COURSE WORK 1 & 2:
SOUTHALL
MASTER PLANNING CARL STJERNSTRÖM W1449866
Contents 1. DESIGN REPORT 6-15 • AIMS & MOTIVATIONS 6 • MAIN FORMAL CONSIDERATIONS 7 • CAPACITY STATEMENT 8 • KEY ASSUMPTIONS 9 • SUSTAINABILITY STRATEGY 10 • PRECEDENTS & RESEARCH 11-14 • REFLECTIVE STATEMENT 15 2. MASTER PLAN PRESENTATION BOARDS
18-20
1.0 Design Report
AIMS AND MOTIVATIONS Southall suffers from physical, social and economic deprivation. In addition, traffic congestion in key parts of Southall and the wider area is a major concern. As identified In Former Southall Gas Works, Southall: Development Principles – draft supplementary planning guidance by Ealing Council and the Mayor of London, substantial development value is needed for a viable scheme. In recognition of this fact, the indicative master plan sees a substantial amount of mixed-use development and a high density. Achieving a high density whilst simultaneously providing the opportunity for a significant amount of green space and quality public realm, and facilitating access and permeability in Southall, are the main aims and motivations that drive the project. The framework plan developed earlier (in the Sustainable Cities module) has been developed further in order to produce a revised framework plan. The revised framework plan (see A1 board 1) shows the proposed placement of building edges along potential block perimeters. The configuration of the potential block perimeters is primarily in response to the access and permeability strategy, whilst taking into account the best possible location of green space and public realm assets (and key sight lines). This will be explained in further detail. The indicative master plan and built form (see A1 boards 2 and 3) serves to suggest the type and scale of development that could take place 6
in response to the revised framework plan. The purpose of developing the indicative built form was to:
development and the area to the north and south of the site which suffers a shortage of good open space.
1. Show how the revised framework plan responds effectively to the Mayor of London and Ealing Council’s wishes i.e. High density development to facilitate viable, sustainable development
2. Enable a significant amount of quality public realm.
2. Be able to conduct a site capacity check in order to evaluate the value of the proposed framework plan and the proposed master plan developed from this (there is, of course, scope for changes and adaptations to the built form and the master plan itself ). The data includes: • Development Site Area (SA) • Total Developable Area (TA) • Percentage of the site developed • Plot ratio • Mix of proposed uses • Populations As mentioned, it is important to achieve a high density if Southall is to contribute to a sustainable London. How to enable a high plot ratio was something that had to be considered in conjunction with the following considerations (as mentioned earlier): 1. Enable a significant amount of green space - an appropriate amount, structure and balance of private and publicly-accessible open space serving the needs both of the
3. Facilitate access and permeability in Southall. 4. Focus on the key assets of the site such as the Grand Union Canal, Yeading Brook, Minet Country Park and the most valuable gas holder. 5. Ensure that new development complements surrounding town centres.
MAIN FORMAL CONSIDERATIONS The development site area is 48.5 hectares. This makes it one of the largest sites available for development in West London. The indicative built form and layout of the development site has been considered within the wider context. The first logical step was to consider connectivity, access and permeability. This is critical to achieving viable and sustainable development. Another formal consideration to take into account was the concerns of the local people in Southall. In response to the strong concerns expressed by some local people to the prospect of new housing in Southall, the building heights proposed in the indicative master plan gradually increase from Beaconsfield Road towards the railway line to the south, thus avoiding a �cliff-edge� effect, which would negatively affect the urban fabric. This would help to create an exciting, coherent townscape. As suggested by the Mayor of London and Ealing Council, taller landmark buildings could be located adjacent to the railway line. The site can accommodate a genuine mixed used development. By constructing a multistory car park of sufficient size, on-street parking would be limited, making vehicular movement through the area more efficient by reducing obstructions. Due to the fact that healthcare facilities, in particular, are under pressure in Southall, the amount of new housing that is proposed is matched by carefully considered, appropriate new social and community
infrastructure and building uses, as shown in the indicative master plan.
the former Gas Works site provides a land mark that aids way finding for pedestrians as well as announcing the arrival to Southall for passengers arriving by train.
The indicative master plan responds to existing visual features of the site and its immediate surroundings. Such key features include the following: 1. A retained gas holder frame, which forms a strong visual landmark both internal and external to the site. The gas holder to be preserved is the central one, as its aesthetic value makes it more worthwhile preserving than the other two gas holders. 2. The canal, forming the western boundary of the site, is an attractive visual feature and recreational asset, as well as an economic asset. It is therefore an integral part of the indicative master plan. 3. The strong linear form of the surrounding terraced housing is reflected by the extension of the existing street networks from north to south. The revised framework plan and indicative master plan reflects the features previously outlined by: 1. Enabling a well thought-out public realm and zones. These prioritise pedestrians and exploit the pleasant canal side setting. Green space between the railway line and the buildings closest to it within the site can act as a buffer from the railway line. 2. Retaining the most valuable gas holder on
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CAPACITY STATEMENT Master plan site capacity check:
w1449866 Land take
Floor area (sq.m)
Development site area (SA)
484959
Total Developable Area TD
323047
Percentage developed
67,00%
Plot ratio
2.5:1
Number of units
Actual mix of uses Residential
62,00%
748867
Employment (office)
16,60%
200136
Employment (other)
2,20%
26064
Retail
3,70%
44560
Community
9,80%
117672
Leisure
0,90%
10936
Multi-story car parking
4,60%
54826
Total floor area TFA
9361
1203061
Populations Total population residential
24339
Total population non residential
22620
Total population (all)
46959
Covering 48.5 hectares, accomodate genuine mixed use development – including With a viable and sustainable. Covering 48.5 hectares,the site thecan site can aeconomically employment, residential, social, education and health infrastructure, leisure, community facilities, accommodate a genuine mixed use potential total population of 46 959 people open space, local retailing, canal-related uses, transport infrastructure and a multi-story car park. within the development – including The total developable area is 32employment, hectares (67% developed) and development because the plotsite ratioarea, is higha -significant 2.5:1, thesocial, indicative master plan reflects Ealing Council and the of London's strongtodesire number ofMayor people will be able work and/or residential, education and health for a high density new development in Southall in order to make the master plan economically infrastructure, leisure, community facilities, live in Southall. viable and sustainable. With a potential total population of 46 959 people within the development open space, local retailing, canal-related uses, site area, a significant number of people will be able to work and/or live in Southall. transport infrastructure and a multi-story car Key assumptions park. The total developable area is 32 hectares (67% developed) because thethe plot ratio The main key and assumption is that need for aishigh density needs to be reflected in the overall design strategy. Assumptions that inform the design include the following: high - 2.5:1, the indicative master plan reflects Ealing Council and the Mayor of London’s strong 1. To the extent that is possible, as much new employment (office) and employment (other) desire for a should high density development be locatednew as close to key transport links. The hierarchy, in order of priority, is as in Southall infollows: order to make the master plan 8
1. Close to the train station - in close proximity to the railway line. Here, taller buildings (potentially high rise) should be developed since the location is appropriate for this. 2. Along the primary routes - commuters to Southall would be able to extend their commute by a short distance into the development site. Local residents would have a short distance to travel to work. 3. Along secondary routes.
KEY ASSUMPTIONS The main key assumption is that the need for a high density needs to be reflected in the overall design strategy. Assumptions that inform the design include the following: 1. To the extent that is possible, as much new employment (office) and employment (other) should be located as close to key transport links. The hierarchy, in order of priority, is as follows: 1. Close to the train station - in close proximity to the railway line. Here, taller buildings (potentially high rise) should be developed since the location is appropriate for this. 2. Along the primary routes - commuters to Southall would be able to extend their commute by a short distance into the development site. Local residents would have a short distance to travel to work. 3. Along secondary routes. 2. The scale, density, type and mix of development would be achieved along with a radically improved accessibility. The new proposed road network should be appropriate and not compromise safety or add to existing congestion on surrounding roads, especially in Southall Town Centre. Reflecting the Mayor of London and Ealing Council’s wishes that there be two access points from the west of the site, there should be two access points to the site from the west. This would diffuse the traffic impact made on the major road network. Bridge links should provide access across the
Grand Union Canal and Yeading Brook. All primary routes should accommodate both public transport and private vehicles. 3. The most important views should be capitalised upon. These include the following: • The view from close to the train station towards the Canal and the Brook. This sight line needs to be as unobstructed as possible.
effect of the shadow cast will be especially poetic in the early mornings of January, when the shadow would extend across the road to the north of it, covering much of the public realm adjacent to the Canal. As evidenced by the daylight study, the minimal amount of shadowing would affect new green spaces throughout the year.
• The view from the railway line to the gas holder, through to the public realm adjacent to the Canal. • The view of the gas holder from the routes giving pedestrians priority over vehicles. • The view down the canal south from Uxbridge Road. 4. The heights of the buildings will affect the amount and quality of light and a basic daylight study was vital to conduct in order to determine the level of light that would reach the following: • dwellings • gardens and courtyards • green open space • public realm An integral part of the daylight/shadow study is evaluating what effect the retained gas holder, at over 30 metres tall, would have on nearby land. The shadow that it would cast varies throughout the different parts of the year. The
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SUSTAINABILITY STRATEGY The revised framework plan and indicative master plan address the following aspects, which promote sustainability: 1. Social sustainability: • Encouraging strong links between the existing multi-cultural community in Southall and new residents. • The opportunity for mixed use development including employment, residential, social, education and health infrastructure, leisure, community facilities, open space, local retailing, canal-related uses, transport infrastructure and a multi-story car park. • Due to the fact that healthcare facilities, in particular, are under pressure in Southall, the amount of new housing proposed is matched by carefully considered, appropriate new social and community infrastructure and building uses. • Celebrating local identity and attracting visitors by maximising the assets of the area, including the Canal, the Brook, the park and the gas holder. 2. Economic sustainability: • Ample employment opportunities close to new homes. • Local retailing that is not out of scale and will not adversely affect the viability and vitality of Southall and Hayes Town Centres nor other surrounding centres. • New retail located along primary and secondary routes, making it easy for visitors to find it and contribute to a flourishing 10
local economy. 3. Environmental sustainability: • New employment opportunities located in close proximity to primary and secondary routes - the highest density of employment uses in close proximity to the train station to limit commuting out of the area, away from Southall. • Making it more efficient to walk through the new site of development than to take public transport or drive around the site. • Bus services can serve the area along primary routes, with stops at appropriate intervals. • Enhancing the main ecological assets in the area, including Minet Country Park, the Canal and the Brook. • Good pedestrian and cyclist links constructed across the Grand Union Canal and Yeading Brook to Minet Country Park (LB Hillingdon), enhancing access to open space both for the new development and existing Southall residents, as well as cycle lanes along primary routes. • A multi-story car park, inspired by Vauban, Germany, will help to limit opportunities for parking, contributing to the reduction of vehicular use.
PRECEDENTS AND RESEARCH BLOCKS
1. Design: proposal
A101 urban block competition
Location: Russia Architect: b4 Architects As mentioned, the building heights would increase gradually from Beaconsfield Road towards the gas holder and the railway line. The tallest buildings would be located adjacent to the retained gas holder. The height of the tallest buildings suggested in the indicative master plan is 10 storeys. The site section (see A1 board 3) shows how a block such as the one designed by b4 Architects would be appropriate next to the gas holder (which is over 30m tall).
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BLOCKS
2. Design:
Residential development
Location:
Paisley, UK
Architect: FBN Architects At the northern perimeter of the site, low, residential development is appropriate. A reconfiguration of the type of residential block developed by FBN Architects for Paisley would provide ample outdoor space for residents whilst providing a good range of dwelling sizes. The northern-most blocks should be 2-3 storeys to pay respect to the existing terraced housing to the north. The proposed blocks in the indicative master plan ensure a mix of housing on the site. Furthermore, a mix of unit sizes would be provided to meet local and strategic needs and create a sustainable community. As requested by the Mayor of London and Ealing Council, the buildings adjoining existing terraced housing will have a reduced height and massing to 12
provide appropriate scale and to protect amenity.
PUBLIC REALM
1. Design:
Public realm
Location:
Kings Cross
Architect: Bell Pearson Studio
Phillips
Architects/Dan
The Kings Cross Gasholder Park is an appropriate precedent for the new public realm, for several reasons: The scale and height of the buildings surrounding the gas holder provide a good example of what scale of development is appropriate surrounding a gas holder of a similar scale to the one in Southall. The ground treatment at the site of the gas holder serves as a good example of what is appropriate.
by the images below, the character of the Gas Works gas holder frame in Southall, and the one at King’s Cross, are similar. The last images (from A1 board 3) show how the proposed public space is inspired by the Gasholder Park, Kings Cross.
There is a circular central lawn within the gasholder frame. The 150 fin columns framing the lawn are made from stainless steel with both satin and mirrored finishes. As evidenced 13
PUBLIC REALM
1. Design:
Public realm
Location: Various Architect: Various The following images, from various places, show how the public space adjacent to the Canal may attract visitors. A large fountain, water features, and quality outdoor amenities such as cafes and restaurants would help to create a vibrant, yet relaxed community atmosphere by the Canal, as well as draw the eye of those coming into the area - for example the important view from the train station to the east, and from Minet Country Park to the west. The vibrant, relaxed public realm would serve as an extension from the new gas holder park, and vice versa.
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REFLECTIVE STATEMENT I managed to meet most of the aims that I set out. As a continuation of the project, I would like to have drawn up the proposed blocks in more detail, to show how they might work in detail. It would also have been useful to explore the experience of the indicative master plan at ground level further. A 3D east to west view down the main boulevard would have been effective, for example. Strengths and weaknesses of the scheme: Strengths: The high density that would be possible through my scheme would be sustainable for the following reasons: • Good public transport would be especially viable and the connectivity of the wider area would be radically improved and optimised. • Strong links between the existing multicultural community in Southall and new residents would be fostered. • Local identity would be celebrated, with the potential to attract visitors through maximising the assets of the area, including the Canal, the Brook, the park and the gas holder. • The main local ecological assets in the area would be respected. • Ample employment opportunities would be provided.
• Local retailing would not be out of scale nor would it negatively affect the vitality and viability of surrounding centres. • New employment opportunities would be located in close proximity to primary and secondary routes. • Vehicular traffic would be effectively minimised. Weaknesses: • The details of the suggested built form, like the blocks, need to be developed further. • The decision to include the land between the Canal and the Brook (privately owned by the Canal and Rivers Trust) in the development site area could potentially lead to further development along this strip of land, which could negatively affect the local ecology, if not strict limits on development are not enforced.
dissertation, and I will develop one part of the indicative Southall master plan further. In doing so, I will be able to design residential layouts and configurations in more detail, taking into account the chosen location within the site, surrounding land uses, and specific factors specific to the local context - Southall. The most important things that this project has taught me are: • To take several different considerations into account simultaneously in order to produce a holistic master plan. • To develop a master plan in stages, building upon previous layers of understanding.
In addition to the improvements that could be made by addressing the weaknesses of the scheme, improvements include the consideration of safety and security i.e. crime prevention. This could be studied in close detail. By considering this at the outset of such a large scale master plan, Southall could potentially serve as a precedent for cutting edge crime prevention through urban design. I will be focusing on crime prevention in my 15
2.0 Master Plan Presentation Boards
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19
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