Eleanor Hopwood by LIVENESS

ELEANOR HOPWOOD YEAR 3

STUDIO 2

MARKET |

THE PITCH

Re-design market stalls to bring a sense of community + entertainment back to Petticoat Lane Market. Re-establish the market identity as a destination for visitors as well as addressing community shopping needs with improvement to product knowledge + passion for selling.

MIDDLESEX STREET ESTATE LONDON, E1

Explore the connection between the estate retail + market. Investigate how the stores can support each other + the possibilities of the markets stalls being stored or used in the retail spaces.

Built by the GLC between 1965-75 Building owned by City of London Corporation

VIEW FROM THE NORTHEAST CORNER

RETAIL | INTERIOR STREET Explore the concept of retail in its existing form, considering what doesnâ&#x20AC;&#x2122;t work + how this can be improved. What is needed from the retail on Middlesex Street Estate in terms of creating connections + improving the business community? Consider if the shop unit can be allied to the market stall? Can a partnership be developed to enhance the possibilities of trade + the fusion of practice + storage? Re-design the interior of one of the shops within the estate, located on Middlesex Street.

MINI BRIEF |

UNDERCROFT LIGHTING

Explore the cantilevered element that sits next to the retail units on the Eastern boundary of the site on Middlesex Street. Design a lighting element that would help establish it as a place to shelter + to linger rather than just for local navigation.

SOCIAL HOUSING | BARROW TO THE BUREAU Explore what the future will ask of social housing on estates. Investigate the interior of the existing residential spaces, determining the needs of a modern family or individual + consider how this may change the way of living going forward. Re-design the interior of one of the residential spaces considering sustainable living modes that encourage the inhabitants to enjoy their home environment + their connection to it both physically + emotionally.

MINI BRIEF

| COMMUNITY PODIUM SPACE

Explore the podium, an inner city, inner estate community space. Investigate the ways in which it is currently used + consider how changes could be made that reflect + connect to the ideas that have started to be explored in the earlier briefs.

LIVERPOOL STREET STATION - MAINLINE + UNDERGROUND

ALDGATE STATION - UNDERGROUND

ALDGATE EAST STATION - UNDERGROUND PROJECT SITE

PROJECT SITE

CITY OF LONDON BOROUGH

GOLDEN LANE ESTATE

TOWER OF HAMLETS

MARKETS CITY OF LONDON

ESTATE | IMMEDIATE AREA The estate sits in a very well connected area with multiple underground + mainline stations located to the North + South. As well as numerous buses to other parts of London. However as an area with a low resident populous compared to the volume of offices it is not the most convenient area for fulfilling everyday needs such as grocery shopping. The estate sits on the boundary of the City of London with Tower Hamlets representing one of the wealthiest + poorest boroughs respectively. This demonstrates a divide that originates in the early times of the establishing of London. It highlights a need to establish the sense of community on the estate as well as how connections between the different surrounding communities can be developed.

MIDDLESEX STREET ESTATE | AREA CONTEXT The estate, located in the City of London, is one of only two properties in the borough offering council housing (the other being Golden Lane Estate). It is a borough predominantly known for being the financial hub of London + therefore has a low level of residential areas with more focus on commerce. This makes it an unusual place to live but one with many benefits including transport links + proximity to many different parts of London. Retail in the area is focused again on serving the business community + the many offices that occupy the area. Therefore maintaining a sense of community within the estate is a struggle, though has been achieved to some extent but could be strengthened + developed. Greater connections are needed with other nearby communities including that of Petticoat Lane Market and with consideration of the impact of other markets in the neighbouring areas to the east + north.

Spitalfields market is the most polished of all nearby. It has is the only one that has a dedicated covered area so the market can operate seven days a week. A range of items + food is available all generally of a high quality.

C AN ST I D

MS RO EF

Brick Lane Market covers a large area including outdoor stalls on several streets as well as covered areas in Truman Brewery. It reflects well the creative feel of the area that surrounds it with quirky stalls selling food + handmade items

ITE 10 MIN

CITY OF LONDON | BOROUGH STATISTICS Financial hub + business services hub representing 10% of Londonâ&#x20AC;&#x2122;s total workforce. A resident population of approx 9,500 compared with an estimated 1 million employed in the borough Smallest borough in Greater London with an area of 1.12 sqm Borough with highest earning employees earning more than twice the London average

5 MIN

One of the richest boroughs compared to neighbouring Tower Hamlets which was found to have the highest poverty levels in 2011

25 M IN

I ALF SPIT 45 MI N

R MA DS EL KE

Chapel Market has the most similarities to Petticoat Lane selling a range of everyday items including clothes + bags. However the quality of goods is slightly better with fresh produce promoting healthy living available unlike at Petticoat Lane.

MARKETS | NEARBY There are a number of different markets operating in the surrounding areas to the estate. They range in popularity + formality with some organised to a professional level with large amounts of marketing primarily Spitalfields. Whilst some are more informal with stalls occupy the street boundaries in different consistencies seen mainly at Brick Lane. The effects of having other similar market environments close to the estate + Petticoat Lane Market is overall positive as it will bring shoppers to the area but also a level of competition. Some insight can be gained from the other markets for the project direction of the Petticoat Lane Market redesign but the main focus should be how the market can be improved to establish its own identity + relate to the immediate community + the estate.

MA CHAPEL

Colombia Road Market is known for selling flowers. It is always very popular with large crowds every market day. It has a very established reputation with the flowers bought becoming talisman for the market as shoppers carry them home.

RKE

CONCRETE | REINFORCED | MID-TONE | VISIBLE AGGREGATE Primary material used in the construction However not the most visible material on the facade of the estate Seen mostly on the balcony balustrades Material most associated with Brutalist architecture Has not been maintained so is in bad state of repair with staining + cracks Bold, impressive material that is key in establishing the estates most defined + successful forms RESIDENTIAL TOWER | Twenty three storey tower with residential units allowing views across the City + Tower Hamlets

One key project aim will be to enhance the existing concrete with repairs that highlight the journey of the building Concrete will be added to the facade in order to decrease the heavy appearance of the estates frontage created by existing brick cladding Detail of any new concrete will be inspired by narratives from the local area

BRICK | STRETCHER BOND | DARK PURPLE COATED TERRACOTTA STOCK Primary material visible on facades of estate

RESIDENTIAL WALKWAYS Allow movement along length of estate block for access to residential spaces

Used to both construct exterior walls + clad some concrete elements Dark + heavy meaning estate appears very imposing + gloomy from street It is proposed that the brick will be removed + replaced with concrete tiles to elevate the facade of the estate

STEEL | PAINTED Some use of steel is seen on the estate mainly on the open stairwell balustrade This has been painted with a variety of colours in the estate history as + when maintenance occurs Currently a primary green with jars with the rest of the subdued materiality of the estate + cheapens the appearance

ACCESS | RESIDENTIAL Coded access to residential floors via stairs + lifts Also offers a route through to ground floor car park Entrance is not very noticeable from street | The positive is this reinforces no public access but negative is entryway is not at all welcoming for residents

CENTRAL STAIRCASE | NOW REDUNDANT

UNDERCROFT

Staircase originally allowed access from street to central podium at second floor level Opening in facade closed off to allow more residential spaces to be constructed so staircase now redundant Occupies a large amount of pavement area + blocks off part of estate facade so it is proposed that it will be removed

ESTATE CONSTRUCTION | PRINCIPLES Core estate construction consists of reinforced concrete floor slabs with concrete cross walls This creates a linear form that can be seen in the facade of the estate with floors + cross walls construction visible in between brick cladding

Middlesex Street Estate consists of areas for three main activities: Private residential areas, retail units, open to the public, + community spaces, both public + private. These are each located in different areas of the complex meaning the feeling of the estate is divided.

This construction results in stacked units of space that follow a similar format through out the estate with some volume variances MIDDLESEX STREET | The street that gave the estate its name + arguably the most important of the four that surround the site. It provides a key route from nearby Liverpool Street Station to the estate, as well as being the location of the boundary between The City + Tower Hamlets. It therefore represents the strongest link of the estate to other local residential + retail communities.

Residential

The main project briefs specify the refurbishment of one residential + one retail unit

AREA OF PROJECT FOCUS | This project will focus on spaces located on the Northwest side of the estate, where Middlesex Street + Petticoat Lane is situated. This will allow a greater investigation of the relationship between the estate + the market. The project will aim to deepen this relationship + improve connections between the different communities.

Retail Redundant first floor car park Car parks Petticoat Lane market

PRIVATE | All areas from the second floor + above are closed to the public with access only for residents.

ESTATE |

FORMAT + LAYOUT

The estate consist of four blocks located around three + a half sides of a city block

These blocks contain two floors of retail + five floors of residential units

PUBLIC | Ground floor + basement open to public although with restrictions to parking. First floor consists of redundant car parking space + retail storage.

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They surround a central area which consists of a car park on the ground + first floors, + a community area on the second

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Vertical circulation is gained at the end of three blocks with walkways allowing access + bridges between blocks

PODIUM | COMMUNITY SPACE + GARDEN Located on the second floor at the centre of the estate All residential spaces have a view down into the podium offering a sense of community safety ARTIZAN STREET LIBRARY | Located behind the retail units on the Southwest side of the estate. Provides space for the community to both learn + gather.

CAR PARKS | Ground + basements car parks actively used for parking + refuse collection. First floor space no longer accessible so redundant space.

COMMUNITY PODIUM | Currently the only dedicated space for residents to gather. The other community space, behind the library, is open to be hired by public + therefore not exclusive to resident use.

A community garden club run by residents has established a beautiful green oasis in an otherwise urban setting This garden will be enhanced with a change of layout allowing for a more varied range of community activities to be carried out

Mixed use seven storey blocks Enclosed central area | Car park + community Vertical circulation

FLOOR

Studio flat

6th 5th

Three bed flat maisonette over two floors Two bed flat with access from floor above One bed flat

PODIUM

Shuttered retail space 4th

2nd

RETAIL

ESTATE SHOPPING Retail on the estate is formatted by small individual units that run along the street facing perimeters.

Now 40% privately owned by leaseholders which it was reported during resident interviews has created some divide in the residential community.

There is a mixture of businesses offering goods, services or hospitality but do not include products for daily living such as a groceries.

Flats are organised by size over the five floors of the perimeter blocks (detailed right), with the tower being made up of a mixture of sizes.

Whilst some shops seem to be thriving with updated interiors + facades, a lot appear to be struggling + are often shuttered during normal business hours.

Properties surveyed + to be the focus of renovation brief are council all owned.

Shop front styles vary greatly meaning there is no sense of unified estate retail identity.

EXTERIORS | These areas allow for personalisation, offering

a valued representation of the individuals that make up the residents of the estate. All properties on the perimeter blocks have a view down onto community podium, important for allowing a sense of connection to other residents.

MATERIALS |

Shop facade renovated in a more traditional style

3rd

ESTATE LIVING The estate began life when it was built by The City of London Corporation to provide social housing for the borough.

Shop facade renovated in minimal modern style

Decoration in the residential spaces is basic to keep rents low, with a focus on practical materials such as lino floor coverings. There were however some interesting textures observed, as with the bathroom tile above.

INTERIORS |

Space inside the council properties is limited with small + high level windows meaning there is little natural light.

RETAIL FORMAT | ORIGINAL

RETAIL FORMAT | EXISTING

RETAIL COMMUNITY

The original estate retail was situated over three floors (sometimes with basement space also) allowing businesses to provide an outward street facing as well as a inward estate facing shop front at podium level for resident only use. This proved unsustainable + spaces were converted to residents but it represents the community support ideals that was intended for the estate.

Historically there was a strong link between the residential + retail parts of the estate with businesses providing goods for daily living to support the local community such as butchers + dairies. Often the owners of businesses were also residents of the estate, connecting the two communities. This link has since broken down with local established businesses moving out of the area with the encroaching commercial aspects of The City of Londonâ&#x20AC;&#x2122;s business district.

The retail community has become increasingly isolated with little apparent interaction + communication between individual units + the residential parts of the estate. This means the shopper experience is constricted to what is offered by each small individual unit + is therefore limited.

RESIDENTIAL UNIT MAKE-UP | Council housing 60%

Private leaseholders 40% It has been identified that the different areas + activities of the estate are all very isolated from each other with little of no interaction connecting them. Therefore an overall aim of this project will be to build up a sense of collective community, breaking down barriers + building connections between the different communities + creating stronger bonds by increasing shared experiences. 13

N KINGSLEY | RES IVA IDE NT

BA RR Y

ARKET TRA EX-M DE R S+ AR

H AC

DENT 80 YEARS ES I -R

Has lived on the estate all his life (+ before when they were artisan dwellings). He has seen the area change throughout his life + has been his home as much as the estate.

Market trading became a big part of his life + would still trade if the market hadn’t lost its quality

Loves living on the estate for the connections to other parts of London

NN T EC NS IO

Shared many stories of his experiences living his life here with clear enjoyment in having the opportunity to share them

ET RK MA

His life has been explored with the estate as his base, its structure therefore becoming his anchor + the people his family.

Traded on Petticoat Lane Market for over 20 years + where he met his wife Irene

Misses the community centre as it was before + the ease of putting on events with proper kitchen facilities

LIN

Remembers the market as a place of entertainment | Part shopping, part show

Community was very strong when first living on the estate but has disappeared with more privately owned flats

TIS

The characters of the market were what made it + the number of visitors | So many people that it lifted you up

RE E

B EC A

A lot of people that could be part of the community but need encouragement to come together and share

ITIES SS C OMM UN + BU SINE

ER IDEN T

-C OU

N OW

HENRY JONES

-RESIDENT + B , EX US IN ES

OR LL CI N

Jone’s Dairy a family business that started in Stoney Lane in the 1870s

TIN

RES

Jones Dairy | A family business that started in Stoney Lane in the 1870s + served the community for over 100 years

Born in the back of the shop + spent most of his youth in the area, choosing to come back as soon as he could after time away | Always considered it his true home M

Remembers it as always being a multi cultural area with everyone getting on well

Living + working on the estate means he was a strong link between resident + business communities, playing a big role in the liaising with the running of the estate

PA RT

OF LIFE’S JOURNEY | JOURNALLED IN THE ESTATE + LOCAL AREA

Even after moving away from the area he continues as local councillor, organising events for residents + trying to keep communication

E AT ST

Originally the estate contained a large community space with good facilities that allowed the residents to gather, socialise + hold workshops as pictured below.

IN IST

U MM

C PA YS

cts m ne the on ime. c g to t n eir t i a h t w th o e are all sh ac ts r+ sp den e th ey si ge re to e om

|T M

OD IU

I OR

TE TA ES

M OM

C PA YS

This space was replaced with more residential spaces + a far smaller community space added. This is open to be hired by the public as well as estate residents + so they have far less opportunity to use it. This along with a lack of facilities in the new space mean the community on the estate has become more fractured.

It is proposed that the podium is maintained as a resident only area, renovated to better accommodate a wider range of activities + socialising | A neighbouring space in the estate will be established as a new community space with access to the wider public allowing a layering of the different communities + greater interaction between different people.

TOWER LIVING

Residential units in the tower will be retained for council housing needs.

Residential units will remain located on floors two to six in the perimeter blocks.

VERTICAL CIRCULATION

These spaces will be refocused to address a range of social + health issues affecting our society as follows:

Stair + lifts will be retained in existing position with renovation to update doors to improve disabled access.

Six | Cross generational living to address loneliness in the City. Five/Four | Family units to counteract the low levels of space available for families in the borough. Three | Work/live spaces to accommodate creative industries. Encouraging a reviving of this work in the area.

OPEN COMMUNITY SPACE AREA OF FOCUS FOR RESIDENTIAL BRIEF

Two | Assisted living with carer units integrated with resident units to allow for forming of community. Royal Festival Hall | Open Foyers for gathering + relaxing

PODIUM The podium will be retained as a private space for residents with direct access to open community space below to encourage integration of different communities.

First floor to be converted to one space with floor added to double height area on ground floor. This area will be accessible to everyone with a range of activities programmed including crĂ¨che, cafe + library. The overall theme of space will be a gathering space as seen in the open foyers at The Royal Festival Hall (seen right top). Day to day set up will involve seating with separate areas for activities detailed above. Area will be able to be cleared for resident + community events.

CrĂ¨che | Supporting child care needs on the estate

FACILITIES A range of facilities servicing the estate will be located in the area previously operating as the ground floor car park (basement car park retained + refuse collection relocated to a new structure to be established on the western side of the estate). Facilities will include |

Cafe | Kiosk style to allow for refreshments whilst using community space

Kitchen for community use to allow podium + community space events catering. Gym Laundry Room

RETAIL

AREA OF FOCUS FOR RETAIL BRIEF

Library | Secluded comfortable area to encourage use

Retail space will be retained on the ground floor street facing perimeter. Units will be reconfigured to allow more than one trader to operate per area to encourage communication in the business community + the sharing of knowledge + skills.

RESIDENT BALCONIES | DESIGN FOR PLANTERS + DECORATIVE COLOURED BLOCKS Planters + coloured blocks attaching to existing balcony balustrades are designed to encourage interaction + communication between the resident spaces + podium. Blocks can be played with + moved around by residents to create different patterns.

PODIUM | MATERIALITY Materials will be focused around hard + durable materials such as concrete that fit with the overall scheme of the estate. These will be softened with textures to encourage use.

Extended lip to secure planters + boxes to balcony 3mm powder coated aluminium sheet construction Water draining well to prevent dripping when watering plants

CROSS SECTION THROUGH BALCONY

PODIUM | RESIDENT ACTIVITIES PODIUM | DESIGN FOCUS The main design features of the proposed podium space will revolve around new bedding areas both raised + integrated into the flooring. These will be based on more organic forms in contrast to the existing planters which are arranged in grid formations across the area creating many small areas for gathering. The new arrangement will concentrate on a band of planting running close to the residential units on the podium level, in order to offer some level of privacy from when the podium space is being used. This will leave a large open area in the middle for a range of activities detailed below. 20

Childrenâ&#x20AC;&#x2122;s play areas with interactive seating + toys

Chair based exercising for the older generations on the estate

Yoga area for community classes

EXISTING MARKET | MAPPING OF STALL TYPES

Established as early as the 1600â&#x20AC;&#x2122;s, Petticoat Lane Market is one of the oldest in London. It was at the height of its popularity in the middle of the last century when a visit to the market was as much an outing for entertainment as it was to shop. To be a trader was to be part of a community, supporting each other as well as competing with each other. The selling environment + methods used created a sense of theatre which has become a fond memory of the residents of Middlesex Street Estate.

SHOES

CLOTHES, BAGS + ACCESSORIES

O PL EX

THE MARKET | IN EARLIER DAYS

NG OU

SOUVENIRS

EXISTING MARKET | PRODUCTS ON SALE

MO ma VEM rke E t fr NT om | D Liv own erp oo Midd l S les tre et ex S Sta tre tio et t h n

JEWELLERY

rou

LIVERPOOL STREET STATION | Key transport hub for anyone travelling to area

FUTURE MARKET | PRODUCTS ON SALE

Market traders entertained the crowds

Since the beginning of this century the sense of fun has been lost with communication between sellers and shoppers breaking down. The market is no longer a place of excitement + showmanship but rather somewhere to make some money quickly, selling as much as possible, as cheaply as possible.

The market proposal will aim to improve the quality of the goods on sale at the market. By encouraging traders who are either involved in the production of or have a passion for the items they are selling (example below) the level of knowledge will be increased + therefore the experience of the shoppers will be improved. In addition by refocusing the market towards showcasing products where online retail is not seen as a obstacle (example below) the entertainment element of the market can be predominant again.

Engaging with the customer

MARKET STALLS | STORAGE When not in use on market days the stalls will be stored within the retail space of Middlesex Street Estate. This will ensure longevity of the structure of the stall as well as re-establish + develop the relationship between the market + the estate. In order to utilise the stalls as a selling platform they will be transformed from their linear format to a nodular format and used in the retail space Mon-Fri when the market is not in operation. This will leave the retail space free from selling on market days to be used as a covered gathering space for shoppers.

THE MARKET | MOVING FORWARD All proposals for the market, its layout, function + stall design, will focus on re-establishing the connection between trader + shopper.

TA TE

The predominant product type currently for sale at the market is clothes, bags + accessories. They are of poor, cheap quality + it appears that the focus is on selling quantity over than quality, where the traders have no interest or expertise in their goods.

Traditional stall formats, such as table selling, will be avoided. These can create a barrier between seller + customer which discourages interaction.

MARKET LAYOUT | EXISTING Currently the market consist of two lines of stalls that run along the edges of Middlesex + Wentworth Streets. This allows for circulation down the middle of the street in between stalls (top). However it also means there is dead space in between the back of stalls + neighbouring buildings (bottom) leading to a lot of retail spaces being closed on market day.

MARKET LAYOUT | PROPOSED Proposed stall designs with be based around a folding vertical selling surface with adjustable features to allow for flat surface selling also. This will encourage customer + seller communication as well as flexibility.

It is proposed that the market will be reformatted to run down the centre of Middlesex + Wentworth Street allowing for free circulation in between the retail stores + market stalls. This will also ease movement through the market with the creation of a loop journey encouraging shoppers to explore all stalls.

EXISTING RETAIL | EXAMPLE SPACE

EMPTY RETAIL | FINDING A SOLUTION

Existing retail on the estate consists of predominantly individual units as demonstrated in the example below. All are of a similar format + size with a few exceptions where two spaces have been knocked through. All units are of a small size ranging from approx 45 to 60 sq meters + follow a traditional retail environment with part dedicated to front of house + part back of house. For these reasons the scope for selling is limited + the shopper experience is relatively narrow.

Many retail units on the estate sit empty or are closed much of the time. The result is a feeling of inactivity + neglect leading to the area being unappealing. As a central location costs of running a business are high + therefore takes a great commitment. There is a movement happening in London to elevate the burden of expense in running a retail business with short term lets to encourage start-up businesses. It is proposed that if implemented on the estate in would encourage activity + reinvigorate the retail space.

One of many shuttered shops on the estate

FLEXIBLE RETAIL LEASING Customer Area Food Service Area WC

Empty retail space in nearby Colombia Road advertised as an â&#x20AC;&#x2DC;opportunityâ&#x20AC;&#x2122;

Food Preparation Area Services + Ventilation

Appear Here is a website providing a platform for short term flexible leasing of retail space. By using this or a similar system for the estate it would allow the retail space to not only remain more occupied but also encourage a great range of businesses to trade bringing a great depth of shopper experience to the area.

BOCCA CAFE ON MIDDLESEX STREET ESTATE - GROUND FLOOR PLAN

RETAIL INTERACTION | CONVERSATION LEVELS

RETAIL INTERACTION | EXISTING The existing retail set up predominantly seen on the estate relies on a separation of customer + seller, with defined areas for staff + public. This can discourage extended interaction + the sharing of experience + knowledge.

In a traditional retail environment where one to one communication occurs between seller + customer the level of interaction is finite. Exchanges of knowledge are at a low level limited to singular set of experiences.

In a small group exchange more experience is bought into the mix + the exchange of knowledge is increased to include ideas from each as well as a crossover in expertise.

In a open retail environment where multiple levels of conversation are encouraged to occur it is proposed that the most level of knowledge can be shared. With different exchanges happening in close proximity + simultaneously the spread of expertise + ideas will be greater leading to a greater shopper experience. 25

RETAIL BRIEF | PROPOSED LOCATION The location for the retail portion of the brief is proposed for the Northeast corner of the estate. This is a key area of interaction between the estate retail + the market. As well as a important as being the first part of the estate that is reached by passer-bys moving down Middlesex Street either through the market or on route from Liverpool Street. By opening up this corner it will increase engagement levels with the street + encourage visitors to the retail space.

EXISTING RETAIL FORMAT | The existing configuration of individual units means there is a more rigid circulation along the perimeter of the estate as well as a lower level of shopper experience with exchanges limited.

Fashion Food Design Craft Tech

COLLECTIVE RETAIL The proposed set up for the retail spaces on the estate is a grouped system with individual units opened up to create larger spaces allowing several businesses to trade in one area. These would be arranged by product or service type encouraging a sense of collaboration + easing levels of competition. In this open environment conversation levels will be increased + exchange of knowledge will help both shopper + trader.

PROPOSED RETAIL FORMAT | By opening up the individual units to a larger open space it is proposed there will be a more inclusive shopper experience with greater exchange between customer + trader. It will allow a journey to be created through the space encouraging exploration. By opening up the front of the space facing the street, movement along the perimeter of the estate will be more free with passers-by encouraged to stop + gather.

EXISTING RESIDENTIAL SPACE | STUDIO FLAT - SIXTH FLOOR The studio flats that occupy the sixth floor are the smallest residential spaces on the estate with very limited space at just 28.5 sqm per unit. This poses a great number of challenges for creating a home that functions effectively for a wide range of activities need to maintain a good level of physical + mental well-being. It is because of this opportunity for problem solving that this space has been chosen for the detailed design involved in the residential brief.

The potential for extended sight lines in the studio flat is limited because of space but is important for maintaining mental well-being + managing stress levels. It is proposed that if two units could be joined in part this would allow for greater scope of space.

High level windows limit natural light into the space.

Balcony doors allow the most natural light into the space but is still limited by the overhanging roof to the balcony.

Internal sight lines are limited by the small space + divisions that currently exist.

Existing division between main living space + kitchen allows for separation of activities but results in more smaller areas of space.

Existing storage is limited to standard full height cupboards that are not efficient for easy access of stored items. Therefore alternative types will be investigated through the design to allow for more effective storage + access of a range of items. This will include pull out full height + also shallower draws with a overall aim to increase the level of storage whilst also diversifying so it is more evenly spread through out the space.

STUDIO FLAT MIDDLESEX STREET ESTATE - SIXTH FLOOR - FLOOR PLAN

General Living + Sleeping Area Storage External Shed Storage Kitchen Bathroom

Light in the studio flat is very limited with small or high level glazed areas that are affected by the overhanging structure of the roof. This means that naturally one end of the space is darker than the other which can be utilised when considering layout with the areas for rest focused in this darker part. As these units are all located on the top floor of the perimeter blocks there is also the potential to expand upwards with roof lights allowing more natural light into the space.

Services

MAINTAINING WELL-BEING | AREAS OF CONSIDERATION

UK GREEN BUILDING COUNCIL | HEALTH + WELL-BEING IN HOMES REPORT 2016 The UKGBC released the health + well-being in homes report in 2016 as a guidance to how the design of homes + integration of community can be a key contributor to our health + well-being. The themes outlined in the report are aspects of living environments that are not just ‘nice to have’ but rather help ease the costs to the NHS with the treatment of conditions associated with poor housing estimated as high as £2.5bn per year. Highlighted below are the areas included in the report that are most appropriate to the residential brief at Middlesex Street Estate.

LIGHT + VENTILATION | Light + air quality has extremely clear affects on well-being with good levels of daylight as well as connection to outside important for maintaining a excellent standard of living. Windows should be optimised for daylight with consideration for possible over or under heating because of solar gain or loss dependant of the extent of glazed areas. Cross ventilation is the simplest + most effective systems to implement for good air quality.

SIZE MATTERS | One of the casualties of living in a urban environment with a dense population can be a limited sized home. In a survey carried out as part of the UKGBC report, 50% said they would like more space but this might not always be possible especially in environments such as the estate where extensions to properties can’t happen. With the floor area of homes linked to maintaining well-being as well as a human need for social interaction it is proposed that the residential units at MSE, with limited space, can be reconfigured to include

FUNCTIONALITY | A good level of functionality in a home can help reduce everyday stress but is sadly often a afterthought or even worse a luxury in the design of homes. By considering the ways a space will be lived in, a higher level of functionality can be achieved + therefore go to maintaining well-being. This includes: Easy to use facilities such as heating, light + ventilation systems. Well considered effective storage including a range spaces with different heights, depths + openness. Dedicated space for clothes drying so this doesn’t occupy areas meant for rest or play.

COMMUNITY IN TIMES OF NEED | HELP + SUPPORT The recent turmoils occurring because of the Covid-19 pandemic have proven an even greater need for community participation to enable us to support each other. This will have a great impact on the way we live + will be considered in the residential proposal at MSE. With the proposal for shared aspects of the living spaces this will allow resources to be shared as well as physical + emotional support given at specifically trying times. There is also the opportunity for the installation of a system that would allow communication + food drops from a safe distance.

URBAN LIVING

LOW TO NONE

MEDIUM

A very closed off facade meaning no interaction between structure + street

Facade may have some level of visibility + engaging detail but interior is closed to the public

HIGH

A very open facade with high levels of visibility + engagement with interior open to public

| A key aspect to living or working in a dense urban environment is navigating the city streets The experience can be affected by street activities + traffic but also any structure next to street Depending on the design + purpose of building the level of interaction between street + building varies This impacts the engagement of pedestrians walking along the street to their surroundings MIDDLESEX STREET ESTATE

There is a high level of closed off facades with a concentration to the south west of MSE where the high rise office blocks are more prevalent. This means the streets feel less open + there is less pedestrian activity.

There is a relatively high number of open facades including at MSE. The concentration can be seen to the north east of the estate where Spitalfields Market is located offering a welcoming environment for locals + tourists. Low level interaction most often seen in large office blocks. There are lower levels of partially closed off facades with a even scatter reflecting the wide mix of building use in the area.

MIDDLESEX STREET ESTATE |

The existing street facing elevation at ground floor includes a large proportion of retail units although a number of these are often closed with grills shutting off any level of interaction with street. These retail units are key for creating an open street feeling which is important with the large number of city office blocks so close. It will be important to maintain or enhance the facade at street level to encourage more interaction with passers-by + Petticoat Lane Market visitors.

Medium level interaction most often seen in smaller office buildings + residents where some level of activity can be seen inside but it is private.

Partially open

High level interaction most often seen in shops + eateries where window displays are designed to draw people in.

Fully open

PROPOSED RETAIL FRONTAGE By maximising the amount of glazing the level of engagement with pedestrian + street will be enhanced. The proposed glazing will be able to fully open creating spaces that become an extension of the street. Closed

Partially open

Fully open

LONELINESS IN LONDON |

Loneliness is widespread in London as a result of living in a highly urban area where it can be hard to create + maintain connections despite a large volume of residents. It is a phenomenon that affects a vast range of people of all ages. It is exacerbated by increasing house prices meaning people are having to relocate to areas they aren’t familiar with + making it very difficult for young people to move out of the family home to create their own home. These problems highlight the importance of maintaining social housing areas such as MSE where people of all ages + family unit sizes can live together to create a inner city community.

CROSS GENERATION LIVING | EXISTING PRECEDENTS

Migration inflow to London | 30,000 per annum people age 20’s - 30’s 24% of young adults - aged 20 to 34 - in London live with their parents Average house prices in London are more than five times than in 1970 - after adjusting for inflation 30 % of people in London (all ages 20+) have experienced a feeling of lack of companionship and or isolation - always or often

Great London Ipsos SRI Social Isolation in London Nov 17

55 % of people (all ages 20+) report London ‘feels like a lonely place to live’ | Making it one of the loneliest cities compared to least lonely city Lisbon at 10% Time Out Reader Survey 2016

HOUSING DEMAND IN CITY OF LONDON |

In this form of cross generational living a elder person offers a room in their house to a younger person in exchange for help around the house as well as social interaction. The key aspect to this format is that the younger person is existing someone else space + therefore may not feel totally at home. It was reported in a Guardian newspaper article that as a guest in the home the younger person felt like they were unable to say no to chores that went beyond the agreed upon number of hours agreed to + later became a carer to the elder person when health issues arose.

Housing in inner city locations is becoming increasingly difficult to find + reinforces the importance of estates such as Middlesex Street that allow a residential community to exist in a highly urban environment. Social issues prevalent in the capital will be addressed in the re-design of the residential units on the estate with a reconfiguration of living areas to allow for spaces that offer more affordable housing + an increase in community support with the aim of alleviating problems such as loneliness.

City rental prices are significantly above the London average indicating a significant problem of affordability Low residential levels | 7,400 permanent residents compared to 480,00 daily working population

Large number of second homes so any housing stock increase does not mean resident population increase

2036 City Plan | Reports an expected increase of resident levels to10,000

HOME SHARING

NURSING HOME At the Rudolf Seniors Home in Helsinki a cross generational living program was implements when apartments became available in higher parts of the complex with stairs that elder residents were unable to reach because of lowered mobility. By offering these spaces to young people for a low rent it alleviated a problem of high numbers of young homeless people in the city because of high rent levels. Project manager Miki Mielonen reports that the main result from the first 9 months of the project is that the feeling of isolation of older people has decreased significantly. The residents also reported as saying they felt very welcomed + comfortable in this living environment. One of the key aspect that led to a successful project outcome was found was to encourage informal interaction.

ELDER PERSON | PRIVATE SPACE Design to encourage mobility throughout day

A MEETING OF GENERATIONS | PREDICTED DAILY ACTIVITY

Add daily structure

By bringing together two generations it will allow residents to learn from each other + their different experiences of life. As well as offering each other support in some small tasks as well as company in what can be a very lonely world. It is expected that the younger person would spend slightly more time out of the home with commitments such as work so it will be important that there are times when both are home to share time together as well as a negotiation of using the shared space privately if needed.

YOUNGER GENERATION

OLDER GENERATION

Hold excitement for their future life journey

Full of wisdom

Passion for discovering different parts of life

Technologies allowing interaction with the wider community

Hold a wealth of experience + stories Ready to mentor by sharing their knowledge

MORNING

COMING TOGETHER | SHARED SPACE Social time Support with tasks Sharing experiences + knowledge

AFTERNOON

YOUNGER PERSON | PRIVATE SPACE Workspace Private social space Design for de-stress + mindfulness EVENING

COLLECTIVE LIVING | SHARED TIME This project proposes joining two residential studio units together, in part, allowing for two residents to share time together as well as maintain a large proportion of private space. This scheme would be based around both residents being in good health so support didnâ&#x20AC;&#x2122;t become overwhelming to the point of carer duties. Other spaces would be available in the estate if a assisted living environment became necessary.

CROSS GENERATIONAL LIVING | A SPACE OFFERING PRIVACY + SHARED MOMENTS The design is a work in progress with more work following soon to detail + explain the interactive aspects of the design. Based around the concept explained in earlier pages, the design focuses on offering two residents a private living space with shared kitchen.

COLLECTIVE SHOPPING | FLEXIBLE RETAIL The design is a work in progress with more work following soon to detail + explain the interactive aspects of the design. Based around the concept explained in earlier pages, the design focuses on opening up the existing individual retail units to form larger spaces that allows selling space to be leased on a more flexible basis.