COURSE WORK 3:
SOUTHWARK
URBAN DESIGN BRIEF CARL STJERNSTRÖM W1449866
Contents ARMATURE 4-5
FUTURE INTERVENTIONS 6-8 URBAN DESIGN STRATEGY
9-12
NEW ARMATURE 13-14 URBAN DESIGN BRIEF
15-24
ARMATURE
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Urban armature of the area as existing: wider context (not to scale)
ARMATURE
Urban armature of the area as existing
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FUTURE INTERVENTIONS GUIDELINES FOR FUTURE INTERVENTIONS • The London Cycle Network should be extended and expanded, creating links to and from the opportunity site in the Borough area that has been identified as an appropriate place for future design interventions (see urban armature for area as existing). The site would become permeable to cyclists and the extension and expansion would allow cyclists to travel to and from key sites such as Blackfriars Station, Southwark Station, Tate Modern, Shakespeare’s Globe, Borough Market, Borough Station, London Bridge Station, The Shard, and many other sites, both north and south of the River Thames.
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• The green spaces should be improved and linked together in a network via a path. Barriers and fences should be removed. These currently restrict pedestrian movement through the site. New street trees should be planted as part of the ‘greening’ process. Southwark’s core strategy has a Strategic Policy 11 - for Open spaces and wildlife. The new draft Southwark plan (2014) contains a section on ‘design, heritage and environment. It outlines Strategic Policy 11: Open space and biodiversity. The suggestions respond to DM58: Open space. Southwark aims to protect and improve its network of open spaces and green corridors that will make places open and attractive, and provide sport, leisure and food growing opportunities. The suggestions also respond to DM59: Trees. Southwark
• The vast majority of economic activity takes place on the perimeter of the site, along Borough High Street. The location of any new economic activity that is introduced should be carefully considered, so that the site’s residents are not disturbed by an excessive footfall which would negatively affect the generally ‘relaxed’ atmosphere that interviewees have mentioned as being positive. New mixed use development located in close proximity to current economic activity would be suitable for • Redcross Way is more open in character than facilitating increased economic activity. other streets in the area. Within the central Such mixed-use development should section, the residential and educational be erected in the wasted space in close buildings are generally set within open proximity to Union Street and Southwark space, away from the street. Redcross Road. New, mixed-use development at the Way can be enhanced through ‘greening’ upper perimeter of the site, particularly and the planting of new trees along the along Southwark Road, would link well street. This would enhance the quality of with assets such as Borough Market and the public space whilst making Redcross Bankside, whilst avoiding creating excessive Way a distinct axial street through the site, footfall, as mentioned, in lower parts of the improving north/south connectivity. A site. stronger relationship would be established between the site and Southwark Street and • New entrances to the site should be established where possible, in close Marshalsea Road. proximity to public transport stops. • Key social spaces have been identified. Welcoming entrances along Borough High These should be preserved and enhanced. Street at the corner of Brandon House and north of Brandon House, would be • The site has been recognised within local appropriate. New entrances are needed if planning policy as an area of opportunity, anew, high density mixed-use development promoting increased GFA (gross floor area) is provided on site. Currently, the site has a in line with provisions of certain types of weak relationship with both Borough High uses to assist with meeting overall strategic Street and Southwark Bridge Road. development requirements with regard to housing and employment. • There are a number of listed buildings and aims to increase the number and net canopy coverage of trees to improve public amenity, reduce the urban heat island effect and enhance biodiversity. The suggestions also respond to DM60: Urban Greening and Green Infrastructure. Southwark aims to have a network of green infrastructure and support urban greening to improve public amenity, enhance biodiversity and reduce the urban heat island effect and surface water flooding.
the site has a rich history which should help inform the local street pattern. New development should be intimate and nuanced where appropriate and new development should recognise key, protected public assets. • The conservation areas that have been identified by the BLBB Characterisation Study Report should be respected to ensure appropriate development in these areas. • The opportunity areas identified by the BLBB Characterisation Study Report should be utilised for new development. This should be comprised of mixed use development where possible. The density of new development should vary depending on the location within the site. Special attention should be given to areas of the site that are within the conservation areas identified by the BLBB to ensure that the density of new development is appropriate to its location within the site. • The Flat Iron Square was recently renovated as part of the neighbourhood planning social infrastructure initiative and has good patronage. Similar, recent investments have been made to the public realm at Redcross Way and the Ayres Street Alley. Therefore, parts of the west side of the site should be preserved. • The assembly of buildings fronting the narrow Union Street is distinctive. They comprise a mixture of mostly 11m to 20m tall 18th and 19th century houses, school
FUTURE INTERVENTIONS GUIDELINES FOR FUTURE INTERVENTIONS and community buildings. Buildings that are of historic value should be preserved. • Union Street is of key historic value and , as mentioned, should be preserved, although there is scope for refurbishment and renovation of some buildings. • New parking may be provided underground, with the entry and exits points connecting to Southwark Road. Parking should be provided near the perimeter of the site in order to prevent excessive vehicular traffic on the opportunity site and to prevent potential congestion, especially near the centre of the opportunity site. • T he Cathedral School of St. Saviour and St. Mary and St. Joseph’s RC Primary School should amalgamate, forming one new school. A new school building should be erected. A carefully considered FAR (Floor Area Ratio) for the new school building would free up space for other new development and green open space. The new school may be incorporated in a new mixed-use building (with access on the ground floor).
partnership(s) should be established, decreasing the start up cost for development relating to land acquisitions. • The re-development of the site should be phased (two phases). The first reason for this is that re-developing the entire site in one phase would cause excessive closures to the roads surrounding the opportunity site. The second reason for this is that, due to the long history (Roman), the site has potential archaeological interests that may cause disruptions to development. By phasing new development, the construction process is not unduly delayed, causing pecuniary loss. • New medium to high density mixed-use development should include a mix of office and residential space and shops and eateries.
• Marlborough playground and Little Dorit Park are Borough open land. Therefore, Southwark Council should lead new development on these sites as the issue of land holders challenging development can be circumvented. • The local authority is already a major land owner within the site. Strong public/ private
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FUTURE INTERVENTIONS SUMMARY OF GUIDELINES FOR FUTURE INTERVENTIONS • The London Cycle Network should be extended and expanded, creating links to and from the opportunity site in the Borough area that has been identified as an appropriate place for future design interventions.
• New development should be intimate and nuanced where appropriate and should recognise local heritage. • Conservation areas should be respected to ensure appropriate development in these areas.
• The green spaces should be improved and linked together in a network via a path.
• Opportunity areas should be utilised for new development that is comprised of mixed use development where possible. • Redcross Way is more open in character The density of new development should than other streets in the area. Redcross vary depending on the location within the Way can be enhanced through ‘greening’ site. and planting new trees along it, enhancing the quality of the public space and making • Due to recent investments, parts of the west it a distinct axial street through the site, side of the site should be preserved. improving north/south connectivity. • The assembly of buildings fronting the • Key social spaces have been identified. narrow Union Street is distinctive. Historic These should be preserved and enhanced. buildings should be preserved. • Increased GFA (gross floor area) should be promoted in line with provisions of certain types of uses to assist with meeting overall strategic development requirements with regard to housing and employment. • New mixed use development should be located in close proximity to current economic activity, for example in the wasted space in close proximity to Union Street and Southwark Road. • New entrances to the site should be established where possible, in close proximity to public transport stops. • The site has a rich history which should help inform the local street pattern. 8
• Union Street should be preserved, although there is scope for refurbishment and renovation of some buildings. • New parking may be provided underground, connecting to Southwark Road. Parking should be provided near the perimeter of the site in order to prevent excessive vehicular traffic on the opportunity site and to provent potential congestion, especially near the centre of the opportunity site. • The two schools should amalgamate, forming one new school building. • The re-development of the site should be phased (two phases) to prevent excessive closures to the roads surrounding the
opportunity site and to prevent pecuniary loss. The site has potential archaeological interests; these could cause disruptions to development. • New medium to high density mixed-use development should include office and residential space and shops and eateries.
URBAN DESIGN STRATEGY WIDER CONTEXT
Wider area as existing
Strategy for wider area in 20 years Wider context: increased connectivity through increased movement and permeability
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URBAN DESIGN STRATEGY
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Conservation area - historic assets to be preserved
Green open spaces to be linked together in network
Weak connections from street and wasted space to be addressed
Established social spaces to be linked together as part of green network
URBAN DESIGN STRATEGY OPTIONS FOR OPPORTUNITY SITE
Design strategy options for the opportunity site
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URBAN DESIGN STATEGY
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Urban design strategy
NEW ARMATURE
Urban armature for area in 20 years: wider context (not to scale)
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NEW ARMATURE
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Urban armature for area in 20 years
URBAN DESIGN BRIEF DEVELOPING A DETAILED PROPOSAL
Development of ideas for detailed design proposal
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URBAN DESIGN BRIEF SITE PLAN
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Site plan 1:2500
URBAN DESIGN BRIEF
Site re-development phases
Pedestrian movement
Green open spaces
Vehicular movement
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URBAN DESIGN BRIEF PARKING AND SERVICING
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Arrangements for parking and servicing
URBAN DESIGN BRIEF PUBLIC AND PRIVATE SPACES
Public, semi-public, private and semi-private spaces
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URBAN DESIGN BRIEF EXISTING BUILDING HEIGHTS
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Heights of existing buildings
URBAN DESIGN BRIEF NEW BUILDING HEIGHTS
Heights of new buildings
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URBAN DESIGN BRIEF
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Site plan (not to scale)
3D massing: view 1
3D massing: view 2
3D massing: view 3
URBAN DESIGN BRIEF SITE SECTION
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URBAN DESIGN BRIEF MIXED-USE AND HOUSING PRECEDENTS
1. Curwen Apartments, Newham, London These energy efficient homes balance the need for higher density housing with high quality design.
2. Holland Park housing, London The building (predominantly residential) steps down toward the adjacent Holland Park and low rise residential areas.
3. Dock Street, New York The mixed use building includes shops and residences. It is a good example of how a modern, mixed-use development can respond to a historic context in a sensitive manor through the careful selection of materials and appropriate scale.
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4. 250 East 57th Street, New York A good example of a mixed-use building that includes educational facilities on the ground level.
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5. Rutgers University, New York The open space creates places for students, faculty, staff, and the community to come together and grow. The landscaping is a good example of how biodiversity and a green ecology can be fostered.