MArch 524 Thesis Project Portfolio

ANDOVER ESTATE

20 22

Post War Estates

N E X T STEPS Jane Georgi 201518992 Laura Roberts 201519830 Eirini Kafa 201494716 Yao Li 201138115

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Contents

01 Introduction 02 Context 03 Scenarios 04 Design testing Bridge 05 Design testing Cluster 06 Design testing Corner 07 Design testing Infill and Gateway 08 Combining Scenarios 09 Bridge Final Proposal 10 Cluster Final Proposal 11 Infill Final Proposal 12 Corner Final Proposal 13 Final Presentation 14Model

01

HYPOTHESIS

By identifying and restructuring common conditions across Andover Estate, new opportunities for its redevelopment will arise, also responding to the wider context of the site.

01

Mapping Of Cars In Islington

avaliable estate parking and garage typology in Islington

01

Mapping Of Cars In Islington low and middle-density housing estate garage

01

Mapping Of Cars In Islington

detached or semi-detached garage and parking lot

01

Mapping Of Cars In Islington high-density housing estate garage

01

Significance of the Plynth Garage London Post-War Estates

The garage appeared in many estates across London when they were built. This was significant as it marked a difference in how the car was viewed. It had now been taken into homes, passing into the realms of the domestic - sheltered and protected.

Homes grow around the plinths and the garages form a major part of the streetscape of Andover Estate

Domestication of the Car

Distance from the city

A Symbol of Machine Power

Expansion of the Domestic

01 03

Estates Comparison

comparison analysis of post-war estates in Islington

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02 02

Existing Proposal for Andover Estate Studio Partington

Currently there is a proposal for the regeneration of the Andover Estate, undertaken by Studio Partington.

Phase 01 Total dwellings: Net Total: 56 Gross Total: 64 Other features: Affordable Workshop on Durham Road Landscape Strategy

Future Phases Total dwellings: Net Total: 13 Gross Total: 135 Other features: All large garages converted into workshops Lock up garages converted into housing Existing ground floor flats reconfigured

Combined Phases Total dwellings: Net Total: 69 Gross Total: 199

02 02

Timeline 1900-1960

02

Timeline 1960-2020

02 03

Historic Block Layout 1960’s block layout with current

Current Andover Map overlayed with historic blocks from the 1970’s Andover Estate Boundary Historic Blocks

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02

N

02 03

Ground Floor Use Survey Inside Andover Estate

Andover Estate Boundary Residential Garage Workshop Community centre Disused Retail Animal Hospital

N

02

Existing Masterplan

02

Surface Survey

detailed survey of Newington Barrow Way

Detailed survey showing original design intensions of surface thresholds, and how thease have changed due to maintanace and residents lifestyle changes over time.

02

Surface Survey Focused elements

02 03

Cullen’s Townscape Design Principles

Principles developed by Cullen can be seen in the Andover Estate. In practice, they prove unsuccessful and contribute to a lack of safety and create areas of dead space.

Deviating factors from Cullens: - Pubic/private status - Ground Floor activation - Ground Floor usage - Level of detail

Deflection

Pedestrian ways

Focal point

Narrows

Enclosure

Anticipation

Enclaves

02 03

Enclosure

Cullen’s Townscape

Intention “Enclosure sums up the polarity of legs and wheels. It is the basic unit of the precinctual pattern; outside, the noise and speed of impersonal communication which comes and goes but is not of any place. Inside, the quietness and human scale of the square, quad or courtyard. This is the end product of traffic, this is the place to which traffic brings you. Without enclosure traffic becomes nonsense.”

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Condition One

Condition Two

Enclosure is created in road scenarios, whilst this is technically, as Cullens describes - “the place where traffic brings you” - it results in a car dominant zone, with little ground floor activation.

This condition is an example of a private enclosure, from which homes are accessed.

The fact that it is gated and small creates a sense of ownership to the houses surrounding the space.

High level buildings

Dead end road

Private courtyard

02 03

Enclaves

Cullen’s Townscape

Intention

Condition One

“The enclave or interior open to the exterior and having free and direct access from one to the other is seen here as an accessible place or room out of the main directional stream, an eddy in which footsteps echo and the light is lessened in intensity. Set apart from the hurly-burly of traffic, it yet has the advantage of commanding the scene from a position of safety and strength.”

The enclaves are successful as they open up to the square. Their positioning could be rethought, with the scope for a better connection to the rest of Andover.

Plaza

02 03

Narrows

Cullen’s Townscape

Intention “The crowding together of buildings forms a pressure, an unavoidable nearness of detail, which is in direct contrast to the wide piazza, square or promenade, and by the use of such narrows it is possible to maintain enclosure without forbidding the passage of vehicles and pedestrians. In this way the articulation of the city into clear and well-defined parts is made more possible. In its own right narrowness has a definite effect on the pedestrian, inducing a sense of unaccustomed constriction and pressure.”

Outcome - Scenario 1

Outcome - Scenario 2

Crowded transitional space that meanders.

Not open to the public, fronting residential entrances. The same narrow appears in several cluster formations around the site.

Narrows are created with flank walls lining the perimeter, ignoring Cullens description of buildings at either side.

Residential nearness

Limited visibility

Blank wall with no detailing

02 03

Andover Estate Building Typologies Dwelling Types

Height

13 storeys

Height

4 storeys

Height

5 storeys

Dwelling

Flats

Dwelling

Flats/maisonettes

Dwelling

Flats

Number

3

Number

13

Number

6

Height

2 storeys

Height

4 storeys

Height

4 storeys

Dwelling

Terrace

Dwelling

Flats/maisonettes

Dwelling

Flats/maisonettes

Number

28

Number

5

Number

1

02 03

Garage Typology Location

Andover Estate Boundary

Type 1 - Individual Garages Type 1a - 20 garages Type 1b - 15 garages

Type 2 - Shared Garage Type 2a - Large shared garage, front access Type 2b - Shared garage side access Type 2c - Shared garage side access , ramp access to walkway above

02 03

Garage Typologies Type 1a

Garage

Garage

02 03

Garage Typologies Type 2a

02 03

Garage Typologies Type 2b

02 03

Garage Typologies Type 2c

02 03

Garage Flat Plans

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Ground Floor

02 03

Garage Flat Plans

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First Floor

02

Accessability

Problems Identified • The calibration of walkways and roads are not offering safe zones for pedestrians, but rather barriers.

• The main access points to the estate tend to be weak in representing a sense of entry, that would welcome the public in.

The architectural image of Andover Estate should be improved at the main access points by enhancing the sense of a proper gateway. Also, the road and pedestrian networks of the estate need to be optimised in such a way that would not interrupt each other and therefore providing a more pedestrian friendly environment

02 01

Accessability

existing green and outdoor public space accessability

Legend and note

Area ratio to the site

Gated or fenced green space (Limited resident-only access)

8%

Open public green space (Free access)

9%

Gated or fenced public space (Limited resident-only access)

0.3%

Open public space (Free access)

4.2%

Private garden (Resident-only inner access)

9.5%

Problems PROBLEMidentified: IDENTIFY: 1. unused.

1: Approximately Approximately half half of of the theexisting existinggreen greenspaces space are are fenced fenced or or gated, gated, observed and mosttoofbe them are observed as unused green space interaction residents) 2.

The outdoor public(less spaces such aswith small plazas, playgrounds and seating areas are very limited in the 2: The outdoor public spaces such as small plaza, playground, seating area are very limited in the estate and estate, taking only 4,5% of the site area. only take 4,5% of the site area.

3: The gated and fenced green spaces are only accessible by residents who live in those particularly buildings The project strategies should take into account the above and propose a more defined public spaces that around them. foster social life, both for residents and visitors. Such proposal can take action by optimizing the existing circulation to redefine the boundary between public and private and bringing more accessible greenery to DESIGNING the public. GOALS: 1: Proposing more well-defined open public space, improving people’s social life.

2: Optimising the existing access circulation for green space.

3: Redefining the boundary between public and private and bringing more accessable greenery to the public.

02 01

Accessability

existing housing accessability

Ground floor one-bedroom flat access: gated stairfree access (resident card required)

1st floor one/two-bedroom flat access: ramp access (mostly without outer security gate)

1st floor one/two-bedroom flat access: stair access (without outer security gate)

longer access distance

Access distance (including the ramp): 30m

Distance between two entrance: 14m

2nd/3rd floor three-bedroom flat access: stair access (with the step height of 200mm)

longer access distance

Distance between two entrance: 14m

Distance between two entrance: 14m

Access distance (including the stair): 18m

PROBLEM IDENTIFY: The accessibility of the housing in Andover estate is not very well-organized as we observed because of the following reasons: (1) No lift access to 1-3 floor (only 2 temporary ones were found during our site visit.

(2) It is not friendly for elderly and disable residents who live in the upper floor middle flats to access their home because of the longer access distance (> 45m) and no lift situation. (3) Not all of the housing units have a ramp access but only stairs and most of the stairs have a higher depth than the standard ( 170-200mm for each step).

DESIGNING GOALS: 1: Optimising the existing access circulation and design elder and disabled friendly circulation.

2: Rethinking the boundary between public and private: a more efficient and neutral solution?

02 01

Residents Profile Social Sustainability resident profile of Andover Estate

9.2% (185)

16.3% (329) 10.2% (206)

1.6% 3.9% 7.5% (152) (33) (78)

19.6% (396)

16.7% (337)

6.2% (125)

14% (283)

10.5% (212)

18.2% (368)

42.2% (851)

50.6% (1020)

50.3% (1015)

29.8% (602) 71.6% (1444)

22.5% (454)

66.8% (1347)

7.5% (152)

24.8% (501)

AGE GROUP

GENDER GROUP

DISABILITY GROUP

RACE GROUP

RELIGION GROUP

65 +

Male

No data

No data

Muslim

45 - 64

No data

Non-disabled

BME

Christian

25 - 44

Female

Disabled

White

Other

16 - 24

Not stated

Under 16

No religion

No data

No data

DESIGNING GOALS: RESIDENT PROFILE Key Points that might SUMMARY: influence the project 1: Designing with concerning the elderly people, children and disabled people mainly, 1: Residents over 45 years old has taken account approximately 40% of all the residents in Andover estate, 1.2:40% of residents are over 45 years old.

2.

16.3% of residents are aged under 16 years old.

3.

10.2% of residents are disabled 4. 35% of residents aged between 16-44 (young adults, and couples) thinking about providingare more comfortable and convenient livingadults environment for them.

16.3% residents in Andover are Children or teenagers under 16 years old.

The project strategies should consider the elderly people, children, and disabled people to provide a more comfortable and convenient living environment.

Furthermore, since a huge number of residents are are 2: Proposing affordable and practical housing or tenement for younger people who 3: Approximately 20% residents are recorded as disabled. young professionals, affordable or tenement considered, as well as amenities thatcouples. facilitate their needs. mostly looking for temporary homes in London.

4: 35% residents are aged between 16-44, housing they are should mostly be youth, young professinonals and young

02

Current Construction, Material and Embodied CO2 Conditions

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02

03 04

Master Planning Approaches Design Scenarios

Celebrating the Island

Organising the Clusters

Connecting to the City

The existing ‘island’ morphology that Andover exudes can be emphasised, making the island a destination for locals.

By designing new clusters, the interface of Andover Estate can change offering a new relationship between pubic and private spaces.

The Andover Estate can be successfully reconnected to its context by reassessing access to the site and the ground floor uses.

03 04

Design Scenaios Proposed Masterplans

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03 04

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03 04

Cluster Layout

Cluster Layout

Defining clusters within Andover

Creating a grid around clusters within the estate, to allow alternative access to clusters.

Key: Streets Clusters

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03 04

Cluster Layout

Restructuring Clusters with Connecting Streets

Redefining the Squares within the esstate - Bringing more roads into the estate to define the squares - Allowing easier access to the squares to allow more active spaces within them.

Key: Streets New Development Demolition

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03 04

Existing Site Access Connecting to the City

Andover Estate Boundary Through roads Pedestrian only access Roads Pedestrian routes Dead ends

1

Narrow path with small opening ans no signs

1

1

Hornsey Road

Durham Road

2

rs Road

iste Seven S

2

Narrow path beside a road

03 04

Proposed Master Plan Reconnecting to the City

Andover Estate Boundary Through roads Garages fronting newly connected roads Pedestrian only access Roads Pedestrian routes New gateway buildings

Hornsey Road

Durham Road

Flat conversion

rs Road

iste Seven S

03 04

Proposed Square Connection Reconnecting to the City

03 04

Combined Master Plan Varied Approach

Andover Estate Boundary Through roads Garages fronting newly connected roads Pedestrian only access Roads Pedestrian routes New gateway buildings Flat conversion Garages - Activities Garages - Thresholds

03 04

Impact on Current Conditions Flank Walls, Raised Walkways and Ramps

Flank Walls

Raised Walkways and Ramps

Opportunities

Opportunities

- Flank walls allow for new buildings to be built on the perimeter of the site, acting as new gateway opportunities

- Raised walkways are now facing pedestrian roads so there is scope to integrate them.

Constraints

Constraints

- Flank walls line the existing promenade with limited space to build

- Some raised walkways are located over new roads and therefore need to be reorganised

03 04

Impact on Current Conditions Parking, Public Green Spaces

Parking

Public Green Spaces

Opportunities

Opportunities

- New road conditions can allow for the reorganisation of parking within the estate

- Existing green infrastructure can be enhanced and provides a good base for further landscaping

Constraints

Constraints

- Existing parking will have to be relocated on pedestrianised roads

- Existing spaces will need to be reconfigured to allow for new roads

03 04

Program Definition

Proposal for potential uses for developed sites

Key: For Residents For the Public Residents and Public

• Leisure Facilities, contibuting to current free facilities • Food Outlets • Retail Outlets linked to workshops Alongside thease there is also public squares and other spaces of sociability accessable to Residents and the Public.

Residential Facilities

• Residential Units • Retail • Workshops -Replace some functions of current garage spaces.

• Workspaces- For Young People and Adults • Training Facilities

Islington Training Programs

• • • • •

Digital Skills Catering and Barista Skills Social Care Childcare Sign Language

• English and Maths • Family Learning • Community learning- Electical and Plumbing skills for women Designer Collective- Already functioning in Andover Estate.

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Aims

Operations

Conditions

Scenarios

03 02

Project Aims Methodology

Celebrating the Island

Clusters

Reorganising

Improved circulation, new homes, densification.

Connecting to the City

Organising the Clusters

Blind Facades

Bridges

Extend domestic, study space, shared facilities, guest rooms, social spaces, cinema room.

Garages

Corners

Corner

Business incubation, pub, workshops, business rooms.

Avenue

Public, shops, coffee house, food space.

Gateway

Redirecting the access into the estate

Infill

Residential, new homes diversifying current stock.

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13

Cluster Tests Original

05 04

14

Cluster Tests Gardens Outside

05 04

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Cluster Tests Gardens Inside

05 04

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Cluster Tests

Gardens outside with New Developmet

05 03

Cluster Definition

Catagorising exisiting cluster developments

05 03

Cluster Definition

Catagorising exisiting cluster developments

05 03

Cluster Goals

Catagorising exisiting cluster developments

Goals: Opening up the green sqares to public and residents.

Create more comfortable access to existing homes.

Add additional units to the cluster to create a greater diversity of homes.

05 03

Garage Cluster Testing

Reorganising access and diversifying dwellings

05 03

Cluster Operation 1 Connecting to Avenue

05 03

Cluster B3

Reorganising access and diversifying dwellings

05 03

Cluster Operation 1 Connecting to Avenue

05 06 03

Cluster Operation 1 Connecting to Avenue

05 03

Cluster Operation 2 Infilling Street and Cluster

05 03

Cluster Operation 2 Infilling Street and Cluster

05 03

Cluster Operation 3 Diversifying Cluster

05 03

Cluster Operation 3 Diversifying Cluster

06 03

Proposed Master Plan Reconnecting to the City

Andover Estate Boundary Through roads Garages fronting newly connected roads Pedestrian only access Roads Pedestrian routes New gateway buildings

Hornsey Road

Durham Road

Flat conversion

rs Road

iste Seven S

06 03

Hornsey Road View Proposed

03Hornsey Road View Existing

06 03

Durham Road Elevation Significance of Corners

06 03

Existing Corner Condition Durham Road

06 03

Corner 01 Areas

13m2

Garage 1Total Area: 295m2

Garage 2 Total Area: 744m2

Build area: 97m2 x3 levels 291

06 03

Corner Conditions Gained space

13m2

Garage 1Total Area: 295m2 x4 Total area: 1180m2

Garage 2 Total Area: 744m2 x5 Total area: 3720m2

Build area: 97m2 x5 buildings x3 levels Total gained: 1305m2

06 03

Corner Conditions of Islington Observation

06 03

03

Allerton Road View Existing

Allerton Road View Proposed

06 03

Garage Structure Demolition plan

To keep costs low and to avoid the need for a large amount of new structure, the crucial elements of structure will remain in place

Low ceiling heights means that the use of additional structural beams is not a desirable option

2500mm

Ground Floor

Wesley Close

Durham Road

06 03

Existing Site

Selden Walk

Option 3

Wesley Close

Retail 01

Retail 02 Storage

Retail 03

Retail 04 Storage

Retail 05

Enterance to Selden Walk

Retail 06

Storage

Storage

Durham Road

06 03

Ground Floor Plan

Selden Walk Storage

06 03

Interior Sketch

New and Existing Connection

Existing wall of adjacent garage

New toolkit staircase Cafe

06 03

Shop Frontage Initial Design

Guidance from Islington Council highlights a typical design for traditional shop fronts. This is not entirely suitable for use on the Andover Estate.

Islington guidence for traditional shop fronts

Existing Garage 1a elevation: Low head height with limited area for signage

Interpretation of shop fronts that fits into garage door locations

06 03

Affordable Retail Units Option 1

Storage

07 03

Design Intervention Concept design interventions in andover estate

08 07 03

Design Intervention Concept

opening up the ground floor and link to the andover boulevard

07 03

Design Intervention Concept infill the gap with a glazed entrance hall

08

Combining Operations Plans

08

LONG SECTION Scale 1:100

Combining Operations

Section

09

Bridge- Community Hub Ground Floor Plan 1:200

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Bridge- Community Hub First Floor Plan- 1:500

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Bridge- Community Hub First Floor Plan 1:200

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Bridge- Community Hub Second Floor Plan 1:200

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Bridge Views

09

Bridge Exploded

movable walls

flexible spaces

studying room

viewing ports new walkways connecting the existing ones

quiet sitting stage glass railing playground sunken plaza

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Bridge Views

09

Bridge Section 1:100

Ground Floor Plan 1:200

N

10

Cluster- Leisure Centre

10

Cluster- Leisure Centre First Floor Plan 1:200

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Cluster- Leisure Centre Sevond Floor 1:200

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Cluster- Leisure Centre Third Floor Plan 1:200

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Cluster Views

10

Cluster- Views

10

Exploded

Residential mesh walkway Studio

Studio Mesh terrace

Gym

Swimming Pool

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Leisure Centre Section 1:100

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Infill- Assisted Living Ground Floor plan 1:200

N

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Infill- Assisted Living First Floor Plan 1:200

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Infill- Assisted Living Second Floor Plan 1:200

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Infill- Assisted Living Third Floor plan - 1:200

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Infill- Views

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Infill- Views

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Exploded Axonometric

SECTION 1:100

Glazed roof Accessable green roof and solar panels.

Guest rooms and open spaces.

Guest rooms and open spaces.

Walkway to the swiming pool.

Library space.

Access to the right walkway Assisted living staff room.

Flexible spaces Access to the left walkway.

Garage retrofiting: small collective business/office space.

Shared laundry.

Shared kitchen.

Nursing, elderly care.

Garage retrofiting: elderly apartment.

Garage retrofiting: small collective business/office space.

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Infill Section 1:100

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Corner- Cafe/ Bar/ Office Ground Floor Plan 1:200

N

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Corner- Cafe/ Bar/ Office First Floor Plan 1:200

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Corner- Cafe/ Bar/ Office Second Floor Plan 1:200

12

Corner- Cafe/ Bar/ Office Third Floor Plan 1:200

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Corner Views

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Corner- Views

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Exploded Isometric Glazed roof Solar Pannels

Mesh Terrace Bar and seating area

Mesh terrace Seating area

New connection with the existing walkways Access to notch

Office Space Cafe

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Corner Section 1:100

PLAN Final Masterplan

13 Research Booklet

Research Booklet PUBLIC GREEN SPACES

Please refer to the PUBLIC GREEN SPACES PAVEMENT

ROAD OPERATIONS

PAVEMENT

ROAD OPERATIONS

EXAMPLAR AREA CYCLE PATH

EXISITNG EXAMPLAR AREA CYCLE PATH

EXISITNG

N

PROPOSED MASTERPLAN 1:1000

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Programatic Diagram

13 055

Componenets Existing Components Datums

13 057

Garage Door

Existing component Garage door

2.3m

New Components Doors/windows

2.5m

By preserving the existing datum of the garage door no structure will need to be changed when changing the use of the garages

W1

W2

W3

Office Window Operable windows so occupants can control their environment with mesh screening for privacy

Retail Window Large glazed facade so people can glance in

Retail Door Space for a shop name with zinc batons adoring the door

13 057

Railings

Existing component

New Components

Balustrade

Balustrades and railings

1.8m

1.2m

Using the same size component will allow for easy replacement of damaged railings and a subtle transition between connected walkways

B1

B2

B3

Mesh Balustrade Simple component that can slot easily with the existing component

Bar Balustrade Low cost element that allows plenty of light to pass through.

Made from aluminium

Zinc Cohesive unit that can be used at higher heights, matching with elevation materials

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Isometric

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House Type

Flat and Garage Type

House Type

14

Model

Garage type

Flat type

14

Model