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
r
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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density and structure build identity entrance to the area from one side street and frontage faced to the community streets go around - no death end visibilty and recognation as a whole bit high diversity
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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