Brunel Walk Haringey - Housing Capacity Study - November 2010 Alan Morris , Tosha Philippa , Alvin Shum
Challenge Site Context Constraints Opportunities Initial ideas Quantum
.......to develop ideas for the regeneration of a narrow strip of land 180 metres long by 18 metres wide. Currently a dilapidated hostel but with scope for new housing development, through demolition and reconstruction.
2. West Green Road 1. Brunel Walk
Seven Sisters Tube 7 min walk
Site area: 0.37 Ha
Sleaford Road 2 storey
Estate 4 storey
Site Context: 1860
Site Context: 1890
Site Context: 1960’s
Demolish....recycle the bricks
Potential with neighbouring site
Shared Amenity Overlap Parking Landscape Gardens Allotments
Green Linkage and Connectivity
Shared Amenity Allotments strip
What is strip width?
Can three strips work together? Allotments Road Housing
Are there Precedents?
8 x 8 m Plan Exemplar Dagenham 2010
Initial layout sketch plan
Why 8 x 8 Courtyard Typology?
• Compact efficient plan • Amenity space internal • Resolves overlooking • Access road for vehicles • Allotments possible
What is the Right Mix and Tenure? • Dagenham - 14 x 2 bed houses • Dagenham - 2 disabled bungalows • Dagenham - 50% rent + 50% s/o
Propose • Brunel - 3 Bed family houses • Brunel - Disabled single storey • Brunel - 50% rent + 50% shared owned Flexibility in mix possible following further study
Allotments as continuous strip
Food Production and LBH • Part of a “Growing” community • Haringey network of food producers • Marginal land integrated into community
What is the USP? • Community concept • Food growing / sustainability • Third floor flexible space • North light and south solar roof • Modern innovative design • Launderette and cafe’
Three Bed House
Three Bed House 8m module
First Floor Living Area
Three Bed House
Plan Layout 22 Houses
Linked Green Amenity Allotments
Parking (100%) 4 Parking areas
Street â€œEventsâ€? 2 Greenhouses punctuate street
Opportunity for launderette /cafe
“Way-Through” Planted terraces
Courtyards and Terraces
Target Quantum and Value • 18 x 3 bed houses • 4 x 2 bed flats • 2 disabled bungalows • Site footprint is 0.13 ha • 50% Rent and 50% Shared Owned • Habitable rooms 90 • Site value to be established ........
Reference: Council Option Study (NPS) • June 2010 • Option 4 recommended • 14 Family Homes • 251 hr per ha • Capital cost £3.43 M • £1622 per M2 • Mixed Tenure
Compare Build UP Study to Option Study
• Build Up study 22 family houses • Option study 14 family houses • Build Up study c. 65% more units
Sakura Drive Wood Green, LBH
Completed scheme given planning in 2004. Application number. HGY/2004/1389 Interesting precedent on overlooking.
The Haringey Local Development Framework: - Core Strategy The London Plan (Consolidated with changes since 2004) The London Housing Design Guide – Interim Edition – Mayor of London Housing SPD (adopted 2008) Haringey Council Brunel Walk Options Appraisal (NPS for LBH) – June 2010
Other older documents with some relevance: SPG 3b Privacy/ Overlooking /Aspect /Outlook /Daylight /Sunlight -2003 SPG3c Backlands Development - 2003
Possible Next Steps
Work to establish residual value for land only Establish value of contract on Dagenham scheme for comparison Work up site plan layout Refine mix Research into ongoing LBH studies for Turner Estate combined site Integrate a revised scheme into above studies Propose phasing and decant strategy