FINDING THE HIDDEN HOMELESS DESIGN THESIS AND SYNTHESIS IVO PERY THE LONDON SCHOOL OF ARCHITECTURE
CONTENTS
00 THESIS POSITION
05 MASTERPLAN Design Principles 01 RESEARCH Precedent Matrix Homelessness Character Areas The Current System is Broken Ground Level Hidden Homelessness Podium Level Shift the focus Massing Existing Shelters Vehicle Routes Statement Pedestrian Movement Allocation of Public Space 02 PRECEDENTS Experience Proxy Address Site Sections Housing First Axonometric Holmes Road Studios Stepping Stones 06 ARCHITECTURE Design Principles 03 BRIEF User Groups Funding Model Visual Connections - Theory Council as Developers Visual Connections - Experience Programme - User Journey Flip the Hierarchy Programme Precedents Adjacencies Floor Plans 04 SITE AND CONTEXT Celebrating Circulation Newham Language Plaistow Station Sections Site Structure Social Infrastructure Environmental Strategy Local Context - Urban Fabric Key Views Local Context - User groups 07 IMPACT
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00 THESIS POSITION
If the government intends to tackle homelessness sincerely, then new housing developments must include provisions which aid homeless prevention in the same way that they are supposed to include provisions for affordable housing. Current systems focus on homeless relief, failing to address any underlying societal issues whilst simultaneously costing local authorities millions each year. This approach must change. This project proposes a mixed use development with a shelter at its heart that aims to alleviate social and economic strain. By mixing different user groups together it is possible to create positive social interactions which in turn will act as drivers for change. Victims of hidden homelessness aged 19-25 will receive shelter as a priority before embarking on learning, training, or work in order to move onto a more autonomous existence.
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01 RESEARCH
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HOMELESSNESS THE BIG ISSUE
Since 2010, UK homelessness has increased by 165%. Homelessness in London is at an all time high, with Newham representing the highest density of homeless anywhere in the country. Source: Homeless Link
UK Population: 66.04 million Homeless: 320,000
1/206 people are homeless
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LOND Popuation: 8 Homeless
1/48 people a
DON 8.136 million s: 170,000
are homeless
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NEWHAM Population: 352,005 Homeless: 14,600
1/24 people are homeless
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01
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THE CURRENT SYSTEM IS BROKEN SOCIALLY AND ECONOMICALLY
The current system for dealing with homelessness is flawed. All too often help is only offered once an individual is truly destitute. Those considered homeless are moved from place to place far too often, and a perceived failure at any point could put them back on the street. Not only does this system fail fundamentally in ethical terms, it also has significant economic impacts, costing local authorities millions in taxpayers money each year.
ÂŁ1.36bn (2016)
Esti failure points
shelter
trans failure points
changing
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ÂŁ663mn (2014/15)
ÂŁ61mn (2018)
imated cost of homelessness across the UK, London, and Newham
sition
permanent
g location
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HIDDEN HOMELESSNESS
GATEWAY TO CHRONIC HOMELESSNESS Perhaps even more pressing than on-street homelessness is the less spoken about problem of hidden homelessness. It is an issue that disproportionately effects young people and if left unaddressed has a high chance of leading to ‘on-street’ homelessness. Acting early could provide the key to reducing future homelessness.
it is thought that for every one homeless person on the street, there are 13 hidden homeless people living in hostels or sofa surfing.
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1 in 5 rou
5 16 to 25 year olds sofa surfed in 2014. Of these ughly half sofa surfed for more than one month.
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1 in 10 people will experience homelessness in any given year
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01
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HIDDEN HOMELESSNESS
DISPROPORTIONATELY EFFECTS YOUNG PEOPLE Simply offering relief to victims is no longer enough. This approach, although much needed, does nothing to ease the problems causing homelessness in the first place. A better long term strategy lies in homeless prevention; stopping atrisk young people from hitting the street before it becomes too late.
16-24 year olds are the most at risk of becoming ‘street homeless’ at which point matters of safety and health become serious issues, leading to further decline in well-being. Individuals who can avoid reaching this point stand a much greater chance of breaking the poverty cycle. (source: centrepoint)
16-24 year olds are the most at risk age group, and therefore the target for this scheme.
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01
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SHIFT THE FOCUS
PREVENTION NOT RELIEF
Homeless relief: £20,128 pp per annum
CURRENT CONDITION
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Homeless prevention: ÂŁ1,426 pp per annum Crises 2015
BETTER CONDITION This is not simply a question of morality, the difference between homeless relief and homeless prevention has a significant economic impact. According to Crises, the average cost of keeping a homeless person on the street for one year was ÂŁ20,128. This cost can be attributed to NHS call outs, mental health services, charitable costs, and the criminal justice
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system. By stark contrast, the average cost of prevention costs just ÂŁ1,462. (source: Crises) While young people with nowhere to live are the most at risk for on-street homelessness, they are also the most responsive to prevention efforts and as such represent the key to reducing future homelessness.
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EXISTING SHELTERS
NIMBYISM AND OTHER ISSUES
“The biggest problem currently facing young homeless people entering shelters is that they become exposed to all manner of problems such as alcohol and drug dependency, as well as a real threat of violence. These shelters often lie at the fringes of communities, meaning isolation and severance from friends and family become a real concern. In some cases, exposure to shelters can do more damage than good to a young persons future.� Ceita Mann - Social Worker at Frontline
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Shelter
Community
Current Condition
Community
Proposed Condition
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01
• HOUSING SHOULD BE S RIGHT - NOT A COMMO
• NEW HOUSING DEVELO ACHIEVE A GREATER MIX IS TO OCCUR.
• EFFECTIVE HOMELESS P BE TACKELD WITH THE A FUNDING. RELYING ON TAINABLE OPTION.
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SEEN AS A BASIC HUMAN ODITY.
OPMENTS SHOULD X OF SOCIETY IF CHANGE
PREVENTION CAN ONLY AID OF GOVERNMENTAL CHARITY IS NOT A SUS-
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02 PRECEDENTS
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02 PRECEDENTS PROXY ADDRESS ProxyAddress uses duplicated addresses to connect those facing homelessness with support. An address is no longer just a location - it’s now a de facto means of identification. This means that if a person becomes homeless they are immediately cut off from the basic services they need to recover. The ability to apply for jobs, receive benefits, open a bank account, receive post: all are placed out of reach at the point they are needed most. Those who might have otherwise got back on their feet with a little early support are instead left to become entrenched in the situation and develop more complex and care-intensive needs over time. (source: ProxyAddress.co.uk) Proxy Address is an intelligent solution to a complex issue, however the simplicity of the solutions serves to highlight the depths of the problem at hand. As it has no physical form, it fails to register on Maslow’s Hierarchy, however what it does do is highlight that a loss of individual agency in one form or another can lead to eventual homelessness.
SELF ACTUALISATION:
achieving one’s full potential ESTEEM NEEDS:
prestige and feeling of accomplishment BELONGINGNESS AND LOVE NEEDS:
intimate relationships, friends SAFETY NEEDS:
security, safety
PHYSIOLOGICAL NEEDS:
food, water, warmth, rest
AGENCY 20
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fixed address
changing location
proxy address
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02 PRECEDENTS HOUSING FIRST FINLAND There can be a number of reasons as to why someone ends up homeless, including sudden job loss or family breakdown, severe substance abuse or mental health problems. But most homelessness policies work on the premise that the homeless person has to sort those problems out first before they can get permanent accommodation. Finland does the opposite - it gives them a home. The scheme, introduced in 2007, is called Housing First. It is built on the principle that having a permanent home can make solving health and social problems much easier. So far the scheme has been a great success; Finland is the only European nation where homelessness has fallen instead of rising in the past decade, and the evidence suggests that it works out cheaper to give homes to the homeless than it is to keep them on the streets. Unfortunately however, such a scheme relies on a surplus of housing stock, something that is not readily available in the UK
permanent
failure points
single location 22
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SELF ACTUALISATION:
achieving one’s full potential ESTEEM NEEDS:
prestige and feeling of accomplishment BELONGINGNESS AND LOVE NEEDS:
intimate relationships, friends SAFETY NEEDS:
security, safety
PHYSIOLOGICAL NEEDS:
food, water, warmth, rest
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02 PRECEDENTS HOLMES ROAD STUDIOS - PETER BARBER Holmes Road Studios by Peter Barber Architects features a series of almshouse style terraced micro-homes that make up a proportion of the accommodation for fifty-nine people. The almshouses represent a slightly more independent model of living than the adjacent supported living, giving the residents a chance to utilise the garden space as a source of food, learning and enjoyment. Each of the micro-homes has a burst of colour with different coloured front doors, a warm brick exterior and an interest parapet shape. As with the Mount Pleasant Road temporary shelter scheme by Peter Barber Architects, the courtyard plays a central role in that it facilitates social interactions between residents. The small scheme that was instigated by Camden Council presents a good precedent for what a local authority is capable of delivering to directly impact the issue of homelessness.
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SELF ACTUALISATION:
achieving one’s full potential ESTEEM NEEDS:
prestige and feeling of accomplishment BELONGINGNESS AND LOVE NEEDS:
intimate relationships, friends SAFETY NEEDS:
security, safety
PHYSIOLOGICAL NEEDS:
food, water, warmth, rest
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02 PRECEDENTS STEPPING STONES - MORRIS AND COMPANY Titled “Stepping Stones”, the project seeks to provide “an inclusive, viable, and holistic site strategy that can support a managed and balanced community by providing homeless young residents with a sage, supporting stepping-stone into appropriate long-term housing solutions.” Each resident in the proposal is treated with equal dignity through considered, shared design principles. Publicly-accessible co-working spaces and a charity shop empower residents, who see their shared home act as an active destination for the local community. Morris + Company collaborated with key advisors including homeless charities, homeless shelter providers, engineers, developers, vulnerable young people, and social workers throughout the competition process. (source: Morris + Company) One of the stand out elements which ultimately led to Morris + Company winning the competition was the identification of a support network in the area surrounding the site (right). Their consultation with various stakeholders led to the understanding that a building housing a mixed use scheme could only provide some of the support required break the poverty cycle and make a positive change in the lives of their users.
SELF ACTUALISATION:
achieving one’s full potential ESTEEM NEEDS:
prestige and feeling of accomplishment BELONGINGNESS AND LOVE NEEDS:
intimate relationships, friends SAFETY NEEDS:
security, safety
PHYSIOLOGICAL NEEDS:
food, water, warmth, rest
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03
BUILDING THE BRIEF
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MODEL 03 FUNDING HIGH LEVEL
Shop/ Cafe
Homeless Shelter
revenue
Training Kitchens
Phase 1
establishing the community
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Housing
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revenue
Anchor Tenants
Phase 2
attracting business to the area
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AS DEVELOPERS 03 COUNCIL NEWHAM COUNCIL AS DEVELOPER The land owners, Newham Council, will act as developers for the site, and working alongside an architect, centre point (charity), and other appropriate bodies, develop the masterplan. Once planning permission has been permitted, Newham Council can then sell on portions of the masterplan to a third party developer, capturing the uplift in value. These portions will be subject to the stringent planning permissions already attained and therefore anything built must be in keeping with the spirit of the rest of the development. Newham council will then once again appoint an architect, or team of architects to build the remaining parts of the scheme, including Private Housing, A3 units, and Business tenancys. These varied uses would all produce a rental yield, 100% of which would go to the council as owners of the land and property. These funds can then be spent on running and maintaining the Shelter. Although the shelter will represent a one off sum for the council, it's in use cost should save them money in the long run since less will be spent on homeless relief.
CAPTURE RENTAL YIELD
PRIVATE HOUSING
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LANDOWNER/ DEVELOPER
ARCHITECT CAPTURE UPLIFT IN VALUE
DEVELOP SITE MASTERPLAN
SAVINGS IN HOMELESS RELIEF COSTS
OTHER RELEVANT BODIES
GAIN PLANNING PERMISSION
SELL PORTION TO DEVELOPER
BUILD
A3
BUSINESS TENANCY
COMMUNITY BENEFIT
SHELTER
CAPTURE RENTAL YIELD
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03 PROGRAMME USER JOURNEY
Increased confidence
local religious centres
HOMELESS INDIVIDUAL, AGED 19-25 Shelter
Security
Physical treatment Ongoing Psychiatric substance support recovery
local community centres
Higher education
Food
LOCAL COMMUNITY
exposur local co muni
S
Access to ongoing support
EMERGENCY SHELTER
LONG TERM SHELTER Assessed
Stable
B
unstable
LOCAL BUSINESSES
consultation with social and/ or emergency services Transferred to specialist facility
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Increased confidence
appren sche
Di
em
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Positive Social Engagement
removes stigmatism
Able to support themselves
promote re to community omity Public engagement centre
SHOP/ CAFE
source of income
move on elsewhere
MARKET RATE HOUSING
Employment opportunities Increased confidence
HOUSING
Training opportunities
SMALL BUSINESSES
networking nticeship opportunities emes
source of income
ANCHOR TENNANTS
CO-LIVING HOUSING
irect employment or skills leading to mployment elsewhere
Revenue Stream
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PRECEDENTS 03 PROGRAMME HOUSING + TRAINING
HOMELESS SHELTER
CO-LIVING
LaunchPAD (Reading)
HOMELESS VICTIMS
Spitalfields Cry
“Our long-term homes are for ten single people and two families – and are allocated to people who have been supported by Launchpad and are now able to live independently and without our specialist help, or those in housing need.” (LaunchPAD)
“Since starting at SCT I have gone back second year at College studying to be a through the Trust as well – being able to this is going to help me achieve my goa
Reading is another area that has experienced a sharp rise in homelessness over the last decade. LaunchPAD aim to ease the crises by providing co-living spaces available to families and individuals affected by homelessness. Their co-living spaces cater to a variety of different needs and have so far provided long term homes for more than 1000 individuals. Recently LaunchPad have started a new initiative in Brighton which sees a modular housing system for the homeless, subsidised with accommodation for university students. This mixed mode approach has proved a success so far, providing LaunchPAD with the revenue required to maintain the homeless programme. (source: Launchpadreading.org.uk)
As well as providing a shelter and move development centre in East London, wo free training in creative writing, art, IT literacy. As well as picking up new skills dence in the homeless victims. SCT also run what they refer to as ‘socia vintage furniture shop (Restoration Stat & Cup) they provide excellent training towards independent paid work. This sc ful winning numerous awards. (source:
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APPRENTICESHIPS AND SKILLED TRAINING
HOMELESS VICTIMS
ypt Trust (SCT)
COFFEE SHOP
Second Shot Coffee
k to education, and am now in my Plumber. I’m starting driving lessons o drive is integral to the field I’m in so als.” (Paul, SCT)
“Second Shot showed me that there are people out there who do care and are here to help. A lot of people stereotype about homeless people and they don’t realise the diversity of the homeless and where they come from.” (Ecevit, Second Shot)
e on housing, SCT runs a training and orking with local businesses to offer skills, drama, music, cooking, and s these courses also help to build confi-
Located by Bethnal Green, Second Shot aims to tackle homelessness ‘one espresso at a time’. They do this by employing people who have been affected by homelessness, providing them with training and steady employment, before transitioning them into work elsewhere. This type of training is valuable since it not only builds confidence in homeless victims, but also helps to normalise the issue in the eyes of the public. This kind of ‘education by osmosis’ is essential if real long term change is to occur. (source: secondshotcoffe.co.uk)
al enterprises’. working closely with a tion), and a local coffee shop (Paper opportunities that mark the first steps cheme has proved particularly success: sct.org.uk)
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04
SITE AND CONTEXT
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ISSUE NO. 2
ISSUE NO. 1
04 NEWHAM KEY ISSUES Rising House Prices Newham has seen the sharpest increase in house prices in the UK since 2015, according to Halifax. Stamp duty charges have forced potential buyers further East in search of housing within commutable distance of central London. This surge has driven property prices up by 22% in the last four years, and is resulting in local residents becoming out-priced, contributing further to the homeless epidemic. (source: The Guardian, ‘Newham, east London, sees UK’s biggest house price rise’)
Low levels of economic activity within 16-64 year old bracket
ISSUE NO. 3
Newham ranks fourth lowest in London when it comes to economic activity in working age adults. In reality both Westminster and Kensington and Chelsea rank even lower, suggesting that a more educated ranking would place Newham second last, before Barking and Daggenham. The lack of regular work is a key issue facing many local residents today. (source: https:// www.newham.info/economy-and-employment/)
England 75.6%
Divided Demographics
London 74.3%
Newham 72%
No Religion 9.3%
According to Francesca Merton, community cohesion is one of the key issues effecting large parts of Newham today. This can be attributed to many different factors however one key factor appears to be religion, with cultural differences between different religious beliefs leading to community divides. A scheme that could alleviate this pressue could have a positive impact on Newham as a whole. (source, right: ONS 2017)
Other 18.7%
Christian 40%
Muslim 32%
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STATION 04 PLAISTOW LOCAL CONDITION South Woodford
Snaresbrook
Wanstead
Leytonstone
Leyton
Stratford
Hackney Wick
Stratford
Barking East Ham
Upton Park Pudding Mill Lane
Plaistow
West Ham
Bow Church
Bow Road
Bromley-by-Bow
Mile End Devons Road
Beckton
Langdon Park
Canning Town
Custom House Prince Regent
All Saints
Cyprus
Gallions Reach
Westferry Royal Victoria
East India
Royal Albert
Poplar
Beckton Park
Blackwall London City Airport
West India Quay Canary Wharf
West Silvertown
Heron Quays
King George V
Pontoon Dock
Silvertown
South Quay North Greenwich
North Woolwich
Crosshabour
Woolwich Arsenal Mudchute
Island Gardens
Cutty Sark
Greenwich
Policy S1 - Developing London’s social infrastructure Policy S2 - Health and social care facilities Policy S3 - Education and childcare facilities
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04 SITE OVERVIEW Site Location - Plaistow Station Size - 1.77 Ha Local Authority Use - Housing and New Urban Centre Current Use - Ford car dealership Urban Condition - Housing (council/ Terraces) Future - Council owned and ready for demoliti`on
The Site I selected is a 1.7 Ha ex-railyard that sits adjacent to Plaistow Station (Hammersmith and City + District Line) and the Greenway. It is council owned, and currently occupied by a Ford dealership although this is due for demolition shortly.
Hamm Th
e
Gr
ee
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W
ay
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Plais
tow
Roa
d
Ford Dealership
ine
ct L i r t s i D ity/
ndC
ith a m s r e m
Plaistow Stationt
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04 SITE
1
SOCIAL INFRASTRUCTURE It is important to recognise that a network of social, religious and educational services already exists within the area. Any proposals put forward in this document should become a part of this network, and should not aim to override it. It would be naive to think that one typology could fix all the problems effecting young homeless people.
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Local Network
11
1. Newham College - Stratford Campus 2. Saint Antony of Padua 3. A Company, 4th. Battalion: The Royal Green Jackets T.A Centre 4. Ramgarhia Sikh Gurdwara Temple 5. East End Islamic Centre 6. All Saints Church, West Ham 7. Selwyn Primary School 8. Portway Primary School 9. Islamic Centre Upton Park 10. The Project Surgery 11. Iglesia ni Cristo - Locale of Stratford 12. Plaistow Park Community Centre 13. Lister Community School 14. Saint Mary the Virgin 15. Ranelagh Primary School 16. West Ham Boys Amateur Boxing Club 17. Plaistow and Upton Park Early intervention Centre 18. Curwen Primary School 19. Quality Learning 20. Pliastow Community Athletics Track 21. Kings Cross Steelers RFC 22. Plaistow Jamia Islamia School 23. Newham Dockers ARLFC 24. Balaam Park Centre 25. London Iqra Academy 26. UCKG HelpCentre 27. Eastlea Community School 28. St. Margaret’s Convent Chapel
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15
21
23
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10 minute walk
2
3
5
4
7
5 minute walk
8 9
10
12 13
to Str atf ord
14
Thesis
on ond Speculation al L r t n e 16 17 to C
20 18
19
22
24
25
28
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Establishing a Network 1 : 7500
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CONTEXT 04 LOCAL URBAN FABRIC The area surrounding the site is largely residential made up of predominately old housing stock dating back to 1910 or so. The scaling back of the industrial use post war left large parts availale for the new
housing stock now seen in orange. With the exception of a few shops on Plaistow road, the surrounding area has no urban centre to speak of. Generally speaking the local con-
Housi`ng - Pre WW2 Housing - Post WW2 Buildings to be Demolished Plaistow Station Shops Schools Sports Religion
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dition is one of deprivation, made more apparent with fleeting views to the city and beyond. Regardless of this on th sunny day that I visited spirits seemed high and people were happy to stop and talk.
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CONTEXT 04 LOCAL USER GROUPS
LOCAL BUSINESS’
ELDERLY
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FAMILIES
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COMMUTERS
CAFE/ RESTAURANTS
YOUNG RENTERS/ STUDENTS
HOW DO WE GET THESE GROUPS TO MIX WITH THE HOMELESS POPULATION?
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05
ESTABLISHING THE MASTERPLAN
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05 MASTERPLAN DESIGN PRINCIPLES
SHARED SPACES FOR DIFFERENT USER GROUPS
SHELTER EMBE THE COM
MOVEMENT PROMOTES CHANCE ENCOUNTERS
COMMUNITY CO OTHER COM
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EDDED WITHIN MMUNITY
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SMALLER MASSING INDICATES GREATER PRIVACY
ONNECTS WITH MMUNITIES
EASY ACCESS TO PARKS AND NATURE
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MATRIX 05 PRECEDENT IMAGERY
TANGRAM 51N4E
HOWARTH TOMPKINS SILCHESTER ROAD
NEAVE BROWN ALEXANDRA ROAD ESTATE
MIKHAIL RICHES GOLDSMITH STREET
SERGISON BATES FITZJOHN’S AVENUE
PETER BARBOUR MCGRATH ROAD
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PETER BARBOUR FLEET STREET HILL
PETER BARBOUR BEECHWOOD MEWS
FCB ACCORDIA
HOLLAND HARVEY HOMELESS SHELTER
PATRICK HODGKINSON THE BRUNSWICK CENTRE
VARIED SHADWELL THAMES
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PLAN 05 SITE CHARACTER AREAS AREA 1 - PUBLIC FACING USERS: Commuters, Business Owners, Office Workers, Young Renters/ Students, Shelter Users. CONDITION: Open Public Plaza, High Street, Shops, Cafes, Exhibition, animated, busy.
AREA 2 - COMMUNAL RESIDENTIAL USERS: Shelter Users, Young Renters/ Students, Families, Commuters CONDITION: Shared courtyards, Sheltered spaces, light, movement, privacy, peaceful, Large urban grain, interconnnectedness.
AREA 3 - PRIVATE RESIDENTIAL USERS: Families, Elderly People, Commuters, Business Owners CONDITION: Smaller Units, mews’ and small courtyards, gardens and greenery, Privacy.
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Mixed Use Shelter
0
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5
10
25
50
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PLAN 05 SITE GROUND LEVEL Mixed Use Shelter Co-Living Flats Private Housing Training Kitchens/ Restaurant Plaistow Station New Entrance Shops/ A3 Units Entrepreneur Centre Co-Working Masterplan Support Electric Car Park
Plan Bin S
Private Housing
Private Housing Pond
Cafe
Connection to Community Connection to Greenway
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Connection to High Street
Entrepeneur Centre Mixed Use Shelter
Service yard/ Delivery Pick up
Connection to Green Space Co-Working
Co-Working
Car Park
Kitchens/ Restaurant
nt/ Store
Shops/ Cafes
Plaistow Station New Entrance
Bike Store Co-Living Connection to London
0
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5
10
25
50
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PLAN 05 SITE PODIUMLEVEL Mixed Use Shelter Co-Living Flats Private Housing Plaistow Station New Entrance Shops/ A3 Units Entrepreneur Centre Co-Working
Private Housing
Private Housing Pond
Cafe
Connection to Community Connection to Greenway
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Connection to High Street
Entrepeneur Centre Service yard/ Delivery Pick up
Mixed Use Shelter
Connection to Green Space Co-Working
Shared Space
Co-Working
Private Flats
Shared Space Co-Living
Private Housing
Plaistow Station New Entrance
Co-Living Connection to London
0
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5
10
25
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05 MASSING OVERVIEW
Mixed Use Shelter Co-Living Flats Private Housing Training Kitchens/ Restaurant Plaistow Station New Entrance Shops/ A3 Units Entrepreneur Centre Co-Working Masterplan Support Electric Car Park
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PLAN 05 SITE GROUND - VEHICLE ROUTES Residents Parking Residents Drop Off Kitchen Delivery Pick Up Service/ Taxi/ Delivery/ Emergency Delivery The vehicular strategy ensures that minimal traffic passes through the main parts of the site. Residents parking for electric vehicles has a self enclosed loop including allowance for pick up and drop off without entering the main square. A ‘service spine’ along the north-west edge of the site allows servicing, bin pick up, deliveries and emergency vehicles to carry out work throughout the site at irregular intervals. Similarly to resident vehicles, small delivery vehicles can pick up food from the kitchens with entrance and egress at the Northern point of the site.
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IN/ OUT
OUT Mixed Use Shelter
0
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5
10
25
50
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PLAN 05 SITE PODIUM - PEDESTRIAN MOVEMENT Resident Routes Public - Primary Routes Public - Secondary Routes Cycle Lane
The pedestrian strategy was all about better connecting the site. A public route runs straight from the greenway to a park at the Eaat of the site, cutting beneath the busy road. A footbridge is also provided at what would otherwise be the dead-end of the site, bringing people from the nearby neighbourhood into a quiet end of the site. Residents are able to move freely throughout the site as well, with stairs being the main threshold between public and private spaces.
Connection to Community Connection to Greenway
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Connection to High Street
Connection to Green Space
Connection to London
0
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10
25
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PLAN 05 SITE ALLOCATION OF PUBLIC SPACE Courtyard Mews Street Square
The masterplan can be characterised as a series of public spaces which flow into increasingly more private areas. Stairs act as a threshold, indicating a move from Public to private.
Private Courtyar
Pond
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Shelter Courtyard
Residential Square
Main Square
Shared Courtyard
e rd Main Street
0
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10
25
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05 EXPERIENCE MAIN SQUARE
The main square represents the most public centre of the masterplan. The shelter sits opposite the new entrance to Plaistow station, with a cafe and exhibition space at its base, open to the public. Shops and a restaurant flank the other sides, encouraging small business’ to move in and maximise on the footfall in the area. Co-working and rentable office spaces hold the end of the square, making use of the strong transport links to central London, while an entrepeneur centre acts as a key anchor tenant, encouraging new business to flourish. All of these different uses will have an interface with the shelter, providing work and/ or apprentiship schemes in return for reduced tenancys.
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05 EXPERIENCE THE STREET
The street is the main artery of the scheme, providing a pedestrian link from the Greenway to Plaistow Road, bypassing what would otherwise be a very long route around. It provides a transition from the public facing main square towards the quieter residential area at the south west of the site. Bridges connecting the Co-Living spaces animate the wider portion whilst simulatneously dropping down with the massing. This effect focusses the eye on the hint of green and blue at its far end as the path winds up towards the Greenway.
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05 EXPERIENCE THE POND
The destination at the end of the street is a beautiful pond with a small independent cafe sitting adjacent. the area around the pond is heavily planted, providing a safe yet wild place for children to play. Far from being a dead end, the pond serves as a junction for the meeting point between different communities. This is where the Greenway meets the site, acting as a passive way of slowing cyclists. It is also where the footbridge serving the community on the other side of the track touches down. As such it is expected to form a lively part of the scheme.
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05 EXPERIENCE RESIDENTIAL SQUARE
This is the main residential square in the master plan and is shared by shelter users, co-living inhabitants and private residents. Social spaces where different user groups can mix sit below a shared garden which joins the co-living spaces and private flats. The square is a semi-public space by virtue of being raised up to podium level. Throughout the masterplan this idea is echoed, with changes in level denoting different levels of sharing and privacy. The surrounding buildings layer and step back providing a feeling of inhabitation at many different levels allowing neighbours to wave to one another from their respective homes.
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SECTION 05 SITE SMALL SCALE MASSING
Site
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Public
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Private
Service
Section A-A
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SECTION 05 SITE MEDIUM SCALE MASSING
Site
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Semi-Private
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Private
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SECTION 05 SITE LARGE SCALE MASSING
Station Site
Public
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Semi-Public
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Semi-Private
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05 MASTERPLAN MASSING - RENDERED VIEW
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06 THE SHELTER
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SHELTER 06 THE DESIGN PRINCIPLES
re
INCREASED PRIVACY WITH HEIGHT
PROMOTE VISUAL CONNECTIONS THROUGH CIRCULATION
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STEPPED FORM SUNLIGHT AND AC
ACCESS TO N WELL B
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M RESPONDS TO CTIVATES FACADE
SHARED SPACES AT SPLIT LEVELS
NATURE FOR BEING
FREE MOVEMENT AT GROUND LEVEL
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GROUPS 06 USER SEPERATION THROUGH ARCHITECTURE The building is essentially dealing with four different user groups, private housing, co-living, Long term shelter, and emergency shelter. For reasons of safety and security these groups cannot mix freely within the building. New arrivals must first stay in the emergency shelter where they can be assessed by case workers and deemed safe. Once this has happened they can move into accommodation in the long term shelter, however at this stage they will still be under the ward of the case workers and therefore must be monitored while they receive training and support.
CO-LIV
PRIVATE HOUSING ACCOMMODATION
ACCOMMOD
SHARED PRIVATE
SHARED PRIVATE
SH P
PRIVATE GARDEN
PRIVATE GARDEN
P G
These divisions are unfortunate but necessary, however the building is designed in such a way that usergroups can mix in specific areas, aiding the eventual rehabilitation and recovery of the shelters users. SHARED PUBLIC
PUBLIC GARDEN
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LONG TERM SHELTER
EMERGENCY SHELTER
ACCOMMODATION
ACCOMMODATION
DATION
PRIVATE GARDEN
HARED PRIVATE
SHARED PRIVATE
PRIVATE GARDEN
PRIVATE GARDEN
SHARED PUBLIC
SHARED PUBLIC
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CONNECTIONS 06 VISUAL RETHINKING DECK ACCESS With physical connections limited it became important then to promote visual connections to create a sense of oneness and cohesion. Starting with a rigid alms house structure I looked to celebrate the deck access, creating clusters of four to six rooms each with their own garden. These clusters foster a sense of ownership and family.
SHARED
ORDERED • Accommodation organised around courtyard in linear fashion. • Lacks life and intensity as deck access removes any sense of ownership • Each floor and therefore user group feels very disconnected. • Balconies are a positive but they can be quite insular
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SHARED
FRAGMENTED • Accommodation is organised into clusters of 4-6 rooms • Each cluster is accessed via internal circulation tower, promoting visual connections and chance encounters. • Fosters a sense of ownership as clusters can form family units • Tighter rooms allows for shared outdoor areas in the corners as well as room for case worker accommodation on each floor.
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CONNECTIONS 06 VISUAL FEATURE STAIR Internal vertical circulation will be undertaken through the use of a feature stair that sits within the courtyard.
EMERGENCY SHELTER
This stair is considered to be an integral part of the scheme as it celebrates the building’s users, instead of hiding them away as other schemes might do. The stair is designed to enable visual connections between user groups whilst controlling physical contact.
LONG TERM SHELTER
The structure is provided by four rings of columns, each housing a different stair, with more vulnerable user groups being shielded from sight by the less vulnerable group which surrounds them. It is intended to be used for descent and will double up as deck access for all accommodation.
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P E D IN
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1. Stair Structure
2. Courtyard Deck
3. Co-Living Access
4. Long Term Shelter
5. Emergency Shelter
6. Seen as one
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CONNECTIONS 06 VISUAL CIRCULATION AS THEATRE
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CONNECTIONS 06 VISUAL MAXIMISING VISUAL CONNECTIONS
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AXO 06 EXPLODED FLIP THE HIERARCHY The building can be viewed as a reversal of Maslow’s Hierarchy of Needs. Rather than working from the bottom up, those most in need should instead begin at the top and work their way down the building as they work their way through the system.
05 EMERGENCY SHELTER
04 LONG TERM SHELTER
Physiological needs are met first of all, as people enter the shelter emergency shelter, receiving food and a place to stay. Security and safety are guaranteed once individuals transition to the long term shelter. Belongingness and love needs are met at this stage and the next as people transition from a state of individuality to one of family, as friendships are formed and a sense of ownership and belonging is fostered. Throughout this process esteem will be built up as training and therapy allows people to grow and garner a greater sense of self worth. This increased confidence along with the stability of a home and the potential of future income will eventually allow users to reach the top tier of Maslow’s Hierarchy.
03 LONG TERM SHELTER/ CO-LIVE
02 CO-LIVE/ PRIVATE HOUSING
01 CO-LIVE/ PRIVATE HOUSING
00 PUBLIC FACING/ TRAINING
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PHYSIOLOGICAL NEEDS:
food, water, warmth, rest
SAFETY NEEDS:
security, safety
BELONGINGNESS AND LOVE NEEDS:
intimate relationships, friends
ESTEEM NEEDS:
prestige and feeling of accomplishment
SELF ACTUALISATION:
achieving one’s full potential
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06 ADJACENCIES TYPICAL LAYOUT WITH THE EXCEPTION OF THE EMERGENCY SHELTER ON THE 5TH FLOOR, each level of accommodation follows roughly the same pattern. North Facade contains larger more private accommodation with kitchenettes and recreation areas. People living here can utilise all of the buildings amenities but do not rely on them.
Larger accommodation with more privacy is located on the Northern edge, sharing a garden. A space for treatment, training or teaching is located closest to the North-East core and case worker accommodation can be found on every floor where it is necessary.
CO
GARDEN
The remainder of the accommodation is co-living, with family sized clusters of four to six rooms each with an adjoining garden and private shared space. These family units the share a main living space in the south of the building.
BED
East and West accommodation is limited to bedrooms only with shared living spaces in the south facade.
BED
BED
BED
GARDEN
Private shared accommodation maintains sense of ownership, but leads into a larger shared space containing dining and work areas.
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PRIVAT SHARED
ORE
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CORE
FLAT FLAT
Precise use will change floor by floor depending on which stage of recovery individuals are at.
FLAT
CASE WORKER
N
GARDEN
Case worker accommodation located on each shelter floor in a location where other flats are visible.
BED INTERNAL STAIR
BED
BED
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BED
PUBLIC SHARED
PRIVATE SHARED
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Bedrooms are organised into ‘family units’ of 4-6 rooms, each with an attached garden
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PLANS 06 FLOOR 05 EMERGENCY SHELTER
Restaurant/ cafe Kitchen Areas Circulation Cores Grass Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
1. 01 + 02 Roof Garden 2. Shared Roof Garden 3. 03 + 04 Roof Garden 4. Plant 5. Single Bed Clusters 6. Case Worker Accommodation 7. Emergency Shelter Shared Space 8. Vertical Circulation 9. Social Appraisal/ Meeting Rooms 10. Courtyard
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PLANS 06 FLOOR 04 LONG TERM SHELTER
Restaurant/ cafe Kitchen Areas Circulation Cores Grass Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
1. 2. 3. 4. 5. 6. 7. 8. 9.
Shared Living - Private Shared Living - Public Shared Garden 1/2 Bed Flats Adjoining Gardens Case Worker Accommodation Vertical Circulation Therapy/ Support Space Courtyard
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PLANS 06 FLOOR 03 LONG TERM SHELTER/ CO-LIVE
Restaurant/ cafe Kitchen Areas Circulation Cores Grass Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
1. Shared Living - Private 2. Shared Living - Public 3. 2/3 Bed Clusters 4. Private Housing 5. 2 Bed Flats 6. Adjoining Gardens 7. Case Worker Accommodation 8. Vertical Circulation 9. Family Meeting Rooms 10. Courtyard
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PLANS 06 FLOOR 02 CO-LIVE/ PRIVATE HOUSING
Restaurant/ cafe Kitchen Areas Circulation Cores Grass Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
1. Shared Living - Private 2. Shared Living - Public 3. Shared Garden 4. 2/3 Bed Clusters 5. Maisonettes 6. Adjoining Gardens 7. Flat 8. Vertical Circulation 9. Community Outreach 10. Courtyard
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PLANS 06 FLOOR 01 PRIVATE HOUSING/ CO-LIVE
Restaurant/ cafe Kitchen Areas Circulation Cores Grass Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
1. Public Square 2. Allotments 3. Shared Living - Private 4. Shared Living - Public 5. Passage (semiprivate-semipublic) 6. 2/3 Bed Clusters 7. Adjoining Gardens 8. Maisonettes 9. Community Use 10. Vertical Circulation 11. Flexible Training Space 12. Courtyard
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PLANS 06 FLOOR 00 PUBLIC FACING
Restaurant/ cafe Kitchen Areas Circulation Cores Grass Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
1. Restaurant 2. Cafe/ Restaurant Kitchen 3. Cafe 4. Cold Store 5. Plant 6. Lobby 7. Changing/ WCs 8. Delivery Kitchen 9. Flexible Training Kitchen 10. Delivery Pick Up 11. Shelter Shop/ Exhibition 12. Shelter Office 13. Teaching/ Meeting rooms 14. Courtyard 15. Community Use 16. WCs 17. Resident Entrances 18. Plant/ Bin Store 19. Bike Store
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VERTICAL CIRCULATION 06 CELEBRATING OVERVIEW Four concrete cores provide vertical circulation at each corner of the scheme. Residents access the building via two stair wells on the Northern corners. Internal level changes from accommodation to shared spaces take place in in stair wells on the south facade. The central stair takes shelter users from their respective floors to the ground level. External routes on the south facade allow movement from living spaces on to the shared roof
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06 LANGUAGE PUBLIC/ OPEN VS PRIVATE/ CLOSED
PUBLIC FACING Faces South Timber - lightweight, open
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PRIVATE FACING Faces North West Brick - heavy/ closed
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A-A 06 SECTION STEPPED RESPONSE TO LIGHT
1. Shelter Shop/ Exhibition 2. Courtyard/ Central Stair 3. Community Use 4. Plant/ Bin Store 5. Co-Live 2/3 Bed 6. Maisonette 7. Co-Live 2/3 Bed 8. Shelter 2 bed 9. Emergency Shelter Shared 10. Emergency Shelter Roof 11. Co-Live/ Private Housing Shared Space 12. Shelter/ Co-Live Shared Space 13. Communal Garden
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UP
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Restaurant/ cafe Kitchen Areas Circulation Cores Garden Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
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B-B 06 SECTION CUT OUT GARDENS
1. Public Entrance 2. Courtyard/ Central Stair 3. Bike Store/ Residents entrance 4. Co-Live 2/3 Bed 5. Maisonette 6. Co-Live 2/3 Bed 7. Shelter 2 bed 8. Emergency Shelter Shared 9. Emergency Shelter Roof 10. Co-Live/ Private Housing Shared Space 11. Co-Live/ Private Housing Shared Garden 12. Shelter/ Co-Live Shared Space 13. Shelter/ Co-Live Shared Shared Garden
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Restaurant/ cafe Kitchen Areas Circulation Cores Garden Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
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D-D 06 SECTION SHARED SPACES AT SPLIT LEVELS
1. 2. 3. 4. 5. 6. 7. 8. 9.
Food Store Kitchen Courtyard Restaurant Kitchen Cafe Public Entrance Shelter Shop/ Exhibition Shelter Office Shared Private Spaces Co-Live/ Private Housing Shared Space 10. Co-Live/ Private Housing Shared Garden 11. Shelter/ Co-Live Shared Space 12. Shelter/ Co-Live Shared Garden 13. Co-Live/ Private Housing Shared Roof Garden 14. Shelter/ Co-Live SharedRoof Garden 15. Communal Garden
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Restaurant/ cafe Kitchen Areas Circulation Cores Garden Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
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C-C 06 SECTION CHANGING USES WITH HEIGHT
1. 2. 3. 4. 5. 6. 7. 8.
Delivery Kitchen WCs/ Changing Training Kitchen Courtyard/ Central Stair Teaching Spaces Co-Live 2/3 Bed Shelter Accommodation Emergency Shelter Accommodation
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Restaurant/ cafe Kitchen Areas Circulation Cores Garden Community Use Shared - Private Shared - Public Co-Living Private Housing Shelter - Long Term Shelter - Emergency Plant
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06 STRUCTURE FRAME + FOUNDATIONS
GLULAM STRUCTURE + CLT F
I plan to use Glulam for the main s the fact that it can be machined in delivered to site, resulting in quick allow for future adaptability in use.
The building has small spans of jus frame would not be necessary.
CLT floor slabs will provide additio ing will be provided in a few areas. bracing, however disregarded as ha construction more simple.
CONCRETE FRAME + BUBBLE
A concrete ground and first floor p ture. The language of the building i more shut off above. The wider spa this well.
A bubble deck slab offers a cheaper traditional poured slab, as the amo duced.
Concrete cores will also aid vertica viding structural stiffness for the gl
GEOTHERMAL CONCRETE PIL
It is assumed that the ground bene with naturally high groundwater ab is important therefore to provide e with the higher density layers below
Geothermal piles will be used as an strategy.
Source: http://www.landis.org.uk/s
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FLOOR SLABS
structure of the building. This is due to a factory to specification before being k build times. Non-permanent fixings also .
st 6 meters, therefore a concrete or steel
onal support and Timber cross brac. Steel was also considered for the cross aving fewer contractors will make the
Source: CLT Handbook
E DECK SLAB
provide additional support for the strucis supposed to read as open at grade and ans afforded by a concrete slab facilitate
r and more sustainable alternative to a ount of concrete required is greatly re-
al circulation whilst simultaneously prolulam structure to attach to.
Source: Constrblog.wordpress.com
LING
eath the site contains a layer of loamy soils bove a layer of strong clay or bedrock. It end bearing piles which can make contact w.
n aid for the building's environmental
soilscapes/
Source: Balfour Beatty
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STRATEGY 06 ENVIRONMENTAL KEY PRINCIPLE 1.
1
Natural Light/ Daylighting
South facade permeable to allow light into inner courtyard. increased thermal mass for passive heating. Horizontal louvres to south. 2.
Ground Source Energy
Thermal Piling used for heat exchange 3. Rainwater Roof levels used for rainwater collection 4. Gardens Cut out gardens and terraces to boost biodiversity while helping with SuDS and wind mitigation. 5.
Natural Ventilation
Cross ventilation from predominantely south-westerly wind.
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VIEWS 06 KEY STREET APPROACH
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VIEWS 06 KEY THE SQUARE
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07 IMPACT It is my hope that this proposal could act as the pilot scheme for a new approach to effective homeless prevention. Current systems are ill-equipped to deal with an ever worsening social condition that removes agency from those most in need. Housing is viewed as a commodity rather than a basic human right and this must change. Attitudes towards homelessness must also change. we must once again see these individuals as people rather than just a symptom of a problem which we are unwilling to recognise. Our society has become polarised and fear of ‘the other’ is as prevalent today as it has ever been, but this does not need to be the case. The ambition of this scheme is to draw people together, creating a template for a new urban mix that resets the way we think about our differences. At an individual level the scheme should provide some semblance of hope to those most in need, and through a careful process, build them back up and allow them to reach their full potential. Aside from having a positive social impact, there could be huge potential long term savings for local authorities - if homeless prevention is successful then there will be far less spent on future homeless relief. If deemed to be a success, the template for this scheme could then be embedded into every new housing development above a particular size in London. If local authorities can act as developers, recapturing the uplift in land value themselves, then social responsibility may prevail, rather than profit. The notion of ‘poor door’ could become a thing of the past with all residents treated equally.
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