Design Realisation Report

planting the peninsula initiative the report

PP joseph robert goodwin unit 15 design tutors: mike aling & nic clear practice tutor: kim quazi university of greenwich

On average there are people waiting for any single allotment plot in the UK.

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contents

introduction who are we? what are we doing?

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building context

building delivery

building construction

building performance

appendix

the peninsula

the client

structural strategy

occupation

precedents

a history of allotments

planting the peninsula strategy

the strategy

the strategy

simple material palettes

a shift in density

about planting the peninsula

getting started

power demands

community facilities

access to public open space and nature

the site

ground floor site plan

lucrative waste

access to allotments

peninsula neighbours

applying the grid

the anaerobic digestion process

stagnant recycle rates

safeguarded wharf

functional modules

the recovered heat

obligations to recycle

developing a growing vernacular

non-profit success

inhabiting the grid

digestate treatment

simple structures

finding a site

roles, responsibilities & revenue

single module construction

water demands

landscape walkways

the first build

utilising the river

translucent architecture

the construction process

flooding risk

urban agriculture in action

combining the kit

flooding strategy

self-build budget design

internal fittings

a growing community

research and documents

material strategy

ecological considerations

our strategy

rainwater harvesting

researching knight dragon regeneration limited

the materials

agricultural systems

methods of making & marketing

agri-industrial vernacular

site access

reduction by the day

projected funding + construction

health + safety of volunteers

the facilities

future construction

navigating the peninsula a history of built form a developer’s dream around the site the test bed - orientation + climate

the urban design strategy a catalogue of the peninsula serving the peninsula above the site a growing vernacular proving the concept

becoming a charity trustees + volunteers sources of funding a community development dream applying for grants our course of action our design

zoning the facilities

revenue

recycling in context seeking funds

drawings design developments for the design manual 1 design developments for the design manual 2

marketing the trust

design developments for the design manual 3

a digital community

bibliography

a timeline for the peninsula

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introduction who are we?

the initiative

the question

the aim

planting the peninsula initiative is a charity trust which aims to inspire and engage existing and future residents of Greenwich Peninsula through the transformation of a section of the Victoria deep water terminal into a urban agricultural community.

with the extent of the developments on the peninsula many residents and interested parties are asking questions. We share the existing concerns and, like matthew pennycook, also ask whether ‘the revisions that are being proposed will be of benefit to the local area and the local community, not just overseas investors and company profit margins’.

at ‘planting the peninsula’ we see a future which embraces the vast potential of agriculture within the city. The current research and experimentation into growing methods, from hydroponics to microalgae, should be embraced and advanced within our cities and homes. It is our hope to found a community on the Greenwich Peninsula which allows, encourages and advances city farming in the centre of London.

Reclaiming the peninsula for agriculture.

we are a non-profit organisation which will, with the help of volunteers, construct and maintain a collection of buildings harvesting energy and heat from the organic waste of peninsula inhabitants and visitors; re-introduce the growth of produce on the peninsula; and form the first step toward a new way of thinking about the place of agriculture in London.

greater london

royal borough of greenwich

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planting the peninsula a

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this site provides a test bed to show people what can be done.

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we want to see a peri-urban peninsula which instead emphasises and embraces high density urban agirculture (such as aquaponic production) as part of a sustainable urban farming strategy.

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we belive everyone deserves a garden, an allotment garden.

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greenwich peninsula is seeing an unprecedented amount of attention in light of the current and future, commercial and residential, developments taking shape. Following years of planning

by Greenwich Peninsula Regeneration Limited, now Knight Dragon Developments Limited (KDDL), the peninsula has begun to grow into a further dense centre for London.

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the proposal of an on-site market to allow the selling of excess personal yields and commercial produce will allow se t clo ndsite the to become a focus for a r b rem the developing Peninsula.

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the site

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a facility for agriculture, education and produce distribution which utilises plot-based family and commercial gardening to allow greater food security for the residents of the Peninsula.

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an urban farm community allotment gardens and produce market for the adapting and emerging community on the peninsula.

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introduction what are we doing?

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More participatory training and action research with urban farmer groups is needed in order to develop safe and viable urban farming systems

(farmer field schools, participatory technology development).

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Information taken from ‘Cities Farming for the Future: Urban Agriculture for Greem and Productive Cities’ by Rene van Veenhuizen.

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context contents

building context

the peninsula

a history of allotments

a shift in density

access to public open space and nature

access to allotments

stagnant recycle rates

finding a site

navigating the peninsula

a history of built form

a developer’s dream

around the site

the test bed - orientation + climate

the urban design strategy

a catalogue of the peninsula

serving the peninsula

above the site

a growing vernacular

proving the concept

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context the peninsula

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a history of allotments the royal borough of greenwich council address the place of allotments in greenwich historically stating that ‘the use of land as allotment gardens goes back to before the reign of Elizabeth I, but it was during the World Wars that allotments became really popular with city-dwellers’. This is clear when analysing historical maps of greenwich which show an abundance of plots around these times when ‘fresh fruit and vegetables were in short supply so, driven by the government’s Dig for Victory campaign, townfolk dug up public parks, playing fields and village greens in order to grow their own food’.

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looking at the peninsula nowfollowing the past two decades of development and specifically forecasting the next two decades, it seems that no land is to be dedicated to this communal activity. Though in the rest of the borough ‘tenants come from at least 26 ethnic groups and ages range from 18 (to) 87’, the demographic of the peninsula is to not have the opportunity of being urban agriculturalists.

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existing condition

9.2%

5.5%

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land on the peninsula dedicated to allotments between 1910-1919

land on the peninsula dedicated to allotments between 1950-1959

existing condition of the peninsula with no land dedicated to allotments

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context the peninsula

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a shift in density the proposed addition of 15,000 households on the peninsula gives a projected population increase of 37,050 (assuming the London average 2.47 person household). Assuming the peninsula as defined by the outlined area below, the peninsula is a 2.75sqkm area and so would have a density nearly 3 times that of the average for the greater london area with this population swell. The 13,722 projected density figure is in fact greater than the average density per sq mi of greater london.

Existing Peninsula

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100 people

Proposed Peninsula

Greater London

5,109 -1.75%

13,722 +264% +269%

5,200

Existing density of the Peninsula (per km²)

Proposed density of the Peninsula (per km²)

Existing density of Greater London (per km²)

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context the peninsula

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access to public open space and nature according to the london plan ‘areas of deficiency in access to nature are defined as built-up areas more than one kilometre actual walking distance from an accessible Metropolitan or Borough Site of Interest for Nature Conservation (SINC)’. Our proposal aims to provide public open space which will develop into a SINC with time and maturity, providing the existing and future peninsula residents with the access they deserve.

in the london plan public open space is categorised based on scale from the largest (Regional parks) to the smallest (pocket parks). Our proposal falls under the small open spaces category of under 2 hectares but over 0.4 hectares. The plan stipulates that this can support homes up to 400 metres away.

enfield

an unnatural peninsula as marshland and subsequently agricultural land the greenwich peninsula has historically provided London with its largest expanse of open green space. However, following nearly two centuries of industrial use over 26% of the peninsula falls under ‘areas of deficiency in access to nature’ according to the london authority.

barnet harrow

haringey

brent

waltham forrest

havering camden

hackney

islington

hillingdon ealing

redbridge

city

ham westminster mers kens mith ington + fulham + chelsea

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newham

royal borough of greenwich

barking + dagenham

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southwark greenwich

hounslow

bexley richmond

wandsworth

lambeth

lewisham

merton kingston

sutton

croydon

bromley

greenwich peninsula

areas deficient of nature london borough

26.43%

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context the peninsula access to allotments

the locations

royal borough of greenwich

w must join waiting lists

cooks farm

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current vacancies

humber maze hill

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dallin prior street dot hill

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in the borough of greenwich only 5 locations currently have vacancies and all are located >5km from the peninsula.

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all allotment locations run by the royal borough of greenwich council use the size and price ranges beside, with variable prices reflecting concession, borough resident and none borough resident respectively.

1000m areas in deficiency of access to allotment plots

rent:

our plots in our community we will provide plots which encompass the scales of involvement of their users, with classes which span the veteran or commercial grower to the first-timer.

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context the peninsula

the recycling of household (municipal) waste is a key concern in London and nationwide. With an average of 43.2% in 2012/2013 (DEFRA data), the uk is almost 7% below the EU target for 50% by 2020. Countries such as Germany and Austria already have rates of 65% and 62% respectively with Austria in fact only having 3% landfill compared to our 37% (Eurostat data). Considering then that 1/3 of all municipal waste is classified as food and garden waste, we have a huge opportunity to change the way we think about our waste.

2020 EU target for household waste recycling

in london the recyle drive has faltered in recent years, with less than 1/3 of boroughs improving on their 2012-2013 rates. With 14 million uk households (Digest of waste England 2015) having only fortnightly collections, it is as much a mind-set improvement as it is an infrastructural one.

an unconnected peninsula

enfield 39%

15% barnet 33%

harrow 45%

haringey 32% brent 43%

hillingdon 43%

ealing 41%

hounslow 35% richmond 46%

waltham forrest 31%

camden islington hackney 31% 24% 31% tower hamlets ham city 36% mer ke westminster 28% smi nsin 22% th + gton southwark fulham + chelsea 30% 26% 23%

wandsworth 23%

lambeth 23%

redbridge 29%

newham 21%

greenwich 40%

barking + dagenham 27%

havering 35%

of all food purchased in the UK is unecessarily wasted in our households. Of the 41 million tonnes of food purchased, 7 million are thrown away in our homes and only 1.8 million tonnes of these are deemed unavoidable.

lewisham 20%

kingston 46% sutton 37% stagnant rate

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increased rate

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decreased rates london borough

croydon 44%

bromley 49%

in the royal borough of greenwich there is only one recycle centre. These centres are for borough residents to dispose of recyclable waste which is not collected as part of the kerbside service. If a resident does not drive or have access to a car the facility would be over a 90-minute walk from the peninsula.

15minutes by car to the nathan way recycle centre

bexley 54%

merton 39%

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the proposed addition of 15,000 households on the peninsula gives a projected population increase of 37,050 (assuming the London average 2.47 person household). This would result in an additonal 41.5 tonnes of waste per year with each new resident creating 1.1kg daily.

41.5 tonnes of additional waste produced by proposed households on the peninsula

navigating the peninsula 1

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food + garden waste collection

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food + garden waste delivery

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proposed tunnel route

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tunnel route river thames

planting the peninsula

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proposed cruise terminal

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access to the site from tunnel avenue allows easy vehicular approach for visitors and deliveries from the south. lle

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even our trucks are powered by gas produced from decomposing peninsula waste.

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by collecting and using the waste of residents of the peninsula to create power and heat for the facilities, we are meeting with a number of the ‘mayor’s municipal waste management strategy’ targets.

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our site is bordered on two sides by the thames path, a protected walk, which will both allow an active flow of visitors, and dissalow the overshadowing of the site from the south-east and south-west.

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at planting the peninsula we aim to use the existing and proposed road infrastructure to allow for the collection and delivery of garden and kitchen waste from the peninsula to our anaerobic digester. Using a fleet lof eour own ‘planting the peninsula’ trucks, c os t d powered by the gas generated by the digester, we n bra rem will have weekly collections of designated collection points ensuring the correct use of the peninsula’s organic waste.

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the peninsula is already a very well connected area of london, with a jubilee line underground station (north greenwich), river boat pier + the blackwall tunnel. However, it is the future transport proposals which emphasise the opportunities of areas of the peninsula, with the silvertown tunnel expected to provide a connect to the north (where the royal albert dock business district will be located) and the enderby wharf cruise terminal as providing a major tourist destination.

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navigating the peninsula

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context finding the site

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context finding the site

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a history of built form an exploration into the changing face of the peninsula over the past century reveals the rise and fall of its industrial importance as well as the emerging prominence of high density living.

in the 2040 projection the Knight Dragon masterplan developing 170 acres of the peninsula can be clearly identified. Knight Dragon outline their goals for the peninsula to be ‘a thriving district outlined by 1.6 miles of waterfront’ with ‘a commercial district encompassing 3.5 million square feet of shops, hotels, schools and public facilities’.

1910-1919

1950-1959

1980-1989

1990-1999

Existing Condition

2040 Projection

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context finding the site a developer’s dream the peninsula is currently undergoing a proposed 25 year face lift which seeks to add to and feed from the success of the O2 arena with residential and commercial developments. To date, ‘work is underway on 500 homes, with a further 1,100 with secured outline planning’, yet it is the 13,400 additional homes to follow which make this ‘a vital contribution to the new homes that London so desperately needs’ (Cllr Chris Roberts, Leader of the Royal Borough of Greenwich).

100 year overlay

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PP Knight Dragon is fully committed to delivering this landmark development for London future phases

allotment life

site of interest

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the palimpsest is successful in presenting the areas of the peninsula which have remained undeveloped. It additionally provides an interesting visualisation of the propensity for building forms on the peninsula to grip to the thames waterfront. This move would historically be a practical necessity, whereas now (black) it is a residential luxury.

viewing an overlay of the existing condition and first phases of development, as part of the Knight Dragon Developments Limited, highlights the extent of the projected transformation. The 15,000 households forming part of this development will become home to a greater number of residents than the capacity of the O2 arena.

the use of the overlays allowed an area of the peninsula to be addressed as a potential area for the community. The land does not currently form part of the development proposals and could offer a sizeable site to address the issues of access to allotments, public open space and nature on the peninsula for the existing and expected residents.

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context finding the site O2 Arena Blackwall Tunnel Ventilation Emirates Air Line Cable Car Blackwall Tunnel Access

Peninsula Quays Site North Greenwich Station Blackwall Tunnel Access

Victoria Deep Water Terminal Blackwall Tunnel Entrance Gas Holder Proposed Site Peninsula Parkside Site Bay Wharf

Tunnel Wharf

around the site

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context finding the site

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the test bed this first site will provide us with the potential to prove our concept of the future of urban agriculture on the peninsula. As a result of this, it is important to ensure that the site can suitably meet the environmental requirements.

summer 16 hours daylight

winter 8 hours daylight

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context the urban design strategy

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a catalogue of the peninsula

typologies

industrial condition

the material palette

the vernacular of the local and peninsula wide area remains heavily industrial but will be extensively changed by the development of commercial and residential buildings throughout the peninsula.

the existing site and its surroundings are populated by a number of industrial structures and facilities. The site itself is currently used as an aggregate facility, though following the reduction in use of the facility, the lower portion of the victoria deep water terminal will become available to be developed for public open space.

a survey of the peninsula’s existing structures led to our acknowledgement of the distinct material palette shared by the structures.

the above drawing was a study of the buildings of specific interest to the site area and includes the one remaining vast empty gas holder.

the above drawing reveals the first stage of our analysis of the existing character of the peninsula.

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context the urban design strategy

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serving the peninsula

redefining ownership

the purpose

the ambition

taking the existing structures on the peninsula and creating a taxonomy based on lease owners allowed for the development of a peninsula redefined by it’s objects.

on this supportive network of structures the new peninsula and its growing population’s waste can be collected, sorted, recycled, and reused, a parasitic plane above.

the masterplan aims to combine the necessity for a consideration of the way we see waste with the offer of allotments for all, allowing and encouraging local produce, increasing recycle rates and a reduction to the peninsula and royal borough of greenwich’s carbon footprint.

by then taking these ownership rings and combining them to form one shared facility which would act to support the growing developments of the masterplan, a surreal supportive landscape began to form.

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context the urban design strategy

above the site

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context the urban design strategy

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a growing vernacular

typologies

industrial condition

the vernacular of the local and peninsula wide area remains heavily industrial but will be extensively changed by the development of commercial and residential buildings throughout the peninsula.

the existing site and its surroundings are populated by a number of industrial structures and facilities. The site itself is currently used as an aggregate facility, though following the reduction in use of the facility, the lower portion of the victoria deep water terminal will become available to be developed for public open space.

the above drawing was a study of the buildings of specific interest to the site area and includes the one remaining vast empty gas holder.

the above drawing reveals the first stage of our analysis of the existing character of the peninsula.

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context the urban design strategy

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proving the concept

tunnel avenue

the trial site the decision to find an appropriate first site within the peninsula wide masterplan allows us to implement a smaller scale working community.

By then running the facilities on this site and proving the necessity for a leading region in waste treatment and urban agricultural techniques, we hope to attract the attention and investment of parties which will lead to addressing further sites and ultimately realising the masterplan for the peninsula and and its’ people.

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transform the greenwich peninsula waterside into a commercial development and transport hub

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information taken from ‘2020 vision: ambitions for london’ by boris johnson.

building delivery

the client

planting the peninsula strategy

about planting the peninsula

the site

peninsula neighbours - knight dragon

safeguarded wharf

roles, responsibilities & revenue

becoming a charity

trustees + volunteers

sources of funding a community development dream applying for grants our course of action our design

methods of making & marketing

projected funding + construction

the facilities zoning the facilities marketing the trust a digital community a timeline for the peninsula

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delivery client + programme

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the strategy our aims

the concerns

the methods

with the help of our members, volunteers and specialist consultants, we will build our own allotments and facilities.

our first issue was finding the right site to begin the process of change on the peninsula which would provide adequate transport links, the space to grow and expand + allow an exposure to increase awareness of the initiative. The role of this first phase as a test bed for the future prospects on the peninsula made this aspect a vital one.

‘the essential question is whether the revisions that are being proposed will be of benefit to the local area and the local community, not just overseas investors and company profit margins’.

our end goal is not the buildings which we will build, but the support and enhancement of the community which those facilities allow. we want to use the buildings as tools for supporting learning, research, growing, cooking and vitally the sharing of techniques within the community. this first phase of ‘planting the peninsula’ is about forming a supportive and educated community which can then push forward our understand and use of urban agriculture in London. this first phase is about showing the people of the peninsula what they can achieve.

another key issue which we were quickly exposed to was the funding of the trust’s activities and events. The lease for the site, cost of the materials, budget for marketing, hiring of machinery, purchasing of equipment + cost for the many specialist consultants advice, to name but a few.

our strategy is to deliver the facilities in a way which reflects their intentions. As a trust we will apply for grants, fund-raise, run kickstarter campaigns and approach public and private funders. We will ask for the support of people who share the same ambitions of improving the recycle rates of london and its boroughs, reducing our food importation needs and relegating nature and public open space in our city. we want to build this community with the people who care about it and as a result will follow a design manual which incorporates practiced, successful techniques to construct safe and efficient structures.

3 step

we anticipate that the growth of the demand for correct recycling, renewable energy production and urban agriculture will result in the exponential growth of the facility. With the investment of time, people and money that will follow this, we will seek the involvement of professions who can design, construct and implement facilities which can strive for this progression. In these later phases of planting the peninsula we will retain the same values for supporting the peninsula and its people. the trust relies on the support of its members and volunteers and as a result offers incentives for contributions which range from skill workshops to free produce.

Be it the hiring of allotments, running of stalls in the market, eating in the eatery, shopping in the retail space or drinking in the sun cabin, all aspects of involvement support the trust and our ambitions.

quote taken from: http://www.matthewpennycook.com/the_future_of_the_ greenwich_peninsula

excess water drained into suds pond from irrigation pipes under the allotment beds.

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delivery client + programme

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about us

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the planting the peninsula initiative

website/social media

the community

the charitable trust aims to inspire and engage existing and future residents of Greenwich Peninsula through the transformation of a section of the Victoria deep water terminal into a urban agricultural community.

the plantingthepeninsula.london website and blog will keep volunteers and visitors up to date with construction projects, events, the market place opening and vitally all for a digital community to be founded to support and feed the physical one.

only with the active involvement of the community are the ambitions of the planting the peninsula initiative possible and so acquiring support of local and regional people and companies is vital.

the non-profit organisation will, with the help of volunteers, construct and maintain a collection of buildings which will harvest energy and heat from the organic waste of peninsula inhabitants and visitors; re-introduce the growth of vegetables and fruit on the peninsula; and form the first step toward a new way of thinking about the place of agriculture in London.

apps will be developed as part of the project to assist the research/ teaching aspect of the community, as well as the use of existing apps, such as instagram, to publicise the charity, facility and events.

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delivery client + programme

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peninsula neighbours

vember Fig 1 : The proposal has initial funding from Knight Dragon and additional support of the above parties.

Fig 2 : The additional business roles of Knight Dragon’s Chairman in context

es Quintain’s interest in Greenwich Peninsula

ext phase in the transformation of Greenwich Peninsula, s and a major new commercial district along 1.6 miles of Thames river frontage.

the company

the peninsula

Knight Dragon is a recently The Peninsula has a rich founded, PLC family owned, history tes and Development today announce that they have of grand plans, company. spanning that of proposals hat will see development Knight Dragon take sole ownership of the for 16 the implementation of a scheme in a deal worth £186 million. The deal comes The company, although huge dock in the 1800’s to uired an initial 60% stake in the development. drawing multiple ties to Terry Farrells masterplan of e joint venture has succeeded in driving forward the Hong Kong, currently 1999. mber of significant milestones: a resolution to grant practices exclusively in been secured for 1,683 and two hotels at Peninsula London onhomes the Greenwich In 2007 Greenwich nt has been granted for the first phase of residential Peninsula.

Among its board Peninsula Regeneration omprises 506directors units in three buildings which under was founded as a is Sammy Lee, theare nowLimited winner of residential develjoint venture between opment of the year (2006) Quintain and Lend Lease. stment vehicle owned by Dr. Henry Cheng Kar-Shun, for ‘the Knightsbridge’. n Greenwich Peninsula Regeneration Limited (GPRL) the By 2012 the Peninsula saw This transaction to acquire the remaining 40% stake thefrom completion of the ’s commitment to the development of the 147 acreEmirates site.

Air Line Cable Car, approximately 14 million sq. ft. of residential-led,Ravensbourne mixed College and acres of land within Peninsula Quays already owned by the the first Bellway housing sponsibility for project and development management will scheme.

Within the space of a year, Knight Dragon went from an initial 60% purchase, to a ts a unique opportunity to deliver one of the largest and Knight Dragon is fully committed to delivering100% this ownership and renaming of the GPRL as on, creating thousands of new jobs, new homes and a the Knight Dragon ant to live.”

Developments Limited.

y Lee, Director of Knight Dragon said:

n has achieved a great deal over the past 16 months. We ding on the momentum which has been created.” of Quintain said:

funding

background

In achieving the takeover of the regeneration project for the Peninsula there are, inevitable, substantial financial demands.

Knight Dragon was only formed in 2012, an additional branch from the Cheng Family tree of companies.

The masterplan outlined ‘10,000 new homes and a major new commercial district along 1.6 miles of Thames river frontage’ (1) as its focus, which has speculated estimations of the development costing up to £5 Billion.

Most notably, is the Cheng families majority interest in ‘New World Development’, an asian based development company with ‘a market capitalisation of

the masterplan the knight dragon masterplan is an adaption of the 1999 Terry Farrell masterplan for the peninsula. The development aims to make the peninsula a further centre in London, one which emphasises its proximity to a current business centre, canary wharf, and projected future business centre, the Royal Albert Dock.

The following company statement addressed this point: ‘we have the longterm vision and financial backing to ensure the project’s success’(1).

the masterplan does not involve the addition of developments on the area of our site of interest, the victoria deep water terminal. This is due to this area currently being a safeguarded wharf.

(1) Quotations taken from: http://knightdragon.com/about

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delivery risks + relationships

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safeguarded wharf

the victoria deep water terminal in its current condition

the area designated as developable for public open space in the greenwich peninsula west masterplan supplementary planning document (SPD)

site context

the lease

the victoria deep Water terminal (zone 1) is currently one of two safeguarded wharves on the Peninsula, with Tunnel Wharf located directly below.

we will pay a peppercorn rent to knight dragon regeneration limited in order to own the lease for the site and allow our construction and running of the facilities.

the protection disallows the use of the wharves for purposes other than industrial, however discussions have been ongoing for several years as to the potential of altering this. three scenarios were outlined in response to the london development plan, the third of which employed the lower third of the wharf to ‘dedicated green space’ serving the potential facilities to the South. our site is situated within these bounds (Zone 2) and so aims to provide a future form of public open space which allows the integration of urban agriculture and invites the formation of community set on advancing this new city fabric.

zone 1

zone 2

safeguard

waterfront

victoria deep water terminal is safeguarded by Ministerial Direction and the Safeguarded Wharves Review Final Recommendation - March 2013 recommends that its safeguarding is retained. It states “the site is in active use, within an industrial area and retains flexibility to meet a range of operational needs.”

a 16m Buffer Zone alongside the watercourse shall be established in accordance with details which shall be submitted to and approved in writing by the Local Planning Authority before the development commences. Reason: To maintain the character of the watercourse and provide undisturbed refuges for wildlife using the river corridor.

according to: Policy EA3 Greenwich Peninsula West

according to: the peninsula planning board report

potential for continued thames access for organic waste delivery

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delivery roles + responsibility

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becoming a charity to allow the ownership of assets, such as the lease of the site and our proposed facilities, it is necessary to register the planting the peninsula initiative as a charity (particularly an incorporated one).

this therefore led to our research into the variations of different charity types in the uk, outlined by the government and supported by the charity commission.

Referencing the Charity Commission under section 17 (1) of the Charities Act 2011.

step 1 trustees

step 2 aims

step 3 name

step 4 structure

step 5 documentation

step 6 registration

There are usually a minimum of 3 trustees in a charity organisation, a role which stipulates should be a person or persons who ‘do not personally benefit’ unless specifically agreed by the charity commission after filling in a request form.

In order to set-up a charity you must ensure that aims are for ‘charitable purposes for the public benefit’ by law.

Choosing a name involves ensuring that there is not an existing charity with a similar name, avoiding the use of words requiring permission (trademarks) and not using a misleading title.

Choosing a structure. Charities are often founded for different purposes and at vastly differing scales. For this reason there are several options available:

The roles and responsibilities of the trustees can be found within the governing document.

relieving poverty education religion health saving lives citizenship or community development the arts amateur sport human rights religious or racial harmony the protection of the environment animal welfare the efficiency of the armed forces, police, fire or ambulance services

To satisfy the first criteria a search on the charities register will show all charities with similar or matching names.

b) charitable incorporated organisation

The final step towards the founding of a charity is to the register with the Charity Commission. This process must be completed if the charity has an income of greater than £5,000 and is based in England or Wales and can be completed online.

our trustees

our aims

our name

our structure

our documents

our registration

the board currently has 3 trustees who encompass a variety of fields while harbouring the same dedication to greenwich, it’s peninsula and its people.

we aim to construct and maintain a collection of buildings which will harvest energy and heat from the organic waste of peninsula inhabitants and visitors; re-introduce the growth of vegetables and fruit on the peninsula; and form the first step toward a new way of thinking about the place of agriculture in London.

Planting the Peninsula Initiative

as a charitable trust we are responsible for the management of all our assets, allowing us to ensure that all funding is allocated to the construction and running of the facilities and events on the site and peninsula.

by creating a governing document we are able to address all legal aspects of the runnings of the trust.

we are a registered charitable trust with the charity commission following our submission of an application outlining our projected earnings.

they are Jarred Henderson (Associate at Wayward Plants), Richard Baglin (chair of the Greenwich society) and Len Duvall (Greenwich and Lewisham represenative on the London Assembly).

The UK government outline a number of these purposes:

a)

c)

charitable company

charitable trust

d) unincorporated charitable association A key decision factor is whether the charity is corporate as ‘if you choose a structure that forms a corporate body, the law considers your charity to be a person in the same way as an individual’.

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currently int he UK, there are only 5 registered charities with the word planting, 15 with peninsula and 0 containing both words.

in being a corporate body, our trust is additionally able to enter into commercial contracts and own freehold or leasehold land or other property without making our trustees liable.

with the completion of our facilities, after 3 years, we see our various revenue streams giving us an annual intake in the region of £280,000.

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delivery roles + responsibility

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trustees + volunteers the board currently has 3 trustees who encompass a variety of fields while harbouring the same dedication to greenwich, its peninsula and its people.

our trustees will be involved in all aspects of the construction of the facilities and running of the trust, working alongside our volunteers to achieve our aims of an active agricultural site on the peninsula.

they are Jarred Henderson (Associate at Wayward Plants), Richard Baglin (chair of the Greenwich society) and Len Duvall (Greenwich and Lewisham representative on the London Assembly).

our volunteers are categorised depending on their area of interest, availability and skill set, with the option of being a builder, administrator, supporter or seasonal volunteer. The positions all involve the assistance of professionals and the availability of workshops to give volunteers the necessary experience and confidence.

Jarred studied architecture at Central St. Martins with a focus on the designer’s role in urban agriculture. He has managed farmers’ markets and worked extensively with urban food growing communities. He is currently researching the introduction of industrial-size composting wormeries to London’s high density housing estates.

Rich ard Bag lin Richard Baglin, a management and strategic consultant, is the current chair of the Greenwich Society; a registered charity (262023), member of the London Forum of Amenity and Civic Societies & member of the civic voice.

Jarr ed Hen derson Le n

Du vall

Len Duvall is the current Greenwich and Lewisham representative for the London Assembly as well as a member of the regeneration committee and environment comittee.

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delivery client + programme

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sources of funding

fundraising events

?

?

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?

public collections

?

?

website donations

?

kickstarter

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private organisation grants

?

giftaid

charity grants government funding

?

where to look

government funding

kickstarter

charities are often assumed to function based on funds earned from public collections and specific fundraising events, however the range of opportunities are much broader than this, spanning ‘working with public bodies to raising money from legacies’.

some charities are funded by central or local government, a process which can be direct, or through a funding body. With this, charities can also ‘bid for contracts to provide public services’, something which our organic waste collection would fall under.

the kickstarter website is a self-proclaimed ‘ way to fund creative projects’ and offers ‘creators’ the opportunity of receiving ‘backers’ for projects which they otherwise could not afford.

at planting the peninsula we have extensively researched these options, giving us the greatest opportunity for receiving the funds we need to both market, construct, run and enjoy the facilities we are proposing. before we can commence fundraising it is vital to register with the charity commission as a charitable trust. In order to this, we must prove that our income will be over £5,000 a year on commencing our activities on the peninsula.

grants from other charities and private organisations many organisations, such as the National Lottery’s Big Lottery Fund, provide funds or grants to charities.

gift aid Your charity can use Gift Aid to increase the value of donations from UK taxpayers. When people donate using Gift Aid, you can reclaim tax from HM Revenue and Customs. For every £1 donated, you can claim an extra 25 pence. Additionally, under the Gift Aid small donations scheme, some charities are eligible to claim a top-up payment on their small cash donations. HM Revenue and Customs advises on Gift Aid , the Gift Aid small donations scheme and other tax matters.

website donations by allowing direct donations to our trust on our website, we are able to open up a source of flexible funding, not restricted to funding and particular aspect of our facility construction and running costs.

this relationship is compounded by rewards, where a specified number of backers receive something in return for a specific value of donation. If the target figure is reached a 5% fee is taken by the kickstarter owners, but the ownership of the project remains 100% with the creator. using kickstarter offers us the opportunity to fund specific aspects of the facility, with suitable rewards included. Our first goal for kickstarter funding would be for £25,000 for the construction of all 65 allotment plots. Rewards for backers will range from gardening giftboxes (donated by growell), a free meal for two at the eatery + a years free rental of an enthusiast plot (for a maximum of 3 £100 backers).

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delivery client + programme

a community development dream

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2

friends of the high line acknowledged as an unprecedented and overwhelming success, the transformation of the high line in new york city to ‘an artfully landscaped public space with walking paths and greenery’ is a testament to the potential of a community considered, led and lived dream. combining funding from numerous public funders and private funders, the park demonstrates the potential of a scheme when ‘bringing together a wide range of stakeholders’. though founding in 1999, it took 7 years to see construction begin on the first phase of the park, however by 2011 both of the first two phases were open and thriving and now in 2015 all 3 phases are complete.

Public Funders:

New York City: $112.3 million Friends of the High Line: $44 million Federal Government: $20 million State of New York: $400,000

Total Cost:

$152.3 million

Pedestrian traffic:

5,000 - 20,000 daily

4

images 1-3

1

3

friends of margate caves A member of ‘The Margate Caves Community Education Trust’, the friends of margate caveswas founded in 2011 and now, having received a £42,000 grant from their right to build application, ‘planning permission is being sought for a new community building to be constructed next to the caves’. in addition to saving the caves, the community formed trust has also insured that ‘the building will also include much-needed meeting space for the many local groups that have formed in the wake of the Caves project looking to save other notable sites from decay and finding ways to improved Margate and Cliftonville for the people who live there. this sets a precedent for the huge possibilities of the planting the peninsula initiative, to make a real and lasting impact on the community in its attitude to waste, urban agriculture and public space.

images 4

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delivery client + programme

applying for grants

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It is our hope to construct a community centre and commercial premises to support a community on the Greenwich Peninsula which allows, encourages and advances city farming in the centre of London.

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Application Form

Project Name

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Community Right to Build – Seed corn funding programme

Applicant Organisation Name

The Planting the Peninsula Initiative Planting the Peninsula

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The Greenwich Peninsula has a projected >30,000 person population increase as a result of the next 25 years of Knight Dragon Developments Limited residential and commercial developments. This will be a 265% increase to the Peninsula’s current population and although supplying ample accommodation and commerce, currently lacks any great move to enhance the peninsula’s lacking access to nature and public open space. With 27% of the Peninsula defined as being areas deficient of this access, this is something we feel must be addressed. Additionally, the Peninsula was once highly populated with allotment gardens, a vital and desirable aspect of the

6

in our delivery strategy we outlined the key revenues of funding for the test bed proposal to be by government funding, private organisation grants and kickstarter. Without access to these funding options it would not be possible to achieve our ambition for the peninsula.

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Funding amount

ÂŁ 28,750

ÂŁ 2,425

Restrictions on its use (i.e. does it have to be used for a specific purpose) For construction of all 65 allotment plots. (ÂŁ25,000 goal exceeded) No restriction

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Â…

No specific restriction. Must involve ‘developing skills, improving health, revitalising the local environment and enabling people to become more active citizens’

community right

the extracts from our to build grant above demonstrate

first stage of application.

This grant additionally requires the designation of

for a community right to build order a community name, the application

and public consultation before an decision can be given.

TOTAL

ÂŁ 41,175

Varies

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step 1 finding a grant or 2

step 2 preparation

step 3 applications

step 4 receipt

step 5

delivery

we have undergone several months of research to identify the most relevant funding for Planting the Peninsula.

applying for grants can be a difficult process as ‘while many grants are open to applications all year round, others have deadlines’. This advice, from funding central, was key as the Community Right to Build closed to new applications in January 2015, meaning that if we had not already submitted this would no longer be an option.

depending on the size of grants there is a variable level of complexity to the applications, some require many supporting materials or even the inclusion of referees.

another key aspect to consider is the acceptance of an offer as if the funding is not spent within a specific time period ‘Public sector funders in particular, are often bound by rules’ and the funding can be lost.

the 7RWDO DPRXQW RI IXQGLQJ DSSOLHG IRU DQG DPRXQW DSSOLHG IRU DW HDFK delivery of the project can be after the grants are spent and the PLOHVWRQH by the cash-flow of the restricted work is completed it is important +RZ PXFK &RPPXQLW\ 5LJKW WR %XLOG VHHG FRUQ IXQGLQJ DUH \RX DSSO\LQJ IRU DQG grant in the cases of larger grants that we are already under way KRZ PXFK IXQGLQJ ZRXOG \RX OLNH WR GUDZ GRZQ RQ FRPSOHWLRQ RI HDFK PLOHVWRQH" and so it is key that we ensure with new applications to earn payments are of the right amount grants for the next stages of our Funding and made at the right time. facility. requested

with the Big Lottery Fund’s ‘Awards for All England’ grant, the ÂŁ300 - ÂŁ10,000 available has a recommended application sub- 1 mission of 4 months prior to the beginning of the project.

at Planting the Peninsula we have the full support of our three trustees in all fundraising matters.

Their combined experiencing in fields of regeneration, urban agriculture and organisation funding are invaluable in this process.

we found that there are many grants out there but there are also many restrictions of use and so it was key to ensure that before we applied for any funding we could use it in the right way. we were able to find two possible grant options which would allow us to spend the money on the construction and running our facilities: the Big Lottery Fund and Community Right to Build.

additionally, the support of the trustees is key, with many forms requiring the ‘Chair to approve the application by signing the forms’.

if problems arise the key is to communicate with the funder.

Milestone 1 %RG\ &RUSRUDWH HVWDEOLVKHG

the nature of our aim to build aspects of the facility as a community of members and residents means that time must be seen as flexible and so it is key to ensure that deadlines are not restrictive.

step 6 results

ÂŁ -

10

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our course of action

community right to build

designation of a neighbourhood area

orders - time to build

‘the Community Right to Build allows local communities to undertake small-scale, site-specific, community-led developments’

after the completion of the community right to build application form a number of further steps must be followed to allow for a decision to be made.

the next three steps of the process involve a pre-submission publicity & consultation, followed by the submission of a neighbourhood plan or order proposal to the local planning authority and finally the independent examination of the order sent by the local planning authority.

with the legalising of the new powers to ‘give communities the freedom to build new homes, shops, businesses or facilities where they want them’ planting the peninsula has the opportunity to gain direct funding for the building of our facilities without following the usual planning application procedures.

one of the steps involves the community organisation, planting the peninsula in our case, submitting an application ‘for a neighbourhood area to be designated’. This is in line with neighbourhood planning regulations which must be followed during all procedures.

in order to apply for the grant we must first ensure a number of factors are satisfied including:

the application must explain why the area is appropriate for the designation and must include:

a minimum of 50% of local people agreeing to the proposal in a community referendum

a map identifying the area

the proposal aligning with national and local planning policies the founding of a corporate body to run the facilities sourcing of an appropriate site for the development as of 6th april 2012, ‘The Community Right to Build’ became law by forming part of the neighbourhood planning provisions contained in the Localism Act 2011.

and a ‘statement that the organisation or body making the area application is a relevant body for the purposes of section 61G of the 1990 Act’ when we are successful with the neighbourhood area designation we will then submit a draft neighbourhood plan/order involving: the gathering of baseline information and evidence the engagement and consultation of those living and working in the neighbourhood area speaking with knight dragon regarding the land lease preparation of proposal documents e.g. basic conditions statement

when our proposal reaches this point we will be required to have the community referendum and following this submit the final neighbourhood plan or Order the community right to build orders, which we will be using, are a special type of neighbourhood development order (NDO). Unlike NDOs and Neighbourhood Development Plans (NDPs) however, any local community organisation, not just a parish or town council or a neighbourhood forum, is able to create a Community Right to Build Order.

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delivery client + programme

our design specific involvement required for design of growing corridors, allotment cabins & the teaching/research quarters

specific involvement required for design of the treatment centre - anaerobic digester, gas store, compost store, gas generator & chp unit configuration.

specific involvement required for design of the treatment centre - anaerobic digester, gas store, compost store, gas generator & chp unit configuration.

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consultation and advice involvement with the designer and all specialists in arranged consultation meetings

agriculture consultant

the volunteers planting the peninsula trustees

community ownership and management of assets programme (coma)

london waste consultant

geoscience consultant

fire engineering consultant

structural engineer

specific involvement required for kitchen design

consultation and advice throughout all construction projects

involvement at public consultations and representatives in arranged consultation meetings

the design team

designer

consulted and updated throughout the use of community right to build grant to design and construct the facilities

responsible for the concept design designer, detail design and production of the design manual

project manager

landscape architects

must be involved in all stages to allow for the most efficient planning of each construction phase.

consultation and advice involvement right from allotment design stage.

a relationship which will span all 3 years of planned construction and beyond, with site growth projected.

the strategy

specialist consultants

the designer

the nature of aim to self-build the proposal with volunteers of the community lead to our early decision of using a simple and flexible construction system (the walter segal system) and not employing an Architect.

although the design of the facilities follows the walter segal construction system, the consultation of specialists for ensuring correct functionality is still vital. Seeking voluntary or paid advice will allow us to ensure the utmost quality of the design of our facilities as well as the correct locating and installation of our performance systems.

the designer of the facilities and site plan is joseph goodwin, an architectural personality but not a qualified architect (having only completed part I and part II of RIBA’s qualifications). Working as an independent designer, joseph is heavily invested in this test bed phase of planting the peninsula. His design work at Greenwich University lead to the coming together of the trustees and eventual founding of the initiative, with his interests spanning urban agriculture, regeneration and the borough of greenwich.

the initial design, using the walter segal system, was produced by an architectural personality (part II qualified) and not an Architect, raising the question as to how complications can be dealt with if they arise. as a professional, an Architect has a legal standing and so this can be used to ensure that architectural quality is upheld in the design. This is something which required our consideration, however with the employment of a detailed design manual (produced by our designer) and the monitoring and management of the construction works, we are certain that this option will allow the community the greatest benefits.

the coma programme, connected with our grant application, will additionally allow us access to a number of council specialists. the walter segal construction system will be used for all of the facilities, with its flexibility offering the differences in function and vernacular which we require. The involvement of agriculture specialists will allow for the most effective configuration in the growing spaces to maximise production, the involvement of landscape architects will ensure the most beneficial sustainable drainage for the ponds development + the consultation of geoscientific consultants will allow for the most effective use of the anaerobic digester system for supplying the facility with power and heat.

his key role as designer involves the design of the planting the peninsula masterplan and design manual for the test bed projects. With this first test bed, the tunnel avenue site, his role will also involve being the project manager, allowing the overseeing of building regulations, fire safety, production of the outline and detailed planning applications and overseeing of health and safety during construction.

delivery roles + responsibility

the allotments

‘crb’ grant 1 application

ramps + terraces

‘crb’ grant 1 application

growing corridor

‘crb’ grant 1 application

the eatery + kitchen

‘crb’ grant 1 application

the treatment centre

‘crb’ grant 1 application

the teaching + research quarters

4 years

3 years retail space rental

the eatery intake

kickstarter fundraising

market stall and venue rental

‘crb’ grant 2 application

the sun cabin

walkways

2 years

6 months

1 year

allotment plots rental

kickstarter fundraising

community centre + retail space

the market hall

3 months

- 3 months

- 6 months

earliest projected completion of construction

research rental

‘AAE’ grant application

‘crb’ grant 2 application

the sun cabin intake

5 years

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projected funding + construction + revenue

- 1 year

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delivery client + programme

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the facilities

3 months

6 months

8 months

9 months

1 year

1 year + 6 months

2 year + 3 months

2 year + 9 months

3 years

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delivery client + programme

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zoning the facilities a c

b

550m²

200m²

250m²

‘Planting the Peninsula Initiative’ community centre and retail space

the growing Corridor, organic waste access and flexible eatery space

the treatment centre with organic waste and compost stores

d e

f

580m²

1150m²

800m²

the kitchen and the eatery

intensive research / teaching quarters

market hall / hireable exhibition space

delivery roles + responsibility

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marketing the trust

public awareness

social media

branding

with television programmes such as bbc’s ‘the big allotment challenge’ instilling a public interest in the ownership of allotments, it is vital that we put an emphasis on marketing our initiative and its aims to gain the support of a broader community which is in waiting.

some charities are funded by central or local government, a process which can be direct, or through a funding body. With this, charities can also ‘bid for contracts to provide public services’, something which our organic waste collection would fall under.

the kickstarter website is a self-proclaimed ‘ way to fund creative projects’ and offers ‘creators’ the opportunity of receiving ‘backers’ for projects which they otherwise could not afford.

our instagram

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delivery roles + responsibility

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a digital community

reaching out

learn + get involved

sample pages

by ensuring that our website is both active and interactive, we can begin gaining support and donations for our cause before we have even gained access to the first site. The ‘Kickstarter’ website has proven that a community can form entirely by digital beginnings, with backers and creators striving for and being invested in the same goals.

on this basis, we have developed a website which acts as both an education tool, events calender (using the blog) and source for funding (by online donations). Using websites such as the high line and the garden bridge as precedents, we were able to develop a simple layout which would allow easy navigation to try and encourage people to get involved and volunteer to help. The website is also directly linked to our social media presence on instagram, facebook and twitter, giving us direct contact with people interested in what we are trying to do.

above are 6 sample pages from our website, showing the educational and interactive basis of the website. Our aim to continually update the website and, specifically, the blog will offer the opportunity of a much greater exposure which will expose us to greater investment opportunities, both in the sense of money and people.

a timeline for the peninsula transport

yr 23

events

yr 22

enderby wharf cruise terminal projected opening

yr 21

construction

yr 20 yr 19

construction of intensive urban agriculture research structures

yr 18

yr 17

yr 16

yr 15 yr 14

yr 13

yr 12

land

yr 11

yr 10 100%

yr 9

yr 8

silvertown tunnel projected opening

yr 7

yr 6

yr 5

2/3 of all allotment plots are being rented.

67% yr 4

research expansion fundraising first summer season of the cabin cafe

the cabin

yr 3

the research quarters

yr 2

allotment rentals and maturity of allotments approaches 1/3 of the maximum.

summer pop-up cinema

the cabin opens its doors to the thames walk

30% first private event in market

winter market space

market opening

summer

yr 1

the eatery + the treatment centre

stage 2 construction complete

a growing community the growth of our facilities over the projected 3 year construction phase will coincide with the extensive development of the peninsula. In addition to the commercial and residential growth the peninsula will see the addition of the silvertown tunnel and a cruise terminal at enderby wharf, both increasing the visiting and working population of the peninsula. We believe that it is important to consider events such as these and how, vitally, our facilities can benefit with them.

growing corridor winter community centre and retail space

the allotments

1%

summer

stage 2 construction begins

stage 1 construction complete

joinery workshop foundations workshop

allotments workshop

site hand over to Planting the Peninsula

access to site from the thames path opened

site purchased by Knight Dragon

intensity of use low

transport land construction events

medium

pull down to view up to year 20

high

very high

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‘

the essential question is whether the revisions that are being proposed will be of benefit to the local area and the local community, not just overseas investors and

company profit margins

’

quotation taken from a post by matthew pennycook, labour’s parlimentary candidate for greenwich and woolich, at www.matthewpennycook.com

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building construction

structural strategy

the strategy

getting started

ground floor site plan

applying the grid

functional modules inhabiting the grid

single module construction

the first build

the construction process

combining the kit internal fittings

material strategy

our strategy

the materials

agri-industrial vernacular

health + safety of volunteers

site access

future construction

44

construction structural strategy

the strategy our aims with the help of our members, volunteers and specialist consultants, we will build a series of allotments and facilities for the peninsula and its’ people. through the running of workshops and simple early build projects we will teach volunteers the necessary techniqes to allow for the construction of simple timber frame structures which will be clad with, uncut, delivered materials. we see the facilities ont he site as providing a catalyst for the attention of a wider community and bigger, bolder future structures that will allow us to progress our use of urban agriculture in london.

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the concerns

the methods

by taking on the challenge of proposing a self-build approach to the site and all of the facilities, the careful planning of all aspects of construction is necessary. A key document in the construction periods will be the design manual, outlining all steps for each of the tasks required to be performed during construction.

by using a simple structural and material approach we can ensure that the difficulties of the builds will not surpass the skills of the volunteers, and more so will open up the chance for involvement for a much greater demographic.

the constant presence of a project manager, specialist professionals will be used. This will involve a small but necessary expenditure to ensure that volunteers remain safe and facilities are constructed to a high quality.

it became clear early on that a number of factors would dictate our strategy for construction such as ease of assembly, simple tool range, light materials, low cost and vitally flexibility of use.

the system choice is additionally benefitial in its’ limited necessity for tools. Though the rental of larger machinery will be necessary for periods, the majority of construction can be achieved with only spades, hammers, spirit levels and electric drills.

taking into account all of the variables led us toward employing a practised and successful system, such as that coined by walter segal.

with the volunteer based nature of the projects the presence of professionals is necessary for both efficiency and health and safety. Therefore, in addition to

being the trial site for the future development of the peninsula wide masterplan, our primary needs for the facilities is that they are quick to construct and remain flexible on completion. By applying a grid system over the entire site we feel that this will then open up the prospects for expansion when further research or community facilities are required or deisred.

construction structural strategy

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getting started

the allotments

‘crb’ grant 1 application

ramps + terraces

‘crb’ grant 1 application

growing corridor

‘crb’ grant 1 application

the eatery + kitchen

‘crb’ grant 1 application

the treatment centre

‘crb’ grant 1 application

the market hall

the teaching + research quarters

5 years

4 years

retail space rental

the eatery intake

kickstarter fundraising

market stall and venue rental

‘crb’ grant 2 application

the sun cabin

walkways

3 years allotment plots rental

kickstarter fundraising

community centre + retail space

2 years

1 year

6 months

3 months

- 3 months

- 6 months

Wa lter Se gal

- 1 year

earliest projected completion of construction

research rental

‘AAE’ grant application

the sun cabin intake

‘crb’ grant 2 application

a simple construction system

a flexible plan

a construction volun-team

developed as a simple timber framed bolt-together system, the walter segal approach to self-build was first explored in london in the 1970’s in the borough of lewisham. The system uses materials in there standard sizes, meaning that we will not have the conerns of cutting the materials and the waste which results from this. The foundations for the approach involve simple point blocks, 900x900 wide in our case, so there is much less use of concrete than in strip foundations.

although the funding, construction and revenue time line gives a suggested order for the construction projects, these remain entirely flexible to the weather, confirmation of funding, availability of materials and availability + experience level of volunteers. We therefore aim for a 3 year completion of the initial planned facilities but accept the potential movement of this date.

the involvement of the ‘planting the peninsula’ volunteers is equally important in the construction phase as it is in the running of the communities’ facilities. With this in mind a period of marketing followed by workshops to equip volunteers with necessary skills is planned, along with the timetabling of difficult builds only after initial projects have been completed and skills learnt.

with walters way, a street with a number of walter segal constructed homes, located only 7 miles from our site, we aim to reach out to any remaining self-builders to assist with the teaching of techniques and in the construction process itself.

information taken from www.selfbuild-central.co.uk/construction/main-structure/post-and-beam

46

j

construction structural strategy

ground floor site plan

h

with all public facilities being single storey in height, the entire site remains highly accessible to all. The primary 6000x6000m grid, employed to satisfy the delivered material sizes (in 600mm denominations), is vital to allow the expansion of further areas of the site when it is required.

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47

construction structural strategy

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applying the grid

6000m

6000m

allotments defining the site in using the walter segal construction system to allow the self-build of the facilities, we were able to define a grid which would prevent the need for excessive cutting and preparation of materials.

144

m

106

m

by then applying the 6000mm x 6000mm grid to the entire site, the flexibility of planned and future facilities is maintained. By including the allotments in this grid, we are also able to weigh the benefit of a proposed facility against the number of allotment gardens the space could provide. our use of the grid led to the development of 3 allotment sizes, allowing the rental of a suitably sized plot for your experience + time availability.

class:

veteran

rent:

£50/£100/£200

72

m

class:

enthusiast

class:

apprentice

rent:

£30/£60/£120

rent:

£25/£50/£100

48

construction structural strategy

functional modules 36 m²

72 m²

108 m²

144 m²

216 m²

1 module

2 modules

3 modules

4 modules

6 modules

compost toilets

planting the peninsula offices

the eatery

veteran allotment the service centre

growing corridors

apprentice allotment

aquaponic research quarters

the kitchen

hydroponic research quarter

flexible spaces the set timber frame dimensions allow an ease of programming on a modular basis. By outlining the required space for the differnet functions we can easily ensure that the correct number of modules are constructed, with each giving up to 36 sqm of structural space. this system of categorising spaces on the number of modules they require will form part of the deisgn manual which allows its employment on further sites on the peninsula no matter what the size. our decision to include the allotments in this system additionally allows their rental ont he basis of how many modules of space is required.

enthusiast allotment

inside the grid

the kitchen

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f construction structural strategy

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4

outlined as the first build project, the community centre, retail space and compost toilets will have a key role in equiping volunteers with the necessary skills for all furture construction projects. This area of the site is comprised of 16 modules and, vitally, a 3 module long entrance ramp for accessibility.

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3

relaxing the final, and arguably simplest, construction project is the sun cabin.

Situated closest to the river thames, the cabin is only a two module space and will be open seasonally for visits to relax in the shade overlooking the allotments and river. The addition of a small drink and snack service will allow this to be a popular destination for new visitors and old alike.

5

A room with a view and brew.

4

nt tme allo m2) 6 0 (1

single module construction step 4

roof construction

by simply topping construction with a wall beam, the roof is supported by the frame below.

step 2 + 3 + 4

metal hangers and joists

the use of simple metal hangers allows for the floor construction to be supported by the timber frames. Volunteers can easily work collectively to quickly install these hangers and lift the joists into place.

step 2 + 3

columns and Timber Frame

following the walter segal method of construction, the columns will be constructed using 7 lengths of timber, with the variation of 4 of the elements allowing for the leveling of the building despite any terrain variation.

step 1b

Foundations

most construction projects will begin with the pouring of 900x900x550mm concrete pads with temporary timber surrounds preventing excessive spill.

step 1a

Preparation

all construction projects will begin with preparation of the ground, involving volunteers marking out the foundations and the input of stakes for assisting the lifting of the frames.

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step 1

step 2

step 3

step 4

step 5

step 6

setting out + foundations

fitting the studs + roof frame

frame construction + joist hangers

making it water tight + fitting insulation

pull down to see exploded framework

temporary supports + roof preperation

fitting the battens + external cladding

51

construction structural strategy

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the first build 3 modules

6 months

an education

a work space

an advert

the first build provides us with the opportunity to work and learn collaboratively as a community. The foundation and joinery workshops, in addition to the allotment construction, held prior to the build, will give volunteers the necessary knowledge and health + safety training to take part.

the construction of this first internal space will allow planting the peninsula to be present permentantly on site. With this, the security of all further stages can be monitored and all design/construction consultations can take place on site.

the presence of the first structures alongside the allotments will act as further marketing for the planting the peninsula trust and our aims. We hope that this will attract further interest and investment, allowing the construction of the next proposed facilities and with this, the growth of the community.

the first build will allow us to learn from through practice, with the deisgn manual being ammended suitably to address any issues in the further construction projects.

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construction structural strategy

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the construction process

1

2

3

4

5

6

7

8

9

the foundations

the frame

the joists

temporary frame support

the studs

temporary roof support

full framework

Insulation + racking sheets

battens + cladding

the first step involves the preparation of the site, including the removal of top soil and use of hardcore on the vehicular access routes.

the simple frame is constrcuted with 18 pieces of timber in 5 differing lengths.

following the erection and fixing of all frames on the concrete plinths, the joists will be fixed into hangers attached to the beams of the framework at 600mm centres.

with all frames in place the wall plates will be added and temporary diagonnal supports will be fixed to strengthen the frames before studs are fixed.

the studs will be fixed at 600mm centres on all framework unless the deisgn manual outlines the location of openings which require a stud to be missed.

work on the roof will be taken at height, standing on temporary boards fixed to the joists.

the fixing of the roof joists marks the completion of the timber framework.

the external face of the frames will be clad with uncut racking sheets measuring 2400x1200mm and a breathable membrane.

battens will be fixed at 400mm centres over the breathable membrane, fixing to the studs and joists.

following this, the 6000x6000m grid will be marked out, the 500m foundation holes will be dug and temporary timber casings will be formed for the casting of the concrete plinths.

the columns, made of 7 pieces, will be fixed to metal brackets cast into the concrete plinths. the beams sit atop the lower and middle column pices to strengthen the frame laterally.

the placement of joists will depend on openings outlined in the design manual.

in the case of a missed stud an additional horizontal support below the wall plate will be necessary for strengthening the frame.

The framework for the roof pitch will be temporarily supported by diagonnal timbers until the roof joists can be fixed.

at this point all temporary supports have been removed and the structure is ready to be made waterproof.

the roof joists will be fixed through the membrane to the studs with galvanised straps. the 300mm of rockwool insulation will then be fitted internally between the studs.

the various cladding types, all denominations of 600mm, can then be fixed to the battens to complete the external finish. the final step involves the fitting of window and door fixtures.

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construction structural strategy

combining the kit

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b

the 9 steps to constructing the initial 3 module unit allow the volunteers to learn all aspects of the processes involved for the future builds. the primary material use for the external cladding is a corrugated bituminous sheet measuring 600x1200mm costing £6.94 per sqm and weighing only 6.4kg a sheet. The additonal use of triplewall polycarbonate sheets, measuring 600x2400, costing £24.80 per sqm and weighing 6.75kg a sheet, the agri-industrial vernacular is achieved whilst allowing ample daylight and making visible the work of the volunteers.

bituminous corrugated sheet (with 100mm overlap) 1200x600mm £6.94 per sqm

1200x600mm rooflights to be fitted by specialist.

bituminous corrugated sheet (with minimum of 100mm overlap) 1200x600mm £6.94 per sqm

timber battens at 400mm spacing fixed to studs at 600mm centres.

steel cap in 1200mm lengths (with 100mm overlap)

gutter drainage detail to be specified for rainwater harvesting container on ground.

breathable membrane layer over entire framework.

c

b

a

triplewall polycarbonate sheet 2400x600mm £24.80 per sqm 6.75kg per sheet

a c

18mm chipboard sheet (to be fixed against internal battens) 2440x1220mm 75x225mm timber column b fixed to £5.82 per sqm column timber a.

d

bituminous corrugated sheet (with 100mm overlap) 1200x600mm £6.94 per sqm additional latteral support fixed to wall plate and studs to allow door opening of 1800mm width.

d

900x900mm concrete plinth at 550mm depth (150mm above ground to prevent excessive dampening of timber columns).

75x225mm timber column c (column bottom) fixed to column a and into metal bracket set in concrete plinth.

75x225mm timber column a (column centre) fixed to column section b.

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construction structural strategy

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internal fittings

easy to find, easy to use the use of simple fixtures throughout the facilities, such as the steel joist hangers (75mm), means that all materials can be sourced locally and if necessary additional elements can be collected by volunteers from the nearby b&q.

supporting future expansion the simple internal joist and metal hanger system allows great ease in adding additional storage, or potential usable, space on a first floor level. The use of the joists also allows the installation of the high wall and roof level insulation, vapour barrier, battens and cladding to be an easier and safer process.

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construction structural strategy

opening for skylight frame floor joists

polycarbonate sheets opening for window frame

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battens fixed to studs studs sitting on double beam floor joists

air tightness + vapour barrier 300mm rockwool insulation

timber frame double beams

an open space

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56

construction material strategy

our strategy low energy our aim to build an energy efficient self-sufficient community starts with the construction of our allotments and buildings.

In order to ensure a low emodied energy value we will reduce the waste of materials as well as using a minimal amount of materials such as aluminium, concrete, glass and plastics which all consume a great amount of energy in their manufacture.

no waste

accessible to all

the structural strategy of applying a site wide grid of 6000x6000mm means that all materials in the standard 600mm denominations can be used on purchase and delivery. No cutting. No waste.

the concept of accessibility covers a range of factors in the construction of the facilities. The materials used should be easily accessible so that construction time is not effected by delivery delays or availability issues.

Equally, the materials used should be eaisly managable, allowing volunteers of all ages and abilities to be involved in the process.

we accept that some aspects will involve modification, such as applyign materials to the gables, and so we will ensure that all waste is delivered to the recycle centre to be treated correctly.

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1m 20m

by extending the use of the simple material palette into the landscape design, we are able to apply solutions to accessibility, with the decresing column sizes allow a 1:20 gradient ramp to the entrance. This is a vital aspect of the design manual as it ensures that a wide demogrpahic is welcome in all the community facilities.

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construction material strategy

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the materials

d d c c b b a

d column top

c column base

onduline bitumin corrugated cladding b

chipboard

column middle

triplewall polycarbonate sheet

polypropylene drinking straws

home-made polycarbonate windows will be fixed, however we will ensure that all rooms have windows with a greater openable area than 1/20th of the floor. a column centre

easy to find

easy to fit

easy to replace

all materials specified in the design manual are availble locally, with the majority available from the b&q located all a 7 minute drive from the site.

This allows an incredible ease of delivery and more so means that if additonal or unexpected materials are required, they can be easily and quickly purchased to continue construction.

the construction system employed is a dry one, meaning all fixings are on a screw and bolt basis. Volunteers will have simple tool training and helath + safety guidance, with the heavier machinery required (such as a digger during the ground clearance phase) being used by trained and contracted professionals.

by employing the use of easy to find and fit materials, we will also benefit from an ease of removal and repklacement. This is key to our strategy of a functional but flexible facility.

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construction material strategy

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agri-industrial vernacular

cladding character

part of the peninsula

the use of sheet cladding, be it corrugated, plastic or timber, will give the facilities a combination of characteristics, taking aspects of agricultural and industrial design and merging them to form the beginnings of a potentially new vernacular on the peninsula.

the deisgn manual was heavily influenced by the early studies of the existing condition of the peninsula and its’ buildings, with a particular taxonomical study of the 159 distributary structures giving a clear sense of the forms and materials currently present.

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construction material strategy

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site access access to the site from tunnel avenue will play a vital construction and running phase role, with our proposal of extending a road surface to the treatment centre for ease of delivery and collection. The elevation facing the road is vital for marketing the facility to the exitsing users and future silvertown tunnel users.

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temporary measures will be put in place to ensure that there is minimal disruption of the neighbouring buildings and ground surface.

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proposed road improvement and extension to allow waste delivery, produce collection and general deliveries.

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organic waste stores

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2

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60

construction material strategy

health + safety of volunteers

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context

the considerations

volunteer safety

self build does not attract duties under the Health and Safety at Work etc Act 1974 unless:

as an employer the self builder has a duty to ensure the health and safety of their employee(s). In relation to construction work the Construction (Design and Management) Regulations 2007 (CDM) place duties on those procuring, planning, designing for and carrying out construction work. Many of the duties only fall on those who are carrying out the work as part of a business but a number of important duties will fall on some self builders

the self builder who takes on the project management role would have duties to ensure:

a )

the self builder intends to sell the property on completion in which case they may be considered to be self employed

b)

the self builder directly employs (even if only temporarily) workers to build the property

c) contractors and those

working on site are

competent to do the work safely

which level are we operating at?

entirely diy

all work is undertaken by the self builder

level 2

level 3

self-managed with own labour and contractors

health and safety risks are properly controlled throughout the project

b) activities are coordinated to

ensure the work is done safely

c) they choose to manage the project taking on contractors to do the work

level 1

a)

self-managed with contractors

level 4

kit home with self-managed trades

here the self-builder is undertaking aspects of the work in a DIY fashion, interspersing this with hiring and managing subcontractors

level 5

watertight shell with self-managed finishes

a builder is contracted to erect the house to watertight shell stage, at which point the project is handed over to the self-builder who manages the finish trades directly with subcontractors

level 6

turnkey project with active client

level 7

custom homebuilding

employer duties where the self builder employs workers there will be some additional duties such as obtaining Employer’s Liability Compulsory Insurance and the duty to control the risks that arise from the construction work. However, the following are not required: a)

notification of the project to the HSE

b) appointment of a CDM Coordinator c)

preparation of a health and safety plan

d) preparation of a health and

safety file for the completed structure/building provided that the self builder does not plan to sell the property on completion the legislation will not apply

the self builder will be exercising control and the legislation will apply.

Where the self builder employs labour they will attract additional duties for their employees

levels relevant to our self-build proposals

the self builder will be exercising control and the legislation will apply at the point at which either the contractor has completed their work and handed the shell/site over or the when the self builder or his contractors begin work on site

d

pro 7

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construction material strategy

1

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in

cab

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the design manual will additionally include landscape structures to be built with the growth of the facility. One of the key designs will be the greenhouse cbains which have the potential of reaching 3 storeys in height to provide extensive hydroponic growth areas for allotment users who wish to explore the agricultural technique.

nt tme allo 2) m (72

nt tme allo 2) m (72

nt tme allo 2) m (72

nt tme allo 2) m (72

nt tme allo m2) 4 (14

nt tme allo m2) 4 (14

with growth of the site, interest in the research opportunities and investment in developing arhcitectural solutions to agricultural advancement, the place of the allotments of the site will remian monitored and retained.

the detailed walkway deisgn will also be in the deisgn manual, with designs for mushroom research draws, bean growers and various landscape elements availble for construction when they are required and funding is achieved.

5

nt tme allo m2) 4 (14

nt tme allo 2) m (72

fields of allotments

4

all m2) 4 (14

PP

n bea ers w gro

n bea ers w gro

the greenhouse cabin

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way walk ve abo

allo (14

‘

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encourage the new infrastructure and fresh approaches required to turn waste into a lucrative commodity and improve Londoners’ quality of life.

’

quotation from Boris Johnson, taken from ‘the mayor’s municipal waste management strategy’, November 2011.

building performance

occupation

the strategy

power demands

lucrative waste

the anaerobic digestion process the recovered heat

digestate treatment

water demands

utilising the river flooding risk

flooding strategy

a growing community

ecological considerations

rainwater harvesting agricultural systems

reduction by the day

revenue

64

performance occupation

our strategy

reduction

we want our facility to be as self-sufficient as possible.

a key strategy of the facility is in the reduction of needs, be that in the demand for heat, water, light, electricity or ventilation. In order to do this we have identified the key areas of concern in the community as; water, power and revenue.

we aim to give back to the peninsula and its inhabitants, taking its waste and converting it to power, heat and food for plants in the form of soil conditioner and compost. our three key performance concerns for the facilities can be categorised by water, waste and work. As a community founded by in interest in urban agriculture with a concern for our waste treatment, the roles of waste and water are key to our progression,

water-to-food

waste-to-power

a working community

use of harvested rainwater in all growing processes with suds pond for all run-off.

organic waste collected from the peninsula as a source for all our power needs.

by renting market stalls, allotments, research facilities, the retail space and selling produce we will continually increase revenue whilst expanding the community.

144

m

harvested rainwater

although we have addressed these areas as key, there are many more performance factors to consider in the design process to ensure the efficiency and potential for self-sufficiency of the community.

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PP rent: £50/£100/£200

market stalls

PP

PP

fish farm

hydroponic cabins suds system

+

+

anaerobic digester PP

gas store

+

+

PP

research space

£

+

65

performance occupation

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power demands PP

pure methane used to power

organic waste collection vehicles

our strategy outlined the key approach of the community to reduce demands, be that demands of power, heat, water, hot water, ventilation or even cooling. With heat and power being our main concerns, the site and building design developed around restrictions and benefits to the reduction or potential elimination of their demand. the electricity demands of the facilties varies greatly, with the intensive research and learning quarters demanding a much greater amount than the planting the peninsula offices for instance. However, it became clear early in the design process that each of the programmes on the site would require some degree of access to electricity and so the interconnection of each of the facilities by the land-pier was developed to allow these services to be easily and safely supplied. This additionally allows all proposed expansion projects to plug into the servicing system. the ultimate ambition is to supply all of the electricity through the anaerobic digestion system, converting a portion of the methane to electircity via a generatior. However, the site will still be connected to the grid in the case that power is required from an alternative source.

with extensive use of led lighting to enable research 24 hours a day, the research and teaching quarters have the greatest electricity demand. the sun cabin has a very low power demand due to its seasonal opening.

peninsula organic waste collection

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waste storage on site

waste decomposition

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anaerobic digester PP

pure methane

low electricity demand

gas store for use in pure form and in generator for electricity production

gas store

medium electricity demand

high electricity demand

+

+

PP

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performance occupation

1 the approach

the low municipal recycle rates across london and the rest of the uk are both putting us at risk of meeting the 50% EU target and also, more importantly, is resulting in over a third of our waste still ending up in a landfill when it could be re-used, recycled or even prevented.

our primary goal, as outlined in our performance strategy, is reduction. We want to give the peninsula and its people a facility which does not ask for more energy, materials, food and water, than it truly needs. As a result of this, we will implement a servicing strategy which incorporates the use of a large anaerobic digester to decompose the collected garden and food waste and produce methane gas to create electricity for all of our needs.

the time to improve our rate of recycling municipal waste in the royal borough of greenwich is now. With the development of the area comes a new population of residents, workers and visitors, and it is our aim to target the 1/3 of the waste they produce categorised as food and garden waste.

enfield 39%

the service tower contains the gas store, methane electricity generator, chp unit + heat recovery and mechanical extract system.

haringey 32%

waltham forrest 31%

camden islington hackney 31% 24% kitchen additionally using a percentage of the raw methane for its appliances.

31% tower hamlets ham city ealing 36% mer ke westminster 28% 41% smi nsin 22% th + gton southwark fulham + chelsea 30% 26% 23% hounslow 35% richmond 46%

wandsworth 23%

lambeth 23%

redbridge 29%

newham 21%

barking + dagenham 27%

greenwich 40%

havering 35%

the context the house-hold waste increase on the peninsula will result in almost 15 tonnes of additional food and garden waste, all of which can be used in an anaerobic digester to produce methane (for electricity) and compost/fertiliser (for allotments).

waste - to - power

power - to - food brent the electricity produced is then fed to the other areas of43% the building, with the

hillingdon 43%

2020 EU target for household waste recycling

barnet 33%

harrow 45%

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50%

lucrative waste the problem

15% of all food purchased in the UK is unecessarily wasted in our households. Of the 41 million tonnes of food purchased, 7 million are thrown away in our homes and only 1.8 million tonnes of these are deemed unavoidable.

15minutes by car to the nathan way recycle centre

gas

bexley store 54%

lewisham 20%

merton 39% kingston 46% wastesutton store

37%

--%

stagnant rate

--%

increased rate

--%

decreased rates london borough

croydon 44%

bromley 49%

anaerobic digester

waste - to - gas the anaerobic digester will decompose the food and garden waste of the facility and borough residents through three stages leading to the production of methane and a digestate which can be cured to form organic compost.

16 -

6

11 +

2/3

of london’s boroughs are not improving

41.5 tonnes of additional waste produced by proposed households on the peninsula

67

performance occupation

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the anaerobic digestion process

anaerobic digester PP

recovered heat

chp unit

diges tate

+

+

the organic waste treatment

the biogas

the soil conditioner/compost

taking the organic waste collected from the peninsula and produced by the site, we will then use the organic digester in order to produce a biogas.

The process of the decomposition of the waste will provide us with 3 benefits; biogas, digestate + heat.

by using the biogas in a combined heat and power unit (chp), we will gain a supply of heat and electricity for use throughout the site. This process is highly efficient and will allow us to utilise the recovered heat, from the electricity generator, for on site thermal processes. This will include the provision of hot water to the kitchen, space heating in all habitable spaces and dehumidification in the growing spaces.

the solid co-product of the process is a digestate rich in nutrients. This digestate can be used as fertiliser, soil conditioner and treated to become nutrient rich organic compost.

the biogas will also be used in its pure form in the kitchen facility and in the organic waste collection vehicles.

68

performance occupation

the recovered heat the use of the chp unit with the anaerobic digester allows the additionally benefit of recovered heat. This heat is acquired during the process of electricity production by the methane powered generator and will then be used for providing the kitchen and sun cabin with hot water, heating each of the habitable areas and to dehumidify the research quarters.

although the sun cabin is a habitable space it does not require heating on the basis of its seasonal opening (may-september). having cafe facilities does however mean it requires a supply of boiling water for cleaning purposes.

boiling water demand low electricity demand medium electricity demand

high electricity demand

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all of the communities habitable spaces are located within a close proximity of the treatment centre, where the chp unit is located. This allows these spaces to have the greatest heat benefit.

69

performance occupation

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digestate treatment

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stages of treatment

compost uses

the growing community

one of the co-products of the anearobic digestion process is a digestate. This digestate can be very useful as a nutrient rich soil conditioner and even compost, following simple stabilisation, curing and dewatering techniques. Part of our research and learning will involve this treatment process which will provide us with sellable compost for allotment users and home urban agriculturalists.

the compost gained from the digestate can be used throughout the site to assist the growing facilities, sold to increase revenue and additonally used to assist the production of hot water through the insertion of coiled pipes into the compost containers during the decomposition process.

with the expansion of the community we could look to supply designated compost areas, using a portion of the collected organic waste.

hot water harvested rainwater

60째C

70

performance occupation

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water demands

the river

rainfall

being a community founded by an ambition to progress the research, awareness and use of urban agriculture, access to water on the site is vital. Additionally, with the riverside location of the site and the key role which allotments play in the facility, it is important to identify any existing and potential flooding risks.

the proximity of the river offers the prospect of future research utilising the permanent source of plentiful river water. It additionally provides the possibility for the delivery of organic waste from others areas of london by boat, a further source of free energy for the community and peninsula.

with the potential for a reduction in demand of water not possible, we instead looked to ways of coming by the water in a sustainable way. With this, we developed a number of simple rainwater harvesting systems on below the drainage from rooftops. The higher demand in the research quarters led us to develop a more intensive harvesting system which feeds directly into the growing systems. A small version of this system is available to allotment owners by constructing the greenhouse cabins found in the design manual.

the major internal areas of consideration during the design process were the kitchen and eatery, research quarters and retail space. In choosing to use compost toilets early in the development process, we were immediately able to greatly reduce water needs.

rainfall is drained from rooftops for re-use with extensive use of water in both the hydroponic and aquaponic systems, the research and teaching quarters have the greatest internal water demand.

harvested rainwater

the research facility has a direct connection to harvested rainfall the aquaponic research quarters have pools and pumps for water circulation

low water demand

hydroponic cabins

the allotments and users cabins also have a large water demand as well as run-off. The consideration of both these factors were driving forces in the site design.

fish farm

the hydroponic process is open to allotment owners by constructing the greenhouse cabins found in the design manual

all water is sustainably drained, with a large suds pond proposed for the site

suds system

medium water demand

high water demand

+

+

10

delivery risks + relationships

utilising the river

11

PP

12

13

14

15

16 proposed tunnel route tunnel route

planting the peninsula

1 17

a

b

river thames

c

d

e

f

g

i

h

j

l

k

m

n

p

o

q

proposed cruise ship route river boat route thames path

eet emirates air line route sley str

2 18

yab

primary road

secondary road

3

brid19 hou ge quayse

minor/private road

ralea n

a roa

d

thames path entry point

meridian gardens

bus stop

5 21

ma a g stren et ers

our

underground station

coldharb

ton’s

road

4 20

pres

emirates air line station

tunnel entry

access to site for potential organic waste delivery

6 22

tunnel av enue

river bus pier

future cruise terminal location

proposed tunnel entry 7 23

proposed cruise terminal

ne

r la

tte

cu

tunnel av enue

100m

e lac

np

low

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14

An urban farm, community gardens and produce market for the adapting and emerging community on the Peninsula. A facility for agriculture, education and produce distribution which utilises plot-based family and commercial gardening to allow greater food security for the residents of the Peninsula.

Greenwich Peninsula is seeing an unprecedented amount of attention in light of the current and fu ture, commercial and residential, developments forming on its shores. Following years of plan ning by Greenwich Peninsula Regeneration Limited (GPRL), now Knight Dragon Developments Limited (KDDL), the Peninsula has begun to grow into a dense urban beast.

The proposal of an on-site mar-

e

tunnel avenue

organic waste delivery

sid

13

the facility

rk pa

h

12

e driv

m rda

e rott 14

The non-profit organisation will, with the help of volunteers, construct and maintain a collection of buildings which will harvest

g

st ea

13

f

dam leer

Planting the Peninsula Initiative is a charity trust which aims to inspire and engage existing and future residents of Greenwich Peninsula through the transformation of a section of the Victoria deep water terminal into a urban agricultural community.

our proposal

e

navigating the peninsula 12

with the growth of the site, the thames will then be used to deliver additional waste from other areas of London as well as become a potential distribution outlet for the produce grown. This would include distribution to areas around london and to the cruise ships requiring re-supplying. arksid

o

dm re-supply, which amongst other factors is the need for these ships eto would involve the need for fresh produce, something our community could easily supply.

with reduction of use of Victoria deep water terminal, the lower third comprising our site will begin the processes of recycling organic waste to create power, heat and support the urban agricultural community. p west

e

all

h nd

11

desired relationship

ee gr

ay ium w

millen

10

located just upriver from the site at enderby wharf there will be a cruise terminal capable of accommodating 240 metre long cruise ships, containing up to 3000 people at a time. It is important to consider the impact of this development and the 100+ cruise ships a year it is ay anticipated to moor. yw ach

the river access from the site is currently used for water-borne freight handling, a purpose the site is safeguarded for.

future river use

l appro

context peninsula

9

ll tunne

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existing condition

a blackw

8 24

a102

71

72

context peninsula

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flooding risk

flood zones

500m

flood zone 3

site boundary

flood warning areas map the above map indicates that the vast majority of the peninsula is at risk of flooding, with the site almost entirely at risk.

500m

low risk

medium risk

the greenwich peninsula falls largely under the flood zone 3 rating, and as a result is heavily protected by specific flood defences and, located further east, the thames barrier. It is for this reason that all aspects of flood risk must be considered and included in the design of the proposal.

500m

high risk

surface water flood risk map this map highlights the specific risk of flooding based on the existing drainage infrastructure on the peninsula. The site has a number of risk areas which require addressing.

flood defence

flood flood zone 3 high zone with defence flood 2 risk

river flooding map plan due to the high risk of flooding of the peninsula, a plan is in place in an attempt of prevention. Though having risk areas, the site is in an area specifically benefiting from flood defences.

flooding strategy - with the site having a risk of flooding from both surface water (a) and the

a

river thames (b), it is important to consider the repercussions of both.

o m d

e

site boundary

b

e rksid

h d n

performance occupation

s t pa

73

y

e all

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river thames

scenario 1 in this scenario the River Thames is at its existing level (shown at high tide above).

site boundary

river thames

surface flooding

surface flooding

tunnel avenue

scenario 2 in the eventuality of a failure of the flood defences protecting the site from the river, all allotments and internal spaces of the facility are raised to a height of 1.5m above ground. This would allow the continuation of all functions on site.

lle mi

river thames

site boundary

niu

river thames

sud strategy although the areas on the site highlighted are only low risk for surface flooding, it is important to consider their effect on the facility, especially in regards to the internal spaces and allotments. The zones outlined can be utilised in a beneficial way, using these areas for sustainable urban drainage as ponds aligns with the london plan target of an additional 250 ponds in London of less than 2 hectares in size.

scenario 3 the final scenario envisages the most severe flooding possibility, with up to a 1.5m increase in the river level. The design of the facility to sit on land piers would allow functions to continue up to this point, with all non-allotment growing continuing, however in the unlikely instance of a greater flood the majority of spaces would then become unusable.

rd mo

e

h nw

a

ay w rf

performance a growing community

74

PP

ecological considerations the design manual will include construction steps for greenhouse cabins which allotment users can construct, with the assistance of volunteers.

The cabins have simple drip feed hydroponic systems which are drained to the suds pond with the allotment run-off.

1

the allotments are designed as simple raised beds, allowing nutrient rich soil to be used and a specific draining strategy to be employed.

2

suds pond

tunne avenu

ve

3

4

suds pond

surface drainage ponds

e ground condition

ner

o cho

its use during the industrial revolution however is what is of interest, with actions by ‘the Improved Wood Pavement Company’ in the 1900’s to produce ‘coal tar-soaked wood blocks for paving’ resulting in the unsupportive ground condition below ground today.

the site has a varied history due to the peninsula’s almost complete unoccupancy up until the industrial revolution. The soil breakdown describes the sites history, with a gravel floodplain covered by sand and peaty soil reflecting its change from dry woodland to prolonged flooding repeatedly.

it is our aim to gradually replenish the land using positive irrigation and planting strategies.

e

s clo

a study taken bu MoLAS monitoring the geo-archaeolgical condition of test pits and boreholes on the victoria deep water terminal (on which the site sits) outlined concerns of its ‘tarry contamination’ in 2002, which reached up to 3m in thickness in places.

ive

by addressing the location of surface water flooding risk and including the implementation of ponds, we were able to choose specific locations to encourage the development of wildlife.

for both the existing soil of the site and for the projected surrounding vegetation. The expected animal populations will support the farming processes whilst offering residents access to nature currently unavailable in this area of the peninsula.

the risk areas surrounding the designated pond locations will drain directly into the ponds as part of the The implementation of the pond is sustainable urban drainage scheme in line with the London Plan aim of for the site. providing London with an additional 250 ponds. we hope that in providing this opportunity for the development of a natural habitat, there will be benefits

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performance a growing community

rainwater harvesting the problem the intensive nature of the research and teaching quarters requires a constant supply of water, with a high demand site rating. The water supply must be available to all internal spaces and must have a backup in place to prevent the risk of the agricultural systems losing a water supply.

the approach by approaching the design of this facility differently and including a harvesting area for rainfall, a constant supply of water can be guaranteed, with a secondary mains water supply in place. Additionally, the drainage of the other facilities on site each have a simple harvesting barrel in place for on site use (non-potable).

the key

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steel support structure - no. 4 50x50mm columns with steel frame

and chequerboard sheeting rainwater harvesting polyethylene containers.

the design the high demand for water in the research/teaching quarters led to a modification of the simple walter segal system, inverting the roof pitch to give a butterfly roof capable of harvesting rainwater.

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performance a growing community

agricultural systems

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ventilation shutters

1

dehumidifier

5

2

4 3 flood tank

1 corrugated roof sheeting 2 polyethylene containers 3 steel structure (4 no. 50x50mm columns supporting 200mm

‘I’ beams with 1200mm chequerboard sheets sitting on 600mm spacing ‘L’ brackets) 4 water pump and filter 5 water pipes to flood tank

water rich in nutrients

grow beds

1

clean water

2 3

5 waste water

4 fish run

6

900x900x500mm (150mm above ground) concrete pads at 6000mm centres with steel bracket for column fixing.

1 grow tray with growing medium and nutrient water pipes 2 led grow lights 3 nutrient reservoir 4 water filter, pump and outlet 5 steel frame tied to primary structure with galvanised steel straps 6 primary structure

aquaponics: grow your own fruit, vegetables + fish

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the hydroponic quarters

detailing the system

the aquaponic system

the hydroponic quarters are intensive in their growing methods, water usage and electricity usage. For this reason it is key to ensure that the design allows the space to be as flexible and efficient as possible. With natural ventilation and the option for mechanical dehumidification the space will be habitable in addition to a perfect growing climate.

the combination of the harvested rainwater in the hydroponic system allows for an self-sustainable system which will yield variable crops and quantities dependant on the researcher. By using one of the quarters for our own growth, we can ensure that all produce sold in the market, sun cabin and eatery are produced by us on site.

the aquaponic system works in a similar setup to the hydroponic system, with the addition of a fish run for fish farming. Offering these facilities in the research quarters allows the kitchen and market to also benefit from fish as well as produce grown on site.

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performance a growing community

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reduction by the day

A typical family uses 70,000 litres a year on

toilet flushing

PP standard fixtures

low-flow fixtures

In the UK, the proportion of water used for gardening can approach 50% during the driest months

the compost toilets

low-flow fixtures

rain-watering the gardens

our aim to reduce the water consumption int he community is greatly assisted by our implementation of several compost toilets throughout the facility. By using the toilets on a rotation system we can also ensure that there is a constant supply of compost direct to the allotment gardens for use of all members.

all plumbing used in the kitchen, research facility, community centre and sun cabin will have low-flow fixtures, allowing a minimum of 30% reduction of the water usage on site.

by allowing all drainage to be directly into water harvesting containers ( with filters in place) we will be able to have a non-potable source of water for use in the allotments and for cleaning the waste stoarge containers.

quotations taken from savetherain.info/water-saving-tips/water-facts

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performance a growing community

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revenue

144

m

PP rent: £50/£100/£200

market stalls

PP

PP

aerobic ester PP

s ore

research space

£

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+

sources of revenue

projections

the growing community

the facility has a number of revenue streams to ensure that we can not only continue to run all of the programs on site, but additional seek to expand.

as part of our community right to build grant we were required to calculate the projected revenues of our facilities, giving us a clearer idea of potential earnings and the areas of greater importance to get up and running.

only with the active involvement of the community are the ambitions of the planting the peninsula initiative possible and so acquiring support of local and regional people and companies is vital.

the research quarters, with hydroponic and aquaponic equipment supplied by growell and aquaponics uk, will be rented to commercial farmers to allow the carrying out of crops trials prior to potential scale ups.

all revenue from site functions and facilities is legally required to be used for the charitable trust and so with the increase of income and intensity of use of facilities in the community we will be able to plan the future stages.

the allotments and market stalls enable us to have a constant supply of rent, annually for the former and weekly for the latter. The market space also offers the potential for additionally income via its hiring as a venue space. With almost 800m² of available space and benefiting from views over the full site and river, the space would be rented at £750 a day and would come with the option of catering from the eatery.

our stance on urban agriculture and municipal waste treatment can only be pushed further with increased interest and investment and therefore these revenue streams are a vital component of the community.

the composition of the community as one involving education and research facilities, an eatery, retail spaces, allotment gardens, offices and temporary exhibitions, allows it to act as a self-sufficient centre on the peninsula. It is our aim to identify further sites to then push our concept further, making the peninsula the centre for change in london.

appendix

precedents

simple material palettes

community facilities

obligations to recycle

developing a growing vernacular

non-profit success

simple structures

landscape walkways

translucent architecture

urban agriculture in action

self-build budget design

research and documents

researching knight dragon regeneration limited recycling in context

seeking funds

drawings

design developments for the design manual 1 design developments for the design manual 2

design developments for the design manual 3

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14 years from dream to reality kielder observatory in addition to highlighting the success that a simple collection of materials can have, the kielder observatory is an example of a building borne out of the ambition of individuals. The facility was designed by charles barclay architects following a competition which came into being by the drive of astronomer gary fildes and the astronomical community in kielder.

now run by the kielder observatory astronomical society (koas), the facility is incredibly successful, having almost 40 demonstrations a month and being one of the most visited tourust attractions in the north east of england. We have the ambition to achieve the same success for the peninsula.

photography and quotations taken from the website:

www.kielderobservatory.org

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appendix precedents

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community facilities mudchute farm on 32 acres of fertile land (nutrient-rich as it is just next to the thames) live 200 animals, mostly rare breeds. mudchute farm is also home to 70 community allotments, a farm kitchen and restaurant, horse stables, and smokehouse. wood from the farm is used in the smokehouse where butter, geese, and cheese are often smoked. this community represents a step toward our goal for the peninsula and its’ people.

photography taken from the website:

www.mudchute.org

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appendix precedents

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obligations to recycle islington hrrc the emirates stadium was given planning permission with the obligation that a number of community benefits be implemented on its behalf for the borough of Islington.

the section 106 planning agreement additionally saw 2500 new and refurbished homes, with 1000 being affordable housing, as well as the spending of £350,000 on the street environment.

annual users permission date construction cost

The Hornsey Street Reuse and Recycling Centre is a household waste only facility which sells 30 litre bags of compost FOR £3 made from the garden waste collected and processed form North London at the EcoPark.

100,000 + 2002 £60 million

the facility is now fully functioning and thriving, with an award-winning interactive education centre in partnership with the Science Museum and 14% borough recycling rate increase.

1

2 1 Emirates Stadium 2 Islington HRRC

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developing a growing vernacular heatherwick teeside power station the development of new languages of architecture for waste treatment facilities is a fascinating area for architects and designers and is present in heatherwick’s power station proposal for teeside. This development of vernacular is something we wish to drive in the future faces of the masterplan.

photography taken from the designer’s website:

www.thehighline.org

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non-profit success the high line acknowledged as an unprecedented and overwhelming success, the transformation of the high line in new york city to ‘an artfully landscaped public space with walking paths and greenery’ is a testament to the potential of a community considered, led and lived dream.

combining funding from numerous public funders and private funders, the park demonstrates the potential of a scheme when ‘bringing together a wide range of stakeholders’.

though founding in 1999, it took 7 years to see construction begin on the first phase of the park, however by 2011 both of the first two phases were open and thriving and now in 2015 all 3 phases are complete.

photography taken from friends of the high line’s website:

www.thehighline.org

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simple structures lacaton + vassal lacaton + vassal demonstrate the ability of creating an incredibly flexible series of spaces using very simple construction techniques and material palettes. We aim to achieve this same effect in all aspects of the facility, with their particular use of lightweight frames influencing our approach to construction

photography by phillipe ruault + lacaton vassal

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landscape walkways kew gardens the landscape walkways proposed throughout the site will offer unique views over the landscape and out over the thames. Though much larger in scale, the effect of the walkway at kew gardens to almost float above the ground has influenced our treatment of the site.

photography by joseph goodwin

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appendix precedents

translucent architecture

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fink + jocher’s ball court

ft architect’s

bow wow atelier

used on a much greater scale than we intend, but giving the effect of the outside being in. Fink + Jocher used a very minimal palette to achieve wonderful effects of light and spatiousness, something that we aim to achieve in our facilities.

the japanese practice use the almost transparent polycarbonate sheeting to reveal the hidden structure of their projects. This is something which we would like to replicate to allow volunteers to view there handy work.

the dramatic open spaces achieved in bow wow atelier’s work would be ideal for the public spaces in the community, specifically in the eatery and connecting kitchen.

photography taken from architects websites: www.fink-jocher.de www.fta.gotohp.jp www.bow-wow.jp

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appendix precedents

urban agriculture in action farm:shop dalston

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‘Step-by-step we’re making this happen - starting with FARM:shop Dalston our award winning “farm in a shop” - and now moving onto London’s rooftops, basements and empty plots’ located in dalston, east london, the farm:shop is an urban agriculture research facility and cafe which has huge ambitions for progressing the processes in the city of london.

all photography and quotations taken from the official website: farmlondon.weebly.com

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self-build budget design rural office for architecture “our aim is to demonstrate that good design can be achieved for less money� niall maxwell

the use of budget materials, help from friends and workers and careful detailing allows this building to provide a flexible and beautiful space at a very low cost. At planting the peninsula we aim to learn from this and give our volunteers and members of the public the same quality of spaces. all photography by mojo photography all drawings by rural office for architecture

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appendix research and documents

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researching knight dragon regeneration limited learning about the proposed developments and their scale is vital in understanding the importance of a community scale facility for the people of the peninsula.

in the initial masterplan submitted for planning permission the below quantifiable list was outlined by the planning board:

1 2 3 4

5

Change of use and retention of the Millennium Dome External alterations to the Millennium Dome Erection of a 26,000 capacity Dome Arena Construction of Millennium Square

creation of Dome Waterfront sports, leisure, entertainment, retail complex within the Dome

6

temporary Car Parking to serve the Dome Arena and Waterfront

7

up to 10,010 residential dwellings, student and special needs housing

8

up to 325,000 sq.m office, research and development floorspace

9

up to 18,600 sq.m light industrial business park

10

community uses including schools and health care provision

11 12 13

48 acres of open space

new hotel

up to 22,800sqm retail and up to 10,950 sqm food and drink use

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appendix research and documents

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recycling in context existing facilities in london 1 Emirates Stadium 2 Islington HRRC 3 SELCHP 4 Associated Reclaimed Oils Ltd 5 Murphy’s Waste 6 Bywaters 7 McGrath Bros Waste 8 Greenwich MRF

1 2 7

ISLINGTON

with a current recycle rate of just under 40% the Royal Borough of greenwich is currently below the current government target of 45%.

Looking at existing facilities located within and around the borough highlights the potential location based reasoning for this low rate.

6

River Thames

4

5

3

ROYAL BOROUGH OF GREENWICH

LEWISHAM

8

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appendix documents

seeking funds community right to build application (1)

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appendix documents

seeking funds community right to build application (2)

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appendix documents

seeking funds community right to build application (3)

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appendix documents

seeking funds community right to build application (4)

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appendix drawings

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design developments for the design manual (1)

the site + branding

facility processes

internal spaces

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appendix drawings

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design developments for the design manual (2)

landscape design

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appendix drawings

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design developments for the design manual (3)

future projections for the peninsula

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appendix bibliography

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bibliography a collection of key books, websites, magazines and other sources which influenced the report:

books

websites

other

designing urban agriculture

www.royalgreenwich.gov.uk

philips, a. 2013.

www.gov.uk

planting the peninsula marketing and social media:

high line: the inside story of new york city’s park in the sky

www.aquaponics.org.uk

david, j. 2011.

building systems industrialization and architecture russell, b. 1981.

building construction handbook chudley, r. 2012.

food city lim, cj. 2014.

collage city rowe, c. 1979.

website:

www.plantingthepeninsula.wordpress.com

instagram user name: www.segalselfbuild.co.uk www.charitycommission.gov.uk www.greenwichsociety.org.uk www.knightdragon.com www.wayward.co.uk www.gardenbridge.london

email:

plantingthepeninsula

plantingthepeninsula@gmail.com

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