Project Directory : At Home in the Lonely City

PROJECT DIRECTORY. AT HOME IN THE LONELY CIT Y

Shaun Matthews

MPhil in Architecture and Urban Studies University of Cambridge

INTRODUCTION. This directory intends to set out both the proposal and influencing context for a hypothetical design project which responds to research undertaken within my design thesis.

Current redevelopment practices employed across the city can be regarded as a significant contributor to the prevalence of loneliness, affecting most predominantly young adults, who are frequently displaced.

Recognising this relationship and the accompanying narrative, this project proposes an alternative redevelopment strategy, in response to the specific conditions of a site in Poplar, Tower Hamlets. Not seen as a solution to loneliness or gentrification, but rather facilitating the opportunity for an alternative narrative.

INTRODUCTION. LONELINESS

Loneliness has received increased proliferation throughout the media and public opinion over the past two years attributed greatly to the BBC’s ‘Loneliness Experiment’, which identified the rather unsettling prevalence currently experienced across the UK, and particularly by young adults (BBC, 2018). Leading to the Government appointing the first-ever Minister for Loneliness in October 2018, whilst publishing their ‘Loneliness Strategy’, which identifies, alongside other contributors; transport, access to community space, neighbourhood design and housing (GOV, 2018), advocating for more research to better understand their potential impact.

The theoretical research accompanying this design project has attempted to explore the potential relationship between residential architecture and contemporary urban loneliness. Employing a site within Tower Hamlets - referred to as West Poplar -which has provided an opportunity to understand the potential socio-spatial contributors of the residential environment. The project takes a particular focus on young adults, identified as the worst affected demographic in the UK. Contributors to loneliness can be understood as producing a discrepancy between an individuals desired and actual social relations. Defined within the literature as ‘predisposing factors’ and ‘precipitating events’, which can influence an individual’s expectation and desire for social relations or restrict access and the formation of actual social relations (Perlman and Peplau, 1984, p23). Predisposing factors include personal characteristics, situational determinants and cultural values and norms which make people vulnerable to loneliness - whilst precipitating events can be understood as transitions or changes in an individual’s socialising patterns that trigger loneliness.

40%

37% 35%

34%

33%

31%

Personal

27%

Cultural Values

*Situational

Characteristics

and Norms

Determinants

PREDISPOSING FACTORS

Influence both

16-24

25-34

35-44

45-54

55-64

65-74

75+

Needed or desired social

Actual or achieved social

relations

relations

+

*PRECIPITATING E VENT

Discrepancy

between desired

and actual social relations

EXPERIENCE OF LONELINESS (Dependent on cognitions and past experiences)

Model of the causes of Loneliness adapted from (Perlman, and Peplau, 1984. p23)

INTRODUCTION. LONELINESS

Following this model an understanding of the possible relationship between loneliness and the built environment has received growing interest from external organisations and professionals associated with the built environment, recognising its potential to inform future design. These include architectural practices, residential developers, built-environment consultants, Universities and Design Think Tanks (DTT). I have been working in collaboration with ‘The Loneliness Lab’ a DTT, which has brought together academics, professionals and policy-makers to try and re-imagine the spaces within the city and how they may influence loneliness. The Lab is partially funded by the multinational residential developer Lendlease, whose invested interest further highlights the growing importance of this topic, and who have the potential to influence the way planners, builders and architects create spaces. Our work at the LAb is currently informing the Governmnet’s latest loneliness strategy.

SITUATIONAL DETERMINANTS Transport

Gated Community Walkability Distance Poverty

Privatisation of Space

Bethan Harris

Perception of Safety

High Population Turnover

Shaun Matthews Anwyn Hocking

Thomas Bryans

PRECIPITATING EVENTS

IF_DO

Moving home Moving job

Unemployment

Victoria Hill

Changing Social Infrastructure Redevelopment

Single Occupancy

Harry Knibb

Working Habits

Housing Tenure

Increasing Housing Costs

Gill Flexen

Empty Homes

Bedroom Communities Lack of Identity Safety

James Duggan

Pauline Martin Jake Heitland Jenny Sawyer

Monica Hundal

Governments’ Loneliness Strategy.

Whilst working with the Lab, we were commissioned to produce a literature review, combined with group discussions, specifically identifying contributors to loneliness for young adults.

The built environment was only identified directly in a few cases and predominately associated with social isolation like; single occupancy, privatisation of public space, declining social infrastructure, accessibility and working habits. However, also indirectly associated with contributors like; high population turnover, housing tenure, transitions, regeneration, poverty, increasing housing costs The built environment contributors identified within both my theoretical research and collaboration with the Loneliness Lab can be regarded as both situational determinants and precipitating events, as shown.

INTRODUCTION. LONELINESS

With respect to the specific context of Tower Hamlets I found that it was primarily the contributors associated with both the ‘Process’ and ‘Characteristics’ of residential redevelopment that potentially had the greatest influence upon the prevalence of loneliness for young adults. Discussion with existing residents and young adults who had previously lived in the area reaffirmed the relevancy of these contributors.

PROCESS OF HOUSING DELIVERY (PRECIPITATING EVENT)

Typical redevelopment

High-density typologies

CHARACTERISTICS OF RESIDENTIAL ENVIRONMENT Complete Demolition

Existing site

(SITUATIONAL DETERMINANT)

INTRODUCTION. LONELINESS

PROCESS OF HOUSING DELIVERY

CHARACTERISTICS OF THE RESIDENTIAL ENVIRONMENT

(PRECIPITATING EVENT)

(SITUATIONAL DETERMINANT)

The physical displacement of existing residents, predominately poorer and younger.

High-density typologies with inactive street conditions, discouraging engagement within the home environment

Changing of existing social infrastructure leading to neighbourhood resource displacement

Limited transitional social spaces providing varying levels of intimacy.

The loss of familiar and recognisable social spaces contributing to emotional loneliness

Lack of identity and diversity of spatial conditions offering opportunities for interactions.

Access

Density

Identity

Access Density Identity

Group Size Group Size Shared SpaceSpace Shared Visibility Visibility Layout

Layout

*

Festinger, Schachter & Back (1950) Lynch (1960)

*

Rosow (1961) Jacobs (1964)

*

Baum and Valins(1973)

*

Newman (1973)

*

Bickman, et al (1973)

*

Heilweil (1973)

*

Amick & Kviz (1975)

*

This may be understood in that characteristics of the residential environment may facilitated what is referred to as affordances, actions and interactions which potentially influence social relations. The table on the opposing side identifies characteristics which have been discussed or studied within the literature with respect to influencing social relations or behaviour. As you can see the majority has focused on the neighbourhood and street, with more recently studies on co-housing.

Orientation Orientation Transitional space Transitional space

INTRODUCTION. LONELINESS

Ebbesen, Kjos, and Konecni (1976) Alexander (1977)

* *

Moos (1978)

*

CHARACTERISTICS OF RESIDENTIAL ENVIRONMENT

(Banerjee & Baer, 1978).

Baum and Davis (1980) Whyte (1980)

*

Appleyard (1981) Gehl (1987)

*

McCamant + Durret (1994)

*

Hanson (1996)

*

Bothwell, et al (1998)

*

de Jong Gierveld & van Tilburg (1999)

*

Abu-Gazzeh, (1999)

*

Fromm (2000)

*

(ACTIONS AND INTERACTIONS)

*

AFFORDANCES

Perkins et al. (1990)

Torres-Antonini (2001) OIdenburg (2001)

* *

Cozens & Killier (2008)

*

Bramley & Power (2009)

*

Rogers & Sukolratanameteeb (2009)

*

Raman (2010)

*

Can (2012) Birchall, (2014)

*

Arundel & Ronald (2015)

*

Easterbrook and Vignoles, (2015)

*

Hochschild (2015)

*

Kleit (2016)

*

SOCIAL RELATIONS

Williams (2005)

Abass, et al (2020)

INTRODUCTION. SITE

BOROUGH - TOWER HAMLETS

WARD - POPLAR

The site is located within the London Borough of Tower Hamlets, one of 12 inner London Boroughs, positioned on the North bank of the River Thames.

This central London location means land for new housing development is scarce which has led to the frequent and highly contentious redevelopment of existing council estates.

Poplar is a Ward within the London Borough of Tower Hamlets located between Lansbury to the North and Canary Wharf to the South. In recent years it has seen the approval of multiple large-scale redevelopment projects typical of the characteristics and process identified previously.

Outer London

Inner London

TOWER HAMLETS Lansbury

POPLAR

River Thames

Canary Wharf

INTRODUCTION. SITE

SITE The area of West Poplar was selected due to its proximity to various other large-scale redevelopments expected to be completed within the next few years. In addition to the area’s relatively low housing density and partial inclusion of two council estates, both The Will Crooks Estate and Birchfield Estate. Making the site a possible location for future redevelopment, especially following the imminent completion of the Elisabeth line, expected to increase land values significantly.

LANSBURY

POPLAR

CANARY WHARF

Chrisp Street Market

Robin Hood Gardens

North Quay

INTRODUCTION. SITE

This document will reference both the study site - the larger area indicated on this illustration and defined as West Poplar - as well as the proposal site - the smaller area inclusive of Saltwell street.

This is because the proposal is envisioned as a pilot scheme for the broader West Poplar area, making the analysis of both appropriate.

PROPOSAL SITE

STUDY SITE East India Dock

Saltwell Street Poplar High

Street

Road A12

INTRODUCTION. PROPOSAL

Proposed Alternative The proposal is envisioned as an alternative to a hypothetical narrative involving the typical redevelopment of West Poplar through the wholesale demolition of the existing homes. Responding to the concerns identified with the current process and accompanying characteristics of residential redevelopment within Poplar and surrounding Wards. Acknowledging current development as both a potential predisposing factor and precipitating event contributing to the prevalence of loneliness for young adults. Instead this project will highlight the opportunities for augmenting the existing residential environment with additional housing through an integrative development process, acknowledging London’s crucial need for additional homes whilst attempting to maintain and increase the diversity of the existing environment.

Existing site

Density increased through integration of additional housing

CONTEXT.

CONTEXT. DEMOGRAPHICS POPULATION 317,700 Tower Hamlets

Projected population growth 2018-2028 (TH, 2019)

7,600 Poplar

Population increase 2000-2027 (TH, 2018)

Population (000s)

420

360

51% + 31% - 50% 11% - 30% 1% - 10% <0%

+ every day.

Lansbury

300

Poplar 240

Canary Wharf Blackwall and Cubitt Town

180 2000

2005

2010

2015

2020

2025

“The fastest growing population in the UK” Tower Hamlets has seen the fastest population increase out of all 391 local authorities in the UK, with a 37 per cent change over 10 years (2007-2017). The population is predicted to reach 365,000 by 2027, equivalent to 15 new residents every day (TH, 2018).

This growth is closely linked to the large volume of new housing being constructed in the Borough.

Whilst the population of the Borough is significantly increasing as a whole, the Ward of Poplar has began to see a reduction in growth. Although expected to increase with the completion of the Blackwall Reach development, in 2022.

“2nd most densely populated local authority” Percentage increase population (ONS, 2017)

Tower Hamlets

80%

60%

40%

Poplar

20%

0%

2001

2006

2011

2016

2021

Like many of the surrounding Wards Poplar is predicted a large growth in population over the next 10 years. The growth however is only expected in the Eastern half of the Ward, while the Western portion is expected to remain relatively unchanged. This predicted growth will mean the population density of West Poplar will be significantly lower than East Poplar and surrounding Wards. Tower Hamlets currently has the 2nd highest population density in the UK, behind Islington (TH, 2018).

Population Density.

People/km2

Tower Hamlets

16,000

Canary Wharf

13,000

Poplar

14,800

Lansbury

15,400

1%

CONTEXT. DEMOGRAPHICS

0

Proportion of Population by Age (TH, 2018)

Highest proportion of young adults

Tower Hamlets Highest London Value Lowest London Value Range of London Values

3%

10

20

30

40

50

60

70

Population growth by Age Group 2007-2017 (TH, 2018)

0 to 19

“Largest Population growth in 20-39 year-olds”

80

90

+16,100

The Borough is continuing to see the largest population growth of residents between the age +16,100 of 20-39 years, with approximately 37,600 moving to the Borough between the years 2007-2017. This trend has continued +37,600 in recent years with the Borough attracting young professionals through employment opportunities, improved connectivity and relatively low+22,800 housing costs. This has also begun to influence the social infrastructure and housing provided within new developments and the surrounding area.

0 to 19

+37,600

20 to 39 2%

20 to 39

40 to 59

+22,800

40 to 59

1% 60 to 79

60 to 79

Lowest proportion of elderly 0

10

20

30

40

“Highest proportion of residents aged 21-28” From the chart you can see that Tower Hamlets has the highest proportion of residents between the ages of 21-28 years, and lowest proportion of residents over the age of 40 years. The Borough has a median age of 31 years, making it 4th youngest local authority in the UK (TH, 2018). Almost half of the Borough’s population are between the ages of 20-39 providing a particularly appropriate context for this project. The Borough’s young age profile is a reflection of the large amount of young professionals moving to the area for work, along with elderly residents and families forced to move away due to increasing housing costs (Future of London 2018).

50

60

70

80+

80

90

80+

+5,100

+5,100

+900

+900

New Population Original Population

Borough age profile by % (ONS, 2017)

Age:

% of Population

85+ 80 to 84 75 to 79 70 to 74 65 to 69 60 to 64 55 to 59 50 to 54 45 to 49 40 to 44 35 to 39 30 to 34 25 to 29 20 to 24 15 to 19 10 to 14 5 to 9 0 to 4

Population Turnover People/year

47%

Tower Hamlets

23.0%

City of London

26.4%

Islington

27.3%

London Cambridge 0%

10%

20%

9.3% 33.5%

Young residents typically have shorter occupancies, with 77% of the residents who moved out of Tower Hamlets within 5 years aged between 18 and 34 years. As a result the Borough has a relatively high population turnover rate of 23% compared with the London average of 9%, although only 11th highest in the UK. A high population turnover reduces the time residents have to form an attachment to place and social relations within the home environment, therefore potentially encouraging the prevalence of loneliness. Last year 36,000 people moved into the Borough with 29,900 moving out.

CONTEXT. DEMOGRAPHICS 12%

SOCIOECONOMIC -

“Highest levels of income inequality”

>£45,000 £35,000 - 45,000 $30,000 - 35,000 £25,000 - 30,000 <£25,000

Tower Hamlets

£30,760

Poplar

£23,240

Canary Wharf

£40,750

Tower Hamlets

Median Household Income 2018 (TH, 2019)

10%

- ETHNICITY

11%

7%

32%

Population by Major Ethnic group (TH, 2018) Bangladeshi41% British White Other

32%

“Largest Bangladeshi population in the country” 41%

32%

5%

12%

Tower Hamlets is an area of extremes with the highest levels of income inequality in the UK (Tower Hamlets, 2016), as demonstrated by the Wards of Poplar and Canary Wharf. Comprised of predominately the richest and poorest residents in Tower Hamlets, the Wards present two almost completely segregated and polarised communities. This socioeconomic disparity is as evident physically on the urban landscape, with transport infrastructure creating a rather inaccessible boundary, as it is culturally and psychologically amongst the residents (Fraser, 2018).

Medium combined income

7%

10% 12%

Household Income

11%

4%

5%

12%

10% 4%

33%

Lansbury

10%

Poplar

Poplar Canary Wharf

41%

Tower Hamlets is home to approximately 101,600 33% Bangladeshi residents, the single largest population 33% 23% in the country and accounting for 32% of the 23% Boroughs overall Population. Poplar has an even greater proportion of Bangladeshi residents with a majority at 41%, which has encouraged a strong sense of community within the Ward.

12%

11%

7%

10%

23%

As shown on the map the site is located within an area with a high proportion of residents of Bangladeshi Ethnicity.

32%

41%

“The Missing Middle” Tower Hamlets and specifically Poplar have serious unemployment issues, with the Borough recording the highest level of unemployment in London, at 7.7%, with Poplar at 8.9%. The Council has recognised the absence of an intermediate range of employment opportunities within the Borough as a primary contributor (TH, 2016).

>30% 20-30% 10-20% 5-10% 3-5% 2-3% 0-2%

Unemployment

Percentage of economically active population

London

4.5%

Tower Hamlets

7.7%

Poplar

8.9%

Ethnicity Bangladeshi 2017 (CDRC, 2019) 5% 12% 4% 10%

33% 23%

Poplar High Skilled

Low Skilled

CONTEXT. DEMOGRAPHICS 12%

SOCIOECONOMIC -

“Highest levels of income inequality”

>£45,000 £35,000 - 45,000 $30,000 - 35,000 £25,000 - 30,000 <£25,000

Tower Hamlets

£30,760

Poplar

£23,240

Canary Wharf

£40,750

Tower Hamlets

Median Household Income 2018 (TH, 2019)

10%

- ETHNICITY

11%

7%

32%

Population by Major Ethnic group (TH, 2018) Bangladeshi41% British White Other

32%

“Largest Bangladeshi population in the country” 41%

32%

5%

12%

Tower Hamlets is an area of extremes with the highest levels of income inequality in the UK (Tower Hamlets, 2016), as demonstrated by the Wards of Poplar and Canary Wharf. Comprised of predominately the richest and poorest residents in Tower Hamlets, the Wards present two almost completely segregated and polarised communities. This socioeconomic disparity is as evident physically on the urban landscape, with transport infrastructure creating a rather inaccessible boundary, as it is culturally and psychologically amongst the residents (Fraser, 2018).

Medium combined income

7%

10% 12%

Household Income

11%

4%

5%

12%

10% 4%

33%

Lansbury

10%

Poplar

Poplar Canary Wharf

41%

Tower Hamlets is home to approximately 101,600 33% Bangladeshi residents, the single largest population 33% 23% in the country and accounting for 32% of the 23% Boroughs overall Population. Poplar has an even greater proportion of Bangladeshi residents with a majority at 41%, which has encouraged a strong sense of community within the Ward.

12%

11%

7%

10%

23%

As shown on the map the site is located within an area with a high proportion of residents of Bangladeshi Ethnicity.

32%

41%

“The Missing Middle” Tower Hamlets and specifically Poplar have serious unemployment issues, with the Borough recording the highest level of unemployment in London, at 7.7%, with Poplar at 8.9%. The Council has recognised the absence of an intermediate range of employment opportunities within the Borough as a primary contributor (TH, 2016).

>30% 20-30% 10-20% 5-10% 3-5% 2-3% 0-2%

Unemployment

Percentage of economically active population

London

4.5%

Tower Hamlets

7.7%

Poplar

8.9%

Ethnicity Bangladeshi 2017 (CDRC, 2019) 5% 12% 4% 10%

33% 23%

Poplar High Skilled

Low Skilled

CONTEXT. SOCIO-POLITICAL

The current socio-political concerns surrounding largescale redevelopment projects across London would act as a considerable barrier to many redevelopment projects. Terms like ‘regeneration’ and ‘redevelopment’ have become synonymous with gentrification and even social cleansing, and navigating these concerns would be fundamental to gaining the support of both local residents and the wider London community. Whilst acknowledging the this projects position within the wider socio-political debate surrounding gentrification, it must not be employed as a solution, instead emphasising how the unconventional development strategy and specific spatial opportunities of the site may mitigate some of the socio-political concerns attributed to neighbouring redevelopment projects.

Current redevelopment projects in Tower Hamlets like Chrisp Street Market (CSM) and Blackwall Reach (Robin Hood Gardens) have recently received fierce opposition from residents as well as campaigning from the wider London community, resulting in delays and even plans being put on hold, in the case of CSM25.

It will, therefore, be imperative to the success of the project that existing residents and stakeholders are able to differentiate between the standard development process commonly employed, and the non-destructive and integrative method proposed. Disassociating from the negative reputation and socio-political concerns surrounding contemporary large-scale redevelopment.

A close relationship between the Design Team and the Poplar Neighbourhood Planning Forum (PNPF), will provide residents with a familiar means of voicing any needs and concerns, whilst ensuring a succinct understanding of the project from an early stage.

fig. 1 Protests outside RIBA Building over social Cleansing

fig. 3. local residents to CSM oppose development

fig. 2 Protests at Venice Biennale over Robin Hood gardens

fig. 4. Protesters outside Poplar HARCA regarding CSM

CONTEXT. HOUSING NEW DEVELOPMENT DEVELOPMENT STAGE

PROCESS

Redevelopment Infill Brownfield

All Residential development 2007- 2018 TH Planning Portal

200m

Residential delivery TH Planning Portal

Redevelopment

59%

Brownfield

41%

Infill

<1%

As shown the majority of new residential across the area has been delivered through the redevelopment of existing homes or estates, a typically common process due to the Boroughs central location and scarcity of land. This process has frequently been met with fierce opposition from residents and the wider public. Recent brownfield sites like Wood Wharf and Leamouth Peninsula have provided new opportunities for largescale residential development, while Infill currently accounts for less than 1%.

CLIENT Private Mixed Council/Housing association Mixed

200m Mixed

Completed Approved Submitted Proposed

20%

20%

Project lead TH Planning Portal

200m

Private

Council/Housing Mixed 4% Association

Mixed This map identifies all of the residential developments across Poplar and the surrounding wards since the announcement of Crossrail in 2007. As shown there are multiple submitted and proposed developments surrounding the site, reacting to the increased predicted PTAL scores and land values.

20%

Completed 9205 Approved

10838

Submitted

3677

Proposed

2000*

*Estimates by Council

76%

20%

The majority of all residential projects in the area are privately funded, with 20% working in partnership with either the local council or housing associations like Poplar HARCA. The council currently only funds smaller infill projects on existing housing estates, typically under 100 dwellings.

CONTEXT. HOUSING FUTURE DEVELOPMENTS 1. NORTH QUAY

100m

Status : Proposed 2019 Completion : 2025 Process : Brownfield Dwellings : 840 Original Density : 0dph Proposed Density : 373dph

2.

5 mins

9 mins

3 mins

fig. 1

3.

2. CHRISP STREET MARKET

‘Poplar Link’ proposed raised walkway improving connectivity

1.

Status : Approved 2018 Completion : 2022 Process : Redevelopment Dwellings : 643 Original Density : 65dph Proposed Density : 243dph

fig. 2

3. BLACKWALL REACH PHASE 2 40m

1. NORTH QUAY & ‘POPLAR LINK’

2. CHRISP STREET MARKET

3. BLACKWALL REACH PHASE 2

Originally docklands, and currently the

A council estate development in 1951

The brutalist Robin Hood Gardens

Crossrail station, expected to finish

extended in 1968. Partial demolition

Peter Smithson, constructed in 1972.

The project has been submitted and

to increase density and facilities. Plans

opposed

design by Allies and Morrison.

existing residents.

with the demolition of the original

construction site for the Canary Wharf

as part of the festival of Britain and

council estate designed by Alison and

in 2021. Inclusive of the Poplar Link.

of the existing residential blocks and

Highly

amended 3 times with the most recent

were paused due to protesting from

residents. Phase two has just begun, blocks.

contentious by

many

redevelopment,

architects

and

Status : Under-Construction 2019 Completion : 2022 Process : Redevelopment Dwellings : 268 Original Density : 106dph Proposed Density : 215dp

fig. 3

CONTEXT. HOUSING PROPOSED RESIDENTIAL TYPOLOGIES 1B

1. NORTH QUAY The North Quay Project by Canary Wharf group proposes two high-density residential towers.

2B

1B

1B

Employing a single central core providing access to 8 flats per floor. The flats are predominately 1 bedroom reflecting the expected lifestyle of residents.

1B

1B

1B

1B

Storeys : 32-61

2. CHRISP STREET MARKET

2B

1B 1B

The residential across the scheme is proposed in two typologies, the first is a single tower block similar to North Quay and the second is a mid-rise typology. The mid-rise is designed in an interlocking layout with 8 flats per floor accessed via a single core. The stepped form allows for an increase in dual aspect flats.

3B 3B

Storeys : 5-25

1B

1B

2B

3. BLACKWALL REACH PHASE 2

The proposed typology is again mid-rise blocks although in this instance access is via two cores, each serving 5 flats. The arrangement of blocks mimics the original design maintaining the central green area. The typologies are of medium housing density, although with comparison to the other phases of the development regarded as lower density.

Storeys : 7-9

1B 2B

1B

1B 2B

1B

3B

1B

1B 1B 5m

CONTEXT. HOUSING EXISTING DENSITY -

100m

Average Housing Density

1.

32 Dwellings

206 Dwellings

4.

1.18km2

80+

2.

Lansbury 5,259

0.51km2

97 Dwellings

3.

170 Dwellings

139 Dwellings

Poplar

5.

Dwellings per Hectare

1.

119

2.

95

3.

81

4.

47

5.

130

A breakdown of the West Poplar area shows the varying housing densities across the site ranging from 47 - 130 dph. These with comparison to the new proposed developments are relatively low, and highlight the impact of historical disinvestment, creating a noticeable change in characteristics.

2,445

West Poplar 1.39km

2

Canary Wharf

6,166

0.075km2

- RECOMMENDED DENSITY

6,166

Predicted 2021 PTAL score (TfL, 2019)

Residential

Average Housing Density Dwellings per Hectare

This map identifies all of the residential across the wards of Poplar, Lansbury and Canary Wharf. As you can see less than half of the buildings across Canary Wharf are residential in comparison with Lansbury and Poplar, although they all have fairly similar average housing densities. This reflects the typical density of the residential typologies across the wards.

Poplar

47.6

Lansbury

44.6

Canary Wharf

44.4

Tower Hamlets

51.2

West Poplar

85

4

4

3

4

4

5

5

5

4

3

5

3

3

4

3

3

5

6a

3

3

3

3

3

4

6a

6a

5

5

3

5

5

6a

6a

6a

Canary Wharf Station ( Crossrail )

The completion of the Elisabeth Line (Crossrail) and opening of Canary Wharf Station in 2021, combined with the â&#x20AC;&#x2DC;Poplar Linkâ&#x20AC;&#x2122; as part of the North Quay Project, have resulted in a significant increase in the predicted PTAL across the site (TfL, 2018). This will have a considerable impact on future development, with increased PTAL encouraging higher housing densities. Future development on could therefore expect a recommended housing density of around 170 - 200dph, more than double the existing average.

Recommended Housing Density London Plan Density Matrix (MfL, 2016)

PTAL

0-1

dph

50-95

2-3

4-6

70-170 70-260

CONTEXT. HOUSING EXISTING RESIDENTIAL TYPOLOGIES MAISONETTE BLOCK The maisonette block is extremely common across Poplar and the surrounding wards occurring in various forms typically with a flat roof condition.

This typology features both ground access individual entrances and shared gallery access corridors, giving residents a high degree of visibility and observational connection. The homes are split over two levels, while the blocks are usually arranged facing inwards with a stepped back relationship from the street.

Construction year : 1956 Dwellings per block : 10 - 20

4m

CONTEXT. HOUSING

NEO-GEORGIAN BLOCK The Will Crooks Estate was constructed before the war as part of the Sophia Street Slum Clearance scheme.

It is made up of 5 Neo-Georgian gallery access blocks all 5 storeys in height as shown in the elevation.

Again this typology affords a high level of visibility from both the street level and the balconies looking down, with the orientation of the blocks allowing residents to observe each other. The blocks share both a playpark area central to the estate, in addition to rear communal gardens which are overlooked by the bedrooms and lounges of the blocks.

Construction year : 1935 Dwellings per block : 15 - 35

4m

CONTEXT. HOUSING

TENEMENT BLOCK The tenement block of flats is also a common typology across Poplar, with many constructed after the war to house the residents displaced through bomb damage. Another of the flat roof typologies which give West Poplar a distinctive architectural language.

These blocks are commonly arranged facing away from the main street and share communal gardens to the rear, made up of 1 bed flats. The blocks have a similar access system to the maisonette typology.

Construction year : 1973 Dwellings per block : 15 - 18

4m

CONTEXT. HOUSING

TERRACE HOUSES These typical modern terraces are fairly universal in characteristics and include individual driveways, creating a very suburban environment within the middle of the city. Each home has individual entrance and back garden and faces the street, arranged in parallel blocks. These homes have the lowest housing density all of the West Poplar typologies.

Construction year : 1996 Dwellings per block : 1

4m

CONTEXT. HOUSING

MALAM GARDENS TERRACE HOUSES Another low-rise low density typology, the Malam Garden terraces each have individual entrances which are mirrored, giving a coupled entrance condition. The homes face onto the street with a small walled garden to the front creating a semiprivate space for belongings and the bin. The homes are arranged in parallel blocks similar to the modern terraces.

Construction year : 1936 Dwellings per block : 1

4m

CONTEXT. HOUSING

FLAT ROOF TERRACE The final of the residential typolgies in West Poplar is the flat roof (townhouse) terraces. Built at the same time as the tenement style blocks, these homes consist of coupled individual entrances along with garages. Ranging from two to three storeys, the blocks are commonly arranged around central parking areas and stepped away from the main street. The homes also have individual private gardens to the rear.

Construction year : 1973 Dwellings per block : 1

This map identifies all of the residential developments across Poplar and the surrounding wards since the announcement of Crossrail in 2007. As shown there are multiple submitted and proposed developments surrounding the site, reacting to the increased predicted PTAL scores and land values.

4m

CONTEXT. HOUSING TYPICAL CONSTRUCTION -

1.

The post-war flat roof terrace typology is most prevalent across the proposal site. Constructed through load bearing block masonry walls with an outer brick leaf, creating a cavity wall. Wooden floor beams are then supported by the walls and built into the block-work or fixed with a hanger. This common form of construction means the homes are easily adaptable with extensions and renovations.

2.

3.

4.

5.

6.

7.

Wall build up, with Inner block wall supporting floor beams Central stair providing access to upper floors Entrance into kitchen space Lounge diner space with access into private garden Flat-roof condition with parapet and hidden drainage Typical floor to ceiling height of 2.3m with plasterboard finish Small 1m windows repeated on all floors and both sides.

5.

6.

1.

7.

2.

4.

3.

1m

CONTEXT. HOUSING GARAGE CONVERSION

TYPICAL EXTENSIONS & ADAPTATIONS -

The flat roof post-war terrace typology has been adapted by existing residents to create additional bedrooms and extra floor space. These are the typical ways in which the homes have been extended or adapted.

Existing three storey flat roof terrace Floorspace : 120m2 Bedrooms : 3

Existing three storey flat roof terrace + garage conversion Floorspace : 120m2 Bedrooms : 4

4m

CONTEXT. HOUSING Existing three storey flat roof terrace + rear extension Floorspace : 130m2 Bedrooms : 3

SIDE EXTENSION

Existing three storey flat roof terrace + roof extension Floorspace : 151.5m2 Bedrooms : 5

REAR EXTENSION

Existing three storey flat roof terrace + side extension Floorspace : 195m2 Bedrooms : 5-6

4m

CONTEXT. HOUSING EXTERNAL INHABITATION -

2m

The space outside the entrance to the tenement blocks is divided from the pavement by a narrow flower bed creating a perceived boundary. Residents frequently inhabit this space with belongings as shown in the image.

The narrow space created by a simple barrier added to the tenement blocks gives the occupants a greater sense of ownership, encouraging external inhabitation. As shown in this image some residents take full advantage of this means of expressing identity or character.

CONTEXT. HOUSING

2m

This sense of ownership over external space is even present on the balcony walkways on the floors above with residents hanging washing and storing belongings permanently within these spaces. The balconies are shared between only 2 - 3 residents creating a rather semi-private space.

The ground floor of the Will Crooks Estate blocks are raised three steps from the pavement creating a symbolic threshold between the privacy of the entrance space and road. The residents frequently leave belongings within this space, with an apparent sense of security as shown in the photo.

In this instance just one step still creates a perceived threshold outside of the home, giving the resident a boundary they feel comfortable inhabiting and taking ownership over. The bin store wall also creates an almost enclave affording a greater sense of privacy.

CONTEXT. HOUSING

2m

The small step back within the entrances of the townhouses gives residents an area to inhabit outside of the home, partially protected from the elements. As shown this space is useful for storing bins as well as pot plants, giving each identical entrance condition the opportunity to be unique.

The brick wall and podiums give each home a defined boundary, creating a space in which residents feel comfortable inhabiting. As shown some residents have even constructed structures to extend the use of this space, extending the private boundary of the home into the public realm.

CONTEXT. HOUSING ENTRANCE CONDITIONS SHARED ENTRANCES

Street Edge

2m

CONTEXT. HOUSING

INDIVIDUAL ENTRANCES

Street Edge

2m

CONTEXT. HOUSING

Street Edge

2m

CONTEXT. HOUSING

FLAT-ROOF TYPOLOGIES

WEST

The Eastern portion of Tower Hamlets is made up of an abundance of typically post-war flat roof residential typologies, usually between 2 and 5 storeys. Research was recently conducted which estimated that 40,000 new homes could be constructed through rooftop and airspace development across London, providing a significant amount of new homes. (HTA, 2016; Knight Frank, 2017). Highlighting the potential of vertically extending existing homes across West Poplar to provide the recommended housing densities.

POPLA

R

Flat roof typologies under 6 storeys across the immediate area surrounding West Poplar, predominately sharing similar construction techniques, as post-war prefab concrete or Load bearing masonry.

CONTEXT. MORPHOLOGY HISTORICAL DEVELOPMENT -

1847

1715

City of London 2.1 miles

East Indi

Poplar, like most of Tower Hamlets originally developed as rural villages outside the City of London and gradually became more industrialised as the city grew larger.

Limehouse Cut 1770

East India Company 1803

At the start of the 19th century Poplar experienced rapid growth following the successive opening of both the West India Docks and East India Company.

India

Dock

Rd

a Dock Rd

The area surrounding the Docklands developed to accommodate the growing workforce, with the rapid construction of traditional back to back terraced housing, along with East India Dock Road.

1808

West India Docks 1802

East

CONTEXT. MORPHOLOGY

1920’s By the 1920’s the area of West Poplar had development into predominately back to back terrace housing, with a dense urban grain and well defined street edges, as shown. An urban condition replicated across the surrounding docklands area.

1950’s Following bomb damage from the II World War and extensive slum clearance the residential environment had completely changed, with most of the back to back

terraces destroyed. The housing was replaced with higher density blocks or temporary prefab housing. As shown, these typologies had a different relationship with the street creating a less dense urban grain.

1980’s Eventually all of the pre-war terraced housing and temporary blocks were removed and replaced with higher density maisonette blocks, flats and new terraces.

The new housing was typically orientated away from the street and shared a stepped back relationship, following the postwar planning rhetoric at the time, which intended to create a separation between the car and living environments.

2020 Recent additions to the residential environment have included two-storey terraced housing to the south, giving the area a distinctively low housing density, while maintaining the stepped back relationship with the street through the provision of driveways and on-street parking.

CONTEXT. MORPHOLOGY CHANGING MORPHOLOGY -

Sophia and Rook Street

Will Crooks Estate

Typical examples of the back to back terraced conditions replicated ubiquitously across Poplar. The streets were recorded with extreme deprivation and regarded as slum conditions.

Both streets were later demolished as part of the Sophia Street Clearance scheme by the LCC in 1935, along with 200 dwellings. The replacement housing - The Will Crooks Estate - employed the LCC’s High density gallery access blocks.

During the 1920’s what is now known as Saltwell Street was named Lower North Street, and comprised of predominately terraced Housing and shops.

Saltwell Street received considerable bomb damage leading to the complete removal of the existing housing. Temporary Prefab homes were constructed in replacement to house the displaced residents.

fig. 6

In the 1970’s Saltwell Street was redeveloped with the construction of Maisonette and Tenement style flats which remain today. fig. 5

CONTEXT. MORPHOLOGY ARRANGEMENT HALE STREET & WADE’S PLACE

SALTWELL STREET

The Will Crooks Estate located between both Hale street and Wade’s Place also shares a stepped back relationship with the street, forming pockets of greenery and widened pavement areas creating a divide between the street and housing.

The housing along Saltwell Street shares a stepped back relationship with the street, again creating a large separation. The nature of these inbetween spaces results in almost redundant space which is seldom used.

15m

15m

2.

2.

1.

1.

1.

2.

1.

2.

CONTEXT. MORPHOLOGY STREET WIDTH West Poplar

1.

1.

2.

3.

4.

8m

8m 23m 2.

21m 10m 10m

14m 15m 32m

3.

The streets widths across the West Poplar area vary significantly with some two lane roads including onstreet parking on both sides, which combined with the stepped back nature of the housing gives a rather open environment. Even the 5 storey blocks feel less intimidating due to the distance between the street edge and buildings. Street edge indicated in orange.

4.

15m

19m

10m

CONTEXT. MORPHOLOGY

Saltwell Street

1. 14.6m

2.

3.

4.

19.5m

1.

4.

2.

5.

3.

6.

23.1m

20.7m

5. 13.3m

6. 14.1m

Zooming in on Saltwell Street which runs through the

As shown in the various sections the width of the

proposed site its possible to see the varying widths of the street condition, ranging from 14.1 to 23.1m in places. The street has been defined as the publicly accessible area, typically from building edge to private boundary.

20m

Saltwell street changes significantly providing a spacious environment whilst establishing a disconnection between the homes and the road. As highlighted before this in-between space is typically underutilized by residents and rather encourages a transient nature to the space.

10m

CONTEXT. MORPHOLOGY ORIENTATION -

Saltwell Street No. 27-102 Will Crooks Estate

Through identifying the orientation of each residential block, as shown in orange, it is possible to highlight the inverted relationship the housing shares with the road. Almost all of the blocks are orientated with their entrances facing away from the road, usually with their back or garden condition instead facing.

20m

It is possible to group the blocks into clusters which share an inverted relationship creating an almost cul de sac condition. This has helped form successful third space within the residential environment, creating a perceived changed in privacy for the residents, something obvious to visitors, especially whilst in the Will Crooks Estate.

CONTEXT. MORPHOLOGY

WILL CROOKS ESTATE

SALTWELL STREET NO. 27-102

Shared Entrance Entranceless facade Individual Entrance Semi-public space

1.

2.

2.

10m

10m

1.

Again doing the same with the housing along Saltwell street and the two cul de sac conditions created by the groupings of blocks. The orientation means almost all of the entrances open onto this space and have views of it, creating a highly active environment.

Taking a closer look at the Will Crooks Estate and identifying the entrances, as shown, it is possible to clearly see what is meant by the front and back conditions and how this influences the nature of the space in-between the blocks.

1.

2.

1.

2.

CONTEXT. LAND USE PERCEIVED SOCIAL BOUNDARIES -

WILL CROOKS ESTATE Semi-public space Semi-private space Private

The nature of the shared space created within the home environment can be better understood through Oscar Newmanâ&#x20AC;&#x2122;s theory of hierarchical perceived social boundaries. As shown in the diagram, suggesting that the space around the home can be divided into various boundaries with subsequent levels of intimacy and privacy afforded to residents.

These boundaries depend on various characteristics :

THIRD SPACE

PUBLIC

PUBLIC

fig. 7

THIRD SPACE

NATURAL SURVEILLANCE / OBSERVATIONAL CONNECTIONS Building orientation, design and layout which allows residents to view shared space within the home environment, facilitating observational connections and potentially leading to a sense of familiarity amongst neighbours.

PUBLIC

SALTWELL STREET EXPRESSION OF IDENTITY Spaces outside the home or externally visible which allow residents to express identity or personality through inhabitation. Potentially influencing a residents sense of ownership over external space.

THIRD SPACE

THIRD SPACE

GROUP SIZE The number of residents who have access to shared space can influence can individuals sense of ownership and subsequent engagement. Smaller groupings afford a greater sense of privacy and intimacy.

PUBLIC

THIRD SPACE

PUBLIC

PUBLIC

CONTEXT. LAND USE THIRD SPACE (CASE STUDIES) Typical Ground floor

The shared space within the Saltwell Street housing functions as successful third space due to the opportunities for natural surveillance and the varying social boundaries within the home environment, created through stepped entrances and recesses.

The overlapping of these boundaries can encourage residents to feel a sense of ownership over these spaces and subsequently influence engagement.

Typical Ground floor

PRIVATE

SEMI-PUBLIC THIRD SPACE

PRIVATE

PRIVATE

PRIVATE

PRIVATE

SEMI-PRIVATE

PRIVATE

SEMI-PRIVATE

PRIVATE

PRIVATE

SEMI-PRIVATE

SEMI-PUBLIC THIRD SPACE

Looking to the Will Crooks Estate and the central space which is probably an even more effective example of third space. The nature of the gallery access balconies and orientation of the blocks provide residents with ample opportunity to observe the ground condition. While the characteristics of the entrance conditions create an effective transition between private and semi-public.

10m

THIRD SPACE THIRD SPACE

CONTEXT. LAND USE 1.

PARKING PROVISIONS -

2.

2.

3.

3.

West Poplar has an abundance of parking provisions, from on-street parking, designated parking bays and even private driveways, as shown. This means with a declining car dependency predicted all of this space could become redundant.

ULEZ expansion 2021 (TfL, 2020)

1.

20m

â&#x20AC;&#x153;Declining local car dependencyâ&#x20AC;?

Current levels of car ownership in tower hamlets are fairly low with comparison to the rest of London, however a large proportion of the land within Poplar is still designated for parking, as shown. Overall both the London Plan and Local Plan aim to reduce car dependency and promote public transport, walking and cycling (TH, 2016).

In 2021 the Ultra Low Emission Zone (ULEZ) is set to expand, widening to become inclusive of Tower Hamlets, as shown. This is predicted to cause a significant decline in local car dependency, as petrol and diesel cars will be charged for use within the zone, leading to a reduction in parking provisions within West Poplar.

Private Parking On-street parking Designated parking bay

Car ownership (TH, 2018)

2020

One or more cars No cars London

42%

58%

Tower Hamlets

63%

37%

Poplar

64%

36%

2021

CONTEXT. LAND USE OWNERSHIP BOUNDARIES PROPERTY

20m

The majority of the West Poplar area is under the ownership of the Tower Hamlets Council, including the roads which are adopted from TfL. Within the site almost all of the housing is privately owned, apart from two council owned social rent blocks.

GREEN SPACE

Council property Private property Council land

Shared garden Private garden Public green space

A large proportion of the green space within West Poplar is owned by the council, of which most is publicly accessible like parks, or shared between social rent households like the Will Crooks Estate.

CONTEXT. LAND USE BUILDING HEIGHTS -

- ACCESS

Road

Salt

well

Stre

et

East India Dock

Poplar H

Storeys: 1-2 3 4 5 6+ 20m

The building heights across the West Poplar area are relatively low with comparison to the neighbouring buildings of Canary Wharf. The heights range from 1 - 6 Storeys with the majority of the residential blocks only three storeys, giving the area its rather low housing density.

5m

igh street

Urban Highway A13 District Road Residential Street One way street

Saltwell Street is currently regarded as a district road providing primary access to Poplar High Street, while all other streets are classed as residential or one way.

A reduction in car dependency could reduce the daily flow of vehicles through the area and subsequent road classification. Providing possible evidence in support of a reduction in road width, creating more redundant street space.

CONTEXT. USERS

LONDON DESIGN GUIDE 2016

Kitchen + Dining Kitchen + Dining 9.4 - 10.4 m2 9.4 - 10.4 m2

One of the primary users for the new housing will be Young Professionals, a demographic which is increasingly significantly within the Borough, as previously highlighted. This group have typically short occupancies (ONS, 2018) and require less

Bathrooms Bathrooms 4.4 m2 4.4 m2

3600 - 4000 3600 - 4000 2600 2600

space due to having acquired less belongings.

Characteristics reflected in the recent emergence of smaller sized one bed flats by pocket living and the Collective, suited to this lifestyle.

Bedroom Bedroom 12 m2 12 m2

2100 2100

4000 4000

Living Living 12.0 - 13.0 m2 12.0 - 13.0 m2

21- 30 years 2.3 years Private rent

3400 - 3700 3400 - 3700

Age range : Length of occupancy : Tenure :

0 - 80 years 17 years Social rent

Bathrooms Bathrooms 6.8 m2 6.8 m2

4000 4000

4000 4000

2100 2100

2100 2100

Bedrooms Bedrooms 32 - 44 m2 32 - 44 m2

4000 4000

3000 3000

Kitchen + Dining Kitchen + Dining 12. 8 - 14. 4 m2 12. 8 - 14. 4 m2

3000 3000

1150 1150

+ +

4000 - 4250 4000 - 4250

3000 3000

Living Living 16 - 17 m2 16 - 17 m2

3300 3300

4000 4000 2400 2400

3B5P - 4B6P

3200 - 3600 3200 - 3600

The other primary users will be multi-generational families, typically common within the West Poplar area due to the large Bangladeshi population. There is a current lack of larger homes which facilitate this family dynamic, leading to many young Bangladeshi residents having to move away, unable to afford the local housing prices for living alone. A consideration may be the limited mobility of elderly residents within the household, in addition to increased outdoor amenities and storage.

Dwelling size :

1 - 1.5 m2 4 m2

Storage space : Outdoor amenity :

3600 3600

MULTI-GENERATIONAL FAMILY -

38 - 58 m2

Minimum GIA :

3500 3500

Age range : Length of occupancy : Tenure :

- MINIMUM SPACE STANDARDS

1B1P - 1B2P

3000 3000

Dwelling size :

2100 2100

YOUNG PROFESSIONAL -

Minimum GIA : Storage space : Outdoor amenity :

93 - 112 m2

3 m2 8 - 9 m2

CONTEXT. USERS YOUNG PROFESSIONAL -

MULTI-GENERATIONAL FAMILY -

WORKING HOURS AND LIFESTYLE

Overcrowding

The working lifestyle of many young professionals includes long and late hours, in addition to possibly working freelance or remotely, significantly reducing

Bangladeshi households as previously discussed are traditionally multi-generational, with children continuing to live with their parents until marriage,

opportunities for socialising. Discussion with Lisa a young professional who had recently moved to Canary Wharf, stated

“I live with one other person, who I see most days, but my working hours are fairly long, so I get home very late most nights.”

which in the context of Tower Hamlets has led to extreme levels of overcrowding (TH, 2014). Although new developments facilitate social housing they infrequently cater to this usual family dynamic.

TRANSIENT NATURE

Sense of familiarity

The population turnover for young professionals is far higher than other groups, with an average length of occupancy of just 2.3 years, expected to be even lower within London (ONS, 2018). This gives residents less time to form social relations within the home environment or an attachment to the area. Lisa remarked that she would probably stay in her current shared flat for 2 years before moving into a single bed apartment.

The presence of predominately Bangladeshi residents has established a thriving community with extremely strong social connections within the local area (Sturgis et al, 2013). Moreover, long tenancies of social rent households have encouraged high levels of familiarity, with many residents growingup and continuing to live within the area. Discussion with former resident, Wahab, a young adult who had recently moved away from his parents’ in Poplar, reaffirmed this lifestyle.

WEAK LOCAL TIES

Small civic triangle

Young professionals have typically large civic triangles traveling significant distances between work, home and socialising. Lisa herself travelled across London to see friends remarking she wasn’t discouraged by the distance due to London and

Young Bangladeshi residents, with an emphasis on men, have been described as the most civically active and socially connected demographic in London (Gest, 2010), with typically small civic triangles, high levels of localism and strong family engagement (Strugis,

Tower Hamlets’ connectivity. In the case of a majority population, this lifestyle may encourage standarised and impersonal amenities catering to convenience like franchises (Bailey and Livingston, 2007).

et al, 2013). When asked about his social life, Wahab replied,

“Most of my friends I would see at the mosque, which is just around the corner, as well as people I know in the local shops.”

APPROACH.

APPROACH. CONCEPT

ADDITION. The concept is made up of two components. The first, the simple idea of increasing the number of homes within the site, whilst maintaining the existing.

Employing both infill and extension construction methods in order to create a more diverse and intimate residential environment, pushing the limits of intrusive proximity.

FILTERING. The second component looks at the idea of filtering or controlling interactions within the proximity of the new residential environment. Employing an understanding of the spatial and material characteristics of the boundary and its influence upon a residentâ&#x20AC;&#x2122;s sense of privacy and agency.

APPROACH. BRIEF

INFILL

The project proposes developing both Saltwell street and the associated residential environment through an integrative construction process, envisioned as a pilot scheme for the potential future development of West Poplar. This unconventional process means residents will not be displaced, potentially mitigating the socio-psychological concerns surrounding current redevelopment methods.

In response to the areaâ&#x20AC;&#x2122;s specific housing need the project proposes employing infill and vertical extension construction methods in order to deliver additional housing. Utilising both the existing and predicted redundant space following a decline in local car dependency along with a reduction in road widths to establish a far denser and more intimate residential condition which challenges the existing conventions surrounding intrusive proximity.

Providing a diversity of social environments with the aim of encouraging a greater sense of agency and engagement within shared spaces, while simultaneously ensuring residents feel a sense of control and privacy over interactions.

EXTENSION

The new infill residential will take the form of narrow linear blocks running parallel with the existing roads, re-establishing active street conditions, while responding adaptively to the existing morphology.

Additional homes will also be delivered through the vertical expansion of the existing flat-roof typologies, creating 1-2 storey extensions which facilitate both standard and reduced size 1 bed flats. Therefore enabling the site to achieve the recommended housing densities without the demolition of the existing homes.

N

APPROACH. BRIEF

PROPOSAL

1. Identifying all of the current and potentially usable space following a decline in local car dependency and change of use.

2. Reduction and repositioning of existing roads, combined with removal of on-street parking provision. New road width 3.5m facilitating refuse collection.

5.

Vertical extension of existing flat roof residential blocks creating additional 1-2 storeys.

3. Applying consistent 6m offset from existing active residential frontages, taking precedent from case studies.

4. Insertion of additional residential blocks positioned to create double-loaded active street conditions along primary roads.

7. Access routes added through blocks adjoining to existing shared entrances, increasing the porosity of the residential environment.

6. Homes orientated inwards around openings to create courtyard or square conditions, acting as third space.

APPROACH. PROGRAMME

MIGRATION OF YOUNG PROFESSIONALS

HOUSING

The Borough and in particular the areas surrounding Canary Wharf are experiencing a

The conversion and adaptation of the existing

large population increase of young professionals, who are attracted to the area for the employment opportunities and comparatively low housing prices. This has led to a greater demand for smaller flat types, with higher socio-economic status allowing more individuals to live independently.

3B5P

Almost all of these homes are currently privately owned and either rented or owner occupied.

4B6P

5B8P

Infill construction will provide additional larger family homes. These homes, along with the existing will form the foundation of the residential environment, creating active streetscapes with individual entrances.

The new homes will be owned by the Housing Association Poplar HARCA and provided at social rent.

DISPLACEMENT OF LOCAL YOUNG ADULTS

With increasing demand for smaller flats local young adults who either choose or are forced to move out from family homes, find themselves having to move away from the Borough to find affordable housing. A lack of both affordable smaller and larger homes suited to multigenerational families significantly contributes to this situation.

terraced homes to increase the number of bedrooms will provide greater opportunity for young adults to continue living within the area.

1B1P 3B5P

1B2P 4B6P

A smaller 1 bed flat providing a more affordable housing option, due to its reduced spatial characteristics, is added to the top of the infill homes. A standard sized 1 bed flat for two people is then added to the existing terraced homes, increasing the housing stock.

Both of these typologies will be owned by Poplar HARCA and rented at their respective market values.

APPROACH. FINANCIAL STRATEGY Primary Funding

Secondary Funding

FUNDING

GOV FUNDING

The project will be funded by Tower Hamlets Council following a similar framework to previous infill projects within the Borough. Current Infill projects led by the council, are intended to provide 100% cent affordable housing. However, as the proposal will be regarded as strategic development ( 100+ dwellings ), it will only be required to deliver a minimum of 35% affordable homes to ensure its viability.

Liveable Neighbourhoods and Corridors Fund

In terms of tenure the housing will be split into social rent ( Approx 50 family homes ), market rent ( Approx 100 larger flats ) and affordable rent ( Approx 70 smaller flats ). A majority of market and affordable rent properties will ensure finance to fund both the overall build costs and the renovation of the existing private homes. The renovation will increase the market value of the existing homes, acting as a significant financial incentive for the private owners, whose cooperation will be a fundamental component to the development. The Council will also offer to buy the homes as part of the existing Buy-Back programme.

A fund for smaller-scale transport schemes that help directly unlock the creation of new homes and jobs.

Due to the project’s implementation of objectives set out in the Government’s Loneliness Strategy, the project will be eligible for various Government funding schemes, including the DDCMS, MHCLG and the Building Connections fund (GOV, 2018, 2019). An application will also be made to TfL as the project qualifies for funding with respect to the Liveable Neighbourhoods and Corridors fund, The Mayors Air Quality Fund and TfL’s Growth Fund. In addition, local developer Canary Wharf Group will provide investment into the public realm and communal amenities following the approval of the North Quay project, as partial fulfillment of their Corporate Social Responsibility Commitment (CWG, 2019), and a section 106 agreement with Tower Hamlets council.

Council already own the land and majority of the homes, significantly reducing initial costs.

TOWER HAMLETS COUNCIL

TRANSPORT FOR LONDON CWG INVESTMENT

To improve the public realm and the experience of walking, cycling and using public transport while increasing opportunities to use streets as public spaces and reducing car tips.

Mayors Air Quality Fund Funding for interventions that will improve air quality at a local level, through reducing car trips and traffic or improvement to greenspace.

TfL’s Growth Fund

ROAD REDUCTION CHANGE OF USE RENOVATIONS RESIDENTIAL DEVELOPMENT

COMMUNAL AMENITIES

Funding to help local people maximise the potential of underutilsed community spaces.

Income

RENT FROM HOMES SALE OF HOMES *

Local Access investment and funding for projects which help to reduce poverty, inequality and grow social economy.

SOCIAL CAPITAL

Funding for research and development into housing which can address loneliness and support social connections. Funding for community spaces aimed at tackling youth loneliness.

*

The social capital argument is with respect to idea that through potential long term savings associated with unemployment, social care, health outcomes,the proposal would be benifical economically for the Council.

Supported by research highlighting the longterm economic benefits of increasing social capital (Aldridge, et al 2002; Putnam, 1993). An approach recently adopted by the New Zealand Goverment (NZ Gov, 2019)

MAINTENANCE FUTURE REDEVELOPMENT

APPROACH. FINANCIAL STRATEGY

SAVINGS

Due to the non-destructive development process employed there will be little demolition, besides removing outer walls and redundant street surfaces.

Typical demolition costs associated with large-scale redevelopment account for a large proportion of the hard costs, which in this case are significantly reduced. Bricks from the renovated buildings can also be reused within the development again reducing the overall built cost as well as the carbon footprint from transport.

Construction will occur across the development incrementally, ensuring minimal disruption to the residents. This will also reduce costs as equipment like scaffolding and cranes will only have to be hired for relatively short periods.

COST CONTROLS fig. 28

Once one of the blocks has been completed the estimated costings for future development can be adjusted appropriately taking into to account any issues with the completed construction and allowing for more accurate allowances for risks.

The project cost plan will have to account for a greater construction risk estimate due to the siteâ&#x20AC;&#x2122;s location within an area of Archaeological Importance (TH, 2020) and historical relevance with respect to the II World War. The discovery of artifacts or potentially unexploded bombs could significantly delay construction, leading to increased costs.

The housing market and construction industry in the UK are also in extremely uncertain times due to the COVID-19 Pandemic, expected to significantly delay or stop the majority of development. Which will make budgeting and planning extremely difficult.

Residential construction is the most common way unexploded bombs are discovered, with the Ministry for Defense disposing of about 60 every year. East London is an area of increased probability due to being a key target for German bombers during the War.

Area of Archaeological significance

Information from Tower Hamlets Planning Department

APPROACH. PROCUREMENT Collaboration

THE LONELINESS LAB

ARCHITECT

The Major of London, Sadiq Khan is an important advocate promoting walkability and public transport within the city, setting the current London Transport Objectives for 2041, for which the project supports.

As highlighted through his personal disappointment towards the rejection of the 2018 Oxford Street plan (CityAM, 2018), it is likely the Mayor would been in support of such a proposal.

Initial Concept

LIVING STREETS LOCAL RESIDENTS Management

The second stage would involve the construction of the residential ( Saltwell Street Development ) with the archtict as project manager. This stage would involve a traditional procurement agreement with the Architect acting as the lead for the project team.

This would provide greater agency and control over quality, allowing for changes if needed as the project progressed. The project will be delivered through predominately local contractors, providing much needed employment to the Borough, with specialist contractors brought in only for primary structural components.

Procurement Stage 1

Project team

CIVIL ENGINEER ARCHITECT

Client

TOWER HAMLETS COUNCIL

+

POPLAR NEIGHBOURHOOD PLANNING FORUM

LANDSCAPE ARCHITECT

PROCUREMENT STRATEGY The procurement will be divided into two stages, the first ( Road Reductions ) with Tower Hamlets Council acting as the client. The lead for the project team would be the Civic Engineer who would work in collaboration with both the Architect, allowing for the development of the next design component. Tower Hamlets council would oversee all development work during this stage appointing a project manager.

MAYOR FOR LONDON

Support

POPLAR HARCA

Project manager

MANAGEMENT CONTRACTOR

CONTRACTORS Traditional

Procurement Stage 2

Client

Project team Project manager

TOWER HAMLETS COUNCIL

+

POPLAR NEIGHBOURHOOD PLANNING FORUM

ARCHITECT

PRIVATE OWNERS

QUANTITY SURVEYOR

LOCAL RESIDENTS & STAKEHOLDERS

STRUCTURAL ENGINEER THE LONELINESS LAB CONTRACTOR

LOCAL SUB CONTRACTORS

SPECIALIST GLULAM CONTRACTOR

SALTWELL STREET DEVELOPMENT

The project is almost completely reliant upon the planning approval for the reduction and change of use of the existing streets. As shown by the rejection of plans in 2018 to pedestrianise Oxford Street by Westminster Council, this can be a rather contentious topic, with many local residents still relying heavily upon automotive transport. To try and overcome this impediment, it will be crucial to obtain the support of the public, existing campaigners and key authoritative figures in favour of reducing automotive transport.

In addition to the Mayor’s support, backing from the charity Living Streets, whose ongoing campaigning has resulted in the approval of the recent 2019 Oxford Street plan, heavily influencing both the Council and local residents’ opinions (LivingStreets, 2019).

The influence and social media presence of the charity would be crucial in promoting the social and health benefits of the proposal to the local residents and wider community. With recent events like the #WorldCarFreeDay, further influencing resident’s opinions, and their potential approval.

MINISTER FOR LONELINESS

ROAD REDUCTION & CHANGE OF USE

Obtaining support for the project from influential and authoritative figures will be fundamental to achieving the realisation of such an unconventional proposal.

Firstly, due to the project’s proposed employment as a pilot scheme (implementing the latest design theory and research regarding loneliness), obtaining support from the current Minister for Loneliness would be essential in initially progressing the project and gaining recognition from potential future parties.

Through building upon objectives set out in the Government’s Loneliness Strategy and the MHCLG’s Connected Communities document, the proposal could potentially act as a case study for ongoing research. Support from the Minister of Loneliness, along with collaboration with the Loneliness Lab would act as a foundation from which the proposal can be presented to the LBTH council and Poplar HARCA.

CONCEPT STAGE

INITIAL STAGE

APPROACH. PLANNING STRATEGY

PRECEDENT Proposing to reduce or change the use of existing public highways for residential or commercial development is not unprecedented, as demonstrated through the Snow Hill scheme by Ballymore and Birmingham Council, yet still extremely uncommon.

The Civil engineer was Alan Baxter and Associates, and utilising their experience within this form of development will be crucial in achieving the successful delivery of the project.

fig. 29

The site is also partially inclusive of the St Matthias Church Conservation Area, meaning an application for consent from the Council regarding the impact of the proposal on the character and appearance of the area is required, along with a more detailed planning application (TH, 2008).

Evidence for permission would be on the grounds of technical and policy arguments in relation to reducing traffic capacity and removing on-street parking whilst enforcing one-way access.

Initial public consultation would be held informing local residents and stakeholders of the proposal’s intentions, whilst pre-application meetings would be arranged with the Tower Hamlets’ Planning, Highways, Urban Design and Conservation officers as well as the Poplar Neighbourhood Planning Forum to discuss their aspirations. A traffic assessment would be conducted by a Council officer identifying the potential impact of the proposed changes. The architect and project team would then develop the design proposal up to RIBA stage 3, holding subsequent public consultations and meetings with the Council Officers.

Predicted increased PTAL scores following the opening of the Elizabeth Line and completion of Poplar Link.

The next step would be an application to the Tower Hamlets Planning Authority, which would include planning drawings, Design and Access statement, Transport Assessment, Heritage Statement and a Statement of Community Engagement, summarising consultation work.

APPROACH

The application would request:

Initially, the Project Team would conduct a feasibility study, inclusive of a ‘right to light’ survey due to the proposed infill strategy. This would determine the potential for development whilst identifying any existing constraints at an early stage which may inform the design. Surveys by utility companies would be contacted obtaining quotes for any necessary diversions, in addition to a tree survey identifying any Tree Preservation Orders and highlighting any restrictions to potential development, particularly relevant to Hale Street.

The reduction of road widths across the designated West Poplar site, excluding Poplar High Street.

The change of vehicular access on Saltwell Street to one-way.

The change of use for land acquired following reductions, to Class C3.

The development of residential blocks providing 200+ dwellings.

Supporting evidence would include:

The extension of the ULEZ in 2021, significantly reducing local car use.

The Mayor’s Transport strategies promoting walkability, public transport and reducing pollution.

LBTH Local Plan objectives for reducing car use.

In this Instance, the public highways are adopted by the Tower Hamlets Council, who take responsibility for their management, maintenance and risk (Highway Maintained at Public Expense). The freehold for the underlying land is also owned by Tower Hamlets Council meaning that only single landownership consent would be required for the infill component of the development. The vertical extension and renovation of the existing homes, however, would require the consent of the private property owners before development could progress. An application could be made by the Council and Project Team to the Tower Hamlets Planning Authority for the Infill development with either later amendments following the consent of private owners or a secondary application at a later stage.

Following consent from Tower Hamlets planning authority, the project team would progress to RIBA stage 4. The Architect would then produce Tender Drawings for the contractors. While application would be made for a ‘stopping up order’ to remove the existing highway obligations (vehicular access and on-street parking), but only after any utility diversions

have been carried out. A section 278 agreement with the Council would enable the proposed alterations to the public highways, whilst changes to traffic management orders would have to be agreed, along with statutory public consultation informing affected parties of the intended changes. Following the approval of all by Council, the development would then to progress to RIBA stage 5 and construction could begin.

DELIVERY.

DELIVERY. SEQUENCING PHASING PHASE 2 SITE Original site and road conditions

Construction of infill typology alongside existing Council owned properties, utilising rear garden space and central area.

Flats : 52 Houses : 25 N

TOTAL DWELLINGS : 262

TOTAL DWELLINGS : 339

PHASE 1

PHASE 3

Reduction of Saltwell Street, Morant Street and Kemps Drive to 4m road width and one-way system.

Construction of vertical extensions to existing council owned properties and exterior renovations. Using central space are construction site.

Flats : 42 Houses : -1 TOTAL DWELLINGS : 262

TOTAL DWELLINGS : 380

DELIVERY. SEQUENCING

PHASE 4

PHASE 6

Construction of infill typology along remaining portion of Saltwell street using off-street space for construction storage.

Construction of infill typology alongside East India Company tenement blocks, with the removal of an existing terrace house to facilitate construction.

Flats : 16 Houses : 7

Flats : 24 Houses : 11

TOTAL DWELLINGS : 403

TOTAL DWELLINGS : 462

PHASE 5

PHASE 7

Construction of extension to both council and private owned properties using central space as construction site.

The extension of the existing private owned terraced homes utilising the central space as a construction site.

Flats : 27 Houses : -3

Flats : 26 Houses : -2

TOTAL DWELLINGS : 427

TOTAL DWELLINGS : 486

DELIVERY. MASSING

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Shared central spaces or Cul de Sac conditions setback from the main road, with homes orientated inwards.

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Central opening with additional local amenities acting as public square.

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Active double sided street scape with entrances opening onto the street

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Semi-private shared space between blocks, with possible canopy structure creating enclosure.

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DELIVERY. MATERIAL ORDER TYPICAL INFILL TYPOLOGY

The first of the typologies is the infill block which is employed to re-establish the condition of a traditional active screet scape. The materiality of the street facing facade is less permeable, with smaller openings and greater opportunity for residents to

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restrict both visual and acoustic interactions, whilst still facilitating the possibility of both. At the ground level the homes are arranged with coupled entrances along with corner windows providing increased visibility of this space. The first floor containing bathroom and bedrooms has a more closed material nature, with solid brick outerleaf and narrow window openings. This change in visual porosity is repeated across the final two floors again reflecting the use of internal spaces and the appropriate varying degrees of privacy.

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Column steel plate foundations connection (200mm above ground) Treated Glulam Coupled Column Treated Glulam Beam Steel Flitch Plate connection Softwood Purlins Blockwork party cavity-wall (300mm) Full height glazed sliding doors Double stud insulated wall Mineral wool insulation Exterior grade plywood sheathing Wooden battens Clay roof tiles Brick outer-leaf wall Timber vertical panel cladding Perferated metal sliding shutters Corner window 2.3m floor to ceiling height aligning with NHBC standards.

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DELIVERY. MATERIAL ORDER WALL BUILD UP

The double stud wall reduces noise transmission significantly with a sound transmission class of 50, similar to a single brick wall. Therefore providing increased privacy for the more private spaces within the home like the bedroom. This lightweight option for controlling sound transmission can be employed across the upper floors where masonry walls are not appropriate.

PART E. RESISTANCE TO SOUND

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The double stud wall build up is employed as so to reduce the tranmission of noise to sensitive rooms like the bedrooms. While bedrooms are also positioned away from the access route.

Bedroom stepped away from access balcony and raised 2.

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(Exterior) Hardwood vertical paneling Treated wooden cladding batten Breather membrane OBS sheathing board Mineral Wool insulated stud wall Mineral Wool insulated stud Wall (Internal) plaster board Roof mineral wall insulation Metal ledge drip detail Breather membrane leading to gutter

Arrangment of bedrooms with respect to thick acoustic wall build up.

DELIVERY. MATERIAL ORDER TYPICAL EXTENSION TYPOLOGY

The second of the typologies is the extension block which involves both vertical and horizontal construction. In a similar nature to the Infill block the ground level has a more open facade treatment, with sliding doors opening onto a covered semi-private space, creating a deep entrance boundary. The upper floorâ&#x20AC;&#x2122;s facade treatment is then a combination of vertical wooden slats and sliding shutters allowing residents to control the degree of privacy and connection with fellow residents. The flat positioned above continues with this facade treatment again reflecting the internal use of space.

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Existing three storey terrace (load bearing masonry structure) Treated Glulam beam spanning 12m Existing outer leaf removed with floor structure exposed Glulam connection to load bearing wall Softwood Purlins Double stud party wall Extension to existing floor Brick exterior added creating cavity wall Folding external doors Balcony condition Vertical wooden slats (threshold) Perferated metal sliding shutters Exterior grade plywood sheathing Wooden battens Clay roof tiles Possibility to extend beam to create canopy or external roof structure between blocks.

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DELIVERY. MATERIAL ORDER EXTENDED FLOORS

The existing floors of the residential blocks will be extended to create both external balcony and winter garden conditions. These spaces provide both increased floor space to the homes along with greater control over privacy through the deep nature of the boundary. The original threshold ( windows and doors ) is replaced with floor to ceiling height glazed doors, with incisions made into the existing load bearing masonry wall.

PART K. PROTECTION FROM FALLING All raised access routes (gallery access balconies) and private balconies are enclosed with a 1100mm high balastrate, reducing residents from falling.

While balastrade openings are 99mm in diameter, complying with Part K.

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External balcony condition Internal winter garden condition Internal space Roof light Enclosed space between existing roof and extension floor Folding metal shutters Hidden gutter system Existing internal space Exsiting floor build up

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DELIVERY. STRUCTURAL STRATEGY PRIMARY COMPONENT

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The structural strategy is reliant upon primary glulam columns which are spaced 4m apart. The columns are designed in a coupled arrangement which provides increased stability without having to increase the width of the cross section. This structural component is needed due to both the restricted width of the infill blocks and the proposed storey heights ( recommenced above 2 storeys). An example of this component in use is the Whistler Public Library in Canada by HCMA architects, which at 4 storeys high makes use of relatively narrow coupled external glulam columns as shown.

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Primary roof beam rests between the coupled columns fitting within specified cutouts in each column, therefore sharing the load.

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Perpendicular beams are as supported through similar method of cutouts within the columns.

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Both columns are connect onto steel flitch ground plates which are fixed in place with blots. Columns are raised 200mm above the ground outside of the water splash zone

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Steel flitch plates are connected to concrete foundations through steel anchor bars cast into the concrete.

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DELIVERY. STRUCTURAL STRATEGY CONSTRUCTION

Stage 1

Stage 4

Construction of column foundations and perimeter beam with steel plates cast in-situ. Foundation depth approx. 600mm

Load bearing masonry walls are constructed between every second frame acting as the party wall. This also provides increased stability to the structure by preventing racking, functioning like shear walls.

Stage 2 Primary glulam columns craned into position and fixed to steel flitch plates, with temporary supports attached until beams connected. Columns transfer building load to foundations vertically.

Stage 5 Secondary floor and roof beams are connected to the primary beams through metal hangers. These smaller beams tranfer loads across to the primary components.

Stage 3

Stage 6

Glulam Beams craned into position and connected through steel flitch plates and blots. Beams act to transfer horizontal loads to primary Columns, while giving the portal frame structure stability.

Plywood sheathing is added to the roof and floors creating a flat surface for finishings. The board is orientated with the grain perpendicular to the primary beams creating an opposing force to racking, with the boards acting in tension.

DELIVERY. STRUCTURAL STRATEGY STRUCTURAL CONNECTIONS

The vertical extension typology connects to the structure of the existing residential blocks in order to create the extended floors. The glulam beams are supported on an independent brick fin wall which will be explored furhter in the technical focus.

STRUCTURAL CONNECTION EXPLORED IN TECHNICAL FOUCS

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DELIVERY. ENVIRONMENTAL STRATEGY THERMAL RETENTION & DISPERSION

During the colder months in the UK, the double skin nature of the facade means residents will be able to reduce heat loss significantly through compartmentalizing the internal spaces. The winter

The double skin nature also provides benefit when maintaining a cooler internal temperature during the warmer months. Winter garden spaces when opened internally increase the volume of air, reducing the

garden conditions will act as insulation retaining heat from the sun and the inner spaces of the home.

rate of heat gain, while external shutters can reduce solar gain while allowing airflow.

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Low angle of winter sunlight Unshaded skylight allows for solar gain heating the internal space below.

Winter garden condition creates airspace insulation layer between internal spaces and outside.

Internal space located behind two layers of glazing and roof insulation.

Enclosed space between existing and new building creates additional layer of insulation reducing vertical heat loss.

Folded shutters allow sunlight to penetrate the fully glazed threshold allowing for solar gain.

Winter garden condition means residents can reduce the internal volume of air which needs to be heated

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Steep angle of summer sunlight Closed roof shutter reduces solar gain for the internal space.

Winter garden can remain open allowing cooler air into the shaded space or closed increasing the internal volume.

External folding shutters can be closed reducing solar gain while still allowing cooler air to flow inside.

Stepped balcony condition can be left own behind the closed shutters allowing fresh air into the home and hot air out.

Winter garden can be left open providing a shaded space outside for residents while maintaining a continious flow of air into the home.

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DELIVERY. ENVIRONMENTAL STRATEGY VENTILATION

DAYLIGHTING & SUNLIGHT

The ventilation strategy is fairly standard for a domestic building within the UK. Cooler air will be able to enter the home at lower levels, typically through kitchens or lounge/dining rooms where it

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will then rise through the central staircase and leave through upper floor windows. Residents will also be able to control room temperatures through opening individual windows. The above flat condition will have roof openings in the form of skylights allowing residents to ventilate the home.

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The existing residential blocks before renovation have small 1m x 1m windows on each floor. Following the renovation to the block the openings to the buildings facade will be increased significantly

Skylight positioned in bedroom allowing resident to maintain airflow.

Skylights positioned within the winter garden allowing hot air to dissipate during warmer months.

Increased ceiling height allowing circulation of hot air.

Front entrance and kitchen windows allowing airflow.

Central stairwell acting as stacked ventilation system, pulling hot air through the building Bedroom windows allowing ventilation Winter garden allowing residents to control airflow and internal volume Front entrance and ground windows allowing fresh air into the building.

creating floor to ceiling height glazed doors. Although the balcony and extended floor condition will restrict some daylight, the increased apertures will ensure an overall increased in internal daylighting.

PART F. VENTILATION Adequate airflow and supply of fresh air is acheived throughout the homes through both a semi-stacked ventilation arrangemnt (stair and upper floor windows) and single sided ventilation with users controlling windows.

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The blocks are either arranged in a North-South orientation where homes receive sufficient sunlight throughout the day, or East-West in which the blocks are stepped and sloped to maximise the recieved sunlight, The larger block is position on the northern side of the arrangement, again increasing the light reaching the space inbetween the blocks.

DELIVERY. ACCESS ROAD WIDTHS, REFUSE COLLECTION AND EMERGENCY VEHICLE ACCESS.

PART H. WASTE DISPOSAL

With the reduction in road widths it is important refuse collection and fire trucks are still able to service the homes. The standard width of the Tower Hamlets refuse truck is 2.7m. The standard width of a London fire truck is 2.3m. The proposed road widths vary from 3.5 to 4.2m with one-way access.

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All homes are either serviced directly from the surrounding streets or refuse is collected from arranged points as shown on the map. No resident would therefore have to walk more than 30m to a collection point, or refuse worker more than 25m to collect waste.

Defines the key points regarding the location of refuse collection points: “Residents should not be required to carry waste more than 30m to the collection point. “ “Waste collection vehicles should be able to get within 25m of the collection point. “

East India Rock Road

The below illustration highlights the possible locations of shared refuse collection points as defined by the parameters of the Part H regulations.

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Acceptable location of collection point

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The required turning dimension for the larger refuse collection truck to make a 90 degree corner is illustrated below, stipulated by the Department for Transport Waste and Recycling Planning guidelines.

Therefore, as shown, the road will have to widen in places to facilitate the safe movement of the vehicle.

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One direction all vehicles Multi direction car only

Shared external refuse collection Poplar High Street

DELIVERY. ACCESS

DELIVERY. FIRE CONSIDERATIONS

ground floor typical

PART B. FIRE SAFETY

Exit

PART B. FIRE SAFETY

Escape route

Access is possible to one elevation on all the homes with no more than 45m between the position of the fire truck and door. The curbs to the squares are lowered allowing shared access, so vehicles in an emergency and maneuver over them, easily accessing all homes.

The ground floor homes of both typologies can be accessed through both the front and rear, providing

emergency exits. While the flats are accessed via external balconies. All doors along the balcony are fire rated containing the spread of the fire. The homes are also fitted with a sprinkler system as so to prevent the spread of the fire. gallery access typical

All external and party walls fire resisting construction FRI 30, all external doors FRI Min 30.

For external gallery access single stair for 30m travel distance, then two stairs required BS 9991:2015.

To prevent the spread of fire to neighbouring homes while still positioning the homes in such proximity, a sprinkler system has been employed. This enables a distance of just 5m between the elevations with openings, dependent on the area of the openings.

In this case the offset boundary has been increased to 6m, as the elevation opening sizes have been increased.

Fire boundary from elevation with openings

Smoke alarms are installed across all homes conform to BS EN 14604.

Accessible elevation with entrances

DELIVERY. ACCESS

PART M. ACCESS

PART M. ACCESS

Minimum 900mm approach

B. at 1100mm wide.

Minimum 775mm

INFILL FLAT

INFILL - M4(1/2)

Recommend minimum width for an external escape route should be ideally 1050mm, although it can be

restricted to 900mm. The gallery access balconies change in width to accommodate the columns narrowing to 1m at the pinch point.

EXTENSION HOME

PART B. FIRE SAFETY

External communal stair is a minimum of 1100mm wide as required to be used for an external primary fire escape.

Minimum 1100mm

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EXTENSION - M4(1)

The internal stair to the flats meets the requirement set out in part M for a private dwelling as well as Part

PRIVATE ENTRANCE

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Both home typologies are complaint with the stipulations of M4(1). With level entrances across across both. The extension typology however doesnâ&#x20AC;&#x2122;t facilitate the requirements of M4(2) nor would it need to as an adaption to an existing dwelling.

PART B. FIRE SAFETY

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DELIVERY. DRAINAGE

PART H. DRAINAGE

The pitched roofs with allow rain to ran away and collect in gutters which lead to downpipes positioned within the columns. This water is then transfered to the existing homes waste-water infrastructure.

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Primary Coupled Glulam Column with 100mm gap between

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Glulam beam stepped in 100mm to allow for drainage down pipe

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Gutter inset fits into precut channel in glulam beam

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Inset drainage downpipe sits flush inbetween with glulam columns.

Ground drain Pitch of roof

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CASE STUDIES.

APPROACH. CASE STUDIES ORIENTATION MOORE PARK ROAD Stephen Taylor Architects

The infill development provides 4 new dwellings

squeezed within a site surround by gardens and existing 4-5 storey terrace homes on all sides.

The new homes deal with concerns of overlooking and daylighting through the careful positioning of windows and the orientation of the blocks, allowing at its closest just 3.5m between the development and existing homes. The unusual arrangement cleverly maintains a degree of privacy between the occupants as well as existing residents, with the whole development lowered by half a floor to reduce its overall impact.

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1. Windowless facades on the walls with the closest relationship, reducing concerns of overlooking from existing neighbours.

2. WIndows orientated towards blank walls, providing daylight while maintaining privacy.

3. The orientation of the blocks gives the longest possible distance between existing buildings and the new windows.

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4. Lowered ground floor with raised garden wall restricting overall impact of development.

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APPROACH. CASE STUDIES

ARMADILLO HOUSE Formwerkz Architects - Singapore 1.

The home deals with a difficult narrow site alongside

a raised nosiy bypass. The design therefore prevents the intrusion of privacy from the nearby bypass, through the absence of parallel facing windows.

Instead the home employs a stepped facade with perpendicular windows allowing plenty of daylight, while restricting both noise from the street and observations. This design would also work effectively alongside another home of similar characteristics allowing for greater proximity.

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1. Both ends of the building are completely glazed to allow additional light, along with an angled balcony providing semi-private space with views down the street.

2. Windowless facade acting as a sound barrier creating a harsh boundary between public and private. The rest of the home is then rather open in nature facing perpendicular onto the garden.

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Semi-private Aspect

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APPROACH. CASE STUDIES

KASSEL HOUSING Hermen Hertzberger - Germany The housing is designed with private balcony or outdoor amenity space for each dwelling positioned on the corner of the buildingâ&#x20AC;&#x2122;s divide. These spaces are dual aspect with views of both the front entrance condition and the opposing flats. The small separation between the balconies ensures a comfortable relationship between neighbours, while the stepped condition allows enough light into the spaces and restricts overlooking.

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Semi-private Semi-public Aspect

The slight orientation of the blocks means windows do not face each other directly but rather offer a wider aspect, meaning residents wouldnt feel constantly watched.

1. The balcony offers a semi-private space creating a transition before the privacy of the home, while also offering oppotunities for the external expression of identity.

2. The kitchen has a view of the opposite flats as well as the shared space below and entrance, allowing residents to observe fellow neighbour and become familiar with them. fig. 13

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3. The landing space, which is also the entrance for two flats per floor, offers a view of the central access space, allowing residents to see others coming and going.

APPROACH. CASE STUDIES ‘MICRO LIVING’ -

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POCKET LIVING ONE BED HOME

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U+i COMPACT ‘TOWN FLAT’ The flat is currently the smallest non co-living or shared living typology at just 19m2, offering fairly similar characteristics to the typical student halls accommodation, yet completely self sufficient.

The reduced size one-bed home is marketed as being more affordable for young buyers, yet still offering the space needed for a couple to live comfortably. The home is on the limit of the London Space standards minimum floor area for a 1B1P and 2m2 above the micro-living classification.

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FOUNDRY COMPACT ONE BED HOME

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Also marketed at couples as an affordable alternative to housing in London, the Foundry offers reduced ‘Micro’ apartments at just 31m2. These do not conform to the UK’s current minimum space standards.

THE COLLECTIVE CO-LIVING ‘STANDARD’ FLAT

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This ‘campus-style’ arrangement is typically for rent to young professionals, marketed directly at this demographic, with on-site cinema, bars and pool.

The Co-living set up allows for a much reduced private space with communal kitchens and lounges.

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APPROACH. CASE STUDIES PROXIMITY ST LUKEâ&#x20AC;&#x2122;S MEWS Notting Hill, London

COLVILLE PLACE Bloomsbury, London

At just 9m this is one of the narrowest car accessible streets in London, with three storey terraced homes on either side. The rear garden condition is particularly interesting narrowing to just 4.2m on one side, with 5 and 6 storey homes overlooking this space. Residents are only able to control privacy through the standard window conditions, as shown. As some of the most desirable homes in London, this intimate condition questions th limit of intrusive proximity.

Remarkably with just 4.8m between homes Colville Place is made up of 4 storey townhouses, creating a rather intimate street condition. The top floor of each home is stepped back with a manson roof condition to reduce the visual impact from the ground and restriction to light. Similarly the rear garden condition is just 5.6m wide, again exampling a proximity far lower than the recommend planning distances for facing residential blocks.

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APPROACH. CASE STUDIES

PASSAGE de Iâ&#x20AC;&#x2122;ANCRE Paris The shared courtyard condition is a typical characteristic to Haussmann blocks in Paris, usually providing access to the flats. In this instance the courtyard is just 3m wide in places acting as a narrow passage through to the street. This narrow space is well inhabited however with small cafes and shops opening directly onto it. The space functions successful as a semi-public zone between the street and private entrances to the homes, with little restricting access.

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The passage has a 5 storey residential block on one side and 7 on the other, yet still receives adequate daylighting at the ground floor. Some windows have external canopies restricting views and direct sunlight from above, although the majority simply have traditional internal privacy controls like curtains or blinds. This condition i feel really pushes the extreme with respect to residential proximity yet shows what could be possible.

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APPROACH. CASE STUDIES

DONNYBROOK QUARTER Peter Barber Architects - London The project is arranged around two perpendicular residential streets set off from the main road. Issues of overlooking and privacy are overcome through the orientation and massing of the blocks, which restrict views of external private spaces while ensuring ample daylight. Windowless facades facilitate a proximity of just 8m between homes.

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1. The walls facing the gardens are almost windowless, minus small openings for bathroom ventilation, offering privacy for the lower and opposite dwellings.

2. The stepped massing gives the upper dwelling a small outdoor amenity with a raised wall to the garden side, again restricting observational connections.

3. The orientation and massing of the blocks means that each dwelling is dual aspect without overlooking another, allowing for the proximity of the scheme.

APPROACH. CASE STUDIES

200m

HUNDRED MILE CITY ( Concept ) Peter Barber - London The concept project by Peter Barber proposes a 200 metre wide 100 mile residential development which creates a dense ring around London. The street-based residential blocks are arranged intimately around traditional squares, with raised outdoor amenities and shared courtyard conditions. The project takes precedent from the urban grain of traditional Mediterranean citycenters, with a high housing density.

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1. Narrow facing terraced houses creating access streets with high levels of visibility for residents, â&#x20AC;&#x2DC;eyes on the streetâ&#x20AC;&#x2122; concept.

2. Traditional squares created within the street grain, offering public space for social gatherings or amenities. Acting as third space, with homes orientated inwards.

3. Back garden conditions with semi-private and shared raised spaces offering varying levels of privacy and intimacy for residents.

3.

fig. 17

10m

3.

fig. 18

APPROACH. CASE STUDIES SEPARATION OF LIFESTYLES TIMBERYARD HOUSING Oâ&#x20AC;&#x2122;Donnell + Tuomey - Dublin

8 - 25m

The project provides two specific dwelling typologies designed around the respective lifestyles. The lower portion of homes are intended for a larger family dynamic, with individual entrances overlooked by the kitchen. The upper homes facilitate a smaller household and have less of a physical relationship with the shared space, apart from a raised entrance servicing two flats.

2.

5m

1. Protruding winter gardens give the residents of the upper flats an opportunity to observe the lower space and interact with other residents from a distance.

2. Spaced wooden slats provide a level of privacy for occupants using the balcony condition, restricting all but perpendicular views. These spaces are positioned alternatively on the opposite block meaning no two are directly facing each other.

1.

1.

1.

2.

Flats

1.

5m Family Homes

2.

Aspect Shared entrance Semi-private Semi-public Individual entrance

1. The project successfully creates a safe and active central space through both the arrangement and subsequent opportunities for observational connections.

fig. 19

2. The space outside the family homes is divided by seated planters, creating a semi-private zone in which residents feel a sense of ownership. The set back of the entrance and position of the kitchen windows also provide residents with a visual connection to this space.

fig. 20

APPROACH. CASE STUDIES CONTROL RUE DE SUISSES APARTMENT BUILDINGS Herzog de Meuron - Paris The facade is made up of rolling thin wooden shutters which residents can adjust individually

In elevation its clear to see the nature of control over observational connections afforded through

restricting the lighting, as shown. This also provides a level of control over interactions, both observational and acoustic, creating a deep boundary between public and private spaces.

Residents are able to both observe the space outside the home or equally shut it out.

Public

Semi-private

the shutter facade. The fully extended shutter creates a rather solid boundary to the dwelling, but when recoiled allows views into the home and of the balcony space. The balcony is therefore able to act as a means of expressing identity or character, with residents inhabiting this space with chairs and vegetation. The simple addition of the shutter affords far greater agency over a residents privacy and external interactions.

Private

fig. 21

0.5m

fig. 22

fig. 23

APPROACH. CASE STUDIES

APARTMENT BUILDING SCHĂ&#x153;TZENMATTSTRASSE Herzog de Meuron - Switzerland 2.

1.

The front elevation uses folding cast iron shutters to reduce both the noise from the road and views into the flats. The boundary between public and private is a lot narrower in this instance with the glazed doors right behind the shutters. These shutters again allow residents to control visibility into the flats along with observations out, with the narrow space in between providing room for personal items or plants.

Public

Semi-private

Private

fig. 26

1.

fig. 24

2.

fig. 25

fig. 27

0.5m

TECHNICAL FOCUS.

TECHNICAL FOCUS. PROPOSAL

THE EXTENSION OF THE TERRACED HOMES My research looked at the relationship between loneliness and the residential environment.

Identifying the process of redevelopment as a significant potential contributor within the context of Tower Hamlets. In response the project proposes delivering additional housing through an integrative development process, employing both infill and extension construction methods.

The technical focus is on methods of structural extension as a means of providing additional housing, and how this addition may change the nature of the social boundary of the home.

The possibility of utilising local contractors is also a key consideration, acknowledging the severe level of unemployment and absence of intermediate skilled work within the Borough.

EXISTING TERRACED HOMES

TECHNICAL FOCUS. PRECEDENTS

TYPICAL DOMESTIC EXTENSION MASONRY OR TIMBER CONSTRUCTION.

Lightweight timber loft conversion, extending the roof to facilitate addition floor space. Vertical extension relies on the existing structure. Rear or side extension of existing masonry home, typically increases the size rather than creating additional home.

Both can be carried out by local contractors with locally sourced materials like reclaimed bricks.

This method of extension relies on the existing structural capacity of the home in the case of vertical extension, or is restricted to end conditions as a way of actually providing additional homes.

TECHNICAL FOCUS. PRECEDENTS

STRUCTURAL BRICK FIN ST MARYâ&#x20AC;&#x2122;S COLLEGE GYMNASIUM WEIGHTMAN & BULLEN ARCHITECTS

Bricks arranged to create structural fin which supports beams spanning the large hall removing the need for internal columns. The Fin can also accommodate services like drainage as shown.

Construction is not specialised so could be carried out by local contractors.

The structural fins could support additional loads allowing for the vertical extension of the homes. The Deep nature of the fins also creates a semi-private space. The construction time is longer compared with steel or timber columns would be considerably longer.

TECHNICAL FOCUS. PRECEDENTS

VERTICAL EXTENSION STRUCTURAL STEEL TABLE GOLDERS GREEN ESTATE - RCK ARCHITECTS

Rooftop extension of existing 1970â&#x20AC;&#x2122;s residential blocks, proposing steel table system to support lightweight CLT construction. Method means residents are not displaced during construction and the prefabricated timber can be craned into position quickly reducing overall disruption. Structure is independent of existing and would require additional foundations.

Primary steel structure and prefabricated components would require specialised contractors.

This approach allows for vertical extension and addition of new homes but offers little change to the existing boundary conditions. In the example the columns are hidden behind a new brick facade.

TECHNICAL FOCUS. PRECEDENTS

HORIZONTAL EXTENSION INDEPENDENT STEEL STRUCTURE TOUR BOIS-LE-PRÊTRE - LACATON & VASSAL

Independent steel structure and concrete floors added to existing 1980’s concrete block, allowing for horizontal extension. Existing facade is removed and replaced with floor to ceiling height doors increasing internal daylight. Secondary sliding doors create winter garden condition which significantly improves the thermal performance of the home. The deeper boundary and secondary doors provide residents with greater control over privacy.

Construction is unlikely to be carried out by local contractors.

Original Plan

Extended Plan

The structural additional completely changes the nature of the social boundary of the home, providing greater control, perhaps meaning blocks could be positioned closer. This approach didn’t actually provide additional homes but could be adapted.

TECHNICAL FOCUS. PRECEDENTS

HORIZONTAL EXTENSION SEMI-DEPENDENT TIMBER STRUCTURE CHILTERN HOUSE ( MESTAWOOD LSBU RESEARCH GROUP)

The research project proposes the horizontal extension of an existing concrete residential block through the addition of structural timber columns.

Insulated CLT panels (SIP) are fixed to the concrete floor transferring some of the loads into the existing structure, ensuring a more efficient use of materials by reducing the structural capacity and subsequent size of the columns. Timber was selected for its environmental benefits, both in production and through sequestering carbon, with comparison to steel and concrete.

The structure comprises of prefabricated components requiring specialist contractors for construction.

Assuming that the existing structure cannot support additional loads the width and depth of the timber column could be increased, creating a similar condition to the structural fin and changing the nature of the social boundary.

TECHNICAL FOCUS. APPROACH

INITIAL STRUCTURAL CONCEPT

Structural table system employed using glulam components, aligning the columns with the existing structural grid of the party walls, with beams potentially transferring loads into the existing structure, reducing the need for two columns. Stepped arrangement creating additional floor space, and deep boundary, along with removal of existing facade.

Glulam columns can be coupled to improve stability over two storeys while reducing the amount of timber used in manufacturing.

TECHNICAL FOCUS. DEVELOPMENT

COLUMN ARRANGEMENT

TECHNICAL FOCUS. DEVELOPMENT

COLUMN DEPTH

TECHNICAL FOCUS. DEVELOPMENT

STRUCTURAL FIN CONNECTION

TECHNICAL FOCUS. DEVELOPMENT

Ext

ern

Int

al

ern

al

TECHNICAL FOCUS. CRITICAL INTERFACE

TECHNICAL FOCUS. MATERIAL AND LABOUR

STRUCTURAL BRICK FINS

PRIMARY GLULAM STRUCTURE

SECONDARY TIMBER STRUCTURE

Reclaimed local bricks sourced in additional to bricks from the development. Structure can be constructed by local contractors offering much needed employment. Little disruption to residents.

Glulam components manufactured by specialist company with timber sourced from sustainably managed Scandinavian forests. Construction is quick reducing disruption.

Designed using standardised components meaning all construction after Primary structure can be done by local contractors and trades, without the need or any specialist equipment.

2x4

2x6

2x8

2x10

REFERENCES. FIGURES Aldridge, Stephen, David Halpern, and Sarah Fitzpatrick,. 2002. Social Capital: A Discussion Paper.

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Available at: https://www.london.gov.uk/what-we-do/planning/london-plan/current-london-plan/ london-plan-chapter-3/policy-34-optimising NZ Gov. 2019. Budget highlights - Budget 2019 - 30 May 2019. New Zealand Government. Available at: https://www.budget. govt.nz/budget/2019/wellbeing/index.htm ONS. 2017. Population estimates for the UK, England and Wales, Scotland and Northern Ireland - Office for National Statistics. [online] Ons.gov.uk. Available at: https://www.ons.gov. uk/peoplepopulationandcommunity/populationandmigration/populationestimates/bulletins/ annualmidyearpopulationestimates/mid2017 ONS. 2018. Figure 29: Length of residence in current home by age. [online] Ons.gov.uk. Available at: https://www.ons.gov.uk/economy/inflationandpriceindices/articles/ukprivaterentedsector/2018 Putnam, Robert D. 1993. “The prosperous community: Social capital and public life.” The American Prospect 4.

Sturgis, P., Brunton-Smith, I., Kuha, J., and Jackson, J. 2013. Ethnic diversity, segregation and the social cohesion of neighbourhoods in London. Ethnic and Racial Studies, Volume 37(1), p. 1-21. Available at: https://www.tandfonline.com/ doi/abs/10.1080/01419870.2013.831932 Tower Hamlets. 2008. St Matthias Church, Poplar Conservation Area. [online] Towerhamlets.gov.uk.

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