’

A-A’

Family Homes Residential Main Access Family Homes Residential Secondary Access Retail Main Access Retail Secondary Access Workshops Main Access Workshops Secondary Access

-C’

Existing building will have active frontage on one edge facing road

C

Building Cores for Upper Floor Access Through access at Ground Level only

A-A’

+ Family homes can access their units at ground floor from front and rear with the intention of rears having direct access to shared courtyards

Access to individual units via external corridors that overlook the central courtyard

+ Retail units should have double access from main and secondary building sides to promote more active frontages

B-B’

Cores for access to upper floors

+ Workshops/offices also have double access for use of courtyards

B-B’

Underground Carpark Entrance

Openings at ground floor to enter courtyard

A) Map showing g ground floor floor access of buildings

B) Typical Access to Upper Floors

The intention is to allow for a high degree of permeability within buildings by providing double sided access from both the main and secondary access edges of buildings. This will encourage stronger and more active community usage of the courtyards. Active frontages in the form of retail are emphasized on key circulation routes to provide passive surveillance and bring life and vitality to the site.

The above model of one of the proposed blocks shows how circulation works within the upper floors. This is achieved by placing external corridors on the inner perimeter of the block.

This concept is replicated on all the proposed buildings.

Section A-A’

Road

Proposed Mixed Use Building Pedestrian Corridor

Sectons of the proposed layout

Section B-B’

Proposed Mixed Use Building

Bike Path

Section C-C’

Post Office Underground Carpark below proposed mixed use buildings

Pedestrian Corridor

Proposed Mixed Use Building

TRANSPORT, CIRCULATION AND STREET HIERARCHY

Circulation at a micro scale showing the pedestrian circulation within site at ground level Pedestrian movement around site Pedestrian movement between buildings at ground floor Internal access points for buildings to upper floors

Transport and circulation at a macro scale showing the key movements directly around the site

Bus Connections - The site is already well-served by buses with stops located in direct vicinity of the proposed site. There is no real need to add any new bus stops.

Bike Routes - Desirable routes are shown on the map for cyclists with emphasis is placed on utilising secondary vehicular roads (avoiding busy roads with heavy traffic) to promote safety. A cycle route is proposed through Phoenix Place as a safe passage through the site to connect to other key external places.

Pedestrian Routes - The design proposes pedestrian exclusive access within the development area to promote a pedestrian friendly environment.

Existing Bus Stop and direction of travel Existing Bus Route Major Vehicular Road Secondary Vehicular Road Desirable Bike Routes Shared Bike Station Pedestrian-only Routes

The proposed buildings are highly permeable with ground floor openings that allow people to move through to the internal courtyards. Retail shops are proposed to have double orientation that will allow people to permeate in and out of stores via the courtyards and the outer perimeter of buildings.

et

OPEN AND GREEN SPACES

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St

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Open spaces have been integrated into the proposals in a variety of levels and configurations.

Fa

n

ad

Ex ist C Ma ing en il tre

e

lac

Roof Layout

nt ou M

e

ac

Pl

Private Balcony

Green roofs are provided to create a natural, integrated feel to the development and will assist with controlling surface water runoff from the roofs for SUDS purposes. They are inaccessible to residents.

Ple

x

ni

as

oe

an

t

Ph

Communal Balcony

Proposed bike path with tree line on one side to provide a soft buffer to existing mail centre

ix P

Retain existing building with refurbishments to exterior and interior for use as cafe and communal area

One-way vehicle movement along Phoenix Place towards the south

Urban Green Roof, City Hall, Chicago

Green Roof

Ro

en

The open spaces at ground level are all public spaces, accessed via the ground floor level of the blocks. This is either through the retail units or open spaces along the facades.

Sightlines into the spaces central to the blocks are key to invite the public inside. The design and approach of these spaces are detailed on the following page.

Communal balconies made accessible for local occupiers of the development.

Located at the low points of the buildings to complement and integrate somewhat with the ground level activity

do

One-way vehicle movement from the north to the south along Phoenix Place

The blocks are positioned strategically to take advantage of surrounding views and maximise solar aspect, maximising sunlight and daylight into the units and that is captured at roof level.

Private balconies allocated for some homes that will provide excellent views of the surroundings through the step-layout of the roof.

ng

C

al

th

or

rri

Pho

As demonstrated within the images below, the stepped massing of the roofscape throughout the proposal lends itself to a high quantum of green space at roof level. This is proposed to be a combination of private terraces, semi private spaces for communal use, and green roofing.

There may be opportunities to locate some photovoltaics among the green roof areas also to contribute to the sustainability of the site.

Proposed Undercroft Carpark

Key proposed features of the development

The proposal includes the reuse of an existing building on site, to the west, fronting Phoenix Place. It is envisaged to convert this building to residential ‘warehouse’ style units at upper levels, and locate the existing British Postal Museum or another local cultural use at ground floor, with the surrounding public realm being a community garden and a cafe, incorporating some vegetable growing in the immediate surrounds.

Existing Building on Phoenix Place proposed to be revamped

OPEN AND GREEN SPACES

Detail of the community garden to the west of the site

Garden detail

The local green spaces surrounding the Mount Pleasant site typically fall into two categories: semi-private residential and private, the former being the most common and often obscured behind perimeter mansion blocks or peabody properties such as the Margery Street Estate. Private green spaces are also common such as in Lloyd Square, accessible only to the terrace-residents nearby. One prominent exception in the locality is Spa Fields Park. However, other public parks such as Wilmington Square remain largely obscure and little used.

Combining the local tradition of concealed green spaces with the public atmosphere of the Pub Garden will lend legibility and accessibility to our green spaces on-site. As our retail outlets fully permeate the ground floor blocks bordering the pedestrian highway, the interior courtyard space becomes both public and retains a sense of privacy. This partnership also encourages the resident businesses to invest in and maintain the interior parks to be enjoyed by customers, office workers and residents alike. To reduce costs, high-maintenance gardening strategies will be replaced by the popular ‘wild meadow’ lawn, pioneered at the Barbican centre. This is widely supported by residents as the scheme dramatically reduces water wastage and encourages locals to participate in ‘green’ activities.

Garden Design Strategy

Brewhouse Yard in Clerkenwell is a positive example of public-private courtyard space. As a mixed- use development it successfully curates an accessible interior courtyard for a wide strata of pedestrians. This strategy will counteract the lack of fully public green space on the Mount Pleasant site. Our public park area in the South corner of the site will optimise its position and remain ‘open-ended’ so as to invite walkers from the main body of the development and Greys Inn Road. It is also the vital location of community activities based on the ground floor of the retained warehouse, retrofitted to offer study spaces, community activities and local information. Again, the space will be shared and overlooked by offices in the East wing of the park increasing park safety and contributing to maintenance.

Green and Open Space Strategy

FACADE MATERIALS

Entry to the site from the north

Entry to the site from the Calthorpe Street and Farringdon Road intersection

Entry to the community garden to the west of the site

In choosing the facade materials it was important to maintain a ‘human scale’ to prevent alienation at ground level. This can be achieved by using a variety of brick materials which are commonplace in the local area, especially traditional London yellow brick. The community building and rear gardens to the left illustrates the integration of existing historical buildings and materials into the new development, promoting a seemless diologue between new and old.

Precedent Facade materials