Redcliffe Harbourside Masterplan Bristol
March 2019 Anastasia Angeli
Contents:
Introduction
1. Introduction 2. Location 3. Historical Background 4. Site Analysis • Character Appraisal • Materials palette • Building uses • Distance wheel • On-site observations • Interviews with stakeholders • SWOT Analysis
The HUB is a proposed project for the Redcliffe Harbourside area of Bristol that is aiming at creating an active, future-proof urban hub that would encourage interaction, curiosity and diversity in Redcliffe Harbourside.
5. Policy Context 6. Summary and Vision • Areas within the site • Urban Hub case study • Movement patterns • Tackling loneliness • Jane Jacobs’ influence • Children’s behaviour 7. Proposed scheme • Masterplan • Building uses • Green space • Road infrastructure • Pedestrian and cycle paths • Themes of focus • Areas in detail 8. Design and Access Statement • Introduction • Site choice • Development time-line • History • Policy Guidance • Site Analysis • Materials and surfaces • Initial influences • Plans, sections and elevations • Schedule of accommodation • Justification of uses • Flood risk mitigation measures • Landscape • Natural light and heat • Visual impact and key views • Access • Stairs and fire escape • Conservation of fuel and power • Structure and materials 9. References
This aim could be applied to all elements of the development - social, environmental and economic - but will be looked at mainly through social aspect, focusing on people, implementing a bottom-up approach to urban planning and putting its future users in the centre of the design process.
Location
The site is located in Bristol, a port city, conveniently positioned in the middle of a triangle of big cities - London, Birmingham and Cardiff, making Bristol a strategic city for development.
Locating the scheme
Strategic port location makes Bristol one of the largest cities in the SouthWest of England, linking to nearby towns, such as Bath, Weston-superMare and Frome.
The Masterplan area is positioned in between key locations of the city and on the border of two neighbourhoods - Redcliffe and Old City. This location reflects positioning of the city of Bristol on a larger scale, acting as a focus point for adjacent locations. The area of the development is an important strategic point throughout different scales, this is where the idea of the ‘hub’ originally came from.
Locating the scheme
The Masterplanning area is shown below. The area is subdivided into three locations for the purpose of clarity of the document. It is important to stress that the overall development is build in an existing environment and would impact adjacent spaces and the city in general.
First key area is situated on the Waterfront area below the Grove street. Currently it is mainly used as a car park. Primarily activity takes place during working hours or at night when the doors of the Thekla club are opened. The street faces backs of the buildings on the North with no active use throughout the day.
The second site (the proposal for which is developed further in the DAS) is Redcliffe Wharf, currently having no use other than serving as a passage from the Redcliffe Bascule bridge or the roundabout to the Redcliffe Parade or towards the Bathurst Basin. The site has been vacant since 2013 (Development Control Committee, 2017).
The second area is the Redcliffe Gate car park, in front of the St. Mary Redcliffe Church, including a green area with the Chatterton’s Cafe on it, which is the only permanent building on this site. Being adjacent to prominent locations, including the church, the language centre, the casino and a tavern, makes the car park used more often, however, only as a passage rather than a location.
Historical background
The settlement at Redcliffe was founded by Robert, earl of Gloucester in the early 12th century. Redcliffe formally became part of Bristol only in 1373 (BCC, 2006, p. 13). and became a wealthy trading area due to the cloth dying, metalwork and leather working industries, making traditional use of the land industrial. Trade has been a major part of income of the area since 16th century, including trade of the sandstone taken from the Redcliffe caves. The slave trade has also been part of the Redcliffe history. Wealthy merchants were living primarily in Redcliffe Parade. This was adjacent to the poor housing, provided for the workers behind the main streets. Redcliffe went through a major redevelopment after the second World War with new industry introduced, infrastructure and waterways. The New Cut was developed which separated the area from Bedminster. Introduction of the Tramway has split Redcliffe even further, creating a physical barrier between different areas. As the port industry has moved away from Bristol, Redcliffe went through a major decline with most of the industry being closed down. Another use as a leisure quarter has started to gain more weight with establishment of Arnolfini in 1975. Transition from the barren warehouses into high-end apartment quarter has begun from 2000s (BCC, 2008).
Tarring Collection. St Mary Redcliffe from Prince Street Bridge, c.1935
Bristol as a growing city
As can be seen on the diagrams below, the area of the development started to become urban only towards 17th century, taking up a compact pattern and growing from the west towards the east, where the city centre is currently. The Second World War had a big effect on the city - not as much the bombing but the development that came after it, including expansive infrastructure works that have divided city and had an impact on green spaces and pedestrian permeability of the city.
Urban Pattern
Vehicular movement
1740s-1800s Bristol is relatively young as a city and its urban pattern has started to emerge only around 18th century. Some of the key roads created at that time have traces in urban fabric until today.
1820s By the end of the 19th century fine grain urban pattern has been introduced into the area. This feature of Bristol is something that is expected to be brought back into the contemporary urban fabric (City Design Group, 2018).
1890s-1930s Introduction of the railway into the area started to change the dynamics around the area, creating new links and connections at a regional and national level.
1940s After the second World War the dual carriageway across Queen Square was introduced. It is only then when Redcliffe Bascule bridge was built, connecting the Old city with Redcliffe.
2010s Traffic flow has moved to other city locations, hence the Redcliffe Way was downgraded as a priority. However, infrastructure has already been introduced, making vehicular movement a prioritised mode of transport for the area.
Original maps used for analysis and diagrams (English Heritage, 2016)
Site analysis
The area of the proposal has been analysed from a variety of different perspectives to get a comprehensive understanding of the site and its context. Second-hand research has been undertaken, including looking through the Character Appraisal (BCC, 2008), followed by first hand analysis by making on-site observations and gaining insights about the area by interviewing locals. The analysis was then put together into a SWOT format, identifying key aspects and helping form a strategy for the scheme.
Character Appraisal
Landmark buildings and views
Intimate spaces and green areas
Landmark buildings - Listed and those on Local list (BCC, 2008) - have been identified in order to make sure that they are preserved and their environment is enhanced as required by the Supplementary Planning Document 3 (Bristol City Council, 2006). The development area is located within two conservation areas (English Heritage, 2016) - City and Queens’ Square and Redcliffe. It is not only the urban fabric but also key views that are encouraged to be preserved and enhanced.
The amount of green areas in Redcliffe which are currently not being used is surprisingly large. This is a result of those spaces not having a reason to be in or simply no accessible way into them. This could be improved by changing infrastructure on site and introducing new functions onto the site.
Important surfaces and trees
Archaeological sensitivity
Important surfaces and trees outlined by the Bristol City Council (2008) will be kept in order to make sure that the character of the area is not lost. Importance of keeping the identity of the area is acknowledged not only by the national and local guidance (NPPF, 2018 and Future of Redcliffe, 2006) but also by theorists, like Kevin Lynch (1960) and Jane Jacobs (1961).
The fact that North Redcliffe in particular has precious archaeological assets underneath the ground level, including Redcliffe caves (BCC, 2008), could potentially make the development more difficult to go forward. However Bristol City Council sees the value that the new development could potentially bring into the area (2008).
Materials palette
Building uses around the area
Urban fabric textures and materials have been analysed in order to get an idea of the local materials palette and also to understand whether the area is accessible for people with different mobility needs, whether boundaries between private and public areas are clear and whether there is enough diversity and greenery in the area.
Surrounding area of the proposal has been also looked at in relation to uses, identifying demand that is not matching the supply. Uses that are extensively covered in the area are C3, A3 and A2 (Town and Country Planning, England and Wales, 1987), which are • dwelling houses • food and drink • professional and financial services
Brick of different colours and shapes seems to be one of the most prevalent materials around the area. There is a large amount of cobbled area that would not be very easy to access for people with mobility issues, including wheelchair users, parents with prams or injured people. It was also noticed that road surfaces were often giving unclear messages and confusing navigation through the site.
There is a lack of • non-residential institutions • leisure and assembly • shops/greengrocers
According to the ‘Wheel of accessibility’ (Barton, et. al., 2003), a number of key features needed in a walking distance range (e.g. play areas, primary schools) are missing. This is further discussed on the next spread. It was also noticed that there is a number of engineering/architectural offices around the area (Waterman Gorup, Rabmoll, Noma Architects and Arup), which could suggest a creative professionals future for the area emerging.
Distance wheel
Redcliffe distance wheel
A guide to healthy, sustainable and thriving cities (Barton, et. al., 2003) has put together a wheel, marking key destinations that should be within a certain distance from any point of the city - adopted version of it could be seen on the right.
This wheel has been applied to the Redcliffe Harbourside area to identify what is missing and what should be added onto the area to ensure its successful development. 1 - Secondary school 2 - Leisure centre 3 - Surgery 4 - Primary schools 5 - Bus hub 6 - Local centre
- too far - too far
Leisure centre and primary school is something that does not fit the suggested walking distance limit, hence those two uses will be added to the design proposal. Another major issue was playing fields - there has been none identified in the area. There is a number of green spaces around but non have active uses in them, hence, as site visit and interviews suggested, people tend not to use them too often. Hence, these two weaknesses will be dealt with by the scheme.
On-site observations
Interviews with stakeholders
Dérive walks around Redcliffe
A number of residents and users of the area have been contacted - in person and via email - to get a feeling of a more personal view on the site from a point of view of someone actually using it. Key comments have been put together in order to get an idea on what the local opinion of the areas present and future is.
The dérive as a method of analysing urban fabric has been used by the Situationalist International group (Sadler, 1998). It proved to work well for grasping unquantifiable elements of the cities by throwing all the intentions of walking away and strolling through spaces with no purpose. Recording this walk gives a subjective response to the site, showing a route that one could take. Analysing this route then allows to uncover elements of urban spaces and helps pin pointing areas successful places as well as those that might not work so well for one reason or another.
Two walks shown on this page started from Redcliffe Wharf as otherwise a dérive does not naturally pass the area at all. A feeling of unsafety was very much prevalent in the area, particularly at night time. Another feature, noticed during the walks was a sharp disconnection between the Old City and Redcliffe that seems to coincide with the bridges, making river act like a barrier, rather than a tool for connecting spaces, which it could potentially do.
1.Margaret Cartledge
2.Rachel McFadden
Lady of in her sixties, living in the house that faces Merchant’s Quay, two minutes walk from Redcliffe Wharf.
Another creative professional working next to the area of the development who has agreed to share her vision of the area.
• there has been a lot of new housing in the area with no provision of communal public spaces • the Colosseum pub is the only walking distance place where she would go to socialise in the area • it would be nice to bring shipbuilding use to the waterfront • there is a strong community of people living in the boats along the site • cobbles on the Redcliffe Wharf are slippery when it rains
• the gardens are nice but not very busy, sixth form students like to hang around there and play active games • a view from the Redcliffe Parade is one of her favourite • the Wharf is used to be a base for film crews, it had a variety of different functions in its past • the area is missing a fun communal space for people to go on their lunch breaks • the cobblestone roads seem important to the area
3. Redcliffe Residents Action Group
4.Elizabeth Davis
A community meeting has been attended in order to get a feeling for the local opinion from those who are actively involved in the life of Redcliffe.
A young professional working in Redcliffe in Noma Architects company who is willing to stay in the area for the future.
• road signage around the roundabouts and the bridge should be improved • high speed cycling has been causing issues for pedestrians due to the fact that there is no clear segregation between traffic modes • current issues around safety, antisocial behaviour and addicts around the area is seen as an important area for improvement • key aim of the Redcliffe Way proposal of stitching the area seemed highly relevant for the local residents
• distinct lack of public green spaces • the area has lost its character after introduction of the dual carriageway in 1960s which should be tackled • the Quakers’ Burial ground could be pleasant, however is currently a ‘no-go’ area as some young people tend to go there to drink and smoke • the boat shed of the Wharf was used to built Cabot’s ship Matthew which should be commemorated in some way
SWOT Analysis
Strengths
Weaknesses
1. Thriving Harbourside location – active throughout the day 2. River views, linking the site to different city locations and vice versa 3. Queen’s Square nearby, providing a buffer between the site and the busy city centre 4. St. Mary’s Redcliffe Church views across the site 5. Fine urban grain past in the area 6. Temple Meads station within walking distance, creating a constant flow of people through the area in both directions
1. Current roundabout is taking up too much space and prioritises vehicular movement over pedestrian/bicycle movement 2. Unwelcoming urban fabric, creating boundaries rather than inviting in 3. Poor connection from North to South of the Redcliffe Bascule bridge 4. Little respect and attention given to the church by the surrounding urban fabric 5. Green areas around the site seem mostly abandoned due to the lack of interest/activity nearby 6. Extensive car parking area results into less people using the area throughout the day
Opportunities
Threats
1. Bringing life into the area throughout the day by carrying it across from the Old City area towards the area of development 2. Using the waterfront location as an opportunity for people to re-wind and calm down 3. Water traffic could be used to connect Redcliffe Wharf more to the city centre 4. Linking to the church and enhancing environment around it 5. Fine grain patterns could be taken back into the area 6. Using location (in between the train station and the city centre) to encourage people to come onto the site and linger there
1. Current road development that is due to be finished by the end of this year (Crowther, 2019) results in very poor permeability and legibility around the area 2. There is flooding potential on waterfront locations which ranger between 1 in 50 years and 1 in 200 years (BCC, 2008) 3. Perception of the area as being a run-down in places a ‘no-go’ area (Davis, 2018) could take a lot of time to change 4. Water creating mental separation between the Old city and Redcliffe 5. There has been a lot of money invested into the area which could mean that future developments around the area could result in gentrification 6. Any major development on site could mean replacing some current users of the area, such as squatters, to other areas of Bristol
Policy Context
Prior to commencing with the design stage of the development, a number of policies and guidances at different levels have been studied, from United Nations and their Sustainable Development Goals, to National Planning Policy Framework (NPPF, 2018) which sets out key aims, objectives and requirements to Supplementary Planning Documents that focus on the area, such as Future of Redcliffe (2006). There are three overarching areas that are discussed throughout different levels – environmental, social and economic. The following section will discuss key points that were seen as having most relevance to the proposal in Redcliffe HUB area.
Policies at different levels
1. UN (2017)
2. NPPF (2018)
4. Core Strategy (2011)
The Sustainable Development Goals Report United Nations goals cover 17 areas of global development, all of which are crucial to achieve sustainability. Goals that will be addressed more directly by the HUB include • good health and well-being • quality and inclusive education • reduced inequalities • sustainable cities and communities
At a city level there is a more focused guidance, covering same overarching themes. Policies that could be specifically applied to the Redcliffe Harbourside development have been identified in the diagram below.
Two main aims at the national level are • achieving sustainable growth • pushing housing development The key objectives include • creating compact developments • prioritizing active transport conditions • creating a positive strategy for conservation • encouraging contribution to local character
3. Joint Spatial Plan (2017)
At a region level three key areas of attention are identified: • promotion of urban intensification • creation of more housing in city centres by increasing the density of new developments and making the most out of disused areas • maintaining existing environmental assets and unique qualities Issues outlined for West of England region include: • critical need to substantially boost the housing supply, particularly affordable • economic inequality • climate change and poor health • protection of quality of life of residents, visitors and businesses Sustainable Goals (UN, 2017)
There is also some more specific guidance for the Redcliffe Way area (Policies map site KS10), covering • improved pedestrian and cycle routes between Temple Meads and Queen Square and between Redcliffe and Bedminster • encouraging a stable, mixed residential population • prioritising social and affordable housing; • improvements of the setting for St. Mary Redcliffe church • removal of the existing roundabout and the realignment of roads • enhancement to the quality and accessibility of the network of green spaces in the area • reducing the impact of traffic on the area
5. Future of Redcliffe (2006)
This neighbourhood plan outlines a vision and objectives for the area. Residents of Redcliffe expect from future developments to contribute to creation of a “sustainable neighbourhood of compact, mixed-use development that is human-scale, accessible to all and respectful of the area’s history and character” (BCC, 2006, p. 10) Objectives for Redcliffe include • balance of economic, social, environmental and transport factors • prioritising of local movements, especially on foot and by bicycle • building on local character with regard to historical assets and the relationship to the harbour • creating a network of high quality public streets and spaces, which maximises connections within and beyond the neighbourhood • development of a vibrant mixed-use economy, prioritising local economy • creation of a range of community facilities
Bristol Transport Strategy
According to the strategy (2018), Bristol needs to reduce the percentage of people commuting by car from 53% to 43% by 2036 due to the projected growth in housing and new jobs. Walking and cycling could increase physical activity levels and reduce air pollution. This could be achieved if citizens feel safe on the streets. Key objectives outlined in the document that will be considered as a part of the development: • provide transport improvements to accommodate increased demand from growth in housing and jobs • enable equality within an inclusive transport system that provides transport options for all • design healthy places • promoting active transport • improving air quality • make better use of existing streets • support sustainable growth by enabling efficient movement, reducing carbon emissions and embracing new technologies (2018, p. 40)
Urban Living SPD. Making successful places at higher densities
Urban living could be explained as environment of “compact, characterful and healthy urban areas where people can live, work and play with good access to high quality walking and cycling linkages and public transport” (2018, p. 6). This feature of the city is seen as key by the Bristol City Council and will be taken into account in the development to make sure that the scheme results into a successful urban place fit to Bristol. The need for intensified urban areas is justified by seeing Bristol as a growing city (BCC, 2018) and acknowledging the need to deliver at least 33,500 new homes by 2036, which also requires employment, community and transport infrastructure to go with it. The Supplementary Planning Document is focusing on four key areas – land, context, place and liveability, trying to make sure that urban areas are: • using land efficiently • responding to its context • using successful place-making strategies • making liveable buildings Key suggestions at three scales – city, neighbourhood and street – are given in the document, including: • adopting a design-led approach • providing a level of density appropriate to the setting • working in partnership with adjoining properties • considering how a development can contribute towards creating a more walkable neighbourhood, connecting places where people want to go • ensuring that all streets and pedestrian/cycle only routes pass in front of buildings, rather than to the rear of them • providing regular building entrances to provide activity and visual interest along the street • integrating green and blue infrastructure within the street to help improve the pedestrian environment and to support rainwater management through sustainable drainage • taking advantage of the sunlight with orientation (facing south) • locating active ground floor uses where they could spill into generously scaled pavement • facilitating opportunities for play and informal recreation and enable children and young people to be independently mobile (pp. 22-42)
Summary & Vision
As a result of the research on the history, urban fabric and policy context, the following vision has been put forward for the Redcliffe Harbourside area.
Creating an active, future-proof urban hub that would encourage social interaction, curiosity and diversity in Redcliffe Harbourside. It is believed that urban design should primarily involve a dialogue with its current and future users (Homes and Communities Agency, 2000) Creating socially trust, economically stable, and environmentally responsible development is an underlying aim of the vision. However, social focus has been chosen as a primary one as it is believed that the change starts from the bottom, from people using and inhabiting spaces. This is why the scheme is mainly targeting social issues but keeping in mind environmental and economic benefits.
Areas within the site
Urban hub - Seville Case Study
The Waterfront Harbourside was divided into three areas for the purposes of masterplanning, each area having a direct link with an element in the existing urban fabric of Bristol - Queens Square and the waterfront, Redcliffe Parade and the Redcliffe Bascule bridge or St. Mary Redcliffe church and the gardens.
In order to understand what it is that makes people stay in urban areas rather than pass by, going from the point of departure to the destination, urban fabric of Seville, a Southern European city has been analysed
However, it is important to see the area as a series of interconnected links. The surroundings link into it and bring together existing parts by adding a new value into currently disused areas.
Queen’s Square
Some of the key elements that seem to add to qualities of a compact, accessible and legible city have been identified.
Redcliffe Bascule bridge
Redcliffe Parade
St. Mary Redcliffe church
• variety of spaces of different scales, uses and sound levels • important public spaces being linked between each other with smaller public spaces • constant stimuli acting at different levels, smell, light, sound, feelings • a diversity of people passing by at slow speed with pedestrian movement prioritised • active frontages throughout the journey with a clear separation between private and public These elements are universal and could be applied to new developments, including the Redcliffe Harbourside development, which will be promoted throughout.
Movement patterns
Tackling loneliness
Currently movement in the area looks like shown on the top diagram, its main characteristic being rectilinearity. This is a result of vehicular movement being prioritised and a lack of active uses in the area. Changing the streets can change feeling of the space and make it feel more alive, welcoming, accessible and safe (Jacobs, 1961).
Another justification for creating a thriving ‘hub’ in the Redcliffe Harbourside area is to tackle loneliness, which has been considered an ‘epidemic’ in the UK, particularly for older and younger members of the population (Griffin, 2010) with around 60% of 18-34 year olds feeling lonely often or sometimes. Distinct lack of communal spaces in Redcliffe Harbourside could be seen as a barrier to deal with that issue, hence more opportunities for social interaction will be included at a varying level of privacy and also for different times throughout the day.
Hence, the aim is to create a ‘hub’ that would bring live onto the area and make the movement pattern feel more like the bottom diagram shows. Movement patterns, however, need to be kept clear and legible as well as active and alive. The values of legible environment include ‘emotional satisfaction, the framework for communication or conceptual organization, the new depths that it may bring to everyday experience’ (Lynch, 1990, p. 5).
This problem links to an economic aspect as lonely people are more likely to have depression which could result into social isolation as well as decreased productivity, taking more sick leave days off work (Griffin, 2010). Increasing social encounters have a potential of strengthening the community feeling, increasing well-being and reducing crime and perception of crime in the long run (Wilkinson, 2009) due to creating new social connections and making streets used more actively throughout the day. Suggested activities that could happen in Redcliffe Harbourside throughout the day can be seen at the diagram on the right, colour-coded and located on site.
Uses throughout the day
Jane Jacobs’ influence
Jane Jacobs was seen as an influential figure in the history of urban planning (Mumford, 1962; Klemek, 2011; Nevius, 2016), hence her theories have been applied to the proposal.
Mimicking children’s behaviour
Organised complexity
1. Passive surveillance For Jane Jacobs, having ‘eyes on the street’ is one of main ways of keeping streets safe, help handle strangers and create successful neighbourhoods (Jacobs, 1961).
A clear link has been identified between behaviour of children that form a part of the expected residents of the area (See Bristol Child Yield Calculations below) and Jacobs’ theories of a successful urban space.
2. Need for diversity This entails diversity of spaces, events, uses as well as users. Conservation of old buildings come into that too as acknowledging history of the place adds to its character and makes it easier to read in terms of navigating through its story. 3. Public Participation Need for citizens’ engagement run throughout Jacobs’ theory and this is embedded in the current policy through Localism Act (2011) According to Jane Jacobs, there is a big number of factors in a city that interrelate with each other, forming an organic whole that is constantly changing with people, inhabiting them, their actions and choices. Hence these three elements are seen as crucial for the purpose of creating a ‘hub’ in Redcliffe Harbourside.
In researching into creation of thriving spaces, movement behaviour of children has been analysed. It was noticed, that children tend to have a much more chaotic and unpredictable movement trajectory in comparison to adults. This perspective was taken in trying to find ways of changing people’s behaviour into a more active - a lifestyle that most of us had at a younger age.
Eye on the Street
1. Active interest in what and who is around
= Passive surveillance
2. Permanent readiness for social interaction and new encounters
= Need for diversity
3. Engagement with offered activities and need to be heard
= Public Participation
Hence, one of the ways of bringing more life into the area is by ‘mimicking’ children’s behaviour. This is supported by the BCC guidance that seeks facilitation of opportunities for play and informal recreation as one of the elements of a successful development (City Design Group, 2018).
Proposed scheme
Building uses and schedule of accommodation
Alternative gallery and co-working space for young professionals
Social housing with local fruit and vegetable vendors at the ground floor
Social housing with community space at the ground level and a post office
Ship building
Community kitchen
Restaurant and cafe and office spaces
Public events area for markets, music and arts
Confucius Institute and craft workshops
Existing Quakers’ Burial Ground expanded and transformed into Community garden
Social housing with community facilities on the ground level and local market outdoors space
Social housing with a primary school on the ground level
Dwellings of mixed tenures with active ground floor uses
Cafés with outdoor seating
Schedule of accommodation (m2): Gallery - 790 Dwellings - 10900 (40 % of which - social housing) Shops - 2570 Co-working space - 170 Post office - 100
Community space - 780 Primary school - 1240 Cafe and restaurants - 660 Ship building - 200 Community kitchen - 230 Confucius Institute and craft workshops - 2050 Offices - 320
Educational institutions (D1) Dwelling houses (C3) Restaurants and cafés (A3) Assembly and leisure (D2) Shops/retail at ground floor (A1)
Green open spaces and birds-eye views
Incorporating green areas into the development has been seen as an important element that could add to the biodiversity and permeability of the urban fabric, as well as enhancing the well-being of the people using those spaces as increasing the quality and of outdoor spaces. Having a diversity of open public places has also been addressed by the scheme in order to accommodate a range of users.
Road infrastructure and a long section
Road infrastructure has been changed in response to policy guidance (BCC, 2018 and BCC. 2006) by changing the ring-road into a crossing, providing transport improvements to accommodate increased pedestrian flow and enabling equality by providing transport options for all.
Pedestrian routes and cycle paths
The change of road infrastructure is also aiming at prioritising pedestrian and bicycle traffic and enhancing the experience of walking through the site in response to the needs, brought up in Supplementary Planning Document on Redcliffe (CLG, 2018; BCC, 2006 and BCC, 2018). Bicycle lanes have been separated from the vehicle roads and pedestrian paths as a future-proofing measure, having in mind movement behaviour change, projected for the future (BCC, 2018) - from private vehicles to buses and active modes of transport.
Cycling lane
Pedestrian path
Themes of focus
Following from the Core Strategy objectives (2011), three key areas of focus have been identified environmental, experiential and socio-economic. A balanced focus on all three would contribute to the creation of sustainable development. However, a socially-centred approach has been taken with the social aspect taking the lead in the design process.
Three areas and its elements
Creating a ‘hub’ on Redcliffe Wharf seems to be a way of bringing people into the area, celebrating its permanent location, connecting the city and bringing interest into the area to encourage people to linger on site rather than pass by.
Elements of focus
Another aspect that will be introduced into the scheme is prioritising pedestrian traffic over vehicular. This would benefit the city from many perspectives, including environmental, social and even economic in a long run.
Three themes, listed below, have been studied in focus and have been shaping the scheme at a variety of scales.
Compact city Accessibly city Legible city
Enhancing legibility and accessibility in the area is another important element of the proposal.
Thematic section through the area
Looking into liveability of urban spaces throughout the day is another element of the proposal, making sure that streets feel safe and liveable throughout the day. Other elements, shown on the diagram on the left are seen as important as well but not all of them will be looked at in detail in this document. Five key elements, shown on the right will be considered more in depth as they are seen as crucial to achieve the key objectives for the area of the development.
Birds-eye view
Compact City
Density
Mix of built and green areas
The need for intensified urban areas is justified by seeing Bristol as a growing city and acknowledging the need to deliver at least 33,500 new homes by 2036, which will require additional employment opportunities, community and transport infrastructure (BCC, 2018).
Having a mix of spaces within the city centre can be seen as one of the ways of enhancing urban spaces and biodiversity throughout the development, introducing an element of variety into the urban fabric.
According to Urban Living SPD (2018), compact urban areas can add to characterful and healthy cities where people would enjoy living, working and playing, taking advantage of easy access to high quality pedestrian links and public transport. Different densities have been explored and analysed for the purposes of finding density that would suit Redcliffe Harbourside best. Appropriate Bristol examples for the city centre include Wapping Wharf or Invicta - 200 units/ ha for a city centre and Paintworks or Junction 3 - 120 units/ha in the urban setting outside of the centre (BCC, 2018). An average density of 150 units per hector has been chosen for the scheme with a mix of tenancies and types of accommodation to fulfil the needs of diverse audience of Bristol.
Another reason for doing that is improving people’s perception of safety of the streets through increasing social encounters, as well as increasing physical activity levels and reduction of air pollution (BCC, 2018) which is normally encouraged in a compact city through encouraging active transport modes.
Mix of uses, active ground floor frontages
A typical street section shows the transport mode hierarchy where pedestrians come at the top, followed by cyclists, bus users and then private vehicles. Engaging active frontages add to this by encouraging more people to walk through the streets, making them more used which then has an effect on adjacent streets, making them more economically viable as they start to get by the way circulation of people (Jacobs, 1916).
Accessible city
Roundabout changed into a crossing
String of target locations
Focusing on the city centre, Bristol City Council has identified the necessity of remodelling of road infrastructure (2018, p. 14) which has been proposed in the scheme. This change is aiming at also helping optimise densities, allow more space for play and green space in streets and create pleasant places.
Key destinations within the development are interlinked between each other in order to create a mix use area that adds to the compact city concept.
Infrastructure change also impacts housing, jobs, equality, health and sustainable growth (BCC, 2018, p. 21), which shows again how social element of a sustainable development could influence other aspects of it.
Permeability is seen as an important aspect of the accessible city as it gives pedestrians choice of access through urban fabric (Bentley, et. al., 1985).
Visual and physical links throughout the site
Private vehicle speed limitation area
Bristol would need to reduce the percentage of people commuting by car from 53% to 43% by 2036 due to the projected growth in housing and new jobs, as suggested in Bristol Transport Strategy (BCC, 2018). Hence, accessibility of the area plays a crucial part in a successful future-proof development.
Car speed limitations will be introduced in the proximity of the residential areas that would again turn the current situation on vehicles being the priority upside-down and allow a more pedestrian-friendly experience arnout the area.
In order to achieve a liveable ‘hub’, it is necessary to improve key links inside and around the area, bringing in new amenities within an easy reach, identified in a Distance Wheel (Barton, et. al., 2003). It involves changing street patterns and incorporating new pavement surfaces to prioritize pedestrian movement.
Limiting speed also adds to the safety of the areas adjacent to residential areas with play spaces and a primary school which is seen as an important measure to undertake. The area with speed llimitation is outlines on the diagram to the right.
Legible City
Legibility explained
Night time navigation
Roundabout changed into a crossing
Legibility is a feature of the city measuring how easy can people understand its layout. Legibility is a term that has been used to describe cities’ quality of an “ease with which its parts can be recognized and can be organized into a coherent pattern” in a Building Legible Cities paper (Kelly, 2001, p. 3), commissioned by Bristol Cultural Development Partnership. It states importance of new development in Bristol being legible hence Bristol Legible City initiative has been launched.
Another important aspect of legibility is making sure that spaces are lit up during the night that would add to life of the development throughout day and night, increase perceptions of safety and encourage more people into the area after the sunset. The existence of artificial light itself on the streets changes the experience of one walking through the city, giving an opportunity to extend the time in which outdoor spaces could be used.
Measures of achieving legibility on site are: • linking outside area with the indoors and vice verse through openings and transparent materials (Homes and Communities Agency, 2000) • leaving clear traces of history to make it easy to navigate through the history of a space • differentiating routes and junctions from one another with varying qualities and spatial enclosure • considering stimulus and sensuous delight to help all users read urban fabric in its complexity (Lynch, 1990) • clear identification of what is private and what is public • night time legibility • visual links between areas and across the Harbourside
It is believed that successful cities are those that connect people, movement and places… engaging, welcoming, accessible and easily understood” (Kelly, 2001, p. 7). Legibility is one of the main ways of achieving that, as argued by Lynch (1960). It allows emotional satisfaction, encourages communication and adds to the everyday experience. Most of these elements have also been considered by Jane Jacobs as crucial for a successful urban space (1961) before an idea of legibility has been introduced.
NACTO guides (2012) have been taken into account when deciding on heights and positioning of artificial street lighting, which was applied to the site (see diagram below). More emotional approach to artificial lighting could also be taken by looking at Alexander’s way of seeing night time cities as ‘something special’ (Alexander, 1977, p. 180), taking into account that uniform illumination destroys the social nature of space and disorientates people. As a reaction to that a variety of lighting has been introduced of different height and intensity.
Connection with the waterfront
Visual and physical links to the waterfront are seen as a key tool for easy navigation through the site, which also connects its visitors with one of the characteristic feature of Redcliffe Harbourside.
Site 1 - Waterfront location
Relevant case studies
Street view sketches envisioning the area
Vriburcht, Netherlands Riverside walk at a lower level to allow people engage more with the waterfront
Active frontages on the street level, strengthening the corners
Co-working space for young creative professionals
Additional seating area and playgrounds, a space for people to talk and be together
A mixed development including 52 owner-occupied dwellings, workspaces, shared facilities for residents and open to wider community, such as a creche, a cafe, theatre and small harbour (Ahn, et al., 2018).
Community meeting at Vriburcht, Netherlands (https://citiesintransition.eu/interview/ co-housing-in-europe-2-vrijburcht-amsterdam)
Play Quarter, Palmers Green (Enfield, London) Informal green spaces with varying levels of privacy
Bicycle parking, covered and open, that is visible from the dwellings
Water features on the ground, giving more opportunities to gather and linger
Relocation of Thelka to the South bank to allow more daylight enter on land
A Play Quarter is a neighbourhood where children are welcomed and supported by the community to, for example, go independently to the corner shop, the park or walk to school. London Play has developed the city’s first Play Quarter on a network of existing play streets (Studio Weave and Architecture 00, 2017). Small change, Big Impact (Studio Weave and Architecture 00, 2017).
Section through the river
The urban pattern of the development on that site is following existing fine urban grain of the old city, introducing more permeability and variety by splinting the blocks into smaller units. New links, connecting urban fabric with the waterfront have been added, without disturbing residents, living on the boats. Another feature of the street that is encouraged is a clear distinction between a front and a back – front for the entrance and active uses and back for the private activities and dwelling entrances (Bentley, et. al., 1985). This has been combined with active ground level uses that is encouraged in order to make streets more liveable at the pedestrian level.
Social housing with local fruit and vegetable vendors at the ground floor
An alternative art gallery space and a co-working space for young professionals at a ground level
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Site 2 - Redcliffe Wharf location
Relevant case studies
A walkable link below the Redcliffe Bascule bridge to mentally connect two sides
Space for the weekly open air local fruit and vegetable market
Handcraft United Bristol (Confucius Institute) as a reason to come onto the site, forming a permeable courtyard
Social housing with public areas outside to improve social capital and passive surveillance
Playable area, unfolded from the ground to encourage curiosity and play
Community Garden offered to local residents and a Redcliffe Gardening club
Physical link between the current car park above and the Redcliffe Wharf
Pedestrian ways into the area, improving permeability and physical/visual accessibility onto the area
Quick sketches envisioning the area
Spreefeld, Germany This ‘baugruppen’ project in the city centre of Berlin is aiming at integrating with the whole neighbourhood through community gardening and co-working (Ahn, et al., 2018), harnessing its local potential through a sense of community in an urban building block.
Open play area in Spreefeld, Germany (Ahn, et al., 2018)
Birmingham Urban Design Strategy Transforming quality of place through public realm improvements in order to make the city easier to read, to enhance the streets and open spaces and to reinforce the areas of character. To achieve this it focused on enhancing gateways and landmarks,downgrading the inner ring road, increasing the activities at street level, improving the public realm and building in existing core areas (Homes and Communities Agency, 2000).
Birmingham public realm improvements (Homes and Communities Agency, 2000)
Section through the river
Acting as a new urban ‘hub’ in Redcliffe, two interlinked buildings form a built core of the area, surrounded by landscape features accommodating others activities. The idea of folding has been brought into the site, which is further explained in the DAS section, hence some features, such as play space, appear as if unfolded from the landscape. New access underneath the bridge has been opened in order to link it to the other side of the bridge, while the generous public staircase provides access from the Redcliffe Parade onto the site. Keeping the views onto the St. Mary Redcliffe has been seen as the key driver when choosing the building heights and typology of the development on that site.
Redcliffe Parade
Confucius Institute and Chinese paper folding and paper making workshop space
Flexible office space and a restaurant across two levels
Site 3 - St. Mary Redcliffe location
Relevant case studies
Quick sketches envisioning the area
Incredible Edible, Todmorden Playground for different ages
Strengthened street with separate bicycle lane introduced
Growing vegetables and fruit trees in public spaces created a new way for people to connect with their neighbours, and gave a welcome boost to the identity and economy of Todmorden. It has also led to an increase in tourism and local food startups (Studio Weave and Architecture 00, 2017). Incredible Edible (http://thegreenvillage.co.uk/articles/ incredible-edible-a-community-growing-revolution)
Change the ring road into a crossing, prioritising pedestrian and bicycle movement
Additional cafĂŠs with outdoor seating added into a green area
The Calls and Riverside Planning Framework, Leeds Wider and safer crossings
Nicer and more active environment for the St. Mary Redcliffe Church
Residential area with a primary school and community uses on the ground floor with an open play space with clear links onto the church Minor vehicle road removed in favour of pedestrian area
Development of a planning framework for an area of redundant warehousing adjacent to, but cut off from, Leeds city centre. One of the central aims of the framework was to break through the barrier imposed by the railway viaduct and station. A new physical link to the City Centre was opened and has proven to be a success (Homes and Communities Agency, 2000). In addition to that a new urban quarter has been developed that includes shops, a hotel, flats and offices.
Leeds riverside (https://www.wnychamber.co.uk/seniorcouncillors-asked-to-approve-plans-to-transform-leedswaterfront/)
Section through the river
Creating a better quality environment for the St. Mary Redcliffe church and transforming of the road infrastructure has impacted the site at many levels. Making sure that pedestrians are on the top of the hierarchy was important, as well as ensuring provision of safe play spaces in the courtyards of dwelling houses that would welcome everyone and encourage public engagement. Changing the road layout gave additional space for community space, including gardens and a local market, as well as giving opportunity for incorporating separate bicycle lanes and wide pedestrian routes in the area.
A cafe selling local fairtrade produce
Residential use on the top levels with a primary school on the ground floor
Social housing of mixed tenures with a cafe at the ground floor, facing into the courtyard to allow passive surveillance
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Design and Access Statement
Introduction
The key use proposed for Redcliffe Wharf area that has been chosen as a focus of the scheme is a Confucius Institute (Centre for Chinese Culture and Language) that is taking forward the guidelines discussed above and is aiming to transform Redcliffe Wharf into a HUB as a result. In case of this scheme, HUB takes up another meaning, standing for Handcraft Unified Bristol. The key objective of the scheme is connecting people through handcraft. Secondary use is a Chinese paper folding and paper making workshop space that lies in the heart of the development. Key features of the paper that were taken into consideration throughout the development: • Visual clarity and legibility • State of being folded/unfolded • Transient nature of paper All three of these features were touched upon in Chinese and Western urban design theories (Spear, 1995 and Lynch, 1981) and Policy guidance for the Redcliffe area (BCC, 2011) as well as being linked with the concepts covered in the Masterplan: • Compact city • Accessibly city • Legible city
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Site Choice
Development time-line
Redcliffe Wharf is seen as one of underused and undervalued areas of Redcliffe (BCC, 2006) that requires redevelopment. Being located in the middle of the Masterplanning area, it was seen as a focal point of the scheme that would need to be taken forward first in order to alter surrounding urban fabric from an economic, social and environmental perspectives.
In response to the call for immediate action in the area, Redcliffe Wharf redevelopment is going to be the first stage of the Redcliffe Harbourside scheme, followed by implementations of the full Masterplan of the larger area around it. Development time-line is shown on the right, outlining key stages of the development, first of which is going to be happening on Redcliffe Wharf.
Redcliffe Wharf
First stage of the development would deal with soft changes, including changing the use of the community garden to accommodate existing Redcliffe Gardening Group and adding new activities into the area.
Secondly, the cultural ‘HUB’ on Redcliffe Wharf is going to be developed. This will give people a reason to come into the area and start changing the impression on the adjacent area.
Next, new road infrastructure and housing is going to be incorporated into the urban fabric. This change will take time and would have to coincide with each other in order to make sure road infrastructure is ready to deal with grown amount of residents in the area.
Lastly, it is foreseen that the changes that would have been made in Redcliffe would result into a spark of interest. The area will be open for new ideas, coming from new residents and users in order to make sure the development is responsive to change and new users of the area.
History
The history of the site dates back to 12th century. Redcliffe Wharf has three derelict buildings remaining in the South- East corner which have been built in 17th and 18th centuries (Development Control Committee, 2017). The site includes several listed structures including the Grade II Wharf Wall and Bollards/mooring posts. It is located within the Redcliffe Conservation Area which means that the area is sensitive to change, considering that the site also includes significant archaeological findings (2017), which is shown in the analysis section earlier in the document. The site had an important role as a part of the historic docks, but during the last 40 years has suffered from constant change of temporary uses (BCC, 2006), including: warehousing, stable, ship building, glass making, earthenware manufacture,residential use and a car park.
Policy Guidance
Conservation areas
Neighbourhood Plan Guidance
Planning obligations in Redcliffe Wharf: • local public realm • event programme • events space • affordable office space • improvements to Quakers’ Burial Ground (BCC, 2006) All of these are going to be provided by the scheme and discussed in the following Design and Access Statement.
Buildings of importance
According to guidance of the Future of Redcliffe SPD (2006), any scheme on Redcliffe Wharf should: 1. Redevelop and reuse the wharf as a new harbour attraction for Bristol residents and tourists 2. Create high quality public realm that responds to the Wharf's heritage and working character 3. Retain the riverside walkway 4. Create a new public events area for markets, music and arts 5. Create pedestrian links from harbour walkway through site and Quakers’ Burial Ground to St Mary Redcliffe 6. Protect and enhance the Quakers’ Burial Ground 7. Consolidate existing boat/building repair activity and provide access for facilities to crane vessels in and out of the water 8. Refurbish the derelict industrial buildings in the south east corner for reuse, if feasible 9. New enabling commercial development with active ground floor uses will be permitted 10. The height and roofscape of development must respond to the outcome of the views analysis and 3D modelling exercise (p. 50)
Site Analysis
Character Appraisal data
Initial response to the site
Focus area has been analysed further from a number of perspectives, including key views and target points, building heights, uses, green areas these were covered more in depth earlier in the document - as well as looking into Chinese Feng Shui spacial arrangement concepts.
Model used as a base of the diagram was a part of a group work
Materials and surfaces
Key materials of Redcliffe Wharf include cobbles, concrete paving and brick of the existing derelict buildings. It terms of natural materials - red clay and water are most prevalent and this is seen as a visual resource that should be enhanced through careful development on the site. A modelling exercise has been done at the initial stage of the design, which could be seen on the photograph to the right, in which surface materials have been modelled in order to identify perceptional accessibility of the area through pavement materials and boundaries. A number of physical and visual boundaries have been identified in the current urban fabric that limit easy and clear access to Redcliffe Wharf.
Feng Shui spatial strategies
Textural site model
Key Feng Shui concepts were seen as important to be analysed due to the fact that the proposed use of the site is tightly linked with Chinese culture. The development needs to meet key guidance of Feng Shui to show respect to Chinese culture and beliefs.
Diagram of the Badua Compass
These theories have been influential at the stage of choosing the site as this particular site was the only one that fulfils the Feng Shui ideals - others being located next to the church/casino or located at the turning point of the river going towards it which is seen as unsatisfactory according to Feng Shui (Low, 1993). The Badua compass has been applied onto the site (Spear, 1995) as an initial guidance of positioning of uses of the development. Badua compass applied to the site
Initial ideas
Bristol and Avon Chinese Women’s Group
Paper folding and unfolding spaces
Linking to existing Chinese locations in Bristol
By taking up Chinese paper folding as one of the uses of the key building on site, the scheme is trying to link the site with Chinese culture. One of the characteristics of paper that has been influencing the scheme is that of ‘unfoldingness’ which relates to unfolding public spaces from the existing urban fabric. Initial structure is simple and ordered and then unfolds, allowing creation of new meanings “through which the inhabitant makes the world his own” (Lynch, 1981, p. 144) and promote seamless journeys and discoveries by making it easy to get around (Kelly, 2001).
Existing locations in Bristol that Chinese audience would often visit have been identified and put into a map in order to draw the initial guide lines to inform the shape of the urban fabric on site. This was an influential stage of the design process that helped forming not only the patterns of the landscape on site but also visual language chosen for the building.
Another link between Chinese paper folding and the site lies in one of the previous uses of Redcliffe Wharf, which is ship building. This link is to be carried on with reusing one of the derelict buildings on site as a ship building, linking to the new use introduced onto the site of paper folding, bearing in mind that Chinese art of folding paper was focusing on creating boats and hats rather than flowers and animals that became later introduced with the Japanese origami (Vyzoviti, 2003).
Wai Yee Hong Chinese Supermarket
Oriental Market
Inhara Chinese Medicine Centre
Bristol Overseas Chinese Association Mayflower Chinese Restaurant
68 Oriental Supermarket
Dragon Express Chinese
Wong Tai Sin Take-Away Chinese Martial Arts
Plans at 1;500
Ground floor
First floor
Second floor
Rooftop plan
Ground floor at 1:200
Section 1:200 and elevations
Perspective sections
Users of the public realm
In addition to the built elements proposed on Redcliffe Wharf, big portion of the site is proposed to act as a public space with a variety of public amenity and play spaces, green areas and a community garden that could be accessed by all. Making the site legible, easily accessible, inviting and active culturally is aimed at creating a new tourist attraction in the currently unused area.
Outdoor uses
Schedule of accommodation (m2)
Bringing down uses proposed for the whole Masterplan area, Redcliffe Wharf offers a range of spaces for people to undertake a variety of activities throughout the day and at different levels of privacy.
Confucius Institute - 680 Craft workshops / learning space - 1400
Community kitchen - 230 Cafe and restaurants - 450
Ship building - 200
Offices - 320
Outdoors public area
Several storeys
Uses and schedule of accommodation
Educational space
Community space
Redcliffe Wharf is seen as a focal point of the Redcliffe Harbourside redevelopment that is going to be implemented in the first stage of the development. A variety of new users are expected to start using the area. The main drivers will be Confucius Institute, cafe and an affordable office space. However, open areas on the site will be open for alternative use, such as local public events and markets as requested in the Neighbourhood plan (BCC, 2006).
Bringing in hands-on activities onto the site was seen as important part of engaging the local community, hence the community kitchen and a community garden have been introduced, reusing the existing spaces, such as one of the derelict buildings and the Quakers’ Burial Ground.
The Confucius Institute is seen as an open-for-all space where everyone is welcome to come and learn, relax and enjoy their time. This atmosphere is going to be spreading across the site, particularly during the day of nice weather.
Justification of uses - precedents in Bristol
Why Chinese institute?
Chinese New Year in Eastville
Chinese culture is gaining interest in other countries, including the UK. As has been proved by the Chinese New Year annual festival in Bristol that has been attended in order to engage with Chinese audience and develop understanding of how this foreign culture is accepted.
Why paper folding and craft?
Chinese Paper folding (zhe zhi) is seen as an activity, accessible for the majority, regardless of age, ethnicity, education level, gender or knowledge of English. Another idea taken up by this activity is that of learning through making. It will be encouraged throughout the development by the workshop area where visitors will be able to create their own paper out of recycled paper, enjoy paper folding and also outside of the Confucius Institute.
Why Community Garden and play areas?
Fountains in the Old City of Bristol
Another way of encouraging learning through making is a Community Garden that can help neighbourhood integration (Ahn, et al., 2018) and feeling of participation. The garden is aiming at becoming a new location for the existing Redcliffe Gardening Club that does not currently have a permanent location (Crowther, 2019). A play area on site is also seen as a way of inviting a diversity of people on site and change the perception of the area and transforming into an accessible area that is inviting for all. A limited amount of play spaces can be seen around the Old City of Bristol, as can be seen on the photograph on the right, which citizens take advantage of when there is an opportunity. Origami workshop by Tony O’Hare
Why Community Kitchen?
A space where the local community can cook and eat or simply gather is seen as crucial for achieving the objectives set up by the scheme. In addition to that the kitchen facilities are going to be used by the worldwide ‘Food-not-bombs’ organisation that has a brunch in Bristol but recently had to stop functioning due to the closure of the previous space where they were cooking (Cafe Connect, Easton) to then distribute for free to those in need. FoodCycle is another volunteer-based initiative, active in Bristol that is rescuing food that would be otherwise thrown away and then cooking it for the local community.
Volunteers cooking at Cafe Connect
Flood Risk mitigation measures
Landscape
Following the policy guidance, the development on Redcliffe Wharf needs to be designed to mitigate flood risk to acceptable levels (DCC, 2017). The risk is not very high due to positioning close to the floating Harbour (BCC, 2008), being 1 in 50 years or 1 in 200 years flood event potential, as shown on the diagram on the right. The building is set off the river edge to prevent it from being damaged in case of minor flooding.
There are big green areas around the site, as outlined in site analysis, however a lot of it is underused due to the lack of activity. This still provides some habitat, helps biodiversity and flash flooding issues, however, does not go beyond into also adding to the quality of spaces, which could be achieved. One of the aims of the scheme was to make sure there is a variety of opportunities and activity on site to ensure that the landscaping deals with many sides of sustainable urban development at once - not only environmental but also social.
Climate change issues have been considered on a larger level by minimizing surface water runoff and slowing down the water infiltration. This was mainly achieved through mimicking nature ways of dealing with water, as shown on the diagrams below, by introducing permeable paving and landscaping.
In addition to permeable paving and other small flood resilient measures incorporated on site, new trees have been planted. This was done in response to the Bristol City Council target of planting one tree per child in Bristol in the next 20-30 years (Goodey, 2019). The Quaker’ Burial Ground is going to be enhanced in response to the policy (BCC, 2006) with a new use added to it - a community garden that is to be used by the Redcliffe Gardening Club.
Natural Water Cycle
Urban Water Cycle
Spaces for seating and play have been introduced into the area to make sure there is place for people to sit and linger on site (Gehl, 2011). These spaces are of varied character to accommodate a variety of users, including intimate spaces below some trees with planting next to them.
Natural light
Heat and solar shading
Sun path has been considered in order to make sure that the building benefits from soft North-facing natural light and have the most of the sun light that would have an opportunity to come into the open spaces provided by the scheme.
Overheating and use of solar energy has been considered by a number of measures: • lower block on the south side allows more light into the north block and the courtyard • North-facing rooftop lights and double height spaces make sure the building takes advantage on the natural light • cladding is light in colour to reflect more light in otherwise shaded areas • ribbon is acting as additional shading to vertical shading added where needed • PV panels on the rooftop of the north building installed at 10 percept angle capture solar energy
Different shadowing strategies have been used on the site to make sure that the Southern facade is shaded at all times with deep fixed shading and East and West shading responds to the time of the day with moveable shading and with deciduous trees that would provide shading in the summer and let much wanted low sun light in the winter.
Visual impact
Keeping the views onto the St. Mary Redcliffe church was seen was one of the key driving factors of the scheme that resulted into the built form keeping under three stories and two stories - being lower towards the south due in order to allow views from the Redcliffe Parade and to let more natural light into the area.
View on the church has been considered as one of the valuable assets of the area (BCC, 2006).The height and roof scape of the development have been requested by the Neighbourhood Plan (2006) to respond to the view analysis and 3D modelling exercise which has been done, using Google Earth by importing the scheme in order to see the outcome views and via physical modelling. Considering night views from and onto the site, artificial lighting has been implemented as a part of Bristol Legible City Initiative (Kelly, 2001) to make sure spaces are legible throughout day and night.
Access onto the site
Emergency and disabled access into the building (Part M)
Suggested infrastructure and amenity changes are aiming at improving accessibility and permeability throughout the development, including Redcliffe Wharf. New links onto the site have been added: from the Redcliffe Parade and St. Mary Redcliffe church.
The idea of the ‘hub’, supported with the concepts of accessibility, legibility and permeability, has been carried onto the building level by allowing more ways into the site, including emergency access (hatched on the diagram below) and everyday pedestrian and bicycle access (red) and making sure that these accesses coincide with the visual links (yellow).
Making sure that the site and the building is accessible for wheelchair users was essential to the development. The building was kept level where possible, with moveable platforms incorporated at two small level change instances due to the topography of the site. It was made sure that access in and out of the building is wheelchair accessible and visually clear.
Stairs (Part K) and circulation
Fire escape (Part B)
Circulation inside the buildings has been made clear and legible for all visitors, including those with visual and mobility impairments by incorporating lifts and clear differentiation of colour in the stairs and at changes of level.
The stairs are compliant with the Building Regulations, both part B and Part K (HM Government, 2010) as can be seen on the following diagrams. Each of the risers is 150 mm with the going 250 mm, making sure that one single flight does not exceed 12 steps and is broken with the landing that is same lengths as the width of the stair 1000 mm or 1200 mm, which varies on the stair. This applies to the outdoor stairs as well, leading from the Redcliffe Parade onto the site.
The fire escape stair as located at the end of each wing, making the farthest travel distance in case of emergency not exceed 45 meters, considering that more than one direction of escape is provided, which is compliant with Part B, horizontal escape (HM Government, 2010).
There is a clear distinction of areas inside each of the buildings that mirror each other in overall layout. This also makes buildings more energy efficient - this is explained more in depth in the following section on energy use. Activity
Circulation
Services
Conservation of fuel and power (Part L)
Thermal mass and air flow
CCHP (combined cooling, heat and power) units have been incorporated on both buildings to minimise energy use, minimise heat loss by reducing travel distance of heated water and give something back to the community by sending unused energy into the grid.
Massive timber construction and thick layer of cellulose insulation makes sure that the building is air-tight which helps decreasing temperature variation throughout the day. Other Passivhaus concepts have been considered at the design stage of the building. Distance between windows and maximum room widths have been considered in order to allow for sufficient natural ventilation, supported by mechanical ventilation that would be used in the event of hot weather.
On the site level, it was made sure that service strips are grouped in order to minimise maintenance disruption (Homes and Communities Agency, 2000).
Structure
Cladding materials and ribbon
Brettstapel structural wall 130 mm
The structure chosen for the building is Brettstapel, also known as Dowellam in English-speaking countries that is a massive timber construction that consists of soft wood planks of timber put together with hardwood dowels. This structure is not carbon intensive due to reduced need for timber treatment and use of not very high quality timber (Henderson, 2010).
The key material that is proposed to be used throughout the construction is timber due to its low environmental impact and its versatility. Main cladding and rooftop decking material is Accoya which is not sourced locally, however, is supplied through local businesses as reclaimed material. Other materials that are to be included in the cladding are stainless steel, copper and glass. Where possible, reclaimed cladding materials are going to be used in order to reduce energy use of the building at the construction stage.
15 mm
Wood fibre Insulation
180 mm
Battens and cavity
40 mm
Vertical Timber cladding
40 mm
Hardwood timber boards 40*200 mm Steel cleats
100 mm
Steel frame
40*200 mm
Brettstapel structural wall 130 mm
Brettstapel structural wall 130 mm Plywood
15 mm
Wood fibre Insulation
180 mm
Battens and cavity
40 mm
15 mm
Wood fibre Insulation
180 mm
Battens and cavity
40 mm
Vertical Timber cladding
40 mm
Hardwood timber boards 40*200 mm
Brettstapel structural wall 130 mm Plywood
Plywood
Plywood
15 mm
Wood fibre Insulation
180 mm
Battens and cavity
40 mm
Vertical Timber cladding
40 mm
Steel cleats
100 mm
Steel frame
40*200 mm
References
Ahn, J., Tusinski, O. and Treger, C. (2018) Living Closer.The many faces of co-housing. London: A Studio Weave publication. Alexander, C., Ishikawa, S. and Silverstein, M. (1977) A Pattern Language:Towns, Buildings, Construction. New York: Oxford University Press. Barton, H., Grant, M. and Guise, R. (2003) Shaping Neighbourhoods: A Guide for Health, Sustainability and Vitality. London: Taylor & Francis. Bentley, I., Alcock, A., Murrain, P., McGlynn, S. and Smith, G. (1985) Responsive Environments: Manual for Designers. London: The Architectural Press. Bristol City Council (2006) Supplementary Planning Document Number 3. Future of Redcliffe. July 2006. Bristol: Bristol City Council. Bristol City Council (2008) Redcliffe Character Appraisal. June 2008. Retrieved from: www.bristol.gov.uk/conservation. [Accessed 27 September 2018]. Bristol City Council (2011) Bristol Development Framework Core Strategy. June 2011. Bristol: Bristol City Council. Bristol City Council (2015) Bristol Central Area Plan. March 2015. Bristol: Bristol City Council. Bristol City Council (2018) Bristol Transport Strategy [draft]. Retrieved from: https://bristol.citizenspace.com/growth-regeneration/bristol-transport-strategy/user_uploads/bd10559--bristol-transport-strategy-2018_webv3-2.pdf. [Accessed 28 October 2018]. City Design Group (2018) Urban Living SPD. Making successful places at higher densities. November 2018. Bristol: Bristol City Council. Crowther, A. (2019) Redcliffe Residents Action Group Meeting. February 4.Yeamans house, Bristol. Development Control Committee (2017) Application Nos. 17/02049/F & 17/02050/LA : Redcliff Wharf (Redcliffe Wharf) Redcliffe Way. 8 November 2017. Retrieved from: https://democracy. bristol.gov.uk/documents/s17051/08eRedcliffeWharf.pdf [Accessed 28 September 2018]. Davis, E. (2018) Email to Anastasia Angeli. 10 October 2018. DfT (2018) The Inclusive Transport Strategy: Achieving Equal Access for Disabled People. 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