090427hw by Fiona

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

CREATIVE POTENTIAL

Hackney Wick and Fish Island

VALUE WHAT IS THERE A Foundation & the Cut Up Collective Abrahams Cases Ansel Associates Blue Lithographics Printers Blue Marble Trust BRG Print Finishers British Printing Industries Federation (BPIF) Central Books City Fringe Partnership Counter Cafe David Powell Associates Elevator Gallery www.ﬁshisland.co.uk Furniture Manufacturers Yard Gavin Riding - Fish Island Business Club Gavin Turk & House of Fairytales Griddlers Café Jennifer Richardson Tower Hamlets Council Lotto Lab Mapps Café MD Set Design Morning Star Newspaper Quadroprint Ltd Schwartz Gallery Shoreditch Trust Space Studios Sweet Love Cafe Things Ltd Water House Restaurant Van-der-graaf Voluntary Design & Build

Furniture Manufacturers Yard Unit 3, Autumn Street, London

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

Consultations

VALUE WHAT IS THERE Creative industries in Hackney Wick ��

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

VALUE WHAT IS THERE 624 Studios in Hackney Wick

VALUE WHAT IS THERE

creative industries no. 300 (so far)

creative industries no. 624 (so far)

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

Dalston and Hackney Wick

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VALUE WHAT IS THERE ��

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Galleries in Hackney Wick �

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

VALUE WHAT IS THERE

Existing networks

VALUE WHAT IS THERE Events taking place during Hackney Wick Festival 2008 ��

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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VALUE WHAT IS THERE

Old Ford Lock

Local Shop, Roach Road

Coffee Shop, Roach Road

Elevator Gallery, White Post Lane

Bagel Shop, Hepscott Road

Cafe, Chapman Road

Turkish cafe, Felstead Street

Cafe, Felstead Street

Coffee Shop, Prince Edward Road Transportable Burger takeaway, Prince Edward Road

Food Shop, Wallis Road

Transportable Food Stall, Prince Edward Road

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

Hackney Wick Public Face

VALUE WHAT IS THERE

Yard , Roach Road

Studios, Smeed Road

Yard, Dace Road

Old Ford Lock, Dace road

Derelict steel structure, facing the canal on Dace Road

View from Monier Road towards the Olympic Site

View from Greenway

Greenway staircase, Dace Road

Warehouse, Dace Road

Yard entrance, Dace Road

Old Ford Lock

Cafe, Chapman Road

Warehouse, Felstead Street

Yard, White Post Lane

View from White Post Lane towrds Olympic site

Yard, Wallis Street

Duckets cut

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

Hackney Wick view in:

Post box in ‘ Counter Cafe’ and ‘Sweet cafe’ Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

VALUE WHAT IS THERE

Interactive Mapping

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Overview of Status of buildings 2009 ��

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New Travellers accom’, single storey due to Olympics. Rented

Temp’ planning permission as accom until 2014

Walled Open space, no buildings, hard standing 0.5 ac, v good develop’ pot’ access to White post lane. FH

cleared ready for Olympic contractor potential use

3 storey brick building + currently vacant Freehold currently for sale. FH

Business recently ceased trading

Open storage space with (3)above access to Rothbury rd. FH

as 3 above

Large storage spaceused by relious group.

unknown

brick built 2 storey engineering work shop, access White post lane

unknown

continuation of (6) above

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part of 6 above

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Landscape builders storage yard access onto Hepscot Rd. Assumed FH

long established business, has to date resisted sale of site to developers

numerous single level small units car spare parts, cafe. Good redevelop potential

low quality businesses, poor long term potential

2 storey workshops original recently unknown moved

2 storey paint manufacture recently moved New occupiers

unknown

Three storey Public house with planning permission for live/work.

Ceased as Public House partially used as accom

2 storey brick warehouse, for house hold products develop potential

cost effective warehouse

2 storey brick engineering maintence workshop devel potential

cost effective workshop, does not appear to be busy

poor quality storeybrick/block , devel potential

poor quality building ready for development

2 storey brick built warehouse part of (12) recently changed use, devel potential

poor quality building ready for development

poor quality storeybrick/block , devel potential

poor quality building ready for development

Queens yard; 2 storey brick building , rented, devel potential

print ofﬁces

Queens yd; High tech print works + ofﬁces, 2 storey quality brick built, rented climate.

printers business model supceptable to economic

2 storey brick building -

Victoria business Park, 8 units for rent to small bussi brick /metal industrial sheds. Rental income for F H willing to discuss redevelopment.

Rental income for landowner, old established family business on FI also owns Hamletindustrial estate.

brick/metal industrial sheds

Rented industial units, low quality businesses.

2 storey workshops / warehouse & open yard for BT. Access off Hepscott Rd

Blue chip telecom s business

Operational P.H , two storey quality brick with three level accommodation attached

marginal business due to drop off clients

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Appraisal of business, stage in business cycle

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Work space quality + size & space Tenure & potential development growth potential

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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VALUE WHAT IS THERE ��

Overview of Status of buildings 2009 ��

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Printers business susseptable to pressures of printers trade . Artists supported but a few struggle to plans to redevelop rear units into quality artist units.

Hamlet Industral Estate with 11 industrial rental units . Cheap 2 storey brick/metal industrial sheds standing on concrete slab over polluted ground. Access via White Post Lane. No access to waterways as site bounded by high brick wall.

Individual businesses rarely move. Few vacant units however closure of Carpenters Rd due to Olympics is making access difﬁcult. Development potential adjacent to waterways

7 1/2 acre site with 2 storey quality brick ofﬁces, brick industrial buildings, 2 storey industrial sheds(metal clad) extensive car parking. Maintenance work shops , recycling area + materials storage area+ plant. F.H tenure

Established (30 yrs)and growing materials recycling business.

Rented 2 storey poor quality industrial buildings, currently used as vehicle operation & maintenace facility. Free holder recently ceased trading so leased to tenants.

Main vehicle buiness appears strong but parking on street becoming difﬁcult. Development potential. Access off Trego Rd.

2 Storey brick building, ex print works. Extensive open ground level area. Medium quality vacant second ﬂoor ofﬁces. Devel potential with good corner plot, access off Hepscott Rd

Currently ground floor used as storage space. Second floor offices vacant.

7/8/9 storey live/work units ( 250 no )in new high spec’ development. Ground floor commercial units, shops, cafe, offices for rent. For sale/rent 20,000ft2 office space, floor to ceiling windows. See www.fishislandproperties.co.uk for details or tel; 020 7987 7111 No re development potential. Gated access to Roach Rd

Beginning of business cycle. Good opportunity for variable artist studio space to be purchased free hold (FH)or rented

2 storey brick buildings with limited life. Current small cafe onto Roach rd. No development potential due to CPO

Site under Compulsary Purshase Order (CPO) for ODA. Site of bridge( R1) over River Lee for access to Olympic site.

6 1/2 acres industrial site with large 3 storey warehouse sheds & quality brick ofﬁce(s). Currently lease ends in 2011. FH is a developer.

Sucessfully defeated CPO for bus garage. Presume FH will apply for residential led development.

2 storey brick built building used as printers. Ofﬁce second ﬂoor. Open storage and car park wih access off Remus rd. High ceilings medium quality build.

Printer business becoming tougher maybe coming to end of business cycle.

Builders merchants, low quality buildings & low cost metal sheds & open storage space. Good redevelopment potential on corner plot. Access off Monier rd

Long established 2nd generation business which does not require expensive site to operate from.

2 Storey low quality brick building with open storage space. Good development potential. Access off Monier rd

Current FH manufacturing business at end of business cycle.

2 Storey low quality brick building with open storage space. Good development potential. Access off Monier rd

Current FH manufacturing family business still competative but would relocation.

2 Storey low quality brick building with open storage space. Good development potential. Access off Monier rd

Part of site with access off Wyke rd is leased to glass mirror manufacturer. Part of site with access off Monier rd new metal trader, tenant

2 storey brick low quality buildings , ex slaughter house access off Monier

Vacant building for rent. FH expecting redevelopment

2 storey metal clad building recently renewed by tenant and used as builders yard. Poor development site as large elec cable route belowround

FH leased out facilities, appears to be long term businss plan.

3 storey high quality new build commercial brick building. Ground ﬂoor separate business units leased out by FH. No development potential.

Second generation sucessful and growing family business

2 storey medium quality metal clad rented ofﬁce and open yard storage faciliy. Access of Dace rd.

FH leased to street light maintenace group.

Well built substantial brick victorian commecial properties, 3 storey. Recent change of Free Holder.

FH currently refurbishing internals presumably for lease.

Poor quality metal clad chicken slaughter house, with open yard area. Access off Smeed rd, complaints from neighbours re smells. plan.

Has special licence to slaughter chickens appears to have good business

2 storey poor quality brick building , warehouse & open storage space aparent other than awaiting re development

Vacant business premises. Redundant meat business. No busines plan

Large block and metal clad medium quality factory & open storage space. Lorry parking with access of Monier rd.

Vacant ex sandwich manufacturer factory. No business plan in place

A set of six modern brick and metal cladded 2 storey industrial units Vehicle parking space at front with access & ingress off Stour rd. Large open space within buildings, current uses from paint sales to fresh ﬁsh trader. Tenants on 999 yr lease from FH with apro 970yrs to run.

All business appear to be functioning okey, possible exception of the the printer. Printers are having particularly hard time

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Substantial brick ﬁve storey building. GF printers and low cost rental space for artists. Large open yard/car park at rear with planning permision for B1 units granted

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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VALUE WHAT IS THERE ��

Overview of Status of buildings 2009 ��

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2 storey brick built industrial buildings, repair/ refurb by FH in recent years. FH rents to tenants. Building stock approaching end of life , site could be improved by redevelopment particularly as it will oposite new foorbridge to Olympic park. Access off Stour Rd

Small print works and large industrial storage and operations ofﬁce for refridgeration plant suplier and scaffold yard.

New modern 3 storey brick and metal clad smoked salmon factory, ofﬁces & distribution centre. No develpment potential.

Successful and oldest smoked salmon factory in world(claimed). Proﬁtable strong leadership, business expanding.

2 storey brick and cheap roof, medium quality indusrial shed

Currently vacant as mechanical work shop of 2 years left recently.

small 2 storey brick building with open storge space. Access off Beachy rd.

not known

Brick building, under CPO for foot bridge into Olymic park

CPO maked business not viable

Large brick built industrial warehouse and wood ﬁnisher. 2/3 storey with large vechicle parking area, subject to ﬂooding. Current users believed to sold FH to developer. Access off Dace rd only

Importer of wooden furniture ready for ﬁnishing is strugglingan shrinking.

2 storey brick show room and store of bathroom products. Access of Dace rd.

Assumed business sustainable no information about growth potential

59/60

Open space used for low grade scrap vehicle business. potential which has been rejected in past by FH

Low grade businesses.

3 Storey victorian brick built with internal features of architectural merit & high ceilings.

World renown spectacles manaufacture, business is steady. FH recently sold building. FH business plans not known.

2/3 storey hotch poch of old brick buildings, until recently used as Peanut packaging manufacturer. Good redevelopment potential

A number of small tenants, appear to be low grade busnesses.

3 storey random layout brick buildings currently (alleged by others) undergoing remodeling including illegal live/work units (ie no planning permission)

Difﬁcult to assess busness plan, FH elusive

Brick building used until recently as cafe. apparently to poor health of new leasee.

Location of Island cafe until recently,which has gone out of business due

Substantial brick 4 storey buildings former factory. Freehold recently sold, to individual artists at cost effective rates. The current lease has many yrs to run.

One long term tenant is SPACE studios, who sub let studios space

This medum to poor quality brick built buildings were once the HQ of a national peanut manufacturer. FH recently sold. Building receiving some remodelling including alleged live/work units (without planning permission) Vehicle access of Dace rd. Some areas used by artists.

FH is elusive, but it is assumed the FH is awaiting a for a change in current planning zoning.

Modern live/work development ground ﬂoor commercial with l/w on all other ﬂoors. 120yrs leases

n/a

2 storey redundant iron works. Brick walls with poor quality roo. Has planning granted for live/work. River end of building has small l/w. Huge open space currently leased to an artist. FH lives on site until aftr Olympics.

FH current business plan is to rent for income.

Substantial 4 storey brick building, currently used as bed manufacturer and warehouse. Vehicle access off Dace rd.FH occupies site

It is understood FH has planning for live/work. Sale of FH has not happen in accordance with expected Business plan

Huge yellow metal clad building three storey high wih ﬂoors below ground national group

Business has expanded after purchase of FH 4/5 yrs ago. Part of large

Single level low quality building used as ofﬁces for car/van rental area. Good develpment potential. Planning granted for alernative use than B8

Assume FH awaiting chnge in planning zoing and economic climate.

New 8 storey live/work development. Office & comercial space on ground floor with live/work on other floors including painters (artist).

An undisclosed number of small business. Some ground ﬂoor space still avaliable

2 storey mixture of low quality industrial units, including cr repair work shops. Suitable for redevelopment

Most business appear to be above survival levels.

Open space (assumed B8) access of Wick lane. Used as vehicle storage area. Has buried water infrastructure which will hamper re development. FH is apparentl looking to redevelop site.

Current business plan is awaiting favourable planning consent.

9 storey almost complete development (last l/w grantd by LBTH) extensive commercial units 9,000 ft2 on ground ﬂoor, suitable for artists refer to www.ﬁshislandproperties.co.uk

Not yet ﬁnshed, due in late May 2009.

Open parkng space for 77

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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VALUE WHAT IS THERE ��

Overview of Status of buildings 2009 ��

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The oldest business on Fish island (1887). Family run operation which is responding to the market and its clients.

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Quality built church

Nigerian run , businessplan unknown, but very unhappy with the CPO

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2 storey building, poor quality

Printers, marginal business

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Mostly demolished old shoe factory , with arts of King John’s Palace below grd Good development potential

Currently an alleged illegal recycling site.

8 medium quality businss units of Maverton Business Industrial estate owned bya pension fund. Access off Wick Lane via Maverton rd

Tenants come and go as their plans change.

2 story brick and metal clad buildings currently used as warehouses

Poor business model as units ben vacant for years until recently

Very poor building stock, mainly metal sheds. Used by FH as construction comany materials and vehicle store

Proﬁtable business with works contacts for LBTH

2 storey factory , brick, poor quality. FH

Only partially used. FH has other propeties elsewhere for expansion.

open car parking space with live /work plannng

Random collection of very transient business. FH on site. FH sale fallen thru’

Business will stay if fent is cheap

FH recent sold. Poor quality buildings been refurbished. Development potential

Business plan seems weak as site still looking for tenants.

pubic house, refurbish expensively. Awaiting new tenants from 419 Wick Lane business model

Struggling with low client numbers but new tenants should improve

3 storey brick, low quality building, with numerous tenants such as motors bike repairs, mechanical work shops, mechanical work shops

FH business model, rental gives good return on capital

2 storey brick warehouse, cureently FH uses as drinks distribution centre. good development potential

Business plan appears strong enough.

single storey furniture repair workshop, FH on site.

Business struggling

wood furniture manufacturer and spray shop. Tenants on site , low rent

unknown as new tenants

Large 2 storey factory , poor quality. Development potential

Established furniture business, second generation

Wood storage yard, mainly open storage space some poor quality buildings

Large national timber merchants.

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Poor quality package of 2 storey buildings used for manufacture of wooded package cases for the art world.

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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VALUE WHAT IS THERE 2007 Service industries in Hackney Wick some no longer in-situ see printers map ��

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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VALUE WHAT IS THERE Printing industries in Hackney Wick ��

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

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VALUE WHAT IS THERE Printing Industy Printers, Publishers, Distributers, Binders, Print suppliers Large publishing and distribution house in Hackney Wick.

Facts: Distributes over 200 book publishers, approx 5 million books stroed on site.

“When we moved to the area there were a lot of printers, publishes and pint related industries in the area.”

Clients inc: Art galleries, BFI, small press books, UEL, Queen Mary University Client base: National and International

Attracted to Hackney Wick because rent was relatively low and location on the edge of central London with easy access to good transport routes. “ Location was great for money and space!”

Date move in: 1989 Number of Employees: 40 staff

Largest fabric printing business in Hackney Wick Moved to Hackney Wick for larger business premises. Specialist business - fabric printing. Location beneﬁts from being within easy access of ‘central London’ and close to O2 Area. “This is handy for delivery purposes, as we deliver a large number of t-shirts to the O2 for concerts.”

“ East London has a poor distribution of book shops, most are located central and west end.”

Workforce is local, so location is important.

Business that has been relocated due to the Olympic regeneration masterplan.

“This area used to be known as Printers Paradise. Around here there used to be a printers on every corner, everyone lived off each other.”

Central Books. 99 Wallis Road, E9 Nature of Business: Print Finishers Facts: Finishers - Specialist industry - located near to Printers and Suppliers Clients: Local printers, Central London based Have been established in the area for a long time Date move in: Business relocated to current premises from Olympic site.

Requested to stay in the area because have been established in the region for a long time – good client base knowledge. Print ﬁnishes are known in the business as ‘post print’ industries – normally located near to printers and suppliers.

The Muller Martini Stitching Machine “LDA sent and advisor who they classed as an ‘expert’ around to value their machines. “The guy did not know the back from the front of the machine, and this machine is common in the industry.”

“We know everyone locally in this business.”

Number of Employees: 12 staff

Local business – transport costs are lower and saves time.

Nature of Business: Screen Process Printers

Largest fabric printing business in Hackney Wick

Facts: Print on to fabrics - Specialist industry

Moved to Hackney Wick for larger business premises.

BRG Print Finishes Ltd. Main Yard, Wallis Rd

Clients: 02 Arena, Central London based Located next to Hackney Wick Station Workforce is local, so loaction is important Date move in: 1971 Number of Employees: 30 staff

Things Fashion Ltd. Wallis Road

Specialist business - fabric printing. Location beneﬁts from being within easy access of ‘central London’ and close to O2 Area. “This is handy for delivery purposes, as we deliver a large number of t-shirts to the O2 for concerts.” Workforce is local, so location is important.

Future plans “We are planning to stay in Hackney Wick. If we had to move, where would we go?”

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

Nature of Business: Publishers/ Distributer magazine and books

VALUE WHAT IS THERE Displaced Printing Industy Blue Lithographic Printers now relocated to Harlow Essex.

Facts: Relocated in March 2008 to Essex

Main reason for move was the change in the area. The area was becoming very run down; business was hard to operate from Fish Island. Due to: - Road closure and diversions for Olympic site - Area falling into decline, change of business user in area.

Blue’s vans could not park near business premises. - Vacant building is being misused. “Blue’s old premises since vacated has had 4 rave’s” - Reason for move out of Fish Island, was a business decision. “We had the opportunity to move to a better area, so we did.”

Car mechanics operating from Grey Queens Yard which resulted in large number of vehicles being parked on the roads and in Yard, customers and

Blue Lithographic Printers

Trends: Consolidation and rationalisation in industry Rising cost and global competition Industry being pushed out to more affordable sites “If we move beyond Hackney, we will be struggling.” Barry Tucker - Managing Director. BRG Print Finishes Ltd Light industry need to be located in proximity to market -Concentrated around city fringe. Big market generator – Soho/ Central London

Printers and businesses relocating buildings left empty

1,600 print and publishing businesses in London 17, 000 employees £2 billion turn over Andrew Brown - Corporate Affairs director BPIF

Promote local business. “We need to keep the life and blood of the area here” Barry Tucker - Managing Director. BRG Print Finishes Ltd Transport links crutial to printing industy Printers rely on ‘just-in-time’ clients - if deliveries cannot get out on time because of blockages on roads, businesses cannot survive in the current location. Is there an opportunity for printers to print literature for the Olympics Games?

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

Nature of Business: Printers of magazines and books

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

VALUE WHAT IS THERE

Links: Canal network

VALUE WHAT IS THERE

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Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

Links to Dalston and Shoreditch

CASE STUDIES Shoreditch Trust has strong eco precedents Waterhouse Restaurant, Shoreditch 10 Orsman Road, London. N1 5QJ

A social enterprise funded by Shoreditch Trust. Location of restaurant adjacent to canal. Uses the ambient water temperature from the canal and heat pump technology for energy efﬁcient cooling. Renewable hydro-electric power to minimise carbon emissions. Roof-mounted solar panels to provide hot water. Photovoltaic cells to produce renewable electricity. Building materials, from sustainable sources – recycled plastic chairs, wood from sustainable forest source.

The Barge, Regents Canal, Shoreditch Funded by Shoreditch Trust. The Barge was funded by Shoreditch Trust using a variety of green technology. “We are working with British Waterways on their contribution to ‘Boris’ City Growth Strategy ‘and ‘2012 food growing places.’ We have taken ownership of a 60ftX15ft hopper – its now a work in progress but it will be a ﬂoating allotment moored in the Kingsland Basin. The hope is this will be Hackney’s version of the Science Barge currently on the Hudson in New York.”

The Beacon, Shoreditch Low-energy street lighting project funded by Shoreditch Trust and supported by TFL. Six metre tower of coloured Plexiglas, colour panels and light. Installation produces its own electricity through solar panels mounted at the top of the tower and through photo voltaic technology in solar paving slabs. The Solar Slab used for the beacon were designed by Beau Lotto at Lotto Lab, and manufactured by Studio Van De Graf in Homerton, using recycled waste glass set in resin.

Waste management system - ‘Wormery’ digesting raw food for composting - Lavatories featuring a sustainable, ‘paperless’ toilet - A hot composter to manage the garden’s waste Produces ﬁltered chilled bottled water on-site, using a ﬁltration system from ‘Greencare H20’ in association with Belu. www.greencareh2o.com

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

potential for scenario testing with Space Studios

Shoreditch Park, picture taken by Alan Denney.

Hackney Wick and Fish Island: Creative Potential / muf architecture/art llp /Site Analysis: April 2009

Shoreditch Trust â&#x20AC;?Hackney Wick is what Shoreditch was 50 years agoâ&#x20AC;?