In a context of global changes London seeks to establish itself within the knowledge economies spread-out the world. London lives out of the knowledge economies distributed around its neighborhoods, and absorb many people from all over the world looking for jobs and better lives. The 2012 Olympic Games have gifted the east of London with a great opportunity.This part of the city that for many years was a tear in the fabric of the city, becomes a field of potentials with the new available post industrial land and the investment in infrastructure, thus create new possibilities for redevelopment and the expansion of the city. This opportunity calls to reconsider this area not only in the context of London but as a threshold territory for regional and even euro-continental importance. This study intends to find the intangible relations that made places like Old Street area to a successful cluster for knowledge economy. This study aims to grasp this success without trying to implement any recipes but by setting principles and guidelines, both spatial and non spatial, for the planning in areas that are vulnerable to huge, and many times, reckless developments. Areas like Carpenter’s estate and Sugar house lane have already attracted private investors as they are the perfect canvas for applying thoughtful strategies based on tools and elements learnt from London’s history of growth. In this research one could find elements and situations that encourage a more intelligent urban growth. The tests done try to implement a strategy that carefully maximizes the existing potential and character of areas such as Hackney Wick, by retaining the productivity of the existing industries and creative clusters with the introduction of new developments which take the principles learned from different sites and implement to create cohesive and productive urban fabric. Other tests challenge the recent masterplans done for Carpenter’s Estate by UCL and Sugar house lane by IKEA. These tests call to reexamine these proposals and their relations in larger context for the benefit of the area. The interventions in specific location could regulate the development and create more public involvement which could promote institutions, residential and commercial development within the environment of the existing area.
INTRODUCTION
2
INTRODUCTION
INTRODUCTION For reasons such as ambiguous land ownership, difficulty in subdivision and amalgamation
of
land,
London
has
developed in a piecemeal way over the past 60 years. This book sets the goal of investigating and testing interventions in East London, where the new Queen Elizabeth Olympic Park is recently being implemented. The area of intervention in East London is a post industrial land with different grain and character from the continuous development of the city. For many years it was separated from the city by its use, its spatial qualities and the infrastructure of transportation which acts as a barrier between the adjacent neighborhoods. This area makes poor use of its potential in terms of location, connectivity and spatial
London Legacy Development Corporation, AA Symposium
opportunity.
3
4
INTRODUCTION
In 1944, Abercrombie proposed a plan for
represented by physical disconnections
London (Figure 01), where he interpreted
such as roads, railways and canals.
and designed the city as a set of clusters
Meanwhile, the industrial area of East is
and neighborhoods, and grouped them
more fragmented, segregated, and with
according to the identity of each area,
mono functional uses.
defining the trend of growth for London. Abercrombie’s plan is still evident in the spatial characteristics of the chosen area; the residential neighborhoods were developed to be distinct large areas with differentiations from their borders
Well
De Beauvoir Estate South Dalston
Mare St.
London Fields
South Hackney
Victoria Rd
Haggerston Hoxton
Cambridge Heath
Bethnal Green
Old Street
Old Ford Rd.
Columbia market
Weavers Field
Mile End Hospital
d
Fig1-Abercrombie’s plan
5
Hackney Wick
Stratford International
Bow Industrial Park
Olympic Stadium
Fish Island
Victoria park
Wick Ln.
The Orbit
Warm up area
Carpenters estate Acrise Freight Depot
Pudding Mill
Bow
Stratford
Aquatic Centre
Sugar house yard
Stratford
Southern Burford Spectator Wharf transport hub
Abbey Mills
Bow Church Three Mills
Tredager Square Bromley by Bow Mile end
Devons Rd.
BBBBB Hotel Macaroon
North Crescent
east neighborhoods
6
INTRODUCTION
The interest of this investigation lies
environments. The clusters represented
within Abercrombie’s clusters, found
in the diagram below, are the assembly
inside his proposed new neighborhoods.
of a knowledge economy as it could be
These different pieces represent cultural
seen in the area surrounding Old Street
and social entities for exchange, which
Station and its emergence in other places
are an important factor in the complexity
such as Cambridge Heath, London Fields
and mix of different uses in the distinct
and Hackney Wick. Throughout the
neighborhoods of London. The main
study, there is an urge to define elements
goal of this document is to understand
and concepts responsible for making a
the
knowledge economy in order to translate
spatial
opportunities
in
these
areas in order to create resilient urban
it spatially.
Well
De Beauvoir Estate South Dalston
Mare St.
London Fields
South Hackney
Victoria Rd
Haggerston Hoxton
Cambridge Heath
Bethnal Green
Old Street Old Street
Old Ford Rd.
Columbia market Shoreditch Weavers Field
Mile End Hospital
7
As mentioned before, one of the main
the East from the city. Moreover the
characteristics of East London is the
streams of water running adjacent to sites
presence of spatial barriers all the way
in the Olympic Park, is another crucial
from Old Street to Stratford. They are
factor in fragmenting the fabrics. The A12,
transport oriented such as the rails and
extending from Canary Wharf, joins in
roads cutting the city North-South,
the M11 corridor towards Stansted and
designated areas such as the Victoria Park
Cambridge.
and the residential zones found in between
towers characterize this high speed of A12
the territories.
and A11.
There is a notion that, the strong character
these pieces of infrastructure, it remains as
of the A12 acts as a barrier segregating
a problem of fragmenting the sites.
Many
high-rise
residential
Despite the node created by
Hackney Wick
Stratford International
Bow Industrial Park Aquatic Centre
Olympic Stadium
Fish Island
Victoria park
Stratford
Wick Ln.
The Orbit
Warm up area
Carpenters estate Acrise Freight Depot
Pudding Mill
Bow
Bow Church
Southern Burford Spectator Wharf transport hub
Abbey Mills Sugar house yard Three Mills
Tredager Square Bromley by Bow Mile end
Stratford
Devons Rd.
BBBBB Hotel Macaroon
North Crescent
EAST CLUSTERS
8
INTRODUCTION
The railway network of London is well
The rise in property value in the centre of
known for its better connectivity to all the
London and Old street area has made it
suburbs, and the introduction of Cross
too expensive for small creative industries
Rail, is an added advantage in offering
which are pushed to more affordable
increased rate of transportation of people
spaces in the East of the city. In the
to East.
search of these spaces, one can see that
Recently, the price of property market
companies had to go from Old Street
indicates that there is a shift in moving
straight to Hackney, Dalston and therefore
East towards more affordable spaces.
Hackney Wick and Fish Island.
Infrastructure
Housing
9
Similar to the trajectory between Old
strategy, going so far as to give special
Street and the East, London grows
planning powers to the newly created
towards its satellite cities. The city centre
London Legacy Development Corporation
is expanding in multiple vectors, defining
(LLDC) to act as a ‘super development
several corridors, and to this study it
authority’ for the entire area, granting
was taken into account the North-East
itself planning powers over more than 200
corridor towards the city of Cambridge.
hectares of land that currently falls within
“Ken Livingstone’s first London Plan
the four London boroughs of Newham,
(conceived before the bid for the 2012
Walthamstow,
Olympic Games was launched) identified
Hackney.” 1
two major growth corridors extending
This corridor has the potential to become
outwards from the centre along the River
the main linkage between Stratford,
Thames and to the north-east towards
Stansted
Stansted Airport. It is where these two
itself, enhancing the productivity of
corridors meet that the Olympic site is
knowledge economies in East London.
located, with Stratford at its epicenter.
It is understood as a ‘corridor’ the
Boris Johnson has reinforced this growth
accumulation of independent clusters
Tower
Airport
Hamlets
and
1. BURDETT, Ricky
and
Cambridge
Price of 1 bedroom flat
“Moving East”
10
INTRODUCTION
which complement and benefit from the
Foundation (a major medical research
different characteristics of each other and
foundation) to relocate here. New hotels
rely on the infrastructure linkage to bind
and offices are being built around Stratford
them.
International Station, creating a secondary
The recent investments in transportation
but important cluster of new jobs and
and new construction developments,
opportunities. The legacy masterplan has
such as in Stratford and the Greater
been conceived in spatial and temporal
Olympic Park redevelopment, provide
dimensions. The open, rather flexible grid
more accessibility and contribute to the
of streets does allow the potential for
attractiveness of the area for further
assimilation and integration over a long
investments.
and realistic time period of over twenty
“There has been interest from major
years� 2
companies like the BBC, University College London and the Wellcome
2. BURDETT, Ricky
11
Larger Context
12
INTRODUCTION
CHALLENGES These tendencies call for big masterplans
This
document
will
then
analyze
as it could be seen in the recent large scale
masterplans such as the IKEA’s proposal
developments in London, such as the
for Sugar House Lane and UCL’s proposal
Lower Lea Valley, Kings Cross and Canary
for Carpenter’s Estate, to understand the
Wharf. It is evident that the masterplans
differences, advantages and disadvantages
do not always contribute to heal the
of this type of urban intervention, in
fragmentation of the city mesh and to the
comparison with the natural and successful
creation of synergies between different
development spotted in the edge of the
areas.
City of London.
The main questions to be addressed are: 1.
What elements could be taken
from the areas around Old-Street as a ‘spontaneous’ development, that could be implemented in a planning strategy of a knowledge economy? 2.
What could be the spatial strategy
to capture the unique characteristics of an existing environment for a knowledge
UCL Proposal in Carpenters Estate-Lifschutz Davidson Sandilands
economy?
IKEA Proposal in Sugar House Lane-LandProp Services, 2011, in article : KANE, Colleen
hhhh
13
14
ARGUMENT The main argument is that by using a strategy that merges the adaptable elements of an existing fabric and the efficiency of a Masterplan, one can combine existing characteristics of a place with new built environments, promoting a platform for the formation of a knowledge based economy. For methodological reasons, the study was divided into two categories: spontaneous and planned. The interventions occur in different contexts within these two categories and propose elements from both.
INTRODUCTION
15
S P O N TA N E O U S
SPONTANEOUS Adjective Definition › happening or done in a natural, often sudden way, without any planning or without being forced (Cambridge Dictionary) › performed or occurring as a result of a sudden impulse or inclination and without premeditation or external stimulus. (Oxford Dictionary)
SPONTANEOUS DEVELOPMENTS ARE NOT PART OF A MASTERPLAN AND HAPPENED NATURALLY FOLLOWING THE LOGICS OF ECONOMIC AND SOCIAL TRENDS. THIS SPONTANEITY IN THE WAY THINGS EMERGED REPRESENTS A MAJOR FACTOR
FOR THE SUCCESS INDUSTRIES.
OF
THE
CREATIVE
OLD STREET
OLD STREET
22
OLD STREET
THE SILICON ROUNDABOUT Old Street The term Silicon roundabout was given to Old Street Station area by Matt Biddulph, a software designer, to define the emergence of small start-ups firms in Shoreditch area since mid 1990’s, which has become the preferable place of some big actors like Google and Facebook, and the biggest cluster of the digital sector in London known today. The emergence of creative industries
Dittmar’s creative industry cluster as it is
in general comes as a combination of
a vibrant high-tech cluster well serviced
“lots of young people; a vibrant nightlife;
by major infrastructure such as Shoreditch
excellent accessibility; a location close
and Old Street Stations, full of amenities
to city centre and public transport; old,
like shops and cafes. The area is mostly
undervalued buildings with small floor
defined by offices with some retail and
plates; an urbanism characterized by grid
commercial use on the ground floor and is
and fine grain, as evidenced by masonry
almost devoid of residence. Its extension
or
narrow
to other neighborhoods in the East
streets and small blocks; and lots of cafe’s
answers the demands of other uses,Such
, bars and places to congregate, meet and
as Hoxton which offers a residential area
work. Not much has been added to the
and Shoreditch which offers a place for
list since the digital age: high speed broad
large commercial developments.4
band, better coffee, perhaps... at the core
In November 2010, the government
is affordable, adaptable space in a place
aimed to make East London the biggest
that attracts people with more ideas than
technology centre by supporting the
capital”
existing cluster and by creating a framework
warehouse
construction;
3
Old Street fits to the description of
for the working places to emerge. In 2011
23
the TCIO (The Tech City Investment Organisation) was established in order to support the cluster to grow and to promote it internationally for investments. In the end of 2012 the government announced that it will grant 50 million pounds for the regeneration of Old Street roundabout project:”It will be a new civic
space for the community, where start-ups can grow, and young people can learn new skills. The new space will house classrooms, auditoriums, shared office space, 3D printing technology – a real resource to the local community”5. The critics of the Tech city and the proposed project claim that shaping the policy to be too strict to imitate the Silicon Valley, without differentiation between the different scale companies that exist there and luring for the big company’s investments, could harm the small start-up as the spaces will become less affordable. The strategy for maintaining Old Street as a creative quarter has to do more with maintaining and enhancing small cluster redevelopments, as shown in the following examples. Their operation and organization in terms of work and social spaces is the reason that enables the variety of uses, sizes and types or enterprises and services which make it successful.
3. DITTMAR, Hank 4. TCIO Website, Impact Report 5. TCIO Website
24
OLD STREET
“In 2010 the UK Government launched the Tech City strategy, hoping to develop the area into ‘one of the world’s great technology centers‘. Ministers are right to get excited. Inner East London is a key node in the capital’s digital ecosystem. The Centre for London finds over 3200 digital economy firms there, supporting over 48,000 jobs; those job counts have kept trending up through the recession.” 6
2
3
1
1. Offices development
25
2. Old street and central street
“THE PRIME MINISTER ANNOUNCES A £50M INVESTMENT IN TURNING OLD STREET ROUNDABOUT INTO EUROPE’S LARGEST INDOOR CIVIC SPACE.” 7
3. Residential development
6. LSE Website 7. TCIO Website
26
UPPER FLOOR USES
OLD STREET
GROUND FLOOR USES Offices
Retail, Restaurants, Cafe’s
Other
27
Zetland House Website
hhhh
ZETLAND HOUSE Old Street The Zetland House is a unique and striking
start-ups and creative industries8. The
property situated in the heart of ‘Silicon
tenant mix includes advertising, marketing,
Roundabout- Old Street’ and stands as
architects, design digital media, film and
an example of a cluster at the scale of
TV production, information technology,
the building. The old Print Works for The
health, fashion and music.
Bank of England now provides refurbished
This building is economically successful
loft-style, open plan incubator spaces for
because of the adaptability and flexibility
8. Zetland House Website
28
OLD STREET
Adaptable office space
The organization of the block and the open spaces
Zetland House
that it offers. All the units have an open plan with high ceilings, deep floor spaces and natural ventilation that allow users to adapt and modify spaces. These spaces can expand or contract and allow the users to remain in the same building or area over the lifespan of their businesses. Also, central to the success of such incubators, as this example shows, are the collective spaces that promote informal networking that build social capital; large stairs connecting various floors create collective spaces around the openings, whereas the central void is enhanced by the insularity of the building, creating a spill-out zone for cross-pollination of ideas. The building is also organized to provide amenities that the workers can use, for example, located below ground- typical facilities include: childcare provision, gym, cafĂŠ.
Floor organization
29
30
OLD STREET
Zetland house
31
East-West section
32
OLD STREET
Zetland House
North-South section
33
34
TELECITY GROUP BUILDING Old Street
OLD STREET
Telecity Building
This vibrant group of buildings called Oliver’s Yard is serviced by a major City Road, and contains amenities such as shops, community center, health facilities and cafes. The cluster combine offices with some residential and live/work units. While at one end, office buildings wrap around an old Church, that now works as a Community Center for the residents of the area, over the other end commercial outlets are established at ground level with residential, live/work and offices on above
Space Overlap
levels. The mix of large block structures with punctured public spaces defines the pedestrian nature of the cluster, and promotes the spread of these spaces upwards and through the buildings.
Internal Voids
Internal Structure
Block
35
36
OLD STREET
BLOCK ORGANIZATION
Commercial Facade
Access
Community
Telecity Building
BUILDING ORGANIZATION
The Telecity Building in Oliver’s Yard is a large single function office building. The complexity of the collective spaces on multiple levels is important for its organization, and its internal court is a collective space for the workers, which promotes the spilling out of the office activities. Although mainly functioning for offices, its frontage is porous and the ground floor is open to the public for commercial and communal use. For all the reasons above mentioned, the building complements the cluster and works at the scale of the block.
37
38
OLD STREET
39
Telecity Building
East-West section
40
OLD STREET
HOXTON SQUARE The area of Hoxton Station lost its
buildings around the square a large number
industrial activities from the beginning of
of tech and creative companies, which
the 80’s and was taken over by artists over
include: web designers, mobile and social
the following decade. It has grown into a
network and independent film companies.
centre of London’s art market and tech-
They create a synergy between them,
centered activities.
forming a creative cluster not always
Hoxton Square is the heart of the daily
visible to those who are not looking for it.
activity of the area. One can find in the
The interrelations are not limited to just
Hoxton Square
41
42
a building or a block, but expands around a square. The unique relationships among the buildings can be identified in the slivers of small gaps in between the volumes thus creating a public realm to a scale from the small void to the urban scale. The spaces in Hoxton vary in size, and provide different appropriations and arrangements, at the same time they limit the redevelopments within the existing fabric due to their morphology. This character allow it be active 24 hours. While during the working hours, offices and business engage in trade and exchange, when the night falls, the bars and restaurants introduce a different public realm which encompasses the opportunity to be open to a varied audience.
OLD STREET
Hoxton Square
43
44
OLD STREET
Hoxton Square
45
East-West section
CAMBRIDGE HEATH
CAMBRIDGE HEATH
49
50
CAMBRIDGE HEATH
CAMBRIDGE HEATH AREA Cambridge Heath has a more visible industrial 1
past in relation to Old street. Developed
2
between big infrastructure barriers like roads and rails, it is dominated by industrial
1
remnants, council estates projects and
3
multiple datum created by the canal. The fabric of the area is a combination of residential and industrial zones, while the industrial area is dependent on transportation routes, and historically on the canal, the residential is pulled back from the main roads and organized in individual housing estates.
2
3
4
4
51
1
2
3
52
CAMBRIDGE HEATH
GRAIN
2
3
1
4
0
20
40
60
80
100
120
140
160
180
200 m
53
0
20
40
60
2
80
Total Area:
100
120
140
160
180
200 m
593,032 Sqm
Buildings: 28%=171,231 Total Area: Sqm Infrastructure: 15%=92, 593,032 235
Buildings: 28%=171,231 Infrastructure: 15%=92,22,000 235Sqm Test Area: Large grain: 52%=11,340 Infrastructure: Population: -
1
Test Area:
22,000 Sqm
22,000 Sqm Large grain: 52%=11,340 Infrastructure: Large Grain: 51%=11,250 Population: Infrastructure: 18%= 3895 Test Area:
2
1
Population:
-
Test Area:
22,000 Sqm Test Area: 22,000 Sqm
Large Grain: 20%=4507 Infrastructure: 1438 Large6.5%= Grain: Population: ~800-1000
3
51%=11,250 Infrastructure: 18%= 3895 Population: -
2 Test Area:
22,000 Sqm
Large Grain: 31%=6848 Infrastructure: 2974 Test13%= Area: 22,000 Sqm Population: - (propsed: 350-500)
4
3
Large Grain: 20%=4507 Infrastructure: 6.5%= 1438 Population: ~800-1000
Test Area: 80
100
120
140
160
180
4
200 m
22,000 Sqm
200 m
Large Grain: 31%=6848 Infrastructure: 13%= 2974 Population: - (propsed: 35
54
CAMBRIDGE HEATH
Broadway Market
Goldsmith Row book Market
Haggerston Park- Hackney Rd.
Market Spine
Between London Fields and Shoreditch there are several successful street markets. These weekend markets are distributed along a central spine and continuously evolve within it. This spine
is defined by streets with commercial activities on the ground floor and residential on the upper ones. It is a network of commerce and services running through mainly residential neighborhoods; the combination of markets and the housing zones enables the quality and identity of East London’s clusters and neighborhoods, being a vital part of these areas.
55
56
ADA ST. CLUSTER The Ada Street cluster in Cambridge Heath is one example of cluster which the council provides affordable workshops for artists and craftsmen. It is situated amidst the dense neighborhood areas on the Eastern suburbs of London, close to infrastructural nodes. It has a rhythm that allows permeability, and offers various uses ranging from residential to industrial.
CAMBRIDGE HEATH
Ada st. cluster
The shared courtyard within the cluster
sell their products as well as be used for
shows a way of organizing space which
storage for the surrounding buildings.
is conducive to a creative and productive
The complex logs of buildings having
economy and serves both the residential
horizontal strata are adaptable and
and the workshops. The space adapts itself to form a part of the collective realm, where people set up small shops to
57
58
resilient which give good quality either to live or work. The slab building next to the yard has a split service core, making it flexible for the users to accommodate their different needs. This urban fabric sets a strategy for a productive, resilient and a creative city, with a spatial network that hosts places of exchange that can adapt and evolve over time.
CAMBRIDGE HEATH
Ada st. cluster
59
H AC K N E Y WICK
HACKNEY WICK
64
HACKNEY WICK
HACKNEY WICK Hackney Wick is one of the most
newly remediated land after the Games�9.
deprived areas in England. It has multiple
Hackney Wick presents unique characters;
land owners and leaseholds. It will be
it benefits from being crossed North to
significantly influenced by the Olympics,
South by the River Lea and is positioned
and by two key opportunities which the
between large parks, like Victoria Park to
Olympic games introduced; “the first
the west, the Olympic park in the east
being the infrastructure left behind by
and the Hackney marshes in the north. Its
the Games, and the second being the
architectural morphology raises attempts
opportunities for development on the
to adapt existing buildings in order to
9. APP Hackney Wick, p.13
Hackney Marshes
65
Hackney Marshes
Mabley Park
to: Clapton
Legacy IBC/MPC
Homerton
to: Camden West London
Mabley Park
to: Clapton
Parking
to: Stoke Newington to: Finsbury Park
Stratford International
Olympic Park
Legacy IBC/MPC
Homerton to: Waterloo to: Marble Arch
to: Camden West London
Olympic Park
Parking
to: Stoke Newington to: Finsbury Park
Hackney Wick
Figure 1
Victoria Park
Hackney Wick
Stratford International
Multi-use Arena
Stratford City
:
Waterloo Wellto:Street to: Marble Arch Hackney WickCommon AAP Area and Strategic Accessibility
Multi-use Arena
Figure 1
Lea Valley Regional Park
Stratford City
Victoria Park
:
Well Street AAP Area Hackney WickCommon AAP Area and Strategic Accessibility
Aquatics Centre
AAP Area
Olympic and Legacy Development within AAP
Lea Valley Regional Park
Parklands and Borough Boundary
Stratford
Open Space
Rail Lines Parklands and Open Space Rail Lines
Bus Routes
Bus Routes
Stratford
Aquatics Centre
Borough Boundary
Olympic and Legacy Development within AAP
to: Bromley -by-Bow to: Newham
to: Bromley -by-Bow to: Newham Legacy Stadium
Legacy Stadium
Hackney Wick AAP Area and strategic Accesibility
This product includes mapping data licensed from Ordnance Survey with the permission of 100019635. 2012 Publishers 2012
HMSO © the Crown Copyright 2012. All rights reserved. License number. This product includes mapping data licensed from Ordnance Survey with permission of HMSO © Crown Copyright 2012. All rights reserved. License number. 100019635. 2012 Ltd.Reproduced by permission, Harper Collins ©Bartholomew ©Bartholomew Ltd.Reproduced by permission, Harper Collins Publishers 2012
London Legacy Development Corporation
create more productive spaces and give opportunity to the emergence of “a
significant centre of high quality creative and high tech media production and, over time, a cultural and creative quarter with additional shops, eating places and galleries”10.
10. APP Hackney Wick, p.14
66
HACKNEY WICK
BLOCK ORGANIZATION The large number of open spaces that
forming larger building volumes or by
used to be fundamental for manufacturing,
augmenting their spaces through additions.
are now serving the creative industries
The light industrial warehouses have been
for logistic and temporary uses. At the
leased to the thriving art community,
same time, new functions coexist together
with many of them as shared live-work
with the old ones. Many blocks have
units. The new users have transformed
adapted their organization towards the
their spaces through an ad hoc approach,
enhancement of productivity, by either
facilitated by deep plan structures.
Clusters
Following a research by Richard Brown,
role of existing live-work arrangements in
these diagrams continue to study the spatial
the area’s current cultural foundations, and
arrangements of live and work clusters “In
make a case against their disappearance”11.
67
11. BROWN, Richard, 12. APP Hackney Wick, p.14
the context of the likely development of some of these sites due to be released from their light industrial zoning, this research project aims to document the key
“Hackney Wick has now become recognised as an important art production area and is home to a flourishing arts community. The area has a high concentration of studio spaces. These spaces are not only occupied by creative practitioners such as designers, artists and galleries, but also by a variety of supporting businesses from printers to event organisers. With the significant number of studios, infrastructure and business in the area, there is the opportunity to allow a model of growth for the CCIs [Creative Cultural Industries] in Hackney Wick that both draws and builds on the existing assets”12
68
LION WORKS CLUSTER “Old Ford Works is a cluster of 19th century factories at the heart of the Fish Island Conservation area, parts of which were originally steam powered rubber works, and waterproof clothing works, and notably a printing works which specialized in bank notes and postage stamps. This block is now known locally as the “old peanut factory”, because of its brief occupation by Percy Dalston’s peanuts Co. It is now prominently made up of live-work and artist studios. In 2009, around 79 studios were mapped here. Its density and shared yard space has made the complex notorious for its close-knit community of creative practitioners.” 13 13. BROWN, Richard, p.4
HACKNEY WICK
Clusters
OLD FORD WORKS CLUSTER “This cluster of factories falls within an area which at the beginning of the 20th century, was a hot bed of innovation, just meters away from where the first synthetic plastics were invented, as well as the area where the term ‘dry cleaning’ was being coined. These buildings were part of that innovative dry cleaning and contract laundering industry. Today, this mélange of yards & buildings is a mixeduse neighborhood of
light industrial
businesses, cheek by jowl with ‘live-work’ studios. In 2009, just half of this complex was mapped, with a finding of around 20 studios.” 14 14. BROWN, Richard, p.30
69
70
SPONTANEOUS-CONCLUSIONS
LESSON LEARNED FROM THE SPONTANEOUS The given definition of Spontaneous in this
interrelations in the urban environment.
book is for urban developments that were
Apart from various sizes, these urban
not part of a Masterplan and happened
elements can reach effectively beyond
naturally following the logics of economic
the physical built environment, as they
and
unplanned
influence the operation of a set of
emergence of places for knowledge
activities and different clusters, and create
exchange is a major factor of the success
distinct synergies; that could be seen in
of the studied areas, and a most powerful
the amalgamation of punctuated activities
source of the quality of the city; which as
through a neighborhood that collectively
seen by the latest comments of politicians
form the life of Hoxton, Shoreditch and
about the Tech City, plays an important
Old Street.
role in the economy as well as in politics.
Far from being naïve and crediting the
This research put emphasis on the quality
success of these places to purely spatial
and character of these spontaneous
aspects, this research is aware of economic,
synergies, which is a main factor for what
political and historical factors, which most
could be called a knowledge economy
of the time are the great players over a
in London. It aims to grasp the different
spontaneous growth. These synergies take
ways of its emergence, and to understand
place in East London, as they benefit from
the specificities of these places.
The
the presence of infrastructure, affordable
analyzed situations displayed in this
prices, connectivity and adjacency to
chapter, present a range of elements and
housing zones. Nonetheless, the spatial
physical conditions, which combined and
qualities and the morphologies of the
assembled, create a knowledge economy
studied cases provide a rich ensemble of
and a resilient urban fabric.
organizations and operation of clusters’
These case studies were chosen to
combinations, which foster and enable
represent a broad range of scales of
such urban ecologies. This research aims
effectiveness. The spatial conditions of
to capture the spatial elements of these
the clusters vary in size, where some are
situations, such as courtyards and shared
within the building space – like Zetland
spaces, in order to understand their
House – that operates and organizes itself
relation with the daily productivity and
in a different way than clusters within
appropriation of spaces.
social
trends.
The
a block or spine, that create different
Conclusions
71
Mixed Uses+Operation
Collective realm
PLANNED
PLAN Noun › A detailed proposal for doing or achieving something; › A detailed map or diagram; › A diagram showing how something will be arranged VERB (plans, planning, planned) › Decide on and make arrangements for in advance › Design or make a plan of (something to be made or built) (Oxford Dictionary)
THE PLANNED ARE MASTERPLANS. THEY MAY VARY IN SCALE OF INSERTION, DONE BY DIFFERENT PROFESSIONALS FOR A SPECIFIC CLIENT (GOVERNMENTAL OR PRIVATE).
TRANSLATE ECONOMIC AND POLITICAL FORCES, AND PLANNED
DEVELOPMENTS
ARE RESPONSIBLE FOR MAJOR STRUCTURAL DECISIONS
BEYOND THEIR SITE OF ACTIVITY.
CARPENTERS’ ESTATE
76
CARPENTERS’ ESTATE This part of the document combines the analysis of the existing conditions and the proposals of UCL in Carpenters’ Estate and IKEA in Sugar House Lane.
Carpenters’ Estate is a council housing estate that used to house the workers of London’s factories built along the River Lea and is a community of local workers ever since. In 2012, University College of London
Section through the existing fabric
CARPENTER'S ESTATE
Exissting conditions
77
Section A
Section B
Section C
Sections through the Stratford high st.
Section D
78
CARPENTER'S ESTATE
EXISTING CONDITIONS
Section E-W
built
residential
Section N-S
open space underutilised
Row housing
movement cul-de-sac
Tower block
Building Types
UCL Proposed
Built Mass x%
Voids x%
79
UCL Proposal
UCL PROPOSAL
Proposed Infrastructure
Proposed Built Mass x%
PRIMARY ELEMENTS UCL Proposed
(UCL) published its interest in moving part of its activities to East London, specifically to Carpenters’ Estate. Its plans Voids x%
for redevelopment includes: academic
Proposed Infrastructure
activities, sports and leisure facilities,
Proposed Block Pattern
housing for students, family housing for Proposed Built Mass x%
staff and the non-UCL community. These facilities will be spread along a green spine REGULAR GRID + DIAGONAL
DIAGONAL GRID
REGULAR GRID
that connects Stratford Old Town to the Grid Analysis
Cluster
Cluster
Greenway. The objective of studying their
solids and voids
plan is to understand how a university Proposed Infrastructure
Hierarchy of street structure Proposed Block Pattern
Solids + Voids
Hierarchy of Street Structure
Proposed Block Pattern
zones
Clusters
Interiority + Porosity of Ground Floor Interiority + Porosity of Ground Floor
Residential + Mixed Use Within Regular Grid
Residential + Mixed Use Within Regular Grid
Voids Along Central Spine Voids Along Central Spine
Institutional Along Diagonal Grid
Institutional Along Diagonal Grid
Access Into Site Access Into Site
80
CARPENTER'S ESTATE
campus could change the neighborhood and what were the main principles of a formal proposed masterplan that does not take into consideration the existing conditions, nor the surrounding ecologies. The existing fabric of Carpenters’ Estate has a scattered grain of small row housing and a few tower buildings surrounded by vast pieces of underutilized land in the form of parking lots. The movement within Carpenters’ Estate
built
Residential +mixed use
Section E-W
Section N-S open space Privileged
Perimeter block
Courtyard block Podium Tower Bar building
movement Through
Building Types
81
UCL Proposl
MEGA BLOCK?
is restricted by theBLOCK? existence of cul-de-sac MEGA Classification of Building Types
1. Courtyard Block
Classification of Building Types
roads and an irregular road pattern. UCL proposes dense blocks defining the street edges and small courtyards. A regular
Enclosure
grid pattern by ensure easy accessibility. Enclosure
Facades
Though the building typology and the highly articulated courtyards enhance the privatisation and create privileged public spaces.
Internal Structure
Internal Structure
Internal Structure
To facilitate the new mix of uses, UCL Exterior Void
introduces into its proposal a greater Void variety of Exterior building types, including mega
Exterior Void
Solid
perimeter block, courtyard block, podium tower andSolid bar building. Although, it is important to realize that the ability of the region to absorb the increase in density,
Solid
and the presence of affordable housing remains questionable. PODIUM TOWER
Classification of Building Types
PODIUM TOWER
Classification of Building Types
2. Podium Tower Enclosure
Facades Enclosure
Internal Structure
Internal Structure
Internal Structure
Solid Solid
Solid
SUGAR HOUSE LANE
84
Existing Condition in Sugar house Lane
SUGAR HOUSE LANE
Existing condition
85
EXISTING CONDITIONS Sugar House Lane (SHL) is in the middle of the Lea Valley, South to Queen Elizabeth Olympic Park. Its industrial past follows the surrounding area, where one can notice the growth in the grain and fabric in comparison with other regions in the North. It was, until very recently,
Section thtough the canal
Industrial Structure
86
SUGAR HOUSE LANE
the location for a number of warehouses and the entrance for 3 Mills Studios – the largest shooting studio in London. “It was
declared a conservation area in 2008, giving protection to some of the older industrial buildings on the site”15. In 2010, the Swedish furniture multinational company “IKEA” bought a great part of the ‘island’ –which is surrounded by a system of canals and the upcoming district along Stratford High Street. The site is now being cleared to host a proposal of a mixed use complex. In IKEA’s plan, the site is maximized by creating very dense block patterns, but the public character of it is being restricted along the high street edge. Also, they claim that the proposal will form a mix of different building types, that will lead to a hierarchy of open spaces, but that is also still not clear. From what has been published till the present day, the proposal does not include much public character, with rigid blocks the only remaining porosity for Stratford High Street lies in Dane’s Yard. The comparison between IKEA’s proposal and King’s Cross redevelopment set aside the difference in scale between the two masterplans and focuses on how large pieces of land can be successful in introducing a mixed development. The King’s Cross development is successful in terms of mixed-use and accessibility to the public. It is also readapts industrial buildings
15. Stratford Website
IKEA proposal
IKEA PROPOSAL
87
88
SUGAR HOUSE LANE
and preserve the special character inherited from its past. Another component which is related to the comparison is the treatment of the edge conditions towards the canal, and whereas in Kings Cross the potential of this edge has been maximize, the IKEA’s proposal fails to do so. The set of principles which masterplans such as King’ s Cross provides is in providing the rules of growth for the grain, grid and infrastructure. Thus the comparison between the two masterplans were in their approach to re-adaptation and preservation of the local heritage, the opportunity for mix-use, formulating a grain and grid and introducing
© Miller Hare Ltd
King’s Cross Redevelopment
King’s Cross Re-adaptation
IKEA Proposal
89
RE-ADAPTIAION collective spaces. Though the industrial buildings in Sugar house lane could be an opportunity for readapting spaces as they are flexible and have a unique character of the Three Mile Studio, the IKEA Proposal preserve only one building in Dane’s yard. The existing buildingd can create a productive environment with a variety of uses that Readapted structure Structure proposed for redevelopment
Suger House lane Re-adaptation
Sugar House Lane Redevelopment
90
SUGAR HOUSE LANE
MIX USES could benefit the area.
well as residential and commercial ones.
Although there is an amount of mix use
In the IKEA plan the dominant use is
in the IKEA plan, it is limited and mostly
residential with a clear spatial division and
private or for commercial use. The King’s
segregation of the other uses which are
Cross proposal shows a variety of public
situated in the north of the site towards
uses such as educational and cultural as
Residential Retail/Luisure Offices Public spaces Culture/Education/ Hotel
King’s Cross Mix Use
IKEA Proposal
91
IKEA Mix USe
SCULPTURE BUILDING PERIMETER BLOCK COURTYARD BLOCK
TOWER BLOCK
Block Structure
92
SUGAR HOUSE LANE
EDGE CONDITIONS the high street. The two sites deal with a similar edge condition; one for the canal and the other for a main transportation route. The King’s Cross
example presents a
thoughtful design in which a public plaza is created
along the water edges and
connected to the pedestrian path along the canal. The water edge becomes one of the main component of the development with many open spaces and creating a connection from east and west. The IKEA site plans shows a concentration of many building volumes next to the water edge, making the canal edge private and
King’s Cross Edge Conditions
profitable for the investor but with little effort in creating a continuous linkage or a path along the canal.
Edge Condition: Main Route
Edge Condition: Canal
IKEA Proposal
IKEA site access
93
IKEA’s Edge Conditions
Edge Condition: Main Route
Edge Condition: Canal
94
PLANNED-CONCLUSIONS
LESSON LEARNED FROM PLANNED STRATEGIES Planned developments will always be
At last, these types of plans can never be
a detailed proposal, map or diagram,
disassociated with the client’s concerns,
showing how a site will be arranged. They
and therefore the economic trends
will always present a design that calculates
of the region. They are a true battle
different aspects of
urbanity (from
of interests, where society might be
architecture to social, economic and
included, but politics are always involved.
politics), and are naturally driven by one
In the architecture scale, planning for
planning force, that leads the decisions
such large pieces of land can lead to
and makes the arrangements in advance.
the loss of intrinsic details of the actual
The planned intervention usually enables
functioning of areas, as well as its identity
the urban designer to play in a Tabula
and existing physicality. This research sets
Rasa concept. The professional then,
for the next chapters the challenge of
can manage to establish a thoughtful
testing ways of integrating the qualities of
infrastructure network that connects the
planned developments, at the same time
specific area in multiple scales, and gives
as minimizing the listed “side-effects� of
back to the city a spatial strategy. Not only
them.
that, the planned development allows one to test on different typologies of blocks, that addresses the density issues in the area, according to the targeted proposal of the client; and also, the proposals compose grains on legitimate grids, that give clear definition of streets through hierarchal relationships. In this research, the urban planned interventions
were
analyzed
by
its
architectural qualities, in order to extract a set of principles from them. Overall, these include perseverance of unique building and re-adaptation of
their
space, by a thoughtful program which allow their usage and propose mixed use developments, collective spaces and the forming of a grain which would promote desirable synergies.
Conclusions
95
Grid
INTERVENTIONS
CLUSTERS & SPINES
100
INTERVENTIONS
HACKNEY WICK
This document presents tests in two
connected transport infrastructure such
different areas. The first one is in Hackney
as the London Overground, frequent bus
Wick.
services and access to the sub regional
Hackney Wick, as said previously in the
strategic road network. Stratford is a major
first chapter, is a post-industrial zone
transport hub within a miles distance,
with new housing developments, existing
and links the area to Stansted Airport,
small manufacturers and big industrial
Cambridge and Europe.
sheds, framed by the A12 and the canal.
Hackney Wick’s grain shows a clear
The AAP (Area Action Plan) for Hackney
division of uses; the area in the North is
Wick shares the view that the unique built
a residential neighborhood, with access
form of the area “should be seen as a
to an enhanced local community centre,
significant regeneration opportunity that
while the middle part has a dense grain,
influence future development proposals
which gives the opportunity of mixed
and contribute to the development of
uses, that the sparse grain of the housing
new character areas” .
and the big grain of the industries in South
Although fragmented in character and
do not allow.
16
separated from the continuous fabric by the A12, Hackney Wick benefits from well
16. Hackney Wick Area Action Plan, p.17
Hackney Wick
101
Dense Dispersed Big grain Small grain Canal Overground Roads
A12
Grain and Infrastructure
102
Olympic Legacy development & Leyton
INTERVENTIONS
Mabley Green
Olympic Legacy development & Leyton
Employment within Legacy IBC/MPC
Olympic
The Baths Community Centre
Mabley Green
Playing Fields Employment within Legacy IBC/MPC The Baths CommunitySt Mary of Eton Centre
Olympic Park Gainsborough School
Hackney Central Playing Fields Gainsborough School
Hackney Wick Area Action Plan (Figure 9)
St Mary of Eton
Multi-use Arena
Hackney Central
Figure 9 Enhancing Connectivity Figure 9 AAP Boundary Enhancing Connectivity Neighbourhood Destinations AAPExisting/Future Boundary Vehicular Route Neighbourhood DestinationsRoute Potential Vehicular Existing/Future Vehicular Route Improved/New Pedestrian and Cycle Link Potential Vehicular Route London Overground Improved/New Pedestrian and Cycle Link London BusOverground Routes Bus Routes Waterways Victoria Park Waterways Opportunity for Improved/New Opportunity for Improved/New Connection Connection
Stratford City
Multi-use Arena
Hackney Wick station Hackney Wick station
Olympic Legacy development & Stratford
Victoria Park
The AAP for Hackney Wick reveals the
The AAP for Hackney Wick proposes an
opportunities and potentials of the area;
urban structure based on key nodes and
it identifies the productive clusters, the
corridors which will determine pedestrian
heritage of the buildings and provides
movements and activities. It suggests the
guidelines for a future redevelopment of a
upgrading of key connection points and
hub of creative and cultural activities. The
the improvement in quality of the public
challenges of this area, as presented in
realm by the existing roads, connecting the
the AAP: to manage the new investments
area to surrounding parks.
while retaining its spatial character and
The AAP proposal starts the sequence
enhancing creative and cultural industries,
of redevelopment by creating the ‘hub’
together with improved services and
through a new building, which will integrate
infrastructure which will enhance the
the Overground Station, protect and
accessibility and the attractiveness of the
preserve listed buildings. This hub would
place.
provide a place for the creative industries
17. Hackney Wick Area Action Plan, p.48
Olym devel
Hackney Wick
103
Existing Clusters
in a mix use environment. It will be “the
heart of a creative ‘hot spot’ that will underpin the expansion of East London’s flourishing creative and cultural sector and to provide a range of services for the existing and new communities in this area offering local shops, cafés, restaurants, places to live and places of employment and culture”17. The AAP identifies the existing creative clusters but does not set tools to keep their existing activities and to contribute to their enhancement of productivity. The ‘hub’ proposal encourages concentration
104
INTERVENTIONS
of public investment in one spot, which will initiate the redevelopment of the area. Taking this step as the first in a sequence might not only erase the existing conditions, but also encourage future developments to treat the area as a clear ground, which will bring in investments without much regulation. “Creative
industries
can
have
an
important role to play in driving forward regeneration...
The
LLV
OAPF
has
identified other key clusters of specialized industries at Hackney Wick, Fish Island, and New Spitalfields. These sectors should be
encouraged
through
appropriate
development proposals that recognize the needs of these industries”18 . The development in these areas, according to the LLV plan, “should be sensitive to local
characteristics, both in terms of the built heritage and the natural environment”19. The test presented in this area aims to introduce a sensitive approach for new built environment, both in terms of the unique spatial characters and the understanding of the operation of these clusters, as a crucial
Strategy
Hackney Wick
factor in their redevelopment. The ‘spine’ created by an optional route, interweaves the clusters with the canal edge and
105
18. Hackney Wick Area Action Plan, p.22 19. Hackney Wick Area Action Plan, p.23
creates high quality of public realm and better connectivity to the Lower Lea Valley. Also, the spine enhances the area by creating synergies between the existing smaller industries and the proposed developments; it connects clusters which were identified by the AAP, with others to form a route to promote the interrelation between these spaces and thus enhance their productivity.
Spatial Strategy
106
Different types of
INTERVENTIONS
conditions were
yard is shared by different industries and
identified in the existing clusters; the yard,
creates communal and productive spaces.
and the other one is the mews. Within
The linear path within a sequence of
the existing clusters the open space of the
industries contributes to the accessibility
Hackney Wick
107
Yard Cluster
Mews
Linear Path
of the cluster. The distribution of ground
activities. In addition, several conditions of
level uses to the upper levels and the
small open spaces are combined in a larger,
extension of the ecologies upwards shows
less defined yard that relate to the context
the efficiency in the organization of the
of other shared open spaces.
108
The test for the ‘spine’ of public realm flows through the organization and operation of the existing clusters, while promoting a mix of new and existing built environment. It suggests a development which could protect the industries, as the LLV plan aims, and aggregates non-industrial activities that “could be introduced into such an
area without incurring an overall net loss of industrial capacity through more efficient use of sites”20. The proposed enhancement of the existing synergies and the redevelopment of the canal edge for public and communal activities, is the first step in the sequence of redevelopment for the area. After that, it is believed that new developments, including the hub, can follow this step and be guided by the principles framed in this test and in accordance with the AAP.
20. Hackney Wick Area Action Plan, p.21
INTERVENTIONS
109
Hackney Wick
110
INTERVENTIONS
a. Canal Edge
Alongside the spine, the approach presented follows the LLV guides, where any new proposal for the development of the water edge should “improve public
access to waterside land [and] should not preclude this possibility�21 . The canal edge proposal is an armature that frames the area; it aims to enhance public realm, communal activities and to integrate new
b. Canal Edge: Existing Residential Development
Hackney Wick
interventions with the improvement of existing clusters. The canal edge strategy inserts a new built frame that could be enlarged and changed with time to host temporary and permanent uses. It tests different conditions in which this strategy could be implemented; where existing
c. Canal Edge: Existing industries
residential will be combined with new developments.
21. Hackney Wick Area Action Plan, p.27
d. Canal Edge: New industries
e. Canal Edge: New industries
111
112
INTERVENTIONS
One example shows a built frame on the canal front, that can work alone or in combination with existing structures to bridle the new interventions in the area and create active public realm. Over the South end of the proposal is Forman’s Fish Island, one of the empty sites of Fish Island that remains clear waiting for the best moment of profiting. The area lies between new residential developments, one of the reminiscent food processing factories (Salmon Industry) and old industrial buildings readapted to host a large number of creative companies and start-ups enterprises. It is also on the edge of the Green Way pedestrian path that crosses the Olympic Park West-East. The strategy used for this project would combine an appropriation of the pedestrian path that the clusters spine would create, and a sequence of public spaces along it. In this cluster, the main spatial idea is to propose open and narrow spaces, and mixed uses. Therefore, the first building has open floors for companies that need adaptability, with the ground floor of commercial use; the second building has two sides of social housing and workshops in the middle; and the last one has the boundaries settled but is open for the private market to choose the best way of developing it.
Forman’s Fish Island
Hackney Wick
White Post Lane Yard
Wallis Rd. Block
113
114
INTERVENTIONS
1
2
3
Another cluster tested was the “White Post Lane Yard”, next to the Hackney Wick Overground Station. The test combines retaining the existing building
1. Forman’s Fish Island
and proposing new constructions above them, in a light weight structure for live and work spaces. The buildings that are composed of one façade towards the canal will be residential, and the other ones facing the yard, shall retain its existing uses and activities of small manufacturing and culture promotion. This test aimed to distinguish the façades and the way in which the building operates to the public realm, and its productivity by creating new relationships within the block. The last test was in the industrial area North of Hackney Wick Station. The block includes small mainly logistic industries as well as diverse manufacturers. A large middle court that is used by both sides supports the productivity of the block. The test attempts to redefine the relations
2. White Post Lane Yard
Hackney Wick
with the adjacent canal, by wiping out the existing buildings facing it, whereas at the same time keeps the internal ones. So, there are two different routes created: the internal one, which is used for access by the vehicles serving the businesses, and a 3. Wallis Rd. Block
second one next to the canal. The last one relates to the new buildings designed in a way that allows the public realm to spread through their ground floor.
115
116
The most detailed test of the approach is in Queen’s Yard site. The existing sequence of manufactures works within a yard which serves the surrounding industries and offices. The existing open space is used for parking purposes, logistics as well as access for the several smaller yards within the building volumes. In the proposed test the space was divided into two parts; collective space which is serviced by the surrounding streets, and another collective space adjacent to the river will be used for the enhancement of the public realm on the canal edge.
INTERVENTIONS
Hackney Wick
117
118
INTERVENTIONS
Few buildings of the block were retained
existing tenants. There is a mix of uses
and re-adapted in order to keep the
ranging from more industrial situated on
current manufacturing, while the proposed
the West side, forming a secondary cluster
new buildings give the opportunity for new
within the larger one, and recreational
volumes to arise with additional activities,
activities, to take place next to the canal
and complement the retained ones. The
edge following the current trend of cafĂŠ/
buildings and the yards share exchange of
restaurant which will be joined by a series
activities and allow future expansions to
of spaces with a cultural orientation such
form different ecologies in several points
as theatre, bookshop and etc.
of the block.
The diagrams reveal the principles of
The ground floor plan shows the
accessibility and circulation, public realm
interrelation of spaces within the building
and mixed uses, which were taken in the
and the yards. This organization will
design approach of this test. The new
enhance the productivity of the cluster by
path will provide a more direct connection
combining unique uses such as: logistics,
to the station and will promote relations
loading-unloading, and parking for the
between the different clusters of the
different industries. The buildings will
whole area. The open spaces will connect
also include workshops, labs, studios and
the ground floor and allow direct access to
recreational areas, and the open spaces
the buildings and in between them.
will be shared by the occupiers and the
The test attempts to incorporate the
Circulation
Public realm
Facades
Retail+Bookshop
Live/Work
Workshops
Hackney Wick
119
principles shown into a spatial space by creating two squares with differentiated uses; the industrial square is a double height space in which the lower level serves the manufacturers and shelters the upper levels from the undesirable effects of the
Workshop Retail
industries. The upper level of the square
Live/ Work
is used for leisure and links to other uses
Cafe
surrounding it. This is a place of transition from the one side of the activities to the
Office Continuous Public Realm Circulation
other. The West side square is by the ground level and serves the public realm with different public uses distributed around the canal edge.
Spatiality and Uses
120
The mixing of uses in various spaces within the buildings promote the interrelationships between different sectors of the economy of the area, and therefore provide a unique opportunity for ecologies to emerge. The design of the plans allows adaptability for the needs of the tenants. The balance kept between the existing and the new built is one of the basic elements that encourages diverse collaborations to emerge between the different businesses situated in the new cluster.
INTERVENTIONS
Hackney Wick
121
section 1
section 2
HYBRIDS & CLUSTERS
124
INTERVENTIONS
FRAGMENTED FABRIC The next test sets place in the areas South
Today, the areas present a sequence
to Stratford Station, known as Carpenters’
of new high residential towers along
Estate, Bright Water Lane, Pudding Mill
Stratford High Street, and a fragmented
and Sugar House Lane. After the Olympic
fabric waiting for the new Queen Elizabeth
Games, these areas were left in a piecemeal
Olympic Park to boost the land values and
way, with great possibility to receive a large
local investments.
amount of investments at once, for the cleared sites. The canals surroundings the neighborhoods and Stratford High Street, left them acting as isolate islands, and private investors started to act in the area without any restriction nor further control.
Fragmentation- Stratford High Street
Strategy
125
The first attempt of this study is to see these large pieces of land in a more integrated way with the surroundings. If the main idea of this work is to bring the city to the old industrial East London, in the same way these sites need to have a discourse between them and back to Stratford and London. As mentioned earlier, Carpenters’ Estate is under the radar of UCL, and Sugar House Lane was bought by IKEA. Therefore, these two sites present the real challenge of being redeveloped through Masterplans. This test proposes to take a closer look in these interventions and aim for a way of changing the strong enclosed character of both plans.
Strategy of Redevelopment
Strategy- Overlapping of Neighbourhoods
126
INTERVENTIONS
STRATEGIC NODES OF INTERVENTION Strategic nodes within the areas are identified to test the principles of porosity, mixed-use and importance of public spaces that could be implemented along with the masterplans proposed for these areas.
Strategic nodes of intervention
Sugar House Lane
127
SUGAR HOUSE LANE IKEA’s proposal for Sugar House Lane, as explained before, combines residential, commercial and office spaces. The spaces created in between the buildings vary in size, but mostly constitutes of closed yards where only the occupants of the buildings would go. In the corner of the Island, between the canal and Stratford High Street, it was identified the Dane’s Yard, as one of the strategic nodes mentioned above where one could test a more integrated strategy.
Test Area- Danes Yard
Section through New developments along High Street
Section through Existing fabric along High Street
INTERVENTIONS
Catalog mockup for IKEA’s Strand East neighborhood in London (original image: LandProp Services)
128
“Inter IKEA took their first tentative steps into the work of urban design in 2009 when they purchased 11 hectares (about 27 acres) of land south Olympic Park with the intent to develop the area into a new neighborhood, which will be known as Strand East. Presumably, the project is a part of the much touted Olympic Park regeneration plan – or, at the very least, an attempt to capitalize on the promised redevelopment. The 1,200 home project will be developed by LandProp Services, the real estate branch of Inter IKEA. The community will exclusively consist of rental units, which will all be owned –though not furnished!– by IKEA. It will also include more than 500,000 sq ft of commercial space and a hotel.”22
22. STAMP, Jimmy
Sugar House Lane- Danes Yard
129
DANES YARD Dane’s Yard is a readapted old industrial building, with workspaces at the upper levels and a restaurant on the ground level. It forms part of the new public space that Strand East has created along the canal edge, with the 47m tall sculpture erected at the front. The existing public front along the NorthEast edge of Sugar House Lane, gives the
Existing Public Space- DanesYard
opportunity to rework with the IKEA proposal of creating private office spaces along the High Street edge. At the same time, it introduces mixed use public facilities to enhance the accessibility into the island, and utilizes the canal edge as possible modes of transition. The intervention at Dane’s Yard is to test the possibility of introducing public facilities and affordable workspaces into a private development. The test involves re-establishing the character of the area by introducing an open block cluster of mixed use unlike the IKEA’s proposal of Adaptation of Danes Yard
Section through Danes Yard
130
INTERVENTIONS
perimeter block structures. The organization of the blocks around Dane’s Yard, as shown in the plans, is to create multiple points of access into the site, at the same time as it utilizes the potential of the canal edge as a connection with the Olympic Park. The spatial organization of the proposed blocks is to create multiple levels of public access throughout the volume, as learnt from the exemplars in Old Street. Small floor’s plates within the structure give the opportunity to be adapted by small businesses. The intervention tests the capacity of the canal
Intervention at Danes Yard- Plan
edge to become part of the public realm and to form an integral part of the overall strategy for the area. The possibility of revitalizing the canal front would create new movement patterns through the Lower Lea Valley and heal the distorted fabric of the surrounding.
Intervention at Danes Yard- Block Organisation
Intervention at Danes Yard- Section showing Canal walkway
Test1: Danes Yard
131
Leisure Live/ Work
Intervention at Danes Yard- Block Organisation/ Canal Walkway
132
INTERVENTIONS
TEST 2: WATER EDGE- INTEGRATOR The Bright Water Lane was the location for the “Acrise Freight Depot” and Neopolis Holdings Apartments, before being cleared to be occupied with ventures for the 2012 Olympic Games. The area is has the Railway lines running on one end, Stratford High Street on the other and the Canal by the remaining two sides. The Greenway that runs from Fish Island, through Queen Elizabeth Olympic Park towards South Stratford, cuts the site and has the potential to become a major pedestrian link from North to South and West to East. This tests sees the canal edge as an important tool for integration in the area - instead of the common idea of it as barrier - and has the potential to become a truly public space that can link the surrounding neighborhoods. Therefore, it was proposed a series of activities within the buildings and along the waterfront’s open spaces to overflow on either side of the canal and form three dimensional connections.
Node 2 - Intervention at water edge
Test 2: Water Edge
133
Integrated Development of the Canal Edge
134
INTERVENTIONS
TEST 3: KNOWLEDGE BASED CLUSTER Accepting that the institutional dimension
The test is carried out on a block on the
of UCL’s proposal would enhance the
edge of the UCL’s proposal site. It was
larger strategy for the redevelopment of
chosen to accept the original physicality
the region, the test of the area is based on
of the proposal for the area as a whole,
how knowledge based clusters manifest
but as in IKEA’s case, a strategic node was
their selves spatially on the Carpenters’
selected to have a design more integrated
Estate site, with the inclusion of the
with the surroundings and with a stronger
principles learnt before.
public character. In UCL’s proposal for
Lifschutz Davidson Sandilands
Existing Carpenters Estate
UCL Proposal for Carpenters Estate
Test 3: Carpenters’ Estate
135
the specific site, there is a tower and a perimeter block, the intervention then takes it as the base for test but implements concepts such as flow of movement and access. There is a complex relationship between the different functions and uses in the knowledge economy. Before moving to the spatial configuration, the interrelationships between the four main aspects of work, institution, residential and research have been studied. The test tries to incorporate this intrinsic complexity of networks in a spatial design.
Test Area- Block in UCL Proposal
Non- Spatial Relationship in Knowledge cluster
136
SPATIAL ORGANISATION
INTERVENTIONS
OPEN BLOCK ORGANISATION
The principles of typology and massing can manifest themselves in numerous different forms. There are usually two possible ways of mixing uses within a block, either be an open block system with different buildings forming a network, or the tower and podium structure with different uses stacked within a single building. They create different spatial
Typology and Massing
qualities, accessibility at multiple levels and differentiation of spaces.
Spatial Organisation- Indicating Differentiation of Spaces
Test 3: Carpenters’ Estate
137
TOWER-PODIUM ORGANISATION
Typology and Massing
Spatial Organisation- Public Interface within built form
Iterations of Block Organisation within Cluster
138
INTERVENTIONS
HYBRID CLUSTER
Block Organisation- Hybrid Cluster
Movement and Porosity within cluster
Test 3: Carpenters’ Estate
139
The test tries to create a hybrid between the open block and the tower typology. The organization of the blocks creates possible movement patterns within the cluster, and there are a series of public spaces arranged across the buildings. The volume creates multiple access points and a hierarchy of the open spaces. Upper Level- Spatial Organisation
Ground Level- BLock Organisation
Public Accessible Private Shared
Proposal- Spatial organisation
140
INTERVENTIONS
One of the main features of the proposal is a complex mix of different functions; these include residential, institutional, workspaces, public spaces and retail. Their distribution is such that it promotes the occurrence of the desired synergies. Spillover public space at different levels is given to enhance the possibility of informal exchange of ideas.
RESIDENTIAL INSTITUTIONAL RETAIL / WORKSPACE PUBLIC PRIVATE SHARED CIRCULATION
Mixed Use- Knowledge Cluster
Test 3: Carpenters’ Estate
141
Various options for detailed individual research labs were tested. In one type the built space is split apart forming a common spill over space (collective space) with restricted access, functioning separately but with the network of institutions. The other type is one with built form on one side, framing an open lounge, which may be a place of exchange or an exhibition space.
Sectional View showing mixed use cluster- Residential, Institutional, Commercial
Section AA- Collective space at multiple levels
142
INTERVENTIONS
Another detail designed is for a combined live and work unit, where the ground level can be used for research or work and the upper level as residential. The above floors in the same block could become spaces for student accommodation, with shared facilities.
Adaptable Spaces- Live/ Work
Research lab- Knowledge cluster
Test 3: Carpenters’ Estate
143
The principles of interaction at different levels are implemented in the cluster. The spatial strategy in the form of a defined differentiated grain, accessibility by transport infrastructure, controlled porosity and regulation of uses and types would ensure the resilience of the cluster in this knowledge economy.
Section BB- Collective space at multiple levels
Section CC- Porous Ground level
CONCLUSIONS
146
CONCLUSIONS
CONCLUSIONS In a context of pressure for redevelopment
“Maximising the use of this land and the
waiting to happen, this is a unique
industrial land that is retained indicates
opportunity for the regeneration and
that the LLV would have the capacity to
restructure of an entire urban district in
deliver between 30,000 and 40,000 new
East London. This research sought to grasp
homes (with at least 44% required as
different characteristics which make the
family housing) and 50,000 new jobs.”1 In
quality of ‘central’ London so desirable,
addition to these uses, the LLV plan calls
and for so many decades considered one
for a “Working Valley” which will retain
of the best cities in the world. London
operational industrial activities that are
has many clusters of knowledge economy
important for the performance of the
spread around its neighborhoods, as
local or the city’s economy and labor.
the metropolis is attractive to the best
The Olympic Legacy Plan follows the
professionals from all over the world
aims of the LLV plan and also aims to
looking for jobs and better lives. For
“regenerate a community which could
many decades the city has relied on its
directly benefit from the plan”2 . Its
production of knowledge and maintained
approach tries to combine the event-led
itself at the core of the financial world.
development with a broader context of
East London was a tear in the fabric
the Lower Lea Valley and East London. It
of the city, though after the global
focus its attention on the attractiveness
crisis and with the decision to host the
of the area for residential development
Olympic Games, the area raises a field
which draws its potential from Lower Lea
of opportunities with vast post industrial
Valley parks and canals and the new sports
land waiting to redevelop and provisions
venues built for the Olympics.
for investments in infrastructure. These
The LLV and the Olympic Legacy Plan
dynamics are advantageous for private
contribute significantly to the current
market investments as can be seen in
development of the area, by stimulating
developments along the edge of the area
the private market by public investments
such as Westfield in Stratford, a commercial
in improving connectivity to the area;
centre. Also, Stratford takes the advantage
such as improving the Overground, the
of the North-South corridor all the way to
international Stratford train station, and
Cambridge and the rail connections to the
the roads. These plans direct the provision
entire United Kingdom and Europe.
of resources such as infrastructure and
The Lower Lea Valley plan sets a strategy
the land and regulate future developments
to develop the lands which will be released
in terms of physical guidelines as well as
with the withdrawal of industries by
activities and uses.
1. LLV Opportunity Area Planning Framework, p.iii 2. London’s Candidate File for the 2012 Games
147
The efficiency of the planned approach
applied recipe, but could be evident in the
can benefit knowledge based clusters in
environments defined here as spontaneous
terms of the overall context; improved
urban developments. The challenge of
infrastructure
this study was to seek the principles, the
contribute
to
and their
ease
of
access
productivity.
In
operational and the spatial dynamics of the
addition, by regulating developments
spontaneous development, and compare
towards retaining affordable spaces shall
it to the planned in the larger context and
provide incubator spaces for growing Hi-
to implement both in different test places,
Tech businesses, and is crucial for long
with different existing scenarios.
term resilience of these industries. The
The two tests presented gather all the
plan can also give guidelines for the spatial
elements taken from the analysis showed
environment, introducing types of building
in the first chapter. The argument about
and regulating areas with mixed use in
spontaneous and planned is not about
addition to housing.
imposing Masterplans, but rearranging
Within this context, and returning to the
spatial principles in a combined strategy. It
questions proposed in the beginning of this
would vary from adaptable and affordable
document, this research found elements
spaces,
and situations that encourage a more
spaces, mixed use and differentiation and
thoughtful urban growth. The tests show
controlled porosity, together with the
that the main strategy was to carefully
principles of the plan; its efficiency of
maximize the existing potential and identity
defining the grain and grid, the accessibility
of each area, by keeping things where they
of
work and principles learnt taken from
regulation of uses and types which can
different sites as an insertion to the urban
specify the articulation of open spaces. All
fabric. All this, while respecting the natural
these elements, in different appearances
tendency of the place following the trends,
can thus create synergies and resilience for
existed and created, which continue the
a knowledge based economy.
production of knowledge prioritizing new
This study had three interventions in
business and spaces for young minds.
different scales of effectiveness which try
This study intends to find the intangible
to implement these principles. However,
relations that made places like Old Street,
being critical to the proposals, one can start
Hoxton and Cambridge Heath, places
to see more than just the above elements.
of emergence of creative clusters. The
If both tests manage to support the best
success of these places is hard to grasp,
features of a plan in different contexts, in
as it is not visible or made out of an
both cases one can realize the difficulties
collective
transportation
common
shared
infrastructure
and
148
CONCLUSIONS
found in applying them to a real condition.
be integrated to the city rather than a
The first one is in Hackney Wick, in the
conceptual gated neighborhood. As the
context of existing spontaneous urban
previous test, it displays many elements
growth and strong activity from the private
taken from the study cases of the first
market – although still with little physical
chapter, and the main goal in this case was
interventions
speculation,
to play with the block structures and the
bringing a constant tension to the area. This
idea of hybrids, for their qualities valuable
test aims to benefit a larger scale than its
to major entrepreneurial institutions.
size by introducing a set of interdependent
These hybrids do not give an exact solution
initiatives, as the local ambience already
for insertion in a larger context, nor with
promotes.
their interface with the other parts of the
In
common
and
large
Masterplans
a
set
of
proposals such as the perimeter blocks
regulations prepares the ground for further
and towers. Also, the set of principles for
development. In addition to the regulation,
future ventures is based on their spatial
the proposal consists of a series of
organization and prevent their possible
principles taken from spontaneous study
multiplication. It is important to emphasise
cases as well as from a detailed architectural
that these buildings should refrain from
solution. The architectural elements here
being multiplied, as they gather a strong
introduced, answer a scale of interference
relationship with the existing sites, although
beyond the blocks themselves, to gather
the different principles could naturally
a set of principles and local needs from
spread through the rest of the proposal in
them. The idea is to create an urban design
a subtle manner, as was initially desired.
more resilient and with different degrees
Testing masterplans and their context
of commitment from local boroughs and
in an architectural approach gives the
private market initiatives. The proposal
opportunity to view how developments
cannot be duplicated, nor replicated
could be reorganized cohesively with
spatially; it derives from the area itself. The
their surrounding character. In addition,
test is, therefore, the reflection of a series
this study concludes with the importance
of measures and boundaries that should
of the intangible elements of the spatial
be added as an exemplar to documents
disposition of a resilient fabric of an urban
like the AAP and LLV.
area.
The two last tests are in an opposite context, where the sites can be seen as a Tabula Rasa for strong private market interventions. The interventions aim to transform initiatives of enclosed spaces into more accessible sites, that could
APPENDIX
Paris Rive Gauche,Learning from a Mega projects, IAURIF
RIVE GAUCHE, Paris
Railway land in 1980’s- Rive Gauche
Paris Rive Gauche was a redevelopment project of vacant industrial and cargo terminals. As a regeneration project, Rive Gauche aimed at integrating the vacant fabric by introducing new land for housing, institution and office space. The project by itself, though massive in the area it covered, was strategically important in the regeneration process.
“The Seine Rive Gauche project concerns the whole Paris region. It has to do with the position the region will take tomorrow in Europe and in the World. Beyond the Latin Quarter, will emerge a cultural area of international dimension” Chirac, Jacques; In Lecroart, Paul,pg.3
The political will and the strong opposition by the public in privatising the entire land led to massive changes in the programs within Rive Gauche. The major changes included less office building, more university and R&D and an increase in the public housing sector as compared to the original idea of private market housing and office space.
Rive Gauche proposal- 1990’s
The introduction of the National Library within the project has been vital in regenerating the public interface within the area. The scale of the project provides interesting lessons on ways of phasing mass redevelopment and the importance of introducing publically accessible facilities within large Masterplan projects that would integrate the fabric rather than creating large areas of private developments.
section through National library- waterfront
ALMERE, Netherlands
With the establishment in 1976, Almere has been one of the fastest growing cities in Europe. It has grown into the status of Holland’s most exemplary new town. In just 36 years it has attracted over 195,000 residents and 14,500 businesses. Almere national started railway because
is well connected with Amsterdam by the railway system and the motorways. The railway its service in 1987. Now there are a total of 6 stations. The traffic infrastructure is recognizable of its separate lanes for cycles, cars and buses. .
The city was designed as a number of semi-separate nuclei, each with their own residential districts,facilities and identity,connected through a shared infrastructure and a common city center. Almere Stad’s area is around 2380 ha and is subdivided into the areas Almere Stad Oost, Almere Stad West and the city center.
http://www.e-architect.co.uk/holland.almere masterplan-oma.htm
Almere- Connections with Amsterdam
Almere Stad- Stations
Almere City Center is the city’s retail and leisure hub; a blend of stores, restaurants, bars and cultural facilities . With the World Trade Center Almere Area (WTCAA) and the business center behind Almere’s main railway station (Almere Centrum), the city center is also an important business location.
Almere as a city complements and challenges Amsterdam at the same time. The advantages of its way of creation were: having oriented public transports, a large amount of housing options, arrangement of mixed-used and single function quaters, and the city centre hub. The setbacks are the lack of sub centres that compliment the city centre..
Almere Stad- City Centre http://www.mab.com/en/projects/NL almerecitycentral
Almere’s city center is filled with a slew of iconic structures. In anticipation of significant population growth, a vast extension of the city center facilities was a crucial part of the ambition to transform Almere into a complete and attractive city. In 1995, OMA developed a Masterplan that completed and complemented the center’s existing surroundings. The final element to be implemented was the state-of-the-art public library that opened in March, 2010.
LIVE / WORK UNITS The concept of Live/Work was first developed in the 1990s in east London, where properties were converted into Live/Work spaces. More recently, Live/Work has become popular as a result of the increased cost of acquiring or renting housing and business premises, which are particularly high within the London region. By living and working within the same space, it is possible to reduce expenditure on both work premises and house prices and eliminate the cost of travel.
Live/Work Development within a designated industrial area will be considered favorably only where: •the existing site has been continuously vacant for a long period of time; •it can be demonstrated that there is no demand for existing industrial and business uses in that location; •the local area can provide a suitable environment for residential use; •the development takes into account the employment goals of the plan for the area Live/work Development could also be characterized by proximity types: •Live-with - Work and residence all occur in one common atmosphere •Live-near - Work and residence are separated by a wall or floor/ceiling •Live-nearby - Work occurs outside the residence but on the same property Dolan, Thomas, Live-Work Planning and design: zero commute housing
LIVE NEAR
LIVE - WITH
LIVE NEARBY
Dolan, Thomas
SEEWĂœRFEL,Zurich,Switzerland “The concept is based on a variety of different environments based on the principles of individuality and integration. The eight new apartments and office buildings are situated close to the town centre of Zurich and offer views of the lake and surrounding cityscape. The project regenerates a former industrial site into a new attractive centre for working and living and integrates itself harmoniously into the existing historic fabric of the area. There is a balance between the unique modern architectural language of the development and the individual identity given to buildings by avoiding uniformity. This was achieved by creating buildings that were designed to be different in shape and size, while applying the same principles to details such as windows, cladding, entrances and staircases. Based on these concepts, the plan and size of each building was individually determined by its function, the orientation of windows according to views over the lake, the external piazzas, and the relationship to the neighboring buildings.â€?
Evolution office website www.camenzindevolution.com/works/ seewurfel-zurich
This example shows the arrangement of individual buildings in an open block form within a site. The accessibility of each building has been carefully worked out to ensure privacy where required. A range of different open spaces can be achieved from public piazzas on the perimeter to private courtyards in the interior. Moreover, the block being located on a sloped site means each successive row of buildings enjoys the overlooking view. Within each building, there is the presence of offices on the lower two floors with luxury apartments above. This type can be adapted to bring in other uses as well and form a small, self-contained neighborhood, which may enjoy the benefits of neither being entirely public nor entirely private.
THE TEA BUILDING, Shoreditch, London, UK
The Tea Building in Shoreditch is not just a building; it is a complete city block, built in phases over many years in the 20th Century, and refurbished incrementally over the last 10 years. The design approach shifted from new build / high speculation refurbishing towards a straightforward approach by reusing the old bacon factory into contemporary workspaces. The present seven storey building is a dynamic ‘Ideas Factory’ of creative industries that never stands still. This project establishes a set of low-cost, deep plan and high volume flexible spaces that can be continuously reconfigured depending on the tenants to form responsive, reconfigurable and affordable workspaces; and continues to be adapted for an expanding roster of low-income groups, creative industries and startups. The galleries, cafes and communal areas positioned amongst the offices not only lead to innovative mixing of uses, but also constantly evolve over time, and contribute to London’s sustainable future.
Tea Building website
Tea BuildingOrganisation of different offices within the building
ROW HOUSES WITH MEWS, London, UK The study of the terrace house with mews as seen all across London shows the existence of a clear hierarchy in the use of spaces, from the main road through to the interior mews. As they exist, the rows show highly public space in front of the house, and a smaller unit behind them across a more privatized mews, which was used as stables and servants quarters. This typology has been adapted over the years to incorporate residences in the front part and smaller offices and workshops at the back. The mews act as service corridors for the individual units. They exhibit a complex relationship between the two rows of units across the mews. A rich mix of functions can be achieved both vertically within the buildings and horizontally across the open space. To take this typology forward and adapt it in another way, the two units may be interchanged to have the larger unit behind the smaller. This would mean commercial functions such as offices and shops oriented towards the main road and the more private residential portion accessed from the back, giving it a ziggurat form.
This study presents an option for adaptation of the existing London row house which can incorporate a mix of uses, which may be the need of the future to create healthy synergies in a knowledge based neighborhood where having live and work accessible to each other may be essential.
BERLIN BLOCK- MIETSKASERNE Individual Apartment units
Typical floor plan
“The Berlin block or Mietskaserne is an exceptionally dense housing type. The deep building blocks are filled with multiple courtyards. The most spacious bourgeois apartments overlooked the street while the more cramped units with lower rental values were organised around the tiny courtyards at the rear. “
Organisation of Units
The dense housing blocks within the city centre has the capacity to house a large population within an urban block approximately 395 dwellings per hectare and the success of the Berlin block is the social mix the organisation of the blocks achieves. Firley, Eric; STAHL, Caroline- Urban Housing Handbook
Block
“The analysis and the comparison of early and late, 19th century examples show that Mietskaserne emerged as a modular and highly flexible accumulation of simple rectangular volumes.” The analysis of the Berlin block helps in understanding the opportunities of adaptability and social mix within a block typology. The multiple courtyards within the block, though originally designed for access and ventilation have been readapted as private gardens and landscaped public squares within the block. The section implies the relationship between the built form and the courtyards and the opportunity the block provides in adapting different uses and creating new synergies at the block level. Firley, Eric; STAHL, CarolineUrban Housing Handbook
KANCHANJUNGA, Mumbai, India.
http://majestic plumage.blogspot.co.uk/kanchenjunga apartments
Kanchanjunga Apartments designed by Charles Correa and located in Mumbai, are a direct response to escalating urbanization, and the climatic conditions of the region. Smaller displacements of level were critical in this work in that they differentiated between the external earth-filled terraces and the internal elevated living volumes.This was largely achieved by providing the tower with relatively deep, garden verandas, suspended in the air. The building is a 32-story reinforced concrete structure with 6.3m cantilevered open terraces. The central core is composed of lifts and provides the main structural element for resisting lateral loads. The central core was constructed ahead of the main structure by slip method of construction. Correa’s penchant for sectional displacement is accompanied where appropriate by changes in the floor surface. Here Correa pushed his capacity for ingenious cellular planning to the limit, as is evident from the interlock of the one and a half story, split-level, 3 and 4 bedroom units with the two and half story 5 and 6 bedroom units.
http://identityhousing.wordpress.com/kanchenjunga apartments
The interlock of these variations are expressed externally by the shear end walls that hold up the cantilevers. The tower has a proportion of 1:4 (21m square and 84m high). Its minimalist unbroken surfaces are cut away to open up the double-height terrace gardens at the corners, thus revealing (through the interlocking form and color) some hint of the complex’ spatial organization of living spaces that lie within. Lower Level
Upper Level
BRYGHUSPROJEKTET, NL, OMA Bryghusprojektet is a multi functional building with a number of external activities. The spatial organization conveys explicitly the mix of uses and how it could be stacked at different levels. It addresses the issue of public space in the urban fabric and stands as a successful model for mixed uses and differentiation of spaces forming an active public realm along the water edge. View alongside the water has the potential to create an active urban space with mixed uses.The spatial qualities in the structure creates the oppurtunity for activities to rise from the surface, moving upwards and creating new levels along the water, there by offering the fabric, a park and an exhibition space. The site and the surrounding area have the potential to support and adapt to all the dynamics of space, activities and uses, which should be taken in to consideration when programming the spaces.
http://www.bryghusprojektet.dk/
KNOWLEDGE CLUSTER, Cambridge, UK Over the last 50 years, Cambridge has developed a global profile and importance in terms of technology based community. The infrastructure to support a knowledge based economy is well developed, with networks playing an important role in the growth. Social networking is a key part of the mix and there are links at three crucial scales: local impact, relation with London, and finally the global scale. In recent years, the M11 corridor from Stratford towards Stansted and Cambridge has seen the pacing up of developments. This corridor along with the Lower Lea Valley and Olympic park, has the potential to evolve as a major knowledge hub in the forth coming years.
http://www.probertencyclopaedia.com
http://www.googlemaps.com
REFERENCE ARTICLES & MAGAZINES BURDETT, Ricky, 01/08/2012, The London Olympics – making a ‘piece of city’, in British Politics and Policy blog, London School of Economics, Jan. 2013, London. CAREY, Sean, 16/11/2012, Can London’s Tech City ever rival Silicon Valley?, in The Guardian, London. DITTMAR, Hank, 11/1/2013, Old street will need more than money, found in: BDonline.co.uk, London. TCIO, May 2012, Impact report – Tech City Investment Organization, London.
BOOKS DOLAN, Thomas, 1949, Live-Work planning and design: Zero-Commute Housing, John Wiley and Sons., New Jersey. FIRLEY, Eric & STAHL, Caroline, 2009, The Urban Housing Handbook - Shaping the fabric of the city, Wiley, England. Planned, Oxford Dictionary, London, 2013. Spontaneous, Cambridge Dictionary, London, 2013. Spontaneous, Oxford Dictionary, London, 2013.
DOCUMENTS BROWN, Richard, 2012, Made in HWFI- the live-work collectives, Hackney Wick, London. LECROART, Paul, 2006, Paris Rive Gauche – 3rd Millenium area of culture, research and education? – Learning from a mega project, Universiteit van Amsterdam, October 6, 2006, IAURIF, Paris, France. Local Development Framework – Hackney Wick Area Action Plan (Adopted September 2012, Local Plan) – September 2012, Hackney. Lower Lea Valley – Opportunity Area Planning Framework, Greater London Authority and London Development Agency, January 2007, London. Cambridge Cluster at 50 - The Cambridge economy: retrospect and prospect – Final report to EEDA and partners, March 2011 found in: http://www.sqw.co.uk/file_download/284
WEBSITES Almere Website – last accessed in 09/05/2013, 18h00. http://english.almere.nl/
Bryghusprojektet Website – last accessed in 09/05/2013, 17h00. http://www.icitylondon.com
Challenge Almere Website – last accessed in 09/05/2013 http://www.challenge-almere.com/
iCity London Website – last accessed in 08/05/2013, 14h30. http://www.icitylondon.com
Evolution Office Website – last accessed in 08/05/2013, 14h30. http://www.camenzindevolution.com/office
London School of Economics Website – last accessed in 09/05/2013, 18h00. http://blogs.lse.ac.uk/politicsandpolicy/archives/29490
Ravensbourne Website – last accessed in 09/05/2013, 18h00. http://www.rave.ac.uk/2012/12/12/can-ravensbourne-train-future-tech-city-talent/
Stratford Website – last accessed in 10/05/2013, 20h30. http://www.stratfordlondon.info/developments/sugarhouse-lane
TCIO Website – last accessed in 06/12/2012, 12h00. http://www.techcityuk.com/blog-article/prime-minister-announces-50m-funding-for-project-to-regenerate-old-streetroundabout http://www.techcityuk.com/#!/recenthighlights
Tea Building Website – last accessed in 06/04/2013, 12h00. http://teabuilding.co.uk
Wikipedia – last accessed in 09/05/2013, 17h00. http://en.wikipedia.org/wiki/Transport_in_London http://en.wikipedia.org/wiki/East_ London_Tech_City http://en.wikipedia.org/wiki/Almere
Zetland House Website – last accessed in 07/05/2013, 17h10. http://zetlandhouse.com/
In a context of global changes London seeks to establish itself within the knowledge economies spread-out the world. London lives out of the knowledge economies distributed around its neighborhoods, and absorb many people from all over the world looking for jobs and better lives. The 2012 Olympic Games have gifted the east of London with a great opportunity.This part of the city that for many years was a tear in the fabric of the city, becomes a field of potentials with the new available post industrial land and the investment in infrastructure, thus create new possibilities for redevelopment and the expansion of the city. This opportunity calls to reconsider this area not only in the context of London but as a threshold territory for regional and even euro-continental importance. This study intends to find the intangible relations that made places like Old Street area to a successful cluster for knowledge economy. This study aims to grasp this success without trying to implement any recipes but by setting principles and guidelines, both spatial and non spatial, for the planning in areas that are vulnerable to huge, and many times, reckless developments. Areas like Carpenter’s estate and Sugar house lane have already attracted private investors as they are the perfect canvas for applying thoughtful strategies based on tools and elements learnt from London’s history of growth. In this research one could find elements and situations that encourage a more intelligent urban growth. The tests done try to implement a strategy that carefully maximizes the existing potential and character of areas such as Hackney Wick, by retaining the productivity of the existing industries and creative clusters with the introduction of new developments which take the principles learned from different sites and implement to create cohesive and productive urban fabric. Other tests challenge the recent masterplans done for Carpenter’s Estate by UCL and Sugar house lane by IKEA. These tests call to reexamine these proposals and their relations in larger context for the benefit of the area. The interventions in specific location could regulate the development and create more public involvement which could promote institutions, residential and commercial development within the environment of the existing area.