Urban Uncertainties; Resilient Solutions

Curated by Valeria Sapigni / Gabrielė Paurytė / Mojan Kavosh / Matteo Rossetti / Viktorija Mankevičiūtė / Freya Tigerschiöld / Lois Innes

17.10.2018 07.03.2019

URBAN UNCERTAINTIES, RESILIENT SOLUTIONS

a spatial practices manifesto for city-making in London

STUDIO_03: CSM M_ARCH

EDITORIAL 01

Guest Contributors: Sven MÜndner / Nick Searl / Paulette Singer

All rights reserved

URBAN UNCERTAINTIES, RESILIENT SOLUTIONS

First published in the UK by UAL 2019 © CSM: Guide to the City 2019

Today London has 8.83 million inhabitants

Facts

By

2026

figures are

projected to rise to

Facts Only 20% of the land in London is owned by public bodies

The average monthly rent in private accommodation in London was ÂŁ1106 in 2013 a 7.9% increase over one year

This rose eight times faster This rose eight times faster This rose eight times faster This rose eight times faster This rose eight times faster This rose eight times faster This rose eight times faster This rose eight times faster than average wages

The constant shift of people and market forces make the regeneration of the suburban areas in London vital for expansion

private ownerships leaves us with the question...

How do we build a city?

Inequality between public &

WE BELIEVE THAT...

"Cities have the capability

of providing something for everybody, only because, and only when, they are created by everybody.

"

- JANE JACOBS, THE DEATH AND LIFE OF GREAT AMERICAN CITIES

THE 7 FOLLOWING PRINCIPLES ACTIVELY SEEK TO APPLY THIS POSITION TO THE CONTEXT OF LONDON

1 URBAN UNCERTAINTIES,

Cities should not only be concerned with advanced technology, they must also seek to implement architectural theory & social expression

RESILIENT SOLUTIONS

1.

2

3 URBAN UNCERTAINTIES,

RESILIENT SOLUTIONS

2.

A home is more than a place to shelter. We must create trustful homes, spaces in which we can belong, prosper, connect & express

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5 URBAN UNCERTAINTIES,

RESILIENT SOLUTIONS

3.

We must build our cities on trust, using co-operative stratgegies to inspire innovation and promote shared ownership

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7 URBAN UNCERTAINTIES,

Public space designed for and by young people must not be an afterthought.

It should encourage growth of social capital, & inclusive, safer cities

RESILIENT SOLUTIONS

4.

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9 URBAN UNCERTAINTIES,

RESILIENT SOLUTIONS

5.

Cultural infrastructure is equally as valuable as physical infrastructure, & should be celebrated as the fabric of everyday life

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11 URBAN UNCERTAINTIES,

RESILIENT SOLUTIONS

6.

Successful citymaking should be driven by, and respond to, our physical and cognitive needs - not market forces

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13 URBAN UNCERTAINTIES,

RESILIENT SOLUTIONS

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Small sites are forgotten enabling assets that should be celebrated as a tool to future proof our cities

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URBAN UNCERTAINTIES,

Contents

URBAN UNCERTAINTIES, RESILIENT SOLUTIONS a spatial practices manifesto STATISTICS London 1

MISSION STATEMENTS Our Manifesto

19

EDITORIAL Sven MÜndner

21

INTRODUCTION Editorial Board

19 EDITORIAL BOARD

15

Valeria Sapigni Gabrielė Paurytė Mojan Kavosh Matteo Rossetti Viktorija Mankevičiūtė Freya TigerschiÖld Lois Innes

Notes on manifesto making in architecture schools Sven MÜndner 'Manifestos are unwieldy tools. In our 2019 world, in complex London, at architecture school, they are unlikely to deliver precise solutions'

25

25.

RESILIENT SOLUTIONS

Vision for Brent Cross South Nick Searl / Argent

Fig. 1: Illustration for BXS development

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44

58

CULTURAL INFRASTRUCTURE: A MODEL FOR THE SHARED CIVIC CONCEPTION Mojan Kavosh BRENT CROSS: A PLACE TO ROOT & GROW Freya TigerschiÖld THE BRENT CROSS SOUTH CO-OPERATIVE Lois Innes

30.

PUBLIC PLACE 72 A FACILITATOR OF GROWTH Gabrielė Paurytė

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URBAN UNCERTAINTIES,

Contents

92 CULTURAL INFRASTRUCTURE: AN AFFORDABLE NECESSITY Valeria Sapigni 106 WORKPLACE IN THE NEURO-ARCHITECTURE AGE Viktorija Mankevičiūtė 120

WASTED SPACE Matteo Rossetti

92.

17

133

RESILIENT SOLUTIONS

Letter from Clitterhouse Farm Paulette Singer

135 EDITORIAL PROCESS 137 REFERENCES & ACKNOWLEDGEMENTS

Urban Uncertainties, Resilient Solutions; a collaborative project of CSM M_Arch’s Studio 03 & various contributors, explores the subject of urban redevelopment within London, critically asking whether spatial manifestos have relevance, merit and application in contemporary city-making.

18

URBAN UNCERTAINTIES,

Editorial

‘I would say a political program is more important than new rules or replacing rules with other rules.’

Rem Koolhaas in conversation with Martin Brandlhub (Ngo, 2016, p.3)

Sven MÜndner 19

RESILIENT SOLUTIONS

Manifestos are unwieldy tools. In our 2019 world, in complex London, at architecture school, they are unlikely to deliver precise solutions.

In the family of texts, manifestos are the odd ones out: they are heroic statements mostly driven by idealistic authors. They are claims to a better world, if followed. They are aggressive and they are vulnerable. All cards on the table, monochrome. Some fetishise polemic language (see G: Materials for Elemental Form-Creation) (Mertins et al., 2011), or cherish crude typefaces (Blast), (Lewis, 1984) others are retroactive (Delirious New York). (Koolhaas, 1994) But they all claim to be hogging a neuralgic point, a political step change.

So why revisit the manifesto in the context of architecture school in 2019?

Our world is putting various new pressures on architects, on our architecture.

This studio set out to test whether the architectural manifesto is a way for architects to harness these pressures, re-assesses the priorities and re-write the agenda in a clear and positive way. Digitisation, smartness, housing crisis, densification, instagramibility and speed of projects often overshadow simple design consideration. Even Rem Koolhaas recently admitted in an interview to Hans Ulrich Obrist that ‘[...] we have now discovered that architecture can never reach certain speeds’. (Obrist et al., 2016, p.198) Our specific interest was to investigate the pressure of the ever increasing vastness of development sites. Vastness creates a breaking point, when the designer cannot see from one boundary of the site to the other without resorting to Google Earth. The edges blur, the context is out of reach, local residents don’t know exactly what the area’s name is. If architecture - at times - needs to surrender to speed, can it harness the vastness of such plots? And if so, is a manifesto a useful tool to do so?

Forty years after its first publication, Delirious New York was the starting point of our investigation. We re-imagined Rem Koolhaas in Brent Cross South in 2019 and were test driving the manifesto tool in the spirit of ‘architecture as politics’1 .(Bernard et al., 2016, p.187) We wrote a ‘political program’ for Brent Cross South and avoided cluttering the world with more rules.

Perhaps it is a step change.

20 Note [1]: Reinhold Martin’s differentiation between the ‘old ‘political architecture’ vs ‘architecture as politics’

URBAN UNCERTAINTIES,

Introduction

L

ondon’s urban landscape as of today is a continuous string of cranes and construction sites. The needs and prospects of growing the metropolis are taken to the long forgotten areas to the edge of the city. The regeneration and redevelopment of those areas are vital for the city to continue progressing. Brent Cross is no exception.

At its infancy, the introduction of the railroad enabled aircraft manufacturing and other light industry, whilst the construction of the North Circular, intended to connect outer London industrial boroughs, now severs the area from the surrounding context and city at large.

(Ash, 1972, p.6) In 1976 the first American style standalone shopping centre was built which inherited its name from the site itself. (London Transport Museum, 2016) Brent Cross Shopping Centre continues to be the one and only reason to visit.

21

Today, the developers Argent - Related together with Barnet council have come together to provide homes, workspaces and new infrastructure to reconstruct Brent Cross. The newly designed neighbourhood is aspired to be an exemplar regeneration project in London that will set the ways on how to nurture a sense of belonging and inclusivity in newly designed neighbourhoods.

RESILIENT SOLUTIONS

As a young generation of spatial practitioners, we intend to assess and question the values of contemporary city-making in the current political and social context. By embedding ourselves in the context of Brent Cross and London as a whole, we attempted to eliminate presumption and consider how to truly design, nurture and dignify the diversity of London.

How do we plan the city so it encourages social and political participation? How do we encourage the people to feel responsible and empowered in their neighbourhood? These, among others, are the pressing questions we are investigating in...

Brent Cross South: Volume 01

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23 URBAN UNCERTAINTIES,

RESILIENT SOLUTIONS

24

URBAN UNCERTAINTIES,

Guest Contributor

Vision for Brent Cross South

by Nick Searl 25

Fig. 2: The Fountains, Granary Square

RESILIENT SOLUTIONS

"What are the three most important things you would want the next generation of architects to embrace in order to make good cities?"

The architect can play a critical role in the complexities of successful city making; history shows that to be the case. Over the last generation in particular, this space has become a crowded one - urban planners, city strategists, ‘place makers’ and master planners abound. Some are architects with a different badge, while others come from different backgrounds such as social sciences, bringing new and perhaps more human skills to the process.

The challenge and opportunity for our next generation of architects is to embrace the broader thinking and skill sets that must be applied to successful city making in the modern world. In doing so, they can place the architect back at the centre of the strategic thinking that is so urgently required.

The three following areas need particular attention by this next generation: 1. Understanding and creating the physical and psychological conditions, both inside and outside of buildings, in which healthy, safe communities can thrive - with a particular focus on children. If a place works well for the youngest in our society it is more likely to work for everyone else.

2. Improving building technologies and construction techniques. Housing in particular is a challenge the world over and needs to be delivered quickly and to high standards. How can this be done in a safe, sustainable and cost effective way?

3. Communication - it is vital that architects speak a language that resonates with and engages (not alienates) a broad audience of other professionals, clients and the wider public. Know your audience and speak to them in a way that works for them. This will lead to better understanding and help develop the partnerships that will be needed to solve the most challenging problems.

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Fig. 3

1.

CULTURAL INFRASTRUCTURE: A MODEL FOR THE SHARED CIVIC CONCEPTION MOJAN KAVOSH

30

INTRODUCTION 6

1

3

2

Fig. 1: The Periphery 4 5

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1 2 3 4 5 6

Brent Cross Shopping Centre Hotel Holiday Inn M1 Motorway North Circular A5 Edgware Road Brent Cross Flyover

London living has become a game of chance. It is about proximity to wealth and dogged competition. The quest for ‘affordable’ housing. The next phase in the development of our lives, has affected the opportunity for a meaningful and optimistic path in the formative years of our lives. More since the establishment of the transitional back-to-the-city movement, the 1960’s broke with an approach directly equated to mass building with profitable influences. (Florida, 2017, p. 63-67) The most common response to contemporary architecture is to design high technology buildings with advanced materials. It is a global concern that there is a rise in high-technology buildings, but a lack of architectural theory and social expression. (Kruft et al., 2014, p. 14-15) The City’s Zone 3 Brent Cross (BX) is a great host to vehicles. A way to get you from any end to the other in quick time. The daunting roller coaster in a theme park. The Brent Cross South (BXS) Local Identity data studied the publics’ unawareness of their geographical situation in the area (Fig.2). (BXS Positive Dialogue, 2018, p. 10) This mere indication of an isolation and lack of identity, defines Brent Cross as an abandoned continental ‘Island’ (Fig.3, 7). There exist islands within this island: The archipelago Brent, hosts the gigantic UK’s first shopping centre, a Hotel Holiday Inn, clusters of residential neighbourhoods and scattered warehouses. Such abandonment and isolation is the simple result of disparateness concerning the existing, and their intense disconnection to the bold infrastructural happening (Fig.1).

Brent Cross is situated in a territory that can no longer be called suburbia. It is better, and should more suitably be refereed to as the boarders or limits of the periphery. Aside from its unspecific boundaries, the M1 motorway extends to the North Circular slip roads that further reach the Brent Cross Flyover (Fig.1). It is here on the edge, that one should observe place making, discover major barriers and merge detachments.

Fig. 2

Fig. 3

2

1 3 4

Fig. 4

1 2 3 4 5 6 7 8

Stonegrove Spur Road Dollis Valley Mill Hill Forest Colindale Upper and Lower Fosters West Hendon Brent Cross Cricklewood Graville Road

Fig.3: Brent Cross South regeneration area 'Brent Island'

5 6 7

Fig. 2: Borough of Barnet planned regeneration areas

8

The Borough of Barnet is the second most diverse Borough in London, 146 languages spoken in the area: 12% Jewish, 7% Hindu and 6% Muslim, with a large number of Chinese and Japanese families and a growing Eastern European community.

Fig. 4: The illustration plots faithrelated places in the area. Illustrating the diversity's density of the neighbourhood.

Christian Hindu Jewish Muslim

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RESEARCH

THE APPROACH TO URBANISATION

33

The current population of Barnet, 370K people, estimates the area the most populous borough within London. This number is projected to rise considerably more by 2030. (Borough Barnet, 2016) Forecast indicates the growth spreading across the borough and to varying degrees.

Developments being the major driving force for growth; the planned regeneration ward for Brent Cross Cricklewood is with the greatest projected increase in the borough (Fig.2). (Barnet Council, 2016) The clear response for such urban expansion is undoubtedly to bring new homes. The fundamental basis in every architectural project, micro or macro, is of contextualisation. A thorough study of context should narrate a truthful dynamic for architects, developers, planners and critics alike to proceed sensibly. When we think of contextualising architecture, we tend to think of the idea of ‘rootedness’1.

But on the topic of regeneration, our time is also defined in relation to technology.

This interchange has allowed global human migration which inevitably led to the vast transnational communities we witness today, particularly in London. The borough of Barnet thrives the second most diverse borough in London: (Kennedy et al., 2002, p. 24) Hosting Chinese, Hindu, Muslim and the biggest Jewish community in the city. (Borough Barnet, 2016) (Rocker, 2019) With this knowledge, the first pressing sign is to enable the ‘new’ city to encounter the infrastructural and cultural demands, at this critical juncture. The current closest replica for this collective infrastructural portfolio, is the Brent Cross Shopping Centre. It is lit red for Chinese New Year2 and invites dance performances celebrating traditional ceremonies such as Diwali and Eid3. (Diwali festival in BX, 2018)

“It can only happen where people gather…”7 The staff emulate this diversity by working with the local communities to ensure the centre reflects the cultural composition4.

In conversation with shoppers, the retail’s level of engagement is applauded while considering these isles are not fit for such purpose5. In continuation, it became apparent that ‘customers’ are visitors rather than shoppers6: a meeting destination to its neighbourhood. In response to my suggestion of a new platform, a ‘customer’ favourably altered: “It can only happen where people gather…”7. The manner of a context analysis lies in a domino of clues.

Under the definition of culture firstly, faith plots and thus visualises the diversitydensity of the nearby areas (Fig.4). Secondly, other transcontinental deeds, pictures the relation between: local residents, culturally orientated businesses and high streets, as almost directly proportional (Fig.5). The UK’s first shopping centre, BX must have been an iconic 60’s role model for the forthcoming. In relation, with the growth of shopping centres, over time local high streets have witnessed a significant decrease in trade7. (Jackson et al., 200, p. 49) Equally, the decade of the 2008 recession massively challenged the immediate survival of shopping centres. (Carmona et al., 2012, p. 49) By the time the BXS development has undergone, the UK will have left the EU. Economically, the effects of Brexit are already appearing in the built environment and the uncertainty has hurt sentiments passing transaction volumes at the lowest level since the last recession. (Harby, 2019) By 2030, Britain may look very different, due to a collapse comparable to, or even worse than the Great Recession. Hence the shopping centre failure may terminate its grounds back to high street businesses once again. (Moore, 2018, p. 14-15)

Fig. 5: Transcontinental deeds, pictures the relation between: Local residents, culturally orientated businesses and high streets, as almost directly proportional.

Faith related High street HENDON HIGH ST.

FINCHLEY RD.

WEST HENDON HIGH ST.

GOLDERS GREEN RD.

CRICKLEWOOD BROADWAY

WILLESDEN LANE

HARLESDEN HIGH ST.

PROPOSITION Hendon Centre Traditional Chinese Medicine “Brent Cross seems to be a meeting place for poeple.

For coffee or something “I’ll see you down there on Sunday for coffee blablabla”. So there is the epicentre of not for the shopping, but the social side of it. An indoor playground because there’s nowhere else to go. The last time I went to Brent Cross, even then I couldn’t have believe the number of shops that were closing there.

So they’ve got their problems down there. I mean only god above knows what they charge for rates and everything else. And rent even!”

- Mr. Roy Reitz. Hendon high street (February 2019)8

- Vijay (November 2018)7

Fig. 6: The position of the New Templehof Bridge.

A PROPOSITIONAL SOLUTION

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The proposition of a housing project is the prime utilitarian solution for the development of Brent Cross South. From the conceptual translation of Brent Island toward an objectified architectural element; the introduction of a bridge is a great ambition. Antiseptically, bridges are for people; by definition, a bridge connects one island to another, and thus seems to promise transition and adventure, that greets us on the other side.

The placement of a new bridge involves certain concerns and demands: the manner in which it is to position itself, mindful of its existing surrounding. With regards to the complexity of the site, the proposed bridge will replace the existing bridge Templehof Avenue. Templehof currently brings traffic from the shopping centre, across the North Circular highway, around hotel Holiday Inn

towards Cricklewood (Fig.7).

The New Templehof Avenue will further extend, connecting the shopping centre to the existing residential areas (Fig.6). This proposition aims to not only gift a home to its community, but introduce the missing element of a high street in the area where one can live and work (Fig. 5). The bridge is gracefully thoughtful of the pedestrian, of one whom currently finds himself apologetically crossing inhumane paths8.

The New Templehof will invite its leading multicultural community to celebrate the global neighbourhood and human compassion. The cultural events will set free to the nature of air, from the undemocratic abstinence of the shopping centre’s corridors (Fig. 13).

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1

3

Fig. 7: Brent Island 1. Templehof Avenue 2. Brent Cross Shopping Centre 3. Residential Area

THE QUASI-WAYFARER ISLAND BRENT

Ponte Vecchio is an iconic, medieval bridge housing project over the Arno River, Florence, Italy. It was built in 1345 to be used as a system of defence.

The bridge has hosted shops since the 13th century. The only bridge that survived in the city during World War II10.

Ponte di Rialto is a bridge over the Grand Canal, Venice, Italy.

Built in 1591, to connect the two islands. First bridge on that place was Ponte della Moneta. After its fourth time fall, the authority requested ideas for a stone bridge. The bridge has two rows of shops and three walkways11.

Pulteney Bridge crosses the River Avon in Bath, UK. Built in 1774 to connect the city with the land of the Pultney family which had wished to develop. The bridge has shops across its full span, on both sides. Vehicle and pedestrian accessible12.

Bridges are for people.

By definition, a bridge connects one island to another, and thus seems to promise transition and adventure, that greets us on the other side.

Fig. 8: Each figure diagramatically corresponds to its particular position and two connecting points. The black fill representing inhabitable volume.

The void respresents the route for crossing.

The history of Templehof Bridge

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Templehof Bridge is a concrete frame structure over the North Circular and River Brent in London, UK. First bridge on that same place was Templehof Avenue which directed traffic from the former Brent Cross Shopping Centre to cross the heavy beltway toward Cricklewood. In 2019, Brent Cross Local Government proposed a highstreet due to the post-Brexit fall of shopping centres in Britain. Templehof Bridge was a revolutionary ‘work and live’ project that reinvigorated rienvigorated the 2018 regeneration plan of Brent Cross South.

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Fig. 9: Templehof Bridge: The archipelago connection of the Brent Cross Shopping Centre and the existing residential site.

PROPOSITION

A I

B C

D

E

Fig. 10: A typical housing cluster (semi crop) A. East-wing residential blocks B. (Private) Shared courtyard C. High street marketing suits D. High street public walkway E. Left-wing

G

H

F B

Fig. 11: Housing cluster (quarter crop) F. The opening and closing of each cluster G. Private entrance H. Public entrance into marketing suits Fig. 12: Route to a typical house G. Private entrance B. (Private) Shared courtyard I. First floor roof garden

G Fig. 11

Fig. 12

TEMPLEHOF BRIDGE The proposal for the Templehof bridge housing project, sets out the programme for a new terraced house of the future, with the potential for large scale prefabricated production at low cost. Ultimately aspired to define ‘affordable’ housing values in London; the scheme’s focal projection is to provide a balance between private and communal life on high streets. Each cluster of rows have dedicated entrances into a shared courtyard, private to residents and business owners only (Fig. 11). The single prototype features an internal roof garden at first floor (Fig. 12). Imaginably, the pedestrian crosses Templehof slowly to appreciate the refinements and therefore, the terraced rows come with breaks. The breaks open a generous flexible space, with

regards to events and weekend markets. It is envisaged that Templehof as a housing project could work similarly to the traditional fabric of the city, maintaining the existing urban pattern of streets and terraces. The footbridge of Templehof ’s market place and housing results the load as top-heavy. The timber construction of the above deck aims to bring the weight down, supported by a series of arches at base. The tall rounded arches initiated mainly to form transitory for the North Circular traffic, as well as River Brent. The same shape is continued along for visual continuity across the structure (Fig. 9). Interior to the arches there is the insertion of high ceiling spaces to the supporting arch, used as flexible gallery space (Fig. 14).

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Fig. 13: Templehof Bridge sits naturally within its newly supposed landscape.

Painting: 'The Chateau de Juvisy' by Pierre-Denis Martin (1663-1742).

METHOD OUTCOME

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At this present age, our time in architecture is heavily defined by the popular emergence of both unprecedented and stylistic urban developments. (Thornley, 2003) Inherently more pleasing to the customer than the consumer.

Likewise to every architectural project, the site’s conceptual reading ‘Brent Island’ developed and realised the identity behind the proposition. Such consistency within projects not only forms the backbone of the design but can help to untangle many challenges with reason, until the end product. Without a concept, there is no founding idea to the design. The proposition of a bridge is meaningful to its concept of ‘connecting islands’ as well as connecting ‘continental borders’. It is my belief that the shopping centre’s efforts for the emulation of this diversity is a great exemplar as the predominate language of contextualism. I hope to reinforce this new idea of context with a new language of contextualisation.

As well as ‘rootedness’1, Templehof Bridge materialises a new language that can derive itself through the local realities of the borough to express the new globalised conditions with unguarded exposure. I

believe that it is this tension of fluid global identity where Brent Cross South can find its complex and specific character in the age of post-globalisation.

Brent Cross South is a story of a development with incredibly discrete flexibilities that could shape the ideal town. One in which historically, cities have adapted well to a long line of paradigmatic separations across time. The production of new towns is in many ways alike to the production of a modern form of civilisation.

While architecture has always consolidated in the production of physical changes in space, the observer/user has intuitively formed its relationship to that environment.

As architects, it is our responsibility to sensibly navigate such relationships. In the aid of correct adaptations to context, to celebrate permanence and culture coming to terms with a new stationary lifestyle. We must trust and refer to history in order to resolve the current architectural complications, in the belief that contextualising the larger historical narrative with the present moment, defines and crafts spaces that meet the needs of its society.

References Barnet Council. (2019). Brent Cross Cricklewood. [online] Available at: https://www.barnet.gov.uk/delivering-barnet/ brent-cross-cricklewood [Accessed 20 Jan. 2019].

BXS Positive Dialogue (2018). Part 3: People and Place. [online] p.10. Available at: https://brentcrosssouth.co.uk/ dialogue/ [Accessed 18 Nov. 2018].

Carmona, M. and Wunderlich, F. (2012). Capital Spaces.

Abingdon, Oxon:Routledge Diwali festival in Brent Cross Shopping Centre (2018) Youtube video, added by UK44 [online]. Available at: https://www.youtube.com/watch?v=BReQMRdIEp0 [Accessed 01 Dec, 2018] Florida, R. (2017). The New Urban Crisis, Chapter 4. Gentrification and its Discontents.

New York: Oneworld Harby, J. (2019). Over 200 shopping centres ‘in crisis’. [online] BBC News. Available at: https://www.bbc.co.uk/ news/uk-england-45707529 [Accessed 1 Mar. 2019].

Inman, P. (2018). Retail sales slide as shoppers tighten purse strings before Brexit. [online] Available at: https://www.theguardian.com/business/2018/nov/15/retail-sales-shoppers-brexit [Accessed 23 Feb. 2019].

Jackson, P., Rowlands, M., Miller, D. and Holbrook, B. (2005). Shopping, Place and Identity. London: Routledge Kennedy, P. and Roudometof, V. (2002). Communities Across Borders, Section1: New Transnational Social Spaces.

London: Routledge Kruft, H. and Taylor, R. (2014). A History of Architectural Theory. New York, New York: Princeton Architectural Press London Borough, B. (2016). Putting the Community First, Equalities and Cohesion Data Summary. [online] Available at: https://www.barnet.gov.uk/dam/jcr:926a6a169a19-4cae-b689- 40ada234bb0f/Equalities%20and%20 Cohesion%20data%20summary.pdf [Accessed 20 Nov. 2018].

Moore, R. (2018). After the retail apocalypse, what next for the high street?. The Guardian Rocker, S. (2019). Community clusters revealed by census. [online] Thejc.com. Available at: https://www.thejc.com/ news/uk-news/community-clusters-revealed-by-census-1.42064 [Accessed 8 Jan. 2019].

Thornley, A. (2003). The Crisis of London. London: Routledge

Fig. 14: Insertion of high ceiling arches interior to the structural arches.

Notes [1]: ‘Rootedness’ in this context is defined as the quality of limiting the extent of a site analysis to the primitive limit: i.e. listed buildings, historic features, archaeological priority zones, sites of metropolitan and the green belt.

[2]: Personal communication with the London Chinese Community Centre, Leicester Court, London. Chinese New Year. Celebrations at Brent Cross. 12 Jan 2019 [3]: Personal communication with shoppers: Mo: “I don’t celebrate Diwali alone! Thanks to this shopping centre”. 30 Nov 2018 [4]: Personal communication with shoppers: Nateesha:“…We have many other days, like Diwali, Holi. If I know I would come!”. 30 Nov 2018 [5]: Telephone conversation with BXSC Events management 11 Feb 2019 [6]: Personal communication with a shopper: Ricky: “I don’t come here to shop no, just walk around…to push the clock forward” 03 Feb 2019 [7]: Personal communication with a visitor of BXS. Vijay moved to London from India 16 years ago. Me: How about a new place that can bridge borders with more formality?

– Vijay: “It can only happen where people gather, like this shopping centre… maybe Brent Council will do something but I have no idea if they do it.” 29 Nov 2018 [8]: Personal communication with Roy Reitz. Roy and Dr. Ming own a ‘Traditional Chinese Medicine” business, based on Hendon High street for over 20 years. “We have seen this place change. All sorts of shops have come and gone”. 16 Feb 2019 [9]: Personal communication with a young male staff at BXSC: “I live nearby and come to work by foot, sometime bus if I’m lazy… there’s a lot of that here. Just jump on one!”. Me: “Do you enjoy the walk?” – “Enjoy? Nothing enjoyable about an underpass and loud traffic”.

03 Feb 2019 [10]: Ponte Vecchio. Photo by Faruk Kaymak on Unsplash. [online] Available at: https://unsplash.com/@fkaymak.

[11]: Ponte di Rialto. Photo by Damiano Baschiera on Unsplash. [online] Available at: https://unsplash.com/@damiano_baschiera [12]: Pulteney Bridge. Photo by Visit Bath. [online] Available at: https://visitbath.co.uk/media/image-library/

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2.

BRENT CROSS: A PLACE TO ROOT & GROW 44

FREYA TIGERSCHIÖLD

INTRODUCTION

Fig. 1: Suburban house, Brent Cross

Brent Cross is about to undergo a big transformation - from a sleepy north London suburb to a dense city centre in just 11 years. The developer Argent Related, in partnership with the council of Barnet, has high ambitions for this 180-acre development, stating that it should become a deeply rooted, ever-evolving neighbourhood with a strong identity.

(Sundings, 2018) (Brent Cross South Limited Partnership, 2018) This is a huge challenge, especially considering that the projected 6700 new homes are primarily going to be apartments. (Brent Cross Cricklewood Partners, 2013) In a city where 61% of all new build homes in 2013 were bought by investors, mainly for letting out, and where most people seem to dream of a house, not a flat, it’s hard to imagine many of these apartments becoming more than short-term and temporary homes. (British Property Federation, 2014) (Al-Othman, 2016) In this context, can Brent Cross South (BXS) really become a deeply rooted neighbourhood?

Thinking back to my childhood, however, I know that apartment buildings can create forever-homes with a strong sense of community. I grew up in a flat in central Stockholm, I did not have a private garden, front door or driveway but the building offered so much more. It was a co-ownership housing association. The shared ownership and responsibility for the building and courtyard created a platform for connection. It gave a secure sense of belonging, a support network, and friends for life.

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Fig. 2: BXS Masterplan; Catalyst Block

0

50

100 m.

46

RESEARCH

A HOME OR A HOTEL?

47

Argent, the developers within the scheme, might be one of the most qualified to take on the challenge of making BXS into a rooted neighbourhood with a strong identity. They developed Kings Cross, which has been described as exemplary in its kind. (Moore, 2018) Argent have created high-quality public spaces, but they have also managed to make it unique and more alive by choosing specific businesses for certain commercial spaces. Argent succeeded at creating a streetscape full of vibrant life with a mix of uses, shops and people by intentionally choosing small independent businesses and letting them be creative with their spaces, along with established ones1. Even though this approach was hugely successful for the commercial side of the redevelopment, the residential parts don’t seem to give the same warmth and vibrancy. In a Guardian article, Oliver Wainwright writes about the ultrahigh-end residential development in the old gas holders, he observes: “the finishes feel more hotel-like than homely” (Wainwright, 2018).

Based on statistics, the temporary and detached aspects implied by this ‘more hotel-like than homely’ feeling can also be found true for modern apartment blocks.

In 2013, investors bought 61% of all new build homes for sale in London, and did so primarily for letting. (British Property Federation, 2014) The most common private rental tenancy has a contract length of 6 or 12 months, putting the dweller at constant risk of having to move. (Shelter England, n.d.)

After interviewing 12 parents in the Brent Cross Shopping Centre about their home and the prospect of living in a flat, the short-term perspective for apartment

living became even clearer2. Only one of the parents was favourable towards apartment living with a family. Besides the physical factors, such as the lack of an easily accessible garden, several also expressed the lack of control over their environment, possibility for personalisation and adaptability as essential factors. All of this made them see apartments as a temporary solution that could work well before having kids but not after.

With the lack of a long-term perspective, there is little chance for a community to be created. One of the interviewed parents, who lived in a modern apartment block in north London, said she liked the idea of getting to know her neighbours, but because most of the other residents rented privately and moved on fast, she felt it was not worth her time or energy. She added that her dream was also to move out; she ultimately wanted to live in a house.

How is a vast area with only new build homes going to become a rooted neighbourhood with a strong sense of belonging, if these homes are short-term dwellings for young people on the move, for families who are dreaming of moving out and where many property owners are just investors concerned with their financial returns?

LOOKING FOR ANSWERS Looking for answers, I went back to my roots in Stockholm and studied my childhood home in detail. I examined facts and floor plans, and conducted several interviews with relatives, a former neighbour and - to get a broader perspective - a British architect living with his family in an apartment in Stockholm.

These case studies proved the coownership structure to be favourable for the long-term dweller3. The shared responsibility for the whole property gave

48

Fig. 3: Voices form Brent Cross Shopping Centre2

PROPOSITION

A CATALYST BLOCK the dweller power and responsibility for his/her own environment and created the opportunity for a more engaged, creative and social space. Moreover, this ownership structure also enabled other ways of making the homes more long-term. For example, the courtyard and its upkeep worked well as everyone co-owned it. It also made it easier for families to extend their flats by buying the one next door, thereby making it possible to stay in the same apartment, even with a growing family4.

Seeing the importance of the cooperative structure, I went on to look at other examples of this around Europe, such as the Baugruppe in Germany, Superloft developments in Holland and the More Than Housing development in Switzerland. These examples also proved the potential of the co-operative structure for development. Co-operative Custom Build, where individuals come together to develop apartment homes for themselves co-operatively, has been shown to not only achieve unique architectural qualities and more affordable homes, but also to help in the creation of a holistic wider community.

(Ring, 2016) In the UK, this is not a standard way of developing homes. However, with statistics from 2011 suggesting that 53% of people in the UK would consider building their own home given the opportunity. Even the government is seeing the potential in expanding this market. (House of Commons, 2017)

49

What if, in BXS, the same tactics Argent used to diversify and activate the streets of Kings Cross could also be implemented in the development of the home? By leasing or selling one of the plots to a group of local families to create a Co-operative Custom Build block, like the independent business in Kings Cross, it could act as a catalyst and transform BXS into a rooted, local and engaged community5.

To ensure this outcome, Barnet and Argent Related should sell or lease the plot at a set price and use a competition system - focusing on quality and creativity - to choose one or several co-operatives. A framework of principles should underline the brief for the competition, ensuring that the block is optimised for families and creates apartments that they can see as 'forever homes'. From the research conducted, these principles should be: Co-operative Structure, Urban garden and active block and Flexibility. Choosing the co-operatives with the design fulfilling these principles in the most creative way will bring active, invested and engaged families into BXS, that can create a residential heart and a link to the existing Brent Cross area.

The catalyst block would be beneficial for Argent Related and Barnet in more than one way. Firstly, it will help to achieve their vision. Secondly, the more successful and rooted the area, the greater financial value the wider development is likely to bring.

Thirdly, it aligns with the government’s policy to promote custom and self-build developments, and with Barnet’s obligation by law to supply land and planning permission to meet the demand. (House of Commons, 2017) Lastly, the success of such a different approach could, like Kings Cross, give the developers press and a good reputation.

BRENT CROSS SOUTH Local families Right to build The Self-build and Custom Housebuilding Regulations 2016

ARENT RELATED Creates competition brief

Provides

FRAMEWORK

Garden

Playgroup Cooperation

CUSTOM BUILD ASSOCIATION

BARNET

Service charge

Applies for loan from UK government

1 BXS LAND PLOT

DEVELOPMENT COMPETITION Home building fund

Principle 1: Cooperative

CONSTRUCTION

Principle 2:

Garden

TRUSTFUL FAMILY HOMES Principle 3: Flexible

ACTIVE

LOCAL

ROOTED

COMMUNITY BXS Catalyst Block

Garden

Playgroup Cooperation

Service charge

Principle 1: A Co-operative Structure The block should have a co-operative structure. Besides giving the dwellers the tools to shape their environment a co-operative structure can also enable creativity and community.

Principle 2: A Garden and active block The block must create high quality sheared gardens for the dwellers and have a mix of uses that activates the block during the whole day.

Principle 3: A flexible 'forever home' The structure and services should be composed as separable units that can be attached and detached in as many constellations as possible to allow for multiple ways of living.

PLOT PROPOSITION

Playgroup

THE FRAMEWORK OF PRINCIPALS

Principel 1 Cooperati

Principel

Garden

Playgroup Cooperation

Service charge

Garden

Cooperation

Garden an active blo

Service charge

1. THE CO-OPERATIVE STRUCTURE:

2. THE GARDEN AND ACTIVE BLOCK:

The block should have a co-operative structure to suit its long-term residents.

Besides giving the dwellers the tools to shape their environment, a co-operative structure can also enable creativity and community. The possibility of having other internal funds for communal assets - such as gardening, outdoor toys, barbecues, and other shared amenities - can not only give everyone more for less, but the act of engaging can also create an active connection between the dwellers and give a sense of belonging and community.

The block must create high-qualityFlexibel shared gardens for the dwellers and have a mix of uses that activate the block during the whole day. There should be a green courtyard and a terrace on most floors.

These spaces must be easily accessed, passively overlooked and active with doors and windows opening straight on to them. This creates the possibility for children to go out in a safe and green space by themselves. The mixed-use can also generate income for the co-operative and the opportunity for some of the dwellers to work in the block, helping to keep the parking numbers down and ensure a green courtyard6. The progression from the terraces - only shared by a small number 54 of flats - to the courtyard shared with the whole block, and to a public park, can create a good connection between neighbours and the entire neighbourhood.

Principel

ACTIVE

LOCAL

C

PROPOSITION

THE BAR OF NEWPrincipelRAISING 2: BUILT HOMES

Garden and The UK is one of the countries in Europe active block with the lowest rate of custom and self

TRUSTFUL FAMILY HO

- build developments. This is a missed opportunity as the method can not only help deliver more, but also create higher quality and more sustainable homes.

(House of Commons, 2017) In England, where 51% of homeowners of recent new builds, said they had 'experienced major problems including issues with construction, unfinished fittings and faults with utilities'. (Kollewe, 2017); and in London where 61% of all new homes in 2013 were bought by investors (British Property Federation, 2014), it is clear the market has to become more diverse to raise the bar of residential architecture.

By creating catalyst blocks in all large new developments, with the support and help from the main developer, this process can be accelerated. As demonstrated, it can be beneficial for everyone, even the main developer. Besides its power to make an area more diverse and active, it could also help change the perception of apartment living and make London flats the dream of future families.

Principel 3: Flexibel

3. A FLEXIBLE FOREVER HOME

ACTIVE

55

LOCAL

The building must have a flexible structure. The structure and services should be composed as individual units that can be attached and detached in as many constellations as possible to allow for multiple ways of living. Firstly, this will give the opportunity for families, even after many years, to reorganise the flat to fit their lifestyles. Secondly, the dwellers will be able to sell off parts of their apartments or buy parts from their neighbours. This can give the possibility for growing families to stay in the same home, the opportunity to create functional work/live units, but also to downsize when, for example, the children move out - creating the opportunity for a multipurpose 'forever' home.

ROOTED

COMM

density-how-baugruppen-are-pioneering-the-self-madecity-66488 [Accessed 1 Mar. 2019].

SCB (2017). Drygt 4,8 miljoner bostäder i Sverige. [online] Statistiska Centralbyrån. Available at: https:// www.scb.se/hitta-statistik/statistik-efter-amne/ boende-byggande-och-bebyggelse/bostadsbyggandeoch-ombyggnad/bostadsbestand/pong/statistiknyhet/ bostadsbestandet-2017-12-31/ [Accessed 1 Mar. 2019].

Shelter England. (n.d.). Assured shorthold tenancies. [online] Available at: https://england.shelter.org.uk/housing_ advice/private_renting/assured_shorthold_tenancies_with_ private_landlords [Accessed 27 Feb. 2019].

Sundings (2018). November 2018, Public Exhibition. [online] Brentcrosssouth.co.uk. Available at: https:// brentcrosssouth.co.uk/wp-content/uploads/2018/11/BXSNovember-Exhibition-Boards.pdf [Accessed 1 Mar. 2019].

Wainwright, O. (2018). The £3bn rebirth of King’s Cross: dictator chic and pie-in-the-sky penthouses. [online] the Guardian. Available at: https://www.theguardian.com/ artanddesign/2018/feb/09/gasholders-london-kings-crossrebirth-google-hq [Accessed 1 Mar. 2019].

Fig. 4: My sister and neighbour gardening outside childhood home References: Al-Othman, H. (2016). Britain’s ideal home is a modern detached in a commuter town. [online] Evening Standard.

Available at: https://www.standard.co.uk/news/uk/ britains-ideal-home-is-a-modern-detached-in-a-commutertown-a3207286.html [Accessed 1 Mar. 2019].

Brent Cross Cricklewood Partners (2013). BXC03 — Revised Design & Access Statement. London.

Brent Cross South Limited Partnership (2018). Brent Cross South, The Handbook.

British Property Federation (2014). Who Buys New Homes in London and Why?. London: British Property Federation House of Commons (2017). Self-build and Custom Build Housing (England). House of Commons.

Kollewe, J. (2017). More than half of new-build homes in England 'have major faults'. [online] the Guardian. Available at: https://www.theguardian.com/business/2017/mar/02/ over-half-of-new-build-homes-in-england-have-major-faults [Accessed 1 Mar. 2019].

Moore, R. (2018). Thomas Heatherwick’s Coal Drops Yard – shopping in the Instagram age. [online] the Guardian. Available at: https://www.theguardian.com/ artanddesign/2018/nov/03/thomas-heatherwicks-coal-dropsyard-shopping-in-the-instagram-age [Accessed 1 Mar. 2019].

Shelter England. (n.d.). Assured shorthold tenancies. [online] Available at: https://england.shelter.org.uk/housing_ advice/private_renting/assured_shorthold_tenancies_with_ private_landlords [Accessed 27 Feb. 2019].

Ring, K. (2016). Reinventing density: how baugruppen are pioneering the self-made city. [online] The Conversation.

Available at: https://theconversation.com/reinventing-

Notes: [1]: This strategy, especially in regard to restaurants and cafes, expressed by Nick Searl (Partner, Argent) as crucial for the success of Kings Cross in his presentation to CSM MArch students at the Argent office on 16 Oct 2018.

[2]: In December 2018, interviews with 12 different parents in the Brent Cross shopping centre were conducted. The questions focused on their current home, good/bad things and their thoughts and feelings in regard to apartment living with a family. The interviews, all between 4-10 minutes, were voice recorded and then analysed using UX (User Experience) Diagrams.

[3]: The researched case studies clearly show the coownership housing association (the dominant way of owning a flat in Sweden (SCB, 2017)) is favourable for a long-term dweller. This system is however not as suitable for the short-term dweller looking for an efficient and easy way of living, or an investor. Often, co-owners are not even allowed to rent out a flat in a co-ownership housing association, as the involvement of the owner is crucial for the future of the property.

[4]: Several of the families in my childhood apartment block extended their flats by buying the one next door. This was encouraged by the housing association. This stands in strong contrast to what one of the parents in Brent Cross Shopping Centre expressed regarding alterations. She said they had held off reorganising the flat because of the need to get permission from the management company, who mainly wanted to keep things as simple as possible.

[5]: In line with The Self-build and Custom Housebuilding Regulations 2016, Barnet must have a self- and custombuild register where local people and groups wanting to develop a home for themselves can register (House of Commons, 2017). This could be used as a base for potential cooperations.

[6]: These methods for creating successful urban outdoor amenity spaces are informed by the strategies expressed

by Andy Puncher (founder of PH+ architects) in an interview at his office on 11 Dec 2018.

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3.

THE BRENT CROSS SOUTH CO-OPERATIVE LOIS INNES

58

INTRODUCTION

Fig. 1: OMA’s Hotel Sphinx re-imagined in the BXS masterplan

59

The story of London is steeped in a complex history. Its emergence as the ‘Global City’ is not a miraculous condition, but the result of irrepressible imagination; the trusting, creative and mutual interplay of multiple people and forces; an urban laboratory for ideas, exchange and possibility approaching the immeasurable. It should go without saying therefore that it deserves complex solutions, drawn out from a range of bold, sometimes disparate set of ideas - analysed, challenged and continually re-invented to suit the city’s delicately nuanced landscape.

In response to an increasingly imbalanced set of operations, Public-Private Partnership (PPP) schemes: the coming together of both sectors to realise a common commitment and vision, are steady on the rise in London regeneration. In theory, this merging of skills and capital to deliver successful neighbourhoods should be a promising leap in the right direction. But invariably, the purpose is all too often limited to the rhetoric of economic development1 - testing to destroy the levels of trust and compromise required for any inventive responses to city-making.

Brent Cross South (BXS) is no exception. It’s shared ownership template should be a method in which to embrace the challenges and opportunities of twenty-first century living.

Yes, adequate provisions for roads, transport, amenities and housing are all important - but why not go bolder? Let’s use BXS as a testing ground for alternative solutions, based on both real and fantastical precedences, to provide infrastructure that is more than just the traditional - but actively responsive to our technology-destined future. Most of all, what framework of the PPP can be initiated, developed and re-defined, to form an exemplary model of city-making that is mutually beneficial for all?

Fig. 2: Logo for Brent Cross South PPP model, based on the foundations of trust & cooperation

60

RESEARCH

“It is essential to establish a joint aspiration right at the onset of the project. Write it down as a hard contractual agreement, sign it, celebrate it and put the politics in the drawer.”

Nick Searl, Argent Related

WHAT IS A PPP? PROBLEMS & SOLUTIONS

61

Introduced into UK policy in the early 1990’s, Public Private Partnerships (PPP’s) can roughly be described as a type of contract under which the private sector operates and finances public services and infrastructure, with the public sector repaying the costs over a projects life-span.

However, since its inception, the model has come under much scrutiny amongst the general public - in part due to the fact that it is commonly conflated with its ‘occasionally toxic cousins’ (u+i, 2019, p.15), private finance initiatives (PFI’s) and recent cases of public sector outsourcing collapses, such as Carillion2. The problem appears to boil down to distrust. A recent YouGov poll conducted by the developers ‘u+i’ found that whilst 78% of people agreed that public assets should be enhanced for community benefit, only 45% believed that PPP’s should be the vehicle in which to deliver this. (u+i, 2019, p.20) Regeneration consultant Daniel Hill3 cites insufficient public accessibility as a motivating factor4.

Nevertheless, PPP’s are well underway across the country, with much to be gained from the governments pledge of £487bn worth of investment for UK projects ahead of 2021. (IPA, 2016, p.5) The English Cities Fund- a PPP of regeneration and investment organisations, has pledged £200m alone towards five schemes in England, with an estimated value of £1.6bn. (Hilditch, 2018) Clearly, there are benefits to the coming together of resources, skills and capital, so how can we re-establish faith in the PPP model to ensure its framework is as palatable, transparent and effective as possible?

A personally conducted survey of 15 BXS residents at the shopping centre revealed all too telling results; asked if they knew anything about the upcoming redevelopment plans for the area and whether they felt in any way part of its shaping, every single one of them said no5.

To gain a broader perspective, several selfdirected dialogues were conducted with various professionals who had previous involvement with PPP schemes - all citing public engagement as the most tricky, but necessary component to negotiate. Nick Searl, property developer at Argent Related, explains that the development community is generally poor at engaging because they believe they don’t have to, whilst the public sector frequently absolve themselves of key responsibilities6. There is a recurring issue in lack of accountability, which Janet Hall (formerly of engagement specialists, Soundings) attributes to a basic conflict of interest between the two parties, often where developers aspirations are more short-term orientated7. Regarding the future design of PPP’s, Nick Searl agrees that plans must be long-standing, so "it is essential to establish a joint aspiration right at the onset of the project. Write it down as a hard contractual agreement, sign it, celebrate it and put the politics in the drawer".

Fig. 3: Diagram showing that surplus value in regeneration is directed firstly to various lenders, before being re-invested back into the area

£1 INVESTMENT =

Local Government Infrastructure

Energy Utilities

Adaptable Homes

Character & Identity

BXS FUTURE

Anchor Institutions

RESILIENT SOLUTIONS

Services & Local Jobs

PROBLEMS

Fig. 4: Venn diagram exploring what key benefits each party of the PPP model could provide to one another

CAN WE RE-WORK THE MODEL?

40p RETURN TO GOVT.

Transport

Affordable Homes

62

RESEARCH

“the Metropolis needs/deserves its own specialised architecture... one that can develop fresh traditions” (Koolhaas; Delirious NY, 1975, p.293)

WHAT DOES COMMUNITY WEALTH BUILDING HAVE TO DO WITH THE HOTEL SPHINX?

63

If trust and collectivism become the foundations for the PPP model, can we be even more ambitious in its application to future regeneration? Answers may lie in the radical and alternative implementations that the City of Preston have employed since 2012. Following severe budget-cuts, Preston seized back control by adopting the principles of Community Wealth Building (CWB) - a local economic development strategy focused on creating ‘collaborative, inclusive, sustainable and democratic economies’. (Hanna, 2018) Through the activation of local anchor institutions, the city effectively operates as a cooperative, with the benefits and surplus of local growth re-invested back into the area. The results are impressive - by 2017, out of £620m spent on goods and services, 19% was spent in Preston and 81% in Lancashire. (Manley, 2017) This percentage shot up by 14% and 42% respectively from 2016 - in spite of further budget cuts, and a total reduction in spending by £170m (Ibid) - demonstrating the models resilience to external influences.

As Preston’s councillor, Matthew Brown notes: "If you put all these ideas together, you can have quite a transformative economy at a local level". (Brown, 2018)

A concept behind a speculative project devised by the architectural practice OMA8 in 1976 (Fig.1), can be characterised by this very notion. The Hotel Sphinx was proposed as an urban hotel situated within Times Square, Manhattan - with each of its physical parts accommodating a different function or amenity. (Cline & di Carlo, 2002) The idea was that the building would perform as the city’s extended lobby, serving the direct needs of the local area whilst also expressing its character.

In response to Manhattan’s fixation with the skyscraper, that reduces all social and cultural intervention to a mere, anonymous floor-plate (what Koolhaas describes as the ‘lobotomy effect’) this building introduces a much bolder concept. Through its interweaving/architectural expression of people and program, the Hotel Sphinx puts trust in its occupants to give the building identity and purpose, offering an interplay of social solutions that in return benefit the immediate area and city by extension. It can be taken as a very reasonable (if not a little abstract) symbolic metaphor for the PPP model laid out for BXS - that is to unite all parties together in the pursuit of creating infrastructure for long-term public good, as a catalyst for economic, social, and financial value return to all. The world’s of the Hotel Sphinx and BXS are separated by 34 years and 3,500 miles - this proposition wants to ask whether such a transportation of ideas to a contemporary context is possible.

Follow this archicomic storyboard to find out more9...

2019 2019 This is the Hotel Sphinx program exploded

This is the Hotel Sphinx program exploded and Redefined by each of its parts and Redefined by each of its parts

LOCAL GOVT. LOCAL GOVT.

ACCESS TO LOCAL ACCESS TO LOCAL

ANCHOR ANCHOR INSTITUTIONS INSTITUTIONS

SERVICES SERVICES

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2 2 update update

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WORKER WORKER COOPERATIVES COOPERATIVES

CREATE JOBS FOR CREATE JOBS FOR LOCAL RESIDENTS LOCAL RESIDENTS

......re-imagined re-imagined as as aa community community wealth wealth building initiative... initiative... building and adapted adapted for for and the Brent Brent cross cross the south masterplan masterplan south

TOWN HALL / TOWN HALL / ASSEMBLY ASSEMBLY

SUPPORTS SUPPORTS DEVELOPMENT OF DEVELOPMENT OF AREA AREA

DATA CENTRE DATA CENTRE

LOCAL ASSET LOCAL ASSET

WHAT IF WE COULD RE-IMAGINE THE HOTEL SPHINX’S PROGRAMMATIC ELEMENTS AS AN EXPLODED WHAT IFOF WEPROJECTS COULD RE-IMAGINE THE HOTEL SPHINX’S PROGRAMMATIC ELEMENTS AN EXPLODED NETWORK SPREAD OVER THE ENTIRE BRENT CROSS MASTERPLAN? sOAS THAT THE BENEFITS NETWORK OF OF GROWTH, PROJECTSBUSINESS, SPREAD OVER THE ENTIRE BRENT CROSS MASTERPLAN? sO THAT BENEFITS COMMUNITY AND SERVICES ARE INVESTED BACK INTO THETHE AREAOF GROWTH, BUSINESS, COMMUNITY AND SERVICES ARE INVESTED BACK INTO THE AREAFUTUREPROOFING ITS PROSPECTS & GIVING IT AN IDENTITY TO BE PROUD OF. FUTUREPROOFING ITS PROSPECTS & GIVING IT AN IDENTITY TO BE PROUD OF.

BXS BXSDATA DATACENTRE CENTRE The secure facilities that Theprogram programwould wouldinclude include secure facilities that house core components; network, houseand andserve servethree three core components; network, storage The network infrastructure storageand andcomputing. computing.

The network infrastructure will ITIT services, external willconnect connectservers, servers, services, external connectivity toto local end-user locations connectivityand andstorage storage local end-user locations exclusively Storage infrastructure would exclusivelywithin withinBXS. BXS. Storage infrastructure would deal oror cloud based deposits, with dealwith withany anyphysical physical cloud based deposits, with computing providing the processing power computingresources resources providing the processing power and these.

AllAll ofof these elements andmemory memorytotosupport support these. these elements will access controlled racks willbebehoused housedin inphysical, physical, access controlled racks within withina server a serverroom. room.

Unlike most other data centres, which tend to adopt Unlike most other data centres, which tend to adopt an anonymous and generic appearance in order to an anonymous and generic appearance in order to minimise security threats, this structure will be more minimise security threats, this structure will be more flamboyant in its appearance- giving pride and identity flamboyant in its appearance- giving pride and identity to the new urban landscape. It will be brightly to the new urban landscape. It will be brightly coloured, with each of its physical parts expressing a coloured, with each of its physical parts expressing a particular function of the program, such as particular function of the program, such as ventilation towers and cooling systems. The external ventilation towers and systems.

The external skin will be temporary, tocooling allow for physical skin will be temporary, to allow for physical expansion of the building in case it needs to support expansion of the in case it needs to support and store more databuilding in the future. and store more data in the future.

The program requires almost no public presence and The program requires almost noenclosed. public presence and needs to be securely monitored/ needs to be securely monitored/ enclosed.

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based on the principles of CWB, which uses local assets based on the principles of CWB, which uses local assets to revitalise the local economy, the program will weave to revitalise the local economy, the program will weave itself into rich tapestry of autonomous, democratic and itself into rich tapestry of autonomous, democratic and cooperative initiatives - all with proud identity, all united cooperative initiatives - all with proud identity, all united in the spirit of collective ownership. from manhattan to inbrent the spirit ofsouth... collective ownership. from manhattan to cross brent cross south... its the hotel sphinx working in reality! its the hotel sphinx working in reality!

PROPOSITION

BXS DATA CENTRE The continued value of unrealised, fictional architectural projects, such as the Hotel Sphinx, is their capacity to invoke a multitude of interpretations.

They think towards new solutions and ways of imagining - which the complexity of London and its future requires. The following proposal, analysed in Manhattan, unpacked, transported and re-imagined for BXS, is my own interpretation.

The Principle Based on the principles of Community Wealth Building, this proposition takes the form of a local data centre. It will be one key anchor establishment within the new masterplan, functioning within a cooperative network of other existing and future institutions spread over the area. As Nick Searl confirms, the success of any urban regeneration project of this size depends considerably on the upfront provisions for infrastructure. This is often taken to include roads, sewage/drainage systems and transportation links. Given our ever-accelerating dependence on connectivity to all things cyber, a data centre is a less obvious, but no less important piece of infrastructure that could be utilised by everyone at all stages of the projects life.

The digital era has already arrived, with the tech industry booming more than any other. By the time of BXS’ completion in 2030, it’s estimated that over 20.4bn devices will be digitally connected, anticipating the arrival of robots, driverless cars, and other automated services. (Gartner, 2017) In addition, data centres are fast-becoming one of the most fruitful infrastructure investment opportunities, with profit margins far outpacing most other

traditional industries (Fig. 5). There is arguably no sooner time to start equipping cities with the tools in which to deal with their data consumption, whilst simultaneously turning them to profit.

If operated properly by Barnet council and the developers in unison, this data centre would provide dual benefits to both parties under the PPP model. Argent Related could use the program as a method of activating the site in its first phases of construction - ready to provide a robust, inplace framework for incoming clients keenly seeking to outsource their data systems.

Advantages of this program to Barnet would be in the securing of a long-term asset.

Further, moving towards decentralisation would enable them to tailor their services to suit the exclusive and evolving needs of the community. For example, choosing to implement the technologies of edgecomputing or micro-data, which process information closer to the device or network source, would overcome any reliance on big tech companies who amass data purely for profit. (Millman, 2017) Thereafter, continued and rising demand for the services, in line with comparatively low running and set-up costs, the data centre would effectively continue to function as a cash cow, with any surplus revenue then in the hands of Barnet Council - ready to be put to use within the area. A more positive demonstration of economic and social value would help to re-instill a sense of public trust in the PPP model and ultimately its long-term commitments to them. Ultimately, this is the Hotel Sphinx operating in reality; a self-sufficient and socially symbolic spirit initiated through the buildings procurement, program and lifespan.

68

PROPOSITION

The Program

69

The program would include secure facilities that house and serve three core components; network, storage and computing. The network infrastructure will connect servers, IT services, external connectivity and storage to local end-user locations exclusively within BXS. Storage infrastructure would deal with any physical or cloud based deposits, with computing resources providing the processing power and memory to support these. All of these elements will be housed in physical, access controlled racks within a server room.

Unlike most other data centres, which tend to adopt an anonymous and generic appearance in order to minimise security threats, this structure will be more flamboyant in its appearance - giving pride and identity to the new urban landscape.

It will be brightly coloured, with each of its physical parts expressing a particular function of the program, such as ventilation towers and cooling systems. The external skin will be temporary, to allow for physical expansion of the building in case it needs to support and store more data in the future.

The program requires almost no public presence and needs to be securely monitored/enclosed. Therefore, it will be located on the most Eastern side of the masterplan boundary, positioned next to the newly proposed waste handling facility, within the station/railway quarter. There will be spaces and amenities designed in for its staff, (engineers, technicians, security guards, HR teams) who will be employed from within the BXS area to provide local job opportunities. Its proximity to the waste handling unit is also strategic - with the idea that this could be utilised as a means to generate renewable and sustainable energy for the data centre’s vast power demand.

Fig. 5: Graph showing average weighted EBITDA margins by industry sector, EU, 2009– 2013 [Source: Analysys Mason, 2014]

UNCONVENTIONAL APPROACHES towards progressive solutions ... and back again The BXS Data Centre is a proposition derived from a seemingly illogical progression of ideas. The Hotel Sphinx was a bold method in which to find an architectural language of social expression and agency, which contemporary urban regeneration requires for all interpretations of growth. The project can be viewed further as a theoretical rendering of the CWB strategy - that is to maximise social program towards a collective spirit of trust and selfsustainability, which should become the driving fundamentals for any PPP model.

BXS is ultimately the host for all of these ideas to play out; the data centre becoming a progressive thread in the rich tapestry of the area and its cooperative identity. The truth is that London needs non-convention to develop, and the ideal for BXS is not the homogeneity of initiatives, but a celebration of varied and reciprocal collectivism.

References Brown, M. (2018). How Preston took back Control. [podcast] The Alternatives. Available at: https://www. theguardian.com/politics/commentisfree/audio/2018/jan/31/ the-alternatives-how-preston-took-back-control-podcast [Accessed 26 Feb. 2019].

Cline, B. and di Carlo, T. (2002). Elia Zenghelis, Zoe Zenghelis. Hotel Sphinx Project, New York, New York, Axonometric. 1975-76 | MoMA. [online] The Museum of Modern Art. Available at: https://www.moma.org/collection/ works/104704 [Accessed 2 Jan. 2019].

Hanna, T., Guinan, J. and Bilsborough, J. (2018). The ‘Preston Model’ and the modern politics of municipal socialism. [online] New thinking for the British economy. Available at: https://www.opendemocracy.net/ neweconomics/preston-model-modern-politics-municipalsocialism/ [Accessed 28 Feb. 2019].

Hilditch, M. (2018). The former BBC chair in charge of the £200m English Cities Fund. [online] Inside Housing.

Available at: https://www.insidehousing.co.uk/insight/ insight/the-former-bbc-chair-in-charge-of-the-200m-englishcities-fund-58528 [Accessed 21 Feb. 2019].

Infrastructure & Projects Authority (2016). National Infrastructure Delivery Plan 2016-2021. London: OGL. Ingels, B. (2009). Yes is More. Köln: Evergreen.

Jackson, M. (2017). Community Wealth Building. [Blog] CLES: Progressive Economics for People and Place.

Available at: https://cles.org.uk/blog/video-communitywealth-building/ [Accessed 6 Feb. 2019].

Koolhaas, R. (1994). Delirious New York. New York, New York: Monacelli Press.

Manley, J. (2017). British Politics and Policy. [Blog] Local democracy with attitude: the Preston model and how it can reduce inequality. Available at: https://blogs.lse.ac.uk/ politicsandpolicy/local-democracy-with-attitude-the-prestonmodel/ [Accessed 19 Feb. 2019].

Millman, R. (2019). Decentralised data centres 'could edge out cloud'. [online] IT PRO. Available at: https://www.itpro. co.uk/cloud/28314/decentralised-data-centres-could-edgeout-cloud [Accessed 3 Mar. 2019].

Minton, A. (2017). Big Capital: Who is London For. 3rd ed.

London: Penguin.

Sheffield, H. (2018). The Preston model: UK takes lessons in recovery from rust-belt Cleveland. [online] the Guardian.

Available at: https://www.theguardian.com/cities/2017/ apr/11/preston-cleveland-model-lessons-recovery-rust-belt [Accessed 19 Feb. 2019]. van der Meulen, R. (2017). Gartner Says 8.4 Billion Connected “Things” Will Be in Use in 2017, Up 31 Percent From 2016. [online] Gartner. Available at: https://www. gartner.com/en/newsroom/press-releases/2017-02-07gartner-says-8-billion-connected-things-will-be-in-use-in2017-up-31-percent-from-2016 [Accessed 23 Feb. 2019].

Notes [1]: ‘Big Capital’ by Anna Minton, 2017 discusses the divisive consequences of market-driven approaches to public goods, space and housing within London today.

[2]: In 2018, construction consortium collapsed following a string of botched and unprofitable contracts, bringing into sharp focus the risks of public outsourcing to untrustworthy companies.

[3]: Interview with Regeneration & Housing Development Consultant, Daniel Hill. His role is to bolster local authorities managing major London regeneration schemes through investment, management & business strategy advise. He cites informal and ambiguous processes as a hindrance to all parties involved in urban development, 18 Dec 2018.

[4]: The Haringey Development Vehicle (HDV) was a PPP agreement between Haringey Council and developers Lendlease to deliver over 6,000 council homes. It was overturned in 2018, following huge campaigns from local residents who felt were not given assurances or a voice in the future of their neighbourhood.

[5]: Q&A survey conducted personally at Brent Cross Shopping Centre, 14 Dec 2018.

[6]: Interview with property developer Nick Searl of Argent & Argent Related. Nick believes that distrust in the development community is inherent of British class structures, but that there are methods that both the private and public sector can employ to build trust - such as pinpointing the assets to public life as a common goal, 8 Dec 2018.

[7]: Interview with community engagement specialist Janet Hall. She works at tailoring specific methods for community participation within regeneration - citing top-down strategic approaches as tokenistic, 28 Nov 2018.

[8]: OMA are an international architecture practice led by a seminal architect of this generation; Rem Koolhaas. Since the 1970’s, their theoretical discussions and work have largely been in response to the radically changing nature of 21st century urbanism.

[9]: 'Yes is More' is an archicomic produced by Bjarke Ingels Group that uses a cartoon format to express its relatively complex building philosophies in a simple and succinct way.

4.

PUBLIC PLACE: A FACILITATOR FOR GROWTH . .

GABRIELE PAURYTE

72

INTRODUCTION

Fig. 1: What if ball games were allowed?

73

‘No Ball Games Allowed’ - a common sign dotted around London, that we often see in the grass fields between houses or social housing estates. As I did not grow up in London, I tend to query the meaning of this sign. In the rise of pseudo-public spaces and increased production of commercially orientated sites, (Micheal, 2017) to me, the ‘No Ball Games Allowed’ starts carrying a whole different meaning. If I want to hang out with my friends, where do you want me to go? Toddlers have playgrounds in parks, adults flood bars and coffee shops, but where do young people, aged between 13-17, go?

In the current London context, youth facilities are in decline and crime rates are rising.

(BBC, 2018) The misconceptions of teenagers are dominating public opinion, and young people in the city often have no real representation. (Owens, 2002, p. 156) Persia - aged 14, admitted that her mum warned her not to stand in groups of peers on the streets or other public places: “Adults are scared of teenagers,” she explained.

Inevitably, this is due to the lack of communication between adults and adolescents with much misinterpretation of the latter’s needs. When it comes to city planning, this trend is even more conspicuous1. (J. Zander, 2019, personal communication, 4 January) Developers and architects tend to tick a box of youth consultation by spending a day at a local school and talking to 30 teenagers. Often this results in designing a skatepark or a football pitch - “Just put young people in a football cage and the problem is solved”2.(J. Zander, 2019, personal communication, 4 January) However, the reality is that teenagers are not a homogeneous group - they need a diverse representation and to be given prospects to influence the city they are the future of.

WHAT IS THE PROBLEM ?

Fig. 2

*

Interviews with professionals - Jonny Zander (Kaizen Partnership), Sophie Draper (Open City), Layla Conway (LLDC). These social and political problems were mentioned when talking about youth involvement in the city planning and regeneration. Jan - Feb 2019

*

Interviews & workshops with teenagers members of Accelerate to University workshop, Legacy Youth Voice, Barnet Youth Council, Asia (aged 14). These spatial problems were recurring when talking with young people about their daily routines and free time activities. Jan - Feb 2019

74

RESEARCH

“Everyone assumes young people like one thing, but every young person likes many different things.�

Tom, aged 13, Barnet GIVING AGENCY TO YOUNG PEOPLE

75

If the difficulties lie in the lack of understanding between adults and adolescents, how do we bridge that communication gap, especially when it comes to the future of our city? As explained by Sophie Draper, the head of learning at Open City, hypothetical talking with young people does not lead anywhere, you need to give something in return and invest time in forming a strategy of how to embed them in the decision making. One occurring problem in the past had been that even though the initiatives were set up to consult young people, it had been difficult to secure their position and funding long term3.

An exception that exists in London is Legacy Youth Voice (LYV), a panel of teenagers from various backgrounds that represent East London. As an integral part of London Legacy Development Corporation (LLDC), it started in 2010 before the Olympic Games. (L. Conway 2019, personal communication, 26 January)4 The initiative has been successful ever since and has been effectively consulted on a number of development projects in the area. The difference between this youth organisation and other boards is that they are a key stakeholder group in East London. Prior to consultations, the group is informed on the regeneration set for the areas so that they have the opportunity to meaningfully contribute5.

They are consulted on every design, strategy

and development project planned for the masterplan. A number of architects, community engagement specialists and developers had agreed that they would seek to engage with LYV again (80% definitely, 20% possibly) and that they would recommend LYV to other people/ organisations (76% definitely, 24% possibly) (Survey Monkey, 2018)6. Besides the benefits to the professionals, the members of LYV have explained that this is the only platform where they can express their creative ideas, meet and form bonds with professionals and most importantly develop various life skills7.

On the 14th of February 2019, in the meeting of Barnet Youth Board, young people were asked two things: what are the best methods to consult them, and what are their main priorities. Responses mainly focused that they should be informed in a way they can engage with, either by dedicated school days, videos, animations or social media. It would also help if the professionals would come to do workshops and activities with young people. Regarding the needs of young people, they outlined that there should be more free activities, healthy food options and places to hang out that are dedicated exclusively to young people.

Brent Cross South (BXS) will be a new neighbourhood in Barnet where a strong sense of belonging is intended to be nurtured through a thoughtful design. One integral part to a successful neighbourhood will be building a sense of ownership, which is achieved by involving the residents in the way in which it is shaped. (Argent Related, 2018) The development will be present on site for more than 10 years, which introduces opportunities that smaller projects do not. Consulting young people throughout the years of the masterplan would ensure their input on the design but also would build a stronger community and public good8.

RESEARCH SUMMARY INTO THE NEEDS OF YOUTH

*

Fig. 3: Summary of findings from interviews & focus groups with teenagers from London members of Accelerate to University program, Legacy Youth Voice, Barnet Youth Council.

These are the results from talking with young people about their daily routine and activities after school, asking what they think their neighbourhoods need. Jan - Feb 2019

*

76

PROPOSITION

“People like us, we do not have any input. I think there is a need for us to tell them that we do need a place. Something like this, but not exactly, an open space for people to come and just talk, socialise.”

Asia, aged 14, Dagenham

BXS YOUTH PARLIAMENT

77

Based on the case studies and interviews with professionals and teenagers conducted in Jan - Feb 2019, the most effective way of consulting young people is by making them a key part of the process of regeneration.

The successful precedent of Legacy Youth Voice is a model for the BXS Youth Parliament - a way to engage its youth in a meaningful way on the complexities of regeneration. In the following proposition, we assume that the parliament is established by the early 2020.

BXS Youth Parliament will be a key stakeholder body comprised of local young people aged between 13-17. It will be a method of engaging young people as well as becoming an integral part of the community. The long term nature of the project gives opportunities for the local young people to grow simultaneously with their neighbourhood. A member of BXS parliament who is 13 years old will have a chance to witness the input they have had on the area throughout their important years of adolescence. It will promote stronger links to their community and inform a better understanding of London’s development.

Unlike traditional youth consultations, the time will be invested to inform the young people about the developments during each phase. It will become a platform to express creative ideas and to input on

the masterplan. Hannah Grealish, a project manager from Argent Related for leisure/ sports, social infrastructure and schools for BXS, explained that it is very important to engage the same group of people during the longer period of time. On bigger projects they can witness their input on the designs, nevertheless, public consultations should aim to reach out to as many different members of the community9. As a solution to that, the parliament will become a tool for a wider engagement network. The method had already been tested with LYV “if there are 50 people on the board and we all do surveys at our school, let’s say we do 50 people, then it is a huge outcome” Atif, aged 15.

The idea of the parliament will only succeed with the close collaboration between Argent Related and Barnet. The 50/50 ownership of the project will form the parliament programmatically, financially and physically. The proposition looks into developing a space where Argent Related will have their marketing suite and be able to work with young people together on the masterplan to build a strong understanding of the community. A possibility to integrate the existing Barnet Youth Council into the parliament could work as a starting point in forming the stakeholder group.

PHASE 1

PRESENT

TIMELINE OF THE PARLIAMENT formation of the parliament

base structure + Argent Related

Whitefield Estate youth stakeholder group established

ENGAGEMENT TOOL ‘VESSEL’

YOUTH PARLIAMENT ARGENT RELATED MARKETING SUITE

LUNCH SPOT

associated youth space

development of the role

expansion + Argent Related

temporary public space

PHASE 2/3

COMMUNITY ZONE

move to temporary public space

YOUTH PARLIAMENT ARGENT RELATED MARKETING SUITE

growth of the role

community asset

full realisation - Argent Related depart

Claremont park

PHASE 4/5/6

YOUTH PARLIAMENT

permanent home

facilitator of growth

EXPANSION OF YOUTH PARLIAMENT

DRAFT

PARLIAMENT IN ACTION

01.

02.

01.

02.

04.

03.

03.

04. INTERACTIVE BXS MODEL

“A member of BXS Parliament who is 13 years old will have a chance to witness their input on the area throughout their important years of adolescents.”

Fig. 4

Fig. 5

Fig. 6

DRAFT A WEEK AT DRAFT

BRENT CROSS SOUTH

Fig.7 Reactivating existing & future assets

PROPOSITION

In the first years of the scheme, the flexible structure will contain the parliament space with adjoining breakout spaces, aforementioned marketing suite for Argent Related and a healthy lunch spot.

The structure will be temporary to allow programmatic flexibility and the change of location during the years. The site for phase 1 is chosen due to its proximity to Whitefield and Mapledown Schools and the walking distance to the Clitterhouse Playing Fields. Consecutive sites will respond to the phases of the masterplan and the final home for the parliament will be in the redeveloped Claremont Park. The building will act as a pavilion for the youth and the community which, especially during Phase 2 and 3, will form a key public amenity in the temporary public space.

In the early stages of the parliament, the model of Brent Cross will be built by the young people of the area. It will be a way for the members to acknowledge themselves with the site and its intricacies. Once the model is finished, it will become the centre for discussion at the main parliament space.

Each piece of the site will be moved and changed in order to discuss different design options. In conjunction with the model, the live twitter feed for the parliament will be launched. Twitter has become an important tool for broadcasting information and political news and it will be one way

to digitally communicate the work the parliament is doing together with Argent Related and Barnet council.

During the conversations with community engagement specialist Jonny Zander and a head of learning at Open City, Sophie Draper, it came apparent that getting young people to engage is difficult. There has to be a reason for them to participate and there should be a way to get them excited. Despite the interactive model and the social media outreach, the “vessel” will play a role in actively engaging the wider community. It will be a movable element of the design that can be taken to school days, public gatherings, shopping centre and other events (Fig.4). It’s function will be to gather feedback and encourage a conversation by taking relevant parts of BXS model. To interact with the locals, it will, for example, provide warm/cold drinks during the events and games on Clitterhouse Playing fields or teens will be able to charge their phones in the shopping centre when the “vessel” is around (Fig. 5 & 6).

“Consulting young people throughout the years of the masterplan would ensure their input on the design but also would build a stronger community and public good.”

82

“Only if we break the physical boundaries of the site to accommodate the youth, can the misconceptions on their behaviour be altered.”

REACTIVATING THE SITE

83

The parliament will become a safe place for young people to grow and develop - but it is not a means to an end. While active, the collaborations between the BXS Youth and other members of the community will be established to allow the work of the parliament to spread on a wider scale - “active and passive participation in the daily life of the urban streets promotes a gentle transition to adulthood.” (Jacobs, 1961, p.36) For example, new offices at BXS might provide spaces for the young to do their homework10 or there might be affordable, healthy fast food options set up around the site11. Clitterhouse Farm might be used as a place to learn gardening while the shopping centre could accommodate the needs for indoor places to hang out after school (Fig. 7). Enabling youth to form links and connections to other members of the society will form stronger social links and start building the social capital for the area (Dascalu, 2013).

Only if we break the physical boundaries of the site to accommodate the youth, can the misconceptions on their behaviour be altered.

This proposition is a speculative framework to start a discussion on the role this parliament will play within the masterplan. All of the above mentioned activities and elements of the parliament are indicative based on interviews with young people. Further development of the project will have to be realised together with young people to ensure that they are involved from the beginning of the project and that the parliament truly belongs to the community.

Notes [1]: In the interview on the 04 Jan 2019, Jonny Zander community engagement specialist from Kaizen Partnership and the manager of London Legacy Youth voice, explained that during many years of working with developers assumptions on teenagers’ needs dominate when it comes to city planning.

[2]: Sarcastic comment from the community engagement specialist Jonny Zander, Kaizen Partnership.

[3]: My City Too by Open City was a program to engage young people about their needs in London. It was successful, but proven to be difficult to secure funding long term.

Fig.10: Legacy Youth Voice in action. Image taken from Newham Recorder, Youth Panel getting their voices hear at Queen Elizabeth Olympic Park, 2015 [online]. Available at: https://www.newhamrecorder.co.uk/youth- panel-getting-voices-heard-at-queen-elizabeth- olympicpark-1-4326223 [Accessed on 15 Feb 2019] References Brent Cross South Limited Partnership (2018). Brent Cross South, The Handbook Davis, Aa., 2018. Homework Club for A-level Students Launches in Eurostar HQ. Evening Standard Dascalu, D., 2013. Architecture as a tool for building social capital. Technical University of Cluj-Napoca, Faculty of Architecture and Urban Planning Gotilo, 2018. When Chicken Shops Change Lives: the Story Behind Tottenham’s Ethical Fast Food Joint. [online]. Good Times London. Available at: https://www.chicken-town. co.uk/ [Accessed on 20 Jan 2019] Hajer, M.A., Reijndorp, A., 2001. In search of new public domain: analysis and strategy. NAi Publishers, Rotterdam.

Jacobs, J., 1961. The death and life of great American cities.

Micheal, Chris, 2017. Revealed: the insidious creep of pseudo-public space in London. [online]. The Guardian Cities. Available at: https://www.theguardian.com/ cities/2017/jul/24/revealed-pseudo-public-space-popslondon-investigation-map [Accessed on 20 Jan 2019] Owens, P., Eubanks, 2002. No Teens Allowed: the Exclusion of Adolescents from Public Spaces. Landscape Journal 21:2.

Reality Check Team, 2018. Have youth service cuts led to more crime?. [online]. BBC News. Available at: https:// www.bbc.co.uk/news/education-43668167 [Accessed on 15 Dec 2018] Survey Monkey, 2019. Legacy Youth Voice Feedback. [online] LLDC. [Accessed on 20 Jan 2019]

[4]: In the interview on the 26 Jan 2019, Layla Conway, senior communities manager at LLDC, explained the role of LYV before the Olympic Games. In the early years, they were brought in to input on the Queen Elizabeth Olympic Park Legacy masterplan - it was the first official youth organisation to have a say on the planning application.

[5]: On the 26 Jan 2019, I have participated in the induction day for the new members of LYV. The key priorities were outlined with the values of the group and their role in the area. A big emphasis was drawn on them to individually research and learn about different development projects in the area. Afterwards, they had to present what was happening in their neighbourhoods.

[6] Survey Monkey results from 2018 on LYV work. The feedback has been left by 24 well known built environment professionals and community engagement specialists such as Allies and Morrisons, Soundings, Madison Square Gardens. The majority of responses acknowledged that the fresh ideas and young views were useful for developing projects.

[7] During the focus group with existing members of LYV they emphasised that the biggest benefit for them was that they felt acknowledged and they had a platform to learn and share ideas.

[8] “A commodity or service that is provided without profit to all members of a society, either by the government or by a private individual or organization.” Definition from Oxford Dictionary of English [9] Hannah Grealish on Kings Cross - there were a number of consultation groups and especially successful were the ones where the residents could see progression of the project.

[10]: In 2018, a number of offices in Kings Cross opened their doors to local teens with nowhere to do their homework to use reception areas and other rooms. (Davis, 2018) [11]: 'Chicken Town' project in Tottenham. An example where the profits from the restaurant in the evening would substitute prices for the chicken shop during the day to attract local teenagers. They use organic and healthy produce for the same price as the generic chicken shop.

The enterprise partners with high-profile restaurants to provide employment and internship opportunities for young people. (Gotilo, 2018)

84

5.

CULTURAL INFRASTRUCTURE: AN AFFORDABLE NECESSITY VALERIA SAPIGNI

92

INTRODUCTION

Fig. 1: Traffic in front of the shopping centre from Prince Charles Drive

Brent Cross is lacking the cohesion of a neighbourhood: the different layers of society that have moved there during the past decades are disconnected from one another, as each other come from various cultural, religious and economic backgrounds. (Brent Cross South Limited Partnership, 2017) The presence of the intersection between the M1 and the North Circular ad the presence of the shopping centre as a focal point, the human dimension is being lost.

Proposing a cultural infrastructure could potentially function as a glue among the community, taking into consideration the site specific needs, demands and requirements of the place. This would create a place with a precise identity, a new-found authenticity that has the ability to give a brand to the Brent Cross South (BXS) community. (Zukin, 2010) A productive architecture that can improve what the existing environment was unable to provide and establish a new relationship between the new built volume and its surrounding scenario. (Leatherbarrow, 2009) The proposal would need to be in interaction both with people and the context: a cultural infrastructure in BXS would have the potential to bridge the gap between the inhuman scale while bringing together different communities from BXS.

93

30 MIN

Fig. 2: The diversity of the community within a 30 minute radius from the centre of the development.

94 Fig. 3: Whitefield Estate, social housing complex in Brent Cross to be relocated.

RESEARCH

THE POWER OF UX DESIGN

95

In order to fully understand what is needed and expected for creative workspace and social and cultural infrastructure, a UX exercise has been conducted with three case studies. From the analysis, the data is used to fill in persona’s charts, ecosystem diagrams and empathy schemes, which help paint a general picture about the user interviewed. This shows how the analysed structure works and how it is perceived by those within it.

Waterloo City Farm, located on an underused strip of land a few minutes from Westminster Bridge and Waterloo Station, is an example of educational space aiming at providing the community and local schools with an unconventional learning environment. Handled by Jaime’s Charity and Oasis Community Hub, the land is owned by St. Thomas’ Hospital. It was given for free to the charities, who approached Feilden Fowles Architects for the design and organisation of the spaces. FFA provided the project pro-bono, in exchange for them to have the possibility to place their office on 1/3 of the land free of charge or rent.

(Kettle, P., 2018, personal communication, 30 November) Blue House Yard is a collective standing on a council-owned site in Wood Green

where High Street Works, a partnership between operator Meanwhile Space and Jan Kattein Architects, has constituted a commercial area and a series of affordable artists’ studio for a 5-year-lease duration.

The short contract is a consequence of the provisional nature of the area: Haringey’s Council is letting Meanwhile Space run it while a decision is being taken in regards to a residential complex to be built on the same plot of land. (Earth Tap, 2019, personal communication, 14 January)1 Switchboard Studios, a re-qualified call centre in Waltham Forest turned into affordable studios and offices is to be inserted into the Creative Enterprise Zone. This provides workspace for artists from various backgrounds looking for a space to rent and where they can express their creativity. Similarly, to Blue House Yard, the project was in the hands of High Street Works, through which Jan Kattein Architects refurbished the underused building in Blackhorse Lane, and is now handled by Meanwhile Space. (Wright, S., 2019, personal communication, 12 January) All three examples show how the demographics of these spaces are characterised by local young professionals in their 30s, looking for a space to root their businesses. All of them recognie that London is “where it’s all happening” (Wright, 2019) but they can’t afford the expenses of commuting and the high price of rents in central London. These findings are crucial in understanding that people moving to BXS by choice should have the same needs of working close to home and of being able to set up their creative workspace all in the same neighbourhood. Affordable rates would allow them the possibility of establishing a creative community and an artists’ hub. Engaging with the creative community can be beneficial for different layers of the local society, from children to adults to elderly people.

H STREET WO RK HIG S

D STUDIOS AR BO INDIV I

SPACES = O LE PE HI R W BUSINES S VE

W AL

R

’S COUNCI L= REST FO FU M ND A H E T OR SWIT AT CH

“MAIN REASON I CAME HERE WAS THE PRESENCE OF OTHER CREATIVES”

“AS LONG AS I CAN, UNLESS MY BUSINESS EXPANDS

“THE TOP FLOOR IS VERY INSTAGRAMMABLE”

“IT’S COOL TO BE THE UNDERDOG TO BE HONEST”

“IN LONDON I’D HAVE TO PAY DOUBLE THE PRICE”

LONDON IS “WHERE IT’S ALL HAPPENING”

SAYS DOES CYCLE TO WORK IN 20 MINS

BRINGS HOME THE HARD DRIVE

AL CREAT I DU

ME AN Fig. 4

NICER QUALITY OF LIVING COMPARED TO CENTRAL LONDON

WRIGHT STUDIO

GRAPHIC DESIGNER AT SBS SINCE 2017 HAS INSURANCE ON ALL EQUIPMENT PAYS 550£ + VAT ALL SERVICES INCLUDED

IN LONDON HE’D HAVE MORE CONNECTIONS OPPORTUNITIES

CLOSER TO HOME IS A TOP SELLING POINT AS LONG AS IT STAYS AFFORDABLE

Steven Wright 15 sqm Studio

NO NEED TO BE IN CENTRAL LONDON NO FUTURE PROJECTION ON STAY DURATION

THINKS FEELS EVERYTHING IS DONE VIA EMAIL

NEED TO BE SOMEWHERE WITH OTHER CREATIVES

TO WORK IN LONDON HE’D HAVE TRAVEL EXPENSES AND STRESS CAUSED BY IT SECURITY THANKS TO SCHOOL PROXIMITY

Fig. 4.1

The goal of UX data collection and analysis is to understand from the users what the successes and the failures are of a certain situation.

UX analysis outcomes for Switchboard Studios, Waltham Forest (Fig. 4.2).

The Ecosystem (Fig. 4) explains the hierarchy or the organizational structure. The Empathy scheme (Fig. 4.1) highlights what the user thinks, feels, says and does in regards to his job and in relation to its ecosystem.

96

Fig. 4.2

PROPOSITION

“Culture is what makes us human; it captures our imagination, helps us see the world through a different lens or escape from the day to day”.

(2017 Culture Strategy, 2017, p. 46)

THE PRINCIPLES FOR MAKING CULTURAL INFRASTRUCTURE

97

To be put into architectural form, the description of culture from Mayor Sadiq Khan’s ‘2017 Culture Strategy’ requires a combination of architectural typologies.

If inserted into the wider masterplan produced by Argent Related, it would allow the design to exploit the new configuration that is being provided to the neighbourhood at best. To this regard, the most suitable location for cultural infrastructure should be central within the new urban layout, in order to facilitate the access from the various incoming routes that lead into the scheme. Centrality is to be intended both in physical terms, which is promoted by the proximity to the future Thameslink station, but most of all social: the easier it is for users to reach the design, the more it will attract.

A cultural infrastructure as defined by '2017 Culture Strategy' is a place where culture is consumed or produced. Cultural consumption occurs in venues where art or artistic performances are experienced by the public, while cultural production

takes places in creative workspaces like the artist's studio, dance studios, set designs or workshops. These two combined create the cultural facilities, which include less formal spaces like those for festivals or street initiatives. (Great London Authority, 2017, p.43) Following these ideas and in accoradance to the UX data survey conducted via the case studies, the concept has to be developed using three main principles.

Firstly, the design of creative workspaces should become the main occupant of the entire complex, which would give the possibility to young professionals and artists to put down roots without having to commute into pricey central London on a daily basis. The long nature of the redevelopment of BXS, estimated to be completed by 2030 (BXS Positive Dialogue, 2014), will present itself with the natural course of life. This implies the aging of the current generation and the birth of a completely new one.

1

2

3

3 MIN WALK

4

5

4 MIN WALK

12 MIN TO KINGS CROSS VIA TRAIN

5. THAMESLINK STATION

4. CLAREMONT PARK

1. WHITEFIELD SCHOOL

3. PROPOSAL LOCATION

2. RELOCATION SITE FOR WHITEFIELD ESTATE

Fig. 5: Isometric view looking at the configuration of Phase 1 of the BXS development showing the liveability of the new neighbourhood

Fig. 6: Principle 1: instance of creative workspace as an artists’ studio2

Fig. 6.1: Principle 1: instance of creative workspace with a more formal setting2

Fig. 7: Principle 2: presence of children3

Fig. 8: Principle 3: community-orientated spaces at ground level4

Fig. 9: Conceptual collage combining the existing situation of Peckham Car Park with flexible uses envisioned for the Brent Cross South development5

PROPOSITION

It is unlikely to predict how life will be conducted by then, but with the current rate of technological improvements in our daily routines, one can assume that work as we now know it will change. In architectural terms, this requires high flexibility, in order to be able to accommodate all new sorts of work spaces and work flows. The design will include large structural spans with internal temporary or movable partitions, coworking areas for the jobs of today but also for the unknown ones of tomorrow, wide opening windows in order to let natural light in.

Secondly, since the presence of kids “makes everything lighter in some way�

(Kettle, P., 2018, personal communication, 30 November), the proximity to the newlyrelocated Whitefield School gives a sense of security to the workspaces’ tenants (Wright, S., 2019, personal communication, 12 January). For this reason, the close relationship could resolve into spaces specifically dedicated to children, with after-school activities, including workshops and farming (Kettle, P., 2018, personal communication, 30 November)6, carried out outdoors in the courtyard.

Lastly, the third principle concerns the wider community: while the courtyard has its main focus on the local children, the spaces at the ground level surrounding it will be community-orientated, promoting the interaction with the new High Street and its commercial character. Classes and events organized by the tenants for all layers of the local society will improve the cohesion of the design with the urban fabric, making it integral part of the context.

The five ward boundaries of the local

configuration falling into the outline of the redevelopment (Brent Cross South Limited Partnership, 2017, p.32) could find a common ground for social exchanges, where the high degree of diversity that is present in Brent Cross would have a meeting point. The composition of this instance of cultural infrastructure could serve as a trial run for other creative hubs to take inspiration from; the combination within the same design of various layers of society would be beneficial to the flourishing of a more cohesive neighbourhood, where productivity and creativity function as a common thread.

102

PROPOSITION

“By 2019, nearly 30% of London’s artists’ workspace will be lost due to booming residential market and liberalization of planning regulations” (Artists’ Workspace Study, 2014, p.5)

FUNDING SYSTEM

103

In order to fight and contrast the aforementioned impending forecast, the Mayor of London joined forces with three independent organisations: Arts Council England, Outset, an international organisation that pools donations from their partners to fund contemporary art projects, and Bloomber Philanthropies.

This partnership gave life to the Creative Land Trust (CLT), a monetary fund through which they aim to finance creative workspace around the boroughs.

Once the multi-million-pound fund is set up, the CLT has three possible solutions of ownership within the BXS development: complete ownership, where they would lease the spaces to an operator, which would be in charge of giving out studios with 25-year-long leases: with this option, the CLT would be functioning as landlord; shared partnership, where the operator would have a partial amount of the needed capital and would need the CLT to complete the purchase. The third option is where the CLT’s work is depository of property

in perpetuity. (Blais, Y., 2018, personal communication, 19 December)7 The goal of CLT is to prevent young promising artists leaving London due to the high costs8. The presence of artists within a development has been proved beneficial for the wider neighbourhood. (Great London Authority, 2014) If the CLT funded a cultural infrastructure project within BXS, the neighbourhood would experience a new workspace and community spaces for social interaction. At the same time, this could serve as an example for the wider creative workspace agenda. The combination of different layers of society and different end users within one unique proposal could insight a chain reaction of similar instances around Greater London, which would be beneficial both for the creative community and for the locals. The former would be financially supported, while the latter would have a solid social structure providing work places and activities within the neighbourhood.

MAYOR OF LONDON

ARTS COUNCIL ENGLAND

BLOOMBERG PHILANTHROPIES

OUTSET

}

FULL OWNERSHIP

CLT = LANDLORD LONG TERM LEASE TO OPERATORS

CREATIVE LAND TRUST

Fig. 10: CLT’s pipeline of ownership and funding members

SHARED OWNERSHIP

CLT GIVES MISSIN CAPITAL TO OPERATORS

DEPOSITORY

CLT HOLDS ON TO PERPETUITY FOR CREATIVE WORKSPACE

Notes [1]: Earth Tap Double Decker employee, personal communication, 14 Jan 2019.

[2]: Conceptual representations of instances of the first principle of design, Creative Workspace. An artists’ studio in a corner position, allowing great amount of light and freedom of space arrangement (Fig. 6.0). A more formal solution for a co-working situation or collective studio. Large dimensions provide great degree of flexibility in response to the tenants’ needs (Fig. 6.1).

[3]: According to UX findings, the presence of kids in close relationship with a working environment “makes everything lighter”(Wright, S., 2019, personal communication, 12 January), which resolves into educational and leisure activities being held in the courtyard (Fig. 7).

[4]: Providing spaces at ground level for shared activities increases the engagement with the neighbourhood and the interaction with the street (Fig. 8).

References Brent Cross South Limited Partnership. (2017). Statement of Community Involvement. London, Part 3.

BXS Positive Dialogue. (2014). About - BXS Positive Dialogue. [Online] Available at: https://brentcrosssouth. co.uk/about/. [Accessed on 25 Oct 2018].

Great London Authority (2017). 2017 Culture Strategy.

London: GLA City Hall.

Great London Authority (2014), Artists’ Workspace Study London: GLA City Hall.

Leatherbarrow, D. (2009). Breathing Wall. In: D. Leatherbarrow, ed., Architecture Oriented Otherwise. New York: Princeton Architectural Press.

Zukin, S. (2010). Naked City. Oxford: Oxford University Press.

[5]: During the Autumn Term the Studio has been going to weekly site trips to engage with new methodologies of approaching architecture. One of these trips was to the Peckham Car Park, the section of which is represented in Fig. 9 [6]: Following the example of Waterloo City Farm, the courtyard could provide both educational workshops and farming activities, in order for local kids to experience nature even within the urban framework (Kettle, P., 2018, personal communication, 11 November).

[7]: The CLT purchases land or property and assures in perpetuity the function of creative workspace, keeping it at an affordable rate. This means that rents should stay between 50% and 80% of their market value, and be kept at the same price for the entire duration of the lease contract, which is roughly 25 years (Blais, Y., 2018, personal communication, 12 December) [8]: According to the GLA survey conducted in 2014, the average creative person considers an affordable workspace one being 11-19£ per sqft per annum, anything above 19£ is completely unaffordable (Great London Authority, 2014, p17).

104

6.

WORKPLACE IN THE NEUROARCHITECTURE AGE .

^

VIKTORIJA MANKEVICIUTE

106

INTRODUCTION

Fig. 1: Workplace housing all human needs

107

A long-term focus on advanced technologies and population growth has delivered a progressive yet unresponsive environment, while depriving people of their life quality.

(Borgmann, 1987) Most spaces neglect people’s natural cognitive senses within their designs; therefore, life-enhancing architecture must address all the senses simultaneously and help to fuse our image of self with our experience of the world. (Pallasmaa, 2012) Nevertheless, the emerging neuro-architecture discipline, one that bridges neuroscience and architecture, is beginning to provide more rigorous methodologies and a growing number of research reports that explore the interaction between brain, body, building and the environment. (Edelstein, Macagno, 2012) This project analyses how standardised corporate workplace environments are harmful to employees and how bridging the gap between perceptive sciences (neuroscience, psychology and psychiatry) and architecture could solve this issue. The research is based on the emerging Brent Cross South (BXS) development and aims to suggest modern design methods for the holistic workplace experience.

Using extensive analysis of existing resources, surveys, interviews and mapping, as the primary research mechanism, helped to explore existing workspace behaviour patterns.

Collected research material was used to create the conceptual office prototype model that could be set at the new BXS project. With dynamic/passive environments, different limitations and envisioned habits, the experimental design should provide quality in cognitive and functional spatial aspects. Finally, the presented conceptual method brings new radical opportunities to masterplanning.

DRAFT

108

Fig. 2: Workplace potential in Brent Cross South development

RESEARCH

CHANGE IN NEEDS REQUIRES CHANGE IN SPACES

109

The past decade has provided us with the powerful observations of environmental and social conditions that help to boost employee’s efficiency at work. Behavioural science experiments, data-gathering and advances in brain imaging have introduced the office setting with how to make a regular job more meaningful and enjoyable. Yet, as Ron Friedman argues, “these findings have remained trapped in library stacks, collecting dust on university shelves” and most offices are still “blind to a wealth of research on how we can build a better workplace”. (Friedman, 2015, p. 15) Places like home tend to accommodate our personal senses and perception thoroughly. It brings the control of the place and our well-being into our own hands. But in the corporate office setting, we consciously choose to accept the overloaded, emotionally uncomfortable environment that we spend on average 50% of our waking hours in. (Thomson, 2016) People produce less when they are tired, have personal worries, suffer stress from dissatisfaction with the job or the organisation. The physical environment can enhance one’s work, but an unsatisfactory environment can hinder work output.

(Clements-Croome, 2000) Modern employees must do more than just simple and mechanical tasks. Moreover, companies’ strategies are not based on graphics and numbers anymore, but on a more comprehensive approach. Intangible

assets like knowledge, creativity, problem solving and brand identity are becoming much more important. Such factors increased the demand for new workplace design and opened the way to beneficial neuro-architecture approach. The main objective of neuro-architecture is to produce a steadily increasing level of thoughtfulness in design, so that environments can be developed utilising a significant body of knowledge relating features of architecture to the occupants. (Eberhard, 2014) However, the challenge is to combine contemporary needs with the cognitive perception projected on the design.

Despite the architects’ tendency to overlook the user, some architectural practices, as HUME or PH+, are already changing this direction and starting to implement more human-centred projects.

Architects need to consider not only the company’s culture but also what people will be doing in each designed area. The space designed for routine tasks should be different from the ones for brainstorming, meditating or learning. (De Paiva, 2016) These practices are backing design solutions with the research and variety of things that the space can have on the human alpha.

(Palti, I., 2019, personal communication, 10 January)1

END

START

110

Fig. 3: Typical person’s work day at Brent Cross South

RESEARCH

WHAT IS THE STRATEGY?

111

What brings a major change to the architectural practice lays in its approach towards the user. One of the most successful examples is HUME curated by Conscious Cities founder Itai Palti. The core of HUME projects is human metrics, which guides the project all the way through. Human metrics here, as Itai says, is the measure of the success and what the project aims for.

“If the human metric is a certain learning outcome, then we know from our research through, for example, behavioural, what kind of situations are conducive to learning and cognitively what kind of environments are conducive to learning.”(Palti, I., 2019, personal communication, 10 January)2 The measurements in the reality come from the post-occupancy stage and longitudinal studies. There is a strategy behind it that follows incremental changes for the space to become more allying with users and their activities. In HUME the research usually starts with the user activities space formula, which consists of user’s cognitive, behaviour needs, social needs and the activity. The user activity relationship, as Itai argues, “allows you to really define these spaces sometimes in very interesting ways, because when you look at the activity happening then it becomes very clear what are the cognitive processes going on”. (Palti, I., 2019, personal communication, 10 January)3 PH+ on the other hand, sees workspace success in the strength of community’s relationship. As PH+ founding director Andy Puncher says, “co-living and coworking model is quite interesting in that way that you can choose how you work”

and that it provides spaces where you can come together. People working and living at a very close proximity tend to bond and create a strong community. “Sharable workplaces bring much better quality in spaces rather than hierarchy.” (Puncher, A., 2019, personal communication, 11 December)5 As the business grows, it is possible to take a bigger space or retrain to a smaller one depending on the circumstances. Thus, the flexibility of the space becomes of value for people and businesses both small and large. Another important aspect that Andy emphasises is the feeling of ownership that the space brings. A sense of belonging and the possibility for people to relate to the place allow them to feel settled quicker.

In addition, according to several studies conducted over the last few decades, it is evident that our well-being in the office environment depends on the layout, privacy, noise, daylight, exposure to nature, ventilation, colours, space personalisation and navigation. (Keedwel, 2017) (Jefferey, 2017) These aspects been analysed in the survey among 30 participants. The goal of the research was to indicate which spatial features have a major influence on the office employee’s well-being and what personal qualities can determine that. From the results it is visible how the main workspace dissatisfaction is caused by the lack of daylight, privacy and greenery (Fig. 4).

(Workplace: A Pilot Survey, 2019)6

Fig. 4.1: DAYLIGHT Importance to women 86% Importance to men 100% Importance to extroverts 88% Importance to introverts 100% Importance to ambiverts 100% General comments: Need for less of artificial daylight; Spacious bright workplace increases productivity;

Fig. 4.2: GREENERY Importance to women 79% Importance to men 67% Importance to extroverts 75% Importance to introverts 83% Importance to ambiverts 70% General comments: No monotonic environment; Spaces for resting; A need for plants and pets;

Fig. 4.3: PRIVACY Importance to women 71% Importance to men 67% Importance to extroverts 38% Importance to introverts 83% Importance to ambiverts 60% General comments: Easy access to private spaces; Direct contact with colleagues relieves stress; More flexible space: less open, more individual; Open space structure divided into blocks for 4-5 persons; Open plan space shared with a maximum of 8 persons;

Fig. 4: Research findings (Workplace: A Pilot Survey, 2019)6

PARK / MEDITATION LOUNGE GYM OFFICE TYPE A

CAFÉ OFFICE TYPE B OFFICE TYPE A

OFFICE TYPE B OFFICE TYPE A RESTAURANT

Fig. 5: Proposition: functional variety

“The research on the user usually starts from three strands. That means what are the cognitive needs, what are the behaviour needs, social needs and the activity.”

(Itai Palti, 2019)

Fig. 6.1: Module’s core of 6 hinges

Fig. 6.2: Module’s structure

Fig. 6.3: Module’s maintenance Fig. 6: Construction of the module

Fig. 7: Proposition in Brent Cross South

PROPOSITION

IMPROVING THE WORKPLACE INSIDE - OUT The proposition starts with the observations that arose from extensive scientific background analysis and studies carried out to acknowledge target office conditions. As previously mentioned, the main issues that worry employees at their workplace is the lack of daylight (Fig. 4.1), inability to switch public workspace to more private ones (Fig. 4.3) and lastly, too formal indoor spaces with none or very few plants (Fig. 4.2). The other relevant task was to identify aspects, which, according to employees, could become assets to the office environment. Flexible space, workplace shared between 4-8 people, areas for resting and freedom to personalise the space (adjust shutters, have a pet, music, rug, foosball, etc) are mentioned as additions providing more comfort to the workplace. (Workplace: A Pilot Survey, 2019)7 What is more, in a parallel office study (Anon, 2019, personal communication, 1 February)8, we can see that employees’ satisfaction can be increased by giving freedom to manage work routine, also, involvement in the workplace organisations (as layout planning, food supply and many other).

The proposition aims at establishing the new type of office that could eliminate previously mentioned problems and would

encourage office culture change, from conventional to personalised. It starts with the design of small 10x10x10m dimension modules (Fig. 6) that are split into two floors (first – dedicated to the open plan zone, second – bookable private offices/ meeting rooms). These workstations intend to solve the issue of needing to work in private, reduce noise (it contains maximum 16 workplaces) and create team-based community. Modules can be joined and separated, depending on the company’s needs. Furthermore, the structure upholds modules with additional functions as indoor gardens, cafés, gyms and other facilities (Fig. 5).

The system connecting workstations is based on smart technology: 6 flexible hinges (Fig. 6.1) placed in each module (Fig. 6.2) create tunnels for elevator journeys and shrinks or enlarges in the process of cube configuration (Fig. 6.3). They move in order to provide a daylight for each workstation.

In addition, this type of structure can vary in form and content (Fig. 7) and each module can be easily replaced with the new one. Since it can move, it is very convenient to adapt this design to sites with poor qualities.

116

PROPOSITION

Fig. 8: Atomium, Brussels, 1957.

IS IT WORTH A TRY?

117

In a way, people tend to see new ideas in technological advantages as alienating and they immediately decline it. But as society evolves, technology should empower the environment with more human allying ways. The presented proposition could be compared to Atomium (Fig. 8) and mobile office (Fig. 9) that at the time of their construction seemed to be completely radical and misunderstood. Nevertheless, these ideas eventually became a part of our contemporary life as engineering achievements and diverse concepts of modern work stations.

With the dedicated neuro-architecture research this (Fig. 7, 9) simulation at BXS development could become a reality. It is feasible and can be easily constructed. Issues like earthquakes or intended demolition would not be cases destroying the entire structure; the modules can be easily replaced or undone and put together in other locations. It has a low density and requires a high level of maintenance, but at the same time the structure eliminates dark low quality areas and as this technology is developed, it can be placed anywhere in the world.

Notes [1]: “All projects, if they’re not already existing, need to start with the basics: starting a review of the research that exists and that’s what informs the design process. But whilst you’re doing that, you learn a lot about what they call a variety of the things that space can have on your human alpha.” (Palti I., 2019, personal communication, 10 January)

Fig. 9: Mobile office, Vienna, 1969, Hans Hollein [online]. Available at: http://www.hollein.com/eng/Architecture/Nations/Austria/Mobiles-Buero-Mobile-Office [Accessed 28 Feb 2019]

References Borgmann A. (1987). Technology and the Character of Contemporary Life: A Philosophical Inquiry. The University of Chicago.

Clements-Croome D. (2000). Creating the Productive Workplace. Taylor & Francis Group.

De Paiva A. (2016). Neuro-architecture & Workplace Design: How space can affect performance and well-being. ANFA 2016 Conference.

Eberhard J. P. (2014). Neuroscience & Architecture.

Neuroscience & Architecture of Health Care Facilities: 2nd Workshop.

Edelstein, E. A. Ph.D. and Macagno E., Ph.D. (2012). Form Follows Function: Bridging Neuroscience and Architecture.

Springer, pp. 24-41.

Friedman, R. (2015). The Best Place to Work: the Art and Science of Creating an Extraordinary Workplace. Perigee Book.

Jeffery K. (2017). Studying the Sense of Direction in the Brain. Conscious Cities Conference No.2.

Keedwel P. Dr. (2017). Headspace: The Psychology of City Living. Aurum Press.

Pallasmaa, J. (2012). The Eyes of the Skin: Architecture and the Senses, Third Edition. John Wiley & Sons, pp. 15.

Thomson K. (2016). What Percentage of Your Life Will You Spend at Work?. Revise Sociology.

[2]: “If the human metric is a certain learning outcome, then we know from our research through, for example, behavioural, what kind of situations are conducive to learning and cognitively what kind of environments are conducive to learning.” (Palti I., 2019, personal communication, 10 January) [3]: “If you look at coders, for example, they tend to work in the dark. Whereas people doing calls or something social, sure, they need more daylight. The user activity relationship allows you to really define these spaces sometimes in very interesting ways because when you look at the activity happening then it becomes very clear what are the cognitive processes going on.” (Palti I., 2019, personal communication, 10 January) [4]: “I think the idea of live - work, where you had a flat for when you lived and worked at the same space, is great for maybe one day a week. But then other days you want to have spaces where you can come together. So, co-living and co-working model is quite interesting in that way you can choose how you work.” (Puncher A., 2018, personal communication, 11 December) [5]: “Sharable workplaces bring much better quality in spaces rather than hierarchy.” (Puncher A., 2018, personal communication, 11 December) [6]: 88% of survey respondents answered that natural daylight has a huge significance for their workplace. 67% responded that they would like to have more privacy in the workplace when needed. 71% have answered that greenery at the office is a necessity. (Workplace: A Pilot Survey, Jan - Feb 2019) [7]: Ability to share a workplace between 4-8 people, need of areas for resting and to personalise the space (adjust shutters, have a pet, music, rug, foosball table, etc) in a survey are mentioned as additions providing more comfort to the workplace. (Workplace: A Pilot Survey, Jan - Feb 2019) [8]: “Basically, yes. You can manage your time as you want.

In fact, in many teams, it’s also encouraged to work from home. At least one day per week. <...> Every year, almost everyone replies to surveys and they give the feedback about their workspace. Almost every quart, there is a meeting where you can raise your issues.” (Anon, 2019, personal communication, 1 February)

118

7.

WASTED SPACE MATTEO ROSSETTI

120

INTRODUCTION

Fig. 1: Imagining infill

Londonâ&#x20AC;&#x2122;s population is expected to increase by a further 1.9 million by 2041. These people will need more places to live and work. (GLA, 2018) Exacerbated by poor delivery, over the last two decades, the city is a long way off its building targets to deliver this basic infrastructure. An indication of the scale of this task is evident in the annual housing target figures which are now as high as 66,000 dwellings per year. (GLA, 2018) Local authorities target â&#x20AC;&#x2DC;opportunity areasâ&#x20AC;&#x2122; or brown field sites with huge schemes, which aim to make significant contributions to the volume needed. (Future of London, 2015) Yet, with the green belt throttling any linear sprawl, (Fawcett, 2003) there is little developable land left, rendering this approach alone as an inadequate response. This constraint means there is little other option but to increase the density of the city, but some thinkers disagree1. The Greater London Authority (GLA) now encourages a density of 435 dwellings per hectare in inner London. (Whitehead, 2012) (Fig. 2) However, these circumstances require a critical lens to be applied to land use in the city where the question arises: is this space wasted or is this space useful? The interviews of a range of industry professionals and local residents around the Brent Cross South (BXS) development (Brown, 2019, personal communication,16 December) found that the concept of wasted space2 is subjective.

Although, if a consensus can be found that a site is deemed wasted and a proposal offered to make the site useful, a new opportunity presents itself to provide much needed developable land.

121

CAUSES OF INFILL DEVELOPMENT

1.9 million

more people to arrive in London by 2041

Patchwork land ownership

36% Of new housing to be on small sites

435 dwellings per hector recommended density from the GLA

122

Has led to infill

Fig. 2

INFILL DEVELOPMENT

â&#x20AC;&#x153;Infill is an afterthought; a consequence to the circumstances in London .â&#x20AC;?

The Strategic Land Housing availability assessment (SHLAA)3 assesses small sites based on loose criteria, which covers any serviced plot of land under 0.25 hectares (GLA, 2017 p.2). This is largely attributed to new build (infill development) and is expected to provide a capacity of 38% of the land outlined in the SHLAA. This is significant as the study takes a blanket assumption that these small sites are wasted and therefore fit for development.

However, this study is limited by not taking into consideration the specific context of these sites, the character of the area or the wishes of local residents, who since the introduction of the Localism Act 2011, ultimately possess the power in which to block such developments. These fundamentals make the assessment nonspecific and convey doubt on the usefulness of the assessment.

Infill is a contentious subject, although there is a long history of infill development pepper-potted across London. It is treated on a project-by-project basis where it is an exception and not recognised as a typology in its own right (Fig. 3). (Future of London, 2015) Furthermore, there is no universally accepted definition of what infill is, although the Delivering Infill Development Briefing Paper defines it as 'vacant or underutilised sites within communities that have some form of existing infrastructure', though the subject remains debatable. (Future of London, 2015, p. 3) Consequently, there is little supporting information recognising infill developments in contribution to the wider housing market or its impact on existing communities. Infill is an afterthought; a consequence of the circumstances in London. In recent times, new ways to enable this form of

development are being investigated to aid the housing crisis. Each infill project is unique and takes a great deal of work to realise. This makes each development have the potential to present an exciting architectural proposition. (Zogolovitch, 2015) Conversely, this complexity is the key barrier in realising these projects, as each must be individually designed and successfully navigate the planning process.

However, the complexity of the system, which slows processes and regularly derails projects, mean that infill development can not be delivered on a large scale. The planning process must be adjusted to realise successful and city-wide infill. As outlined in 'Surpurbia' by HTA, one way of simplifying such processes could be to use plot passports which ensure that clear stipulations on development for particular plots are made. Andrew Beharrell of Pollard Thomas Edwards Architects (PTE) explained (Beharrel, A., 2018, personal communication, 17 December) how permitted development options could be offered to further simplify the complexity around gaining planning permission. (PTE, 2015)4 Infill should present an opportunity for local people and communities to drive development, rather than be subject to NIMBYism5, contributing organically to the identity of an area. Small sites are just as complex as larger sites, (Future of London, 2015) continually avoided by local authorities and developers, as they do not offer housing volume or return on investment. Furthermore, since the 2008 economic crash, many small builders left the industry, (GLA, 2017) meaning there are few professionals who can deliver these small projects. (Lockhart, 2017)

RESEARCH

123

INFILL AS A TYPOLOGY

CIRCUMSTANCES THE HOUSING CRISIS

INFILL RESPONSE TO CONTEXT AESTHETICS COMPLIMENT THE LOCAL CONTEXT

LOCAL COMMUNITY WHAT DOES THE DEVELOPMENT GIVE TO THE LOCAL COMMUNITY? HOW DOES THE PROJECT ENGAGE WITH LOCAL NEEDS?

124

Fig. 3

RESEARCH

CONSTITUTION FOR BXS

ENABLING INFILL

125

Policy has been changed to help stimulate communities and small builders into the market, for example, the Small Sites Initiative, a GLA funded community-led advice hub was established in 2018. This new centrally driven stimulus has allowed new developers, such as 'Pocket Living' (Future of London, 2015)6 to bring much needed innovation to the sector.

Places go through periods of success and failure and we must accept this when city-making. For example, in an interview held with Riette Oosthuize on the 29th Jan 2019, she expressed that we cannot keep building for specific tenures (referencing the Columbia Road in Hoxton)7 and that we need easily convertible buildings that give contingency when requirements shift. The work of PH+ Architects offers solutions to this with their mixed-use project Iceland Wharf, (PH+, 2018) which gives an example of how different occupancies such as residential and industry can work alongside each other to maintain an area’s diversity.

Infill development as a typology (Fig. 3) demonstrates a methodology in which to address our future needs. While infill is the end result of a combination of conditions, it deals with a series of constraints that will be present in the future. Infill development is an embodiment of our ever-changing needs.

If we learn from such eventuality, is there a way to prepare our city for the future, so that we will not be re-evaluating the existing fabric for development?

The following is a propositional constitution for BXS recognising infill as a development typology in its own right:

Fig. 4

1. New masterplans must ensure that local people are able to pitch projects that make use of any available underused space under 0.25 hectors during the construction phase or once work has been completed.

2. Acceptance of these projects to use the available plots will be based on the findings of user interface analysis. [Fig. 5. 6. 7] 3. A phasing agreement must be made between BXS and the project developers (Argent Related and Barnet), which outlines the project’s ambitions and their future vision for place making in the area. Key milestones are set out where break clauses can be made if the project is unsuccessful. (Fig. 5) 4. Projects must go through an appraisal process made by a panel of elected representatives from the community, the council and the developer to ensure that the project is beneficial to all involved.

5. The project must meet the criteria outlined in its specific plot passport (Fig. 10) ensuring all structures have a level of permanence, which aligns to the phasing agreement.

6. The running of new infill developments is to be governed by a committee, who self organize the allocation of space and navigation through the phasing agreement as their requirements develop and change.

“Architecture is too slow in its realisation to be a ‘problem solver’ [...] architects (should) involve themselves continuously in anticipatory design.”

(Price, 2003, p.6, 23)

CONSTITUTION ENABLING INFILL

USER INTERFACE ANALYSIS DETERMINES SUITABILITY AVAILABLE PLOTS PRESENT OPPORTUNITY

PROJECTS ARE ALLOWED TO PROGRESS TO PHASE 1

LOCAL PEOPLE

PHASE 2 MILESTONE APPRAISAL

PLOT PASSPORTS USED FOR TEMPORARY DESIGNS PROJECTS SUCCESSFUL AND LOOK TO GROW

TEMPORARY BUILDING OCCUPIES SITE

MORE LOCAL PEOPLE JOIN PROJECT SITE

PHASE 3 MILESTONE APPRAISAL

PLOT PASSPORTS USED FOR PERMANENT DESIGNS PROJECTS COME TOGETHER TO POOL FUNDS AND BUILD PHASE 3 COMMITTEE FORMED TO SELF GOVERN FUTURE DEVELOPMENT

CONSTRUCTION STARTS FOR PERMANENT BUILDING

Fig. 5

UX DETERMINING SUITABILITY TO CONSTITUTION

MATHEW BROWN GRAPHIC DESIGN STUDIO

Fig[5] Fig. 6

â&#x20AC;&#x153;My 10 year plan: sole trader to running an international studio"

1 year

What do they do?

Graphic designer sole trader

2 years Graphics designer sole trader

3 years Lead graphic designer with assistant

4 years Team of 5 graphic designers

10 +years Expanding to other areas such as in house press etc.

Fig. 7 JOHN HILL CAR MECHANIC Year 1

Car Mechanic

Year 2

Move to BXS town

Year 5

Serving BXS transferring skills to fix electric scooters.

Fig. 8: User journey over time

Industries change with time and so new opportunities arise.

Fig. 9

PLOT 144 PASSPORT

45m

Plot 114 1m

1m

15m

15m 7m

3.5m

1

A.1

Phase 1 structures to be less than 3.5m

Phase 1 structures must to be manoeuvrable modular construction timber frames advised

2

Phase 2 structures to be less than 7m

3

Phase 3 structures to be less than 15m

B.2

Internal layouts must be adaptable to suit future uses

C.3

Ground floor must have a relationship to the street using overhangs to increase pedestrian views

Phase 2-3 Massing must be sculpted to reduce visual mass from street level

D.3

Phase 3 permanent structure to be laid out in grid format with 4m head height on ground floor to maximise flexibility

E.2

Internal space is allocated by the project committee based on individual project and contribution to renting the land.

F.2

G.3

Phase 3 main structures can be shared where internal areas are subdivided to individual needs

H.3

Phase 3 facade must be sensitive to the surrounding fabric

I.3

Phase3 to protect views from adjacent flats down to the market square the form must be chamfered on the north side.

Fig. 10

11

9

7

8

10

6

5

4

1 3

2 12

Fig. 11

PLOT 114 PHASE 3 SPECULATIVE PROPOSITION

1. Sides chamfered to reduce visual mass from street (PP ref F) 2. High ceilings on ground floor for workshops (PP ref D) 3. Overhangs to increase pedestrian views down streets (PP ref C) 4. Facade is sensitive to surrounding fabric (PP ref H) 5. Studio spaces above benefiting from increased light 6. Compromise on massing to ensure important neighbours views are maximised (PP ref I)

Fig.11

7. Large Gallery spaces able to spread across floors (PP ref G) 8. Structure is flexible to suit changing needs soft spots in slabs (PP ref B) 9. Windows make use of specific views that do not invade privacy of residents 10. Existing Master plan buildings 11. Roof top bar makes use of unique views 12. Project 6 years making use of a plot earmarked for future development

Fig[9]

PROPOSITION

â&#x20AC;&#x153;Local people should be at the forefront of delivering these sites...â&#x20AC;?

CONSTITUTION EXPLAINED

SPECULATIVE PROPOSITION

Developable land will always be scarce in the city, so taking the small sites initiative as an example, small plots in new masterplans could be open to architectural speculation.

Local people should be at the forefront of delivering these sites. Not only are they most suited to deliver them, but also their needs must be at the heart of the intervention. An application process should be formulated to stipulate that the proposal must serve local interests and support place-making for the area as a whole.

The opportunity to allow potential projects to grow organically should be offered and supported by a policy of phasing, using more temporal structures at first and after a number of years (if proven successful), lead to more permanent structures. To determine if a project is worth progressing to the next stage of permanence, the project should be measured on its ability to stand up to a panel of representatives from the local community, the developer and the local authority. The design of these structures can be governed by plot passports and where applicable a set of configurations drawn up to define a set of permitted development options within a given phase of development.

The local plan for Barnet highlights that there is a growing number of self-employed individuals and start-up businesses within the borough (Barnet Council, 2012). Small businesses are far more likely to succeed in their crucial first years when they are situated in close proximity to town centres. However, BXS development mainly markets those sites to large scale, well-established companies.

Consequently, BXS development will not offer enough opportunities to these emerging businesses, which may hinder their muchneeded success in the wider community.

In an interview with a local graphic designer (Brown, M., 2019, personal communication, 24 November) and a car mechanic (Hill, J., 2018, personal communication, 24 November), both raised concerns about how their businesses will not benefit directly from the development and may in time be driven from the area by rising prices. In conducting user experience (UX) analysis (Fig. 7 & 8) to determine their current and future outlook, it was clear that they could both benefit and contribute to 130

PROPOSITION

Fig. 12

131

These small businesses can apply to the joint venture between the developer Argent Related and to Barnet Council to make use of one of the future infill development sites within the BXS masterplan. The graphic designer could select Plot 114 for its close proximity to the market square. The use of UX analysis will prove their suitability to the area. From here, they can use the plot passport to design their first phase (Fig. 10).

Following appraisal over time from various BXS representatives, they could progress to having permanent offices in which to operate their businesses from (Fig. 5). To allow further flexibility, the infill site development should be adjusted to the changing needs of the car mechanic.

For example, the changing practices in transportation, such as our increasing need for car-free cities, could enable him to shift his focus fixing more eco-friendly vehicles (Fig. 8).

The application of the proposed constitution at BXS demonstrates how infill development could be used to ensure that a place remains relevant and adaptable to local interests. The constitution could be implemented across different areas of London to enable more business owners to have permanent premises. Each would be governed by their own constitution, to ensure that as these projects develop, they continue to have a positive outcome for the areas they are situated in. This constitution will future-proof this city, giving local people the power to shape their environments and contribute to meaningful place-making.

References City Hall, (2016), Lessons from Higher Density Development.

London Plan Density Research. London.

Council, B. (2012). Development Plan Document.

Barnet's Local Plan. [online] London: N/A. Available at: https://www.barnet.gov.uk/sites/ default/files/assets/citizenportal/documents/ planningconservationandbuildingcontrol/PlanningPolicy/ LocalPlan/DPD/LocalPlanCoreStrategyDPDSeptember2012. pdf [Accessed 3 Feb. 2019].

Community-led housing London (2018) – resource and advice hub [online] Available at: https://www. communityledhousing.london/ [Accessed 22 Feb. 2019].

Fawcett, T (2003) Green Belts - Campaign to Protect Rural England [online]. https://www.cpre.org.uk/what-we-do/ housing-and-planning/green-belts [Accessed 22 Feb. 2019].

Fundamentals: Beauty (2019), [Lecture] Central saint martins [21 Feb 2019] Future of London, (2015). Delivering Infill Development – Briefing. Future Lond. [Online]. Available at: https:// www.futureoflondon.org.uk/2015/01/19/delivering-infilldevelopment-briefing-paper-launched/ [Accessed 22 Feb 2019].

GLA, (2017). SME Builders [Online]. Mayors Quest. Time.

Available at: https://www.london.gov.uk/questions/2017/4532 [Accessed 28 Feb 2019].

GLA, (2017), Strategic Housing Land Availability Assessment.

[Online]. London. City Hall. Available at: https://www.london. gov.uk//what-we-do/planning/london-plan/new-london-plan/ strategic-housing-land-availability-assessment [Accessed 22 Feb 2019].

GLA (2018). The Draft London Plan. London: City Hall.

GLA (2017), Making small sites available to small builders [Online]. Available at: https://www.london.gov.uk//what-wedo/housing-and-land/land-and-development/making-smallsites-available-small-builders [Accessed 22 Feb 2019].

Herdt, T., (2017). The City and the Architecture of Change: The Work and Radical Visions of Cedric Price. Park Books, Zurich, Switzerland.

Kinder, P. (2016). Not in My Backyard Phenomenon | sociology. [Online] Encyclopedia Britannica. Available at: https://www.britannica.com/topic/Not-in-My-BackyardPhenomenon [Accessed 15 Feb. 2019].

Lockhart, R. (2017). We must reverse decline of smaller housebuilders. [Online] Property Week. Available at: https:// www.propertyweek.com/comment/we-must-reversedecline-of-smaller-housebuilders/5089621.article [Accessed 22 Feb. 2019].

Price, C. (2003). Cedric Price: The Square Book. Chichester, West Sussex, Wiley-Academy.

PH+, Iceland Wharf, [Online]. Available at: http:// phplusarchitects.com/casestudy/iceland-wharf/ [Accessed 26 Dec 2018]

Pocketliving.com. (2019). Pocket - Home. [Online] Available at: https://www.pocketliving.com/ [Accessed 12 Feb 2019].

PTE (2015), Transforming Suburbia: Supurbia SemiPermissive. London: PTE. UK Govt., Localism Act (2011). [Online]. Available at: http:// www.legislation.gov.uk/ukpga/2011/20/contents/enacted [Accessed 22 Feb 2019].

UK Govt. (2015) Self-Build & Custom Housebuilding Act [Online]. Available at: http://www.legislation.gov.uk/ ukpga/2015/17/contents/enacted [Accessed 22 Feb 2019].

Whitehead, C (2012) The density debate: a personal view. London School of Economics and Political Science, Geography and Environment, London, UK Zogolovitch, R. (2015). Shouldn't we all be developers?. 2nd ed. London: Artifice books on architecture.

Notes [1]: Daniel Darling who in All That Is Solid suggests that the problem is rooted in the economic and political climate and that building more is not the answer however for the purposes of this study the current trend to further densification in London is used as a vehicle to investigate land use.

[2]: Wasted Space is a widely recognized term for describing a space as being useful of not useful the context where it is used is significant as its application can vary. The term highlights the contentions that are associated with space appropriation.

[3]: Strategic Housing Land Availability Assessment 2013 Assessment used to inform the New London Plan and London Housing Strategy.

[4]: Semi-Permissive is a publication produced by PTE architects and builds on the work of HTA’s project A supurbia where looking at how small areas of London suburbia can be intensified to solve the housing crisis.

[5]: NIMBY (ism) not in my back yard is a term associated with the a movement in the 1970 where there was opposition to construction in local areas mainly with the emergence of the nuclear power station the term is now used to describe opposition to any form of unwanted development.

[6]: Pocket living is a small firm funded by Related, which is partnered with the GLA to deliver affordable housing for first time buyers. They have received the mayors blessing to reduce space requirements by boasting good design.

[7]: Columbia Road Flower market is a Victorian street in Hoxton where there has long been the presents of a market of some kind however the street has gone through periods of decline and success.

132

URBAN UNCERTAINTIES,

Letter

How did the Clitterhouse Farm generate interest in this historic site to crowdfund the project?

by Paulette Singer

133

Clitterhouse Farm remains one of the only examples of heritage in the surrounding area, with a rich history including a dairy farm, a woodland, the home of the suffragette Gladice Keevil and the Handley Page aircraft factory. Throughout history it has survived destruction and demolition, firstly during the First World War when it was a target for the Luftwaffe, secondly during the expansion of the city and the encroachment of Midlands Railway and thirdly, in farm more recent history the attempted demolition by the council to replace it with a parks depot.

In 2014 four of us came together from the local community with a shared vision to transform the farm into a vibrant multi-use hub for the community and local business. To build social cohesion, create a shared sense of pride in our area and to bring local residents together through arts, culture, food growing, the principles of sustainability, skill-sharing, educational workshops and training. Our vision surrounds the historical value of the site as we feel that history roots communities and helps to build a sense of pride and local identity so often lost through redevelopments.

Since preventing the demolition of the buildings back in 2014 we have worked tirelessly to build local awareness about the rich history and incredible potential for the site by

RESILIENT SOLUTIONS

running events ranging from festivals, archeological digs, workshops and open air cinema nights. In 2015 we opened the pop up Farm Cafe to serve the local community and more recently in 2018 opened The Farm Garden.

In 2018 we ran a successful Crowdfund campaign and raised ÂŁ100k to rebuild the pop up cafe space to a larger multi purpose space with attached workshops for rental.

Billy and Freddie, architecture students from CSM, came onboard with a desire to co create with our team and the local community. They have run several workshops on site from clay tile making, furniture making using recycled pallets and more recently presenting their work at our summer events. Having passionate architecture students onboard to capture the work we have done on site and the vision we have has been invaluable. It's also enabled us to embed two architects within the project in a much more organic way, through growing our relationship with them over time and having them observing our work and connecting with the community. Given our focus on grassroots community development we strongly believe that this kind of bottom up approach that harnesses the skills and expertise of the architects alongside the local knowledge, passion and needs of the community to create public spaces fit for purpose is the way forward.

Fig. 4: Clitterhouse Farm playing fields

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URBAN UNCERTAINTIES,

Editorial Process

17/01/2019 SECOND EDITORIAL MEETING Printing and binding HATO Studio visit Update of graphic outlines Manifesto points session EDITORIAL Gabrielė Paurytė Valeria Sapigni Mojan Kavosh COMMISSION OF GUEST TEXT & PRODUCTION Freya TigerschiÖld Matteo Rossetti ILLUSTRATIONS Viktorija Mankevičiūtė RESEARCH AND SUB-EDITING Mojan Kavosh GRAPHIC DESIGN Lois Innes FUNDRAISING Freya TigerschiÖld Matteo Rossetti PROOFREADING 12/12/2018 FIRST EDITORIAL MEETING

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Definition of editorial tasks Initial structure of publication Graphic outlines

RESILIENT SOLUTIONS

07/03/2019 FOURTH EDITORIAL MEETING Choice of chapter colours Illustrations guidelines Chapter graphic design update Master document definition

31/01/2019

06/03/2019

THIRD EDITORIAL MEETING

FIFTH EDITORIAL MEETING

Manifesto points sharpening following editorial group with Rory Olcayto

Final updates on master document Proof reading

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URBAN UNCERTAINTIES,

References

Opening facts GLA (2015). The London Plan. London: City Hall Jacobs, J. (2016). The Death and Life of Great American Cities. New York: Vintage Books.

Editorial by Sven MÜndner: p.19 Ngo, A. (2016). Legislating Architecture: From Ground to Horizon. Arch+, 225.

Mertins, D. and Jennings, M. (2011). G: An Avant Garde Journal of Art, Architecture, Design and Film 1923-1926. London: Tate Publishing in association with the Getty Research Institute.

Lewis, W. (1984). Blast. Santa Barbara, Calif.: Black Sparrow Press.

Koolhaas, R. (1994). Delirious New York. 1st ed. New York, New York: Monacelli Press.

Obrist, H. and Koolhaas, R. (2016). Dynamic Labyrinth (Seoul). In: B. Meltzer, ed., Rethinking The Modular: Adaptable Systems in Architecture and Design, 1st ed. London: Thames & Hudson, pp.190-207.

Bernard, A. (2016). Affirmation, Dissidenz, Utopie. Arch+, 222.

Introduction: p.21 Ash, M. (1972). A Guide to the Structure of London. 1st ed. London: Adams & Dart.

London Transport Museum, (2016). “View of shopping centre, 1977”. [online] Available at: https://web.archive.org/web/20160303181430/http://www. ltmcollection.org/photos/photo/photo.html?_IXSR_=9d0UBPMWFHi&_

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Image Credits RESILIENT SOLUTIONS

Fig. 1: Filippa Hellsten, 2018, illustration Fig. 2: Argent LLP, Granary Square Fountains, photo image Fig. 3: Viktorija Mankevičiūtė 2019, illustration photo collage Fig. 4: Clitterhouse Farm Group, view of the playing fields in front of the farm, photo image

Manifesto illustrations by Viktorija Mankevičiūtė, 2019, illustrations All unreferenced images are from editorial board's personal archives unless stated otherwise

138

URBAN UNCERTAINTIES,

PUBLICATION

ACKNOWLEDGEMENTS

EDITORIAL Gabrielė Paurytė Valeria Sapigni Mojan Kavosh

We would like to thank the many participants who, with their great personal insight, professionalism and commitment, have significantly helped in the realisation of the project publication.

COMMISSION OF GUEST TEXT & PRODUCTION Freya TigerschiÖld Matteo Rossetti ILLUSTRATIONS Viktorija Mankevičiūtė RESEARCH AND SUB-EDITING Mojan Kavosh GRAPHIC DESIGN Lois Innes FUNDRAISING Freya TigerschiÖld Matteo Rossetti PROOFREADING Mojan Kavosh TYPEFACES Minion Pro, Univers PAPER 80gsm Evercopy, 100gsm Inkjet PRINTING & BINDING Hato Press 6a Scawfell Street Hoxton London E2 8NG © 2019 PUBLISHER UAL © 2019 for the texts, the authors and contributors ©2019 for the images, the photographer/owner of each respective image/drawing All rights reserved; no part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise, without the prior written consent of the publisher.

UAL PUBLISH ADDRESS HERE www.arts.ac.uk

139

WITH SPECIAL THANKS TO: University of the Arts London, Central Saint Martins | UAL, Central Saint Martins | M_Arch, Sven MÜndner, Rory Olcayto, Nick Searl | Argent, Paulette Singer | Clitterhouse Farm, Hato Press, Lallu Nykopp, Andrew Beharrel | Pollard Thomas Edwards Architects, Riette Oosthuize | HTA, Gemma Holyoak, Roger Zogolovitch | Solid Space, Yves Blais | Outset, Steven Wright, Poppy Kettle, Andy Puncher | PH+ Architects, Ulrika Sax, John Kinsley, Torun Tigerschiöld, Torkel Tigerschiöld, Joseph Price, Legacy Youth Voice | LLDC, Jonny Zander | Kaizen Partnership, Sophie Draper | Open City, Barnet Youth Council, Itai Palti | HUME