W19P319

Dalston

Area Action Plan BPLN0057: Urban Design: Design Guidance, Incentive & Control Task 2 // 2020

Mollie Foley MSc Spatial Planning

Jeri Lee Hulme MSc International Planning

Ronika Postaria MSc International Planning

Savannah Gladstone MSc Urban Design & City Planning

// Contents Table of Contents Front Page Contents Executive Summary 1.0 Introduction

1.1 Contextual Analysis

1.2 Dalston in Census

1.3 Purpose of the AAP

1.4 Defining the Boundary

1.5 Character Zones

1.6 Opportunities 2.0 The AAP Framework

2.1 Vision

2.2 Objectives

2.3 Plan-Wide Strategies 3.0 Objective Policies

3.1 01 // Retail & Economy

3.2 02 // Culture, Character & Conservation

3.3 03 // Public Realm

3.4 04 // Housing

3.5 05 // Creativity 4.0 Tools

4.1 01 // Retail & Economy

4.2 02 // Culture, Character & Conservation

4.3 03 // Public Realm

4.4 04 // Housing

4.5 05 // Creativity 5.0 Phasing & Delivery

5.1 Delivery 6.0 Conclusion

6.1 Dalston 2040 Vision Image

6.2 Contributions Reference List

03

14

20

50

55 59

Figures List 1. A Map of Hackney & Dalston 2. 15 Dalston Lane 3. Dalston Library 4. Dalston Kingsland 5. Dalston Junction Entrance 6. Dalston Curve 7. A Map of Dalston’s Current Historic Plan 8. A Map of the AAP Boundary 9. CZ1 // Kingsland High Street 10. CZ2 // Gillett Square 11. CZ3 // Ridley Road Market 12. CZ4 // Kingsland Shopping Centre 13. CZ5 // Dalston Lane 14. CZ5 // Ashwin Street 15. CZ6 // Eastern Curve 16. CZ7 // Dalston Junction 17. A Map of the AAP Character Zones 18. 2040 Dalston Vision Image 19. 01 // Retail & Economy 20. 02 // Culture, Character & Conservation 21. 03 // Public Realm 22. 04 // Housing 23. 05 // Creativity 24. Ridley Road Market 25. Kingsland Shopping Centre 26. Dalston After Dark 27. Dalston Rooftops 28. Windows on the Willesden Green, London 29. Rockhouse, London BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

30. A Map of Retail & Economy 31. Whitechapel Market 32. H. J. Aris Antique and Cafe Bistro 33. The Old Chomeley Boys Club 34. Hampstead Map by Addis 35. A Map of Culture, Character & Conservation 36. Dalston Kids Festival 37. Stroget, Copenhagan 38. City Island, London 39. Terry Sprinks, London 40. Shoreditch, London 41. City Tree, London 42. Show Box Furniture 43. Pocket Parks 44. A Summer Like No Other, London 45. Totally Thames Festival 46. London Wayfinding Map 47. Borough Market Signage 48. A Map of Public Realm 49. PLACE/Ladywell, London 50. PLACE/Ladywell, London 51. PLACE/Ladywell, London 52. A Map of Housing 53. Doomed Gallery, Dalston 54. The Rio Cinema, Dalston 55. OTO Project Space, Dalston 56. Ramp Gallery, Dalston 57. Culture Seeds, London 58. Culture Seeds, London 59. A Map of Creativity 60. 2040 Dalston: Vision Image 01

// Executive Summary Dalston is an area located in East London, in the London Borough of Hackney. The area has one of the Hackney’s busiest local markets with a distinct character due to its cultural and social mix. The area of Dalston plays on its strengths more than weaknesses. This revised Area Action Plan is an attempt at preserving the treasure that Dalston is.

The process began with experiencing the area to identify its strengths and opportunities. It has thriving active frontages and living spaces, which brings together locals and visitors at different hours of the day for different purposes. The commercial character is scattered across the area, though, predominantly placed adjacent to the major roads. The employment status is more than 60%. The minor roads are majority residential, calm and do not have many on-street activities.

The housing scheme in Dalston, with an average height of 3-4 storeys, maintains a continuous building line and is an important part of the townscape. The area of Dalston is walk-able with considerable public transportation connections to the area. However, there is a lack of good green open spaces.

This understanding of how the area functions then led to an assessment of how the initial AAP (prepared by the Strategic Delivery team within the London Borough of Hackney’s Spatial Planning Service) focused on certain aspects such as economy and creativity but neglected others – culture, green spaces and local character. Finally, a vision was formed for the area of Dalston that is supported by two plan-wide strategies – ‘High Streets for All’ and ‘Zero-Carbon Dalston’; five major themes – Economy and Retail, Culture and Heritage, Public Realm, Housing, and Creativity; and each of these themes include several site-specific interventions and policies.

This report follows a clear narrative that starts with understanding the historical as well as the current urban context of Dalston – the local character, opportunity sites, and key issues. It is followed by a section on Vision formulation, objectives, and plan-wide strategies as mentioned above. It then provides an in-depth explanation of each intervention (under each theme) – what needs to be done, why is it relevant, where does it have to be implemented, and how there are several policies in place to implement the same. The next section analyses the different formal and informal urban design tools discussed by Carmona (2017), to evaluate the approach of this report as opposed to the initial AAP document. Finally, there is a phasing plan to understand the long-term implementation of the proposals. To summarise the report, a conclusion on the outcomes of the project has been included.

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1.0 // INTRODUCTION Section One identifies the contextual framework of Dalston as a major town centre, and depicts the reasoning for this AAP approach. As well as identifying the site boundary and character zones, we further explore sites of opportunity and key issues across Dalston in the context of London.

1.1 // Contextual Analysis 1.2 // Dalston in Census 1.3 // Purpose of the AAP 1.4 // Defining the Boundary 1.5 // Character Zones 1.6 // Opportunities

// Placing Dalston

Hackney Clapton Stoke Newington

Dalston

Homerton Kingsland Station

Junction Station

Haggerston

Figure 1: A Map of Hackney and Dalston Overground/Underground Station Hackney AAP Boundary

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1.1 // Contextual Analysis Dalston in History After the Second World War, Dalston had fallen into disrepair after being heavily bombed. The remaining built environment included eighteenth and nineteenth century terraced housing.

During the post-war period, Dalston saw the development of social housing in response to the damage and austerity. The area has always been home to a multicultural demographic, namely the businesses trading at Ridley Road Market since the late 1800s. During the 1970s, Dalston became a nascent hub of culture with theatre and live music driving the night-time economy. In 2010, Dalston Junction reopened to serve as an integral extension to the East London Line, leading up to the London 2012 Olympics. Since then, Dalston has received public and private investment for housing and businesses. The gentrified Dalston attracted young, creative professionals, boosting the value of residential and business property within the area.

From this, Dalston is now a melting pot of historical heritage assets, cultural identity and modern developments.

Dalston Today Dalston can currently be divided into eight distinctive character areas, which represent the differences and subtle or not so subtle changes throughout the built landscapes within the site. Since undergoing regeneration, the site has changed rather dramatically with most notable changes occurring in major nodes such as Kingsland high street, Ridley Road Market, Eastern curve and Gillett Square. Whilst some urban renewal has been seen as successful within the site boundaries through adding green spaces such as seen in the Eastern Curve, other changes have had less success in revitalising the community such as Gillett Square, once a car park this fully pedestrianized space. Despite cultural programmes this space failed to achieve full expectations and often found itself as a hotspot for anti-social behaviours. As a place renowned for vibrant culture and social life Dalston has become increasingly linked with areas outside of the set boundaries via good transport links, whilst also witnessing a 17% reduction in the proportion of people who own homes. These growing transient and multi-cultural communities have an increasing need to be served through the improvement of civic space within the boundaries and connecting character areas through the preservation of heritage within the site and introducing new flexible and refurbished civic space that capture local idiosyncrasies and reduce car dominance within the site boundaries.

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1 9 0 5 1 9 4 5 1 9 7 8 1 9 8 9 2 0 1 8

Figure 2: 15 Dalston Lane

Figure 3: Dalston Library Figure 2: Dalston Library

Figure 4: Dalston Kingsland

Figure 5: Dalston Junction Entrance

Figure 6: Dalston Curve 05

// Current Historic Plan

Figure 7: A Map of Dalston’s Current Historic Plan Dalston Conservation Area Dalston West Conservation Area Grade II Listed Buildings Locally Listed Buildings BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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1.2 // Dalston in Census

Housing Prices Comparison

The district of Dalston has a total population of 15,950, reported in 2018. It boasts a distinctively large density of 25-49 year olds, comprimising 53% of its totaly population, and homes very little elderly, resembling a mere 2.5%. Youths and young adults represent an estimated 20%, almost exactly the same as adults and senior adults.

25-49

0-24

50-75

75+

This population proves incredibly diverse in nationality, language spoken and religion. In 2018 it was recorded that 44.5% of this population belong to the BAME community. This can be represented by how almost 50% of the population was born outside of England, represented here:

4 8 5 0 0 0

4 3 3 0 0 0

Dalston

Hackney

Household Income Comparison

3 6 5 0 0 0

3 8 2 3 0

London

Dalston

4 2 6 9 0 Hackney

5 1 7 7 0

London

Dalston reveals a complex statistical relationship with it’s borough, Hackney, and the wider London area. Dalston proves to have the highest median housing prices, but the lowest median household income average. Of these house types, 80% are flats, apartments and maisonettes.This relationship between income and housing prices flags a worrysome situation for the residents of Dalston.

England 66.9

Dalston 158.6

London 83.3

56% - England

Hackney 101.1

29% - Other 3% - Nigeria, 2% - Jamaica, Ireland, South America, Ghana. 1% Scotland, Australia, US, Bangladesh

The crime index data from the Dalston ward profile and its mapping reveals a set of troubling data. According to a calculation prepared by the Local Government Association, Dalston ranks 15th out of 21 wards in Hackney in terms of deprivation.

It is in the 20% most deprived wards in London, ranking 120 out of 654 wards, and is within the top 15% most deprived English wards.

Religion Diversity in Dalston

This statistical analysis reveals a number of relevant factors that much be taken into consideration when planning an AAP for the district, where we can numerically learn about its diverse population, whether it be through age, ethnicity, relgion and/or home country. One can locate where issues may arise for this population or certain sectors of such, as well as locating where demand may lie for specific services, such as affordable housing, sufficient and multiscalar-income jobs available in the local area, and a safe environment to live in.

Language Diversity in Dalston 1% - Arabic 1% - Bengali 1% - Portuguese 1% - German

14% - Muslim

Where many in Dalston speak english, 25% of the population speak a range of other languages from all over the world. This diversity is presented again in religion, where 30% of Dalston belong to religions outside of christianity, and another 34% do not identify with any religion: -

5% - Turkish

34% - None

1.5% - Spanish

38% - Christian

1.5% - French

Jewish Sikh Hindu Buddhist

10% - Other

1.5% - Polish

9% - Other

76% - England

1.5% - Italian

1% 1% 1% 2%

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1.3 // Purpose of the AAP The purpose of this Area Action Plan is to enhance Dalston’s role as a Major Town Centre with a diverse economy and to protect its cultural heritage and tradition. The initial AAP document focused on the regeneration of the area, however, under this revised document the focus has been on ‘People of Dalston – their livelihoods, culture, and lifestyles’. Proposals are framed such that the needs of the residents have been prioritised, followed by the local character of the area, and its potential to support a 24*7 economy.

This revised AAP document conforms only partially with the London Plan. This AAP document describes and supports Dalston as a Major Town Centre and proposals are put in place for the same, but it differs with the London Plan wherein Dalston has been identified as an intensification area. The AAP follows a building height restriction throughout the area in order to preserve the townscape and local character.

There were several limitations identified by us in the original document formed by the Hackney Council. A few of them being – a) little focus on building height restrictions and its relation to the local character; b) the terms culture and community were used interchangeably and vaguely; and most importantly, c) the AAP did not represent or tried to discuss the weaknesses found in the sustainability appraisal.

This revised AAP document addresses the above-mentioned issues and the proposals and policies developed are coherent with two plan wide strategies – ‘High Streets for All’, and ‘Zero-Carbon Dalston’. Further, Sustainability has been at the core of every recommendation. The document follows a mix of urban design principles and planning policies, supported by graphics for a stronger depiction of the ideas.

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1.4 // Defining the Boundary

Figure 8: A Map of Dalston and the AAP Boundary Previous Boundary

New Boundary

The previous Dalston AAP defines a boundary that contains most of the major town centre, but lacks some retail space in the north that continues to be identified as the high street.

The revised boundary extends further north, including a small section that better defines Kingsland High Street. This space just beyond the Rio allows for further focus on retail.

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1.5 // Character Zones

Zone 3 // Ridley Road Market

People value Dalston’s diversity, revealed in it’s myraid of independent shops, workplaces and other activities, serving numerous ethnic and religious groups. This AAP recommends looking at Dalston through ‘Character Zones’, where one can seek differing types of uses in differing zones. In using these as opportunity sites, we hope to facilitate cohesive and appropriate growth to improve the quality of the local environment whilst preserving and enhancing the positive features that give Dalston its distinctive spirit of place.

The map above identifies the seven sub areas within the town centre that have different characteristics. These are defined in terms of streetscape, urban form and grain, building type, height and mass, as well as building material.

Zone 1 // Kingsland High Street

Figure 9: CZ1 Kingsland High Street The main artery of Dalston, perfectly resembling it’s value as a major town centre and high street.

Zone 2 // Gillett Square

Figure 11: CZ3 Ridley Road Market Dalstons hub of diversity, a pedestrianised market selling meat, fruit, veg, eggs, clothes, toiletries, etc.

Zone 4 // Kingsland Shopping Centre

Figure 12: CZ4 Kingsland Shopping Centre Offers a range of high-street retailers, including Sainbury’s and Matalan, in a large indoor shopping complex.

Zone 5 // Dalston Lane & Ashwin Street

Figure 10: CZ2 Gillett Square A square just off Kingsland High Street with a small market and studio spaces.

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Figure 13: CZ5 Dalston Lane 10

A collection of roads that are retail-based with some night-time economy elements, as well as a connecting road to Hackney Wick.

Figure 14: CZ5 Ashwin Street Zone 6 // Eastern Curve

Figure 15: CZ6 Eastern Curve Known for its community gardens with a cafe and leisurely offerings in the summer, but includes housing and small retail units.

Zone 7 // Dalston Junction

Figure 16: CZ7 Dalston Junction A collection of roads that are retail-based with some night-time economy elements, as well as a connecting road to Hackney Wick.

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// Character Zones

CZ1: Kingsland High Street

Figure 17: A Map of the AAP Character Zones

CZ2: Gillett Square

CZ5: Dalston Lane & Ashwin Street

CZ3: Ridley Road Market

CZ6: Eastern Curve

CZ4: Kingsland Shopping Centre

CZ7: Dalston Junction

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1.6 // Opportunities - Ability to use a holistic approach to improving the town centre to maximise regeneration opportunities.

- Enhance the high streets local character, identity and vibrancy.

- Establish Dalston as one of London’s major town centres for culture, creative industries and the third sector through improving and expanding facilities and attractions, such as provision of affordable workspace, a government programmes of public art.

- Protection and improvements to Ridley Road Market will act as a catalyst for the improvement of the wider area.

- Conservation and re-use of heritage buildings and the enhancement of the local Conservation Areas.

- Sustainable forms of development.

- Provision of new residential accommodation, including significant levels of affordable housing.

- Further enhancing the range of retail and commerical facilities.

- Reinforcing of a number of major nodes across the area and attention to more local gateways.

- Significant public realm enhancement that improves the arrival experience, upgrades streets, pedestrian and cycle routes, and introduces new public spaces and play facilities.

- Areas of vacant, derelict and under-used land and property provide potential for change and improvement.

- Redevelopment of Kingsland Shopping Centre to radically transform and regenerate the town centre.

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2.0 // THE AAP FRAMEWORK Section Two identifies a local development framework, including a vision, a set of objectives and a range of strategic plan-wide policies that are intertwined throughout the document.

The principles that underpin the proposed approach to developing the Dalston AAP area are encompassed by this framework, and set out the core elements of Dalston, including it’s public realm, local character, creativity, retail and economy, community infrastructure, and housing.

2.1 // Vision 2.2 // Objectives 2.3 // Plan-wide Strategies

V I S I O N

An overarching statement illustrating the future that we envision for Dalston in 2040.

“By the year 2040, Dalston will be a thriving treasure in the heart of it’s borough, Hackney. It will serve as a high street for all, with a myriad of high quality uses and offerings to exhibit a memorable experience. On foot, pedestrians will experience a permeable town centre, connected to a variety of independent businesses situated in Dalston, such as restaurants, retail, leisure and community facilities - all within walking distance. With a bustling night and day-time economy, those both visiting and living in the area will have a generous offering of ways to pass time.

The lively town centre will prioritise the safety of those working, living and visiting Dalston. The protection, maintenance and tactical repurposing of listed buildings will preserve the strong historical character of the townscape, whilst providing a service for the community. Previously disused shopping units will act as meanwhile spaces, being filled with local start-up businesses, supported by the affordability of the workspace. Dalston will have an ample increase in well-designed housing, in order to allow business owners, families and professionals to live and work within reaching distance of each other.

Dalston will blossom, with new green additions to the environment, working towards sustainable development and a revived public realm.”

# 02

# 01

O B J E C T I V E S

A selection of individual statements depicting a number of key focuses for our AAP

CULTURE, CHARACTER & CONSERVATION

RETAIL & ECONOMY

# 03

PUBLIC REALM

# 04

# 05

HOUSING

CREATIVITY

P L A N W I D E S T R A T E G I E S

Two Strategies to be taken into consideration throughout all objectives & policies

A ZERO-CARBON DALSTON

A HIGH STREET FOR ALL

A strategy to ensure a plan-wide focus on carbon footprint, emissions and environmental awareness throughout the town centre of Dalston.

A strategy to ensure a planwide narrative that identifies Dalston as a high street, which prioritises socio-economic relations across all forms.

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2.1 // Vision Statement This AAP Framework contains a number of town centre wide strategies, objectives and site-specific concepts. These propositions can be advocated through our vision statement “By the year 2040, Dalston will be a thriving treasure in the heart of it’s borough, Hackney. It will serve as a high street for all, with a myriad of high quality uses and offerings to exhibit a memorable experience. On foot, pedestrians will experience a permeable town centre, connected to a variety of independent businesses situated in Dalston, such as restaurants, retail, leisure and community facilities - all within walking distance. With a bustling night and day-time economy, those both visiting and living in the area will have a generous offering of ways to pass time.

The lively town centre will prioritise the safety of those working, living and visiting Dalston. The protection, maintenance and tactical repurposing of listed buildings will preserve the strong historical character of the townscape, whilst providing a service for the community. Previously disused shopping units will act as meanwhile spaces, being filled with local start-up businesses, supported by the affordability of the workspace. Dalston will have an ample increase in well-designed housing, in order to allow business owners, families and professionals to live and work within reaching distance of each other.

Dalston will blossom, with new green additions to the environment, working towards sustainable development and a revived public realm.”

High Quality Uses Relevant to all objectives and the ‘High Street For All’ planwide strategy. Dalston will have a number of high quality mixed-uses, where retail, housing, public space, and all other aspects will be well designed and managed.

Permeable Town Centre Relevant to objectives 01, 02, 03 and the ‘High Street for All’ plan-wide strategy. Dalston will be a permeable town centre where entrances to the district will boast it’s greatest assets, and will lead you to discover the area.

Night & Day-Time Economy Relevant to objectives 01, 02, 03 and 05 as well as the ‘High Street For All’ plan-wide strategy. Dalston will have a 24/7 economy, consistently boasting and revitalising a number of industries.

Lively Town Centre Relevant to all objectives and both plan-wide strategies.

Dalston will contribute to the growing number of London’s major town centre’s, but also provide its own individual lively experience.

Strong Historical Character Relevant to objective 02 and 03 as well as both plan-wide strategies. Dalston will conserve this strong historical character, as well as boasting a number of innovate uses to recreate these spaces to be both valuable for the past, present and future.

Well-Designed Housing Relevant to objective 04 as well as the ‘Toward A Zero-Carbon Dalston’ plan-wide strategy. Dalston will contain a number of well-designed contemporary housing developments to contribute to lessening London’s housing crisis. These will be built from sustainable materials.

Green Additions Relevant to objective 02 and 03 as well as both plan-wide strategies. Dalston will have a number of green additions to enhance its limited availability for green space, maximising both its value as a high street and its contribution to having a greener London.

Sustainable Development Relevant to all objectives and both plan-wide strategies. All future developments for Dalston will work towards creating a zero-carbon town centre.

Thriving Treasure Relevant to all objectives and the ‘High Street For All’ planwide strategy. Dalston as a thriving treasure will act as a token amongst the London cultural hubs, creating a memorable and original experience.

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// Vision Image CONNECTED

SAFE

ADAPTABLE

LOCAL

24/7

MIXED-USE

PERMEABLE

SUSTAINABLE

TEMPORARY

CREATIVE

CULTURAL

SOCIAL

TRUSTWORTHY

ZEROCARBON

INCLUSIVE

DIVERSE

TACTICAL

MIXED-USE

HOME

ACCESSIBLE

Figure 18: 2040 Dalston Vision Image BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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2.2 // Objectives These 5 objectives have been carefully curated to cater to the Dalston area and it’s population. We believe that using these objectives as 5 differing lenses of focus will enable us to meet our specific vision for Dalston. Using the original 2015 AAP for Dalston, we have reconfigured these to be better appropriate and more specific to our district. Each objective has a distinct interest at heart, but all fit together to form a cohesive narrative that creates a prosperous future.

#

01

#

03 PUBLIC

REALM

To revive the public realm by developing a network of new and improved public open spaces that are attractive, safe and accessible for people to enjoy. This will focus on maximising green space, revitalising the street and footpaths for walking and cycling, improving wayfinding and creating space that can be shared by the local community and visitors.

RETAIL & ECONOMY

To promote a mix of well-integrated uses that drive a dynamic local economy with a focus on meanwhile space. This flourishing community can offer strong cultural assets through the balanced, tactical and collaborative expansion of retail, employment, culture, creativity, community and third sector space aimed at a variety of users and accommodating a range of tenures and unit sizes.

Figure 21: 03 Public Realm

#

04 HOUSING

To provide well-designed and appropriate temporary housing provisions across parts of the Dalston district to contribute to solving the housing crisis across London. This unique residential offering is tailored to meet the needs of the local catchment area.

Figure 19: 01 Retail & Economy

#

02

CHARACTER, CULTURE & CONSERVATION

To conserve and strengthen local character and identity by both enhancing and repurposing the existing heritage and cultural sites of Dalston. This focus on the existing qualities that the local community cherish will focus on heritage, vibrant street life, diversity of uses and a fine-grained townscape.

Figure 22: 04 Housing

# Figure 20: 02 Culture, Character & Conservation BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

05 CREATIVITY

To support creativity, community and the third sector to further promote Dalston as one of the city’s premier creative areas whilst expanding the quality and range of both emancipatory and community facilities, meeting the needs of a growing population.

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strategy creates a number of narratives that follow: air quality, green infrastructure, climate change mitigation, energy, waste, adapting to climate change, ambient noise, and a low carbon circular economy. We can use this as a framework for policy making in Dalston, wherein following these guidelines we can contribute to improving the city’s environment. This strategy has the potential to make sure that London’s growth is good growth – transforming health and well being, allowing the city’s economy to thrive and bringing communities together. To realise Dalston’s and London’s full zero-carbon future, we must prioritise this through all policies, and think about the environment in new ways.

Figure 23: 05 Creativity

2.3 // Plan - Wide Strategies

The plan-wide strategies are in place to assure that all objectives and their array of policies seek to meet a certain standard. These strategies are different from objectives as they are to be referenced in all policies, rather than being objective specific. In seeking to define these, we used a variety of other London-specific planning and government documents to influence how we imagined Dalston to be in 2040, and the goals we feel must be met. Some of these documents include the London Plan, the JustSpace Community-led revision of the London Plan, LSE’s High Streets For All research study, the London Environmental Strategy, and a number of others.

In using these strategies alongside the vision statement and objectives, we hope to thoroughly cover the needs of Dalston and it’s future as a major town centre.

A ZERO-CARBON DALSTON

A strategy to ensure a plan-wide focus on carbon footprint, emissions and environmental awareness throughout the town centre of Dalston.

This plan-wide strategy focuses on creating a sustainable future for Dalston, to prioritise the state of London’s environment and how it may affect everyone who lives in and visits the city. This strategy is based on meeting the standards of the London Environmental Strategy (2018), but making it applicable for a town centre like Dalston. The document states:

A HIGH STREET FOR ALL

A strategy to ensure a plan-wide narrative that identifies Dalston as a high street, which prioritises socio-economic relations across all forms.

This plan-wide strategy focuses on interpreting Dalston as a high street, signifying a space of momentous social value.

In using this social value as an epicentre, We Made That & LSE have documented a cohesion of existing knowledge and new primary research to set out the strategic case for advocacy, intervention and investment in London’s high streets.

This document discovers the true value of high streets: high employment densities, ways into work, opportunities for local suppliers, range of businesses & services, face-to-face contact, information & support, trust & money, convenience & choice, mixed-use institutional presence, transit & connectivity, adaptability, public life, health services, religion & spirituality, food & cultural footholds, safety, conviviality & contact, and night-time activities. In locating such values, across one of the most commonplace and everyday experiences of the city, we can use this as an accurate measure on devising a successful and inclusive high street for all. Dalston is in need of this strategic outlook; where it’s town centre boasts a significantly dense number of retail and commercial units that are serve a wide range of Londoners in multiple and inclusive ways. Whilst Dalston includes many of these assets, we envision to continue and enhance support of these social, diverse and accessible spaces, and to have a crucial role in supporting social economic and environmental benefits across London’s neighbourhoods.

We believe that this AAP should hold these ideals at the forefront of creating a 20 year plan for Dalston, to ensure a prosperous major town centre with a high street that upholds a wealth of mixed-uses, values, cultures and interfaces.

“London will be a zero carbon city by 2050, with energy efficient buildings, clean transport and clean energy. London will be a zero waste city. By 2026 no biodegradable or recyclable waste will be sent to landfill and by 2030 65 per cent of London’s municipal waste will be recycled.”

In focusing on this mission statement, the environmental BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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3.0 // OBJECTIVE POLICIES Section Three identifies each individual proposed policy across each of the five objectives.

Each section will have a detailed outline of each policy, why it has been chosen and how it responds to each of the plan-wide strategies, as well as a summary and scoring system.

3.1 // Retail & Economy 3.2 // Culture, Character and Conservation 3.3 // Public Realm 3.4 // Housing 3.5 // Creativity

00

RETAIL & ECONOMY

RE01 RE02 RE03

CULTURE, CHARACTER & CONSERVATION

CC01 CC02 CC03 CC04

PUBLIC REALM

PR01 PR02 PR03 PR04 PR05

HOUSING

H001

CREATIVITY

CR01 CR02

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

day-time economy night-time economy meanwhile space

conserve restore integrate inform

inclusive transport interactive landscapes & natural surveillance hierarchy of social spaces temporality of space wayfinding & signage

temporary housing

protect existing industry fund creative space

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01 // RETAIL & ECONOMY “To promote a mix of well-integrated uses that drive a dynamic local economy with a focus on meanwhile space. This flourishing community can offer strong cultural assets through the balanced, tactical and collaborative expansion of retail, employment, culture, creativity, community and third sector space aimed at a variety of users and accommodating a range of tenures and unit sizes.�

3.1.1 // Policy Framework 3.1.2 // Strategy Response 3.1.3 // Policy Summary

3.1.1 // Policy Framework: Retail & Economy Focus: Meanwhile Space & 24/7 Economy The economy of Dalston shall have different sources and opportunities for people at different hours ranging from typical daytime Monday-to-Friday schedule, to evening, nights or rotating shifts as one needs or wants. Further, the concept of ‘meanwhile spaces’ would allow re-use of buildings in affordable ways that shall reduce financial risks, and encourage small businesses and start-ups.

Why?

opposed to the big companies and food chains running at the forefront. It also helps generate employment for the residents who understand the local customers better than people from outside working in the area.

How? // - Ridley Road Market must be preserved and allowed to prosper. It must be protected against any demolition or largescale regeneration processes. - All new developments and redevelopments on Dalston Lane and Gillett Square must accommodate retail on the ground floor. - Shop front improvements to existing buildings are also encouraged. - The proposals with retail on the ground floor of new developments on Kingsland High Street shall be given preference over the development of other uses in a mixed-use building.

Where? // Ridley Road Market has been a street market for a long time and shall continue to function as such. Kingsland High Street and Dalston Lane are good locations for retail as it provides the opportunity to attract residents as well as customers coming from nearby neighbourhoods. Gillett Square, due to its location functions as an entry point to Dalston and is easily accessible through High Street. It can thus, be a good location for storage spaces where loading and unloading are easy.

The area of Dalston, at present, is known for its shopping streets and Ridley Road Market. However, the area has a lot of potential for redevelopment or refurbishment projects alongside regeneration proposals. This potential can be utilized by introducing more employment opportunities and dynamic workspaces. It is important to keep in mind the local residents’ needs in mind while also aiming for attracting investments from larger companies in the city. The retail and Economy policy, thus, focuses on both employment opportunities with small, medium and big enterprises for the residents as well as establishing a vibrant 24*7 socializing life through cafes and restaurant bars.

RE01 a.

daytime economy

Small-scale Independent Retail

Character Zone // Ridley Road, Dalston Lane, Gillett Square, and Kingsland High Streets.

Intervention // Promoting small-scale independent retailers with the provision of affordable workspaces, storage spaces, and mixed-use retail development along all major streets.

Policy // Allowing mixed-use development on major streets as part of all new development projects with retails on the ground floor and residential or commercial office space use on upper floors. Also, special provision must be given to the Ridley Road Market as the street market has been a symbol of Dalston’s history and tradition for a long time, and the market supports people from different ethnic groups all across Dalston.

Tools // Formal Tools - Guidance, Incentive and Control.

Why? // This policy will ensure that small retailers have equal opportunities and better access to the customers as BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

b.

Figure 24: Ridley Road Market Commerce & Office Space

Character Zone // Eastern Curve, Gillett Square, Kingsland Shopping Centre, and Kingsland High Street.

Intervention // Allocate land for buildings with only commercial nature – office spaces and promote mixed-use development with studio-workspaces on the first two floors and residential use on the upper floors.

Policy // Allowing mixed-use development with all or few floors allocated for office spaces. The new development projects can also accommodate studio spaces for the creative industry on the first two floors with residential uses on the upper floors.

Tools // Formal Tools - Guidance, Incentive and Control.

Why? // This policy will ensure a diversity of economic opportunities and employment and allows Dalston to be a hub for both small and big enterprises.

How? // - Redevelopment of Kingsland Shopping Centre is encouraged such that the existing retail outlets are preserved, and office spaces are provided on all or some upper floors.

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- Buildings with all commercial nature are allowed on Kingsland High Street and Eastern Curve as long as the existing business is not demolished without a secure replacement location. - The proposals with studio-workspaces on Eastern Curve and Gillett Square will be prioritized.

Where? // Kingsland Shopping Centre acquires considerable floor area and thus, has the potential for redevelopment with more floors and different uses. Eastern Curve and Kingsland High Street are the ideal locations for office buildings as part of all new development or redevelopment projects. Gillett Square because of its proximity to the high street can have high land value and thus, can offer studio-workspaces for the creative industry.

Where? // Kingsland Shopping Centre as suggested, has high potential for redevelopment and accommodating restaurants and cafes on upper floors. Ashwin Street has the potential for spill-out on street with outdoor seating and increased footfall. Gillett Square, Dalston Lane, and Kingsland High Street have the potential for spill-out on terraces and rooftops such that customers can enjoy the sun and dynamic street activities.

RE02

night-time economy

Character Zone // Ashwin Street, Gillett Square, Kingsland Shopping Centre, and Kingsland High Street.

Intervention // Allocating spaces for and allowing restaurants, cafes and bars to stay open until late in areas which do not fall directly on residential streets. However, a special noise and crowd management benchmark needs to be in place.

Policy // Allowing restaurants, cafes and bars to stay open until several hours after midnight and to create opportunities for spill-out on terraces or rooftops. Spill-out on streets shall be off-limits for such purposes post-midnight. Special priority has to be given to residents’ security and privacy.

Tools // Formal Tools - Control and Guidance.

Why? // This policy will ensure that the area of Dalston does not become dead at night and stay active round the clock. It also creates additional job opportunities for the people who might not be able to work during daytime or needs more than one job and needs to earn a living.

Figure 25: Kingsland Shopping Centre

c.

Food & Drink

Character Zone // Ashwin Street, Gillett Square, Kingsland Shopping Centre, and Kingsland High Street.

Intervention // Allocate locations for restaurants and cafes in individual buildings with special access to terraces, rooftops or open spaces wherever possible to allow spill-out.

Policy // Allowing restaurants and cafes to function throughout the day as they seek appropriate (as long as they do not become a nuisance) and to create opportunities for spill-out on terraces, rooftops, or open space with outdoor seating to enjoy the sun and good weather.

Tools // Formal Tools - Guidance, Incentive & Control.

Why? // This policy will ensure that the area of Dalston has more to offer than retail and employment. It shall attract people from nearby areas and add to the activities in the area.

How? // - Proposals for restaurants, bars and cafés, which aims to function throughout the night, must be located in either building with only office spaces or buildings with mixed-purposes other than residential use. - A noise and hazard mitigation plan has to be submitted along with the proposal for developments aiming for such night-time purposes.

- Spaces for spill-out can be utilized as long as they do not face a residential building directly. - Locations that allow spill out on terraces and rooftops, which might be used by other restaurants or café chains, can be acquired in partnership with an understanding of time-based usage.

Where? // Kingsland High Street, Ridley Road and the intersection junction are major spots for attracting a crowd and having a vibrant night-life without disturbing the residents.

Spill-out on terraces and rooftops with light music is allowed. Spill-out on Ashwin Street is allowed only on rooftops and with no loud music. Kingsland Shopping centre redevelopment shall provide a wide rooftop that can be utilized for such purposes. Developers may aim for glass walls that block loud music within the premises. Proposals with indoor seating and music are allowed on all the locations but they must not disobey the noise standards.

How? // Restaurant and cafés development projects can aim for locations that allow either spill out on streets or terraces and rooftops. Development in other locations with only indoor seating is also encouraged.

Figure 26: Dalston After Dark BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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potential location for daily or weekly ‘pop-up market’, where the stalls and events can be decided and altered by the local shop owners, artists and residents. Kingsland Shopping Centre is a potential site for redevelopment that shall support all the policies under retail and economy.

Example // Windows on Willesden Green, London - Brent Council and the Architecture Foundation worked with 25 young designers to create an advent calendar of window displays to improve shop fronts in December 2011. The designs gave shops a new life, while new start-up businesses were given space at a vacant former textile building on the close by Queens Parade.

Figure 27: Dalston Rooftops

RE03

meanwhile space

Character Zone // Ridley Road, Kingsland Shopping Centre and Eastern Curve Intervention // 1. Pop-up market square on either side of Ridley Road – which acts as an entrance to the street can add for additional business and new opportunities for the community.

2. The locals shall be able to buy or rent the vacant buildings or underused spaces put on the market as available for temporary usage. 3. Expensive spaces, which are large, can be bought or rented by people in the partnership and then divided internally for personal uses.

Figure 28: Windows on the Willesden Green, London Example // Rockhouse, Hastings - This scheme blends living, working and community space for both local people and newcomers in the area. The space fosters creative enterprise, has generated jobs and self-employment, and is continually contributing to the changing image and reality of Hastings as a place to visit, live and work.

Policy // Promoting temporary usage of the building and workspaces for start-ups, storage spaces, studios, or any other related economic activities that need a huge financial base for owning a working space, but would be benefited by availability of affordable spaces for the same.

Tools // Formal Tools - Control, Guidance, and Incentive.

Why? // This policy will ensure that Dalston does not become an expensive neighbourhood unaffordable to the residents. The policy allows people with different financial backgrounds to take a step ahead in establishing or expanding their businesses and networks.

How? // - Any building that stays vacant for more than three months excluding for reconstruction, and does not have a permanent usage decided for the next six months, should be put on the market as ‘available for temporary workspaces’. The original owners shall get a concession of 10% on property tax.

- Buildings made available for temporary usage must have a proper renting or selling contract that is updated termly.

- Kingsland Shopping Centre redevelopment will save 20% of the space available for affordable workspaces and is to be sold or rented only to the residents of Dalston. - The location marked as spots for ‘pop-up markets’ are to be excluded from any permanent construction of a building with one dedicated usage unless allowed otherwise by the planning authorities and not objected by the residents.

Where? // Ridley Road has several underused or vacant building spaces that could be used temporarily by the locals for economic benefits, start-ups or other related purposes. The Ridley Road and Eastern Curve junction is to be marked as a

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Figure 29: Rockhouse, London Dalston is unique in its ways because of its traditional and cultural heritage. The policies for Retail and Economy are not only to make Dalston thrive economically but also to protect the livelihood of its residents. The purpose of focusing on small-scale independent retailers and meanwhile spaces is to make the place affordable for the community. On the other hand, the office spaces, and bar and dining spaces shall bring crowd from outside making Dalston lively and vibrant. This also allows exposure to the creative industry through economic interventions. Special attention has been given to the residents’ needs and priorities by protecting Ridley Road Market and the local economy. Further, residents’ privacy and security are also kept in mind and thus, the night-time economy functions on streets which do not have direct contact with residential buildings.

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// Retail & Economy Map

Figure 30: A Map of Retail & Economy Day-time Economy Developments Night-time Economy Developments Shopping Centre Redevelopment Meanwhile Spaces BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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3.1.2 // Strategy Response

3.1.3 // Policy Summary

A Zero-Carbon Dalston Economy and Sustainability are often difficult to be merged.

For Zero-Carbon Dalston, the focus has been on small-scale retail – with easy access to goods and storage spaces such that it reduces any additional costs of transporting goods, while the shop owners and local businesses get the opportunity to make contacts and expand their network due to the presence of a diverse economy. Another important aspect is that of the Pop-up market square that allows businesses to function without the requirement of building new permanent structures, and that of reusing vacant spaces for studio purposes or as affordable workspaces which cut down the cost of construction, reuses the space, avoids any major damage to the environment, and still supports the economy of Dalston.

A High Street For All High Streets play an integral role in increasing human interaction and maintaining diversity within a city’s economy.

The potential of High Streets as major connections of the local areas to the contextual city crowd allows the economy to grow and flourish. The concept of ‘High Streets for All’ suggests that streets are understood as s complex network of workspaces, employment, and economic opportunities that supports the local economy and well being. The policies adopted under this Area Action Plan identifies the economic as well as the social potential of the streets and aims for a diverse range of economic activities in the area that benefits the local retailers and provides employment opportunities for the residents. It allows Dalston to create new economic hubs and networks with its cultural benefits attached to it.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Low

Medium

High

1.

Financial Feasibility

2.

Similarity to Past AAP

3.

Wider Policy Conformity

4.

Response to High Streets for All

5.

Response to A Zero-Carbon Dalston

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02 // CULTURE, CHARACTER & CONSERVATION “To conserve and strengthen local character and identity by both enhancing and re-purposing the existing heritage and cultural sites of Dalston.

This focus on the existing qualities that the local community cherish will focus on heritage, vibrant street life, diversity of uses and a fine-grained townscape.�

3.2.1 // Policy Framework 3.2.2 // Strategy Response 3.2.3 // Policy Summary

3.2.1 // Policy Framework: Culture, Character & Conservation Focus: Conservation Management Plan In order to conserve heritage and culture, the Dalston Area Action Plan proposes to submit a Conservation Management Plan (CMP). With available funds from stakeholders such as the Heritage Lottery Fund, there is scope to sustain and manage heritage to ensure no loss or damage to these assets.

This is the best course of action for this intervention because it is a more holistic approach, assessing the significance and multiple values of sites within the Dalston Area Action Plan boundaries. A Conservation Management Plan is a tool which encourages the involvement of people, discussion mediation, organising information and assessing future planning applications affecting these sites. The policies below outline the objectives of a CMP and the ways in which these will be utilised to achieve the vision of a historically-preserved Dalston; conservation, restoration, integration and information.

CC01

conserve

Character Zone // Ridley Road Market Intervention // Apply for Ridley Road Market to be a conservation area.

Policy // Ridley Road Market area is to be made a conservation area in order to retain the unique history, culture and services provided there, which serve the local community.

Figure 31: Whitechapel Market Example // Whitechapel Market Conservation Area is a longstanding high street market in East London which has been protected in order to preserve the culture and legacy of a service that provides a variety of goods to a multicultural community. Ridley Road Market Conservation Area could learn the importance of heritage within the experience of high streets from Whitechapel Market Conservation Area.

CC02

restore

Character Zone // Dalston Lane, Ashwin Street and Gillett Square.

Intervention // The restoration of Grade II Listed and Locally Listed buildings in Dalston.

Policy // Offering funding incentives for the restoration of rundown Listed and Locally Listed buildings in the central Dalston area.

Tools // Informal Tool - Knowledge. Formal Tool - Guidance and Incentive.

Why? // This policy will ensure the retention of key heritage assets in Dalston in order to maintain local character and to ensure the sustainability of the built form, which is, or can be, occupied by services that serve the community. The funding can be applied for and supplied by Historic England’s Repair Grant for Heritage at Risk and from the Heritage Lottery Fund.

How? // To submit a Conservation Management Plan in order to maintain and repair the inevitable decay of heritage assets.

Why? // The market has been running since the 1880s and has been a licenced market for nearly 100 years. The market hosts sellers who have seen generations of family members serve the residents of Dalston. The market is a key site for cultural preservation in Dalston too since an interview with a fourth-generation seller discovered that “in the ’50s it was a very Jewish market; in the ’60s and ’70s it was a Caribbean market; and then it moved into a Turkish and Greek market.

They say time goes into reverse, and now we are starting to get a lot of English traders coming to the market.” - Larry Julian (66 years old).

Tools // Informal Tool - Evidence and knowledge. Formal Tool - Control.

How? // To submit a Conservation Management Plan in order to maintain and repair the inevitable decay of heritage assets.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Figure 32: H. J. Aris Antique and Cafe Bistro 29

Where? // 1. 11 Dalston Lane is a Grade II Listed building currently home to an antiques shop, which would benefit from restoration of the active frontage since it is opposite Dalston Junction station. 2. The Old Cholmeley Boys Club is a Locally Listed Victorian building near to Gillett Square which has been repurposed as a music and events venue. The frontage has fallen into disrepair and would benefit from an updating that would not compromise the original assets.

CC03

integrate

Character Zone // Dalston Lane and Kingsland High Street Intervention // The integration of heritage conservation with other public interests and services in Dalston through the repurposing of Grade II Listed and Locally Listed buildings.

Whilst retaining heritage, these assets will still seek to serve the community and visitors.

Policy // Community services and small local businesses are encouraged to occupy currently empty Grade II Listed or Locally Listed buildings in central Dalston.

How? // Provide monetary incentives, such as reduced rent rate, to encourage local small businesses and creative pop-ups to occupy this space on a rotational basis.

Policy // There will be the additions of heritage information, in a variety of forms, added to the local townscape in order to inform and signpost the residents and visitors about the rich history of the area worth conserving.

Why? // 80% of tourists visit London because of the city’s heritage.

How? // Commissioning local artists to create a heritage map of the area to be placed at each overground station in order to orientate the visitors (see Hampstead example). Additionally, competitions will be held in Dalston where local residents can submit drawings and hand-draw maps of their experience of Dalston and what sites they believe should be celebrated. These will then be judged and published as leaflets and signposts in central Dalston. This will enable community engagement with a holistic approach to wayfinding.

Tools // Informal Tool - Promotion. Formal Tool - Guidance.

Example // This is a map created by Jonathan Addis for Highgate in Hampstead. He uses his own experiences and local knowledge to collate this image. Whilst being a far cry from traditional Ordnance Survey maps, these are often favoured by visitors in order to show creative flare and community engagement, something that the Dalston Area Action Plan wishes to capitalise on.

Tools // Formal Tool - Guidance and Incentive.

Example // The Old Cholmeley Boys Club in Dalston is an example of the repurposing of a Locally Listed building. What was previously an all boys school, The Old Cholmeley Boys Club is now a night-time music venue and is available for public hire.

By following suit with unoccupied Listed buildings, Dalston will reduce liminal spaces in order to serve the local community and visitors.

Figure 34: Hampstead Map by Addis

Figure 33: The Old Chomeley Boys Club

CC04

inform

The outcomes of this intervention will be well maintained and preserved heritage assets that supply a community function whilst shaping the local character, identity and townscape for Dalston. There will be more publicly available historical knowledge and boosted wayfinding, alongside community integrated involvement. With the nature of a CMP, this intervention is unobtrusive to the public realm, with no large-scale redevelopment needed in order to reach the above objectives. These interventions have longevity, with the ability to be implemented in the early stages of phasing. One criticism of this intervention is that a CMP can restrict future development, in order to preserve the heritage assets. However, the sites considered for preservation do not dominate the opportunity areas for sustainable redevelopment in Dalston.

Character Zone // All. Intervention // The addition of brown tourist signs and heritage maps in central Dalston in order to inform the visitors of Dalston.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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// Culture, Character & Conservation Map

Figure 35: A Map of Culture, Character & Conservation Existing Assets Proposed Assets

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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3.2.2 // Strategy Response

3.2.3 // Policy Summary

A Zero-Carbon Dalston Taking into consideration the successful application and implementation of a conservation management plan, this should help to manage sustainable development in conjunction with Dalston’s heritage assets. In addition, 80% of tourists visiting London come to experience heritage, through preserving town centre historical assets, there is an increased pedestrian footfall. Since these sites are centrally accessible, this intervention would work towards reducing the number of vehicles on the road. Subsequently, this initiative would be contributing to the London Plan’s zero carbon future.

Low

Medium

High

1.

Financial Feasibility

2.

Similarity to Past AAP

3.

Wider Policy Conformity

4.

Response to High Streets for All

5.

Response to A Zero-Carbon Dalston

A High Street For All The conservation and management of heritage assets within central Dalston is integral to the plan-wide initiative of adopting ‘High Streets For All’. Heritage within the built environment is intrinsically linked to, place-making, local identity and experience in London. Heritage assets hold both economic and social value, contributing to local character and civic pride. New developments in London should respond to the existing urban fabric, commonly comprising historical built form. Beyond static characteristics, heritage assets contribute to social sustainability through the preservation of history, knowledge and experience, which alters the perceptions of a high street experience, with overlapping layers of authenticity from different eras.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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03 // PUBLIC REALM “To revive the public realm by developing a network of new and improved public open spaces that are attractive, safe and accessible for people to enjoy. This will focus on maximising green space, revitalising the street and footpaths for walking and cycling, improving wayfinding and creating space that can be shared by the local community and visitors.�

3.3.1 // Policy Framework 3.3.2 // Strategy Response 3.3.3 // Policy Summary

3.3.1 // Policy Framework: Public Realm

and car access. Ensuring all road development has adequate lighting to reduce traffic accidents as these increase by 30% during the darker hours within the UK. Adding storage spaces for bicycles as well as introducing possibly bike hire points.

Where? // Kingsland high street will become a shared space within the boundaries set. Ashwin Street to become pedestrianized. Dalston lane to become resurfaced and narrowed to decrease car dominated space, as well as both junctions within the set boundaries to be renewed and landscaped to prevent blind spots and encourage safe access and crossings for non-vehicular users.

Tools //Formal Tool - Guidance, Control. Informal - Knowledge.

Example // Strøget, Copenhagen - Transformation of public squares as care spaces in the city centres towards a pedestrian friendly built environment. Main Street of Copenhagen was pedestrianized which was popular with locals once the final product of pedestrianization had taken place on the main street. This has led to a snowball effect where streets surrounding the main street have become pedestrianized and oriented towards forms of travel that discourage personal use of motor vehicles.

Figure 36: Dalston Kid’s Festival

PR01

inclusive transport

Character Zone // Kingsland High Street, Ashwin Street & Dalston Lane, Eastern Curve Intervention // Integration of streets and improvement of junction spaces to encourage an increased pedestrian and cycle usage. At junctions where car usage is dominant and discourages other users of the street allowing for safe and encouraged access of non-motorized users. Encouraging users of the street to stay longer and enjoy safe access to well-connected and maintained shared spaces. Prioritizing greener modes of transport throughout the streets in the entire site with a stronger focus on dominant spaces highlighted in character areas.

Policy // New builds both residential and commercial to be built with less spaces given to cars and prioritize non-vehicular modes of transport. All streets have incentives which decrease both the speed of cars and space given to them through creating minimum pavement widths and maximum road space. Possibility of creating timed zones for vehicular access or restricting road uses to buses and taxis only or disability access. ‘Other Streets’ to include

Figure 37: Strøget, Copenhagen Example // City Island, Canning Town, London - A new development on a small island in canning town has used a mixture of shared space and pedestrianized pathways to enhance the user experience whilst decreasing car dominance but allowing access where necessary for example deliveries or disabled access.

Why? // Allowing for safe and encouraged access of non-motorized users. Creating places where non-motorized travellers are prioritized and can use the streets efficiently. Ensuring a reduction of blind spots crossing spaces and reducing physical space given to personal use vehicles. Reduce through traffic particularly at congested times of the day where pedestrians, cyclists and locals should be given priority in individual non-motorized forms of transport.

How? // Resurfacing streets to create shared spaces that exist on the same level. Narrowing streets which are currently dominated by road surfacing and pedestrianizing small but significant street connection. Reducing car spaces for both residential and commercial use but encouraging accessible spaces BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Figure 38: City Island, London

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PR02

interactive landscapes & natural surveillance

Character Zone // All.

Example // Shoreditch, London - Narrow pathways in Shoreditch have been pleasantly transformed with street art which reflects the local urban grit through the use of brightly coloured graffiti. Creating a sense of ownership for the spaces, creating a safer more beautified space to walk through.

Intervention // Looking at liminal spaces between main streets and squares which are places that are usually used minimally by passer-by. Making these spaces as a place to stay and enjoy, that are comfortable and safe to use at all times.

Policy // Creating place-based design reviews to ensure that how and the ways in which these spaces in the neighbourhoods are used will fit into other interventions and work alongside the ‘good growth agenda 4: shaping London’ and promote increased usage of the streets and liminal spaces as a civic space.

Why? // To promote the use of spaces and increase permeability in between central nodes that exist as safe and clean spaces which can be used and enjoyed by both locals and visitors of the space. This is to reduce unsafe liminal spaces which are currently underused whilst promoting a sustainable styled street furnishing that can benefit the immediate surrounding environment.

How? // Using Street furniture which is both interactive for children to encourage play on the way as well as using street furniture which promotes a greener environment such as potted benches and green walls. The streets will also be opened through the use of wall art and textured eco materials when resurfacing is needed or encouraged to increase the general landscape. The main streets which act as major connective spaces will be encouraged to use forms of green barriers particularly where schools exist around the space. Using variations of lighting to increase natural surveillance and safety during the evenings.

Figure 40: Shoreditch, London Example // City Tree, Piccadilly Street, London - Street furniture which creates a space to sit and enjoy lunch or socialising whilst improving the environment in immediate surroundings. The city Tree in Piccadilly Circus London captures as much pollution as 275 trees combined.

Where? // This will take place on all streets within the set site boundary with smaller streets and liminal spaces having small additions such as street furniture and wall arts but larger streets that act as main connecting spaces such as Dalston Lane, Tyssen Street, Ramsgate Street and Hartwell Street.

Tools // Formal Tool - Guidance. Informal Tool - Knowledge and Evaluation.

Example // Terry Spinks Bridge, Canning Town, London - A previously disused under bridge walkway space that was deemed by locals and authorities as an unsafe space. Transformed through colour, lighting and benches to make the space feel safer during the evening hours as well as encourage users to stay and use the space for relaxing, eating lunch or socialising.

Figure 41: City Tree, London

PR03

hierarchy of social spaces

Character Zone // Ashwin Street, Eastern Curve, Ridley Road and Gillett Square, Kingsland Shopping Centre Intervention // Capturing local idiosyncrasies within the given boundaries and expressing them through forms of social civic space. To encourage and promote the use of space through creating new forms of open space with integration of greening.

Policy // Creating spaces within renewed streets and squares which have minimum required space for small pockets of open and green spaces. Encouraging that newly built or refurbished buildings contain spaces for greening whether this be in the form of rooftop gardens or vertical green walls.

Figure 39: Terry Sprinks Bridge, London BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Why? // To encourage the use of space and create a suitable environment for users to enjoy civic space safely. These spaces will work to improve the physical and psychological health 35

of users within the streets as well as create a sense of collective community.

How? // Using pool funding for initial investments from stakeholders both private and public then setting up a public realm taskforce which will include leaders from boroughs, businesses, welfare sector, cultural organisations, amenity groups and design practitioners that will inform future policy and investments whilst maintaining the current and renewed civic spaces.

Where? // Small Play Space and play on the way within Ashwin Street as the pedestrianization means it is safer for younger users. Eastern Curve will benefit from spaces re-purposed into a social styled setting where the built environment and road will integrate more smoothly. Ridley Road Market will have community styled benching and tables added which can serve as space for users of the market and passers-by. Gillett Square where forms of temporary street furniture can act as both a space of play and seating for users as well as fitting with the temporality and flexibility of place.

Tools // Formal Tool - Guidance and Incentive. Informal Tool - Knowledge and Assisstance.

Example // Show Box Furniture - Encouraging spaces which are interactive and can be changed with the idea of temporary spaces involving the surrounding communities. Show box furniture can be moved around in spaces and are created simply from up-cycled or recycled materials which create fun and interactive street furniture for users to enjoy.

PR04

temporality of space

Character Zone // Gillett Square and Ridley Road Market.

Intervention // Creating spaces which are physically flexible and introducing furniture which can be shifted around to change into purposeful landscapes which compliment current ongoings within the set boundaries.

Policy // New Spaces which are regenerated or renewed should include smart street furniture which can be created with the involvement of locals. These furnitures should be flexible in the way they can move or be moved to make way for different uses of space. Surrounding built structures can also add to the way in which space becomes temporary, for example the use of box-park style structures to support economic or third sector facilities.

Why? // To create spaces which can cater for diverse uses.

Make the streets and squares places which can be used in different ways throughout different times of the day.

How? // Creating spaces which can accomodate for physical changes within space, for example using transformable and moveable street furniture that can be moved either throughout the day or on a monthly basis to cater for changes to physical space. Encouraging the use of non-permanent structures in creating a space which can shift for different uses.

Where? // Gillett Square can become a space which provides enough room for changes within the physical landscape and Ridley Road Market can benefit from temporary market structures that can change during the night alongside transformable street furnitures that can be used by those within the space.

Tools // Formal Tool - Guidance. Informal Tool - Knowledge.

Example // Summer Like No Other, London - A street festival where experiences of art, performances, sports, food and markets were carried out for the public to enjoy within London in 2012.

Figure 42: Show Box Furniture Example // Pocket Parks - Using small spaces and squares to create pocket parks that are seen in other areas of London where locals can enjoy relief from the hustle of the high street and shopping centres. These picket parks can be at ground level, rooftop or placed on outdoor structures such on the top of temporary container styled structures.

Figure 44: A Summer Like No Other Figure 43: Pocket Parks BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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Example // Totally Thames festival, London - Public arts projected and the UKs biggest sculpture prize which takes place annually providing a temporary festival atmosphere and space for users to enjoy.

Tools // Formal Tool - Guidance and Control. Informal Tool Knowledge.

Example // London Map Wayfinding - A series of wayfinding maps have been placed within the city of London to provide an easily readable and oriented map for visitors and locals to use and navigate through the city space.

Figure 45: Totally Thames Festival

PR05

wayfinding and signage

Character Zone // All. Intervention // Creating civic space that can be easily read by users in a variety of ways whether this be smell, touch or visual perceptions. Creating a uniformed area that is colour coded for particular uses such as a blue line for pedestrian access and routes and/or signage added to signal directions to major nodes within the site.

Figure 46: London Wayfinding Map Example // Borough Market - London Borough Market underwent refurbishment and a new sign was added beneath the railway tracks which has been regarded as a hallmark move in branding the market space.

Policy // Major streets encouraged to use particular flowerings and greening to promote distinctive smells, colours and touch to the physical landscapes. All streets within the boundary to be considered for the coloured floor designs which represent walking paths or cycling routes alongside colour-coded and locally created signage. New sign posts should be placed within streets that have key connections to the major nodes and major nodes such as the market space and highstreet should have larger sign posting which indicates this is the space. Maps used in central london will be added sporadically around the site for users.

Why? // To increase usage of space within the site boundaries promoting use of different styles of wayfinding which encourage visual, scent and touch to expand the diverse ways which wayfinding can be experienced.

How? // Using colours, signage and maps throughout the streets to enable efficient wayfinding. Signage to welcome users of the street into nodes within the set site boundary. Introduction of floor colours to show cycling and walking routes through the site which enables safe access routes throughout the site. Some ideas to experiment with could be the use of greening to enhance the discovery of place by smell, sight and touch by planting particular flowers.

Where? // Wayfinding will be increased throughout the site with subtle changes in surfaces, colours and greening of the streets. The most notable changes will exist around the major streets and squares which present major nodes to the site such as kingsland high street, Ridley Road market and Gillett square where new improved signage as discussed and noted in the heritage section.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Figure 47: Borough Market Sign The outcomes of this intervention will be the creation of a well maintained, inclusive and safe public realm that will enable both the local community and visitors to use and enjoy. The improved public realm will permit a higher range of functions, allowing for users of civic space to move knowingly through the different character zones at ease. Excluding the pedestrianization of Ashwin street and resurfacing of Kingsland High street the majority of these interventions require no large-scale redevelopment, and where larger redevelopment measures are required the benefits will outweigh the impacts of redevelopment. These interventions aim to provide a positive long-term benefit to the character, function and townscape of Dalston.

37

// Public Realm Map

Figure 48: A Map of Public Realm Policy 1 Policy 3 Policy 4 Policy 2/5 BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

38

3.3.2 // Strategy Response

3.3.3 // Policy Summary

A Zero-Carbon Dalston If major initiatives are successfully applied within the site, this would lead to space repurposed and used which is currently being dominated by personal vehicle uses. If car dominance is reduced this will reduce energy consumption, noise and vibration pollution and visual intrusions experienced within the site. Improving the overall economic efficiency of the area whilst ensuring access is available to vehicle-dependant users and deliveries. The new open and green spaces will benefit from the implementation of solar panels and the use of recycled wastewater from nearby commercial units to feed water to the new green spaces. This initiative therefore will be contributing to London’s Plan’s zero carbon future.

A High Street For All The Public Realm initiative has been integrated with the plan-wide strategy of adopting ‘High Streets For All’. The improved public realm will be linked to creating streets that are physically and psychologically navigable, through the use of smart street furniture, colour coding, Braille on way-finding posts, sensory gardens and textured pavements this initiative aims to create streets that are inclusive to use for all ages, disabilities and genders. Whilst some of these changes may seem subtle for instance the use of colour in paving and signs for way-finding, they provide a substantial purpose for users who may use visual senses to create mental maps of the area they are within. These initiatives will enhance the high street experience and overlap and complement other initiatives within the AAP to ensure Dalston’s public realm is both diverse and inclusive for all users.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Low

Medium

High

1.

Financial Feasibility

2.

Similarity to Past AAP

3.

Wider Policy Conformity

4.

Response to High Streets for All

5.

Response to A Zero-Carbon Dalston

39

04 // HOUSING “To provide well-designed and appropriate temporary housing provisions across parts of the Dalston district to contribute to solving the housing crisis across London. This unique residential offering is tailored to meet the needs of the local catchment area.�

3.4.1 // Policy Framework 3.4.2 // Strategy Response 3.4.3 // Policy Summary

3.4.1 // Policy Framework: Housing

HO01

temporary housing

Character Zone // Gillett Square, Dalston Lane and Eastern Curve.

Tools // Formal Tool - Guidance and Control. Informal Tool Evidence and Knowledge Example // PLACE/Ladywell, Lewisham, London - This temporary housing development in south east London is planned to stay onsite for 5 years, providing 24 homes for local people in housing need. All units exceed the current space standard requirements by 10%, helping the Council to meet an existing shortfall in high quality temporary and two-bed accommodation whilst it develops new build and estate regeneration programmes for the Ladywell site and others. There were three key objectives. Firstly, to provide 24 homes for homeless families living in poor quality temporary accommodation. Secondly, to create community commercial at the ground floor. Thirdly, to infill a prominent site on the high street which had been left empty following the demolition of the Ladywell Leisure Centre and act as a catalyst for future regeneration.

Intervention // Building a number of small developments across the major town centre of Dalston that are solely temporary housing units. These will provide housing for Dalston’s most in-need families.

Policy // To fund and build a variety of temporary housing units across the Dalston high street area, where the most inneed locals will be able to rent these spaces for a fraction of affordable prices. This will be funded by the council, and will contribute to the wider temporary townscape of Dalston.

Figure 49: PLACE/Ladywell, London

Why? // The need for affordable housing across London is relentless, and must be provided where possible to reach the guidelines of The London Plan. We believe this must also include those looking for temporary housing. Given Dalston’s strong public transport links, and that it is a major town centre providing a range of services, there is scope to provide housing, and The London Plan identifies Dalston as a location for new housing. The indicative new housing accommodation that may be provided in the town centre during the AAP plan period will be a mixed tenure development to meet the most desperate of housing needs, with a range of unit sizes, including large families. There is a significant demand for family housing across the Borough, and although the possibility to do this may be constrained, it is important to keep this level of family housing provided as high s possible.

How? // To ensure that mixed, sustainable communities are created the following will be required: a balanced provision of dwelling sizes, high architectural, urban design and environmental standards as well as appreciating the local townscape, applicants will be required to demonstrate that they are in need of a place to temporarily stay, and affordable housing requirements for new development will be beyond the required amount in the Councils core strategy.

Where? // Gillett Square currently has a temporary mixed use block behind it’s market, acting as an informal studio area and living space. This grassroots repurposing will inspire a new build there, using the Ladywell development as inspiration. This area is surrounded by other residential streets, blocks and apartments, and will be an appropriate location to increase housing density. It is similar with Dalston Lane and Eastern Curve, where both of these locations include major housing provisions that will allow for such developments. It is important to maintain the current land-use provisions in Dalston, as there is limited residential areas due to it’s vast retail spaces, therefore this policy must reuse existing settlements, alike the Gillett Square block.

Figure 50: PLACE/Ladywell, London

Figure 51: PLACE/Ladywell, London BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

41

// Housing Map

Figure 52: A Map of Housing Dalston Lane Eastern Curve Gillett Square BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

42

3.4.2 // Strategy Response

3.4.3 // Policy Summary

A Zero-Carbon Dalston In providing modern new builds that are conscious of using sustainable, reusable and recycled materials, this project has the potential to be completely zero-carbon. The PLACE/ Ladywell units are manufactured from standard timber components using simple technologies and then fully fitted out with bathroom, kitchen, flooring and all finishes in the factory. This gives the manufacturer full control over quality, finish and programme as well as reducing construction time, waste and noise on site, and being fully able to use sustainable materials. Another factor that makes this development type sustainable is its temporary factory, where it can be taken down and reassembled wherever is in need, meaning it is a completely recyclable development.

A High Street For All For Dalston to be a high street for all, it must meet certain standards on inclusiveness. This development focuses on those who are often forgotten in affordable housing measures, those who are unable to afford the ‘affordable’, and are in dire need of a temporary and suitable place to live with their families. This level of inclusiveness that this development provides for Dalston is a symbol of the district acting as a high street truly for all.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Low

Medium

High

1.

Financial Feasibility

2.

Similarity to Past AAP

3.

Wider Policy Conformity

4.

Response to High Streets for All

5.

Response to A Zero-Carbon Dalston

43

05 // CREATIVITY “To support creativity, community and the third sector to further promote Dalston as one of the city’s premier creative areas whilst expanding the quality and range of both emancipatory and community facilities, meeting the needs of a growing population.”

3.5.1 // Policy Framework 3.5.2 // Strategy Response 3.5.3 // Policy Summary

3.5.1 // Policy Framework: Creativity

CR01

protect existing industry

Character Zone // All. Intervention // Prioritising and protecting the existing creative industries that are vital to Dalston acting as a high street with social value and a major town centre.

Policy // To protect existing creative industries in the Dalston area. This industry includes art, film, music, literature, theatre and so fourth, including spaces such as studios, rehearsal spaces, gig spaces, exhibition spaces, galleries, cinemas, etc. We propose to declare Dalston as a Creative Enterprise Zone, a suggestion made by the New London Plan. The London Plan cites Policy HC5: “The continued growth and evolution of London’s diverse[...] creative industries is supported. In Local Plans and through planning decisions, boroughs should: - Protect existing cultural venues, facilities and uses where appropriate and support the development of new cultural venues in town centres and places with good public transport connectivity.

- Identify and promote new, or enhance existing, locally-distinct clusters of cultural facilities, venues and related uses defined as Cultural Quarters, especially where they can provide an anchor for local regeneration and town centre renewal.

- Identify, protect and enhance strategic clusters of cultural attractions.”

Why? // Dalston has been subject to numerous closing of its creative spaces. One of the most notable is the ‘Doomed Gallery’, a rent-able exhibition space in a basement along Ridley Road Market. The space was approachable, cheap and provided a place for people to enjoy art, create art and support it. The closing of this space was a huge loss for the creative industry. Other spaces alike this include ‘Tunnel’ and ‘Alibi’, two club/exhibition spaces lost in the past 5 years. These closures signify a larger London-wide problem with closure of creative space, despite London’s creative sector contributing £47bn to the UK economy every year and accounting for one in six jobs in the capital. The creative industries need studios to create their work – helping to provide jobs, developing the talent of the future, shaping local communities, and maintaining London as the global capital of culture. Therefore, we advise to continue to protect these spaces, avoiding repeats of past closures.

Figure 53: Doomed Gallery

Figure 54: The Rio Cinema

Figure 55: OTO Project Space

How? // Such spaces to be protected include: F22, SPACE, Cell’s, Lighthouse, BSMT Space, Ramp Gallery, Dalston Library, SET, Oto Project Space, Dalston Pier, Dalston Heights, The Rio, The Blue Studios, and many more.

Tools // Formal Tool - Guidance and Control. Informal Tool Evidence.

Where? // These creative spaces are scattered across Dalston.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Figure 56: Ramp Gallery 45

CR02

fund creative space

Character Zone // All. Intervention // Uphold and support creative space across London through specific funding, assistance and priority schemes for the needs of the industry.

small or informal organisations and groups as well as individuals as it is often harder for them to access funding.

Culture Seeds is part of the Mayor of London’s Strategy for Culture, Culture for all Londoners. It’s part of the Mayor’s ambition to put culture at the heart of local communities, where it belongs.

Policy // To fund existing and future creative industries in the Dalston area. This industry includes art, film, music, literature, theatre and so fourth, including spaces such as studios, rehearsal spaces, gig spaces, exhibition spaces, galleries, cinemas, etc. We propose to declare Dalston as a Creative Enterprise Zone, a suggestion made by the New London Plan. The London Plan cites Policy HC5: “Where a Creative Enterprise Zone has been identified, Local Plan policies should: - Consider the use of vacant properties and land for pop-ups or meanwhile uses for cultural and creative activities during the day and at night-time to stimulate vibrancy and viability and promote diversity in town centres, Cultural Quarters and other areas.

- Ensure that Opportunity Areas and large-scale mixed-use developments include new cultural venues and/or facilities and spaces for outdoor cultural events.

- Develop, enhance, protect and manage new and existing creative workspace, providing flexibility for changing business needs, and an attractive business environment including related ancillary facilities - Support existing, and the development of new, cultural venues within the Creative Enterprise Zone - Help deliver spaces that are suitable, attractive and affordable for the creative industries, taking into account the particular requirements of established and emerging creative businesses.”

Figure 57: Culture Seeds, London

Figure 58: Culture Seeds, London

Why? // In funding these projects and businesses, many more will likely flourish in creative industries, and can contribute greatly to the ever-growing London creative sector.

How? // In seeking to create a scheme for creative industries, this policy prioritises three distinct aspects: space, support and funding. The space aspect will entail keeping certain provisions for creative industry, so that there is specific sites that are primarily creative sites and will remain as such along the high street. These provisions will protect space, and create known locations for artists and musicians to occupy, without worry of shortage. Support is exclusively to advise and assist the creative industry when it is needed.

Funding is proposed to be available for businesses and creatives in need financially. This will exist in the form of bursaries to start businesses, loans to assist with start-up costs and other financial deficits that may occur.

Tools // Formal Tool - Guidance. Informal Tool - Promotion and Assisstance.

Where? // Funding can be available for existing and future start-ups, promising and potentially successful projects.

Example // Culture Seeds, London - Culture Seeds was a twoyear funding programme offering grants of between £1,000£5,000. Grants support community-led cultural projects in every London borough. Culture Seeds supports not-for-profit, BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

46

// Creativity Map

Figure 59: A Map of Creativity Current Creative Industry Potential Creative Industry Closed Creative Industry BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

47

3.5.2 // Strategy Response

3.5.3 // Policy Summary

A Zero-Carbon Dalston Many of these creative spaces act as temporary and meanwhile spaces, and can be generated through simply occupying disused spaces across the city. In allowing the creative industry to occupy these temporary unused areas, it eradicates the need to build more, potentially causing extra waste and pollution to the local area. Where these spaces have infinite uses, it eradicates the need for multiple builds, which may disturb Dalston’s townscape and will result in further development.

A High Street For All The creative industries contribute a wealth of culture and character to any area, and add massively to the London economy. In prioritising and protecting Dalston, its art and its creatives, as well as inviting more to contribute to this industry, this policy will distinguish Dalston as an inclusive high street where anyone is able to discover their creative side. These policy interventions will ensure a cultural future for Dalston as a major town centre, and will act as a home for emancipation and expression in London.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Low

Medium

High

1.

Financial Feasibility

2.

Similarity to Past AAP

3.

Wider Policy Conformity

4.

Response to High Streets for All

5.

Response to A Zero-Carbon Dalston

48

4.0 // DESIGN GUIDANCE TOOLS Section Four assesses each design tool used for each objective and policy, whether it be informal or formal, comparing it to the prior Dalston AAP. In using Matthew Carmona’s tecnique of urban design tools, we can further detect how these specific policies interact with one another the the location they are based within.

4.1 // Retail & Economy 4.2 // Culture, Character & Conservation 4.3 // Public Realm 4.4 // Housing 4.5 // Creativity

RE01

RE02

day-time economy FORMAL

night-time economy FORMAL

RE03 meanwhile space FORMAL

guidance

guidance

guidance

incentive

control

incentive

control

control

CC01

CC02

conserve INFORMAL & FORMAL

restore INFORMAL & FORMAL

CC03 integrate FORMAL

control

guidance

guidance

evidence

incentive

incentive

knowledge

knowledge

CC04 inform INFORMAL & FORMAL

PR01

inclusive transport INFORMAL & FORMAL

PR02

interactive landscapes & natural surveillance INFORMAL & FORMAL

guidance

guidance

promotion

control

evaluation

knowledge

knowledge

PR03

PR04

hierarchy of social spaces INFORMAL & FORMAL guidance incentive knowledge assisstance

temporality of space INFORMAL & FORMAL

HO02

CR01

temporary & affordable housing INFORMAL & FORMAL guidance control knowledge evidence

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

guidance

PR05

wayfinding & signage INFORMAL & FORMAL

guidance

guidance

knowledge

control knowledge

protect existing industry INFORMAL & FORMAL guidance

CR02 fund creative space INFORMAL & FORMAL control

control

promotion

evidence

assisstance

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4.1 // Retail & Economy POLICY

TOOL Formal Tools - Guidance, Incentive and Control.

WHY?

COMPARISON TO AAP

Guidance for restaurants and cafes on how to make most of the location for spill-out and having a vibrant ambience.

The initial AAP document set out policies for mixed-use development as part of the regeneration proposal such that there is a balance of different uses - similar to that in the revised AAP. However, in the initial AAP, it is more of a suggestion and thus, guidance rather control.

The revised AAP document uses guidance as well as incentives for developers such that the expected mixed-use development takes shape on the ground.

The initial AAP document also identifies certain work sectors as priority sectors that must be a part of site development, suggests a site area range that shall be favoured, and suggests PPP between Council and Developers for large retail-led proposals.

The policy also requires new development to not displace the shops or shopping frontages encouraged in the retail strategy under the London plan. Further, the evening economy and potential community-based crime prevention scheme was also proposed.

This is similar to the revised AAP, wherein displacement of small businesses is not allowed unless another adequate location is provided in exchange, and a hazard-mitigation plan has to be submitted before the development of buildings related to the nighttime economy.

Proposals which were absent in the initial AAP and whose related aspects are covered under the revised AAP include an emphasis on preserving Ridley Road Market specifically and providing affordable workspaces. Further, Incentives and Control are both used to make sure there is no room for misinterpretation of the objectives and policies.

Guidance and Incentives for integrating retail, storage spaces, and office spaces just that small business are benefited.

RE01

Control has been enacted for preserving Ridley Road Market as well as local retailers and shop owners.

Formal Tools - Control and Guidance.

Guidance had been provided on how to improve the night-time economy in Dalston including development, function, and maintenance of restaurants, bars and cafes.

Control has been enacted to make sure there is no negative influence on residents’ day to day life and to ensure safety and security for everyone in the area.

RE02

Formal Tools - Guidance, Incentive and Control.

RE03

Guidance has been given on creative and innovative usage of vacant buildings and spaces for the purposes of creative work or by small business.

Incentives have been given to convince developers and property owners to help smallscale entrepreneurs and to invest in long-term redevelopment projects.

Control has been put in place to set baseline rules for making new spaces available for meanwhile uses and to protect them against unseen troubles.

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4.2 // Culture, Character & Conservation POLICY

TOOL Informal Tools - Evidence and Knowledge.

CC01

Formal Tools - Control.

Informal Tools - Knowledge Formal Tools - Guidance and Incentive.

CC02

WHY?

COMPARISON TO AAP

Evidence and Knowledge has been gathered on the fun history and functioning of Ridley Road market.

Control is to be enacted to conserve the area in order to preserve it from future development and gentrification.

The initial AAP document set out policies that specify to conserve buildings and open spaces with architectural or historic importance. It further proposes improvement and protection of these listed buildings and areas through incentives.

This revised AAP document provides Guidance on maintaining and repairing the heritage sites and locally listed buildings, while also giving Incentives for restoration. It further enacts Control to conserve the Ridley Road market area.

The initial AAP document identifies the areas and/ or streets that are of importance in maintaining the building heights such that it supports the local character and townscape. In cases where there is a room for multiple interpretations, the document through a combination of control and guidance tries to explain exactly what is expected and the kind of development that is discouraged. However, it does not set a fine line for building heights being constant and identifies certain opportunity sites where development up to 8 storeys or more were allowed.

This revised AAP document establishes building heights to be an integral part of the townscape and thus, does not promote or propose any development above 5 storeys.

Knowledge in terms of identifying the key heritage assets has been used.

Guidance has been given on maintaining and repairing the heritage assets.

Incentives are to be given for funding the restoration of rundown Listed and Locally Listed buildings.

Formal Tools - Guidance and Incentive.

Guidance has been given on repurposing of Grade II Listed and Locally Listed buildings.

Incentives have been given to encourage services and businesses to occupy empty heritage assets.

Formal Tools - Guidance.

Guidance has been given on how to encourage wayfinding and education about Dalston.

Promoting local artists as well as encouraging residents to participate in competitions that shall add to the different types of wayfinding approaches.

CC03

Informal Tools - Promotion.

CC04

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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4.3 // Public Realm POLICY

TOOL Formal Tools Guidance and Control.

PR01

Informal Tools Knowledge.

Formal Tools Guidance.

PR02

Informal Tools Knowledge and Evaluation.

Formal Tools Guidance and Incentive.

Informal Tools Knowledge and Assisstance.

PR03

Formal Tools Guidance.

PR04

Informal Tools Knowledge.

Formal Tools Guidance and Control.

PR05

Informal Tools Knowledge.

WHY? Guidance will be given through the development of standards for the high street with the use of coding and policies which will be enforced with the creation and maintenance of shared and low emission spaces.

Control will be initiated through the adoption of developments and in ensuring the area remains a space of greener modes of transport through setting baseline rules.

Knowledge through the use of practice guides and case studies to inform the initiatives that will be put forward.

Guidance will be set through design frameworks and set standards on the permeability of space as well as ensuring sufficient lighting, furniture, and street art.

Knowledge through the use of case studies is used to inform about the standards and frameworks used within the design guidance.

Evaluation of place-based design reviews will be used to inform the dialogue of appropriate measures and propositions to create the most efficient forms of interactive landscapes and natural surveillance.

Guidance is given through standards for new buildings and renewed spaces which will require or guide the inclusion of a minimum physical space set aside for social benefit. Further, location for certain interventions is also mentioned.

Incentive through management and investment from stakeholders to deliver a series of adequate social spaces to be enjoyed by local residents and visitors to Dlaston.

Knowledge through the use of case studies that will influence the application of social spaces in Dalston.

Assistance will be implemented through the use of pool-funding, which will then translate to a public realm task force in the future to both create and maintain these social spaces.

Guidance is given on setting standards to accommodate the development of spaces which are flexible to change and create places which therefore can accommodate temporalities.

Knowledge by using case studies to inform and guide the changes to the townscape to ensure a flexibility within the built environment is implemented efficiently.

Guidance is given for standards and frameworks which will inform the ways in which street design is implemented to support efficient use and implementation of wayfinding and signage throughout the site.

Control will be enacted for the adoption of these guidelines and frameworks within the refurbished townscape.

Knowledge will be gained through the use of case studies to inform the changes to the newly built environment within the streets of Dalston.

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

COMPARISON TO AAP The initial AAP tried to address the issue of lack of public open spaces through two distinct policies on public realm – under which a detailed guiding proposal on the creation of new spaces, active frontages as well as the quality of public realm and pedestrian network were included.

The AAP also had a separate policy on ‘play and recreation’ that focused on informal playable spaces.

However, these were suggestions and lacked the design tool of Control that could have made sure of the implementation.

This revised AAP focuses on the above-mentioned aspect of ‘play spaces’ but also expands the arena of the public realm and includes several other aspects such as - interactive landscapes, natural surveillance, as well as hierarchy and temporality of spaces. The approach under this revised AAP consists of Guidance – which is similar to the initial AAP; but this document also includes the community in the policies through the informal tools of Knowledge, Evaluation, and Assistance.

Along with that, Control is also enacted to assure the implementation of the proposed interventions.

The initial AAP had a different section of Public Transport Improvements and Parking Strategy that was influenced by the redevelopment of the overground station and Crossrail project in the area.

This revised AAP includes inclusive transport, wayfinding, and signage as part of the Public Realm.

The focus under this AAP has been on pedestrians, cyclists as well as other road users and not only car traffic. The policies are backed by Control and Incentive measures for proper adoption of the stated guiding principles, and better implementation of the interventions.

53

4.4 // Housing POLICY

TOOL Formal Tools - Guidance and Incentive.

Informal Tools - Evidence and Knowledge.

WHY? Guidance has been given on which development sites can accommodate new temporary housing and how it fits in with the existing townscape.

Control has to be enacted to make sure the design and quality of housing matches the standards and to be fair and logical in deciding who the residents of these dwellings shall be.

HO01

Evidence of the need and availability of affordable housing in London has been used as a base.

The case study of Ladywell, Lewisham, London has been used as an exemplar – Knowledge.

COMPARISON TO AAP The initial AAP document consisted of policy suggesting mixed tenure development with varying unit sizes as part of the mixed-use development for the 2026 planning period.

However, it only mentioned the inclusion of Affordable Housing, and no further details were given as such. It rather mentioned that further guidance will be available as part of the Affordable Housing Supplementary Planning Document.

This revised AAP tackles the issue of Affordable Housing with quick yet long term solutions, and thus, uses the tools of Guidance and Control to be inspired from (not replicate) the housing development of Ladywell, Lewisham in London.

4.5 // Creativity POLICY

TOOL Formal Tools Control.

Guidance and

Informal Tools - Evidence.

WHY? Guidance has been given on protecting and maintaining cultural venues and spaces for the creative industry.

Control has been enacted by listing the spaces that need to be protected.

CR01

Evidence has been used to establish the importance of the creative sector in London’s economy as well as the influence of closure of creative spaces In Dalston.

Formal Tools - Control.

Informal Tools - Promotion and Assisstance.

CR02

Control has been enacted by keeping specific sites primarily for the creative industry.

COMPARISON TO AAP The initial AAP intended on merging the creative sector with the community, and encouraged development of new cultural facilities and art venues such that they are merged with economic and public realm interventions.

This revised AAP treats Creativity and Community as two separate entities on purpose.

The intention is to allow both the sectors to thrive individually and it was felt that merging them may alter their significance.

Promotion of the creative industry by declaring Dalston as a Creative Enterprise Zone.

Assistance in terms of finance shall be given to assist with start-up costs and other financial deficits that may occur.

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5.0 // DELIVERY Section Five depicts the next 20 years after this AAP. In planning the future ahead, we begin with a 5 year framework, then another 5, and then a 10 year framework. The phasing is detailed in a graphic below, illustrating how each objective policy will be implemented alongside it’s counterparts. The delivery of these is detailed, revealing the resasons for these phase decisions.

5.1 // Delivery

2040

2030

2025

CC01 CC02 CC03 CC04

PR03

RE01 RE02

PR01 PR03 PR05

RE01 RE03

PR02 PR04 PR05

HO01

CR02

CR01

2020

Retail & Economy

Culture, Character & Conservation

BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

Public Realm

Housing

Creativity

56

5.1 // Delivery 01 // Retail & Economy 2020 - 2025 RE01: Daytime Economy - supporting Small scale-independent retail and promoting ‘Food and Drink’ places and stores.

Small-scale retailers will be part of the frontage development projects as well as new or re-development projects and can be functioning within the first two years. Restaurants and cafés’ proposals that can be achieved through restricting existing buildings or through layout changes and re-development can also be active and working in the first two years. Some new projects may take a little longer.

RE03: Meanwhile Spaces - building Market Squares and providing Affordable workspaces. Pop-up Market will be functioning within the initial six months after discussion among the residents and local shop owners. Vacant buildings that have no dedicated use for more than six months shall be put on the market as available for temporary usage and shall stay on the market as temporary workspace unless decided otherwise by the owners or planning authorities.

ture, green barriers and improvement of general landscapes.

Basic street furnishing such as lighting will be replaced with new and improved solar LED lighting that replicates natural daylight to create safer spaces. Public squares will be cleaned and wall art will be introduced to create a sense of ownership of space. These can take place in existing spaces and will not require extensive changes to existing spaces.

PR04: Temporality of Space - Introducing smart street furniture. The additions of street furniture will be encouraged from the very beginning of redevelopment as the temporality of these furniture means when the streets come to be redeveloped they can be moved around or stored whilst the sites are under construction. They will, therefore, provide positive changes to the site from the beginning and continue to do so during and after redevelopment.

PR05: Wayfinding and Signage - Introducing flowering gardens, coloured wayfinding lines, street maps, textured pavements and interactive furniture. Existing signs will be replaced with new colour-coded and inclusive signs which include braille, installing these will cause little to no disturbance to the surrounding environments with the exception of short-term noise pollution.

2025 - 2030

2025 - 2030

PR01: Inclusive Transport - Pedestrianization of Ashwin Street. Shared space created in Kingsland HIgh street. All ‘other’ connective streets were reinvigorated and green wayfinding. This will require policies and designing that will take a few years to both construct and enact.

RE01: Daytime Economy - commerce and office spaces. New or re-development projects shall have large dedicated commercial and office spaces. Such development projects may take longer in the planning phase as well as the construction. The projects are thus, part of phase two implementation.

PR03: Encouraging Social Spaces - Renewing streets and public squares and adding pocket parks alongside green street furniture (as part of the green hierarchy). This will be developed alongside policy one as aspects of the changing street will enable space for pocket parks and greening.

RE02: Night-time Economy and Thriving Night-life - Re-development and new development of buildings for the above-mentioned policies may take a few years for design and construction.

Also, the noise and hazard mitigation plan submitted for the restaurants, bars and cafes need to be evaluated and tested before they can function as expected.

PR05: Wayfinding - After streets are resurfaced and refurbished coloured lines will be introduced in some spaces as a form of wayfinding through particular spaces, this will enable users to find the best route depending on their mode of transport e.g. cycling.

02 // Culture, Character & Conservation

2030 - 2040

CC01: Conserve, CC02: Restore , CC03: Integrate, CC04: Inform - An application submission for a Conservation Management Plan will be put forward. Artistic competitions will be held for Dalston locals to create maps of Dalston. More historic information signs in the town centre will be added.

PR03: Encouraging Social Spaces - Rooftop gardens and vertical green/interactive walls will be initiated once new builds and refurbishment of buildings take place. This can only take place one changes to the roofs of existing built structures takes place. This will be the last stage of policy Three which will mostly require the space both within and above (roofs) of new builds, therefore it must wait for refurbishments and designation of spaces throughout phase two to take place.

2025 - 2030

04 // Housing

CC01: Conserve, CC02: Restore , CC03: Integrate, CC04: Inform - The restored buildings will be re-purposed and filled with community services and local businesses.

2030 - 2040

2020 - 2025

03 // Public Realm 2020 - 2025 PR02: Interactive Landscapes and Natural Surveillance - Improving liminal spaces and public squares with street furni BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

HO01: Temporary Housing - This project requires large-scale funding from the local government, as well as thorough community engagement and consultation. Therefore, this project is planned for the third phase, when we predict that Dalston would have had time to expand it’s economy and have the financial ability to fund a large housing intervention. This development, predicted to start 10 years after the AAP implementation, will best excel at the later half of the phasing.

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05 // Creativity 2020 - 2025 CR01: Protect Existing Industry - Whilst both policies Protecting the existing industry is an action that can be quicker to enforce, and will have immediate effect. This period has been deciphered to take 2.5 years, where different existing creative spaces will be protected as sites of significance and creative purpose.

CR02: Fund Creative Space - The second phase of this objective intervention will extend and reinforce the first. Whilst protection will be the start of establishing Dalston as a Creative Enterprise Zone, funding creative space will be detrimental in implmenting this policy. Funding these spaces will require extensive consultation and changes to government and public funding, which is why we have placed this on the later phase, to begin after protection has occured.

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6.0 // CONCLUSION Section Six depicts a future for Dalston, referring back to the Vision image. This vision illustrates the major town centre in 2040, and it’s most enhanced and key factors to existing as a high street for all. The exciting and inclusive vision that we see for Dalston will have an offering for everyone that wishes to live or visit there, representing a distinct side to London’s town centres.

6.1 // Dalston 2040: Vision Image 6.2 // Contributions

6.2 // Dalston 2040: Image CONNECTED

SAFE

ADAPTABLE

LOCAL

24/7

MIXED-USE

PERMEABLE

SUSTAINABLE

TEMPORARY

CREATIVE

CULTURAL

SOCIAL

TRUSTWORTHY

ZEROCARBON

INCLUSIVE

DIVERSE

TACTICAL

MIXED-USE

HOME

ACCESSIBLE

Figure 61: 2040 Dalston Vision Image BPLN0057 URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL

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6.3 // Contributions Savannah Gladstone

Ideas and debates were bounced between group members in order to find the best approach for our project. Post-shutdown, our group members returned to their homes, some out of London, which added a strain to our group work. However, we began Skype meetings swiftly, both as a group and with Omar, in order to keep progressing. I feel like we have worked to the best of our ability and equally, against adversity, to curate and complete this project, which we are very proud of.

My main role was to put the final document together, I also created the policies for the ‘Housing’ and ‘Creativity’ policies, as well as the AAP Framework and a number of other small tasks. We worked great as a group, where we all used our strengths to put together a piece of work that we are all very much proud of. When being struck with this pandemic and the implications it has had on group work, we proceeded to conduct all meetings on Skype through video-chat and collaboratively worked on online documents, reading and editing each others text where we were not able to comment on it in person. Despite the difficulties that this posed, we were able to work together to finish this document.

Ronika Postaria The group has been excited and hard-working since the beginning. Everyone was active and participating equally in site visits and weekly group meetings. I feel our group was efficient in discussing ideas and proposals before the COVID-19 outbreak and university closure. Everyone, thus, had a clear understanding of what needs to be done and it reduced the stress we might have faced while making such decisions online.

We set small achievable tasks for ourselves as we progressed through the module and that helped us in our weekly discussions with Omar. All group members were understanding of each others’ changing circumstances due to the COVID-19 situation.

It was amazing how all the members were constantly encouraging each other and tried staying positive. We were quick to set a time for Skype group calls and everyone volunteered to do a bit extra work as needed. I feel though the group work was affected by the unseen circumstance, we were not demotivated, and everyone gave their best.

Jeri Lee Hulme Prior to COVID-19 the group was working well together and completing individual work. The group regularly met up outside of tutorials, completed a site visit and attended tutorials with Omar. Goals were set each week within our meetings that we were to attend before the next meeting which was in line with the original deadlines, these goals were created amongst the group through idea sharing and looking at the guidelines.

Since COVID-19 worries grew and post-lockdown the task became inherently more difficult since physical group meetings were no longer an option and we had to cancel a final site visit we were planning on taking together. Despite this, we started straight away with Skype meetings, both as a group and once with Omar to keep progressing towards the new deadline. I feel like the group has really worked well and despite the unfortunate conditions the group worked amazingly to keep each other updated with work, ideas and goals to complete the project, which we are really happy with and proud of as a team.

Mollie Foley Leading up to the COVID-19 situation, the group was working well, with regular tutorials with Omar, separate weekly group meetings and equal individual working. We set small goals to reach in order to keep on track for the original deadline.

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// REFERENCES The London Plan (2016) ‘The Spatial Development Strategy for London consolidated with alterations since 2011’, (Greater London Authority: London) London School Economics Report (2017) ‘High Streets For All - Report’ , (Greater London Authority: London) Just Space (2016) ‘Towards a Community-Led Plan for London - Policy directions and proposals’,https:// justspacelondon.files.wordpress.com/2013/09/just-space-a4-community-led-london-plan.pdf , Last Accessed 10/03/2020 London’s Environment Strategy (2016) ‘London’s Environment Strategy’, (Greater London Authority: London) Local Development Framework (2011) ‘Dalston Area Action Plan’ https://hackney.gov.uk/dalston-spd/, Last Accessed 02/03/2020 Department for Transport (2005) ‘Inclusive Mobility - Web Version’, https://www.gov.uk/government/publications/inclusive-mobility/inclusive-mobility, Last Accessed 25/02/2020 Department for Transport (2007) ‘Traffic Calming’, https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/329454/ltn-1-07_Traffic-calming.pdf, Last Accessed 29/03/2020 European Commision (2015) ‘Reclaiming city streets for people - Chaos or quality of life?’ https:// ec.europa.eu/environment/pubs/pdf/streets_people.pdf, Last Accessed 25/02/2020 London Borough of Hackney (2013). Dalston Area Action Plan. [online] London. Available at: https:// drive.google.com/file/d/13-EaItwz4GYMGB3_DzuSxU3plI21kS_A/view [Accessed 17 Jan. 2020].

Ministry of Housing, Communities and Local Government. (2019). National Planning Policy Framework. [online] London: Government Publications. Available at: https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/810197/NPPF_Feb_2019_revised.pdf [Accessed 4 Feb. 2020].

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