CITIZENS’ STATION BOOSTING DEMOCRATIC URBAN GOVERNANCE
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CITIZENSʼ STATION
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BU I L D I N G MA N U A L
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100. 006. 72.
WHAT IF
A
UNDERSTAND CONTEXT
B
PICK UNDERUSED SITE
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TEST IDEAS
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FIT STRATEGY
C
C
0
How to create a citizens’ station
6
Get to know your site
11
Draw up scenarios of affordable spaces according to relationships
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View the existing urban condition
1
Unpick London top-down Planning Issues
7
Get to know the civic infrastructure on site
12
Learn from the scenarios
21
Propose a new urban condition
2
Highlight the impact on your neighbourhood
8
Understand potentials of the underused site
13
Study other affordable workspace providers
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Compare existing and proposed
3
Network: from activists to councilors
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Engage and Exchange with the residents
14
Learn how to provide a mix of tenures
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Propose network diagram & timeline
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Pick an underused site
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Engage and Exchange with the businesses
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Test a civic hybrid for a new OKR high street
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Draft project stages
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Dream about a Citizens’ Station
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Interrogate Policies & Propose new once
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Insert new activities onto the existing site
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Test new policies on proposed plans
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Show the selective demolishing
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Show potentials of densified podium
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Compare spaces & actions
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Densify the depth of the block
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Elevate the high street
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Combine the two structures
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Select Key Moments
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Openly Argue in the Community Chamber
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Source information on local planning
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View the furture plans for your area
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Continue your journey from the Citizens’ station
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How would you reinforce your civic network?
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B
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Learn from drawing interlinked programmes Learn from modelling mixed programmes
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A
A
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This manual sets out the steps to build the CITIZEN’S STATION, a new typology of civic institution, a hybrid between an overground station and a community hall, which aims to maximise people’s footfall in an attempt to bring together and in direct conflict all the many different types of actors which are currently at play in the Urban planning system in Southwark. . This will be a partial redevelopment partial retrofit based on the unused carpark of the council housing Tustin Estate, functioning as a magnet of democratic urban governance, a catalyst of learning structures and leisure facilities, in an effort to bridge the gap between the current scattered system of governance and its detachment form the public reach and affect the city as a hole allowing for more affordable space to be designated. D
D
1a
AN UNDERUSED COUNCIL ESTATE
1b
A CITY STRUGGLING TO CREATE AFFORDABLE SPACE
? C
C
2a
CITIZENS UNABLE TO INFLUENCE THE CITY GROWTH
2b
A CITY GROWING WITOUT CONTROL
?
B
B
3a
A NEW CITIZENS STATION FOR URBAN PUBLIC ENGAGEMENT
3b
A MORE DEMOCRATIC URBAN GOVERNANCE FOR GREATER AFFORDABLE SPACE
CITIZENSʼ STATION A
How to create a citizens’ station
0
A
Underused space Used space Residents Civic Station Architect:
WHAT IF 1
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1
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D
D
1a
Documents do not reflect acutal uses and activities of citizens
2a
MIllwall CPO Scandal and council conflict of interest
INFO POINT
CONTACTED BY THE COUNCIL?
i
3a
Belated consultation process
tfl.co.uk networkreil.co.uk
tfl.co.uk networkreil.co.uk
14,6%
85,4% Contacted by the council Not contacted by the council
1b
Information of the city became plan
2b
Democracy can happen only in the city that is formed by synoikismos, a drawing together of different families and tribes, of Civic Centre considered unused competing and beingeconomic kicked interests, out of natives with foreigners. Richard Sennet
3b
CONTACTED BY THE COUNCIL? Unclear communication between the plan and people co.uk networkreil.co.uk
tfl.
14,6% C
INFO POINT
i
C
tfl.co.uk networkreil.co.uk
AWARE OF OKR 85,4% PLAN? AREA ACTION Contacted by the council 4 2 by . 7the % council Not contacted
57.3% Aware of Old Kent Road Area Action Plan Not Aware of Old Kent Road Area Action Plan
PLANNING DYNAMICS SOUTHWARK
Planning is about conflicts Suppressing conflict is suppressing freedom. planning can be used to empower civil society.
National Planning Policy Framework
URBAN POLICIES
Levent Kerimol
GOVERNANCE STRATEGY
London Plan (possible renewal 2017) GLA office - Sadiq Khan
B
B DEVELOPER
PROFIT
FU
1
£
ING
TS
CU
Land Apprisal
CIL, S106
ND
Infrastructure
2
Development Costs Land Value
MARKET INTELLIGENCE
3
PRD, change of use
Pre-Planning App.
VIABILITY
EVIDENCE BASE
CONSULTANTS
DATA Surveys
THE PLAN AAP OKR
SOUTHWARK COUNCIL PLAN MAKERS
Census
Public Examination
HOUSING
Responsible for OKR AAP. Sets out CIL’charges and real areas of development
Studies
CONSULTATION
PLANNING DECISION Politician - Case officer
TRANSPORT
PUBLIC REALM SOCIAL INFRASTRUCTURE BIG DECISION POWER
EMPLOYMENT POLICY CRITIQUE
LAXATION LIMITED POWER
No Clear strategy for Affordable Workspace
CITIZENSʼ STATION
A
CONSULTATION
Releasing Preferred Industrial Land
AAP 11 Employment Cluster
URBAN CONSULTANT
CONSTRUCTION
Retain Businesses in Railway Arches
3.4.10 Business Retention and Relocation
A PUBLIC
1
Unpick London topdown Planning Issues
City Data
Buildings Land & Infrustructure
1
Redundant backgound documents
2
Financial crisis of Local Authorities
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Belated consultation process
Architect:
WHAT IF 1
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1
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KEY MOMENTS London Opportunity Area KEY MOMENTS London Opportunity Area KEY MOMENTS London Opportunity Area
D
1
D
4
London Opportunity Area
OKR AAP 20 Proposed Plan
Southwark Core and Local Strategy New Mayor Southwark Core and Local Strategy Brexit
New London plan
Southwark Core and Local Strategy
C
2
50Y C
5
Southwark Core and Local Strategy
Valued and Civic Spaces
CAZ CAZ CAZ interland CAZ interland CAZ interland SOUTH SOUTH SOUTH Peckham & Nunhead AAP(2014)
Canada Water AAP (2015)
Aylesbury AAP (2010)
OKR-STATIONARY site
OKR AAP (2016)
10Y
OKR-STATIONARY site
B
3
2
6
Southwark Core and Local Strategy
OKR-STATIONARY site
Terrain
New OKR stationary
CITIZENSʼ STATION
A
B
new bakerloo line station
Strenghtening the civic infrastructure
5Y A
Highlight the impact on your neighbourhood
Citizens Station
Adopted In Progress Not Started Architect:
WHAT IF 1
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D
D
1
Government
A
5
Urban Actors B
Official Consultant
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Urban Audit questioning the benefits of thickening irformal urban groups network
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Consultation OKR AAP + Poetry
Activists
Primary audit using exercises of mapping and interviewing to catalogue the different types of spaces used for public engagement in urban plans. This collects an analysis the existing nexwork of stakeholders in the urban planning system in Southwark.This aims to understand informal urban groups’ different goals and interest and mostly modes of influence questioning how could they benefit from each other’s actions, and how would diagonal urban governance work.
2
city making
A
3
B
planning policy making
C
local economy
B
Official Consultant
C
Activists
D
citizen’s engagement in the city making
E
developers developments
Mean of Influence Government
A
C
Type of Influence
C
7
4
Consultation OKR AAP + Cast Making
Location
Surrey Docks
Cathedrals
Riverside
Chaucer
Rotherhithe
Grange
East Walworth South Bermondsey
Newington Faraday Livesey LEWISHAM
B
CITIZENS STATION
Peckham
Camberwell Green
B Brunswick Park
8
Consultation OKR AAP + Dance Performance
Nunhead The Lane
South Camberwell
Peckham Rye
Surrey Docks
Village
CITIZENSʼ STATION 3 A
Issue V : Uconventional Urbanists
College
Network: from activists to councilors
A
Council Libraries Urban Consultant Neighbourhood Foroums Online Platform Projects Architect:
WHAT IF 1
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What would happen if the three tustin estate in London were refurbished into citizens’ stations
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Article investigating the potential of underused buildings in London
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THE - UNLIMITED - EDITION
SPACING COULD UNLOCK LONDON’S AFFORDABLE SPACE SHORTAGE Carlotta Conte
‘Holistic urban regeneration’ projects are proposing alternative plans to safeguard available and affordable workspace for London’s most vulnerable and young workers. Strolling through the Building Centre’s new exhibition ‘WRK / LDN: Shaping London’s future workspace’, one can quickly grasp the current challenges of London’s workspaces.Today the capital has become one of the world’s leading service cities, hosting headquarters of 50% of the world’s top companies. Every year 45,000 new worker move to London, half of them are self-employed, freelance or work for start-ups.The workspace demand is higher then ever before, estimated to 7.5 million square meters by 2036.
B
However, the Greater London Authority’s priorities for housing and the consequent higher value of residential land, are reducing the affordability and availability of workspace. New regulations have worsen this situation, leading to 1.47 million square meters of total office floorspace loss to residential conversion, equivalent to the space needed to host 10,000 workers. This is pushing the more vulnerable and young workers further away from the
ISSUE V
city’s physical and decision making centres. Gerard Clocshart, a young French business graduate, just moved to London and became an unemployed jobseeker. He previously freelanced in development NGOs, but his local contacts are few and competition is much tougher than he would have imagined. Clocshart franticly explains ‘I came to London full of hope and good intentions but now I feel lost. I can’t afford to sit down in a coffee shop, let alone renting a co-working space!’. Clocshart’s worries are confirmed by the words of the property developer Jacob Loftus, who has had a long history in innovative workspaces that reflect the upcoming needs of young creatives. Loftus admitted that quality development in London has become an impossible task to achieve and that ‘local authorities are blinded by their only asset, land, and do not involve any long term strategies in their planning policies. The viability negotiation has become a common trick for any developer. If we want to stop this, local authorities have to impose stricter and more controlled regulations’. Also the GLA is concerned with the future of young workers and creatives like Clocshart, but hasn’t managed to tackle the very pressing lack of affordable workspace. The GLA Economic working paper 2015 proposes interventions on ‘economic development and employment’ with an emphasis on trying to safeguard ‘intellectual property’ rather then physical property. Local Authorities want to attract young workers and creatives as, according to the GLA, they ‘deliver urban regeneration, exploit cultural heritage and lead to more tourism’, but they haven’t
THE - UNLIMITED - EDITION
yet modified or strengthened the loose planning system which quickly pushes them out. To fill this gap, forward-thinking citizens are coming up with alternative solutions to safeguard and create low-cost working spaces in strategic and gentrified areas like Dalston in Hackney. Here, the HIVE (Human Interest Versatile Environment) a cultural centre based in a former vacant property - is offering spaces to create, hold workshops or try out new business ideas (charging workers like Clocshart, only 20% of their business’ income). The HIVE is the third of ReSpace’s projects, a local charity encouraging communities, councils and landlords to co-operate and share wasted resources. Thanks to an agreement with the landlord (who stopped paying rates on the vacant property) ReSpace could set up the HIVE, ‘occupying’ the empty structure for just 250£ (plus insurance and bills) in exchange of safeguarding it. In just tow years, the HIVE engaged with over 220 local businesses, launched 9 new start-ups while supporting 60 local charities. However, the charity is aware of the bureaucratic complications behind acquiring the right king of lease and insurance, often too expensive for small communities. Therefore, ReSpace is lobbying for a new kind of lease that would make it easier for council, landlords or social groups to easily occupy and protect abandoned buildings after 6 months of being vacant. Like ReSpace, a growing number of selfhelp housing groups are taking advantage of the many empty properties around London, by negotiating agreements with
ISSUE V
the landlord to use the property while repairing or safeguarding it. According to the Guardian, 22,000 properties have been left unoccupied for six months, more than a third for over two years and 1,151 for more than a decade. Unfortunately property guardianship companies have already spotted the economic potential of vacant buildings and transformed it into a major business.They rent at almost market rate a mixed range of empty and run down properties to desperate people in need of a place to work and live. ReSpace’s projects became a reality because they built up a level of credibility, evident in the development of human capital. A new contractual agreement that enables smaller groups to easily approach landlords, eliminating the need of a third party, would transform empty land into a long-term asset for the borough and the city as hole. HIVEs would pop-up wherever buildings in limbo have temporarily lost their use, increasing the diversity of workers’ age and class across London. |
B
Charlie Hope working in the vacant east London building Linda Nylind for the Guardian 49
A
A
CITIZENSʼ STATION 4
Architect:
Pick an underused site WHAT IF 1
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1
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D
D
C
C
B
B
A
A
CITIZENSʼ STATION 5
Architect:
Dream about a Citizens’ Station WHAT IF 1
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1
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D
D
1
Site’s transport infrastructure needs and future plans
2
Key moments, the station and the Tustin estate come together while the city is being built at the back
AAP 20: Site Analysis
CITIZENSʼ STATION
6. Potential sites for redevelopment and for improving efficiency
Get to know your site
6 C
Valued and Civic Spaces
C
PLAN 6
PLAN 6 Sites for potential development
Sites for improving efficiency
Sites for improving efficiency
AAP Potential Sites
New potential for open spaces (?)
New potential for open spaces (?)
PLAN 5 AAP 20 Leisure location
AAP Potential Sites
15
Postal and Couriers Culture related production logistics Builders merchants and builde depots
PLAN 5
14
13
10
4. Existing Businesses
12 11
Printer and related
AAP 20
8
17 7
Food production and supply
Postal and Couriers
18 19
9
Vehicle repair, mauntenance, sake and hire
Leisure location
4 5 6
Waste and recycling 16
CIVIC SITES: 1. Tennis sport centre 2. Windsor Pub 3. Tustin community centre 4. Christ the King chapel 5. Mr. Fillers 6. Mountain & free & miracles church 7. DiY space for london 8. Jubilee Christian Church 9. Ilderton Cafè 10. Hillsons Church 11. Ilderton Primary school 12. Christ apostolic Church 13. Nomadic Club house 14. House of prosperity 15. Millwall Stadiun 16. Pilgrims Way Primary School 17. Wheelshunters Club 18. Scotney Hall 19. Recibcilers Evangelical Ministries
Culture related production logistics Builders merchants and builder depots Printer and related Vehicle repair, maintenance, sake and hire Food production and supply
B
3. Sites appointed by Southwark Council for development
Sites for potential development
Waste and recycling
2
1
5. Valued and Civic Spaces
B
2. Transportation PLAN 2
CIVIC SITES: 1. Tennis sport centre 2. Windsor Pub 3. Tustin community centre 4. Christ the King chapel 5. Mr. Fillers 6. Mountain & free & miracles church 7. DiY space for London 8. Jubilee Christian Church 9. Ilderton Cafè 10. Hillsons Church 11. Ilderton Primary school 12. Christ apostolic Church 13. Nomadic Club house 14. House of prosperity 15. Millwall Stadium 16. Pilgrims Way Primary School 17. Wheelshunters Club 18. Scotney Hall 19. Recibcilers Evangelical Ministries
AAP 20 Train Lines London Overground TFL
AAP 20: Site Elevations
Train Lines South London Line Southern Railways Existing Train Stations Proposed Train Stations Old/Withdrawn Train Stations Bus stops
OKR STATIONARY
Terrain 1. Site Overview
TRAIN PASSING EVERY 5 MIN. AROUND HERE LOCATION FOR NEW STATION
PLAN 2
South Elevation BB 1:200 @ A1
AAP 20
CLOSED ENTRY TO BACK OF RAIL TRACKS
Train Lines London Overground TFL
A
Valued and Civic Spaces 3
CAR WASH
ROAD TO BACK OF RAILTRAKS
TYRE WORLD
BUILDER MERCHAND
OLK KENT ROAD AND RAIL CROSS HOUSES + RETAIL
SPORT CENTRE
A
Train Lines South London Line Southern Railways Existing Train Stations Proposed Train Stations Citizens Station
Old/Withdrawn Train Stations Bus stops Architect:
WHAT IF 1
2
3
4
1
2
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4
D
D
1
Wheelshunters Club where Millwall fan meet up after the match, before and the day after. At risk of being demolished.
2
Ilderton Cafe and Cab Repair Centre where workers have their break and mingle
C
C
3
Mapping the civic typologies. From the stadium to the wheelshunters club down to the windsor pub. Currently inhabited by a variety of different communities of Millwall fans, an african community, and a strong light industrial workers group..
1:1250@A1
1 - Large scale structures
x5
2 -Victorian Pubs and Churches
2a
2b
x5
x1.5
9 - Prefabbricated Low Cost Structure
x5
10 - Hole in the wall
x5
11 - Two or more story industrial shed
x3
9a
10a
3 - Ope Green Space surrounding most of the Rails
2b
3b
x3
8 - Yards
4 - Parts of warehouse
B
B 11a
11a
7b x5
5 - Georgian homes with back garden
12 - Brick and metal sheeting industrial shed
x3
13 - Mix of home made sheds and prefabricated structures
x5
14 - Railway arches
x3
2a
x3
13a
6 - Parts of Council Housing
13a 7a
x3
7 - Independent Brick buildings
7a
7b
A
A
CITIZENSĘź STATION 7
Architect:
Citizens Station
Get to know the civic infrastructure on site WHAT IF 1
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1
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D
D
1
THE VACANT CARPARK
2
THE WALLED HIGH STREET
3
THE IDLE PODIUM
2nd Floor
C
C
Podium Level shared by resedints Lightwell Over Garages
WALL Bus Stop
Side Walk Level Ground Level
B
B
A
A
CITIZENSʼ STATION 8
Architect:
Understand potentials of the underused site WHAT IF 1
2
3
4
1
2
3
4
D
D
C
C
B
B
A
A
CITIZENSʼ STATION 8a
Architect:
Think of new spaces for a more democratic governance
WHAT IF 1
2
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4
1
2
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4
D
D
1
Skills exchange event presenting AAP OKR information while doing a workshop of fresh tagliatelle making and dream elevation drawing, trying to test the potentials of puncturing the wall creating an activity in front of it.
C
C
B
B
2
A
Existing and desired North & South Elevation OKR @ Railway
A
CITIZENSĘź STATION 9
Architect:
Engage and Exchange with the residents WHAT IF 1
2
3
4
1
2
3
4
D
D
1
Interview the local businesses
Thierry Director
MADHOUSE TIRES
C
‘The impact of having to move our would be immense’.
Ahmed Emploee
‘This is a very strategic location for us as Essential as most industrial estates and businesses use us’
MIRROR AND GLASS
Darren Director
C
‘We have a 3 year lease. Unfortunately the landlord does not give us a better security as this site will probably be redeveloped at some point. ‘
Johnny Emploee
I have been looking for a larger venue but it’s all been bought up by developers. It will happen very soon that a developer will offer to much money to my landlord for him to refuse and he will sell it.
‘It would be very bad if we had to move again because our costumers are local and some of our employees too and their children go to school locally.’
We will have to move further away eventually. As we are a manufacturing company, the current situation is forcing us to move further away from the centre. 10 employees 4 live locally
8 employees 4 live locally +1 needed Employee
In OKR since 1995 Moved to this site 2 years ago due to relocation
In OKR for 10 years
Servicing Central London
Servicing 2 Tire shops up OKR
B
B
2
Understand how the high street is used
Eyre & Elliston - Tom
A
808 Restaurants - Awa Sey-Joof
Hertz - Sarah
Law’s Garage - Mr. Joseph William Yurxey
Chef ’s Delight - Ozi
Frenchie’s - Mr. French
A
CITIZENSʼ STATION 10 Engage and Exchange with the businesses Architect:
WHAT IF 1
2
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4
1
2
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4
SCENARIOS
D
1.
1
SMALL & MEDIUM LIGHT INDUSTRIAL BUSINESSES are retained from AAP eviction and being incorporated in a NEW RESIDENTIAL development.
2.
Small & medium light industrial businesses are retained from aap eviction and being incorporated in a new residential development.
2
Network Diagram of Actors Involved
SMALL & MEDIUM LIGHT INDUSTRIAL BUSINESSES are retained from AAP eviction and being incorporated in a NEW RESIDENTIAL development.
Commercial Land Trust Tentants
3
mixed use development: residentail, retail and a new civic centre where all actors of london planning system are at play.
Network Diagram of Actors Involved Commercial Land Trust Co-operative
1. Tyre World
2. ACE & Accident repair centre
4. L.D.S. ltd
Specialist Provider Bootstrap Company
New Business
3. Hand Car Wash
Landlords Lewisham Council
5. Floyds Building merchand
New Business
New Business
Southwark Council
Consultants 1) Weelshunter Club Regulars
What If External Citizens
2)Tusting Estate Tenants
3)13 Businesses along Ilderton Road
Tentants
Estate Tenants
Pempeople
Consultants Official
Specialist Provider Bootstrap Company
Users
CASS Cities
D
SMALL & MEDIUM LIGHT INDUSTRIAL BUSINESSES and CIVIC CENTRES are retained from AAP eviction and incorporated in a new mixed use development: residensmall tail, & medium and civic centres retained from aap eviction and System incorporated new retail light andindustrial a new businesses civic centre where all are actors of London Planning areinata play. 3.
Network Diagram of Actors Involved
Consultants
Fair Finance
SMALL & MEDIUM LIGHT INDUSTRIAL BUSINESSES are retained from AAP eviction and being incorporated in an EXHISTING HOUSING ESTATE.
New Businesses
New Residents of AAP20
Businesses Ilderton Road
Local Civic Places
Southwark Council
Grant GLA
Loan Network Rail
Unoficcial
Alise & Morrison
What If
Maccreanor Lavington
CASS Cities
We Made That
Pempeople
Finances Developer NakedHomes
New tenants Residents
Finance Crowd funding
Loan Development fund
Finance SpaceHive
SCENARIOS C
C
Strategy 1
Strategy 2
LOCATION of actors involved
SITE scenario 1
LOCATION of actors involved
SITE scenario 2
LOCATION of actors involved
SITE scenario 3
+
+
Existing workspace to be retained
Strategy 3
Existing workspace to be retained
New Residential to be added
+
New Residential to be added
Existing workspace to be retained
+
Civic to be retained
New Residential to be added
1. Civic
- HireService - CBK - Patey Hats - Kumasy - ACE - Car Wash - Tyre World - L.D.S. ltd - Floyds - AMW Car - Terra Clean - Car Centre
2. Residentaial
4. L.D.S. ltd
3. SMEs
5. Floyds
2. Primary structure and Circulation to accommodate for existing estate needs and new once
2. Primary structure and Circulation
3. slabs for workspaces
3. SMEs
1. Civic
2. ACE 3. Car Wash 1. Tyre World
B
2. Residentaial
1. Plot Division
1. Plot Division
Strategy
3. Slabs for workspaces
4. more slabs for resindetial
1. Stakeholders develop the new OKR STATION-ARY
2. Primary structure and Circulation to link the existing civic location and the station
Strategy
3. Exhisting civic spaces are redeveloped adding new floors and the station is fitted with civic facilities
4. slabs for new civic
B
Strategy
4. Ad-hoc strucutres are built to accommodate for the different uses of the new institution for urban governance, learning structures and leisure facilities. Businesses begin benefitting for this new urban civic network and gain more power and stability.
A
A
CITIZENSĘź STATION 11
Strategy
Strategy
Strategy
Draw up scenarios of affordable spaces according to relationships
Architect:
WHAT IF 1
2
3
4
1
2
3
4
NEW CIVIC INFRASTRUCTURE
SCENARIOS SCENARIOS
Strategy 1 Strategy 1
Strategy 2 Strategy 2
Strategy 3 Strategy 3
D
D
1
2
Extention of Ilderton Cafe: a place of Consultation, Mediaton Exchange of Actors from the Same Group
Extention of Ilderton Cafe: a place of Consultation, Mediaton Exchange of Actors from the Same Group
+
Existing workspace be Existing to workspace to be retained retained
+
+
Existing workspace be Existing to workspace to be retained retained
New Residential be New to Residential to be added added
3
ExtentionExtention over the Wheelshunter’s Club for a place of Training and Capacity Building over the Wheelshunter’s Club for a place of Training and Capacity Building
+
New Residential be New to Residential to be added added
OKR Station-ary Platform and new Arena a Place of Consultation, Mediaton Exchange of Actors from the Different Groups OKR Station-ary Platform and new Arena a Place of Consultation, Mediaton Exchange of Actors from the Different Groups
+
Existing workspace be Existing to workspace to be retained retained
1. Plot Division 1. Plot Division
1. Plot Division 1. Plot Division
1. Stakeholders develop thedevelop the 1. Stakeholders new OKR STATION-ARY new OKR STATION-ARY
2. Primary structure 2. Primaryand structure and Circulation Circulation
2. Primary structure 2. Primaryand structure and Circulation to accommoCirculation to accommodate for existing date estate for existing estate needs and new once needs and new once
2. Primary structure 2. Primaryand structure and Circulation to link the to link the Circulation existing civicexisting locationcivic andlocation and the station the station
+
+
+
Civic to be Civic to be retained retained
New Residential be New to Residential to be added added
C
C
3. slabs for workspaces 3. slabs for workspaces
3. Slabs for workspaces 3. Slabs for workspaces
3. Exhisting civic spaces civic are spaces are 3. Exhisting redevelopedredeveloped adding new adding new floors and the station floors and isthe station is fitted with civic fittedfacilities with civic facilities
4. more slabs resindetial 4. for more slabs for resindetial
4. slabs for new civicfor new civic 4. slabs
4. Ad-hoc strucutres 4. Ad-hocare strucutres are built to accommodate for built to accommodate for the differentthe uses of the uses of the different new institution urban for urban newfor institution governance,governance, learning struclearning structures and leisure tures facilities. and leisure facilities. Businesses begin benefitting Businesses begin benefitting for this newfor urban this civic new neturban civic network and gain more work andpower gain more power and stability.and stability.
Strategy
Strategy
Strategy
Strategy
Strategy
Strategy
B
B
1 ) Ameliorate the Image and dirty noisy 1 ) Ameliorate theperception Image and of perception of dirty noisy businesses through Signage businesses through Signage 2 ) Densification to reorganize city while the keeping the 2 ) Densification to the reorganize thekeeping city while spontaneity spontaneity and individuality. and individuality. 3 ) Extend current workspace get moretoaffordable 3 ) Extend current to workspace get morespace! affordable space!
1) Build a series of workspaces on the empty of thespots of the 1) Build a series of workspaces onspots the empty estate (garages, unsed greenunsed spaces) estate (garages, green spaces)
1) Build a new 1) Build structure a newthat structure could accommodate, that could accommodate, in an inter- in an interstice, all community stice, all community and civic spaces and civic whilespaces retaining whileworkspaces retaining workspaces and residentaila and residentaila spaces spaces
2) by bringing civic spaces to exhisting residentail 2) new by bringing new civic spaces to exhistingestate residentail estate (increasing its resources) pay off you the use landof their land (increasing its you resources) pay of offtheir the use
2) create a new 2) create foroum a new space, foroum at thespace, ground at the floorground as a confloor as a continouse anphitheatre tinouse anphitheatre in front of retains, in frontand of retains, at the top andfloor at theastop a floor as a place for planning place for mediation. planning mediation.
3) Use training as atraining meetingaspoint bewteen new and current 3) Use a meeting point bewteen new and current residnets and the businesses. residnets and the businesses.
3) Use murales 3) Use as amurales way of as sxpressing a way ofthe sxpressing hidden facts the hidden of the facts of the planning system planning system A
A
CITIZENSʼ STATION 12
Architect:
Learn from the scenarios
WHAT IF 1
2
3
4
1
2
3
4
D
D
PRECEDENCE STUDY: Bootstrap Company Spaces Typology, Use & Tenures
1
PRIVATE SPACES BECOME INTERIOR CIVIC SQUARES ACCOMODATING MIXED AUDIENCES AND MIXED USES
2
INTERLOCKING PROGRAMMES ACROSS THREE MAIN BUILDINGS, USING BOTH VERTICAL AND HORIZONTAL CIRCULATIUON
PRECEDENCE STUDY: Bootstrap Company Building Programmes, Functions & Actions
Arcola Theathre: Actions
C
TENANTS
TENURES
Bootstrap Fund
Long term lease of buildings from council
Charities
Large Meeting Rooms (80 people)
Creative Industries
Little Meeting Rooms (10 people)
Shops & Services
Studios, large spaces , workshops from 1 year to 25 years 100 sqft to 2,500 sqft
Small Businesses
Set of Desks or Single Desk in open space on a 2 week rolling licence
Social Enterprises
Coffe Table for the price of a drink at Arcola Bar or Cafe Oto
KEY ACTORS
SERVICES
Bootstrap Company
Affordable Workspace
Council
Enterprise support
V22
Training & Employability
3
REFITTING EXHISTING STRUCTURES FOR DIFFERENT PURPOSES, WHILE MAINTAINING THE STRONG CARACHTERS OF PRIMARY FORMS RELATING TO THE FIRST CONSTRUCTION.
4.
SPACES
THE WIDE VARIETY OF TENURES ALLOWS FOR A MIXTURE OF TENANTS.
Marie, Theatre Organizer, Self Imployed
Jean, Researcher for Geres
John, Employer at Mamachari Ltd
I just moved in Boostrap as a friend of mine offered to share the desk with him. I pay 25 £ per week. Before I was working from home as it is impossible to find such an amazing space!
I moved to London for my girlfriend. After moving from one library to the other I found Bootstrap and my life changes. Bootstrap gave me an opportunity to begin working on my own, to start feeling at home in London.
Mamachari Ltd was founded in 2012 with a simple mission: to bring Mamachari bicycles to the UK at affordable prices. John is incredibly fond of Mamachari biks as they are a simple object that makes the life of so many people better. In Japan, he sais, it’s a commodity, because they don’t see anything special in something so simple and functional.
C
1.
PRIVATE SPACES BECOME INTERIOR CIVIC SQUARES ACCOMODATING MIXED AUDIENCES AND MIXED USES
Asw
in S
t
PRECEDENCE STUDY: Bootstrap Company Spaces Typology, Use & Tenures Circulation
4
Events & Community Space
2.
LEGEND
Services: MEP, Storage & w.c.
THE WIDE VARIETY OF TENURES ALLOWS FOR A MIXTURE OF TENANTS.
5.
KEY ACTORS WITH DIFFERENT INSTITUTIONAL LEVELS, MONETARY CAPACITY AND SOCIAL GOALS ALLOW FOR A VARIETY OF SERVICES THAT BENEFIT STAKEHOLDERS FROM VARIED BACKGROUNDS AND INDIVIDUAL CAPACITY
INTERLOCKING PROGRAMMES ACROSS THREE MAIN BUILDINGS, USING BOTH VERTICAL AND HORIZONTAL CIRCULATIUON
5
Workspace: Offices & Light industrial
KEY ACTORS WITH DIFFERENT INSTITUTIONAL LEVELS, MONETARY CAPACITY AND SOCIAL GOALS ALLOW FOR A VARIETY OF SERVICES THAT BENEFIT STAKEHOLDERS FROM VARIED BACKGROUNDS.
6
Director Daisy Terry, at The Dusty Knuckles
Rajim, receptionist at Bootstrap
Reachel, Arcola Theatre Employee
The Dusty Knuckle is a social enterprise and bakery located in Bootsyard. The Bakery helps young people into employment. They love baking and think this could make a positive social impact “I really want to see young people changing their mentality and learn through coming to the Dusty Knuckle that they have a future and they can live a life that is fulfilling.”
Bootstrap is a social enterprise that is committed to alleviating poverty in Dalston, Hackney. Bootstrap provides workspace and support for local start-ups, social enterprises, charities and businesses. By combining this work with a strong programme of cultural events open to the local community and tenants, Bootstrap creates a better place to live and work.
I have been working here for 4 years. Arcola delivers one of London’s most extensive community engagement programmes and is really committed to affordable ticket pricing !
THE MIX OF PROGRAMMES, TENANTS AND ACTIVITIES ALLOWS FOR A CITY ASSEMBLY IN A BUILDING.
Civic
TENANTS
TENURES
Bootstrap Fund
Long term lease of buildings from council
LEGEND Tertiary / Semi temporary structures
Service Elements that create strong forms
B
Secondary buildings as infills to the primary once
Charities
Creative Industries
Little Meeting Rooms (10 people)
Shops & Services
Studios, large spaces , workshops from 1 year to 25 years 100 sqft to 2,500 sqft
Small Businesses
Set of Desks or Single Desk in open space on a 2 week rolling licence
Social Enterprises
Coffe Table for the price of a drink at Arcola Bar or Cafe Oto
KEY ACTORS
SERVICES
Bootstrap Company
Affordable Workspace
Council
Enterprise support
V22
Training & Employability
Main building facade or features
CITIZENSʼ STATION 14
Learn how to provide a mix of tenures
Large Meeting Rooms (80 people)
Programmes & Forms
SPACES
Long term lease of buildings from council
3.
REFITTING EXHISTING STRUCTURES FOR DIFFERENT PURPOSES, WHILE MAINTAINING THE STRONG CARACHTERS OF PRIMARY FORMS RELATING TO THE FIRST CONSTRUCTION.
THE WIDE VARIETY OF TENURES ALLOWS FOR A MIXTURE OF TENANTS.
Large Meeting Rooms (80 people)
6.
THE MIX OF PROGRAMMES, TENANTS AND ACTIVITIES ALLOWS FOR A CITY ASSEMBLY IN A BUILDING.
Little Meeting Rooms (10 people)
B Studios, large spaces , workshops from 1 year to 25 years 100 sqft to 2,500 sqft
Reachel, Arcola Theatre Employee Director Daisy Terry, at The Dusty Rajim, receptionist at Bootstrap Set of Desks or Single Desk in open space on a 2 week rolling licence Ltd John, Employer at Mamachari Marie, TheatreKnuckles Organizer, Self Imployed Jean, Researcher for Geres I have been working for 4 years. Bootstrap is a social enterprise thatCoffeLtdTablewas for the price of ain drink at Ar-withhere founded 2012 a simple I just moved in Boostrap as a friend of mine offered I moved to London for my girlfriend. After moving Mamachari cola Bar or Cafe Oto Arcola delivers one of London’s most Thewith Dusty is aweek. social enteris committed to alleviating mission:in to bring Mamachari bicycles to the UK at to share the desk him. I Knuckle pay 25 £ per from one library to the other I found Bootstrap andpoverty affordable prices. John is incredibly fond of Mamextensive community engagement Before I was working as it islocated impossible inmyBootslife changes. BootstrapHackney. gave me anBootstrap opportuni- provides prise from and home bakery Dalston, achari biks as they are a simple object that makes to find such anyard. amazing space! to begin working on my own, to start feeling at for and is really committed The Bakery helps youngtypeople workspace and support the local life of so programmes many people better. In Japan, he sais, home in London. to affordable ticket pricing it’s a commodity, because they don’t see anything! into employment. They love baking start-ups, social enterprises, charities specialthis in something so simple and functional. and think this could make a positive and businesses. By combining social impact “I really want to see work with a strong programme of young people changing their mental- cultural events open to the local comity and learn through coming to the munity and tenants, Bootstrap creates Dusty Knuckle that they have a future a better place to live and work. and they can live a life that is fulfilling.”
5.
KEY ACTORS WITH DIFFERENT INSTITUTIONAL LEVELS, MONETARY CAPACITY AND SOCIAL GOALS ALLOW FOR A VARIETY OF SERVICES THAT BENEFIT STAKEHOLDERS FROM VARIED BACKGROUNDS AND INDIVIDUAL CAPACITY
Events & Community Space
Tertiary / Semi temporary structures / Circulation
A
4.
TENURES
Service Elements that create strong forms / Services: MEP, Storage & w.c.
Director Daisy Terry, at The Dusty Knuckles
Rajim, receptionist at Bootstrap
Reachel, Arcola Theatre Employee
The Dusty Knuckle is a social enterprise and bakery located in Bootsyard. The Bakery helps young people into employment. They love baking and think this could make a positive social impact “I really want to see young people changing their mentality and learn through coming to the Dusty Knuckle that they have a future and they can live a life that is fulfilling.”
Bootstrap is a social enterprise that is committed to alleviating poverty in Dalston, Hackney. Bootstrap provides workspace and support for local start-ups, social enterprises, charities and businesses. By combining this work with a strong programme of cultural events open to the local community and tenants, Bootstrap creates a better place to live and work.
I have been working here for 4 years. Arcola delivers one of London’s most extensive community engagement programmes and is really committed to affordable ticket pricing !
A
Secondary buildings as in-fills to the primary once / Workspace: Offices & Light industrial Main building facade or features / Civic
Architect:
WHAT IF TENURES
1
Long term lease of buildings from council
2
3
4
1
2
3
4
D
D
1
Default
Default
(4)
(10)
(8)
(11)
Building blocks horizontal mix, independent. residential and employment use sit sideby-side with a clear distinction between uses.
Mitigate nuisance through sound insulation.
Create separate servicing and parking for residential and commer- Employment clusters: releasing pil and secure hybrid space and cial uses affordable housing.
C
C
2
Proposed
Proposed
(1)
(2)
(3)
(4)
Light industrial and manufacturing space retention
Appropriate spaces for both industrial and civic use
Inhabited core interlocking people and machines
Selective material application
B
B
4.6
A
A
CITIZENSĘź STATION 16
Architect:
Interrogate Policies & Propose new once
WHAT IF 1
2
3
4
1
2
3
4
D
D
1
horizontal mix: industrial + civic
A
C
C
A
2a
Incremental Building: CLT Core and Main Structure
2b
Incremental Building: Internal Partitions & Mezzanines
2c
Incremental Building: Machines, Tools and Actions
B
B
3
1st floor
4
2nd floor
5
Kitchen MadHouse Tires
Lift
Mirror & Glass
3rd floor
w.c.
Meeting Room
Lift
w.c.
wc
w.c. Office
Lift
Lift
Library
Library
Lift
Kitchen
w.c.
Storage
Office
Reception
Vehicle Circulation
Storage
Workshop
Reception
Patio
Meeting Room
CITIZENSĘź STATION
A
17 Drawing:
Scale:
Architect:
A
Test new policies on proposed plans Plan 1:50 @ A1
WHAT IF 1
2
3
4
1
2
3
4
D
D
C
C
B
B
UNDERGROUND
NAKED WORKS OLD KENT ROAD STATION
CITIZENSʼ STATION
A
18 Drawing:
Scale:
Architect:
A
Learn from drawing interlinked programmes Section A:A 1:50
WHAT IF 1
2
3
4
1
2
3
4
D
D
1
Shots of interior model: showing the civic sapces of the archive of regeneration documents and the light industrial workspace of Mirror and Glass
C
C
B
B
A
A
CITIZENSĘź STATION 19
Architect:
Learn from modelling mixed programmes
WHAT IF 1
2
3
4
1
2
3
4
D
D
1
Proposed
C
C
B
B
CITIZENSʼ STATION
A
21 Drawing:
Scale:
Architect:
A
Propose a new urban condition Axonometric View 1:500 @ A1
WHAT IF 1
2
3
4
1
2
3
4
CIRCULATION & PROGRAMMES : existing and proposed
D
D
1
Programmes Existimg
Proposed
To London Bridge
Patterdale Road
Ground Level
Patterdale Road
Resi 2
Podium Level Ambleside Point
To London Bridge
Ambleside Point
TRAS Tustin
Shared Facilities Housing
Shared Facilities Housing
Ilderton Road
Ground Level
TRAS Tustin
Garage
Overground traks
Ground Floor Shops
Overground traks
Ilderton Road
Resi 1
Resi 1
Ground Floor Shops
Resi 2
Podium Level
Chamber
Civic Shared
Civic Shared
Workshop Shared Facilities Housing
Grasmere Point
Shared Facilities Housing
Windemere Point
Afrikiko Restaurant
Railway Arches Units
Station/Civic Back of house
Ground Floor Shops
Station/Civic Shopfronts
Old Kent Road
Lobby Pre-Function Room
Station/Civic Back of house Station/Civic Shopfronts
Afrikiko Restaurant
Railway Arches Units Ground Floor Shops
Old Kent Road
To Elephant & Castle BAKERLOO LINE EXTENTION
OVERGROUND OKR Station-Ary
To Croydon
To Croydon
C
C
B
B
2
Circulation
Bakerloo Underground
CITIZENSʼ STATION 22
Compare existing and proposed
SPACES
PROGRAMMES EXISTING
PROGRAMMES PROPOSED
Circulation
RESIDENTIAL SHARED SPACES AND STORAGE
RESIDENTIAL SHARED SPACES AND STORAGE
Residential MEPs
EXISTING CIVIC SPACES
COMMUNITY CENTRE
Towards Platform Overground
STATION
Residential Storage Residential main entrance
A
A
Civic Civic Services Disused Storage Private Parking
Architect:
WHAT IF 1
2
3
4
1
2
3
4
D
D
1
Site Plan
1
PROJECT STAGES
2
1
2
4
3
4
ILDERTON ROAD
PROJECT STAGES
3
Platform Overground
D
D
D
Refurbished squre
C
Platform Overground
ILDERTON ROAD
ILDERTON ROAD
D
C
OLD KENT ROAD
New Bakerloo Underground OLD KENT ROAD
C
Platform Overground
C
Refurbished squre
C
OLD KENT ROAD
New Bakerloo Underground
New Bakerloo Underground
2
C
Refurbished squre
OLD KENT ROAD
OLD KENT ROAD
Stages of intervention on the estate. Due to its large scale, The two towers facign the high street will be refurbished first OLD KENT ROAD
Table B
B
250 m walk
Second Stage
Civic - determined Civic . flexible
B
B
Station B
B
Residential
First Stage Front
First Stage Back
Ground Floor Plan 1:400 @ A1
A
250 m walk
CITIZENSʼ STATION
Second Stage
Civic - determined A
Civic . flexible Table
A
Station 250 m walk Residential Civic - determined
Architect:
24
A
Table
First Stage Front
Second Stage
First Stage Back
WHAT IF
Ground Floor Plan 1:400 @ A1 Civic . flexible
Draft project stages
1
Station
2
Residential Architect:
3
First Stage Front
4
First Stage Back
WHAT IF
Ground Floor Plan 1:400 @ A1
250 m walk
1
2
3
4
Civic - determined
A
A
Civic . flexible Station Residential Drawing:
Scale:
Architect:
Ground Floor Plan 1:400 @ A1
WHAT IF 1
2
3
4
1
2
3
4
D
D
250 METER WALK A
Lived Section AA
2
3
4
5
6
7
C
C
2
A B
Pre-Function room
6 7 8 9 10 A
11 12 13 14 15 16 17 Architect:
3. The lightweight structure at the back of the main wall hosts informal meeting room and shared workspaces. Residents can use the rooftop of such spaces for ‘backyard activities‘
This is the main overground hall. Timetable can be seen from both levels as the patio floor has been carved out
6
This is the main entry to the elevator that bring to the platforms. Accessible from both levels. At the ground floor also automatick ticket machines and a sandwich bar.
4. This is the main overground hall. Timetable can be seen from both levels as the patio floor has been carved out
5. This is the main entry to the elevator that bring to the platforms. Accessible from both levels. At the ground floor also automatick ticjket machines and a sandwich bar.
7
This is the EXHISTING Afrikiko restaurant and Club and Cocktail mania at the first floor which has been slightly adjusted to cater for two lifts that bring to the platforms.
6. This is the exhisitng Afrikiko restaurant and Club and Cocktail mania at the first floor which has been slightly adjusted to cater for two lifts that bring to the platforms.
Scematic section AA
1
Section AA schematic
2
5
2. Main Chamber at times for public concultations at times for community events and theatre performances
5
Section AA inhabited
Amphitheatre overlooking square and main chamber.
4
4
Insert new activities onto the existing site
1
3
Main Chamber at times for public consultations at times for community events and theatre performances
B
B
25
3
1. Pre-Function room and Projection room at the ground floor where a model of the borough is displayed with the updated changes and proposed planning permissions
CITIZENSʼ STATION
B
Pre-Function room and Projection room at the ground floor where a model of the borough is displayed with the updated changes and proposed planning permissions
The lightweight structure hosts shared workspaces, classrooms and auditorium. Residents, and visitors can use the rooftop for ‘backyard activities‘ can use the VR station to see the proposed planning application in the neighbourhood.
2
8
3
9
10
11
15
4
12
13
14
5
6
7
16
17
Main Community Chamber Roof gardens VR Stations Main overground Station hall Elevator that bring to the platforms. Afrikiko restaurant and Club Larger Classroom Civic Offices with 1:1 consulation rooms Auditorium
AA Section 1:200 @ A1
Library - Server room A
2 Classrooms with mobile partitions Workshop Shared Workspace Playground Bridge Platform
WHAT IF 1
2
3
4
1
2
3
4
D
D
ILDERTON ROAD
B
C
C
New vehicle accessible street Garbage Room Plant Room MEPs
Archive Regenerations Planning Documents
Metal Room
Skylight Above
Taxi Stop
W.C. Executive Meeting Room
Plant Room MEPs
Pantry Debate Hall
B
Cometee Public Commercial Land Trust Chamber
Pre-Function Room
New Square
Area Action Plan Exhibition space
24 h Frencie’s Shop
Cafè
Waiting Room
B
Kitchen
Platform Tracks and Platforms above
Workshop Business association meeting room Business Advice Bureau front desk
Lobby
Pem people Bike shop
W.C.
Skylight Above Dusty Knuckle Bakery
Citizens Bureau Front desk
W.C.
Ticket Office
Time Boards
Electronic Tickets
Turnslides
W.C.
W.C.
Afrikiko Restaurant
Bus Stop Cycling Route
CITIZENSʼ STATION 26 A
B
Show the selective demolishing
A
Second Stage of project Demolished Existing Proposed
Drawing:
Scale:
Architect:
Ground Floor Plan
OLD KENT ROAD
1:200 @ A1
WHAT IF 1
2
3
4
1
2
3
4
D
D
ILDERTON ROAD
B
C
C
Individual consultation rooms
Press Alcove
Citizen’s and business’ Bureau officies
Shared Workshpace
Bar
B
Waiting Room
Podiom Looking into Chamber
Communal Kitchen
Rentable Office Space
Informal Meeting Room
Residents Hall
Station waiting room and seating
Terrace
B
Afrikiko Restaurant
1
CITIZENSʼ STATION A
27
B 1 Drawing:
Scale:
Architect:
Show potentials of densified podium
A
Second Stage of project Platform Tracks and Platforms above
OLD KENT ROAD
Podium floor plan 1:200 @ A1
WHAT IF 1
2
3
4
1
2
3
4
D
D
I
Pavement plan: different tile patterns guiding citizens across the public routes
B
D
B
D
B
C
Ceramic Tile engraving showing a key moment of mix in the Citizen’s station
A
C
C
II
1st floor plan
0
New Boulevard replacing car parks
6 1
3
2
4
5
0 6
7
8
9
10
CITIZENSĘź STATION B
28
Compare spaces & actions
B
III
2nd floor plan
7
New Station Facilities
Tile pattern 1: OKR high street. A B C D 1 2 3 4 5 6 7 8 9 10 A
11 12 13 14 15 Drawing:
Scale:
Architect:
Gradient between black of public and white of sem-ipublic. (w/ QRcode)
Tile pattern 2: main squares.
Herringbone black & white concentric
Tile pattern 3: interior walkways. white rombus and stretcher bond
11
Tile pattern 4: OKR high street. Bespoke square tile murals
12
13
14 15 9
Residents Terraces overlooking podium Playground
10
Elevator core linking ot both structures Larger Classroom Smaller Classroom New opening of residnetial tower to terraces New Station facilities underneath Service room Bridge LInk to platforms Auditorium stage (that can be adjusted in different configurations) Auditorium
A
Trusses spanning across structures to protect the debate hall Terrace overlooking the OKR VR stations 1st, 2nd floor plan 1:400 @ A1
WHAT IF 1
2
3
4
1
2
3
4
D
D
C
C
2
B
B
1
CITIZENSʼ STATION
A
A
29 Densify the depth of the block Drawing:
Section BB
Scale:
1:50 @ A1
Architect:
WHAT IF 1
2
3
4
1
2
3
4
D
D
4
C
C
3
2
B
B
CITIZENSĘź STATION 31
1
1
Combine the two structures Selective Demolishing Demolished podium
A
A
Demolished interior partitions Demolished Lightwells Demolished Wall 2 3 4 Architect:
Retained structure New structure Existing Residential Towers
WHAT IF 1
2
3
4
1
2
3
4
D
D
C
C
5
1
B
B
2
3
4
CITIZENSʼ STATION A
32 1 2 3 4 5 Architect:
Select Key Moments
A
New Square with seating overlooking the main chamber Main community chamber New High Street (Ticket office next to citizen’s bureau) Citizen’s station entry VR stations in rooftop
WHAT IF 1
2
3
4
1
2
3
4
D
D
C
C
B
B
A
A
CITIZENSʼ STATION 36
Source, Argue, View the furture plans for your area
Architect:
WHAT IF 1
2
3
4
1
2
3
4
D
D
CONTINUING YOUR JOURNEY FROM THE OKR STATION-ARY
tfl.co.uk networkreil.co.uk
OKR STATION-ARY IMPACT ON THE LARGERT AAP 20
C
C
OKR STATION-ARY
B
B
PROGRAMMES BRIDGES WITH NEW CIVIC SPACES VERTICAL CIRCULATION Staircase and Elevators and structure
11. New Square At entrance of Millwall Stadium
HORIZONTAL CIRCULATION Paths along rail traks
10. Elevated Link between Scotney Hall and Ilderton Cafe
7. Extention over the Wheelshunter’s Club for a place of Training and Capacity Building
4. Extention over clup for the Ticket office for the station and a place for training
NEW CIVIC SPACES 12. Businesses Use space Adgacent and in Railway Arches
EXISTING CIVIC SPACES BUSINESSES 13. Refurbished Bermondsey Station adding spaces for Archive and Showcase
A
10. Use of Reilway Bank for new football pitches for school and church
11. Extention of ilderton cafe for a place of Consultation, Mediaton Exchange of Actors from the Same Group
8. New intervention: Viewing and Speakers Platform of changing OKR and Speakers for Planning Comments.
9. Extention over Scotney Hall for a place of Training and Capacity Building
1. Extention over Pub for a Place of Consultation, Mediaton Exchange of Actors from the Same Group
5. Businesses Use space Adgacent and in Railway Arches 6. OKR Station-ary Platform and new Arena a Place of Consultation, Mediaton Exchange of Actors from the Different Groups
4. Entrance of OKR STATION-ARY
2. Connection from the Pub to the platform overlokking the Tennis Court
A
CITIZENSʼ STATION 36
Architect:
Continue your journey from the Citizens’ station
WHAT IF 1
2
3
4
1
2
3
4
D
D
INFO POINT
OKR STATION-ARY IMPACT ON THE LARGERT AAP 20
i
tfl.co.uk networkreil.co.uk LOCATION of actors involved
Station Locations
CONTINUING YOUR JOURNEY FROM ORK STATION-ARY Wheelshunters Club
Tustin Estate unused Community Centre & Carpark
OKR STATION-ARY IMPACT ON THE LARGERT AAP 20 OKR STATIONARY
LOCATION of actors involved
C
CONTINUING YOUR JOURNEY FROM ORK STATION-ARY
C
Afrikiko Rstaurant
1. Civic Windsor Pub & Hotel
2. Residentaial
3. SMEs
OKR STATION-ARY IMPACT ON THE LARGERT AAP 20 LOCATION of actors involved
- HireService - CBK - Patey Hats - Kumasy - ACE - Car Wash - Tyre World - L.D.S. ltd - Floyds - AMW Car - Terra Clean - Car Centre
1. Civic
CONTINUING YOUR JOURNEY FROM ORK STATION-ARY 2. Residentaial
3. SMEs
- HireService - CBK - Patey Hats - Kumasy - ACE - Car Wash - Tyre World - L.D.S. ltd - Floyds - AMW Car - Terra Clean - Car Centre
B
B
ACTIVITY
SPACE TYPOLOGY
PLAY
Pitches, Bars, Schools
EXPRESS
Speaker’s Platforms and Squares
CONSULT/ MEDIATE/ EXCHANCE Opposite groups
Arena Parliament CONSULT/ MEDIATE/ EXCHANCE
CONSULT/ MEDIATE/ EXCHANCE Same Group
Meeting Room Same Group
ARCHIVE / SHOWCASE
Billboards, Signage on Pathways, Book exchange, Workshops / CAPACITY BUILDING Learning TRAINING Wall, Viewing olatform
TRAINING / CAPACITY BUILDING
EXISTING CIVIC SPACES Workshops
1. Civic
2. Residentaial
3. SMEs
- HireService - CBK - Patey Hats - Kumasy - ACE - Car Wash - Tyre World - L.D.S. ltd - Floyds - AMW Car - Terra Clean - Car Centre
ACTIVITY
SPACE TYPOLOGY
PLAY
Pitches, Bars, Schools
EXPRESS
EXISTING CIVIC SPACES
Opposite groups
Speaker’s Platforms and Squares OKR STATION-ARY
OKR STATION-ARY
Arena Parliament
CONSULT/ MEDIATE/ EXCHANCE
Meeting Room
ARCHIVE / SHOWCASE
Billboards, Signage on Pathways, Book exchange, Learning Wall, Viewing olatform
BUSINESSES
BUSINESSES
ACTIVITY
SPACE TYPOLOGY
PLAY
Pitches, Bars, Schools
EXPRESS
Speaker’s Platforms and Squares
CONSULT/ MEDIATE/ EXCHANCE Opposite groups
Arena Parliament
CONSULT/ MEDIATE/ EXCHANCE Same Group
Meeting Room
ARCHIVE / SHOWCASE
Billboards, Signage on Pathways, Book exchange, Learning Wall, Viewing olatform
TRAINING / CAPACITY BUILDING
Workshops
OKR STATION-ARY
A
CITIZENSʼ STATION
A
EXISTING CIVIC SPACES BUSINESSES
37 How would you reinforce your civic network? Architect:
WHAT IF 1
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