University of Liverpool
Batchelor of Architecture - Year 2
The final BArch project, is a thesis study. The students are encouraged to develop their own topics of investigation, again this work was carried out as part of a group, working with two of my peers,
Jane Burnham Helen Coventry
The thesis: Dwelling on Tomorrow... An investigation into the validity and adaptation of the terrace typology in the provision of a solution to current issues in housing, within the context of the Housing Market Renewal Initiative (HMRI) and Liverpool.
This is a very real governmental situation which has both a social and architectural effect on the current housing stock in the UK.
A suggested figure of 240,000 new dwellings to be built every year has been set in order to account for the increased demand for affordable housing. It does however seem somewhat unnecessary to add to or remove from existing housing stock, when endless rows of unoccupied terraced housing are left to deteriorate. Instead new- build housing schemes and apartment blocks are favoured by developers and are currently being introduced into towns and cities across the UK.
An example of such development is explored in depth within the Thesis in the City of Liverpool. As with many cities, Liverpool has rapidly become inundated with new-build housing and endless blocks of apartments, which are forming ‘Ghost Towns’ within some areas, owing to lack of uptake of such housing and the misguided calculations of requirement and provision.
In order to address such issues to provide an improved quality of living, detailed area research and investigations into density, space standards and government initiatives have been undertaken within this thesis, providing an informed basis from which to develop a site, chosen from a selection of six sites.
The programme for the chosen site is to address the reasons for failure within the area of the site and to create a new functioning community. The creation of new pockets of design in conjunction with the existing framework of the terrace block is intended, in turn, to enhance the area and to create an integrated community made up of old, and new, aiming to incorporate the wider community. This will inspire locals to retain faith within these abandoned areas and encourage others into the area; releasing the stigma of inner city terrace housing.
Ian Mellor January 2008 - June 2008
ii
Liverpool: City Context 1. Breckfield
St Domingo Vale
L5
2. Kensington eastern fringe (north)
Maxton Street
L6
1
inner core
central buffer
eastern fringe (central)
LIVERPO O L 2
3. Picton
city centre
3 Scholar Street 5
L7
4
eastern fringe (south)
6
suburban core
southern fringe
4. Granby
N
Cairns Street
L8
scale 1:10 000
Housing Market Renewal Initiative National Context In February 2003 the Government launched the Sustainable Communities Plan ‘Building for the Future’. The plan recognised that housing strategy needs to be linked with improving the economy, public services, transport and the environment at a local level. The primary focus of the plan was to address areas that exhibited problems of a low demand for housing and abandonment in deprived communities. The Housing Market Renewal Initiative (HMRI) aims to tackle housing market failure that is being exhibited across the Midlands and the North West of England unlike the more stable housing markets found in the South of England.
5. Welsh Strets
Madryn Street
Areas displaying housing market failure and the associated social and economic problems are characterised by: o o o o
L8
Low demand for housing High vacancy rates Wrong type and tenure of properties Oversupply of housing
The HMRI selected 9 areas accross Central and Northern England to tackle unstable housing markets including Liverpool and Merseyside.
Liverpool Context Liverpool’s housing market is polarised, with High demand stable markets in the Suburbs and the City Centre. Low demand areas are largely contained within the city’s inner core which displays characteristics of housing market failure. The inner core has a population of 150 000 people, containing 76 000 properties 80% of which are pre 1919 terraces. Housing Market Renewal Initiative in Liverpool is working to: i) Improve poor quality housing stock ii) Build new quality homes to diversify the property type and provide a mixture of tenures. This includes the demolition of properties that have been abandoned due to long term migration by those economically able and those properties that are unsustainable iii) Provide long term programme of refurbishment, redevelopment and improved management of the area. The programme in Liverpool is to span 10-15yrs and is phased to ensure that it delivers long term sustainable regeneration.
HMRI Liverpool has identified 4 zones of opportunity in the city, within these zones of opportunity, 6 renewal areas have been identified for regeneration under the HMRI development framework: 1. 2. 3.
4.
City Centre North Zone of Opportunity Stanley Park Zone of Opportunity 2.1. Anfield and Breckfield Renewal Area Wavertree Zone of Opportunity 3.1 Kensington Renewal Area 3.2 Picton Renewal Area City Centre South 4.1 Lodge Lane Renewal Area 4.2 Granby Renewal Area 4.3 Princes Park Renewal Area
6. Holyland
Jacob Street
Source: Housing Market Renewal in Liverpool Annual Report 2006/07 Liverpool City Council’s Housing Strategy Statement 2005 -2008
scale 1:5 000
L8
section through st domingo vale 1:100
site section along maxton street 1:100
site section through mulliner street and scholar street 1:100
section through cairns street 1:100
site section - madryn street 1:100
site section - jacob street 1:100
elevation 1 and plans 1:100
ground floor plan
first - second floor plan
typical elevation and plans 1:100
ground floor plan
first floor plan
elevation 1 and plans 1:100
ground floor plan
first floor plan
ground floor plan
first floor plan
ground floor plan
first floor plan
ground floor plan
first floor plan
typical elevation and plans 1:100
typical elevation and plans
basement plan
basement plan
elevation 2 and plans 1:100
ground floor plan
first - second floor plan
elevation 2 and plans 1:100
ground floor plan
first floor plan
elevation 2 1:100
ground floor plan
first floor plan
1:100
elevation 1 and plans 1:100
“One row looks much the same as the other” planning obligations
English Terraced Housing
adaptation and new build Terraced housing or ‘row housing’ is commonly linked to the working classes, as being small homes for the poor built during the industrial revolution as a solution to rapidly growing urban populations. The terraced house has a long entrenched image of poor quality, being overcrowded and primitive.
1.0 level access
1.0
level access is required to all new properties built and a fully accessible front access to redeveloped properties to conform with approved document part m (access to and use of buildings)
In many cases this is true but the terraced house has been the favoured housing typology for both the middle classes and the working classes varying in size from 15 rooms to just 4 rooms, the smallest most common, two up – two down. Throughout the 19th century ¾ of the population lived in a terraced house. Terraced housing as previously mentioned is often linked to overcrowding, however with the exception of inner city districts English terraced housing densities remained low, with the average number of person per house fluctuating between 6 in 1821 and 5 by 1911. The average family size during the 19th century was 4.5 persons. The standardised nature of the terraced house plan and later of the building process has helped to ensure the permanence of the terraced typology. The plan allows for a great level of flexibility which has secured its validity as a typology. The main change within the plan comes from its depth with their being little variation in its width. The façade became a unified element with difference occurring in the centre and at the corners; decoration was used to distinguish the front from the back. Later the most basic building stipulations were the building line that is a common line at the front and the party wall which was not to be broken and by the mid 19th century was to be as straight as possible. By the mid 1880s all municipalities were using building regulations to benefit both the middle and working classes. During the 19th century there was a separation of work and the dwelling place with an increased emphasis on family togetherness. The terraced house did not reflect this with more than one fire in the house; however this began to resolve itself with the introduction of a main kitchen living room. Later there was a desire to separate public and private functions of the house whilst allocating different rooms for different functions. Even the smallest houses started to keep a room for best generally at the front, which resulted in the introduction of the hall or the half hall.
interface distances
2.0
interface distances between properties are of immense importance in planning, as these distance define levels of privacy between habitable spaces and therefore comfort within the home. existing terraces do not provide the level of privacy required by current standards especially at the rear
2.1 2.2
2.0 front interface distance 2.1 typical front interface (approx 12m) 2.2 front to front required interface distance of 18m (window to window of habitable rooms)
Outside the house the street also began to become standardised and regulated, until now many small houses had no formalised streets. Streets became wider and regularised with a common width being 10.97m. Streets became places for communication, for promenading and for observing. This resulted in a stretch of greenery being placed between the street and the private dwelling; the front garden began to become something of a status symbol suggesting sub urbanity. By the end of the 19th century all new houses had either a front garden, a forecourt or at least a paved stretch the depth of the front bay window. The rear garden was not valued as it meant service.
3.0 rear interface distance 3.1 typical rear interface (approx 13m) 3.2 rear to rear interface distance of 24m (window to window of habitable rooms)
3.0 3.1
3.2
4.0 gable interface distance 4.1 typical gable interface (approx 9m) 4.2 front to gable interface of 14m (window to window of habitable rooms)
4.0
4.2
as keeping yourself to yourself and a private garden became more desirable, the importance of the rear became more prevalent which ultimately led to the terraced house and future housing turning itself away from the street and focusing on the back garden.
the plan: regular terraced house the basic plan of the terrace house is simple two floors each with two rooms the width of the plan varied the least unlike the depth which was the most variable, however this could not exceed 4 times the width as the plan became too dark, in Liverpool houses could be as narrow as 2.74m. the ceiling height was the other main variation, until it was regularised to 2.44m in the first half of the 19th century
typical section
4.1
typical section
other variations in the plan include the: back extension (a) basement: in Liverpool all houses had basements which was generally used as a separate dwelling for the working classes additional floor or the roof the entrance is at the side or the house there were two main types of access those with a hall or half a hall (b), those that entered directly into the main front room (c) the position of the stairs before 1900 was in the backroom and generally turned at the top ‘dog legged’ (d) however after 1900 it was to become one straight flight positioned at the side of the back room (e).
lifetimes homes - adaptation joseph rowntree first floor plan
as mentioned before the back extension is one of the most varied parts of the terrace, up until 1850 the back extension if present had its own mono pitched roof, after 1850 most houses with back extensions became two storey and two adjacent extensions shared the same roof. the height in the back extension was generally lower than the main part of the house.
first floor plan
16 design features:
in some cases the back extension can more than half the width of the house, but this generally causes problems with light penetration in the back room, as the rear garden the largest room living room was placed in the back. by the late 19th century plans for all dwellings developed in the same direction: seclusion, privacy and convienience.
(a)
(d) (e) (b)
the façade of the terrace became standardised with specific attention paid to a strict building line, in the later half of the 19th century the bay was introduced into the terrace in response to the public health act to help with ventilation. Decoration was applied to the front of the terrace to distinguish the front.
(c)
ground floor plan
ground floor plan
typical two up - two down terraced house 1850
typical two up - two down terraced house 1900
1
car parking
2
access from car parking
3
approach
4
external entrances
5
communal stairs
6
doorways and hallways
7
wheelchair accessibility
8
living accommodation
9
2 or more storey requirements
10
w.c. requirements
11
bathroom facilities
12
lift requirements
13
main bedroom
14
bathroom layout
15
window specification
16
fixtures and fittings
1.0 1.1
9 10
6 8 15
2
4 3 1
car parking 3.3m wide parking space adjacent to home
1.0
1.1
2.1
3.1
2.0 2.1
access distance from parking space to home to be kept to a minimum
3.0
3.0 3.1
approach all entrances to be level or gently sloped
4.0 4.1 4.2 4.3
external entrances all entrances to be covered all entrances to have a level threshold all entrances to be illuminated
4.0
4.1
4.2
4.3
5.0 5.1
doorways and hallways internal doorways to be 900mm and conform to Part M doorways to have 300mm nib to leading edge of doors at entrance level
5.0
5.1
5.2
6.1
7.1
7.2
8.1
9.1
10.1
11.1
12.1
2.0
5
3_ internal private space 4_ roof space
extensions to the rear in various layouts have been made. in turn the size of outside space ie the yard is significantly reduced
4
5_ complete house
adaptation within the terraced house
3 7
the terrace house has over time been adapted to personal use. variations of internal layouts have been acquired and extensions to the the terrace have been made, to form a more useable house.
7
2
1
adaptations to the terrace are not only internal. thresholds and boundaries are personalised through defined structures such as railings and walls.
thresholds and boundaries are personalised through defined structures such as railings and walls.
6_ footprints within the personal land of a terrace, people have adapted the terrace to suit their needs.
8
8
7_thresholds public/private threshold- yard and back entry access, define personal boundaries and give individuality to each home
5.2
8_boundaries the co- operative boundaries of a party-wall allows reverse internal activity to take place , revealing a sense of respect for your neighbour
co operative boundary of the party wall reveals a sense of respect for your neighbour
6.0 6.1
6.2
7.0 7.1 7.2
1_traditional terrace
2_parker morris
6.2
6.0
lift requirements staircase to be wide enough to incorporate provisions for a future stair lift where staircase is not wide enough space to be provided for a through floor lift to main bedroom
wheelchair accessibility adequate space to turn a wheelchair in the living and dining room circulation space to allow for comfortable space for a wheelchair user
8.0 8.1
2 or more storey requirements space on entrance level that can be used as a convienient bed space
9.0 9.1
living accommodation main living space at entrance level
10.0 10.1
window specification living room windows to be no higher than 800mm off the floor and to be easy open
11.0 11.1
w.c. requirements 3 bedroom properties to have a toilet at entrance level accessible to wheelchairs and with suitable drainage to fix a shower 2 bedroom properties to have a toilet at entrance level that conforms to Part M
7.0 8.0
3_new build housing
9.0 10.0
living/ dining area
garden
kitchen
rear parlour
kitchen
st living space hall
st
front parlour
standard area 77 sq m
standard area 72sq m
kitchen
garage
standard area 108 sq m
-Sir Parker Morris, Homes for Today & Tomorrow, 1961
the standards became mandatory for all council housing in 1969, and continue to provide a benchmark in the development of space standards and sustainable housing today 3_new build new build housing developments are designed in adherence with the Building Regulations as a legal requirement, in order to achieve the maximum number of spacial and structural requirements yet are usually developed to minimum environmental and physical standards for maximum profit for the developer. the new build house predominantly utilises traditional, standardised styling and arrangement in order to provide the market with properties to contemporary expectations in the UK. such designs also provide built up areas with design that is in keeping with the immediate context. a large percentage of new build housing is also built to conform with the NHBC standards, in order to provide a good standard of development.
12
6
2_ internal public space
"this approach … starts with a clear recognition of these various activities and their relative importance in social, family and individual lives, and goes on to assess the conditions necessary for their pursuit in terms of space, atmosphere, efficiency, comfort, furniture and equipment."
14
adapting the terrace to suit lifetime homes specification
1_ private external space
2_parker morris the parker morris standards looked to provide residents with a more humane standard of living; defining generous minimum space standards for contemporary living whilst also relaying principles of segregation between space functions, with simultaneous connection of internal and external spaces.
11
13
regular terraced house build up of public and private spaces
1_traditional terrace house the traditional terrace house is predominantly long in plan, with a linear access through the building via a through corridor to the kitchen area or through the middle third to access the kitchen area in smaller terraces. during the post- war period, the traditional terraces were extended to the rear in order to incorporate kitchen/scullery at ground floor level and an indoor bathroom at first floor level. of course, due to changes in lifestyle over the past 50 years many of these properties have been extended further and reconfigured internally in order to attempt to create the space required for today.
16
garden space
the linear formation of the traditional terrace
relationship and connection of internal and external space
the dispersed movement through the new build
12.0 12.1
main bedroom main bedroom to provide a reasonable route for a hoist from the bedroom to the bathroom
13.0 13.1
bathroom facilities bathroom walls capable for adaptation e.g. hand rails
14.0 14.1
bathroom layout bathroom layout to provide easy access to w.c sink and bath
15.0 15.1
fixtures and fittings all fixtures and fittings to be no higher than 450 - 1200mm from the floor
11.0 12.0 13.0 14.0
15.0
15.1
13.1
14.1
space standards
space required per floor _existing terraced house
density
4 3
picton renewal area - density removal and expansion
1
removal of dwelling
2
removal of dwelling addition to neighbouring dwelling retention of dwelling to be divided vertically to add to neighbouring dwellings dwelling halved vertically to be added to neighbouring dwellings
3 2 person house_ requires 63% of the existing first floor of the terraced house
4 5
5
1 2
dwelling to be halved horizontally to be added to neighbouring dwellings removal and expansion of dwellings within the existing terrace block
1.0 1.1
removal of dwelling removal of dwelling to enable the neighbouring property to extend their private open space
2.0
removal of dwelling addition to neighbouring dwelling removal of dwelling allowing for neighbouring property to create side extension and private car parking space
space standards _ 2 person house
cooking, eating and living (c.e.l.) double bedroom storage dirty storage bathroom / wc extra recreational
22m²
total
44.95m² (plus 12.6m² circulation)
2 person house requires
77% of an existing terraced house
1.0
1.1
2.0
2.1
3.0
3.1
4.0
4.1
5.0
5.1
12m² 1.25m² 2.5m² 4.2m² 3m²
2 person house_ requires 82% of the existing ground floor of the terraced house
2.1
space required per floor _existing terraced house 3.0 3.1
3.2
removal of dwelling addition to neighbouring dwelling dwelling to be retained and divided in half vertically allowing the neighbouring property to extend its footprint to the rear dwelling to be retained and divided in half vertically allowing the neighbouring property to extend its footprint to the front
3.2
the continous terrace facade is maintained
4.0 3 person house_ requires 89% of the existing first floor of the terraced house
4.1
4.2
dwelling halved vertically to be added to neighbouring dwellings dwelling to be divided in half vertically allowing both neighbouring properties to be extended at the rear and at the front giving the opportunity for the properties to increase private open space at the same time
4.2
the terrace facade becomes fragmented
space standards _ 3 person house 5.0 cooking, eating and living (c.e.l.) double bedroom single bedroom storage dirty storage bathroom / wc internal play extra recreational
24m²
total
57.2m² (plus 12.6m² circulation)
3 person house requires
5.1 12m² 7m² 1.5m² 2.5m² 4.2m² 2m² 4m²
5.2
dwelling halved horizontally to be added to neighbouring dwellings dwelling to be divided in half horizontally allowing both neighbouring properties to be extended at ground level and first floor offering different opportunities, additional bedrooms or living space
5.2
the continous terrace facade is maintained 3 person house_ requires 95% of the existing ground floor of the terraced house
93.5% of an existing terraced house
picton renewal area - density removal
6
removal of dwelling removal within the existing terrace block
space required per floor _existing terraced house
6
6.0 6.1 6.2
removal of dwelling exploration of the void left from removal removal of dwelling void adopted privately by neighbouring dwellings removal of dwelling void to be publicly accessible void bounded by existing dwellings
6.0
6.1
6.2
4 person house_ requires 101% of the existing first floor of the terraced house (1 house + 1% of neighbouring house)
picton renewal area - density density displacement
7
density displacement displacement of physical density to increase population density
space standards _ 4 person house
cooking, eating and living (c.e.l.) double bedroom single bedroom x2 storage dirty storage bathroom / wc internal play extra recreational
27m²
total
70.45m² (plus 12.6m² circulation)
4 person house requires
12m² 14m² 1.75m² 2.5m² 4.2m² 4m² 5m²
110% of an existing terraced house (1 house + 10% of the neighbouring house)
7
4 person house_ requires 112% of the existing ground floor of the terraced house (1 house + 12% of neighbouring house)
space required per floor _existing terraced house
7.0 7.1
7.2
5 person house_ requires 141% of the existing first floor of the terraced house (1 house + 41% of neighbouring house)
7.2
7.0 7.1
displacement of physical density popuation increase existing dwelling is divided, the physical density is then removed reducing the dwelling footprint the removed physical density is displaced elsewhere on the site maintaining the built density but allowing for a population increase
picton renewal area - adaptation increase the availability of private open space
8
8.1
8.2
adaptation of existing built form to increase the availability of private open space
space standards _ 5 person house 8.3
cooking, eating and living (c.e.l.) double bedroom single bedroom x3 storage dirty storage bathroom / wc internal play extra recreational
30m²
total
84.2m² (plus 12.6m² circulation)
4 person house requires
12m² 21m² 2m² 3m² 4.2m² 6m² 6m²
129% of an existing terraced house (1 house + 29% of the neighbouring house)
5 person house_ requires 130% of the existing ground floor of the terraced house (1 house + 30% of neighbouring house)
8.1
removal of rear projection, creating larger garden
8.2
removal of first floor projection/ treatment of roof creating a balcony/ terrace area
8.3
dwellings retained and the surrounding context treated in order to rearrange public and private open spaces, in this example reversing the emphasis on public private space by grassing the roads
8.4
retention of dwelling and treatment of roof space in order to create a roof level garden area
8.1
8.4
8.2
8.3
8.4
site selection
picton medical and children’s centre is a LIFT project. LIFT (the NHS local improvement finance trust) is a government initiative that combines with private finance initiative to ensure that primary healthcare can be delivered across the country by providing premises purpose built premises that are leased to GPs.
st hugh’s catholic church
st hugh’s primary school
picton medical and childrens centre
picton renewal area public open space 2.6 hectares equates to 3% of the renewal area
picton renewal area voids 4.3 hectares equates to 5% of the renewal area
earle road edge condition 2
garrick street
tunstall street
earle road
picton renewal area paths 9.2 hectares equates to 10% of the renewal area
ear le r oad
brit
ia a
ven
ue
str rick
ree t
ar a
gar
sta ll st
webster road
fiel d can ts
altc
ven
ue
tun
eet str
et tre ys erle und
mu llin er
str
eet
eet
tre et rs sch ola
smithdown road edge condition 1
scholar street
ann
chil
dwa
ll av
enu
e
picton renewal area roads 20.4 hectares equates to 23% of the renewal area bir
ds
tre
cra
nbo
rne
underley street
roa d
et
ric
har
dso
ns
tre
et
garrick street
tunstall street
the facade to smithdown road is a fragmented mix of commercial opportunity targeting the wider public outside of the immediate community.
the fragmented nature of the facade is further emphasised through its general maintenance, where the facade has physically decayed small low cost infill occurs to unify the facade
sm
ith dow nr oad
picton renewal area private open space 2.6 hectares equates to 3% of the renewal area
where commercial opportunity has failed some units have been converted to a residential use and has resulted in a commercial facade which becomes interupted with a residential facade composition.
picton renewal area built form 34.5 hectares equates to 38% of the renewal area
picton renewal area within picton renewal area there are: 636 60 2
dwellings commercial / retail units public houses.
the housing stock within the area is predominantly 2 or 3 bedroom pre 1919 terraced housing. The area exhibits all the signs of housing market failure, with high levels of vacancy, over 50% of the houses are empty within scholar, mulliner and underley streets. a lack of choice and tenure has seen vacancy levels increase in cantsfield street and webster road with 25% of the properties already being vacant. at present britannia avenue, altcar avenue, childwall avenue and those properties that front onto cranborne road exhibit more stable conditions with relatively low occupancy levels.
picton renewal area 88.8 hectares
the renewal area is bounded by two differing edge conditions where the majority of the retail/ commercial units can be found, the first is smithdown road a busy main route into the city centre and the second is at the rear of the site, earle road. edge condition 1_ smithdown road this edge appears fragmented presenting both commercial and residential façade compositions to smithdown road, the fragmentation is further emphasised by the gaps which have resulted from a lack of physical maintenance along this edge. the façade here is predominantly targeted at the wider public, providing a range of retail and commercial services, although there are many vacant units. edge condition 2_ earle road
2
1
this edge has a stronger more consistent façade which is either residential or commercial and is reasonably maintained. the façade suggests that the commercial opportunities that are accommodated within this edge are focused towards the community, e.g. the health centre, st hugh’s primary school. there are also two public houses and three churches on this edge also. sociological conditions the population within this area is mix of ethnic minorities and students. the population of the area is very transitory in nature and is enforced by just 33% of the properties within the area being privately owned. st hugh’s primary school which falls within the renewal boundary has a surplus of place’s 16%, highlighting that there are community services available within the area which should appeal to families with smaller children. resident’s felt that the renewal area would benefit from a sports centre and learning facilities for children. at present there are 28 businesses situated along smithdown road or earle road that are within the renewal area, including a launderette and a florist.
environmental conditions the overall environmental condition around the renewal area is beginning to deteriorate as vacancy levels increase and properties become derelict. there is very little recreational space within the renewal area apart from an area to the north of scholar and mulliner street . residents felt that street lighting was poor and that the introduction of alley gates has had a positive impact on the area; however there are still problems with rubbish and fly tipping. there are no litter bins in the area.there are issues with traffic along earle road.
3 environmental conditions 1_deteriorating derelict housing stock 2_opportunity for recreational space 3_vacant commercial edge smithdown road 4_streetscene cranborne road
4
picton renewal area masterplan_framework for determining change
picton renewal area masterplan_breakdown
zone 1_ adaptability of the existing terraced housing stock
1.0 removal 1.1 the length if the existing terraces to be broken up by removing dwellings 1.2 shorter terraces generated creating new infill opportunities 1.3 additional pedestrian priority route introduced. corner treatment to utilise new gable situation.
1.0 Existing site The Picton site is made up of a large amount of terraced housing arranged in both long rows and unusual configurations. Bound by two main roads, the area also includes a number of commercial properties and facilities at its edges
1.2
1.0
1.3
1.1
Dwellings
Commercial Properties
2.0 infill 2.1 double dwelling infil 2.2 plot of exisitng dwelling is divided between neighbouring dwelling and is the full depth of of the house 2.3 plot of existing dwelling is divided between neighbouring dwelling and fills half the depth of the house 2.4 the existing building line is respected all new infill to sit back from the building line and nothing to extended beyond the line of the bay
2.0
2.4
2.1 2.3
2.2
2.1
2.2
2.0 Removal of properties The removal of private & commerial properties in order to allow for the large scale reconfiguration of the Picton site 2.3
Dwellings
Commercial Properties
zone 2_strengthening social and economic conditions
3.0 Housing provision b
The three zones of development within the site showing the impact each typology has within its context. 3.1
Existing Housing Regenerated
3.2
Community Strip Dwellings
3.3
New Build Terraced Housing
a
Community Facades
b
Public Facades
3.0 economic conditions 3.1 unified consistent edge to smithdown road. commercial activity to the ground floor with apartments above 3.2 public open spaces to increase to enocurage movement through site to connect with the community edge of earle road
3.0
4.0 strengthening the community facilities 4.1 sports facility utilising an existing hard surface football pitch 4.2 community hall suitable for mums and children and other clubs 4.3 cafe/ restaurant to encourage a sense of community 4.4 learning centre with ICT facilities, to benefit children/ teenagers and ethnic minorities in the area 4.5 community facilities to fit within the blocks of the existing terrace 4.6 community facility composition to be respectful of established building lines 4.7 community facilities to be single storey and unconfrontational with the housing in the area
4.0
3.1
3.2
3.1 a
a
3.2
3.3
b
d
d
a 4. 0 Community zone and vehicular access
4.1 4.4 4.3 4.2 4.5
4.6
4.7
d
c The interaction of the existing and proposed community facilities within the renewal area, and the new vehicular access within the regenerated site a
New Community Facilities
b
New Commercial Facilities
c2
a
a
c1
c1 a
c1/ c2
Partial/ Full Vehicular Access
d
Existing Community Facilities
c2 b
b c1
b c2 b
zone 3_ new build terrace typology
5.0 new build terraced housing 5.0 5.1 all plot sizes to be the standardised 5.1 5.2 new build to comply with current planning obligations 14m gable to front interface distance and front face to front face 18m interface 5.3 new building line to be established 5.4 better access to private open space 5.5 private offroad parking to be introduced where suitable
5.0 open spaces and pedestrian routeways
5.2
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The interaction of public routeways through the renewal area with green and open public space
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Routeways Through
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6.0 facade composition 6.1 block a fronts onto the new community facility thus openings in this facade are frequent to to suggest surveilance 6.2 block b house types have a double frontage one of a public/ community and the other being private 6.3 the corner situation is similar to that of zone 1, with the corners becoming lower to to breakdown to the new pedestrian priority roads
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picton renewal area_masterplan
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the masterplan for the picton renewal area has been designed with a primary aim of providing choice to attract a wider housing market, within the constraints of the terraced house typology both in terms of an existing and new build situation. there are three distinct zones in the masterplan area:
zone 1_ maintaining and adaptation of the existing terrace covering scholar, mulliner, underlay and cantsfield street
zone 2_ removal of the terrace block to be replaced with a community/ retail strip retail activity to be located along the two principal routes of the Masterplan, smithdown road and earle road community facilities to be introduced in the blocks between cantsfield and garrick street, to provide a strong community and neighbourhood environment that will benefit the community:
a_learning centre b_community hall c_cafe restaurant in addition a sports facility has been introduced along earle road to strengthen the edge condition and to compliment an existing playing field.
d_sports facility zone 3_ new build terraced housing introduction of new contemporary terraced house types between garrick street and cranborne road
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site section_A
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site section_B
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site section_C
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site section_D
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picton renewal area_masterplan zone 1
picton renewal area_masterplan zone 1
picton renewal area_masterplan zone 2
a view to show the new corner situation created through the introduction of pedestrian priority route.
a typical view down the street to show the interuptions that the new infill intervention make on the existing street facade.
a view to show the new unified commercial edge to Smithdown road, the commercial activity is to have a dual aspect to enocurage pedestrian movement behind smithdown road
the corner situation is accessed from the gable and the introduction of windows into the facade helps to create a semi private courtyard with a high level of surveillance
the new interventions are respectful of exstablished streetscape with no infill protruding beyond the line of the bay and the majority of the interventions being set back from the prinicipal building line
the new commercial edge is three storeys high and uses the saw tooth roof to emphasis the orientation of the terrace rows behind. the roof also suggests that the block continues, reducing the emhasis on the corner and there being a break in the edge treatment
picton renewal area_masterplan zone 3
picton renewal area_masterplan zone 3
picton renewal area_masterplan zone 2
an arial view to show the double fronted facade condition within the new build. the properties have both a public facade and a private one.
a view of the dual front new build houses looking out from the unified community edge facing smithdown road.
a view of the unified commercial/ retail units fronting Smithdown road. the retail edge is aimed at larger national businesses. residential units above the new commercial opportunity allow for more choice to be introduced into the area.
the facade composition in this area reflects the dual aspect nature of the new unified commercial edge to Smithdown road.
the new build housing uses the terrace methodology and establishes a building line to strengthen the streetscape within the area.
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entrance elevation
first floor plan
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typical section
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Removal Infill and Refurbishment House type a Corner situation
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The original length of the terraces have been broken up by the introduction of two pedestrian priority routes leading to the community facilities. As a result new corner situations were created complimenting the existing ‘ladder’ layout.
ground floor plan
In this situation the terrace house has been adapted to enable the dwelling to be accessed from the gable and provide the opportunity for a private off road parking space. This when combined with the four corner properties has created a semi private courtyard. The nature of the window arrangements makes the courtyard receive a higher level of surveilance which in turn makes the entrance to the rear alleys feel safer.
mulliner street
The internal layout of the property has been reconfigured to provide an improved quality of life, incorporating a level entrance, downstairs W.C and two double bedrooms one with an ensuite. This property would be aimed at a couple or two people sharing, ideal for student/ young professional first home.
Key: 1. New level threshold entrance 2. Downstairs W.C. 3. Kitchen 4. Lounge / Dining 5. Master Bedroom 6. Bedroom 2 7. Family Bathroom
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entrance elevation
first floor plan
typical section
Removal Infill and Refurbishment House type b Complete infill shared between neighbouring dwellings
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The continous rhythm of the terrace facade is subtly interrupted to communicate an alteration to the dwellings behind, uniform components and material treatments are used to standardise the interuptions.
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In this situation the terrace house has been adapted to incorporate additional living space and bedroom spaces to accommodate larger families. The infill runs in the same plane of the exisitng terrace facade. The windows are designed to restrict views up and down the street and reduce issues of overlooking The internal layout of the property has been retained, the staricase remains in its original place. The chimineys have been removed within the existing property to increase space, whilst the new extensions accommodates a study, a downstairs W.C. and a utlity to a larger family kitchen area. On the first floor two addition bedrooms have been introduced as well as creating a bigger family bathroom and a master suite.
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This property would be aimed at first time buyers looking to start a family or a new family it would also be suitable for a group of three / four sharing.
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Key: 1. Existing entrance / hall 2. Study 3. Downstairs W.C 4. Utility 5. Kitchen 6. Dining Room 7. Lounge 8. Master Bedroom 9. Bedroom 2 (double) 10. Bedroom 3 (single) 11. Bedroom 4 (single) 12. Playroom 13. Family BNa
ground floor plan
N mulliner street
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first floor plan
typical section
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Removal Infill and Refurbishment House type c and c1 Partial infill shared between neighbouring dwellings
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The continous terrace facade becomes broken and movement is created as the infill is stepped back from the existing building line. The uniformity of the terrace is maintained by using uniform components such as doors and windows.
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In this situation the terrace house has been adapted to incorporate additional living space and an additional bedroom to accommodate families. The removal of the pitched roof compliments the movement that has been introduced into the terrace facade.
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The internal layout of the property has been retained, the staricase remains in its original place creating two differing house layouts enabling choice to be maximised. In the first otpion (house c) the new extension provides a utility room and a downstairs W.C whilst on the first floor there is a master suite and and improved layout. In the second option, (house c1) the kitchen and dining room are combined and a utility room has been placed in the old rear extension, on the upper floor two additional single bedrooms have been created an a larger family bathroom has been introduced. This property would be aimed at a couple looking to start a family or a new family and first time buyers, it would also be suitable for two / three people sharing.
ground floor plan Key: house c
house c1
1. Existing entrance / hall 2. Lounge 3. Kitchen / Dining 4. Utility 5. Master Bedroom 6. Bedroom 2 (single) 7. Bedroom 3 (single) 8. Family Bathroom
1. Existing entrance / hall 2. Lounge 3. Dining 4. Kitchen 5. Utility 6. Downstairs W.C. 7. Master Bedroom 8. Bedroom 2 (double) 9. Bedroom 3 (single) 10. Study 11. Family Bathroom
mulliner street
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entrance elevation
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typical section
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Removal Infill and Refurbishment House type d Complete infill the double dwelling
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The continous terrace facade becomes broken and movement is created as the infill is stepped back from the existing building line. The double dwelling also adopts elements from the existing terrace facade using the line of the bays as the building line. In this situation the terrace house has been completly reconfigured in plan and elevation. The new build infill uses the components that have been used throughout to establish a new uniformity to the street. The new dwelling occupies a space of two existing dwellings and provides private parking as a garage, improved living space including a rear garden, utility, downstairs W.C and a new level threshold. Upstairs accommodates for two double bedrooms with ensuites and a further two more double bedrooms and a large bathroom. This property would be aimed at a larger families of up to three/ four people it would also be suitable for a group of four people sharing.
ground floor plan mulliner street
Key:
1. New level threshold 2. Downstairs W.C 3. Lounge 4. Kitchen / Dining 5. Utility 6. Garage 7. Master Bedroom 8. Bedroom 2 (double with ensuite) 9. Bedroom 3 (double) 10. Bedroom 4 (double) 11. Family Bathroom
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second floor plan typical entrance elevation
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Community / Commercial Edge Commercial Unit Residential Flats type a New build
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The commercial edge has been designed to strengthen the existing commercial offer within the renewal area. The units front Smithdown Road a key route into the city centre and to the University. The units have been redesigned to create a double frontage, one that engages with Smithdown Road and the other at the rear to engage with the community edge that has been created to the rear and centre of the renewal area. The elevation to Smithdown Road develops further our intention to utilise the gable edge of buildings, with the new flats echoing the ladder effect of the residential dwellings that occur behind the new commercial opportunity. Uniformity is maintained accross the whole renewal area using a set of standard components and a limited materials palette. There are set of standardised commercial units which occupy the ground floor, which enable businesses to buy units individually or together if a larger unit is required. It is hoped that these units will encourage businesses as well as shops and cafes which will help to animate the streetscape both during the day and at night.
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There are two flat types above the commercial units, both which give access to private open space either in the form of a recessed balcony or as a covered terraces which occurs at the upper level flats. All the flats provide two double bedrooms with a larger master suite and one secure parking space for each dwelling.
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The flats have been designed to strengthen the choice of dwelling on offer in the renewal area, these flats are aimed at either a young couple or for two people sharing and possibly a small family.
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first floor plan
Key: 2
1. Stairwell/ Entrance 2. Bin Store 3. Commercial / Retail Unit 4. Rubbish Chute
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Flat type a 5. Entrance / Hall 6. Lounge / Kitchen / Dining 7. Balcony 8. Bedroom 2 (double) 9. Master Bedroom 10. Family Bathroom Flat type b 1
11. Entrance / Hall 12. Lounge / Kitchen / Dining 13. Terrace 14. Bedroom 2 (double) 15. Master Bedroom 16. Family Bathroom
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second floor plan typical entrance elevation
Community / Commercial Edge Commercial Unit Residential Flats type b New build The commercial edge has been designed to strengthen the existing commercial offer within the renewal area. The units have been designed to create a double frontage, one that engages with Community faciilities and the other at the rear to engage with the existing dewllings. The flats have been arranged in this block to look onto the community facilities that have been introduced into the renewal zone. The commercial unit are again placed on the ground floor to ensure the streetscape is animated and provides a route through to the existing picton health and childrens centre.
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The elevation has been arranged to follow the previous line of the terrace block and to continue the block as it is expressed to Smithdown road. Again elevational treatments have been limited to standardised components and a limited materials palette to ensure consistency throughout the renewal area.
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There is one flat type above the commercial units, which give access to private open space as a balcony. All the flats provide two double bedrooms with a larger master suite and one secure parking space for each dwelling. The flats have been designed to strengthen the choice of dwelling on offer in the renewal area, these flats are aimed at either a young couple or for two people sharing and possibly a small family.
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first floor plan
Key: 1. Stairwell/ Entrance 2. Bin Store 3. Private Garage 4. Rubbish Chute 1
Flat type c 5. Entrance / Hall 6. Lounge / Kitchen / Dining 7. Balcony 8. Bedroom 2 (double) 9. Master Bedroom 10. Family Bathroom
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ground floor plan
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entrance elevation 10
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first floor plan
typical section
New Build Terrace Typologies
2 Block a house type e
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Using the terrace typology the new build area looks to develop the existing terrace typology to provide an improved quality of life and create choice by introducing a number of house types. House type e is a two double bedroom dwelling that provides an open plan living and dining with a separate kitchen there is a master suite at the upper level together which has access to a private balcony, there is another double bedroom and a single bedroom.
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This property would be suitable for a small family, a couple, a growing family or a group of people sharing. Key: 1. Entrance - level threshold 2. Downstairs W.C. 3. Kitchen 4. Living 5. Dining 6. Master Bedroom 7. Terrace 8. Bedroom 2 (double) 9. Bedroom 3 (single) 10. Family Bathroom
ground floor plan
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entrance elevation
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first floor plan
typical section 3
New Build Terrace Typologies
2 Block b house type a
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Using the terrace typology the new build area looks to develop the existing terrace typology to provide an improved quality of life and create choice by introducing a number of house types. House type a is a two double bedroom dwelling comprising a private internal courtyard which inverts the focus of the dwelling, removing the emphasis for large openings facing onto the street. The ground floor has an open plan living kitchen and dining area.
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This property would be suitable for a small or new family but is limited in terms of extending the property. Key: 1. Entrance - level threshold 2. Downstairs W.C. 3. Kitchen / Dining 4. Lounge 5. Internal Courtyard 6. Master Bedroom 7. Bedroom 2 (double) 8. Family Bathroom
ground floor plan
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entrance elevation
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first floor plan
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typical section
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New Build Terrace Typologies Block a house type c
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Using the terrace typology the new build area looks to develop the existing terrace typology to provide an improved quality of life and create choice by introducing a number of house types.
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House type c is a two double bedroom dwelling comprising a private balcony and an internal garage with open plan living kitchen dining on the ground floor. This property would be suitable for a small family, a couple or two people sharing. Key: 1. Entrance - level threshold 2. Downstairs W.C. 3. Kitchen / Dining 4. Lounge 5. Garage 6. Master Bedroom 7. Bedroom 2 (double) 8. Family Bathroom
ground floor plan
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entrance elevation
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first floor plan
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typical section
New Build Terrace Typologies Block a house type d
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Using the terrace typology the new build area looks to develop the existing terrace typology to provide an improved quality of life and create choice by introducing a number of house types.
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House type d is a three double bedroom dwelling that utilises the corner situation of the new build properties. The dwelling provides a private off road parking space which in turns creates a semi public/ private courtyard. The ground floor is open plan. This property would be suitable for a small family, a couple or a group of people sharing.
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ground floor plan
Key: 1. Entrance - level threshold 2. Downstairs W.C. 3. Kitchen 4. Dining Room 5. Lounge 6. Garage 7. Master Bedroom 8. Bedroom 2 (double) 9. Bedroom 3 (double) 10. Family Bathroom
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New Build Terrace Typologies Block a house type e
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Using the terrace typology the new build area looks to develop the existing terrace typology to provide an improved quality of life and create choice by introducing a number of house types.
typical section
The houses with in block a front onto the community facilities or look down the newly reorganised streets. The organisation of the elevation which faces the community facilities has been designed to look predominantly three storeys to create a stronger edge to the community facilities, whilst the corner house types break down to soften the corner situation of the new ladder.
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House type e is a two double bedroom dwelling that provides an open plan living and dining with a separate kitchen there is a master suite at the upper level together which has access to a private balcony, there is another double bedroom and a single bedroom.
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This property would be suitable for a small family, a couple, a growing family or a group of people sharing.
Key: 1. Entrance - level threshold 2. Downstairs W.C. 3. Kitchen 4. Living 5. Dining 6. Master Bedroom 7. Terrace 8. Bedroom 2 (double) 9. Bedroom 3 (single) 10. Family Bathroom
ground floor plan
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entrance elevation first floor plan
typical section New Build Terrace Typologies Block b house type a Using the terrace typology the new build area looks to develop the existing terrace typology to provide an improved quality of life and create choice by introducing a number of house types.
3 The houses with in block b have been re organised to form shorter terraces, with block b choice has been created by introducing 3 different house types, providing two or three bedroom properties, one with a garage with the others providing enclosed off road parking provision. All the house types allow for future expansion to the rear of the properties.
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House type a is a two double bedroom dwelling comprising a private internal courtyard which inverts the focus of the dwelling, removing the emphasis for large openings facing onto the street. The ground floor has an open plan living kitchen and dining area.
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This property would be suitable for a small or new family but is limited in terms of extending the property.
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Key: 1. Entrance - level threshold 2. Downstairs W.C. 3. Kitchen / Dining 4. Lounge 5. Internal Courtyard 6. Master Bedroom 7. Bedroom 2 (double) 8. Family Bathroom
ground floor plan
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entrance elevation
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first floor plan
typical section
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New Build Terrace Typologies Block b house type b
1:100
Using the terrace typology the new build area looks to develop the existing terrace typology to provide an improved quality of life and create choice by introducing a number of house types.
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House type b is a two double bedroom dwelling with a master suite and open plan living area on the ground floor. There is no private off road parking facilities for this dwelling. This is a compact dwelling This property would be suitable for a small family, a couple or two people sharing.
ground floor plan
Key: 1. Entrance - level threshold 2. Downstairs W.C. 3. Kitchen / Dining 4. Lounge 5. Master Bedroom 6. Bedroom 2 (double) 7. Family Bathroom
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first floor plan
5 typical section
1 New Build Terrace Typologies Block b house type c
1:100
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Using the terrace typology the new build area looks to develop the existing terrace typology to provide an improved quality of life and create choice by introducing a number of house types.
2 House type c is a two double bedroom dwelling with a master suite and open plan living area on the ground floor. There is a private off road parking provision whilst accommodating all aspects of contemporary living. This property would be suitable for a small family, a couple or two people sharing.
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Key:
ground floor plan 1. Entrance - level threshold 2. Downstairs W.C. 3. Kitchen / Dining 4. Lounge 5. Garage 6. Master Bedroom 7. Bedroom 2 (double) 8. Family Bathroom
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picton renewal area zone 1_ exploring adaptability within the existing terrace housing stock house type a_ corner situation typical section
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picton renewal area zone 3_ new build terraced house typologies block b_house type b typical section
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picton renewal area zone 3_ new build terraced house typologies block b_house type c typical section
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