Croydon - Refurbished Architecture for a Sleeping City

CROYDON REFURBISHED ARCHITECTURE FOR A SLEEPING CITY

Z z z Zodiac House

In 2017 a developer obtained an approval to convert Zodiac House, vacant office from the ‘70 s to 115 new tiny studio flats. This permitted development lacks of affordavle housing, new amenities and a good plan for the renovation of the building.

I believe that the renovation could be done better and I’m working on a counterpoposal to improve the project.

RESEARCH BOOKLET

MATTEO DE BELLIS

05/06/19

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MATTEO DE BELLIS

CONTENTS

1. PD conversion Changing office space in London _ pag.4

2. personal field trip urban life in the opportunity area _ pag. 32

3. networking reuse building a material bank around Croydon_ pag. 50

4. zodiac house counterporposal for a PD conversion _ pag. 64

Royal College of Art, Architectural Design Studio 11 Matteo De Bellis Research Booklet 2018/2019 MA Architecture

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1 PD conversion changing office space in London

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CHAPTER 1

The chaprter describes the phenomenon of Permitted developemnt right, a form of deregulation introduced by the goverment to increse the conversions of different types of buildings in to residential use to respond to the housing xcrisi in London.

This form of deregulation produced unwanted effects and is having a strong impact on the qulity of the built enviromant of London, very oftern with poor quality conversions.

The chapter start by analysing the phenomenon of office to resindential conversions, especially in the area of Croyson and the effect it has produced.

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got very concerned. There’s a provision in planning law and when the central government makes something permitted development, the local council can make permitted development schemes need panning permission again. That’s what happened in Croydon, just for the town centre, so just for the centre of croydon, now and forever more, if you wanna convert an office building you need to go back to apply for planing permission, and some people will. I’m sure in the future we’ll see some more conversions but the conversions you get, the councils planners would need to ask for affordable housing, so, yes, is less profitable. The debate is all about not the principle of converting an office building or reusing the office building, most of people believes is a good idea. Debate is about how you govern it and what that means in therms of whats schemes you get.

What is a permitted development and what are the main issues?

B : Before 2013, if you wanted to convert an office building you had to apply to the local council, you paid a fee and you had to submit details of your plans: the design, landscaping strategy and impact of that.

And the local authority planners would consider that, and they can would give you planning permissions or not, if the scheme was a good scheme itself, and also they need to think be projected as an office.

Either there is a need for employment use and there’s a great need for housing, so you get granted permission so this did used to happen. It aways happened that office did get converted to housing, and the other way sometimes. About 85% schemes did get planning permission, coming through this route before 2013. The central government felt that much of a burden, that was holding back development, being are quite influenced by far-right think tanks who see a state regulation is on the free market. So they said, well, under permitted development the planning permission office can’t refuse you on the merits of your design, or the quality of the housing you are providing, or anything like that. And they can’t ask you to contribute to local infrastructure, they can’t ask you to provide any affordable housing, so the economics of making an office to residential made it very very profitable for developers and there’s a private sector of people that want to make money of course. Lots of them very quickly got to do conversions. And lots of conversions are happening in Croydon, because Croydon has lots of vacant office space reflecting the building boom that happened there in 60’s and 70’s. So you got lots coming through with really low quality housing being provided and so the council

I found interesting that the government took possession again of this decision and I think that is a good opportunity to say, I can do something even better than just converting.

The opportunity is to take what’s inside there, because now they are just using the concrete structures and everything else is just discarded and not really considered that much, probably is recycled but my studio is looking into reuse.

So the aim is to assess if in these situation there’s the opportunity of a sustainable way of planning things. Is possible to enter in a set of mind in planning places that is more oriented towards that way of being sustainable? Is the Croydon Place Review Panel a good contact to start and have some opportunities in this way?

B: The design review panel really looks at the quality of the design that comes within the existing planning framework. So they can have some influence, but really if you are wanting to change the policies in that

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INTERVIEW

form the design in the first place, but then you need to go thought the local plan that’s applied by the council. In Croydon there’s a few things about sustainability, like energy, standing. But I don’t think people have often thought about adaptive reuse of the materials and that’s an area that planning that is not versed that much. Sometimes that’s influenced by factors other than planning, so if we look at aggregates (the plantation of the local infrastructure) we see in the late 90’s in the UK a large increase in the amount and in the demand for aggregates. And this more and more was getting quarried, and also lead to all sorts of proposals of new quarries in other parts of the country. But an aggregates tax was been introduced so there’s a higher tax on quarrying new rock rather than recycling it and through that tax that changed the dynamics. Because before that the construction industry, always said that was to expensive to recover aggregates from buildings being demolished and reuse them. It was cheaper to mine new aggregates, by introducing a tax on mining new aggregates that changes the whole economics of the construction industry and now is really common to recycle aggregates and probably that could be extended to that. So for sure that’s something that planning can do but also that’s other thing that you can do with governments (leavers) if you apply.

BEN CLIFFORD

A COMPARATIVE RESEARCH ABOUT THE EFFECT OF PERMITTED DEVELOPMENTS ON DIFFERENTS AREAS OF LONDON

Do you think that there are minor changes that could help in this sense?

B: I suppose an important part of the design phase of the end of the life time of your building and whiter that’s making that building desirably easy to adapt the proposal of for the material if it’s easy to extract or recycle. But that’s not something that we ask for in the planning system. You

date 10 december 2017 / UCL planning

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“

The debate is not about the principle of converting an office building or reusing the office building, most of people believes is a good idea. Debate is about how you govern it and what that means in therms of whats schemes you get.

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just ask for the design of the building as he’s gonna be now, you are not thinking at the future actually.

without needing planning permission. If you wanna do anything else you still need a planning permission. So if you wanted the ground floor as sort of community space, or commercial space, or restaurants or anything like that, you need planning permission, you couldn’t do it through permitted development route. A lot of the developers who got into this where attracted by not needing planning permission and trying to do as little as possible to interact with the planners. The way it’s governed actually pushes you against mixed use buildings ,having a sort of active ground floor, it just pushes you to have only a residential conversion.

So if someone proposes it, is it likely that is accepted?

I think you could, but you’d have to show the practicalities in the planning system for example. What practical framework do you use to asses the building adaptability to reuse materials. So if the panner looking at the proposals knows whether that it’s up to the standards or not. So that’s why things like Code for Sustainable Homes, and BREEAM which are recognised construction industry codes (about the energy performance of the buildings, how sustainable is the materials used) are used . But there agreed that a BREEAM as an institution, ( tick boxes) The other thing that always come up and that’s

Reacting to this in a different way, could the deregulation of community spaces would help to introduce them in mixed use residential buildings? Or the outcome would be just the same? I mean, if you say to the developer that he can freely covert into a common space.

One of the strongest sensations you have when you visit croydon, especially in the newly converted offices, is that there’s a total lack of ground level interface with the pedestrian environment. So I see this as a repetition of the failure of the modernist ideas of a high rise building with no relation to the ground. My view is that for this reason they will fail very soon, in less than thirty years.

B: Many of them are going probably fail much sooner than 20 years. Yeah that reflects they way the deregulation was applied, so if you convert an office building which has a particular land use (class C1) category, in the residential use as dwelling houses, which is a specific type of residential typology, (and that’s very different from hotels for example) you could only convert the office building to housing

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B:It’s very tricky, because if you wanted to do something similar to community lounge you could do, but if you want to do something that is more community based then you would need planning permission. I just don’t think that making things more and more covered by permitted development is a good idea, because I don’t think it’s doing proper regulation. The correct way I think to get planning permission is being part of the negotiations of the planners. The more and more you deregulate, the more and more unfortunately certain developers are just looking forward to how make profit you can make out of this. Sometimes with really really bad results.

If the deregulation approach is going

to increase more and more in the future, it’s going to be a problem anyway. Do you think that is possible to implement positive aspects to this deregulations such as the possibility to freely develop mixed use/ communal parts?

“

Croydon has the largest stock of vacant office space for historical reasons, so it does give you the opportunity to identify sites for particular types of development but also put inside particular policies.

Yeah, i see what you are saying, the trouble is that the more the freedom the more more someone can put something that they didn’t really think about, that could have quite detrimental effects. So even if you wanna put a thing that people might like that actually has implications about noise and accessibility issues and those are sort of things that you’d normally consider in planning permissions. And yeah the government still seems keen on this idea: so they proposed in October on having more things permitted development so the possibility to add 5 more storeys to increase the height of an existing building to add extra floors of residential. They also put in there, that’s just an idea but, could you demolish an office building and then replacing it with a new residential building under permitted development? Yeah it’s just this very negative view of regulating, you shouldn’t have bureaucracy for bureaucracy sake, but

a regulatory system that’s meant to enforce some rules of standards out of the public interest. Planning is not perfect but is a reasonable way to check the quality of what people are proposing to do, trying to speed things up is sort of part of an ideological move in the administration that doesn’t like this way of governing things. As part of the research we did comparatively we went to Rotterdam, which had a very similar problem to Croydon. They had a large amount of vacant office spaces. They had a large amount of conversions but that was done through less deregulation and more a positive view of the state. So the local government was pro-active to define which one of the buildings it did actually wanted converted and to what. Residential quite a lot but to other uses as well, like education.

They proactively employed measures to support them though planning process, help them through to the system to encourage these kind of conversions.

That’s still categorised as permitted development?

No, it’s not. In Rotterdam they still need their equivalent of planning permission. So they didn’t get rid of that bit but all they did is to say, we’ll help you through it basically. It’s not permitted development and it’s not deregulating.

I tried to overlay the existing plan of the centre of Croydon centre with the masterplan and basically what I have the feeling they’re trying to do the same thing, they focused specifically of some office buildings that are vacant and they said this is going to be something residential mixed use. It’s like they are going towards that direction.

Yes, they are.

So do you think in terms of suitability for a proposal in terms of public common spaces that reintroduce reused materials, Croydon is a good place to start with, or there are specific situations in which this is even easier because the government is really keen on doing that.

I mean, Croydon has the largest stock of vacant office space for historical reasons, so it does give you the opportunity to identify sites for particular types of development but also put inside particular policies.

There aren’t part of London that have the same stock of vance offices, Croydon is an exception because of the big development of office buildings that happened in the 60’s and 70’s. You get a few office buildings in each borough. And this policy of course could not be used used only on big offices but there are lots of small office buildings affected as well. People have often the idea of these big twenty stories building and there are a few of them, but in most cases like in Camden lots of them are really small, and lots of them are now converted in high end units.

Our aim is try to asses where is possible to implement more reuse in the new conversions of buildings in Croydon. What do you think?

What I usually see is that the developers are quite conservative, so they tend to do what they did before, they know something works to get them a profit and they do it again and again, permitted development did change the way of doing things. Lots of people that didn’t use to do conversions started to do it, but again that was deregulating-influenced behaviour and I think if you wanted to implement more reuse though regulating and tax incentive

you could. But I think it has to be done in a way that maintains the planning procedure. But with such a housing pressure that is really difficult.

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PD DEVELOPMENT Permitted Development Rights are a form of deregulation that has been implemented increasilngly in recent year to encourga the converion of buildings in to housing.

This often produced bad quality conversions that are not compliant with the national space stanadards. This chapetr is an anlisys if the effect of this policiy in Croydon Centre.

“Permitted Development Rights” are a move to simplify the planning process allowing some typologies of building projects to be delivered without an application for permission.

Extensions to these rights have been made progressively in 2005, 2010, 2013, 2015, 2017 and 2018 covering a large amount of building operations. This provisional policies effectively impacted the number of houses generated by conversions, with a significative increase of prior applications for these operations, due to their profitability.

conversions is the one of Delta Point, that counts around 29,000 sq ft transformed into 348 new homes. The lack of regulations directly afftects the quality of the conversions, as Canterbury house shows: It’s one of the worst cases of intervention in terms of building quality and services.

(Img. 9, 10) In only two years the city centre of Croydon saw the conversion of around 15 office buildings into dwellinghouses under permitted development. The result of this decision can still be seen in construction sites nowadays. (Img. 11)

UCL and RICS conducted a study about this situation in 2017 and reported some emerging issues: the research shows that only 30 per cent of the interventions meet the national quality standards.

During my site visit I met and interviewed a local shop owner (Img. 8) in the middle of one of the many building complexes that have been acquired and they are undergoing future refurbishment.

The most problematic effect of this deregulation is the lack of proper planning control, that could cause negative effects on the urban environment, as well as the lack of minimum requirements for residence amenities and spatial regulations. This lead to a serious concern about the quality of life of the new space produced regarding the external design, location, residential amenity and the size of the housing units.

In addition to that, his as many other local shops are going to be relocated and this is going to impoverish the quality of the place, as the locals can be as well considered part of the heritage of the centre. 6 I interviewed the lead researcher Ben Clifford at UCL to understand better the planning situation and assess possible solutions.

In his opinion, another bad consequence of

One of the biggest examples of these

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Office Conversions

Croydon office area is at the end of its lifecycle.

Office P D

New Projects

and

Croydon office area is at the end of its lifecycle.

conv erti ons

Despite being demolished, the office buildings are increasingly being converted in large numbers to residential buildings: this situation is boosted by the introduction of planning deregulations called Permitted development Rights.

This deregulation has a strong impact on the urban environment causing often poor quality housing.

196

201

New developmen ts

123

417 203

From a situation of 30% office vacancy in 2014, the city centre of Croydon is recovering attractivity as delocalized office and residential centre and attracting big new investments in the area and huge renovation / refurbishment projects.

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493

211 218 50 311

184

187

200

138

489

142

392

393

138

172

175

138

186

21 234

220

375

174

950 178

173

247

192

182

189

245

31

374

162

194 231

488

Office to Residential

242

104

222 522

probability of Conversion

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Vacant Office

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Part - Vacant Office In use Office Converted Office to Resid.

New Developments New Development Refurbishment / expansion Demolition and new development New addition / new building

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the Permitted Development was to prevent the development of mixed-used ground level spaces, because this typology was not included in the PD rights. Thus, in all the conversions the ground floor now hosts new apartments, instead of being occupied by shops and services. In a sense this repeats the same errors done during the development of these modernist offices, completely ignoring the pedestrian dimension of the place. In his opinion, because of the poor quality of the conversions, many of the buildings will fail much sooner than 20 years.

The Council decided to take back control on this situation with the approval of an Article 4 non-temporary direction.7 This effectively stops the deregulation of this specific conversion. In any case, the Centre of Croydon is going to undertake a major process of renovation. The large amount of modern building still vacant offers the possibility of more sustainable developments in the area, led in a more responsible way.

Croydon’s commitment to produce high quality and carefully planned conversions opens up a window of opportunity to develop these changes of use in a responsible way, collaborating with planning authorities and designers, as well as the residents.

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2004 Increase of local development orders

2008 Increase in PD Rights residential extensions

2010 Extensions on industrial and commercial PD Rights 2011 Neighbourhood Development Order 2012 Increase in scale of residential extensions 2013 New PD Rights for office to residential change of use 2014 New PD Rights for agricultural to Residential 2015 Consolidation of PD Rights Croydon Article 4 Direction

2016 Planning Permission New Regulation

2017 Extension on Agricultural to Residentail PD Righs 2018 Extension on Residential PD Rights 2019 Article 4 Exemption expires

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CASE STUDY °1 example of bad conversion of small office space

Before

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After

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CASE STUDY °2 Example of good PD conversion of medium size office

Before

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After

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CASE STUDY °3 Revision

Example of bad PD conversion of large size office Description

Date

Project APOLLO HOUSE 36 WELLESLEY ROAD CROYDON CR0 9YA

Drawing Name

Existing 1st,2nd,3rd floor plan

www.suburbanstudios.co.uk

COOMBE FARM, CR0 5HL 020-8654-2310 info@suburbanstudios.co.uk

Studios

Suburban

Job No

Drawing Number Scale

Rev

Date

--

11-07-2015

DV

05

Checked:

110715

SNR

1:250 @ A3

DO NOT SCALE FROM THIS DRAWING: Any drawing errors or divergences should be brought to the attention of SubUrban Studios at the address shown.

Drawn:

Before

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Revision

Description

Date

Project APOLLO HOUSE 36 WELLESLEY ROAD CROYDON CR0 9YA

Drawing Name

Proposed 1st,2nd,3rd floor plan

www.suburbanstudios.co.uk

COOMBE FARM, CR0 5HL 020-8654-2310 info@suburbanstudios.co.uk

Studios

Suburban

Job No

Drawing Number Scale

Rev

Date

--

11-07-2015

DV

06A

Checked:

110715

SNR

1:250 @ A3

DO NOT SCALE FROM THIS DRAWING: Any drawing errors or divergences should be brought to the attention of SubUrban Studios at the address shown.

Drawn:

After

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Canterbury House Canterbury House conversion, with comparison of the plan of the building before and after the operation.

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Delta Point Delta Point conversion, with comparison of the plan of the building before and after the operation.

After

Before

Delta Point

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Delta Point

MATTEO DE BELLIS

You can use the Planning Portal to find the correct email address for your local planning authority. www.planningportal.gov.uk/localauthoritysearch www.planningportal.gov.uk/localauthoritysearch

Notification of a Proposed Change of Use to Dwelling(s) Town and Country Planning (General Permitted Development) Order 1995 (as amended) Development consisting of a change of use of a building and any land within its curtilage to a use falling within Class C3 (dwellinghouses) of the Schedule to the Use Classes Order from a use falling within Class B1(a) (offices) of that Schedule* *Development is not permitted where the building is on Article 1(6a) land, is a Listed Building or Scheduled Ancient Monument, or is or forms part of a safety hazard area or military explosives storage area.

Publication of notifications on planning authority websites

Please note that the information provided on this notification and in supporting documents may be published on the Authority’s website. If you require any further clarification, please contact the Authority’s planning department.

Please note: you need to download the form to complete it electronically. Please complete using block capitals and black ink if sending by post.

1. Developer Name and Address

2. Agent Name and Address

Title:

Title:

MR

First name: BHAVASH

Last name: VASHI

Last name: N/A

Company (optional): CRITERION CAPITAL LTD

Company (optional):

Unit:

House number:

13

House name:

House suffix:

Unit: House name:

Address 1: COVENTRY STREET

Address 1:

Address 2:

Address 2:

Address 3:

Address 3:

Town:

House number:

House suffix:

Town:

LONDON

County: Country:

First name:

County: UK

Country:

Postcode: W1D 7DH

Postcode:

3. Site Address Details

Please provide the full postal address of the application site.

Unit:

Building number:

Building name: DELTA POINT Address 1:

31-35 WELLESLEY ROAD

Address 2:

CROYDON

Address 3: Address 4: Postcode:

CR9 2UZ

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Building suffix:

Delta Point

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Delta Point

Apollo House

Apollo House

Cygnet House Cygnet House conversion, with comparison of the plan Canterbury House Canterbury House of the building before and after the operation.

Cygnet House

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Cygnet House

MATTEO DE BELLIS

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Apollo House

Canterbury House

Canterbury House

Impact House Impact Huse conversion, with comparison of the plan of the building before and after the operation.

Cygnet House Cygnet House

28 Impact House

Impact House

MATTEO DE BELLIS

You can use the Planning Portal to find the correct email address for your local planning authority. www.planningportal.gov.uk/localauthoritysearch www.planningportal.gov.uk/localauthoritysearch

Notification for Prior Approval for a Proposed Change of Use of a building from Office Use (Class B1(a)) to a Dwellinghouse (Class C3) Town and Country Planning (General Permitted Development) Order 2015 Schedule 2, Part 3, Class O Development consisting of a change of use of a building and any land within its curtilage to a use falling within Class C3 (dwellinghouses) of the Schedule to the Use Classes Order from a use falling within Class B1(a) (offices) of that Schedule* *Development is not permitted where the building is on Article 2(5) land, is a Listed Building or is within the curtilage of a listed building or the site is, or contains, a Scheduled Monument, or is or forms part of a safety hazard area or military explosives storage area.

Publication of notifications on planning authority websites

Please note that the information provided on this notification and in supporting documents may be published on the Authority’s website. If you require any further clarification, please contact the Authority’s planning department.

Please note: you need to download the form to complete it electronically. Please complete using block capitals and black ink if sending by post.

1. Developer Name and Address Title:

Mr

2. Agent Name and Address

First name: Martin

Title:

Mr

First name: Stephen

Last name: Skinner

Last name: Birrell

Company (optional): Inspired Asset Management

Company (optional): Andmore Planning Ltd

House number:

Unit: House name:

House suffix:

House number: 16

Unit:

House suffix:

House name:

C/O Agent

Address 1:

Address 1: Old Town

Address 2:

Address 2: Clapham

Address 3:

Address 3:

Town:

Town:

County:

County:

Country:

Country:

Postcode:

Postcode: SW4 0JY

London

3. Site Address Details Please provide the full postal address of the application site.

Unit:

Building number:

Building suffix:

Building name: Impact House Address 1:

2 Edridge Road

Address 2:

Croydon

Address 3: Address 4: Postcode:

CR9 1PJ Version 2.0

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Canterbury House

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Canterbury House

Cygnet House

Cygnet House

Leon House Leon House conversion, with comparison of the plan of Impact House Impact House the building before and after the operation.

30 Leon House

Leon House

MATTEO DE BELLIS

You can use the Planning Portal to find the correct email address for your local planning authority. www.planningportal.gov.uk/localauthoritysearch www.planningportal.gov.uk/localauthoritysearch

Notification for Prior Approval for a Proposed Change of Use of a building from Office Use (Class B1(a)) to a Dwellinghouse (Class C3) Town and Country Planning (General Permitted Development) Order 2015 Schedule 2, Part 3, Class O Development consisting of a change of use of a building and any land within its curtilage to a use falling within Class C3 (dwellinghouses) of the Schedule to the Use Classes Order from a use falling within Class B1(a) (offices) of that Schedule* *Development is not permitted where the building is on Article 2(5) land, is a Listed Building or is within the curtilage of a listed building or the site is, or contains, a Scheduled Monument, or is or forms part of a safety hazard area or military explosives storage area.

Publication of notifications on planning authority websites

Please note that the information provided on this notification and in supporting documents may be published on the Authority’s website. If you require any further clarification, please contact the Authority’s planning department.

Please note: you need to download the form to complete it electronically. Please complete using block capitals and black ink if sending by post.

1. Developer Name and Address

2. Agent Name and Address

Title:

Title:

First name:

Miss

Last name: LPA Receivers Acting as Agents for

Last name: Mackay

Company (optional): Mapeley Gamma Acquistion Co (2) Ltd

Company (optional): Savills

Unit: House name:

House number:

House suffix:

First name: Fiona

House number:

Unit:

House suffix:

House name:

c/o The Agent

Address 1:

Address 1: 33 Margaret Street

Address 2:

Address 2:

Address 3:

Address 3:

Town:

Town:

County:

County:

Country:

Country:

Postcode:

Postcode: W1G 0JD

London

3. Site Address Details Please provide the full postal address of the application site.

Unit:

Building number:

Building suffix:

Building name: Leon House, Floor 7 Address 1:

233 High Street

Address 2:

Croydon

Address 3: Address 4: Postcode:

CR0 9XT Version 2.0

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2 personal field trip urban life in the opportunity area

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CHAPTER 2

This chapter is a selection of all the materials I’ve collected during my visits in Coryodn Centre.

The different situations I’ve faced and considerations I’ve duone during my days in Croydon definitely helped me to develop a more realisting a carfeful project.

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INTRODUCTION A deeper undertanding of the place comes from living and experiencing the place in unexpected occasions, times of the day and weather conditions.

My personal field trip in croydon, lasted 3 days, 6 hours and 17 minutes.

Here is what i discovered.

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DAY 0 CROYDON MEANWHILE USE

The preliminar research I’ve conducted on Croydon lead me to the necessity of spending some days in the real locations of the site. Before organizing my own field trip on the site I spend diffesnt days there, just making notes and interviewing locals.

I went in Croydon centre 4 times and in different occasions. The most significant was durin the Croydon Meanwhile Use Tour organized by the architecture foundation.

This occasion gave me the possibility to focus on understanding the changes that are occurring in the City Centre form the perspective of the Croydon Planning Placemakers team. A group of architects and urbainsts egnaged in the improvement of the project proposals taht are submitted to the coucil.

They mostly showed us around their achievements in imporving the public realms as well as some really successful temporary venues and interventians they proposed.

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DAY 1

During the First Day I stayed at Woodside, a small city slighly outside the centre of Croydon: this little town is made up of Victorain terraced houses, very traditional. At the same time it is very well linked to Croydon with a Tram.

Croydon is the only place in London which has trams as main connection, and its part of a specialty fare area. The presence of trams is quite a feature of the area. These have been reintroduced recently ater they were removed.

The trams connect the east Croydon station to Wibledon on the West, while on the east the line doubles up to connect Beckenahm Junction and Addiscombe.

I spent the first day under haevy wind and rain, mianly visiting the areas of the centrte connected by Tram such as: the Withgift Centre, the station and the nearby historical area.

I went around the main road surin the night and found out that the best views of Croydon are on the top of car parks.

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DAY 2

I spent the second day walking around the Croydon Centre, especially going on the top of car parks, observing the situation.

Following a suggestion from the Croydon PRP team, I went to Zodiac House, which is going to be my site. The old office building has been left vacant, while only the residential tower is now used.

I spent some time around the site to get familiar with the sorroundings. I also met some of the residents of the tower and tried to ask them some questions.

In general the building is not loved, especially beacuse is badly matained and has a really strong impact on the contest, very different form all the thing it is surrounded by.

I also met one of the maintenance people, that was generrly complaining about the consitions of the building.

I spent the rest of the day at the market and in the different shopping centre, ture economic engines of the city.

42

MATTEO DE BELLIS

43

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MATTEO DE BELLIS

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DAY 3

For my last day I visited the residentail development of Pinnacle Apartaments, a new 50 storey building part of the new masterplan of Croydon. The view from there was very interesting, I was able to see central London form the distance, and follow the train tracks that leadto Croydon.

After that I visited the station of West Croydon, went back to Zodiac House and then visited the southern part of the city.

The central south is probably the most peculiar: area it is completely cut off by a Flyover, that shows the huge impact of the moderninst development in the area.

Next to the flyover there are new construction sites as well as a couple of buildings that are still being converted form office to residential under permitted development.

This area is really dramatic from an urban point of view. The area is generally made of Victorian Terraced Houses and upon which stand some of the tallest buildings of Croydon Such as Leon House or Impact House, many of these flat will host new much richer residents in the city, starting a process of gentrification.

46

MATTEO DE BELLIS

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MATTEO DE BELLIS

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3 Reuse Network Network of reuse in the area of Croydon

50

MATTEO DE BELLIS

CHAPTER 3

This chapter describes the presence of salvage or reuse actors around the area of Cryodon.

This is seen as useful tool to build a material bank for the future intervention.

51

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Reuse Network DISTRIBUTION MAP

TRASPORTATION TIME

AV

F

The map shows the availability of reused materials according to the distance of the source and facility of transportation in reference to the Crydon Centre Opoortunity area.

1h 50

1h 05

Following the idea that the possibility of resuse is given when there’s an ecnomical viability of storing and movingthe matieial for future reuse the map identified two service areas for this purpose in the industial sites next to Croydon.

1h 34

60 km

CROYDON 41m

1h 15

50m

1h 21

According to the map developed by ROTOR published on OPALIS.CO.Uk, Croydon has a strategic position which sees around 20 salvation yards in the range of 60 km.

1h 34

O

SA

10

6

8 5

3

2

ON ND LO

4

LON DO N

1 BATH

CANTER BUR Y

7

10 km

20 km

30 km

40 km

50 km

60 km

BRIG HTO N

9

W

RE LOND ON

ON ND LO

CROYDON

CROYDON

BATH

BATH

180

60

Distance (Km) 60

CONNECTION NETWORK

REUSE NETWORK

The map shows the relation of distance between the reuse network and the location of Croydon, highlighting how Croydon is in a very fortunate position to take advantage of this system of material reuse.

52

BRIG HTO N

15 0

3.5 km

CANTERBURY

BIRMINGHAM

Time (min)

KEYPLAN

TR

MATTEO DE BELLIS

REUSE BUSINESSES The follwing chapetr includes a collection of resue businesses prenest in the nearby area of Croydon. These resue actors constitute a strong network that could provide resue materials to be implemented in the new projects of renovations The following list includes a description of the closest reuse actors present in the area of Croydon.

The project takes inforamtion from the Website created by the students at the Architectural Association called OPALIS. CO.UK this website is part of wider project lead by Rotor, which is also funded by the European Union, to increment the rate of reuse within the building industry.

OPALIS is a webite which use is to illustate the presence of reuse actorrs in the area. This will help architects, develoeprs and building to take better decisions and take amore circular option fot their project.

Choosing a reused or salvaged element has the advanatage of bringin ofet higher qulaity or value project for a cheaper price. The higher cost of handling and decostruction is absorbed in the final price which is very often lower than using a new material.

This option bring also the undoubtful advanatage of bringing more manual to local businesses as well as giving more value to the manual peration of decostruction rather than to the value of the material.

One of the biggest constraint in this types of opertaion is the matching of the sizes of the materials and the availability on large projects.

53

The presence of a limited number of pieces, very often with different condition poses interesting contraints as well interesting design challenges.

For this reason accepting the reuse of certain materials in a project should inclue the risk of handling unnexpected situations or reations of the materials as weel as the necessity to a strong phisical presence on site.

The nework of resue buisnesses around Croydon is really strong, and some of the buisnesses are very close. Some of the materials more frequently available are: bricks, wood products sucha as flooring, funiture and structural frames but aslo tiles, architectural antiques, decorations, metallic components and many more.

WOOD

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1 KM

SOLO WOOD RECYCLING

43 Factory Lane CR0 3RL London focus:

Parquet and wooden floors, Timber framing Architectural antiques Doors

54

BRICKS

MATTEO DE BELLIS

3 KM

PREMIER BRICK MERCHANTS

150 Canterbury Road CR0 3HD London focus: Bricks, Slates, roof tiles and wall covers

55

WOOD

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DULWICH RECLAMATION

130-132 Kirkdale SE26 4BB London focus: Doors, Parquet and wooden floorsTimber framing, Lights

56

SALVATION YARD

MATTEO DE BELLIS

OLD BATH HOUSE

65 Bell Green SE26 5SJ London focus: Architectural antiques, Doors, Parquet and wooden floors, Radiators, Tiles, Lights Metal work, Sanitary, Windows 57

WOOD

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SURE BUILD TIMBER

181 Kirkwood Road SE15 2BG London focus: Parquet and wooden floorsTimber framing, Bricks and Insulation

58

ANTIQUES

MATTEO DE BELLIS

LASSCO

30 Wandsworth Road SW8 2LG London Architectural antiques Chimneys Doors Floors in natural stone Lights Radiators Sanitary Tiles

59

OPENING

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JS BUYERS AND SELLERS

Woodstock Lane South KT9 1UF London Bricks Chimneys Floors in natural stone Slates, roof tiles and wall covers, Tiles

60

WOOD

MATTEO DE BELLIS

RUGGED LONDON

Unit 9, The Angerstein Buiness Park, Horn Lane SE10 0RT London Parquet and wooden floors, Timber framing

61

OFFICE COMPONENTS

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GARY’S GOT IT

203A Kingston Road KT22 7BA Leatherhead Surrey focus: Partitions and suspended ceilings

62

ANTIQUES

MATTEO DE BELLIS

WESTLAND LONDON

St Michael’s Church, Leonard Street EC2A 4QX London focus: DoorsMetal workTilesWindows

63

4 Zodiac House A counterporposal for a Permitted Development conversion

64

CHAPTER 4

This chpater describes my findings about the Permitted Development Conversion of the Office/ Residential building of Zodiac House, located a few metres outside theCroydon Centre Opportunity Area.

65

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MATTEO DE BELLIS

ZODIAC HOUSE HISTORY In the attempt to understand a possible approach for the renovation and conversion of the building, the history of the evolution and ageing of the building gives importanat clues understand the potential and the problematics of this building for the 70’s.

A building is not a static object but rather a constanly evolving organism.

Zodiac Court is located in Croydon, at 165 London Road. It is not acurrently inluded in the Croydon Opportuinity Area, neither in the area of the City Centre.

tre of the site, these were surrounded by a ring of lower-rise offices which took the name ZodiacHouse, to distinguish them from the residential Zodiac Court.

However the building is located very close to the city centre. These buildings were constructed in the 1960s on the site of Broad Green House, an older property which dated back to the early 19th century.

The flats were distributed over eight floors, with eight flats per floor. Some were designedas studio flats, and others as two-bedroom flats, and each was given a private balcony. As the flats were intended for rented accommodation rather than owner-occupied, they were supplied with district heating, a form of communal central heating in which water is heated in bulk and then circulated to individual homes.

Construction proceeded rapidly after the departure of Broad Green College, using plans drawn up by architect William H Robbins of Wigmore Street. Broad Green House was demolished and foundations for the new buildings laid by mid-November 1964, and drainage connections were complete by the end of January 1965. By June 1965 the contractors, H Fairweather & Co, were already warning that they were “behind schedule”, but the bulk of the construction was complete by the end of 1966.

Although initial plans had been for “twelve shops with offices over; twenty-four twobedroom flats, six one-bedroom flats, thirty garages and parking space with service road”, Zodiac Court eventually consisted of 64 flats. Rising up in a tower block at the cen-

67

Despite the many design possibilities offered by the zodiac concept, the only obvious reflection of this theme is found on the exterior of the office accommodation — Zodiac House. Six plaques on the London Road frontage and another six on the Chatfield Road side carry stylised representations of the twelve signs of the Western zodiac.

By September 1966, “30,000 Sq. Ft.” of “Offices To Let” at Zodiac House were being advertised in The Times, and the first ten-

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ants were in place by the end of the year

Securities bought the entire site, including Zodiac House, Zodiac Court, the nightclub space, and the block of shops, for £3 million (£7.7 million in 2016 prices). The company’s initial intention was “retention and upgrading” of the existing format and uses of the site, but by October 1988 it had “perceived that conversion of the office areas to an alternative hotel use might be more appropriate for the long term future of the complex”.

Several different companies used the offices over the years, including lock manufacturers Assa-Stenman; engineering firms Drake & Gorham and Drake & Scull; the intriguingsounding yet somewhat mysterious Plastic Processing Machinery of Italy; and insurance companies Abbey Life, the National Motor & Accident Insurance Union, Malvern Insurance, and Minster Insurance.

The subsequent planning application “to convert the ground floor car showroom and the offices above to a business-class hotel, comprising 157 bedrooms, a restaurant, kitchen, four meeting rooms and two function rooms” was answered by a deluge of objections fromlocal residents. One expressed reservations over “the ability of the applicants to maintain a hotel to any standard”, stating that “Since taking over Zodiac Court standards have dropped

Zodiac House was extended at least twice, first by an extra 2,950 square feet in the late 1960s, and again in the late 1970s when extra offices were built in what had until then been a covered courtyard area.

Nevertheless, the space seems to have fallen entirely out of use from the late 1980s onwards, and remains vacant today.

In early 1987, property company Control

68

MATTEO DE BELLIS

considerably. Levels of maintenance are negligible [...] A visit to the public areas of Zodiac Court would give anyone concern.” Others cited concerns over parking, “traffic noise and vibration by delivery vehicles, coaches etc”, and the belief that there were “already enough hotels in the area”.

The businesses housed in the complex also expressed concerns. The proprietor of the two nightclubs in the complex, Cinatra’s and Watertown, sent a solicitor’s letter stating that “any attempts to remove him from the premises or to terminate his use of the [basement] car park will be strenuously resisted”. These concerns were not unfounded; in the same month this letter was sent, Control Securities told Croydon Council that it was considering “the further possibility of extending [...the hotel] to include the Cinatra’s Nightclub area enabling much more extensive facilities for functions and conference use.”

B Newton Motor Company, which had occupied the garage space at the base of Zodiac House for the previous four years, explained that it had spent “a considerable amount of money” improving the site from its original use as a petrol garage into “first class car showrooms selling Honda motor cars”, and that if it were forced to vacate the site it would “almost certainly cease trading as a Honda agent, with the cessation of 25 years of trading and subsequent loss of numerous local jobs.”

Despite all these objections, Croydon Council’s Planning Sub-Committee noted that “It could be argued that this is a more appropriate location for a hotel than for the existing offices, which would be more appropriately located within the [Broad

69

Green] District Centre or Croydon Town Centre.” The application was withdrawn in August 1989 in favour of a revised version, which again drew strenuous objections but was granted in October of that year. For some reason, though, it was never implemented. Yet another revised application was granted in February 1993, but again nothing came of it.

In July 2017, Croydon Council granted its approval of plans to convert Zodiac House intoa total of 115 studio flats. It remains to be seen whether these plans will actually be put into practice.

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Zodiac House In 2017 a developer obtained an approval to convert Zodiac House, vacant office from the ‘70 s to 115 new tiny studio flats. This permitted development lacks of affordavle housing, new amenities and a good plan for the renovation of the building.

I believe that the renovation could be done better and I’m working on a counterpoposal to improve the project.

70

MATTEO DE BELLIS

71

4630

4630

Studio 25 sqm

4630 Studio

Studio

25 sqm

25 sqm

WHB

WHB

WHB

WHB HB

W

HB

PD PROPOSAL W

7015

ADS 11 _ RESEARCH BOOKLET

The colour palette tries to collect the various shades of colour preceivable around the building in the specific climate condition of sunny daylight. This helps to inform the design in terms of colour tonality and response to the surroundings.

72

75

MATTEO DE BELLIS

ZODIAC HOUSE CONVERSION The follwing chapetr includes a collection of elements identified as valuable during a series of surveys about the ctual condition of the building.

These elements could be reused or symply cleaned during the renovation.

Bo. Igenim aceaqua tissitatur?

Tem conse eume consentota ab ipsaniscid estrunt iuntiis sam nonsequundit maio et volorum numquos andunti veratquianda debis earitium et apicitem rest exeruntore velitibus sedis il eos simi, commodi orenis parum, consequ ossinti aut inctisinti beri corio iditati utem volorem cullacc aessum rest venditi qui occulparum solupta volorum eicia volendi cillorporunt voluptaecero es sam qui vel idelis doluptate nimendae eic to quae. Itam, seque ipsaperum quo volestr uptaque pore odis apidusdaesto velluptatur?

Agnistotatum a sit excest verum net volorendia sita ne explabo reperio nemquo ma nobisse culluptusam ut quia dolupic tem voluptus ducilla borunt, odit aut omnit quis di rent re, eum qui antiis incipidebit, comnienim fuga. Nequi dia is esciis eaqui ab iumqui ditate doluptur sincit, quiderumque sus aute dit, vendae pellam incia cone pelibusam, quatias sinverum latius, consenim non con es aut expedit acea namusan digeniae. Et lati delestis sum quasint, sus qui doloreratio idem eaquatur molum re ilis mo velibus antion presti blant, sae rehenim iliqui blam et volorpor sit unt as et et qui volorporrum fugia qui aut dolupti ne verum quis sit es moluptur rerecat ionsequae optatur sandis est omnis doluptate atem eum diatemp erchit que

73

veribus eos nobit remqui apiet dolorescil molore, inullam aut re, quia volut aut ommodis volorem velis aliquis re nienis parios reicit eos maio. Tia conse estiae delland ucipis eos a quiame laborum et mil inventis apist, te culla duntur rem si voluptas ab inciis eni quam at opta sim fugiaepel ium faccuptas sequibus apicatur siminto rescipsa imus ut rae omnitio velest alicium voluptate pliquiam alibus, quatur autate pra dolore, volorecerum hillend aectat.

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Dae verro consequi naturep erissequos res ped es simodite ommolest quidelitaest aut odita abor aut esequi consequi derio. Am que et parum rerum velestem rem. Ita quo minulparum et est, alitinvent inihit, sitat officiis praessi ius, ipsusamusam quossum quae ne ra quo doluptatem incturio. Non pro duntempere, sit eatios eum doluptatem dolendis as estibusantio quias voluptam endesciminum soles magnat eos ipsum ipsae aut viditat usandelit alit illaborios derovitatur? Caborerum fuga. Molupta excepe peratent acearum harum doluptates poreicidus, ut repuditatios et aceped molorroviti blaborro min corereius.

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planning application for the Portalto find the correct email address for your local planning authority.

You can use the Planning Planning Portal www.planningportal.gov.uk/localauthoritysearch www.planningportal.co.uk/localauthoritysearch

Notification for Prior Approval for a Proposed Change of Use of a building from Office Use (Class B1(a)) to a Dwellinghouse (Class C3)

Town and Country Planning (General Permitted Development) Order 2015 Schedule 2, Part 3, Class O Development consisting of a change of use of a building and any land within its curtilage to a use falling within Class C3 (dwellinghouses) of the Schedule to the Use Classes Order from a use falling within Class B1(a) (offices) of that Schedule Development is not permitted where the building is on Article 2(5) land, is a Listed Building or is within the curtilage of a listed building or the site is, or contains, a Scheduled Monument, or is or forms part of a safety hazard area or military explosives storage area.

Publication of notifications on planning authority websites Please note that the information provided on this notification and in supporting documents may be published on the Authority’s website. If you require any further clarification, please contact the Authority’s planning department.

Please note: you need to download the form to complete it electronically. Please complete using block capitals and black ink if sending by post.

1. Developer Name and Address Title:

Mr

2. Agent Name and Address

First name: Walter

Title:

Last name: Browne Company (optional):

House number:

Unit: House name:

Miss

First name: Chloe

Last name: Staddon

House suffix:

c/o Agent

Address 1:

Company Maddox Associates (optional): House number:

Unit: House name:

House suffix:

7-10 Bateman's Row

Address 1:

Address 2:

Address 2:

Address 3:

Address 3: London

Town:

Town:

County:

County:

Country:

Country:

Postcode:

Postcode: EC2A 7BB

3. Site Address Details

Please provide the full postal address of the application site.

Building number: 165

Unit:

Building suffix:

Building name: Zodiac House Address 1:

London Road

Address 2:

Croydon

Address 3: Address 4: Postcode:

CR0 2RJ Version 3.0

permitted development

Bo. Igenim aceaqua tissitatur?

Tem conse eume consentota ab ipsaniscid estrunt iuntiis sam nonsequundit maio et volorum numquos andunti veratquianda debis earitium et apicitem rest exeruntore velitibus sedis il eos simi, commodi orenis parum, consequ ossinti aut inctisinti beri

corio iditati utem volorem cullacc aessum rest venditi qui occulparum solupta volorum eicia volendi cillorporunt voluptaecero es sam qui vel idelis doluptate nimendae eic to quae. Itam, seque ipsaperum quo volestr uptaque pore odis apidusdaesto velluptatur?

74

MATTEO DE BELLIS

NOTES : 1. COPYRIGHT RESERVED 2. DO NOT SCALE DRAWING. USE FIGURED DIMENSIONS ONLY. 3. ALL DISCREPENCIES TO BE REPORTED TO ARCHITECT. 4. THE CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL LEVELS AND DIMENSIONS. 5. ALL STRUCTURE TO BE TO STRUCTURAL ENGINEERS DETAILS. 6. ALL MECHANICAL & ELECTRICAL SERVICES TO SERVICES ENGINEERS DETAILS. 7. ALL PROPRIETARY ITEMS TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS INSTRUCTIONS / GUIDELINES. 8. THE CONTRACTOR IS RESPONSIBLE FOR THE COORDINATION OF STRUCTURE FINISHES AND SERVICES.

DATE

REVISION

4755

4630

Studio

25 sqm

25 sqm

25 sqm

1400

WHB

WHB

WHB

WHB

WHB

WHB

WHB

WHB

Studio 29 sqm

HB

Studio

W

32 sqm

Store

TOILETS

Store

27 sqm

Studio

6880 4425

Studio

30 sqm

4630

Studio 27 sqm

2265

2355

4630

WHB

WHB

Studio

6084

WHB

1400

6084

7196

25 sqm

25 sqm

Studio

Studio

WHB

WHB

4630

Studio

Studio

25 sqm

25 sqm

WHB

37 sqm

Studio

Studio

25 sqm

Studio

DESCRIPTION

4630

Studio

Studio

Store

27 sqm

4630

2200

5860

35 sqm

Studio

SCHEDULE OF ACCOMMODATION

WHB

25 sqm

WHB

CHATFIELD ROAD

2430

Ground Floor First Floor Second Floor Third Floor TOTAL = 115 No. Units

17 no. Units 45 no. Units 45 no.Units 8 no. Units

ENTRANCE

STAIRS 103 LEESON STREET UPPER, DUBLIN 4.

RESTAURANT SHOP

Not part of this application.

Telephone : (01) 6689888 E-mail : info@jfa.ie Web : www.jfa.ie CLIENT

TUDOR HOMES PROJECT TITLE

DRAWING TITLE

161 - 185 LONDON ROAD CROYDON PERMITTED DEVELOPMENT SCHEME GROUND FLOOR PLAN

DATE

PEDESTRIAN ACCESS TO COURTYARD

GROUND FLOOR PLAN 1:200

PROJECT NO.

1730

APRIL 2017 SCALE

CAD REF:

W:JOBS

1 : 200

DRAWING NUMBER :

DRAWN BY :

SK-001

BC DRAWING STATUS :

SKETCH

ground floor

75

REVISION.

-

ADS 11 _ RESEARCH BOOKLET

NOTES : 1. COPYRIGHT RESERVED 2. DO NOT SCALE DRAWING. USE FIGURED DIMENSIONS ONLY. 3. ALL DISCREPENCIES TO BE REPORTED TO ARCHITECT. 4. THE CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL LEVELS AND DIMENSIONS. 5. ALL STRUCTURE TO BE TO STRUCTURAL ENGINEERS DETAILS. 6. ALL MECHANICAL & ELECTRICAL SERVICES TO SERVICES ENGINEERS DETAILS. 7. ALL PROPRIETARY ITEMS TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS INSTRUCTIONS / GUIDELINES. 8. THE CONTRACTOR IS RESPONSIBLE FOR THE COORDINATION OF STRUCTURE FINISHES AND SERVICES.

DATE

REVISION

4630

4630

Studio

4630

Studio

25 sqm

4630

25 sqm

4630

Studio

Studio

4630

Studio

Studio

25 sqm

25 sqm

DESCRIPTION

4630

4630

Studio

Studio

25 sqm

25 sqm

25 sqm

25 sqm

WHB

WHB

WHB

WHB

WHB

WHB

WHB

WHB

WHB

6900

25 sqm

Studio

4630

Studio

5545

4755

37 sqm

WHB

7070

7015

7545

WHB

5044

Studio

1400

1200

HB

HB

Studio

32 sqm

STAIRS

30 sqm

6705

27 sqm

Studio 30 sqm

4425

Studio

29 sqm

Studio

W

HB

29 sqm

W

32 sqm

Studio

W

Studio

6085

4630

WHB

WHB

WHB

1770

WHB

WHB

6825

Studio

Studio

Studio

39 sqm

39 sqm

5660

35 sqm

6363

6363

Studio

Studio

WHB

25 sqm

Studio

34 sqm

WHB

5420

5338

CHATFIELD ROAD

2430

SCHEDULE OF ACCOMMODATION

34 sqm

WHB

WHB

COURTYARD

COURTYARD

4838

WHB

17 no. Units 45 no. Units 45 no.Units 8 no. Units

WHB

5360

WHB

WHB

Ground Floor First Floor Second Floor Third Floor TOTAL = 115 No. Units

Studio

Studio

34 sqm

34 sqm

Studio 26 sqm

Studio

6263

5860

39 sqm

33 sqm

5885

WHB

24 sqm

30 sqm

HB

29 sqm

HB

29 sqm

Studio

Studio

Studio

27 sqm

W

HB

32 sqm

6860

1400

Studio

W

Studio

W

Studio

7500

Studio

7500

7205

39 sqm

1400

WHB

4630

6363 Studio

Studio

4425

35 sqm

3340

2430

1770

7070

WHB

7015

STAIRS

7230

WHB

103 LEESON STREET UPPER, DUBLIN 4.

Telephone : (01) 6689888 E-mail : info@jfa.ie Web : www.jfa.ie

1400

WHB

WHB

6825 WHB

CLIENT

Studio 25 sqm

FIRST FLOOR PLAN 1:200

4755

4630

Studio 25 sqm

4630

WHB

WHB

WHB

WHB

WHB

WHB

WHB

PROJECT TITLE

5545

37 sqm

WHB

7195

TUDOR HOMES

Studio

DRAWING TITLE

Studio 25 sqm

4630

Studio

Studio

25 sqm

25 sqm

4630

4630

Studio 25 sqm

4630

Studio 25 sqm

4630

Studio 25 sqm

161 - 185 LONDON ROAD CROYDON PERMITTED DEVELOPMENT SCHEME FIRST FLOOR PLAN

DATE

PROJECT NO.

1730

APRIL 2017 SCALE

CAD REF:

W:JOBS

1 : 200

DRAWING NUMBER :

DRAWN BY :

SK-002

BC DRAWING STATUS :

SKETCH

first floor

76

REVISION.

-

MATTEO DE BELLIS

NOTES : 1. COPYRIGHT RESERVED 2. DO NOT SCALE DRAWING. USE FIGURED DIMENSIONS ONLY. 3. ALL DISCREPENCIES TO BE REPORTED TO ARCHITECT. 4. THE CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL LEVELS AND DIMENSIONS. 5. ALL STRUCTURE TO BE TO STRUCTURAL ENGINEERS DETAILS. 6. ALL MECHANICAL & ELECTRICAL SERVICES TO SERVICES ENGINEERS DETAILS. 7. ALL PROPRIETARY ITEMS TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS INSTRUCTIONS / GUIDELINES. 8. THE CONTRACTOR IS RESPONSIBLE FOR THE COORDINATION OF STRUCTURE FINISHES AND SERVICES.

DATE

REVISION

Studio 25 sqm

Studio

Studio

25 sqm

25 sqm

Studio

25 sqm

25 sqm

Studio

25 sqm

DESCRIPTION

Studio

25 sqm

25 sqm

1400

WHB

WHB

WHB

WHB

WHB

WHB

WHB

WHB

WHB

37 sqm

Studio

Studio

25 sqm

25 sqm

WHB

Studio

Studio

Studio

WHB

Studio

Studio

29 sqm

W

32 sqm

Studio

28 sqm

28 sqm

Studio

Studio

28 sqm

WHB

WHB

WHB

WHB

WHB

Studio

HB

Studio

WHB

WHB

WHB

Studio

28 sqm

28 sqm

Store

28 sqm

STAIRS

1400 Studio 30 sqm

Studio

CHATFIELD ROAD

35 sqm

Studio

WHB

25 sqm

SCHEDULE OF ACCOMMODATION

WHB

ROOF

COURTYARD

17 no. Units 45 no. Units 45 no.Units 8 no. Units

WHB

WHB

COURTYARD

Ground Floor First Floor Second Floor Third Floor TOTAL = 115 No. Units

Studio 26 sqm

Studio 35 sqm

Studio

Studio

33 sqm

WHB

Studio

W

Studio

HB

32 sqm

Studio

Studio

27 sqm

Studio

27 sqm

Studio

27 sqm

24 sqm

Studio

Studio

27 sqm

35 sqm

27 sqm

29 sqm

WHB

WHB

WHB

WHB

WHB

WHB

WHB

STAIRS

WHB

103 LEESON STREET UPPER, DUBLIN 4.

Telephone : (01) 6689888 E-mail : info@jfa.ie Web : www.jfa.ie

WHB

CLIENT

TUDOR HOMES WHB

WHB

WHB

WHB

WHB

WHB

WHB

WHB

PROJECT TITLE WHB

37 sqm

WHB

Studio

DRAWING TITLE

Studio

SECOND FLOOR PLAN 1:200

25 sqm

Studio 25 sqm

Studio 25 sqm

Studio 25 sqm

Studio 25 sqm

Studio 25 sqm

Studio 25 sqm

Studio 25 sqm

Studio 25 sqm

Studio 25 sqm

161 - 185 LONDON ROAD CROYDON PERMITTED DEVELOPMENT SCHEME SECOND FLOOR PLAN

DATE

PROJECT NO.

1730

APRIL 2017 SCALE

CAD REF:

W:JOBS

1 : 200

DRAWING NUMBER :

DRAWN BY :

SK-003

BC DRAWING STATUS :

SKETCH

second floor

77

REVISION.

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ADS 11 _ RESEARCH BOOKLET

NOTES : 1. COPYRIGHT RESERVED 2. DO NOT SCALE DRAWING. USE FIGURED DIMENSIONS ONLY. 3. ALL DISCREPENCIES TO BE REPORTED TO ARCHITECT. 4. THE CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL LEVELS AND DIMENSIONS. 5. ALL STRUCTURE TO BE TO STRUCTURAL ENGINEERS DETAILS. 6. ALL MECHANICAL & ELECTRICAL SERVICES TO SERVICES ENGINEERS DETAILS. 7. ALL PROPRIETARY ITEMS TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS INSTRUCTIONS / GUIDELINES. 8. THE CONTRACTOR IS RESPONSIBLE FOR THE COORDINATION OF STRUCTURE FINISHES AND SERVICES.

DATE

REVISION

DESCRIPTION

WHB

WHB

Studio 32 sqm

Studio 38 sqm

Studio

SCHEDULE OF ACCOMMODATION

Studio

WHB

24 sqm

WHB

Lift overrun to this level

Ground Floor First Floor Second Floor Third Floor TOTAL = 115 No. Units

Lift overrun to this level

17 no. Units 45 no. Units 45 no.Units 8 no. Units

WHB

WHB

CHATFIELD ROAD

35 sqm

Studio 27 sqm

Studio 35 sqm

Studio 38 sqm

Studio 32 sqm

WHB

WHB

103 LEESON STREET UPPER, DUBLIN 4.

Telephone : (01) 6689888 E-mail : info@jfa.ie Web : www.jfa.ie CLIENT

TUDOR HOMES PROJECT TITLE

DRAWING TITLE

161 - 185 LONDON ROAD CROYDON PERMITTED DEVELOPMENT SCHEME THIRD FLOOR PLAN

DATE

THIRD FLOOR FLOOR 1:200

PROJECT NO.

1730

APRIL 2017 SCALE

CAD REF:

W:JOBS

1 : 200

DRAWING NUMBER :

DRAWN BY :

SK-004

BC DRAWING STATUS :

SKETCH

third floor

78

REVISION.

-

MATTEO DE BELLIS

ZODIAC HOUSE CONVERSION...

Proposed First Floor Plan 4630

4630

Studio

4630

4630

Studio

Studio

25 sqm

4630

Studio

Studio

25 sqm

25 sqm

4630

4630

Studio

Studio

25 sqm

25 sqm

25 sqm

25 sqm

WHB

WHB

WHB

WHB

WHB

WHB

WHB

WHB

6900

4630

Studio

25 sqm

WHB

Studio

4630

Studio

25 sqm

5545

4755

37 sqm

WHB

1770

7070

WHB

7015

7545

WHB

5044

Studio

32 sqm

STAIRS

30 sqm

6705

27 sqm

Studio 30 sqm

4425

Studio

1200 WHB

Studio

1400

29 sqm

Studio

HB W

29 sqm

HB W

32 sqm

Studio

W HB

Studio

6085

4630

WHB

WHB

WHB

6825

Studio

Studio

Studio

39 sqm

39 sqm

5660

35 sqm

6363

6363

Studio

Studio

WHB

25 sqm

Studio

34 sqm

WHB

5420

5338

CHATFIELD ROAD

2430

34 sqm

WHB

WHB

COURTYARD

COURTYARD

5360

4838

WHB

WHB

WHB

WHB

Studio

Studio

34 sqm

34 sqm

Studio 26 sqm

Studio

6263

5860

33 sqm

Studio 24 sqm

Studio

Studio 29 sqm

30 sqm

HB

27 sqm

W

5885

WHB

Studio

HB

29 sqm

6860

1400 W

Studio

HB

32 sqm

7500

7500

7205

Studio

W

Studio

WHB

4630

39 sqm

39 sqm

1400

1770

7070

WHB

Studio 25 sqm

4755

4630

Studio 25 sqm

4630

5545

STAIRS

7230

WHB

Studio 25 sqm

4630

Studio 25 sqm

4630

Studio 25 sqm

4630

Studio 25 sqm

4630

WHB

WHB

WHB

WHB

WHB

WHB

WHB

37 sqm

WHB

WHB

Studio

7015

1400

WHB

WHB

6825

7195

6363 Studio

Studio

4425

35 sqm

3340

2430

Studio 25 sqm

Studio 25 sqm

4630

CONTACT: zodiachousechange@gmail.com

I’m an architecture student doing his master thesis about the transformations of Zodiac House.

In 2017 a developer obtained an approval to convert the building in 115 new tiny studio flats. This permitted development lacks of affordable housing, new amenities and a good plan for the renovation of the building.

I believe that the renovation could be done better and I’m working on a counterproposal to improve the project and would like to have your opinion and suggestions on what needs to be done.

WHAT DO YOU THINK? THINK?

79

ADS 11 _ RESEARCH BOOKLET

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MATTEO DE BELLIS

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ADS 11 _ RESEARCH BOOKLET

SITE PHOTOS

Zodiac House is a really interesting building, despite being clearly in disuse andwith a very scarce maintanace it still reserves many interesting features, ready to be discovered and highlighted.

The complex is composed by a residential tower, where the cult UK comedy TV series Peep Show was recorded, which is still in use and a lower double court, modified in different times called Zodiac Court, this is the portion of office building destinated to the conversion. I documented the actual status of the vacant site to show the potential and the probelms it might have in terms of conversion.

82

MATTEO DE BELLIS

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ADS 11 _ RESEARCH BOOKLET

84

MATTEO DE BELLIS

85

ADS 11 _ RESEARCH BOOKLET

86

MATTEO DE BELLIS

87

ADS 11 _ RESEARCH BOOKLET

88

MATTEO DE BELLIS

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90

MATTEO DE BELLIS

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ADS 11 _ RESEARCH BOOKLET

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MATTEO DE BELLIS

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ADS 11 _ RESEARCH BOOKLET

CATHEGORY

QUANTITY

TITLE

price: sq/m demountability: good description of the condition of the product, description of the material of the product and possible architctural use

94

MATTEO DE BELLIS

MATERIAL INVENTORY The follwing chapetr includes a collection of elements identified as valuable during a series of surveys about the ctual condition of the building.

These elements could be reused or symply cleaned during the renovation.

A material inventory is a quick form of survey made to highlight the material qualitites of a building. The gorup ROTOR uses this as a mean of communication of the client, as it is a very effective tool to explain the different ocmponenets of a building an let understand the potential for reuse.

There are different types of inventories, each starting with a list of the building and interior elements taken in consideration. This list is then tha bast point ot add informations such as cost, demountability, quantity, which are the essential informations that are often linked to images of fixtures, techinical drawings, location of the component, architectural feature and descripitions, potential for reuse.

According to each project is fundamental to fit the inventory accordingly. The inventory is process of understanding and discovery, that ultimately would lead to an assessment ot the most valuable materials to be kept or sold to reuse resellers.

It needs to be said that the quanitity specificed in the survey is never going to be the final quantities of the salvaged material.

Phisical constaints such as ageing and manual labour force the consideration about the quanitity to be really conservataive to be able to predict how many element of the material is possible to recover.

In general, the invenotry is the first step for a correct assessment of the value of the bulding and to understand a potential reaction to some of the elements present.

The salvaged materials could then be sold to reuse businesses or used in new design projects whitin the same building or in other projects.

The strong presence of a resue network around Croydon (see chapter 5) could encourage the salvation of many materials present on the site.

Very often the itema are arranged per potential of reuse, followig the economic formaula that the value of the item must be higher thatn the cost of disassemblage multiplied by a risk factor.

95

Partition ADS 11 _ RESEARCH BOOKLET

QUANTITY

qty:

300

PARTITION

Conc

300

value: h

1000

Metal CONCRETE BLOCK

price: 15 £/piece demountability: easy

White concrete breeze block for decorative purposes, often used in the 70’s. The site presents blocks in different conditions.

96 1500

qty:

value: m

MATTEO DE BELLIS

97

300

value: h

ADS 11 _ RESEARCH BOOKLET

QUANTITY

1000

qty:

value: m 1500

Metal 400

PARTITION

Metal

METAL GRID

price: unknown demountability: medium

1500

Metallic vent installed at the ground floor of the building facing the parking area.

Good conditions execpt for faded colours of the paint.

98

qty:

value: m

value: m MATTEO DE BELLIS

1500

QUANTITY:

qty:

400

PARTITION

Metal

1500

METAL GRID

price: unknown demountability: Medium Metallic vent installed at the ground floor of the building facing the parking area.

Good conditions execpt for faded colours of the paint.

99

value: m

value: m ADS 11 _ RESEARCH BOOKLET

1110

QUANTITY

1110

qty:

value: m 1110

Casem 450

OPENING

Fixed

FIXED WINDOW

price: unknown demountability: easy Part of the facade of the building, the pice is modular and repeated along the whole facade, the single glazed glass, often in poor conditions is mounted on a black metallic frame.

1110 100

qty:

value: lo

value: m MATTEO DE BELLIS

1110

QUANTITY

450

qty: 1110

value: lo

Fixed FIXED WINDOW 2

450

OPENING

Casem

price: unknown demountability: easy

Part of the facade of the building, the pice is modular and repeated along the whole facade, the single glazed glass, often in poor conditions is mounted on a black metallic frame, smaller top version.

1110 101

qty:

value: lo

Openings ADS 11 _ RESEARCH BOOKLET

QUANTITY

1110

qty:

value: m 1110

Fixed 1110

OPENING

Case

CASEMENT WINDOW

price: unknown demountability: easy Part of the facade of the building, the piece is modular and repeated along the whole facade, the single glazed glass, often in poor conditions is mounted on a black metallic frame.

The windows opens rotating horizanally around a point placed at 1/3 of the frame.

102

1110

qty:

value: m

MATTEO DE BELLIS

103

value: l

1110

ADS 11 _ RESEARCH BOOKLET

QUANTITY

OPENING

Fixed 450

qty: 1110

CASEMENT WINDOW 2

price: unknown demountability: easy Part of the facade of the building, the piece is modular and repeated along the whole facade, the single glazed glass, often in poor conditions is mounted on a black metallic frame.

The windows opens rotating vertically.

104

value: l

Cladding MATTEO DE BELLIS

QUANTITY

CLADDING

Black qty: 230

value: lo

900

Concr BALCK BRICKS

price: demountability: medium Black cladding bricks that cover most part of the ground floor facade, and also part of the walls.

105 1200

qty:

value: m

value: l

230

ADS 11 _ RESEARCH BOOKLET

QUANTITY

qty:

900

CLADDING

Conc

value: m 1200

2

Preca 600

PRECAST CONCRETE + PEBBLES

price: demountability: easy

Precast cladding concrete pieces used as decoration for all the facade, placed under the windows, the pieces are modular. The concrete is decorated with yellow/brown pebbles.

2500 106

qty:

value: m

MATTEO DE BELLIS

107

value: m

2500 ADS 11 _ RESEARCH BOOKLET

QUANTITY

CLADDING

White qty: 600

value: h 300

WHITE MARBLE

price: demountability: easy Decorative pieces of marble places at the entrances of the building. Possibly carrara marble. Soma pieces have been painted over due to vandalism.

108

MATTEO DE BELLIS

109

value: m ADS 11 _ RESEARCH BOOKLET

1200

QUANTITY

Preca qty:

600

2500

value: m

White PRECAST CONCRETE PANELS

600

CLADDING

2

price: demountability: medium

Precast concrete panels used to cover the concrete slabs, the concrete contains grey pebbles as aggregates.

The panels are profiled to host the vertical sun blocking system.

110

300

qty:

value: h

Pavement MATTEO DE BELLIS

QUANTITY

FLOORING

Brick qty:

value: m

Concr BRICKS

price: demountability: easy Self blocking pavement system made of bricks of different colour.

111

qty:

value: h

value: h ADS 11 _ RESEARCH BOOKLET

QUANTITY

FLOORING

Concr qty:

value: m

CONCRETE FLOORING 2

price: demountability: easy Grey Squared Concrete pieces fixed with mortar to the floor, very resistant and heavy. Used outside the building.

112

Equipment MATTEO DE BELLIS

QUANTITY

PARTITION

Railin qty:

value: m

Zodia METAL FENCE

qty: 12

price: demountability: medium Metal Fence use to delimit the property. Good state of the metal.

113

value: h

value: m ADS 11 _ RESEARCH BOOKLET

QUANTITY

FLOORING

Concr qty:

value: h

Concr CONCRETE FLOORING

price: demountability: easy Grey Hexagonal Concrete pieces fixed with mortar to the floor, very resistant and heavy.

Used in the two courtyards of the building.

114

qty:

value: m

MATTEO DE BELLIS

115

value: m ADS 11 _ RESEARCH BOOKLET

QUANTITY: 12 unique pieces

DECORATIVE

Zodia qty: 12

value: h

Sun B 2800

ZODIAC DECORATIONS

price: demountability: medium

Unique Concrete? casts of the 12 zodiac signs, these are used to decorate the facade of the building.

Each design is unique.

116

500

qty:

value: lo

MATTEO DE BELLIS

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ADS 11 _ RESEARCH BOOKLET

FACADE

name R G B

Dark concrete

concrete

concrete

73 75 70

102 104 100

concrete

clear conrete

111 112 110

148 146 149

window frame

columns

pebble facade

pebble facade

pebble facade

127 125 132

69 69 70

125 111 101

102 87 75

57 62 69

fence

brick wall

brick wall

brick mortar

asphalt

81 98 120

118 104 109

142 140 143

106 97 94

125 122 128

26 26 21

ZODIAC HOUSE

The colour palette tries to collect the various shades of colour preceivable around the building in the specific climate condition of sunny daylight. This helps to inform the design in terms of colour tonality and response to the surroundings.

118

MATTEO DE BELLIS

FACADE MODULE

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ADS 11 _ RESEARCH BOOKLET

STREETS

name

asphalt

asphalt

asphalt cracks

sidewalk 1

sidewalk 1

R G B

143 134 126

129 125 122

77 69 69

200 180 164

159 140 127

sidewalk 2

sidewalk 2

sidewalk corner

asphalt line

asphalt lines

114 104 109

112 99 100

61 54 59

216 200 181

231 190 101

asphalt repair

asphalt repair 2

dirty asphalt

tree space

asphalt lines

122 114 117

118 104 109

61 59 52

106 97 94

125 122 128

SORROUNDING COLOURS

The colour palette tries to collect the various shades of colour preceivable around the building in the specific climate condition of sunny daylight. This helps to inform the design in terms of colour tonality and response to the surroundings.

120

MATTEO DE BELLIS

ZODIAC HOUSE ACCESS

zodiac entrance

zodiac entrance

zodiac entrance

zodiac entrance

zodiac entrance

124 128 85

110 101 101

150 135 122

153 129 126

169 148 156

vegetation

vegetation

brick entrance

brick entrance

asphalt lines

121 126 72

95 90 62

141 60 51

116 80 77

53 48 57

garden entrance

brick entrance

brick entrance

brick entrance

plaster wall

78 91 62

70 59 57

122 64 67

115 78 60

165 169 154

vegetation

brick entrance

brick entrance

brick entrance

house entrance

66 91 66

115 101 81

131 93 84

113 75 77

186 177 175

HOUSE ENTRANCES

121