CONTENT 00
01
INTRODUCTION
02 ANALYSIS
00 INTRODUCTION Location History
01 ANALYSIS Local Context History Land Use Building Height Open Space Transport Pedestrian Movement Vehicular Movement Current Ongoing Development SWOT Analysis
02 VISION Vision Objectives Concept Maps
03 VISION
4 5
04
PROPOSED DEVELOPMENT
05 PHASING
03 PROPOSED
7 8
9
10
12 13 14 15
16
04 PHASING
42 43
17
Phasing Phase 1 Phase 2 Phase 3
DEVELOPMENT Masterplan
6
ANALYSIS
3-1 Greenway 3-2 High Street Public Realm Improvement 3-3 T-Junctions & Diagonal Crossing 3-4 Internation Business Park Stratford 3-5 Student Accomodation & Specialist Cluster 3-6 Carpenters Estate & Garage 3-7 Shared Pavement within Residential Estates 3-8 Cycling Opportunities 3-9 Extended Connections 3-10 Stratford River Bus
18 21 24 26 30 34 36 37 39 40
05 CONCLUSION Conclusion
44
47 47
00 Establishing an understanding of Stratford’s locality, history, current issues and opportunities in local and wider context.
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
LOCATION
HISTORY
The Stratford site (referred to as Stratford in the rest of the report) lies within the Stratford and New Town district of the London Borough of Newham in East London. The area has a mix of uses that support primarily residential, leisure, and a mix of retail-commercial-residential uses. Positioned in the center of Stratford is the High Street which stretches from the A12 in the Southwest to the Northeast. To the Northwest lies the Queen Elizabeth Olympic Park, and to the Southeast lies business and industrial areas, Three Mills, and Abbey Mills pumping Station.
The first recorded mention of Stratford was after the Norman invasion of 1066 (where it was known as “Straetforda”). The original of the name Stratford comes from the fact that at that time, Stratford sits on the old Roman road that links London to Colchester. For many centuries, Stratford was an agricultural area until it shifted to industrial manufacturing in the mid1700s. By 1839, Stratford had developed into an industrial suburb with its own extensive railway network, a deport and works that built locomotives, coaches and goods wagons. With over 20,000 people living and working in Stratford, the rapid industrialisation had led to a need for local housing and infrastructure. The late 1800s and early 1900s was when Stratford experienced large-scale growth in population and developments (Oakley, 2014).
Stratford is commonly associated with sports and leisure activities, for which the 2012 Summer Olympics was held in the Queen Elizabeth Olympic Park. Whilst the Olympic Park and its immediate surrounding has established a reputation of positive and public-engaging planning, other parts of Stratford have been left with various social challenges and development pressure. For instance, major road connections in the form of High Street bisect Stratford in a Southeast-Northwest providing a strong barrier on either side, and adjacent areas have been suffering from underuse and under development. With the upcoming arrival of UCL East, Crossrail and the Olympicopolis developments, Stratford has massive untapped potential for redevelopment. The aim of the report is to develop a new vision, and positive and sustainable strategies for Stratford to progress the Olympic legacy and to guide its successful transformation from a deindustrialised hinterland to the major commercial, leisure and residential hub of East London over the next 10 years.
SITE OF INVESTIGATION EAST LONDON TECH CITY LONDON BOROUGH OF NEWHAM
LONDON CITY AIRPORT
FIGURE 1. Location of the London Borough of Newham
FIGURE 2. Wider context of Stratford
Stratford Station
Carpenters Estate Queen Elizabeth Olympic Park
The unanticipated influx of population and developments along with inadequate planning had led to overcrowding, poverty and poor hygiene in Stratford. The deprivation continued into the twentieth century during wartimes and deindustrialisation. In the 1960s, regeneration projects were commissioned to restore the integrity of Stratford by building new shopping centre, bus and train stations. Since the 2000s, areas around Stratford Station has become central of activities, and new residential buildings have developed along High Street. In 2012, Stratford’s Queen Elizabeth Olympic Park was the designated venue for the Summer Olympics. 2 new redevelopment projects –Sugar House Lane and Pudding Mill (commissioned in 2010 and 2016 respectively) – are still in progress.
1950s
1970s
1990s
Stratford Internation Business Park
Abbey Lane residential area
FIGURE 3. Aerial view of Stratford 5
01 Detailed analysis have been performed to gain an understanding of Stratford in local context. These includes, character areas and site of interests, land use, open space, building height, pedestrian and vehicular flow, public transport, and current ongoing redevelopment projects. Insights from the analysis are summarised into the SWOT.
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
LOCAL CONTEXT
5
Several sites of interest are identified within in Stratford. This reflects the potential opportunity for Stratford to become an attracting destination for business, leisure and community use, which can enhance the legibility and uniqueness of the area.
1
4
1 Stratford Station
2 Queen Elizabeth Olympic Park
3 2
3 London Stadium
4 London Aquatics Centre 6 8
5 Westfield Stratford City 6 International Business Park
7 7 Lee Valley Park
8 Greenway
7
01 ANALYSIS
LAND USE
BUILDING HEIGHT Stratford is mostly covered with residential and non-residential institutional buildings with low density of less than 3 storeys. Some new residential buildings along High Street are high density buildings ranging from 5 to more than 13 storeys. The London Stadium and the London Aquatics Centre have height corresponding to a 7 to 10 storeys building.
Stratford is engaged with a wide range of land uses, predominantly residential, non-residential institutional, and mixed-uses. Buildings are mostly clustered at the Northeast of the site. Vacant buildings can be found in the Southwest of the site where 2 ongoing redevelopment projects are located.
RESIDENTIAL MIXED USE
> 13 FLOORS
BUSSINESS & COMMERCIAL
11-13 FLOORS
TRANSPORT
7-10 FLOORS
SPORT & RECREATIONAL
5-6 FLOORS
INDUSTRIAL & WAREHOUSE
3-4 FLOORS
HOTEL
< 3 FLOORS
OTHERS VACANT
OPEN SPACE
TRANSPORT Large area of public open space and green space are identified in the Northwest of the site where the Queen Elizabeth Olympic Park is located. Areas of private open space area are located mainly within private residential area, the Stratford International Business Park, and the redevelopment projects. Semi-private open space are identified around newly-developed private apartment buildings, they are privately managed space with public access but are generally used by residents of the buildings.
Stratford is well-connected locally and to the rest of East London by Stratford International, the Stratford and West Ham underground stations, 5 DLR stations, bus services along High Street, Carpenters Estate and the Olympic Park. 3 Santander Cycles docking station are also identified. However, there is a noticeable lack of public transport network across the Southeast of Stratford.
STRATFORD
STRATFORD HIGH STREET
UNDERGROUND STATION DLR STATION
PUDDING MILL LANE
PUBLIC OPEN SPACE
ABBEY ROAD
BUS STOP SANTANDER DOCKING STATION
SEMI-PRIVATE OPEN SPACE PRIVATE OPEN SPACE GREEN SPACE WEST HAM
8
NATIONAL RAIL
CYCLE LANE DLR LINE CENTRAL LINE DISTRICT LINE HAMMERSMITH & CITY LINE OVERGROUND LINE
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
PEDESTRIAN FLOW
CURRENT ONGOING REDEVELOPMENT Heavier pedestrian flow is recorded at Stratford station and along High Street. Moderate pedestrian movement can also be found on both sides of the Northeast due to the presence of Carpenters Estate, private residential developments and major institutional.
Pudding Mill and Sugar House Lane are 2 major sites that are currently under redevelopment. Given that the masterplans for both sites have already been assembled and construction works are in progress, no key interventions will be established within both sites to avoid interference in development, but the masterplans will be taken into account when formulating design strategies for Stratford.
Pedestrian movement is distinctive lower further along High Street in areas distant from Stratford station due to their remoteness from the active centre of Stratford.
VEHICULAR FLOW
PUDDING MILL
SUGAR HOUSE LANE
9
01 ANALYSIS
SWOT ANALYSIS TRENGTH
S 1 2 3 4 5 6 7 8
Canel Land uses Public transport hub Site of interestsâ&#x20AC;&#x2122;
- Provides aesthetic enjoyment and sustains habitat of wildlife - Variety of mixed, residential, and non-residential institution uses - Stratford & Stratford International, bus and coach station, DLR stations - Olympic Park and Westfield shopping centre as important landmarks of Stratford Universities - Proximity to UCL East (near Olympic Park), Queens Mary (to the West) & University of East London (to the East) Regeneration - Ongoing regeneration projects in Sugar House Lane and around Olympic Park International Business - Homes to international corporates (offices, showrooms, factories, and Park Stratford warehouses) Vehicle mobility - Good road network to wider area (via the A12 and A13 to central London from the North East and out to the M25 and M11 Eastbound towards Essex)
PPORTUNITY
O 1 2 3 4 5
Brownfield sites Student facilities Business cluster Tech City Greenway
6
High Street
7 8 9 10
Site of interests Pedestrian Neighbourhood Canel
10
- Potential for being sustainably redeveloped - Accommodation and amenities as support to nearby Universities - Expansion of the International Business Park Stratford - Strengthen linkage with East London as Tech City - Revival Greenway by improving usage and amenities to attract local citizens and tourists - Develop a safe and pedestrian-friendly High street with mixed used active frontage - Encourage usage of existing site of interests - Enhance walking expereince - Enhance sense of community - Strengthen connectivity by canel and river
EAKNESS
W
1 Connectivity and movment - High street, railway tracks and canel barrier 2 Deindustrialisation - The moving out of industrial activities create vacant land and buildings 3 Cycle lane network - Fragmented and poor cycle facilities and routes 4 Pedestrian - Low walkability especially along High Street 5 Level of development - Uneven development concentrated along High Street and lack of development in South of Stratford 6 Greenway - Unappealing physical condition that discourage uses 7 Open space - Underused and low quality of public open space, and deficient public green space 8 Community - Fragmented neighbourhood between residential estates, business areas, and social and recreational areas 9 Poor maintenance - Carpenters Estate buildings in unfavourable physical condition which can endanger usersâ&#x20AC;&#x2122; safety, and create unappealing environment 10 High Street - Inefficient use of vehicle lanes and High Street central reservation
HREATS
T 1 2 3 4 5
Spatial segregation Traffic accidents Microclimate Natural disasters Safety
- Isolation of East and West of High Street - Increase number of traffic accidents along High Street - Overshadowing of buildings causes lack of sunlight - Subject to surface and groundwater floor risk - Vacant buildings, and narrow, remote streets prompt crimes such as vandalism and drug use
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
CANEL / RIVER
CONNECTIVITY BARRIER
LANDMARK / SITE OF INTEREST
UNDERUSED GREENWAY
TRANSPORT HUB
FRAGMENTED NEIGHBOURHOOD
BUSINESS PARK
DEINDUSTRIALISATION
SITES OF ONGOING REGENERATION PROJECTS
S
W ENHANCE CONNECTIVITY BY CANEL & RIVER SPATIAL SEGREGATION
ENHANCE PEDESTRIAN CONNECTIVITY BUSINESS CLUSTER EXTENSION
FLOODING
NEW STUDENT FACILITIES PEDESTRIAN FRIENDLY HIGH STREET WITH ACTIVE FRONTAGE
TRAFFIC ACCIDENT
ENHANCE SENSE OF COMMUNITY SAFETY AND CRIME
BROWNFIELD SITE
O
T 11
02 Stratford is seen to be one of the most important and high profiles redevelopment opportunity in East London. Its long, significant history, and its strategical location mean that careful design and planning are necessary to ensure its success. This is achieved by developing custom-built design vision, strategies, and objectives for Stratford.
VISION
OBJECTIVES & DESIGN STRATEGIES
By 2028, Stratford will become a Techlympic City with a balance of technology and sports related businesses, high-quality housing, stimulating social and recreational facilities, and welcoming public realm that can accommodate widest range of users to create a sustainable community. In the local context, a strong linkage between East and West of Stratford High Street will be established. In wider context, a new East London Tech City and Sports Hub will be developed. This will be achieved by improving physical connectivity (access & linkage), and functional connectivity (economic & industry; sociability & uses) of Stratford.
OBJECTIVE 1 Improve pedestrian connectivity and encourage walkability 1.1 Widen pavement along High Street (A118) 1.2 Shared pavement at T-junctions connecting High Street (A118) 1.3 Shared pavement within Carpenters Estate and Abby Lane residential cluster 1.4 Diagonal crossing at the junction between High Street and Warton Road 1.5 Enhance usage of Greenway as a major North South pedestrian connection 1.6 Connect two sides of Three Mills Wall River banks with footbridges
OBJECTIVE 2 Improve cycling connectivity ACCESS & LINKAGE
ECONOMY & INDUSTRY
SOCIABILITY & USES
2.1 Increase cycle lane coverage 2.2 Add Santander Cycle docking stations 2.3 New long term and short term cycling infrastructure 2.4 Cycling across High Street through Greenway tunnel to avoid vehicle traffic at street level
OBJECTIVE 3 Improve access to public transport within Stratford 3.1 Provide new connection towards Pudding Mill Lane and Abby Lane Road DLR stations 3.2 Introduce Stratford River Bus to encourage movement between North and South of Stratford
OBJECTIVE 4 Combine sports and technology to establish sustainable economy 4.1 Expand International Business Park Stratford on nearby brownfield site 4.2 Encourage sports and technology related business start up in Stratford, with support from nearby institutions 4.3 Combine sports and technology to create a LED Greenway and High Street STRATFORD
LONDON
OBJECTIVE 5 Retain and improve quality of existing residential cluster
5.1 Revitalise Carpenters Estate through refurbishment of building facade, structure, and materials 5.2 Redesign Carpenters Estate under-croft as communal space of 3 different themes: community, technology, sports 5.3 Transform Carpenters Estate garages into retail units showcasing innovative design products and wearable technology
OBJECTIVE 6 Provide new residential housing units 6.1 Develop new homes for sports and technology specialists and student accommodation for nearby universities
OBJECTIVE 7 Provide good quality public realm 7.1 Create a safe, inclusive and vibrant Greenway and High Street 7.2 Provide high quality streets to create pleasant pedestrian experience 7.3 Designate public and private open space in residential areas and International Business Park Stratford 7.4 Using shared space to enhance sense of community
02 VISION
CONCEPT MAP
14
CLUSTER
COMMUNITY
CYCLE MOVEMENT
CONNECTIVITY
LANDSCAPE
WATER WAY
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
15
03 The design objectives form the basis of the proposed developments. There are a total of 10 proposed development - 1) Greenway, 2) High Street Public Realm Improvement, 3) T-junctions & Diagonal Crossing, 4) International Business Park Stratford, 5) Student Accommodation & Specialists Cluster, 6) Carpenters Estate & Garage, 7) Shared Pavement Within Residential Estates, 8) Cycle Opportunity, 9) Extended Connections, and 10) Stratford River Bus.
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
MASTERPLAN
17
03 PROPOSED DEVELOPMENT
3-1 GREENWAY OBJECTIVE 1 Improve pedestrian connectivity and encourage walkability 1.5 Enhance usage of Greenway as a major North South pedestrian connection
OBJECTIVE 2 Improve cycling connectivity 2.1 Increase cycle lane coverage 2.4 Cycling across High Street through Greenway tunnel to avoid vehicle traffic at street level OBJECTIVE 4 Combine sports and technology to establish sustainable economy 4.3 Combine sports and technology to create a LED Greenway and High Street
Proposed Interventions With the intention to strengthen the connectivity and aestheticity of the Greenway, our proposal will install LED display panel to the pavement, extend the Greenway and create a new Greenway cycle tunnel and increase the number of access point.
OBJECTIVE 7 Provide good quality public realm 7.1 Create a safe, inclusive and vibrant Greenway and High Street
Embracing the idea of promoting technology and sports related industry in Stratford, the proposed Greenway will have motion-sensored interactive LED display panel installed. Inspired by the Nike LED running track in Manila (FIGURE 8), these panels will be function as display for a new LED running track, which provides high quality public realm and recreational spaces for communities to exercise (Chon & Scott Shafer, 2009). The new LED panels will also resolve the issue of lack of illumination at night, thus to improve the sense of safety (Luymes, 1995).
N
PROPOSED GREEN WAY EXISTING GREEN WAY 0
100
200
300
FIGURE 4. Greenway Plan 18
Identified Problem The Greenway is a major pedestrian and cycle routes in Newham, it run across the site from Northwest to Southeast, linking some major landscape and site of interest, such as the Victoria Park and the Memorial Recreation Ground. However, it has been identified that the Greenway is very underused and unable to perform its initial functionality as a major connection route. Limitations of the Greenway also included insufficient lighting, low quality pavement and lack of maintenance with poor unitary condition. These limitations create sense of danger, insecurity and lose of space.
400
GREENWAY TUNNEL ACCESS POINT
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
Proposal also introduced a new section of Greenway, connecting Westfield Stratford City, Olympic Park and the existing Greenway. The new section of Greenway will further enhance pedestrian connectivity into and within the site, and attracting more visits to different site of interests. Increase number of access point to Greenway will also provide better and direct connection for the surrounding residential communities (Imam, 2006). A new Greenway tunnel will also included as part of the proposal. The Greenway tunnel will be a cycle tunnel that links two sides of Greenway, provides better cycle connectivity and safer
FIGURE 5, 6, 7. The Goods Line (Chrofi, no date)
LED PROJECTIONS
FIGURE 8. Nike LED Running Track, Manila (Sfd, no date)
FIGURE 9. Conceptual collage of Greenway
19
03 PROPOSED DEVELOPMENT
GREENWAY TUNNEL QUE
EN E OLY LIZABET MPIC H PAR K
TOWARDS CENTRAL LONDON
INTERNATIONAL BUSINESS PARK STRATFORD CY CL
ET
UN
TOWARDS STRATFORD STATION
GREENWAY
NE
RE
ET
L
GR
HI
G
H
ST
EE
N
0
10
20
30
NW AY
A
A’
GREENWAY TUNNEL
FIGURE 11. Cross Section of Greenway Tunnel
40m
FIGURE 10. Greenway Tunnel Plan
EXISTING CONFIGURATION GREEN WAY
EN E OLY LIZABET MPIC H PAR K
ABBEY LANE RESIDENTIAL AREA
BROWNFIELD SITE
GREEN WAY
INTERNATIONAL BUSINESS PARK STRATFORD
CY CL
ET
HI
G
H
ST
RE
ET
ABBEY LANE RESIDENTIAL AREA
QUE
PROPOSED CONFIGURATION
N
A’ A
A
11m
FIGURE 12. Cross section of existing Greenway 20
0
10
20
30
40m
A’
11m
FIGURE 13. Cross section of proposed Greenway
A’
UN
INTERNATIONAL BUSINESS PARK STRATFORD
NE
L
A
GR
EE
NW AY
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
21
03 PROPOSED DEVELOPMENT
3-2 HIGH STREET PUBLIC REALM IMRPOVEMENT OBJECTIVE 1 Improve pedestrian connectivity and encourage walkability 1.1 Widen pavement along High Street (A118)
OBJECTIVE 2 Improve cycling connectivity 2.1 Increase cycle lane coverage 2.3 New long term and short term cycling infrastructure OBJECTIVE 7 Provide good quality public realm 7.1 Create a safe, inclusive and vibrant Greenway and High Street 7.2 Provide high quality streets to create pleasant pedestrian experience
Identified Problems The main roads in Stratford are generally busy and at capacity at peak periods. Due to the size of the High Street Carriageway and the volumes of vehicles accompanied with the road, the impression of its traffic dominated environment have been created. It is currently being called as a ‘causeway’ serving primarily to the transport vehicles instead of a high street, in which providing limited functions to the surrounding local area and act as a physical barrier that divided areas located in South-East and North-West part of the Stratford High Street into two parts instead of a entire one (Delfs et al., 2010).
STRATFORD STATION
HI
G
H
ST
RE
ET
CARPENTERS ESTATE
Central reservation act as a barrier which limited the pedestrian crossing movement directly and freely from the Eastern part to the Western part of the site. Since the central reservation area (5.4 metres) and the carryway take up most of the space of the high street, there is only around 3-4 metres width for each pedestrian road along the street. This reflects the fact that the existing high street is prioritising vehicle over people. It is also identified that there is high raise absence of local retail activity with high levels of vacant in which limited the footfall and shows unwelcoming of the area, therefore, threat from other new investment and development along the high street. Proposed Intervention To enhance the pedestrian walking experience along the high street, the central reservation would be demolished in order to free up more space for the extension of the width of pedestrian road, and to create a more pedestrian friendly environment to support the key purpose of a high street.
GRE
N
0
ENW
AY
INTERNATIONAL BUSINESS PARK STRATFORD
50 100 150 200
FIGURE 14. High Street Public Realm Improvement Plan
22
To create a sense of welcoming, it is proposed to attain the ‘Grade A’ frontage’, which is regarded as the attractive active frontage made by good material without passive facades, along the high street whether possible, so as to provide wide range of function and enhance the pedestrian walking experience through and to the high street (Gehl, 2010). HIGH STREET WITH IMPROVED PUBLIC REALM EXISTING HIGH STREET ACCESS POINT DIAGONAL CROSSING
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
EXISTING CONFIGURATION
PROPOSED CONFIGURATION
A
A’
A
A’
BUS STOP 6.5m
5.4m
FIGURE 15. Cross section of existing High Street
6.5m
BUS STOP
3.1m 2m
4.6m
1.5m 4.4m
7.5m 1.5m 6m FIGURE 16. Cross section of proposed High Street
6m
4.55m 1.5m
6.75m
23
03 PROPOSED DEVELOPMENT
3-3 T-JUNCTIONS & DIAGONAL CROSSING OBJECTIVE 1 Improve pedestrian connectivity and encourage walkability 1.2 Shared pavement at T-junctions connecting High Street (A118) 1.4 Diagonal crossing at the junction between High Street and Warton Road OBJECTIVE 7 Provide good quality public realm 7.1 Create a safe, inclusive and vibrant Greenway and High Street 7.2 Provide high quality streets to create pleasant pedestrian experience
RE ST GH HI
Proposed Interventions With the intention to improve pedestrian safety and connectivity, our proposal redesign the crossing configuration by implementing a diagonal crossing to the junction, and changing T-junction into shared pavement. Inspired by the Tokyo Shibuya Crossing and the new Oxford Circus diagonal crossing, our proposal will remove all pedestrian island at the junction, giving pedestrian freedom to reach their destination on a quickest route, both straight ahead and diagonally. This will help to enhance integrity and unity of place (BBC, 2009). Moreover, diagonal crossing will have a different paving material from the normal vehicular pavements that distinguish the junction from the normal vehicular pavements.
ET
Identified Problem It has been identified in the analysis that the junction between High Street, Warton Road and Rick Roberts Way is one of the busiest road intersections in Stratford. However, the existing crossing configuration at the junction is not pedestrian friendly and safe for commuters. Traffic lights and barriers prioritise cars over people, which allows minimal levels of sociability and disrupt pedestrian connectivity within the site.
W
A
RT
O
N
RO
A
D
RIC
N
FIGURE 17. Shibuya Crossing, Tokyo (Ruebarue, no date) 24
FIGURE 18. Oxford Circus Diagonal Crossing (Waite, 2009)
0
10
20
30
KR
OB
ER
TS
WA Y
40m
FIGURE 19. Diagonal Crossing and T-Junction Plan
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
MATERIAL USED
FIGURE 20. Proposed T-Junction
N
FIGURE 21. Proposed Diagonal Crossing
0
10
20
30
40m
FIGURE 22. Proposed Pedestrian Movement
N
0
10
20
30
40m
FIGURE 23. Proposed Vehicular Movement 25
03 PROPOSED DEVELOPMENT
3-4 INTERNATIONAL BUSINESS PARK STRATFORD OBJECTIVE 4 Combine sports and technology to establish sustainable economy 4.1 Expand International Business Park Stratford on nearby brownfield site 4.2 Encourage sports and technology related business start up in Stratford, with support from nearby institutions OBJECTIVE 7 Provide good quality public realm 7.3 Designate public and private open space in residential areas and International Business Park Stratford
Open perimeter block has a high visiblililty to and from the other public space and favours for movement, the provision of retail in the ground floor has soften the public edge and encourages more social activities with the public realm (Bentley et al, 2001). In this business park, the opportunity of communication and interaction among experts are essential,
Since sktaeboarding is one of the sport events in the Olympic Game, the offering of skateboarding rink maintains the conept of Sport plus Tech and stregthen the connection with the Olympic Park. Also, this type of sport symbolises ‘Youth’ which would captivate more start-up and creative-based company to join in order to reinforce the pool in the business park.
The green space in between buildings offer users to take optinoal and social activities so as to enhance the vibrancy of place. The aggregated of people in the commo open area could offer chanecs for networing and exchange ideas, thus, enriches the knowledge base of a business cluster.
Block formed of residential housing provide a strong sense pf privacy and security with thewalls as hard fences. Therefore the provision of a semi-private courtyard with soft landscape for the residentes could create a sense of space. 26
The square plays the role of linking the existing business area to the new established business cluster in order to exted the scope of the Business Park. To ensure the use of open space and encourage social activities to take place, water feature is recommended to as a attraction. Regarding to the theme of Technology and the development of the LED Greenway, the water feature is advised to combined LED lighting as a gimmick.
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
Identified Problem The International Business Park Stratford houses the warehouses and showrooms of international corporations such as Mercedes-Benz and Kesslers International. However the lack of distinctiveness and public transport services to the area have been limiting the potential of expanding the business park into a larger scale. Proposed interventions With the intention to establish a sustainable economy, our proposal is to expand the business park towards the adjacent brownfield site, and shift its focus to sports and technology-led industries. Stratford is a designated district for the extension of East London Tech City. By providing extensive technology and creativity related commercial space, it is hoped that a profound business and economic agglomeration can be established in Stratford (BBC, 2010). Not only will the expansion of sports and technology-led business park provide job opportunities and enlarge the scope of economy locally, it will also help achieve the commonality goal to become a smarter city in wider London and the UK as a whole.
LAND USE
Commercial = 60% Community = 17% Residential = 16% Cafe & Restaurants = 7%
Existing Business Area
COMMERCIAL RESIDENTIAL COMMUNITY CAFE & RESTAURNTS SPORTS OPEN SPACE GREENERY
27
03 PROPOSED DEVELOPMENT
ACCESS
HEIGHT
N N
0
0
50 100 150 200
OPEN SPACE HIERARCHY
N
0
50 100 150 200
50 100 150 200
HIGH STREET GREENWAY
OTHER PEDESTRIAN CONNECTION
1-3 STOREYS 4-6 STOREYS
7-9 STOREYS >10 STOREYS 10 STOREYS
PUBLIC OPEN SPACE SEMI-PUBLIC OPEN SPACE
SEMI-PRIVATE OPEN SPACE
MAIN NODES NODES
The site provides numerous possible walkable routes within, to and from the site in which will closely link the three clusters.The existing traffic route between the existing business area and the site will be changed into share pavement which create a pedestrian friendly environment by discourage car flow while allows various of movement activities. This has not only strengthen the permeability and walkability between two area, but also building a stronger business tie. In a wider context, the extended walkable path between Abbey Road Station and the site supports a larger influx of experts that strengthen the local transport network as well as easing the concentration of movement in Stratford Station. Also, the opening up of entrances along greenway allows a direct visit from the the site to local landmark such as Olympic Park, which further emphasis the theme of Sports and Technology.
28
As suggested by the Newham Local Plan (London Borough of Newham, 2012) and the Stratford Metropolitan Masterplan (London Borough of Newham, 2011), the 20-storeys building adjacent to the high street would be created as a district landmark to enhance the legibility of the business park. The rest of the buildings are designed to reflect nearby building in a range of 3 to 4 storey height as to maintain the consistency of skyline and rhyme. This is to provide pleased visual appropriateness around the site area, in which can enhance the pedestrian walking experience to and through the high street and business park (Bentley et al, 2001).
The site is well-served by a strong hierarchy of open space with a public green corridor passing through the whole site that links the high street and the further east of the stratford. Regarding to Alexander et al (1977), more high quality accessible green enables higher usage of spaces and uphold more activities. Also, the site will open up entrances to the greenway, in which strengthen the landscape network to a wider area and guarantee the intensity of site function.
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
TYPOLOGY
DENSITY Density Measurement
Republic East India Dock, Poplar
Site Area
Plot Coverage
53,062 sqm
26%
Total Floor Area
Floor Area Ratio
65,891 sqm
1.24
Density Measurement
Typology : Tower Feature : 20 Storeys Function : The local landmark will match with the district landmark - the Halo Tower to maintain the consistency of appearance Potential Facade Material
Typology: Open Perimeter Block Feature: 3 storeys Function: Opening up perimeter block encourages more population to occupy ground floor retail spaces (Bentley et al,2001). Mixing land uses of retail and commercial in this building typology enables more social activities and interaction within the site (Gehl, 1971). Potential Facade Material
Typology : Residential Perimeter Block Feature : 3 Storeys Function : Perimeter block offers well-protected semi-private open space for residents, it is designed to maintain the differtiation between land uses and safeguard residents’ privacy Potential Facade Material
Site Area
Plot Coverage
55,514 sqm
36%
Total Floor Area
Floor Area Ratio
75,160 sqm
1.35
An office building provides plenty of co-working space that occupied or rent by different companies Typology: Single Block Feature: 4 Storeys Function: Co-working Office; Provide office space for start-up company or small-size company at a affordable housing Potential Facade Material
29
03 PROPOSED DEVELOPMENT
3-5 STUDENT ACCOMMODATION & SPECIALISTS CLUSTER OBJECTIVE 6 Provide new residential housing units 6.1 Develop new homes for sports and technology specialists and student accommodation for nearby universities OBJECTIVE 7 Provide good quality public realm 7.3 Designate public and private open space in residential areas and International Business Park Stratford
Identified problem A vacant brownfield site should be utilised effectively as the London borough of Newham has one of the highest housing targets of all of the other London Boroughs, which identified 2500 dwellings need for each year. There is lack for specialist offer and facilitate around the Stratford area. The future UCL East campus development next to the proposed site area along the Loop road might stress pressure to the existing housing stock in the Stratford and London as a whole due to the expected growing amount of student number. Proposed interventions It is acknowledged that purpose built student accommodation may reduce the existing pressure on other elements of the housing stock occupied by students, especially in the private rented sector. It is indicated that the purpose student development not only benefit the university but also to the local and wider London as well as the housing market in London should be regarded as a entire one (LBN, 2012). Since this proposed site is mainly built to hold the expected influx of population that brought by the Business Park, the major concern to the site would be safeguarding the permeability within the site and to the wider area so as to guarantee experts the connectivity of the site is able to support their travel within Stratford or other places. Therefore, the greenway will be extended with increased entrances to the site and directly linked the site to the Pudding Mill Lane Station. This is hoping that the improved transport network and walkable routes would attract occupiers to the site to boost the local economy. In addition, Stratford is currently suffering from the problem of spatial segregation particularly between the southern part of Stratford and the northern part. For instance, the Olympic Park and the Westfield Shopping Centre, these local landmarks are found in the northern Stratford where with good transportation linkages and services. In contrast, the south of Olympic Park is having the issue of loss of colour and lack of legibility, therefore, the opening of the site is going to extend the legacy of Olympic southward. It is believed that the permeability of the site itself would improve the connectivity between the south and the north, thus, bringing positive influences to the Olympic Park and enhance its attractiveness as a local landmark (Bentley et al, 2001).
This area is transformed to a river bus stop, public facilities and is suggested to be placed to facilitate the river bus users or visitors.
A oympic related landmark such as a sculpture or a large scale art piece is recommended to be placed to raise the attractiveness of the dock and reinforce the connectivitiy from the pudding mill lane or riverside to the Olympic Park. 30
Public space with stairs seats encouruage people to stay for a longer duration in the the public space and the changing of level allows people to access the site from the greenway (Alexander et al, 1977)
Usable water feature attracts children and reinforce the vibrancy of the space. Also, the movement and sound effect from the water act as a separator from stress and noise
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
LAND USE
Institution = 18% Residential = 63% Retail = 11% Communtiy = 7% Leisure = 1%
INSITUTIONAL RESIDENTIAL COMMUNITY RETAIL LEISURE OPEN SPACE GREENERY WATER FEATURE
31
03 PROPOSED DEVELOPMENT
HEIGHT
OPEN SPACE HIERARCHY
W
ES
TF
IE
LD
ACCESS
V IC TO
R IA P ARK
H IG H
ST R E E
T
N
N
0
50 100 150 200
HIGH STREET GREENWAY
OTHER PEDESTRIAN CONNECTION
0
50 100 150 200
1-3 STOREYS 4-6 STOREYS 7-9 STOREYS 10 STOREYS
N
0
50 100 150 200
PUBLIC OPEN SPACE SEMI-PUBLIC OPEN SPACE
SEMI-PRIVATE OPEN SPACE
MAIN NODES
Since the site is located along the eastern part of the greenway, it is easily NODES accessible not only to the Stratford High Street, but also numbers of site of interest, such as the Victoria Park, the Olympic park and the Westfield. As shown from the illustrated map, there are lots of possible route provided by the site and several of them are link to the greenway directly as well as to the river bus and DLR station. This shows that the site is not only easily accessible and connect to the area near and surrounding the Stratford area, but also to the wider London due to its geographically close the mass transit system either in waterway or underground.
32
Building in the proposed site area are ranged from 3 to 8 storey height. While most of the building block are generally in 3 storey high, blocks facing the Puddling Mill Lane railway are proposed in 4 storey high in order to separate and reduce noise and air pollution towards the private and public communal garden. The tallest building with 8 storey height is allocated at the western part of the site especially reserved for the specialist use. It is designed to be functioned as a district landmark to enhance the legibility of the area. Other building blocks nearby would change in height according to their distance to the tall building, so as to create a gradient effect that limit negative effect created during the suddenly change in building height.
The public space in the site is mainly located adjacent to the important entrances of the site, one located next to the greenway and the other located next to the river bus stop. As the site will be divided into clusters, the offering of public green space helps to connect clusters and broader the community from within the clusters to the site as a whole (Barbosa, 2007).
Density Measurement Site Area
TYPOLOGY
URBAN DESIGN: PLACE MAKING Plot Coverage BENVGPLC (GROUP E3)
53,062 sqm
26%
Total Floor Area
Floor Area Ratio
65,891 sqm
1.24
DENSITY Typology : Block Feature : 3 storeys Function : Community services will be provided in this area such as clinic, nursery and some pet services. This type of buidings aim to deliver the most of the needs for the local community for different background of people. Potential Facade Material
Typology : Tower Feature : 9 Storeys Function : One-bed flat or service apartment will be mainly provided for supporting the experts from the proposed Business Park. It is hope that the inadequency of small unit flat in the Central London can be eased and attract younger professional to the area Potential Facade Material Typology : Open Perimeter Block Feature : 4 - 6 Storeys Function : Conventional Residential housing is built to fulfill the housing needs as perimeter block allows high density of population whilst making good quality of well-defined space Potential Facade Material
Density Measurement Site Area
Plot Coverage
55,514 sqm
36%
Total Floor Area
Floor Area Ratio
75,160 sqm
1.35
Typology : Block Feature : 1 - 3 Storeys Function : Buildings in this area are mainly for university and students to support the future UCL East Campus. Potential Facade Material
33
03 PROPOSED DEVELOPMENT
3-6 CARPENTERS ESTATE & GARAGE OBJECTIVE 5 Retain and improve quality of existing residential cluster 5.1 Revitalise Carpenters Estate through refurbishment of building facade, structure, and materials 5.2 Redesign Carpenters Estate under-croft as communal space of 3 different themes: community, technology, sports 5.3 Transform Carpenters Estate garages into retail units showcasing innovative design products and wearable technology OBJECTIVE 7 Provide good quality public realm 7.3 Designate public and private open space in residential areas and International Business Park Stratford
Identified Problems Despite of the fact that Carpenters Estate is one of the fine landmark buildings around the site area, it is ruined by the degraded public realm, bad quality maintenance and poor shop frontage and garage as well as the running down of housing stock (Stratford Masterplan, 2011). In addition, there is lack of good management public space for the resident and nearby neighbourhood to hold social activity around the area, in which might shows the decline of sense of community and neighbourhood around the area. (Gort Scott & UCL, 2010). Proposed Interventions The undercroft of the Carpenters Estate would be used as a multi-functional space which provide places of exchange for social and cultural activity, and create a neighborhood proud and sense of community.
HI
G
H
ST
RE
ET
Part of the undercroft would be used as a art gallery showing topic related to the sport and technology, in which emphasis the link from the Newham community to the Olympic venue and London as a whole. The rest of the area could be used as a virtual reality technology showroom and exhibition that enable local residents and visitors to experience the olympic atmosphere. Some of the area could also be used as a venue holding semi-academic workshop held by the UCL EAST which aims at sharing knowledge and provide supports to the community, in which extent the university campus to the estate and the neighborhood area.
N
0
20
40
60
80m
FIGURE 24. Carpenters Estate Revitalisation Plan 34
CARPENTERS ESTATE UNDERCROFT GARAGE
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
l tiMu
Hypothetical situation Escalator
38 39 40
Sculpture
El Sub Sta
2
rs te el Sh
Lift
a rk rP Ca rey sto
A gallery displays artworks to show the influences brought by the Olympic games to Newham and the London as a whole
35 36
A Virtual Reality technology exhibition to enable local residents and visitors to experience the olympic atmosphere and the spirit of sportsmanship. Mast
SE R
SL
Cassia Point
4.2m
N TER EAS
Lantana Heights
Multi
tion
A semi-academic workshop held by the UCL EAST aims at sharing knowledge among the community with joy and passion.
EAT GR
STREET
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N STATIO
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1 10t o 3 5 1
3 80 4
53 5 5
10 3
99
B
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580 6
10 1
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FIGURE 26,27,28. Conceptual collage of Carpenters Estate undercroft
FIGURE 30. Conceptual collage of garage artist retail hub
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Burford Wha
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Hotel LA N E
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32
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32
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GIBBINS ROA D
28 to 38
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40 to 50
HUTCHINS CLO SE
8
2 to 12 14 to 24 26 to 36
3
3
FIGURE 29. Conceptual collage of Carpenters Estate undercroft usage
Bridge House
s ea R iv er
1
DW
Ch a nn el
Dor an Walk
3.4m
20 to 30
38
El Sub Sta
32
64 to 74 52 to 62
GIBBINS RO AD
Warehouse
1 to
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to
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Lo Acad Exc
32
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90
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Sports Court
1
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SL
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1
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Jubilee Hous Building Crafts College
S
98
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EET STR
The Carpenters' and Dockland Youth Centre
ES
SL
1 34
SL
35
03 PROPOSED DEVELOPMENT
3-7 SHARED PAVEMENT WITHIN RESIDENTIAL ESTATES OBJECTIVE 1 Improve pedestrian connectivity and encourage walkability 1.3 Shared pavement within Carpenters Estate and Abby Lane residential cluster
OBJECTIVE 7 Provide good quality public realm 7.2 Provide high quality streets to create pleasant pedestrian experience 7.4 Using shared space to enhance sense of community
Access roads within Carpenters Estate and Abbey Lane Residential Area will be converted into shared pavement as a mean to enhance the sense of community and safety within the residential areas. It is stated that shared space schemes can transformed both streets from thoroughfares people pass through between locations to destinations where people may want to stay (Gehl and Svarre, 2013). In practice, implementation of shared space concept does not only mean that vehicular movement and all other street users activities have to take place on a same single shared surface (Carmona et al., 2010), but also involves the removal of kerbs, road markings, traffic signals, signs and barriers (Hammond and Musselwhite, 2013). R RN D OA
FB
SL
Unex Tower
98
78
32
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ET RE er
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75
to
24
to
to
48
Burford Wh Apartmen 1 to 20
to 53
to
51
26
27 25
19 6 4
se
Ho u
Po la nd
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19
Sh elt
H 23 6
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H IG H
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23 4
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to
HI
to
26 5
G
W ES T
1 t 1 o 48
1
CAM ROAD
60
38
14
RR KE
15
FIGURE 31. Proposed Shared Road at Carpenters Estate 36
4
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2 o1 2t
School House
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ay w ns ee Qu
to
21 to 107
30 5
LB Motel
7
to
80
28 5
60
Burford Wha
Su rg er y
29 3
to
5.2m
40
Hotel
50
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6.0m
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20
Hotel LA N E
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5.3m 33 33 2
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4
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14 t
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23
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57
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19 13
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17 to 31
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SL
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56
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WILMER LEA CLOSE 108 to 114 100 to
6.6
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GIBBINS ROA D
28 to 38
3.4m
40 to 50
HUTCHINS CLO SE
13
2 to 12 14 to 24 26 to 36
8
3
3
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Bridge House
s ea R iv er
El Sub Sta
DW
1 34
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3.4m
20 to 30
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64 to 74 52 to 62
GIBBINS RO AD
Warehouse
1 to
Adrian24 House
Ch a nn el
70
Lo Acad Exc
32
Sports Court
2
58
al hing
13
90
82
Works
1
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72
SL
Play Area
Fart
ESS
KENNAR D RO AD
11
SL
FB
1
100
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Jubilee Hous Building Crafts College
1 to 134
Dennison Poin t
HI
S Gantry
H
EET STR
FB
ESS
ST
TI ON STA
71
The Carpenters' and Dockland Youth Centre
RE
4.4m
G
SL
ET
SL
N
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P lay A rea
0
20
40
60
80
1 to 86
Hallings Wh
FIGURE 32. Proposed Shared pavement at Abbey Road Residential Area
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
3-8 CYCLING OPPORTUNITY OBJECTIVE 2 Improve cycling connectivity 2.1 Increase cycle lane coverage 2.2 Add Santander Cycle docking stations 2.3 New long term and short term cycling infrastructure 2.4 Cycling across High Street through Greenway tunnel to avoid vehicle traffic at street level
Several new serval bicycle route will be promote around the sites of interest and community concentrated area to strengthen the local transport network and enhance the connectivity and accessibility of Stratford. The proposed routes is promoted to link to the existing bicycle routes, in order to create a comprehensive bike paths system serving for the local and wider community. New bicycle rental facilitates and racks will located at the main entrance of these location. Not only the accessibility of these site area can be enhanced, but also the sense of sustainability which is one of the vital elements of creating a good public space can be achieved (Shaftone, 2008). The prospect of these cycleway construction is to encourage behaviour change through the increase in the taking of cycling and the decrease in private vehicles uses, in which to reduce the vehicle flow in Stratford. Thus, creating a more pedestrian and cyclist-friendly environment that increase the footfall and vibrantness of the area.
FIGURE 33. Cycle Concept Map 37
03 PROPOSED DEVELOPMENT
CYCLE ROUTE & DOCKING STATION
NEW SANTANDER CYCLE DOCKING STATION EXISTING SANTANDER CYCLE DOCKING STATION NEW CYCLING ROUTE EXISTING CYCLING ROUTE
FIGURE 34. Proposed Cycle Lane and Cycle Rental Station Plan 38
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
3-9 EXTENDED CONNECTIONS OBJECTIVE 1 Improve pedestrian connectivity and encourage walkability 1.6 Connect two sides of Three Mills Wall River banks with footbridges
OBJECTIVE 3 Improve access to public transport within Stratford 3.1 Provide new connection towards Pudding Mill Lane and Abby Lane Road DLR stations
Missing links from Pudding Mill and Abbey Road to their corresponding DLR stations are identified. In order to re-establish the links and create integrated access routes within Stratford, roads and pavements are extended from 1) Pudding Mill redevelopment site and Student Accommodation & Specialists Cluster to Pudding Mill Lane DLR station; and 2) Eastern Greenway to Abbey Road DLR station. This is also to consolidate the new redevelopment projects into the fabric of Stratford. 2 waterway bridges will be built across Three Mills Wall River that forms a connection between Sugar House Lane redevelopment site and Abbey Lane residential area. It is stated that the upcoming arrival of public courtyards from the redevelopment project will be located near waterway (Vastint, 2017), hence the bridges will provide a good opportunity to open up new public spaces to adjacent neighbourhoods which can form a strong and vibrant sense of community.
QUEEN ELIZABETH OLYMPIC PARK
INTERNATIONAL BUSINESS PARK STRATFORD
PUDDING MILL LANE
N
0
100
200
300
400m
ABBEY ROAD
FIGURE 36,37. Copenhagen ‘Kissing’ Bridge (Mcintyre, 2016)
FIGURE 35. Proposed Extended Connections Plan
39
03 PROPOSED DEVELOPMENT
3-10 STRATFORD RIVER BUS OBJECTIVE 3 Improve access to public transport within Stratford 3.2 Introduce Stratford River Bus to encourage movement between North and South of Stratford
River Lea, Three Mills Wall River, and Channelsea River are the 3 main rivers that run across Stratford. They serve the purpose as canals and as the main ecological regulator in local context. While the rivers may be seen as a connectivity barrier, it is stated in the Blue Ribbon Network policy (Mayor of London, no date) that the use of waterways as transport corridor should be prioritise. With the intention to encourage movement between North and South of Stratford, as well as to strengthen the physical linkage of Stratford and the rest of East London, the Stratford River Bus is proposed. With 6 river stations, Stratford River Bus will run from Stratford to Canary Wharf via Olympic Park, Pudding Mill, Sugar House Lane, Canning Town, North Greenwich Pier and Dockland East.
STRATFORD
OLYMPIC PARK QUEEN ELIZABETH OLYMPIC PARK
STRATFORD RIVER BUS Pudding Mill
Olympic Park
PUDDING MILL
Sugar House Lane
Canning Town Central Line
North Greenwich Pier Change for other TfL River Bus Service
SUGAR HOUSE LANE
Dockland East For Canary Wharf
FIGURE 38. Stratford River Bus Route Map
CANNING TOWN
CANNING TOWN
NORTH GREENWICH PIER
CANARY WHARF
O2
DOCKLAND EAST
FIGURE 39. Strasbourg River Bus (Davis, 2007) 40
FIGURE 40. Conceptual Collage of Stratford River Bus
FIGURE 41. Proposed Stratford River Bus Plan
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
41
04 Public consultation shall be performed at the beginning of each phase to take into consideration of their suggestions on the key interventions.
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
PHASING
Public consultation shall be performed at the beginning of each phase to take into consideration of their suggestions on the key interventions. PHASE 1 Year of completion
2018
2019
PHASE 2 2020
2021
2022
2023
PHASE 3 2024
2025
2026
2027
2028
Public consultation Greenway Widen Greenway Construction of Greenway tunnel Construction of new Greenway access points Extension of Greenway Installation of LED on Greenway Improvement work on soft and hard landscaping High Street Public Realm Improvement Central reservation demolition Widen pavement Narrow cycle lane Improvement work on street furniture and greenery Signal and traffic examination T-junctions & Diagonal Crossing Shared surface conversion at T-junctions Control and diversion of traffic Diagonal crossing shared surface conversion Signal and traffic examination International Business Park Stratford Brownfield site assessment and remediation Permission for new buildings construction Construction for new buildings Construction for roads and surfaces Soft and hard landscaping Student Accommodation & Specialists Cluster Brownfield site assessment and remediation Permission for new buildings construction Construction for new buildings Construction for roads and surfaces Soft and hard landscaping Carpenters Estate & Garage Renovation of Carpenters Estate Renovation of garages Installment of communal facilities Shared Pavement Within Residential Estates Shared surface conversion traffic examination Cycle Opportunity Improvement work on existing cycle lane Cycle lane extension Construction of Santander Cycles docking stations Extended Connections Construction of bridges Road extension to Pudding Mill Lane and Abbey Road DLR Stations Stratford River Bus Improvement work on river water and river bank Construction of piers Service testing
43
04 PHASING
PHASE 1
2 8 1
Greenway
2
High Street Public Realm Improvement
3
T-Junctions & Diagonal Crossing
4
International Business Park Stratford
5
Student Accomodation & Specialists Cluster
6
Carpenters Estate & Garage
7
Shared Pavement within Residential Estates
8
Cycle Connectivity
9
Extended Connection
10 Stratford River Bus
9
1
10
Phase 1 will begin with major construction works that improve and extend ACCESS & LINKAGE of Stratford. For instance, the widening of High Street pavement, construction of roads, bridges and cycle lanes, and introduction of Stratford River Bus. Most of the work will be taken across Phase 2, with the exception of the Greenway development, where construction and improvement works will begins in Phase 1 and continued through Phase 3.
44
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
PHASE 2
PHASE 3
8 6
6
5 3
3 9 4
7
1
7
1
10
Phase 2 will be the main period for the construction of new buildings relating to the ECONOMY & INDUSTRY of Stratford, including the extension of International Business Park Stratford, and student accommodation and specialists cluster. In addition, it is the beginning of Carpenters Estate and garage renovation, and T-junctions and diagonal crossing conversion.
Phase 3 focuses on SOCIABILITY & USES developments, including shared pavement conversion in residential areas, and the continuation of the remaining constructions. All projects should be finishing at the end of this phase.
45
05
URBAN DESIGN: PLACE MAKING BENVGPLC (GROUP E3)
CONCLUSION By 2028, Stratford will become a Techlympic City with a balance of technology and sports related businesses, high-quality housing, stimulating social and recreational facilities, and welcoming public realm that can accommodate widest range of users to create a sustainable community. In the local context, a strong linkage between East and West of Stratford High Street will be established. In wider context, a new East London Tech City and Sports Hub will be developed. To achieve this vision, three main strategies: access & linkage; economic & industry; and sociability & uses are proposed to guide the 7 objectives of development that aims to improve the physical connectivity and functional connectivity of Stratford. The masterplan is formed constituting 10 major proposed interventions. It is hoped that by using a proactive approach in design and planning, the scheme will transform Stratford into a distinctive place that support sustainable and long-term developments and can provide a safe, lively, accessible, and healthy living and working environment for people from Stratford as well as wider area of London.
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