Walthamstow competition brief

Competition Brief & Proposal

BUNBURY GREEN Andi Rupf MA Spatial Planning and Urban Design Sir John Cass Faculty of Art, Architecture and Design Year 2014

OBSERVATION around the north circular get a feeling for the economy interviews with local companies find potential to keep comparing industry sites amazing uses everywhere 37 football fields main issues keep the existing green value

Th e

‘We need to ensure that future growth in Waltham Forest is economically and environmentally sustainable, and that people with choice will want to come here and stay.’

No

rth

Cir c

ula

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Statement from Walthamstow Forest Council

Study Area

Location within London

Study Area

Purpose of this document

Location

This document likes to give a thought-provoking rules of action as a basis for the future planning guidance for the area of Walthamstow Forest.

The study area is located in the northern part of the London bourough of Walthamstow Forest near Bunbury Reservoir. This area has a big range of divers characteristics such as industry, residential, green space and road infrastructur in East London. In the west we have the Burnbury Reservoir and river such as the river Lea. The transport network connects the borough to the rest of London but also serves as borders within the borough, especially the North Circular Road (Walthamstow Avenue A406) which runs between the centre and north.

The area in Walthamstow Forest borough should be well prepared for the future in terms of a planning strategy to get the biggest value and benefit for people who live and work in and visit this place. It has the potential to give a lift for the whole surrounding area and its high streets. It seems to be a forgotten green and a holistic strategy on a bigger scale is still missing.

The focus area show the existing uses beside residental areas. Mixed with open green space near to the reservoirs and Lea Valley corridor.

around the north circular

around the north circular

existing green

existing streets & green

existing industrial and shopping areas

get a feeling for the economy Industry units This very fragmented area around the North Circulare with its industrial areas as well as sphopping units based nearby the main connection A406 Highway can be seen as big opportunity for Walthamstow. The lack of space and the growth in London push this area. The need for payable but also high quality industrial units is high. Good existing connection but also well developed infrastructur will generate a high demand.

Today we find a big range of industrial businesses like printing, carpenter workshops, mechanics, painters, service centers etc.

_ great viarity of uses _ used outdoor frontyard space

_ forgotten relation to the surrounding _ fence dominated envoirnment

_ businesses which don’t face the main street _ buildings sitting in the back

ARB Joinery and Carpenter Interview with Mr. Ellen B., owner of the company.

What does the business do?

We are a joinery and carpenter company working with wood and producing windows, furnitures, beds, doors and a lot more.

Last year we moved from Hackney to this location in Gingford. The reason was to get a better location and geographic connection within London. It was hard to find a location for the workshop because there were not a lot of affordable units on the market and we are glad to have found this place. It is an advantage to be on the north circular if you trade mainly in greater London and not just within the borough. We also go nationally but rarely abroad.

How long do you see yourself here?

As long as possible. There is a possiblity to expand even we’re not seeing the need right know.

How’s business?

We’re doing well, but it is hard to find good skilled people for trades. There are not enough apprenticeships schemes in Walthamstow Forest and whole London. That was much better in the past and we’re dependent on worker from abroad.

“We need more skilled people”

Alfred Dunhill Contact with Ms. Strange.

This leather factory used to belong to Tanner Krolle years ago, before it was taken over by Alfred Dunhill in 1980. Some employees like e.g. Rick Read have been working for Alfred Dunhill since 1977.

Alfred Dunhill has almost 40 employees and works for national and international customers.

The advantage for the manufactory is to be located close to the Victorian tube line which makes it easier for workers to commute and organise things if there is a special order.

A kind of disadvantage for the manufactory is the case that it is very hard to get any new employee to do crafts. It is a long process to find the right person to replace someone, but the employees mostly are all long serving.

How would you like to see Waltham Forest develop in future?

We would like to have a good balance of housing, business and manufacturing.

“We like it here. There’s a buzz about the place.

When there’s work to do, we’re like bees in a hive,” Rick a craftsman muses before concluding, “It’s nice to know that one of the big houses has an English workshop isn’t it?”

branded leather goods and smoking accessories

Green The green along Walthamstow Avenue has a unvalued use and an impression of hinterland space. It’s badly accessible and divided by different green units. Parts of the green are used for sport activities such as a bike track or football fields which deal with the same problems of a lost area. This open green and its closeness to the Bunbury Reservoir and Lea Vallay is unique and a great potential for an open recreation green.

Street A big influence for the area character is given by the big amount of street infrastructur.

The main traffic connection, the A106 Highway which runs between the east and west of London, separated the area and shows the big dependency on cars. On the other hand the poor public transport and neglected cycling and pedestrian mobility is showing up.

Shopping Walthamstow is also the area with big shopping centers and surrounding appendant parking spaces. Formerly built on the green field on just one level without any logic. There is an oversupply of car space.

unaccessable hinterland green reservoir is hidden by a green bank unexpected footballfields behind high fences

and find potential to keep

car dominated envoironment walking bridge mostly used just to get to the bus stop the highway as a barrier and pollution generator

big one level stores underused huge parking space randomly located unwell connected for pedestrians or cyclist

Walthamstow Ave

comparing industrial sites

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a vibrant area needs densification

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WALTHAMSTOW ECONOMY AUDIT Food & Drink Manufacturer

Food & Drink Wholesale / Retail

Storage/Warehouse

Clothes/textiles Wholesale/Retail

Clothes/textiles manufacturer

Other Wholesale/Distributor/Retail

Other Manufacturer

Financial / Legal / Property

Construction/Supplier/Maintenance Auto/Mechanics/MoT/Repair/Sales/Tyres/Exhaust Artisan Printer

Service provider Design/Creative Convenience store/Retail Health/Beauty/Retail

Media/Newspaper/TV/Radio/Music

Infrastructure/logistics

Social Work/Charity

Mixed use

001

099 100

Public green and river

This Industrial Estate used by service companys

Costco Warehouse

Privat and with fence and gates protected.

12’350 m2 floor space 210 parking plots

Deacon Industrial Estate

This Industrial Estate used by service companys 8350 m2 floor space buildings 131 Parking plots

Avenue Business Park

This Industrial Estate used by service companys 46 Parking plots

Morrison Supermarket and Health Club This Parking space providing 480 Parking plots

Selco Builders Warehouse

This Industrial Estate used by service companys 150 Parking plots

Health Club

Morrison

Trinity Industrial Estate

This Industrial Estate used by service companys 3’310 m2 floor space buildings 229 Parking plots

Sainsbury Hall Blades Playing Fields xx m2 floor space 75 Parking plots

Builders Warehouse

Playing Fields

Not accessable for public.

Fence and gates protecting this area.

L Allotments

Not accessable for public.

Fence and gates protecting this area.

Travellers Site

North Circular

Allotmant

6 Lane Highway

Bunbury Reservoir no access for the public

Sainsbury & Holiday Inn shopping and hospitality 810 Parking plots

Travellers site Sainsbury

Golf Driving Range

Privat and with fence and gates protected.

Muslim Cemetery Muslim Cemetery

Accessable for public and with cars.

30 Care plots.

Holiday Inn

amazing uses everywhere

Lea Valley Park

Not accessable for public.

Fence and gates protecting this area.

Kingfisher Sport Ground

The Catholic Church

30 Parking plots

BMX Track

East London Bicycle Organisation Since 2012, http://www.elbocc.co.uk/

Wathampark

190 Parking plots Not accessable for public.

Fence and gates protecting this area.

BMX Track

Walthamstow Academy

Not accessable for public.

Fence and gates protecting this area.

40 Pariking plots

North Circular 6 Lane Highway

the character of the economy Industry / Retail Shopping centre Leisure / Health Total 168’362 m2 floor space 78’174 m2 buildings

= 23 football fields = 11 football fields

Costco Warehouse

Cork Tree Retail & Industry

Morrisons & Health Club

210 parking plots 25’583 m2 floor space 14’150 m2 buildings

370 parking plots 15’870 m2 floor space 16’244 m2 buildings

555 parking plots 38’337 m2 floor space 8’000 m2 buildings health club morrisons

fence

Car access main entrance

car access petrol station main entrance playing fields

car access

main entrance surrounded by car space

fence

Sainsbury 670 parking plots 26’400 m2 floor space 11’700 m2 buildings

Deacon Industrial Estate

Trinity Industrial Estate

Waltham Park

131 parking plots 13’707 m2 floor space 8’350 m2 buildings

229 parking plots 20’590 m2 floor space 10’610 m2 buildings

190 parking plots 17’775 m2 floor space 8’400 m2 buildings

fence

main entrance

petrol station car access

hidden units

fence

brick wall street access

fence slack space access fence

main entrance

slack space main road

street access

Holiday Inn 140 parking plots 10’100 m2 floor space 720 m2 building

Distance

DU

ST RY

DU

N

RY

IN

ST

SH

DU KEE CE P G RE EN

The distance from one side to the other with the existing streetnetwork is huge and not convenient. We can connect the north and the south and provide the south side with shopping and sport opportunities in return the north community can get a connection to the reservoir and nature.

main issues and potential change

ST

RY

CONNECT IN

IO N

DU

EC T

NE IN

OP

CO NN

LEY L A V A E GL

CO N

ENHANCE WALKI

pedestrian zone

CO

bicycle lane

PO

RE

PIN L PO LU G T L LU IO LEISURE SPORT TIO N HOUSING EDUCATION N INCREASE DENSITY RY

IN NNECT

car traffic space

T

ST

GREEN

DU

IN

EN

T

E N N CO

HIG

HIGH STREET

KEEP OPEN GREEN

EV

EN

IO

N TIO

RY

CONNECTING RESIDENTS

pedestrian zone

PR

The distance from one side to the other with the existing streetnetwork is huge and not convenient. We can connect the north and the south and provide the south side with shopping and sport opportunities in return the north community can get a connection to the reservoir and nature.

the south and provide the south side with shopping and sport opportunities in return the north community can get a connection to the reservoir and nature. But we also can develope the area with new industrial buisness Profil proposal of a walking and cycling bridge and shops as well as housing. The challenge is to go away or reduce the poor influence and Distance ehance the great existing bit.

ion), and parthuge barrier air pollution do oods try to turn

ST

EV

G N I T C

ET

RE T S H

DENSITY

NG AND CYCLIN

G PATH

DU

CO NN EC

IN

SHOPPING

INCREASE

UE

The Walthamstow Ave and its 6 traffic lanes (3 in each direction), and partThe distance one are side to thefor other with ly another 2 lanes of localfrom streets added, responsible a huge barrier between the north and south side. Side effects like noise and air pollution do the existing street network is huge and not their input to enlarge the issue of disconnection. Neighborhoods try to turn away or protect themselves brickconnect walls. convenient.

Wewithcan the north and

PR

REDUCE

STRENGTHEN

TIN

CT

CO N

RESIDENT KE IN DU EP GR ST EEN RY

IN

Issue

CONNECTING RESIDENTS

The Walthamstow Ave and its 6 traffic lanes (3 in each direction), and partly another 2 lanes of local streets added, are responsible for a huge barrier between the north and south side. Side effects like noise and air pollution do their input to enlarge the issue of disconnection. Neighborhoods try to turn away or protect themselves with brick walls.

EET H STR N H IG GTHE STREN

Separation and Pollution

G THE RIV ER

CHING

keep the existing green value

River Ching with its green belt this hidden green can be a link to the residential areas and leisure place with divers related uses

drawing: Jonathan Cook

access to the Lea Valley as walking and cycling path

water & reservoir

existing open public green space which has to be accessible and with needed infrastructure such as benches and proper paths to attract people

extension of the River Ching

BANBURY STRATEGY spatial concept a unique bridge development strategy design guidance density testing

spatial concept Connecting, preventing, intensify, keeping and enhancing

1

2

The main impulse for the whole area and the biggest benefit for residents, workers and visitors is the connection between the north and the south of Walthamstow. With a new pedestrian and cycling bridge we can reduce the distance and enhance the access to the open green and reservoirs but also to existing industry and shopping opportunities.

With a new industry development along Walthamstow Avenue we protect the existing open green, residential areas and school campuses from air and noise pollution. This new

connection

new instrial development

existing connection

important green

perimeter

1

1 1

1

sensitive area attention as a meeting point

a unique bridge not only to connect Profil and proposal of a walking, cycling and bus bridge

100m

100m

g

ing

g

I suppose to create a bridge which has a bigger impact than just creating connection over Walthamstow Avenue. It should be well accessible for cyclists and pedestrians as well as for people with push chairs or any other disability. The design aspect and attraction of high comfortable accessablity should stand over all.

pedestrian zone

bicycle lane

car traffic space

pedestrian zone

35 m

Reference

The bridge is also designed for one bus line which can be shared and used in both direction.

The starting and ending point of the bridge has to be well integrated within the industrial development. The space has to be open and should be a key element for the bridge design.

Wide enouth for all needs

well designed

_ good width for pedestrians and cylclists _ design which attracts to cross _ comfortable access for all users _ starting and ending point of the bridge _ integration of one bus stations linked to the bus station on the north circular accessible for everyone

viewing platform as an attraction

development strategy

Biggest apprenticeship scheme in London new apprenticeship and industrial area

new residential area

What I have learned while doing the interviews with the local companies is the lack of skilled people in the hand craft sector. With the concept to build industry along the north circular I developed the idea to build the biggest apprenticeship scheme in London. It is the perfect place to com-

bine praxis and theory in one place extended with the provided green space.

I propose teaching workshops and rooms above the industry where the apprentices can get their working expirience. With the provided park uses

such as football fields and bike tracks, after school and work activities are provided within one of the best connected area in Walthamstow Forest.

new extended school area

Key

Total

connection Cycling route economie buildings brick wall new uses

Football fields

Industrial Area 39’700m2

Playground

Barnbury Reservoir

Green Park Area

BMX Track

Cafe / Restaurant

School Area 25’700 m2 Residential Area 41’700 m2

Apprenticeship space

Industrial units

Industrial Area 88’000 m2

development design guidance 2.2 Lot Dimension With the new development area the industrial sureface can be increased by 148’000 m2.

Assumption economy uses 100m2 = 1 employee Assumption office uses 30m2 = 1 employee Lot A&B economy uses = 46’120m2 = 461 E office uses = 7’200m2 = 240 E

Morrison

Total ca. 700 Employee

2.3 Uses

The uses should have a big range to get a great mix. An apprenticeship scheme has to be integrated with school rooms and the best access to the industry units.

A Builders Warehouse

leisure & sport

Food & Drink Manufacturer

industrial

Storage/Warehouse

art, gallerie

Clothes/textiles manufacturer

health, beauty

Other Manufacturer

printing, service

Construction/Supplier/Maintenance

food/Distributor

Auto/Mechanics/MoT/Repair/Sales/Tyres/Exhaust

warehouse, storage

Artisan

Golf driving range

Printer

C

ss

Media/Newspaper/TV/Radio/Music

Media/Newspapar/Radio/TV

Social Work/Charity

Education/Religious/Medical/Community/Culture

Government

Financal/legal/Property

Sport & Leisure

Design/Creative

Education/Religious/Medical/Community/Culture

Hospitality

Sainsbury

Holiday Inn

max. 2 storey industrial buildings

D

Auto/Mechanics/MoT/Repair/Sale

Artisan

Allotmant

Muslim Cemetery

clothes/textil manufacturer

car acce

max. 7 storey buildings

max. 7 storey buildings

Travellers site

£

max. 2 storey industrial buildings

B

max. 2 storey industrial buildings A

5.5

th side

Health Club

BMX Track

A

A h

Government

B

l

b

the better way of doing it

No fence or big shelter should hide the view to the building.

Especially the backyard façade has to show a big window per unit with a proportion of 40% of the façade and has to include the ground floor level.

Street layout

Fence and buildings without connection and a relation to the back is not reasonable. Fences and buildings layouts which create lack of space are forbidden.

Street layout Street layout

e Av

a al W alth W

e Av

W

no fence

w sto

e Av

e Av

w sto

m

ha

e Av

building environment

m

w sto

m

e Av

w sto

m alt W

fence

e ha e alt Av W Av w w sto to Avee s m m ow Av ha tw ha alt alt amssto W W ham altth Wal W

ha

w sto

m

ha

e e Av Av w w sto AveAve sto am w m lth stow ha sto a alt W mam W hath alt al WW

ha

shed concept

circulation road

no fence

alt W

alt W

building environment building environment alt W

building environment

W

w sto

Street layout

e Av w ve sto A e e m tow Av Av ha s w w Ave alt amsto sto w W altham am sto Walth lth am a W W alth W

m

ha alt W

e Av w sto ve e A m Av w ha w Ave sto alt sto w W m ha am sto alt lth am a W W alth W

building environment building environment

Street layout shed concept

one side access

no fence

fence

Building design

The building design has to be careful with the depth of buildings and partition of units. It has to be multifunctional in terms of size and uses.

a a W alth W

Building environment

It needs to be considered that both front and backyard of the lot have to be accessible for clients. The yard to the Avenue is accessible for cars and can be used as loading area for material.

e Av w Ave sto w m to ha m s alt a W alth W

Include in your scheme

The street layout should protect the green and ‘backyard’ to provide a care free and pedestrian friendly space. But it is good to have a layout which provides continuous layout to prohibit death ends and keep the place vibrant.

e Av w Ave sto w m to ha m s alt a W alth W

Street layout

notch otch entrance ntrance nd d pace ce

gate

w sto

m ha e Av

open space public path public green

alt W w sto

m

ha

no fence

e Av

e Av

e Av

w sto am

h alt W

w sto m

ha

- no fences

e Av

e Av

w sto

slack space

fence - shed related to the street building notch - access and entrance visible hidden entrance - public walkways integrated (blue) death end - no death end unused space

alt W

w sto

m ha

am

alt W

h alt W

building environment

alt W

ence notch gding notch dden entrance n entrance ath endend ed space pace

Streetstreet layoutconcept Street layout

circulation road open space public path public green

PROPOSAL what is a typical density? density testing design approach and viability new development design proposal

what is a typical industrial density?

Blackhorse Lane as an example

Area Building groundfloor space Covered with buildings Total floor space Density ratio

1 floor

Assumption the car-park count as a 1. floor building

Density approach

2 floors

7’500 m2

4 floors

To achieve a density ratio of 0.88 for the new development it is essential to build an average of two floors.

With an average of 1.5 floor we get a density ratio of 0.66 which is more than in the compared Blackhorse Lane area. It seems to be more likely to reach an average of 1.5 floor space.

Blackhors Lane

Development area

117’055 sq m* 59’500 sq m 50% 74’000 sq m 0.63

90’000 sq m 39’600 sq m 44% 79’200 sq m 0.88

density testing

small units low density

mixed units sizes medium density big boxes high density

design approach and viability

Cars

Walt ham stow

load

ing

spa ce

rs

Ca

orr &L

& Lo

rry a

ya

cc

ess

cces

ircu

latio

n

n

tio

ula

irc

&c

s&c

Ave

load

ing

spa ce

& ars

rr Lo

ya

cc

ess

n

tio

ula

irc

&c

load

ing

C

Ind

ustr

cyc

ling

pub

lic g

ree

&w

alk

Ind

y ba

ck y ard

ling

pat

h

n sp

ace

unviable small units, to much circulation and loading space

ustr

cyc pub

lic g

ree

&w

alk

y ba

Ind

ck y ard

ling

h pub

n sp

lic g

ace

viable mixed units, efficient circulation and loading space, higher coverage

ree

&w

alk

y ba

ck y ard

pat

h

n sp

ace

partly viable multi-storey buildings; upper floors are less high rentable and more expensive to build

Reference

frontage material

ustr

cyc

pat

spa ce

backyard uses

Key connection Cycling route economie buildings

proposal new development and connection

brick wall new uses

Barnbury Reservoir

Green Park Area

School Area 25’700 m2 Residential Area 41’700 m2

development proposal The North Circular, a six-lane highway, cuts through Waltham Forest and leaves an unconnected, highly polluted and hidden green area next to the Banbury Reservoir and Lea Valley. The area is neglected and no vision for its development or improvement has been published.

The decline of industry, jobs and reduction in numbers of skilled people is a huge problem for the borough and pressure for new housing is pushing the economy out of the borough.

This idea, to build new industrial property alongside the North Circular will reduce pollution and enhance the area’s green qualities. With a pedestrian, cycling and bus bridge, both sites north and south of the main road can be connected and strengthen the existing green spaces and the local area’s economy.

This project also proposes the biggest apprenticeship scheme in London. Together with an extroverted industry and its open backyards it will engage people to become interested in working locally so the next generation will be able to become skilled and help grow the borough’s economy.

design proposal first row orientated units laid out for car intensive uses and services

walking, cycling and bus bridge to connect Gingford with the Bunbury Green including a bus stop.

development circulation walking lane

street access front entrance

underground parking

big units laid out for warehouse and distribution

new bus stop

BUS

loading area for each unit

each unit offer a loading bay and the loading bay for big lorrys include lifting ramps

staircase and lift to connect both bus stops

car parking

big lorrys drive backwards to the loading bay and forwards out, normall lorrys can turn

640 sq m

360 sq m

400 sq m

200 sq m

storage/ workspace

BUS

2400 sq m Office Building 5 Level

400 sq m

200 sq m

2400 sq m Office Building 5 Level

Restaurant / Cafe Level 1 access to the bridge

storage/ workspace

600 sq m

200 sq m

200 sq m 200 sq m

200 sq m

640 sq m

460 sq m

200 sq m

200 sq m 200 sq m

backyard uses storage / workingspace breack room

backyard uses storage / workingspace breack room

walking and cycling path

walking and cycling path

recreation green space

recreation green space

360 sq m

640 sq m

3’000 sq m

walking & cycling path

Section 3

backyard uses commen room storage and working space

big doors combined with windows for the face of building

restaurant / cafe with direct access, platform to the bridge

access bridge for the first level uses

Section 3

460 sq m

Section 2

Section 1

460 sq m

760 sq m

600 sq m

loading bay

200 sq m 200 sq m

loading bay

560 sq m

loading bay

3’000 sq m

640 sq m

loading bay

460 sq m

recreation green space

car parking

units orientated to the green laid out for

Walthamstow Ave

15.0 20.0

4.0 15.0 20.0

4.0 15.0 20.0

pedestrian zone

20.0

G Level

20.0

loading area

20.0

20.0

20.0

loading & parking space

20.0

1. Level loading bay

G Level Walthamstow Ave

Section 2 4.0 loading & parking space

10.0

10.0

cycling and pedestrian path

road along the industry

loading bay Walthamstow Ave

keep the size and use flexible

Section 1

10.0

apprenticeship scheme and industry along the park small units 200-560 sq m

bridge for bus, walking and cycling office building 7 storey building industry on groundfloor school room for apprenticeship programms on second floor crafts and trades on ground floor artisans and school rooms for apprenticeship programms circulation space

open backyard link to the green cycling and walking path 1 storey building, 8m high warehouse, distribution, & industrial units shared loading bay

DIORAMA MODEL