LONDON OLYMPICS 2012 A new strategy for the Olympic Media site in Hackney Wick Graduation Project
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Explorelab 2009/2010
- Martine Verhoeven
A real Legacy ?
2003
Bidding
2005
2007
Winning bid
Mentors: Prof. Vincent Nadin
2010
Preparation
Dr. Ir. Arjan van Timmeren
Building phase
Ir. Engbert vd Zaag
2012
“Project”
2014
Legacy
20
with long-term benefits
2060
2
Content 7 2
Introduction
11
3
Research method
15
4
Ideologies of the past and future 4.1 The dispersed city 4.2 And the compact and well connected city
15 17 18
5
Urban development of London 5.1 London: A European leader? 5.2 The green belt 5.3 New regeneration projects 5.4 Olympic Bid 5.5 Conclusion: Future of London in Olympic legacy?
21 21 21 21 22 22
6
Planning and policies 6.1 London Plan 6.2 Lower Lea Valley Framework 6.3 A sustainable legacy 6.4 Local Area Action Plans
25 25 26 31 39
7
Stakeholders and interests 7.1 Involved stakeholders and interests 7.2 Scenarios 7.3 Building Use options 7.4 Masterplan
47 47 47 51 52
8
Proposal: A second life for Hackney 8.1 Conclusion -> wrong focus project 2050 not 2012 8.2 New programmes and timeline 8.3 Shape of the backbone 8.4 The design
55 55 63 63 71
References
84
Appendices
86
3
Abbreviations A
M
AAP = Area Action Plan
MPC = Media Press Centre MUSV =Multi Use Sports Venue
C CABE = Commission for Architecture and the Built Environment
N NAO = National Audit Office
D
NFASP = National Federation of Artists’ Studio Providers
DCLG = Department for Communities and Local Government DfL = Design for London
O ODA = Olympic Delivery Authority
E ELGG = East London Green Grid
U UTF = Urban Task Force
G GLA = Greater London Authority
H HW = Hackney Wick
I IBC = International Broadcast Centre IOC = International Olympic Committee
L LDA = London Development Agency LLV = Lower Lea Valley LOCOG = London Organising Committee of the Olympic Games 4
figure 1 5
figure 2 6
Since many years people are attracted to the city. The city offers freedom and possibilities for development. In other words it offers hope for a better future. Besides the opportunities, the cities also has drawbacks. With population growth, problems arise, like: waste disposal, health problems, epidemics and availability of drinking water.
figure 1-2 impressions Olympic Media site nov 2009 Skyscraper city
figure 3-4 impressions of the Olympic Park nov 2009 Skyscraper city
The IOC also regconizes the increasing importance of a Legacy, or future plans, for an olympic bid. Can a recurring event like the Olympic Games also become a catalysist for greater ambitions of the city?
Preface
This is not considered a troublesome problem when only 10% of the citizens live in cities. But meanwhile predictions for 2050 estimate 75% of all citizens to live in cities (Burdett et al., 2008). Problems accumulate with these estimations. Not only practical problems like waste or traffic noises, but also social issues like exclusion. Future problems are: rising termperatures (heatislands), depletion of farmland, deforestation and extreme pollution. Although attention for these environmental issues increases, solutions are unfortunately still far from reality.
consensus. Especially in politics long term effects should be more included in planning. This is a real challenge as elections take place every four year. Big initiatives could be taken by political leaders. An example in practice is: Le Grand Paris; an idea of president Sarkozy to (re)connect the poor ‘banlieus’ suburbs with the city centre. For the (future) expansion of the city to the pheriperies, he brought together ten teams of architects, urban planners, geographers, landscape architects and sociologists. Sarkozy understands the need for a city-wide strategy and the importance of inseparable relation between architecture and politics in future plans of the city.
London Olympics 2012
1. Preface
What is the reason for this? One factor is the still growing consumption behaviour by developed and developing countries. Lots of people would like to see an improved environment, but only few people are willing to change their lifestyles for this. Also, consumption is being stimulated due to globalization. Technological developments and processes become more efficient and more accessible to everyone. The accessibility of products, services and communication also causes more intertwining relations. Economic and political systems are therefore more complex than ever. To face the challenges in metropolises, new planning strategies are needed. The main framework, should focus more on global and continental scale, while concrete plans can be shaped on regional and local scale. This requires at least that actors, from the economic and political sector, collaborate to come to a 7
figure 3 8
figure 4 9
London LondonOlympics Olympics Before Before
During During
After After
Waltham Forest
Olympic site Newham The City
Central London
Heathrow Airport
figure 5 10
City Airport Docklands
This aspect clearly changed in comparison to the first Modern Games, organised approximately hundred years ago. From a “small” sport event the Games developed into a word wide “commercial” event, attracting 800,000 visitors a day during one month. The current size of the 600-ha Olympic Park in London is comparable to the city centre of Amsterdam. The expansions over the last decades are a consequence of the increased Olympic village, the media influence and new sport venues. This extensive scale can pose threats like rising costs, but also offers new opportunities for the city by enabling large regeneration plans for long-term effects. figure 5 Position of the Olympic site in London, Martine Verhoeven
The term ‘urban regeneration’ is rooted in the British policy and implies an integrated perspective on the problems and potentials of cities (Imrie; 2010). Couch et al. defines regeneration as policies which attempt to return
derelict land and buildings to beneficial use by creating new forms of employment, improve the urban environment and tackling social problems. An example of these major regeneration plans is the Thames Gateway, which includes the Olympic site. The Gateway plan was formally designated on both sides of the river Thames for 40 miles and accomodated new housing, employment and improvements in (public) infrastructure. The Channel Tunnel rail link through central London via Stratford to North-West Europe provided the catalyst for better connections to the rest of Europe as well as improved access to EastLondon (figure 7). Although the targets are still changing over time, it is expected to provide 160,000 new homes and 180,000 new jobs by 2016 (DCLG; 2006). The Olympic bid in 2003 described the development of the Olympic Park and the Lower Lea Valley as part of the existing, wider regeneration of the Thames Gateway. This bid included long-term benefits for the residents of London. The investments in ‘London 2012’ could support the viability of the Thames Gateway Strategic Framework. (2006) However, in practice it turns out to be quite different. “It is becoming apparent that the legacy involves putting narrowly technical demands of the 17 days of the Olympic Games (and 13 days of Paralympic Games) above everything else, and then trying to adapt the site for long-term use afterwards (Burdett,2006)”. The question is whether the regeneration plans for long-term benefits will still survive under strict regulations and tight time-scales?
A complementary threat in most Games is that planned budgets are exceeded. Experts in London estimate the budget is exceeded by nearly four times. From the initial figure of £2.35
The challenges of the Olympics Most of the Olympic boroughs (Tower Hamlets, Hackney, Newham) struggle with deprivation due to its industrial background. Crucial to the future of East Londoners is therefore whether they will have access to the jobs regenerated by the Olympics and Paralympics (DCMS; 2007). Temporary jobs can be provided towards the Games, but permanent jobs depend upon the transformation of the Olympic Park and Olympic venues. A large opportunity for employment lies in the 95.000m² Media site, positioned in the borough of Hackney. The site is designated as ‘mixed use’ employment with flexible offices spaces.
Introduction
On Wednesday 6 July 2005, the International Olympic Committee (IOC) decided to award the 2012 Summer Games to London. At the start of the competition Madrid, New York, Moscow, London and ‘favourite’ Paris were in the running to become “host city” for the 2012 Games. Moscow and New York were first eliminated, and after a stunning voting round (33-31) against Paris, Madrid also left the competition. The final round between Paris and London seemed to be won by the Parisians. The city hosted the FIFA Worldcup (1998) and therefore most facilities were already in place. Besides, the bid offered a beneficial budget compared to London. London’s bid rested on both broader sustainable regeneration and legacy plans, showing ‘with’ and ‘without’ Games scenarios. The bid offered opportunities for the East London communities who would be most affected by the regeneration Games. Most important to the IOC was apparently not the budget, but the presence of a clear legacy and focus on a sustainable future.
billion, the Treasury and Department for Culture, Media and Sports is currently discussing a price of £9 billion (BBC News; 2007). The involvement of many stakeholders in the 2012 Olympics and the Thames Gateway project increases the complexity of budgets. Governments, the Mayor of London and British Olympic Associations (BOA) have control over the Games, and are represented by the London Organising Committee of the Olympic Games (LOCOG). The delivery of the Olympics and its promised Legacy is overseen by the Olympic Delivery Authority (ODA), together with the London Development Agency (LDA), Transport for London (LtF) and Thames Gateway. Developers and private investors are involved in the financial part. And the local authorities, or Olympic boroughs, are ‘officially’ collaborating with the ODA. However, the legal authority for the Olympic Park is given to the ODA (London Olympic and Paralympic Games Act, 2007). This shows that there is little downward accountability to local institutions or local communities (Imrie; 2010).
London Olympics 2012
2. Introduction
“The process of site clearance, destroyed preexisting practices, employment opportunities and the quality of life for local residents. A research on small business communities on the proposed Olympic Village site shows that over 200 small businessess were evicted in 2007 (Raco, 2010).”
11
London Olympics 2012 Ideologies of the past and future
Although the physical impact and visibility of these small businessess is relatively low in comparison to the future “large-scale” plans of the delivery authorities, their influence on local communities has been high. The site on which these businessess were located was cheap and adaptable to other practices or expansion. (Imrie and Thomas, 1992; Imrie, 2010). These businessess were highly dependent on local workers. The loss of these businesses increased the already high unemployment rate. Hackney Wick is known for its multicultural character and (former) factory workers. The unemployment rate in Hackney Wick is mostly impacted by social factors, like lack of skills or labour-market readiness (Crookson; 2004). Therefore, the decision to accomodate highly skilled labour in the Mediacentre (for instance ICT), will not improve the employment situation in Hackney Wick. A striking example of this can be found in Tower Hamlets, where private and public investments in Canary Wharf led to the creation of 80,000 mostly highly educated jobs. But this only created more inequalities. Although the average income is more than £101,000 (Thornton; 2005), in contrast, over 60% of Tower Hamlet’s children are growing up in households officially defined as poor (Borough of Tower Hamlets; 2008). So, the situation has only improved for a small part of this borough. Although there is no doubt the Olympic Mediasite will be finished on time (figure 1), the scale nor functions of the future Mediasite fit with the character of the adjacent small scale neighbourhood. The building, which costs almost £400 million (paid by the government), could only benefit a small group in the current proposals.
Problem statement: In practice, it appears to be difficult to keep the balance between staging the Games and realising large-scale regeneration projects with long-term effects. These long term projects, as promised in the bid, should also benefit the local communities. The ODA, LDA and LOCOG are responsible for delivering the Olympics and its Legacy. Their interests are mainly influenced by tight time-schedules and budgets constraints. Local interests have little impact in their decision making (Raco; 2010). A better distribution of the benefits amongst all stakeholders is needed to achieve a maximimum local impact as well as for the region as a whole. In contrast to other sport venues, the Mediasite has large potential for long term regeneration as the buildings mainly consist of offices. The area, designated as employment area, does not provide for local employment in its current plans. To achieve a maximum local impact local interests should be better represented in the development process of the Olympic Mediasite. This problem statement results in the following research question. Research Question: How can the new proposal of the Olympic Mediasite in Hackney Wick provide a more even distribution of benefits over different stakeholders across time?
The answers to this question, discussed in the next chapters, should lead to a new design proposal for the Olympic Mediasite in Hackney Wick. The proposal, presented in Chapter 7, will be divided in a strategy (programme) and design part.
figure 6 Infrastructural connections to the rest of the UK and Northwest- Europe Martine Verhoeven
figure 7 Spatial Vision North-West Europe 2000 Interreg IIc
12
The catalytic effect Before
During
After
Stratford King’s Cross
underdeveloped links Strong axes (increasing congestion) City Airport
Hubs
figure 7 Heathrow Airport
figure 6 13
Olympic Media site in 2010 Before
figure 8
14
During
After
Research method
The new proposal for the Olympic Mediasite reconnects the strategies and design within the objectives of the policy context.
figure 8 View on the Media Press Building (MPC) in Hackney august 2010 Martine Verhoeven
A number of key policy documents like the London Plan, the Lower Lea Valley framework and the local Area Action Plans (AAP) have helped to get insight in the urban regeneration of London (Chapter 6) . Considering the scale of the Olympic Park (figure 16) and the Olympic Mediasite, and the aim to have a long lasting effect, it is imperative to analyse the plans and visions on different scale levels. For my research question, ‘a more even distrubution of interests of all stakeholders across time’ it was important to be aware how local plans would fit with the overall visions for London. By comparing and analysing the different scale levels, from local plans to regional plans, the potentials and weaknesses for a new proposal became clear. Besides the wellknown threats, like polluted brownfield sites and social inequalities, the Olympic boroughs also turned out to have some local potentials like creative industries, artists studios and community gardens (figure 24).
These conditions combined with the objectives from the London Plan, LLV framework and local plans formed the basis for a new strategy (Chapter 8). The current focus on the Olympics have to be shifted to a long term plan. DCLG describes that there is a realistic expectation to secure Olympic Legacy benefits if there is proactive involvement. This involvement should start right at the beginning. Therefore, the project starts with a smaller pre-programme. The transformation from the Olympic situation to a more long term Post-Olympic situation requires a transition time. Together with the Olympic programme the Mediasite will undergo at least four major transformations
Research Method
An important factor for winning the bid in 2005 was the promised legacy of London; the Olympics as part of an existing city-wide strategy. With the help of the Olympics, London can show its desired position as a global city or dominating metropolitan centre (Johnson, 2008) and focus on issues like social exclusion, detoriated public infrastructure and sustainability. The Olympic Park, part of the Lower Lea Valley Framework (LLV), is supposed to provide a long lasting effect and has to face many issues. The Olympic Mediasite (on which this research focuses can encourage (local) businesses
expectations of all involved stakeholders. The next part of my research therefore focused on the interests of all involved stakeholders. This will be described in Chapter 7. The aim was to find the common interests of stakeholders on which several building-use options and scenarios for the new proposal of the Olympic Mediasite could be build. The result, a mix of the building use options lead to conditions for the new proposal.
London Olympics 2012
3.
In the next steps, the ´adaptable´ strategy will be translated into the design. This leads to a set of specific design conditions. Paragraph 8.3 and 8.4 describe these conditions in more detail.
The complexity in many regeneration plans like Elephant and Castle, King’s Cross and the Docklands, but also the Olympics, is to meet the 15
Dispersed city Before
During
After
Waltham Forest
Gap of empty sites
Ilford
Newham King’s Cross
The City
White City
Tower Hamlets
Central London Docklands
Bedford Park
City Airport
Elephant & Castle New Cross
Heathrow Airport
figure 9
figure 10 16
London Olympics 2012
4. Ideologies of the past and future “The condition of London has multiple towns which collide together to make one sort of supercity. It produces the ability to be able to navigate the city almost as if you are entering different countries and negotiate different conditions from the past to the future”. (David Adjaye, lecture December 2nd 2008, Harvard University)
figure 10 The dispersed ciity in present London Martine Verhoeven
figure 11 The ‘Three magnets’ Ebenezer Howard
When a new town had reached full population a next garden city would be developed. Like this a cluster of suburban towns would form an entity together with a central city of 50,000 people. The success of these new towns were basically dependent on the mutual connections and infrastructure. Road and rail played a crucial role in this development. In the successful examples of suburban living men could find balance between urbanity and country; of public transport and walkability; of work and residence. The migration of population would solve the problem of housing in London and the problem
4.1 The dispersed city “In reality these suburban places represent only a small fraction of a general process of urban decline at the centre and expansion at the periphery (Rogers, 1999)”. During the twentieth century suburbs are mushrooming. However, connections with nearby towns and central cities are largely ignored. The growth in car ownership thereupon weakens the necessity of mutual connections by public transport. These symptoms cause a growing segregation between different functions and users in the new towns. The heavy industry mostly located in the East becomes separated from the residential areas which results in mono-functional areas on the fringes. Fragmentation becomes even clearer when deindustrialisation pops up in the 1960s and 1970s. A decline of economic activities in the industrial sector leads to decay and eventually to abandoned, ex-industrial sites. Gaps of “empty sites” now appear between not clearly defined local centres and dispersed facilities (figure ). It is hard to justify sufficient public transport in these low density areas.
figure 11
IIdeologies of the past and future
figure 9 Dispersed urban area Urban Task Force Richard Rogers
In the last decades of the ninteenth century Ebenezer Howard developed his ideas about the Garden-City. (figure 11). Howard was inspired by the economist Alfred Marschall, who suggested that removal of large classes of population (of London) into the countryside could be economically advantageous (Hall; 2002). Though, many other texts, like Edward Bellamy’s novel Looking Backward’s, influenced Howard’s socio-economic ideas. The result was ’the Three Magnets’. A scheme which stood for economic and social opportunities, ‘the best of city and country in a new kind of settlements. Key was also Freedom and Co-operation. The growth of groth of Garden City would raise land value and thus rents (Hall 2002). Renters could pay their mortgage debt and saved money for a welfare state. The system was based on local management and self organisation.
of finding employment for those who remain in the centre (Ebenezer, 1902)
The ideal suburban cities have changed in dispersed fragments in which low income groups end up. The rising rents in the centre appear unattainable for lots of people and they are forced to move to the fringes. However, employment is still mostly located in the centre. This means accessibility to employment and public transport decreases, while distances to the centre increase. Social inequalities rises in lower density areas with a limited mix of uses and which are not well connected by public transport (figure 9).
17
London Olympics 2012 Ideologies of the past and future
4.2 The Compact city A new proposal by the Urban Task Force is therefore the compact, well connected city (figure 13). First of all transport nodes between areas have to be (re)defined or re-linked. Like this, a clear structure of concentric circles shows up rather than the present, fragmented pieces. Social inclusion improves as travelling time between the peripheries and centre shortens, because jobs, located in the centre, are more accessible. Secondly, new employment in the suburbs should be stimulated by creating mixed-use communities rather than the current, monofunctional, residential areas. The problem in some suburbs (mostly car-based) is that the standard density lies between 20-30 dwellings per hectare (Rogers, 1999). The densities are too low to justify new public transport or community facilities. The long distances to facilities causes excessive car usage which makes it hard to justify a bus route. Higher densities are required to increase the accessibility to activities but, a higher density doesn’t necessarily mean the quality of living increases. This depends on the intensity of the area. A high-rise apartment with 75-125 dwellings can still have no private gardens. Therefore, a mix of communal space, public facilities at the ground floor and private gardens is ideal for community stability. When a certain level of economic and social activity is reached a local hub can be created. Besides connections between (sub)central hubs, also connections between the local hubs and subcentral hubs show up. “Suburban” residents can now use local facilities like shops, primary school or a crèche for walking or cycling distances while larger facilities like a university or library are located centrally and can be reached by public transport. The distinction between facilities depends on the amount of users.
brownfield sites have the potential to link together parts of cities which for generations have remained divided by industrial activity and physical barriers (Rogers, 1999)”. Potential regeneration sites in London will be discussed in the next chapter. The compact city model is not only suitable for better infrastructural connections but also for a renewed energy system. A mixed use community has different activities which requires different types of energy use. The circular system enables sharing and exchanging, which reduces energy use (figure 12). On neighbourhood scale less energy gets lost because distances between different functions get shorter. A surplus of energy can be transported from the energy user to net energy producer. On building scale energy can be saved by producing energy by natural resources and attachment of buildings with eachother.
figure 12 District energy model Urban Task Force Richard Rogers
figure 13 Compact urban area Urban Task Force Richard Rogers
Ultimately the gaps of derelict, brownfield sites need to be regenerated. Not only because of the (future) lack of greenfield sites but also to solve the gaps between the circular bands. “The
figure 14 Compact city in London Martine Verhoeven
figure 12 18
Compact city Before
During
After
Waltham Forest
Ilford Hackney Stratford Newham King’s Cross
The City
White City
Central London
Tower Hamlets Docklands
Bedford Park
City Airport
Elephant & Castle New Cross
figure 13
Heathrow Airport
figure 14 19
Why there? Before
600,000 move in each year
During
After 400,000 move out each year
Historical Background
Population Growth 200,000 people moving each year
Waltham Forest
£
£££££
West & Rich
vs.
Hackney Tower Hamlets
The Poor East Newham
Green belt/ Open space
Regeneration Areas
Olympics 2012 King’s Cross White City
green belt metropolitan open land public park
20
figure 15 a-d
Elephant& Castle
within 20% most deprived wards of London
5.1 London: A European leader? The forecasts point out that London will grow with 800,000 more inhabitants in the next 10 years. It is the result of great opportunities and a diverse, multicultural character of the city. As London accounts for almost 18 per cent of the country’s total output it acts as an international gateway to the rest of the UK (Burdett, 2007). The prosperous prospects attract lots of immigrants and young people prepared to work long hours. After the influx of Asian, Caribbean, Irish and Chinese immigrants, recently many East-Europeans came to London as a consequence of the expansion of the European Union.
Population- and economic growth led to two difficulties: rising prices in the housing market and higher unemployment. The affordability of home-ownership gets worse as already high land values keep rising. The shortage of affordable
5.2 The Green Belt The lack of available space has a clear link with London’s Green Belt. In the 1930s, policy makers determined that urban growth should be controlled by maintaining an area where agriculture, forestry and leisure can prevail. The Green Belt, included in the 1943 ‘Greater London Plan’, defines the city’s boundaries by a clearly defined green zone surrounding the city. Until now it resisted the sprawl of large built up areas. Within the city’s boundaries lots of green areas are earmarked as public parks. Therefore, large areas of ex-industrial land, especially to the east of the centre, become areas of potential expansion and regeneration for the required densification of the city. These brownfield sites along the Thames Gateway are mostly designated as housing growth areas (Burdett, 2007) 5.3 New regeneration projects A framework proposed by London’s first mayor, Ken Livingstone, shows several opportunity areas which are suitable for regeneration. The limited availability of land requires a creative solution to maximize the potentials of (existing) sites. Currently, there are four major development
5.3.1 King’s Cross A new transport hub for the renewed and improved infrastructure of London. This transformation is part of the vision to make better connections with the rest of the UK and NorthWest Europe. It includes the new St. Pancrass station which is designed to handle the traffic from the high-speed link to Paris and Brussels and traffic within Central London. Simultaneously with the design of St. Pancrass station new links to the east and north of the city are created. 5.3.2. White City A new economic cluster in the heart of the centre, promoting employment opportunities. This area has been a gap in the city fabric for almost a century and will now be relinked to Central London. Two major developments which have already secured planning permissions are: the BBC’s Media Village and Westfield Shopping towns. 5.3.3. Elephant and Castle The South Bank transformations are ongoing for many decades. From industrial infrastructure and working class estates many planners (including Abercombie) have tried to reintegrate residential and commercial communities in the ethnic diverse area South of the Thames. Elephant was once designed as the commercial, cultural and social area but declined due to the overkill of roads, traffic and unloved post war housing schemes. The redevelopment of new housing and shopping malls in the 1960s didn’t contribute to the image of the place. A new plan of Foster and Partners provides 650,000 sqm of mixed use development, including over 5000 new homes, shops, restaurants, cafes and offices.
Future urban developments of London
figure 15 a-d 14a Historical background 14b Population growth 14c Green belt 14d Regeneration areas Martine Verhoeven
The ambition of London as world city, attracting foreign investments, requires good connections in and around London. Maintaining and improving the transport system is therefore on London’s priority list. First of all, to serve the large amount of travellers in London every day and secondly to strengthen London’s position as global city by enhanced connections to NorthWest Europe (figure 6). The interdependence of North-West European economies reinforce the necessitiy of infrastructure improvements with a second channel crossing. This connection will be made by an extensive high-speed rail network (channel link) from King’s Cross and Stratford to Paris and Brussels. From King’s Cross (central London) rail tracks will extend northwards. The extensive tube network in the city has fallen into disrepair due to the lack of subsidies for many years. New investments in infrastructure are therefore required, before well-connected and compact neighbourhoods, as described in the previous chapter, can be achieved.
housing together with the lack of available open land results in overcrowded areas in which exclusion and violence start to dominate. In many of these areas, located in central and eastern areas, unemployment and deprivation is an issue. Currently, skills of a significant part of the labour force is not fully utilised. An example is the development of many new high-rise offices. while there is a need for creative industries or practical jobs. London’s creative industries, like: advertising, media, fashion and design, now provide more jobs (over 500,000) than financial services (Burdett, 2007). New jobs in the creative industry sector can be positioned all over the city and fit in the compact city model of Richard Rogers.
plans which will be developed (figure 15 a-d). Most of them are projects which are ongoing for many years. The four opportunitiy areas are:
London Olympics 2012
5. Future urban developments of London
5.3.4. Lower Lea Valley The largest of the development projects in Great Britain will take place in East London. Regeneration should add at least 104,000 new homes and 249,000 jobs between 2015 and 2020. The 21
London Olympics 2012 Future of urban development of London
growth to the East is encouraged because of the availability of (brownfield) sites on this location. Besides, the Lower Lea Valley and Olympic Park have an advantageous position to create better connections to the centre. This could improve the accessibility to jobs in many of the deprived areas in this part of London. The main transport node, Stratford International Station will be connected to central London (King’s Cross) and North-West Europe. The Olympics in 2012 could speed up the process of connections to North West Europe and developments within the Lower Lea Valley. 5.4 Olympic Bid London’s bid in 2005 focused on the legacy and after-effects of the Games rather than the event itself. But what potentials could the Olympics offer to London on the long term? The decision for a 600ha nucleated area as Olympic Park interests the IOC, looking at the example of Sydney. At the same time this site would also fit perfectly in the development plans of the Mayor and UTF. The issues of future growth and need for housing and jobs could be fulfilled in this area. The density of housing in this area is low because of the industrial background. “The bidding team had the advantage of being adjacent to the central urban area without having a large residential population that Olympic developments would displace (Gold&Gold;2008)”. The involved boroughs are suffering from multiple deprivation for many years. More important to the bid was therefore to improve social exclusion in these areas. First of all by making better connections to the city centre and secondly by creating new jobs and housing in and around the Olympic boroughs. The catalytic effect of the Olympics could be initiated by the new Stratford hub. Stratford International station fulfils the expected connections to North-West Europe and connects East London to the city centre. The creation of new jobs and housing is being realised by a newly built Olympic Village and shopping centre adjacent to Stratford station.
22
The boroughs of Newham and Tower Hamlets will mainly focus on new, mixed use neighbourhoods, while the borough of Hackney provides in new jobs by the development of a new Media site. The borough of Waltham Forest takes a smaller part in the Olympic park but will focus on one of the main targets of London and the UK, CO2 reduction. This borough develops a new energy centre and wind turbine. In the past, these four Olympic boroughs were separated by large industrial areas. The creation of a new park, with green, open spaces and waterways should reconnect the neighbourhoods. Along the green park, the venues are spread out. The main stadium and Aquatics are concentrated centrally. The velodrome, basketball arena and hockey fields are located in the north and the Mediasite and handball arena are positioned west. Most of these venues will be transformed (or demolished) after the Games. However, in case of sport venues , like the main stadium, transformations are often restricted by strict requirements needed during the Games. An exception is the 95.000m² Media site, which contains office spaces for broadcasters and a catering village. The promise of a legacy, from which local communities can benefit, is unfortunately not presented in the current legacy plans of the International Broadcast Centre (IBC) and Media Press Centre (MPC). A surface of almost 82.500 sqm is designated as office space and creative industries after the Games, while the MPC and IBC are located adjacent to a small scale neigbourhood suffering from deprivation. Also, these two buildings are built up of an enormous steel frame structure with ‘windowless’ facades. The Catering village with a surface of 12,000sqm! will directly be demolished after 3,5 weeks of Olympics and Paralympics. 5.5 Conclusion: Future of London in Olympic legacy? The impact of the developments in the Olympic Park in London can greatly influence the future of East Londoners. New jobs, better infrastructural connections and affordable housing improves
social inclusion in these deprived areas. Considering the scale of an Olympic Park (figure 16), it will cost a lot of years to maximise the potentials, and to develop a legacy from which the locals and Londoners benefit. If we want to fulfil the promises of the bid, the mindset of the Olympics should be different. The decision for the bid derived from challenges that have to be faced in London. Visions like: the promotion of social inclusion and improving infrastructure cannot be made in a time period. of 5-7 years. These processes start before the decision of a bid. What would the development process look like if we consider the Games (only) as a favour? Would only indispensable buildings and urban plans be realised? Plans for new connections from King’s Cross and Stratford to North West Europe were made long before the bid. East London residents would benefit from the improved connections to the city centre, while London and the UK benefit from interdependent relations with North West Europe. It is imaginable that these infrastructural developments will takes years to realise and before long-term effects become visible. On the scale of a building it seems much harder to plan for the long-term effects. A choice we could make considering the Olympics is: Should venues or Olympic Village be permanent, semipermanent or temporary? Would a stadium of 80,000 seats still have extra value for its environment when the Olympcis leave town? The same question applies the 95,000 sqm offices of the Media site, which is position adjacent to a small scale neighbourhood. In the next chapter we will discuss the vision for London and the Olympic Park based on planning and the potentials for development in the borough of Hackney.
figure 16 Impact of the Olympics in London and ‘Amsterdam’ Martine Verhoeven
Impact on the city Before
During
After
Amsterdam CS
IBC B /MP /MPC C
IBC B /MP /MPC C
Victoria Park
London Olympics
London Olympics in Amsterdam figure 16
23
y 24
figure 17
6. Planning and policies the mayor, an assembly was separately elected to keep an eye on the executive. The aim of this new approach was to make a collective, strategic planning for London. This Spatial Development Strategy is formulated in the London Plan. “The plan is setting out an integrated, social, economic and environmental framework for the future development of London looking forward 15-20 years (London Plan, 2004)”. The proposal for the Olympic bid derives from this framework. 6.1 London Plan – Planning for growth The London Plan 2004 formulates a set of objectives which show the future direction of London: •
Accommodate London’s growth within its boundaries without encroaching on open spaces (p 6) Promote areas for regeneration to achieve a high quality, compact city with higher densities and intensification in line with public transport capacity •
Make London a better city to live in (p 7) Achieve targets for new housing, including affordable housing, in a safe and healthy environment and addressing the different needs of London’s diverse population
• The example of the Docklands regeneration made it clear for politicians that an overall strategy was needed. The Labour government understood that London should function as an urban entity, rather than 33 ‘separated’ boroughs if it wants to fulfil its ambition of becoming a world city.
figure 17 London Plan 2008 Key diagram Greater London Authority
The need for a clear focus of power resulted in the founding of the Greater London Authority (GLA) in 2000. As part of the GLA an executive mayor was elected for the first time in London history. The new mayor, Ken Livingstone, took office in 2000 and was even re-elected in 2004. Apart from
Make London a prosperous city with strong and diverse economic growth (p 8) Enhance London’s role on European and national level through attracting industries and tourism and improving strategic infrastructure. Encourage local industries to strengthen the diversity of London’s economy
•
Promote social inclusion and tackle deprivation and discrimination (p 9) Engage local communities in the development process and tackle unemployment, homelessness and discrimination
•
Make London a more attractive, welldesigned and green city (p 10) Address issues of climate change and ensure that the impact of growing London does not contribute to global warming through a better use of resources To face the challenges the Mayor designated several Opportunities Areas, subdivided in Areas for regeneration and Areas for intensification (figure 17). Development of new, public transport lines should be in line with the development of compact cities (densification and intensification). In the Key diagram (figure 17), it becomes clear most of the Mayor’s Opportunity Areas are positioned in the East of London. This has several reasons. First of all, East London is close to the centre and can easily be connected to NorthWest Europe (figure 17). Secondly, it has large amounts of brownfield sites where the prices are much lower than in central London despite its beneficial position.
Planning and policies
Most economic and social changes in London as described in the previous chapter are a consequence of deindustrialisation in the early 1960s. Globalisation lead to rapid industrial changes which resulted in structural unemployment and urban dereliction (Travers,2007). Recognisable examples for these changes are the inner and outer Docklands which became abandoned, ex –industrial areas. Due to decentralisation of economic activities, as a consequence of the political culture, regeneration of these areas was difficult. Urban Regeneration Companies like the London Docklands Development Company (LDCC) were used to accelerate development plans over local planning authorities. Although the LDCC took control away from incompetent local authorities, the plans still lacked a broader strategy for the future. London had no city-wide authority and therefore no strategic planning for this regeneration zone. The transformation of Canary Wharf, in the economic heart of the Docklands, eventually became a success due to public investment and governmental investment in the costly extension of the Jubilee Line underground (Gold&Gold,2007). This success encouraged governments to develop further major developments in London’s East End, but not without strategic partnerships.
Improve London’s accessibility (p 9) Integrate development with public transport to ensure a proper fit between development and capacity, prevent congestions and intensify land uses where future transport capacity allows it
London Olympics 2012
•
The condition of these derelict sites attract mainly people with low-incomes, which causes deprivation, unemployment and exclusion in a large number of areas. This priority area for development, as the mayor identifies it, focuses on new transport infrastructure, 104,000 additional homes and 249,000 extra jobs up to 2016 (Livingstone, 2004). To tackle social exclusion involvement of local communities and business will be encouraged. Since 2008 Ken Livingstone is replaced by the new mayor, Boris Johnson. He will continue Livingstone’s task to make London a safer, cleaner and better city. The objectives from the first London Plan in 2004 will be continued in a revised version (2009) of Boris Johnson. However, there are some clear differences with Livingstone’s plans. Johnson focuses even more on making London a globally successful city, and becoming 25
London Olympics 2012 Planning and policies
world leader in improving the environment; locally and globally. Besides, he is also more focused on what each policy is aiming for and who it applies to. This results in less policies and a more strategic approach. An example is the realisation of the 2012 Olympics and its Legacy. The mayor is planning to work with partners to develop a sustainable legacy to close the deprivation gap between the Olympic host boroughs and the rest of London (Johnson, 2009). The Olympic Legacy Strategic Planning Guidance (OLSPG) contains legacy proposals, release of industrial land and community proposals for the Olympic Boroughs and the Mayor. 6.2 Lower Lea Valley Framework Close to the Docklands, a polluted and deserted piece of land, called the Lower Lea Valley, is transformed into Europe’s largest construction site. Before 2007 this area was earmarked as postindustrial wilderness, characterised by leftover warehouses, dirty canals and poor housing. Yet, there was a time the area flourished. It is the place where the Labour Party was born, the toilet roll was invented and it was also an area for many thriving businesses, like: Clarnico’s Chocolate factory, the Bergers paint factory and Percy Dalton peanut warehouse. The factories could use the system of waterways to transport goods to other parts of the country or to Europe. Between the factories and warehouses open space with its own habitat could be found. The low densities and potentials of waterways and green space lead to the designation of “Opportunity Area” by former mayor Ken Livingstone. Regeneration is necessary to regain the area’s original habitat and to realise new towns including infrastructure, housing and jobs. A bid on the Olympics could accelerate these developments. The Lower Lea Valley (LLV) regeneration strategy was published in 2007 for the largest and most prioritised development area of the UK. The LLV is stretching out from Hackney Wick (Borough of Hackney) and Leyton (borough of Waltham Forest) in the north along Leaside (borough of Tower Hamlets) and Stratford, Three Mills, West Ham to Canning Town and Thamesside West in
26
the south (figure 18). In a vision for the Olympic bid, the LLV plans could illustrate the present weaknesses and future potentials of the valley. The area is characterised by waterways (described in “The Blue Ribbon Network”), open spaces and important transport nodes, but the opportunities are currently restricted by a number of constraints, including: poor access and local connectivity, contamination and complicated land ownerships (Livingstone, 2007). The LLV framework sets out a vision for the coming decades, by creating 40,000 new homes and providing 50,000 new jobs. Besides, the quality of a new park should enhance the quality of open space, water space and wildlife. 6.2.1. Water city (Blue Ribbon network) After years of contamination and pollution, the waterways in the LLV are barely being used. The growing risk on flooding in the canals and rivers cause difficulties for surrounding areas. The LLV strategy promotes a new, open network to improve biodiversity, make greater use of the water for transport and recreation and reduce the risk on flooding. The new water strategy (figure 20) is subdivided in tidal water, semi-tidal water and non-tidal canals. Tidal and semi-tidal areas are combined with new parks to ensure the safety in case of flooding, while non-tidal areas focus on the urban side. Focusing on the urban character implies the active use of boat services, facilities for visitors and residences. The advantage of green space close to tidal water is future adaptation to flood storage. Extensions of the canals in Hackney Wick and Tower Hamlets is also an option for potential risk of flooding 6.2.2. East London Green Grid Large parts of green spaces are preserved thanks to the Greenbelt, but the landscape of inner London radically changed due to transport and infrastructure, mass housing and industry. The valley is traversed by regional road and a rail network, while residents have poor access to public transport. The East London Green Grid and the LLV framework both present plans for the Lower Lea Valley to refurbish and enhance existing open spaces. Different types of open
spaces, including allotments, parks, gardens and special wilderness spaces will be provided for environmental and biodiversity purposes (Livingstone, 2007). Besides, a major new park (part of the Olympic Legacy) is created for recreation and leisure. These implementations should help to bind the local communities from new and existing neighbourhoods. 6.2.3. New city centres In the compact, well connected city (see Ideologies of the past and future), Sir Richard Rogers explains the necessity of good connections between metropolitan centres, district centres and local centres. Due to (de)industrialisation and deprivation, the Lower Lea Valley has created a gap between centre of London and East London. Therefore a proposal for new city centres is included in the LLV strategy. The major centre will be Stratford, positioned in the heart of the Olympic Park and connected to other district centres as well to North-West Europe and the rest of the UK. Metropolitan centres like Stratford provide in facilities like: banks, libraries, higher education, health centres etc. Close to the metropolitan centres, the district centres Chrisp Street, West Ham and Canning Town can be found. Most of them are positioned around the borders of the Olympic Park. The district centres connect the local centres to the metropolitan centres and provide in primary schools, secondary schools and health services. Smallest are the local centres. These are Bromleyby-Bow and Hackney Wick. These centres focus on small retail, offices and possibly a primary school. The Olympic Media site will be positioned closest to Hackney Wick (local centre). The focus will therefore mainly lie on smaller businesses and local facilities. The future development of Hackney Wick station is of great importance for the success of the Media site. If the Media site would focus on larger businesses in the future, the accessibility to Stratford International Station (10 -15minutes of walking) should be taken into account.
figure 18 Boroughs in LLV LLV Framework 2007 EDAW
figure 19 Green spaces Urban Age Conference nov 2007 Tessa Jowell
figure 20 Water strategy LLV Framework 2007 EDAW
figure 21 Green grid LLV Framework 2007 EDAW
figure 18
figure 19
27
| OP P OR TU N I TY A R E A P LA N N I N G F R A M E WOR K
LLV water strategy Before
During
After
figure 20 28
| OPP OR TUNITY AR EA P LANNING FR AMEWOR K
LLV green space Before
figure 21
During
After
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figure 22 30
“it takes about nine months to remove all temporary constructions and then still nine months to remove parts in the landscape” (Bob Allies, lecture Designers of the future November 25th 2009, Delft University )
figure 22 London Olympics 2012 site - discover the greenway Official Olympic site
figure 24 Olympic Mediasite before the Olympics Martine Verhoeven
figure 25 existing creative studios before the Olympics Design for London (DfL)
figure 26 Hackney Marsches in december 2009 Martine Verhoeven
figure 27 Manor allotment gardens before 2007 Peter Hoare
As explained in the Ch. 3.1 The London Plan”, the expected growth has caused some challenges, like: social exclusion, overburdened infrastructure, pollution and availability of land for new housing or offices. In 1999 Prime Minister Blair therefore published the report “A better quality of living” to raise awareness and to introduce sustainable development as part of the Government’s programme. But to face the challenges, a strategic vision on the city’s future was presented by the newly founded GLA (2000). The elected mayor Livingstone did not only focus on exclusion, health and Opportunity Areas (for new housing and jobs) but also set ambitious targets for a CO2 reduction of 80% by 2050. London would ensure a sustainable city and improving quality of life for all Londoners. Livingstone must have thought the Olympics could first of all accelerate his plans and secondly also change the minds of citizens, politicians, companies about his sustainable targets. The (compulsory) reports for the Olympic bid in 2003 were complemented with a sustainable guide called “Towards a one Planet Olympics”. In the bid strategy the 2012 environmental
The Olympic Board set out the priorities in revised version “Towards a one Planet 2012” to realise the vision. The responsibility of delivering a sustainable Games, regeneration and legacy is now in hands of LOCOG, LDA and ODA. The five headline themes are: 6.3.1. Climate Change objectives: (1) providing long-term solutions in terms of energy and water management, infrastructure development, transport and local food production and (2) minimising the Carbon footprint of the Games and legacy development by minimising the embodied impact, optimising energy efficiency, energy use and use of renewable energy sources. Explanation: The implementation of the carbon strategy will be based on recognised system of “reduce, replace and offset”. 0. Avoid – eliminate emissions (addition) 1. Reduce - to minimise at source by reducing energy use 2. Replace – to use cleaner, low/ zero carbon alternatives such as renewable energy and 3. Offset –to use carbon projects after reduction and replacement as a final step in neutralising unavoidable emissions (f.e. biogas)
6.3.2. Waste objectives: minimise waste throughout the programme and using new technologies to recover energy potentials for the mediasite: - closed waste loop system - recycle centre and workshops 6.3.3. Biodiversity objectives: enhance the ecology of the Lower Lea Valley and other regional 2012 venues and bring people closer to nature. potentials for the Mediasite: - vegetation on roofs and walls - aquatic plants for grey water treatment - allotments 6.3.4. Inclusion objectives: promoting access by facilitating social and economic regeneration of the Lower Lea Valley and surrounding neighbourhoods.
Planning and policies
figure 23 old situation and the future situation? Peter Hoare, Official Olympic site
6.3 A Sustainable Legacy There is a reasonable chance Paris could have won the bid if London would not have chosen for a derelict site and the delivery of two programmes; the Olympic programme AND a Legacy programme for London’s East End. But what made London think it was important to focus on the sustainable Games?
team collaborated with WWF and BioRegional who wrote the concept for ‘One planet living’. It represents that we, as a global society, have to recognise the capacity of the earth and fairly share the earth’s resources. The One Planet Living principles are based on: - zero carbon - zero waste - sustainable transport - local and sustainable materials - local and sustainable food - sustainable living
potentials for the Media site: - local and high quality, sustainable materials - energy efficient use of the building - adaptability to other functions/ activities - water storage for flood risk - electric vehicles
London Olympics 2012
6. Planning and policies
potentials for the Mediasite: - providing jobs for locals - education for adults and children (Gainsborough Primary School) - community centre 6.3.5. Healthy Living objectives: inspire people across the country for sports and develop active and healthy lifestyles. potentials for the Mediasite: - supporting local food production (The objectives are stated in: Towards One planet 2012.)
31
Potentials or threats? Before
During
After
before figure 23
32
after
Value: What is there in Hackney Wick? Before
During
After
Hackney Marsches
N A12
Allot. gdns
Depot
warehouse
Recreation ground
warehouse
A research on small business communities on the proposed Olympic Village site shows that over 200 small businessess were evicted in 2007 (Raco)
threat
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artists studios Allot. gdns
construction/fabricators glass production
Depot
furniture repair printing industries Primary school Hackney Marsches
Hackney Wick Station
Allot. gardens 10m 20m
50m
100m
figure 24
33
Potential: creative industries in HW Before
During
After
“The studios are not only occupied by practitioners such as designers, artists & galleries but also a variety of supporting businessess from printing industries to financial consultants” (DfL)
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Potential: Hackney Marsches Before
During
After
figure 26
35
Potential: Manor alllotment gardens Before
During
After
figure 27
â&#x20AC;&#x153;â&#x20AC;&#x153;Formerly based near Stratford in east London on what is now the site of the 2012 London Olympic Games, the 80 plot holders were evicted and their land levelled by bulldozers in September 2007.
36
The planners of these supposedly “green” Olympics had little time or empathy for this powerful emblem of self-sufficiency and low environmental impact” Peter Hoare
37
Threats or potentials Hackney Wick? Before
figure 28
38
During
After
London Olympics 2012
6. Planning and policies 6.4 Local Area Action Plans In the London Plan of 2004, mayor Livingstone described Newham - Tower Hamlets - Waltham Forest and Hackney, the Olympic boroughs in the Lower Lea Valley, as opportunity areas for regeneration. Most of these boroughs belong to the most deprived areas in London. During the final presentation, the IOC was touched by the poverty in which the children of East London lived. But what identifies these East End neighbourhoods? And what plans do the Olympic boroughs have for the post-Games use?
figure 29 1.Berger Paint factory and 2. the staff of Clarnico’s factory Brickfields website
6.4.2. AAP Hackney The AAP of Hackney especially deals with the area of Hackney Wick. Key infrastructure and facilities that will be inherited from the Olympic Games include: - Multi-use sports venue (MUSV) - New road infrastructure east of the Hackney cut - International broadcast centre (IBC) and media press centre (MPC) - Multi-level car park
Planning and policies
figure 28 Manor Gardens meeting in March 2007, demonstratiion Peter Marshall
6.4.1. Borough profile Hackney My focus in this research will lie on the borough of Hackney because this is where the Olympic Media site will be constructed. This neighbourhood can be described as a cultural mix of people and activities. A long tradition of industry and factory workers is nowadays mixed with many other cultures. The diverse population of Hackney led to new upcoming ethnic markets and creative businesses. In 2001 almost 60% of Hackney’s residents were classified White British (City Fringe Partners, 2004), but approximately 10% of the population classified as ‘White’ is within the Charedi community (orthodox Judaism). The second largest ethnic group are the Black and Black British residents, accounting for 25% of Hackney’s residents. Other represented cultures are: Asian (8,5%) and Chinese or mixed ethnic groups (6,5%). Hackney Wick, the ward of the Media site, is inhabited by 60% white population and 30% black population. The social structure changed a lot in this borough over the last decades, probably as a consequence of deindustrialisation and immigration (Ch 4 Planning and policies). After the war, in the 1940s and 50s more than half of the population had skilled occupations (non manual and manual). In 2001, only 20% of Hackney’s population was skilled and almost 40% had unskilled occupations. Unfortunately , Hackney Wick of all wards in Hackney is leading
in unemployment and lowest grade workers (25%). The population density in Hackney Wick is low. On the one hand, because of the presence of manufacturing and recycling industries. On the other hand because of large areas of open space, such as Hackney Downs and Hackney Marshes (figure 28). In the weekends these open spaces are used for recreational purposes, attracting people from surrounding boroughs and inner London. Other potentials in the Hackney Wick surrounding were the century-old Manor Garden Allotments. In figure 29 a small collections of the 80 plots is shown by photographer Peter Hoare. These plots, maintained by locals, are now (temporarily) demolished due to its positioning on the current Olympic site. Locals believe there could be a potential for London’s food strategy in this gardening project (figure 23). This example clearly shows the impact of development and changes made during the preparation stage of the Games. In some cases memories of the past have to be replaced by new plans. Local authorities of all Olympic boroughs, Hackney – Newham – Tower Hamlets and Waltham Forest, have written Area Action Plans (AAP). The AAP provides a planning and development guidance for the regeneration after the Olympics. These local plans have to correspond with plans of the LTGDC, ODA and LDA, key delivery organisations of the Olympics and its legacy.
figure 29 This is a response from someone in New Zealand who once lived in “The Wick”. She’s talking about Clarnico’s: hi talked to mum today . I couldn’t get her to stop. ...she was very young when she lived there I think . she said that her mum worked in the fancy biscuit factory . They made fancy chocolate balls with choc sprinkles on for rich folk which the workers would do unspeakable things to. also they made choc. liquor bottles and filled them with essence . it started with c’cc.. she told me about the “Cut “ that ran into the river Leigh . also about walking across the marshes. she said they used the marshes to dispose of unexploded bombs... ... she said she has a photo somewhere and she remembers counting the bricks in the terrace house frontage . there were 9 bricks and a doorway .that was how wide the house was . outside toilets ,public baths and public laundry . mum was born 1931.. More stories about Hackney: http://leabanksquare.lefora. com/2008/08/29/hackney-wick-history/ 39
London Olympics 2012 Planning and policies
The strategy of Hackney Wick can be divided in two sub-areas (figure 23): Area I: (Former) Olympic media site including IBC and MPC buildings and MUSV Area II: Hackney Wick hub (station). Area I The Olympic Media site should be transformed into a Creative Media City (post-Games use), providing mixed use employment in creative-, technology- and green industries. In the future media city there will be up to 5,000 people working. These businesses are focused on small to medium light industries and warehousing. Below the media city, there will be more focus on leisure with open spaces. It will inherit the Multiuse sports venue from the Olympics. Area II The development of the Hackney Wick hub in the second sub-area is of vital importance for the success of the Creative Mediacity (area I). The access from Hackney Wick station to the Media site will improve and the area around the station will be a lively, mixed used centre. Appropriate developments include: residential uses, research and development spaces, small to medium light industries and retail. This part of the area is characterised by old, herited buildings like Central Books and St. Mary. The Area Action Plan (AAP) covers a 15 year plan period, taking short- and long-term planning into account. Short term developments focus on improving the public realm like new pedestrian links, road improvements and other public works. The midterm phase facilitates the developments of land around the railway station. In the longer term (6+ years) the development will focus on investigatiing land, which could be improved within the Olympic Park. The plan promotes private sector funding. 6.4.3 AAP Tower Hamlets The Olympic borough of Tower Hamlets is mainly involved in legacy. Though many venues, like the main stadium, and aquatics lie close to this borough. The only venue that will be build in
40
Tower Hamlets is the temporary basketball arena. An important role for TH in the Olympics is High Street 2012. This street is the main route to the Olympic Park. This route runs through London from Oxford Street to Romford and passes through two Opportunity Areas. The social exclusion and deprivation in the multicultural wards of Whitechapel, Aldgate and Bromley by Bow (part of High street 2012) can be tackled by the creation of new jobs and sustainable development, promoted by the Legacy plans of the Olympics. The council of Tower Hamlets announced in the “Highstreet 2012” report, they plan to realise at least 35,000 new homes and up to 130,000 jobs. The council is also planning to deliver new housing in Fish Island, Bromley by Bow (both adjacent to the stadium) and Poplar Riverside. The many waterways crossing the different wards will be connected by new bridges. In the long term the borough also expects to expand Canary Wharf and to deliver extra housing (and jobs) in other wards.
training pools, a new energy centre and a wind turbine were planned to be build. In June 2010 the ODA announced the 120m-high windturbine, producing 20 per cent of the Olympic Park’s energy needs after the Games, is to be scrapped. David Higgins (ODA) explains the new health and safety measures had meant the original design was no longer viable and the preferred bidder had pulled out (The Sunday times, June 4th 2010). Other alternatives taken into consideration are: solar panels or another biomass unit (also in Tower Hamlets). A business plan for these implementations still has to be finished. In the meantime the energy centre has moved to Tower Hamlets. The energy centre, containing a biomass boiler (using woodchips) and a CCHP plant, will be build at Kings Yard. The training pools for participants in Aquatics events will still be constructed in Tower Hamlets. In Legacy this will be transformed into a mix of sporting facilities, including a tennis centre, hockey centre and football fields.
6.4.4. AAP Newham Most of the Olympic venues are assigned to the Borough of Newham. The Olympic stadium, Aquatics and Velodrome are permanent and the BMX track will be transformed into a Velopark. But the role of Newham doesn’t stop with this. First of all, Stratford International Station will be the new metropolitan hub for East London, as well as the link to North West Europe and the UK. Secondly, it accomodates the Olympic Village and the regeneration of Stratford City . The latter will provide new shopping malls, hotels and offices. The Olympic village will house 3,000 athletes. After the Olympics half of this housing project is planned to be sold as social housing.
6.4.6. AAP’s all olympic boroughs The Olympic Park, covering an area of 290 acres, should be carefully planned. In the past, local strategies were planned and discussed within the council of only one borough, which means overlaps or edges between multiple boroughs could be planned differently. Currently, the Olympic Park developments involve four Olympic boroughs. Some of the plans are positioned on the edges of the boroughs, like the park of the Olympics. In order to prevent miscommunication, collaboration between the ODA, LDA, LOCOG and the Olympic boroughs is crucial.
6.4.5. AAP Waltham Forest Waltham Forest will be the ‘greenest’ borough of the Olympics. In comparison to the other Olympic boroughs, Waltham Forest has the largest surface of metropolitan open lands, park area and sportfields. The future plans focus mostly on the (re)connecting the diverse landscape of open spaces; ‘green infrastructure’ as it is called. At Eton Manor, part of the Olympic area, temporary
Besides, the AAPs also indicate future developments of different boroughs. For example, if Newham and Tower Hamlets both plan to develop thousands of new houses, one could wonder whether Hackney or Waltham Forest also have to invest in new housing. Depending on the facilities in the borough, investment in new employment or public buildings would be a better fit.
figure 30 AAP Hackney Martine Verhoeven, London Borough of Hackney (LBH)
figure 31 AAP Waltham Forest Martine Verhoeven
figure 32 AAP Newham Martine Verhoeven
figure 33 AAP Tower Hamlets Martine Verhoeven
figure 34 All Olympic boroughs Martine Verhoeven
Strategies after the Games Before
During
After
Tower Hamlets Area Action Plans (AAP) provides a planning and development guidance for regeneration
open space
Newham:
windturbine wi w turbi rbi
open space a
transport mall tennis centre
culture
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velopark ABC
@
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community education
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u leisure open space
residential n
Zoom in Hackney Wick
residential t Olympic Village g m 3,000 new homes
Stratford International rn hub employment led ed ed shopping malls ls
1,000 new e homes aquatics cs o 5,000 new homes 4,000 new homes main stadium m
employment led
Newham
open space pa
industrial uses
Waltham Forest
figure 30 41
Strategies after the Games Before
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Tower Hamlets Area Action Plans (AAP) provides a planning and development guidance for regeneration
open space windturbine wi w turbi rbi
open space a
transport mall tennis centre
culture
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velopark
community
Hackney
education
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Hackney Wick hub b creative industries
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u leisure open space
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Stratford International rn hub employment led ed ed shopping malls ls
1,000 new e homes aquatics cs o 5,000 new homes 4,000 new homes main stadium m
employment led industrial uses
10,000 new homes
Waltham Forest
figure 31
open space pa
Newham
Strategies after the Games Before
During
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Tower Hamlets Area Action Plans (AAP) provides a planning and development guidance for regeneration
open space windturbine windturbi w rbi
open space a
transport mall tennis centre
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Stratford International rn hub employment led ed ed shopping malls ls
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employment led
3,000 new homes
Eurostar
Newham
open space pa
industrial uses
Waltham Forest
figure 32
Strategies after the Games Before
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Tower Hamlets Area Action Plans (AAP) provides a planning and development guidance for regeneration
open space
Newham:
windturbine windturbi w rbi
open space a
transport mall tennis centre
culture
open space e
velopark
community
Hackney
education
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u leisure open space
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t residential Olympic Village g m 3,000 new homes
Stratford International rn hub employment led ed ed shopping malls ls
1,000 new e homes aquatics cs o 5,000 new homes 4,000 new homes main stadium m
employment led industrial uses
Waltham Forest
figure 33
open space pa
Newham
Strategies after the Games Before
During
After
Tower Hamlets Area Action Plans (AAP) provides a planning and development guidance for regeneration
open space windturbine wi w turbi rbi
open space a
transport mall tennis centre
culture
open space e
velopark ABC
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community education
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Hackney Wick hub b creative industries
multi use sport venue sp
u leisure open space
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residential t Olympic Village g m 3,000 new homes
Stratford International rn hub employment led ed ed shopping malls ls
1,000 new e homes aquatics cs o 5,000 new homes 4,000 new homes main stadium m
employment led
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Eurostar
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open space pa
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Waltham Forest
figure 34
Stakeholders about the Media site Before
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“We are pleased the IBC/MPC will provide vital employment yment space in Hack Hackney ck Wick after the Games Games. The council is for the new business space to allow for the expansion off digital, media and cre creative eati industries that are tthriving hriving in East London* Jules Pipe Mayor of Hackney
“The media centre site will become a major aj employment driver in Legacy with a m main ai focus on n the ccreative industries while also looking at higher educationall function” * f Tom Ru R Russel director for Olympic Legacy (LDA) Mayor of Hackney
“This innovative design provides a quality working for environment ironment ffor or the m media during the event while delivering g flexible and green employment space for a range of potential tial business u uses in LLegacy” egacy” * John Armitt ODA chairman
ODA
LDA
“The developers plans to transform the site in legacy into creative media, dia a, workshops, s, studios oss and offices an a and residential uses. The MPC will be available for occupation by a range of companies panies from maj major j news organisations to smaller pre and post production film, television and new media firms” * Carillion Igloo Developers
“We note from the statement on Legacy (design and Acces Statement) that the site as a whole is now intended to operate under a business park model rather than a piece of city as previously indicated” http://www.cabe.org.uk/ CABE advising organ
Developer
Cabe Source * http://www.london2012.com/news/media-releases/2009-03/london-2012-media-centre-to-leave-green-business-and-employment-space-in-leg.php
46
figure 35
In the preparation of the London Olympics 2012, all involved stakeholders have their own role in the development process. Still, the common interest, a sustainable regeneration of the Lower Lea Valley and its deprived neighbourhoods, is supposed to be shared by everyone. In the bid, the mayor of London plead for improved infrastructure (also in Richard Rogers’ UTF) and new thriving town centres, providing houses and jobs for Londoners and tackling social exclusion The host boroughs argued for a long-lasting legacy and the need for safety, education and employment (small businesses).
How could we build a media site which benefits everyone (including locals) in the future?
figure 35 Opinions of stakeholders involved in the Media site Martine Verhoeven
In the following paragraph we discuss the interests of the involved stakeholders in the media site. From the diagram (figure 32), it becomes clear that there is not only economic interest in the Olympic media site, but also a strong green and social interest. 7.1.1. ODA The Olympic Delivery Authority (ODA) is an Executive Non-Departmental Public Body
7.1.2. LDA The London Development Agency (LDA), leading the land acquisition activity on the Olympic Park, will be the major landowner of the Olympic Park, and is funding a package of employment, training and business support in the five Host Boroughs surrounding the Olympic Park through the Local Employment and Training Framework (LETF). The LDA will also be establishing the plan for legacy in conjunction with the ODA. 7.1.3. LOCOG The London Organising Committee of the Olympic and Paralympic Games (LOCOG) is responsible for preparing and staging the 2012 Games. LOCOG works closely with the Olympic Delivery Authority (ODA), who are responsible for the planning and construction of new venues and infrastructure. 7.1.4. IOC The International Olympic Committee (IOC) is the supreme authority of the Olympic Movement. The IOC is acting as a catalyst for collaboration between all parties, from the National Olympic Committees, the International Sports Federations, the athletes and Organising Committees for the Olympic Games (OCOG’s). The IOC ensures a regular celebration of the Olympic Games and encourages sports for everyone. They also promote a positive legacy from the Olympic Games to the host city
7.1.6. Investors Ever since Carillion and Igloo decided to pull out of the project, the investment in the IBC and MPC will probably be publicly funded. The total funding for the project will be £355 million. According to Tessa Jowell (ODA) £122 million is funded by the public sector, £68 million is covered by the Funders group and another £68 million is funded by the Olympic Delivery Authorities Programme (ODA). 7.1.7. CABE The Commission for Architecture and Built Environment (CABE) was established to encourage policy makers to create places that are safe, beautiful and efficient to run. They have two main programmes: appointing architects and urban designers to work with public authorities and design review. For the 2012 Games, CABE reviews proposals for new buildings and spaces associated with the London 2012 Olympic and Paralympic Games, and considers their legacy. This London 2012 panel advises the Olympic Delivery Authority (ODA) and the London Organising Committee of the Olympic Games (LOCOG) on the quality, sustainability and legacy of London 2012 proposals.
Stakeholders and interests
The media site, as part of the Olympic Park, is planned to provide new employment in creative industries. Figure 30 shows that different stakeholders have interpreted ‘employment’ quite differently. The mayor of Hackney, Jules Pipe, aims at creative industries (or local jobs) in the fashion, printing and media industries, while the ODA focuses on large scale offices and ‘highly educated’ people (media and ICT sector). There is clearly a mismatch between the interests of different stakeholders. Since December 2008, developers Carillion and Igloo have pulled out of the project because they weren’t able to raise sufficient funds. ´
accountable to the Secretary of State for Culture, Media and Sport. It was established as a statutory corporation by the London 2012 Olympic Games and Paralympic Games Act 2006. The central job of the ODA is to deliver the Olympic Park and new venues and infrastructure for the 2012 Games, on time and to the agreed budget. To ensure the quality of the venues the ODA works closely together with LOCOG, LDA and CABE.
7.1.5. Developers Carillion and Igloo, developers of the International Broadcast Centre and Media Press Centre, prepare and build the Media site for the Olympic situation and high technologies and media companies in legacy. In December 2008 Carillion and Igloo announced they were not able to raise sufficient private funds.
London Olympics 2012
7. Stakeholders and interests
7.1.8. Environmental groups Movement that protects the quality of life through conservation of natural resources, prevention of pollution and control of land use. 7.1.9. Local communities The local communities involve the Olympic boroughs: Waltham Forest, Tower Hamlets, Newham and Hackney. Most important in the developments for the media site is the borough 47
London Olympics 2012 Stakeholders and interests
of Hackney. In 2003 Hackney’s community had a population of approximately 200,000 inhabitants [CFP, 2004] with a rich diversity. According to the City Fringe Partnershop more than half of the population is from ethnic minorities like Carribean (10%), African (12%) or Asia (7%). 7.1.10. Local authorities The local authorities consist of a partnership between the council and Team Hackney working together to improve the quality of life in the neighbourhood. Team Hackney is chaired by Hackney’s mayor and is represented by senior representatives from Hackney Council like the police, healt service and education bodies. Their aim is to enrich the economic and social life of everyone who lives in the borough. 7.1.11. Mayor of London The mayor is responsible for strategic planning in the UK. His goal is to set out an integrated social, economic and environmental framework for the future of London, on the scale of 15-20 years. Investigation of the motives of the different stakeholders shows us that they are not driven by economic reasoning alone. The ODA and LDA for example strongly support new employment and a training framework. The IOC encourages the accessibility of sports for everyone (social inclusion). The diagram (figure 32) even shows that everyone is neutral or positive about a lasting social, economic and environmental legacy. The challenge is the priority between different criteria for each of the stakeholders. For example, the ODA has to ensure a positive budget, but that doesn’t have to exclude the interest in a green ‘sustainable’ Olympic park. Still, the influence of proposed budgets have had its effects on parts of the Olympic site. The inclination to commercial purposes and high tech offices in the future media site were influenced/ caused by the recent credit crunch and cancellation of private investment (Carillion and IGLOO).
it still possible, despite financial influences, to guarantee a legacy for the media site which benefits everyone? Finding an answer on this question means we have to look for common needs between different parties (figure 31). The next step is therefore to formulate a design proposal based on the needs and interests from the stakeholders. To do so, we consider four different options. The first option is the media site as it is planned The second option is the economic scenario, which focuses on financial feasability. Key considerations of this scenario are profit and economic activity and diversification. The economic scenario has the most similarities with the existing situation. The third option is the “green” option, which takes into account the geographical orientation of the Lower Lea Valley and incorporates the sustainable targets the UK aims for. Education and improving the environment play an important role. The fourth and last option focuses on the multicultural character and social inequalities in the East London boroughs. So, this option aims for social inclusion and safety.
48
Hackney Wick station is an important access road to the Media site. Development of this area would create a safer environment in this thinly population area and would provide better access to the site. The Area Action Plan (previous chapter) describes a slow transformation from deserted (light) industry into new retail, research and development spaces. Commercial development will attract people from all over London, which improves the image of the place. The developments of the Olympic Park could have more influence on the green option, because of the new energy centre (CCHP plant), wetlands in the park for water storage and helofytenfilters and recycling of temporary objects, venues or materials. The planned Stratford shopping area and the Olympic Village could emphasize the need for (other types of ) employment. The development of these two scenarios are taken into account for each of the building use options.
positions
figure 36 Attuning interests and needs of stakeholders Arjan van Timmeren gebaseerd op: Tjallingii S P - Ecological Conditions (1996)
interests
needs
common basis for negotiations
figure 36 So, the question we have to answer is: “How is
7.2 Scenarios The success of these four land use options could be determined by the development scenarios of the media site’s context. Two scenarios could influence the accessibility and attractiveness of the future media site: the development of Hackney Wick station and the development of the Olympic Park.
figure 37 Stakeholders and interests Martine Verhoeven
ne)
LA) (Mar ti itect
Mayo r of L ondo n (G
oritie s auth
Envir onm enta l gro ups local comm unitie s
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tackling social exclusion
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recruiting and training volunteers for the Olympics
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inves
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key s leaving a lasting, social, economic and environmental legacy
social soc/gr
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ec/gr
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goals/ interests
Reduce poverty by supporting residents into sust. employment promoting mixed communities with highquality, affordable housing
encourage (local) industries and businessess maintain London as a world city regconised around the world making profit by investing in constructing and selling buildings making profit (on the long term) by investing assets in buildings delivery of a sustainable legacy within the available budget investing in Londons low carbon future a network of multi-purpose highquality open spaces ensure that olympic venues and spaces are well-designed reduce flow of water, waste and energy closing cycles through reuse and recycling adaptability of buildings and spaces to temporary uses maintaining Londons valuable green spaces engage local communities in a (green) development process
encourage and promote the ethics in sports safe, strong and cohesive communities
o +
improving access to employment
+
figure 37
o
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enhancing the role of knowledge and learning
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positive/ very interested interested neutral
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49
leaving a lasting, social, economic and environmental legacy
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Staging the Olympics Reduce poverty by supporting residents into sust. employment
influe nce o f diffe low d rent evelo scen pme arios nt HW Stati on high deve lopm ent H W sta tion low d evelo pme nt Oly mpic Park high deve lopm ent O lymp ic Pa rk o
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encourage (local) industries and businessess maintain London as a world city regconised around the world making profit by investing in constructing and selling buildings making profit (on the long term) by investing assets in buildings delivery of a sustainable legacy within the available budget investing in Londons low carbon future a network of multi-purpose highquality open spaces ensure that olympic venues and spaces are well-designed reduce flow of water, waste and energy closing cycles through reuse and recycling adaptability of buildings and spaces to temporary uses maintaining Londons valuable green spaces engage local communities in the development process
--
o
o
o
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tackling social exclusion
--
--
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recruiting and training volunteers for the Olympics safety of individuals participating in or attending the Games encourage and promote the ethics in sports safe, strong and cohesive communities
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improving access to employment
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improving access to employment
figure 39
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very positive (influence)
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recruiting and training volunteers for the Olympics safety of individuals participating in or attending the Games encourage and promote the ethics in sports safe, strong and cohesive communities
++
o
promoting mixed communities with highquality, affordable housing
promoting mixed communities with highquality, affordable housing
encourage (local) industries and businessess maintain London as a world city regconised around the world making profit by investing in constructing and selling buildings making profit (on the long term) by investing assets in buildings delivery of a sustainable legacy within the available budget investing in Londons low carbon future a network of multi-purpose highquality open spaces ensure that olympic venues and spaces are well-designed reduce flow of water, waste and energy closing cycles through reuse and recycling adaptability of buildings and spaces to temporary uses maintaining Londons valuable green spaces engage local communities in the development process
leaving a lasting, social, economic and environmental legacy improving London public transport
improving London public transport Staging the Olympics
build ing u se op Econ tions omic optio n
influe nce o f diffe low d rent evelo scen pme arios nt HW Stati on high deve lopm ent H W sta tion low d evelo pme nt Oly mpic Park high deve lopm ent O lymp ic Pa rk
nned build ing u se op The tions med iasit e as pla
goals/ interests
goals/ interests
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figure 38
7.3 Building use options
criteria: - providing new jobs and flexible (work)spaces
figure 39 Media site as planned Martine Verhoeven
figure 38 Economic option Martine Verhoeven
Option II: How to survive in a credit crunch? As said, the economic scenario is closest to the media site as planned. Several parties, like the IOC, LOCOG, ODA and LDA aim for new employment to make the Olympics profitable. Especially on the Mediasite, where there are many possibilities for creating new employment, attention will be focused on commercial purposes for after the Games. Therefore, the economic scenario concentrates particularly on the needs of investors, entrepreneurs and employees. - A diverse programme The Mediasite’s location and Hackney’s industrial background make the accommodation of creative industries an excellent fit for the economic scenario. According to the London
To make the economic potential long-lasting, it is important to diversify the risks. This diversification can be obtained by also accommodating start-up companies, shops or restaurants. - Focus on long term investments Present-day investments are often guided by making a quick return on investment, instead of looking at profitability in the long term. The advantage of a long-term investments is that the possibility of higher starting costs allow the architect or designer to use more space, material or new techniques to make the building more adaptable and sustainable. This sustainability and adaptability will earn itself back in the long term. However, if one focuses on short-term investments an adaptable and sustainable design will often be too costly. Judging the viability of a project only from the perspective of maximizing profits might not maximize the benefits of a long-term project in the broader sense. An example is local food production. In many European cities, food production faces stiff competition from other land-uses like housing, commerce and industry, which often have a higher profile and financial return. As Viljoen notes: “The biggest problem is the prevailing economic system, which only measures direct profits from the development of land” [Viljoen;2005]. However, local food production has other benefits, such as enhancing the quality of food, reducing the environmental impact and strengthening the local community. So, a challenge within the economic scenario will be to convince investors of long-term
Criteria - providing new jobs - adaptability of spaces - mainly commercial and industrial purposes - mixed programme for risk spreading - focus on long term investments Option III: “As green as grass” According to climate scientists we will have to deal with many climate related issues in the future. These issues are related to emissions of greenhouse gasses, depletion of farmland, deforestation, regulation of water and impoverishment of biodiversity. The UK, like other countries, is setting targets for a sustainable future. The Olympic Games in 2012 could be the perfect stage to present London as ‘The sustainable example’ to the rest of the world. The Olympics will mainly raise awareness, but to change people’s behaviour, education is a necessity. An example is food production. Currently, due to relentless growth of cities and increase of consumption behaviour, agriculture is not located in urban areas and most people are not aware of the consequences of intensive agriculture. Educating people in local food production can be a solution to raise awareness for climate change and engaging different social classes. This educational target can be enhanced by diversification of production methods and types of crops.
Stakeholders and interests
Option I: The media site as planned According to the Area Action Plan of Hackney the Olympic media site will transform into a creative hub after the Games. A programme of mixed used employment including light industries and media technologies will be developed. Currently, the plans are slightly changed due to lack of investments from private investors. The ODA (public investor) says it will focus on a quality environment for the 20,000 broadcasters, journalists and photographers during the Olympics. Besides, the permanent structure of the IBC/MPC delivers flexible employment space for potential tenants and users after the Olympics (NCE, 2009). The expansion of digital, media and creative industries in Hackney Wick provides up to 5,000 new jobs. A specific target group for this purpose is yet unknown. An additional, temporary construction will house the 12,000m2 catering village.
Olympic Legacy Action Plan, creative industries should mainly be focused on media technology companies. For these kind of businesses, offices should be relatively small, but usage per unit surface area will be high, which is in alignment with the goal of profitability.
London Olympics 2012
7. Stakeholders and interests
developments instead of direct profits. A way to achieve this would be for local political authorities to support long-term investments (for instance in local food production) by making land available for this type of land-use and offer it at a low rent.
A target group which deserves special attention are the pupils of the Gainsborough Primary School. Adjacent to the mediasite this primary school educates more than 300 students. It would be a major opportunity to involve the children in this local food project and learn them how to grow their own food.
51
London Olympics 2012 Stakeholders and interests
Food production also involves flows of water, energy and waste. Water and energy are required for the growth of food, while waste is a by product of food production. By closing cycles the flows are used, treated and re-used. Examples are rainwater and grey water that can be storaged, purified and reused and the waste of food which can be composted and reused as nutrient for a new food process. Besides, temporary materials and objects from the Olympic site can be recycled in a future re-use centre at the media site .
offering small workspaces for low rent.
Criteria: - education and training - involvement and participation of local residents in food production and a re-use centre - reducing energy, waste and water - closing cycles of water, energy and materials
Criteria: - participation of local residents - encouragement for new employment and involvement by governments - surveillance by day- and night activities
Option IV: Safety and social inclusion For many years, London is known for its multicultural character and economic growth and attracts lots of people hoping to find a better future. Unfortunately, this multicultural character also brings social inequalities. Both the London Plan and the Olympic bid describe the challenge of avoiding social exclusion in the future. A special event like the Olympics can make a change in this exclusion. The Olympic Park is located in the four deprived boroughs Newham, Waltham Forest, Tower Hamlets and Hackney. These boroughs currently have to deal with high unemployment,lack of safety and integration of different cultures. The Olympic authorities and local governments provide new jobs and encourages involvement of all (London) citizens for the Olympics. The international broadcast centre (IBC) is one of the venues that will remain after the Games. figure 40 In the future, this office building is meant for Green option Martine Verhoeven commercial purposes, like media technologies. To attract different kinds of people the building should offer a diverse programme and combine figure 41 activities. Examples can be sport facilities or Safety and inclusion option a community centre. The government can Martine Verhoeven encourage starting companies by subsidies or by
52
Involvement of locals has the added benefit of increased safety in this deprived area. Local inhabitants will feel responsible for the area and therefore the chance of decline will decrease. The programme for the mediasite is focused on day activities. During the night external surveillance (cameras) is desirable. Another option to enhance surveillance during the night is to make it a residential area.
7.4 Masterplan: diversity & flexilibility From the previous paragraphs, it turns out that all four options have different focuses. Option II is mainly focused on private investment while option III depends on the participation of locals and governments (public investment). The aim of the options is to formulate a design proposal for the media site which benefits everyone. In short, the objectives focus on three themes: economical benefits, social inclusion and sustainability. Each of the scenarios represents part of the objectives, but the diagrams show that none of the options could fulfil all interests. The best results for a new proposal can be found in a mix of the 3 options: economic, green and social options. Beneficial in the economic option is the positive budget and attractiveness for developers to invest. For several reasons this didn’t work in option I, media site as planned. First of all, the economic option (II) focuses on diversification rather than a mono-functional purposes. This mixed programme varies from media technologies (ICT), film, printing to fashion industries, encouraging both highly educated people as well as locals. Secondly , option II is concentrating on a sustainable legacy by focusing on long-term investments. These
investments include flexible constructuions to ensure adaptability of building(element)s to different purposes in the future. A lacking aspect in this option is the interest in ‘green investment’. Maintaining the green space of the Lower Lea Valley, closing cycles of water, energy and materials and using recycled, local materials are not included in this economic option, but can be found in the green option (III). The main focus of option III is creating awareness for the use of natural resources. An opportunity is the catering village which can be transformed into a local food programme. Although this option fits perfectly in a sustainable legacy it will probably lack budget from private investors. This requires parts of the economic option. Additional to the economic and green option is a ‘social inclusive’ approach. Option IV, safety and inclusion option, is needed to get local communities involved in the process and to improve the image of East London. If the mayor decides to expand the city to the East, safe and strong communities are a requirement for success. Besides, the safety during the Games for athletes and visitors has to be guaranteed. The impact of the two scenarios is definitely not negligible. In particular (high) development of Hackney Wick station can have a major influence on the access to employment and attracting new businesses. Development of the Olympic Park is less crucial, but encourages a green and social legacy. criteria for a new design proposal: - mixed programme (varying from media, ICT, film, printing and fashion) - adaptability of spaces to different activities - encouraging local businesses - maintaining green spaces - closing cycles of water, energy and materials - use local, sustainable materials - education in local food production - engaging local communities in the process - safe and cohesive communties
leaving a lasting, social, economic and environmental legacy
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promoting mixed communities with highquality, affordable housing
encourage (local) industries and businessess maintain London as a world city regconised around the world making profit by investing in constructing and selling buildings making profit (on the long term) by investing assets in buildings delivery of a sustainable legacy within the available budget investing in Londons low carbon future a network of multi-purpose highquality open spaces ensure that olympic venues and spaces are well-designed reduce flow of water, waste and energy closing cycles through reuse and recycling adaptability of buildings and spaces to temporary uses maintaining Londons valuable green spaces engage local communities in the development process tackling social exclusion recruiting and training volunteers for the Olympics safety of individuals participating in or attending the Games encourage and promote the ethics in sports safe, strong and cohesive communities enhancing the role of knowledge and learning
improving access to employment
figure 40
promoting mixed communities with highquality, affordable housing
o
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encourage (local) industries and businessess maintain London as a world city regconised around the world making profit by investing in constructing and selling buildings making profit (on the long term) by investing assets in buildings delivery of a sustainable legacy within the available budget investing in Londons low carbon future a network of multi-purpose highquality open spaces ensure that olympic venues and spaces are well-designed reduce flow of water, waste and energy closing cycles through reuse and recycling adaptability of buildings and spaces to temporary uses maintaining Londons valuable green spaces engage local communities in the development process
++
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Wrong focus - project 2050 not 2012 Before
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London Olympics 2012
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37a. wrong focus - short term vision
activity 2004
2010
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2014
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legacy
open space 80% used
open space 80% used
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60% used
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media
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loosing interest keep up
restaurant greenhouses
Emotions
37b. right focus - long term vision
media
input
input nterest
memory
curiosity
Intensity
2004
2010
bidding-preparation
Pre-Olympics Phases
contemplation
donâ&#x20AC;&#x2122;t care
pre-project
2012 special event
2014
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project
Olympics
Past-Olympics
Phase I preparation
SHORT TERM
Phase II temporary event / explosion Phase III reorganizing after Games Phase IV building structure
MEDIUM TERM
Phase IV
figure 42 54
LONG TERM
New proposal: A second life for Hackney the strategy
The research question in the introduction was: How can the new proposal of the Olympic Mediasite in Hackney Wick provide a more even distribution of benefits over different stakeholders across time?
On a national scale, the expansion of two new rail tracks (Crossrail and Channel link) to NorthWest Europe and the rest of the UK have been planned. Stratford International station forms a new metropolitan hub for East London and a departure point of the Eurostar and the Crossrail. On a regional scale, a derelict industrial site (the Olympic park) has been transformed into a new opportunity area, by creating thousands of new jobs and housing. The entrance of the Olympic park, High Street 2012, has reintroduced the multicultural societies of Aldgate, Whitechapel and Mile End. All of these plans fit perfectly in the London Plan, a strategy formulated by the mayor to provide a framework for London in the coming 15-25years.
figure 42 41a Wrong focus 2012 42b Right focus 2050 Martine Verhoeven
The Londoners also made a large effort to focus on themes like: energy, waste, water and materials. For instance, the main stadium is partly demountable, venues and landscape elements are often made of recycled materials, like steel and an energy centre will provide renewable energy for parts of the Olympic Park.
It wouldn’t be an issue if the delivery authorities would choose for a temporary solution. The constructions could be build out of demountable constructions and all elements can be recycled after the Games. But, the fact is that the ODA, LDA and other authorities have good reasons to build a permanent construction. The London Plan (Ch 3.1) states that there is a need for new housing, employment, training and education. The mayor describes the potentials of the Lower Lea Valley and East End boroughs and tries to solve the challenges these boroughs face by creating new environments. Areas will become new thriving centres for shopping, housing, entertainment, but also open spaces promoting London’s rich biodiversity. In the Area Action Plan of Hackney a clear vision is described about the potentials of creative industries in the future Media hub. A recent investigation of Design for London showed that a minimum of 610 studios are already located in Hackney Wick (figure. 36). Their main concern is that those industries will relocate due to the Olympic regeneration masterplan. Manufacturers and fabricators should be encouraged to continue local businesses. They can attract visitors and bring innovation. Innovations with the green credentials could subsequently develop into small green businesses.
Well known is that this special event, the temporary Olympic Games, is using a (programme) surface of nearly 100.000m2. Going from scratch to such a large programme is too big a step. Therefore, the building will first be build as a pre-project with a minimum basis. This basis could eventually evolve to its maximum programme of 95.000 m2 during the Olympics. The pre-project is also meant to get local communities, entrepreneurs and developers involved and interested in the project.
New proposal
The research has helped to give an overview of what is developing in London, in the preparations for the Olympics (including the Olympic Park), but also how this relates to the future of the local communities. The size of the London Olympic Park is comparable to the city centre of Amsterdam (figure 12). Yet, as soon as the Olympics leave town in August 2012, the boroughs are left behind with the results A legacy, or a long term plan, is therefore crucial for the East Londoners. Fortunately, many of the involved stakeholders in this process have realised that.
Overall I can conclude that the ‘afterlife’ of the Olympics in London is considered as an important aspect by (almost) everyone. Unfortunately, there are some exceptions. The Olympic media site in Hackney Wick is undoubtedly the most discussed venue of the Olympic Park. For more than two years, the involved stakeholders are arguing about its future purpose. The issue is, that the only intended programme is the Olympic programme itself, while both the IBC and MPC (accounting for 100.000m2 in total) have permanent constructions.
London Olympics 2012
8.
8.1 Why is a “Plan B” necessary? Currently, every plan focuses on the Olympic programme. The Olympics are considered to be “The Project” of the Media site (figure 37a). However, the previous paragraph shows that there are strong arguments for long term plans. If these long-term projects are incorporated, the Olympic media programme is just a temporary element, a special event (figure 37b). The longterm project is taken as a guideline, but with the requirement that the (temporary) Olympic Games can be accommodated.
Directly after the Games, temporary venues and landscape elements have to be removed from the Olympic Park. This period of 9 to 18 months is used as a transition phase. The Olympic Park can be transformed, while the Media centre evolves into a creative centre for the long term project. In short, the timeline (figure 37b) shows that the “Media” programme will at least undergo four major transformations: Pre-project Olympic Games as a special event Transition phase Long term project
2010-2012 2012 2012-2014 2014-20..
The Olympic programme is known and mainly consists of a Media Centre (accommodated in small offices), an International Broad Centre (IBC, accommodated in open office spaces) and a catering village.
55
London Olympics 2012 New proposal
The other three programmes have to be determined more specifically. In Ch. 6.4, we formulated a set of design criteria based on the interests and objectives of the stakeholders. These criteria include: - mixed programme (varying from media, ICT, film, printing and fashion) - adaptability of buildings and spaces to different activities - encouraging local businesses - maintaining green spaces - closing cycles of water, energy and materials - use local, sustainable materials - education in local food production - ecosystems as part of (indirect) education This becomes the basis for the long term project. In a report made by Design for London (DfL) is shown which kind of local businesses are already present in Hackney Wick. These businesses, currently under pressure due to the regeneration plans, are also described in the AAP of Hackney as opportunity for the media hub. The local, creative industries contain printing industries, construction manufacturers and merchants, furniture reproduction, waste management and catering (figure 41). Only in Hackney Wick there are already more than 600 studios. Artists say there is a strong need for collaboration, participation and continuation of their businesses before and after the London Olympics. Quote by the Eject Creative Studios: “There is so much potential for collaboration, it is important to know where other people are based” Quote by Space Studios “HW & FI has potential to be New Soho, if the right advantage is taken of new media infrastructure and the existing arts community is supported to grow into the Olympic Park” Large-scale regeneration and the large influx of new visitors causes concern amongst manufacturers and fabricators whether they can continue their local businesses. Instead of losing
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those local businesses, not knowing where they have gone, we should involve the manufacturers, fabricators and citizens from the very beginning of the project. The success of these businesses can already be tested in a pre-project. They will have to leave temporarily and have preference directly after the Games for a ‘new’ workplace. Another potential for the long-term is a recycle centre combined with workshops, ateliers and media. Bob Allies, architect of the present design for the media site, says in a lecture in November 2009 (Ch. 6.3) that it will take 18 months to remove all temporary elements and objects from the Olympic site. The delivery authorities (ODA, LDA) promote waste management and recycling during the process of preparation, staging and regeneration (post-use) of the Games. A recycle centre could collect all the suitable (raw)materials and sell it by small media companies or recycle it in the workshops and ateliers. Like this, new employment on local level is created and residual materials will be recycled. The recycle centre would be an optimal solution for the transition phase in which the media building will transform from the Olympics (an event) into a long term project. An advantage of recycling is that the required overdimensioned structures needed for machines and materials are also suitable for the large offices spaces in the International Broadcast Centre (IBC). Act Local,Think Global -> Act Global,Think Local A third potential, and part of the Olympic programme, is the 12,000m2 catering village. The mayor of London promoting his local food strategy and the borough of Hackney with its history of the Manor allotment gardens (figure 22) would be the perfect combination for a local food programme. During the Games, the catering village could be a project supporting the slogan: Act Local, Think Global, by making people aware of the problems concerning food production during such a woldwide event. After the Games, existing strategies like Capital Growth in London can be used. They stimulate
local food production by education and participation of local residents. This would be: Act Global, Think Local! The local food programme can be complemented by the placement of a (visible) composting centre, supplying nutrients for plans, and a water purification system. The nearby wetlands and a living machine can purify grey and black water for water use in the offices or greenhouses. Closing these cycles of waste and water can be part of the education if all these elements become visible in the plan. The examples of above mentioned activities and programmes for the Olympic media site will certainly provide new employment and education for locals, as set out in the mayor’s London Plan. Besides, the proposal fulfils the interests of a mixed programme in which local businesses can be accommodated. Cycles of water, energy and materials (ecosystems) are visible for visitors and employees where possible. The education in these ecosystems and food strategies encourages all locals to participate in this project .
figure 422 Detailed programme before the Olympics Martine Verhoeven
figure 423 Detailed programme during the Olympics Martine Verhoeven
figure 424 Detailed programme after the Olympics Martine Verhoeven
figure 46a Potentials for bicycle project in London SE1 Community website, real cycling blogspot
Mediasite programme Before
During
After
110.000m² parking & greenhweels 16.000m² composting compost.
100.000m² (existing)
manor allotment gardens 500m²-1.000m² school garden project - Gainsborough Primary School
500m²
local food strat.
12.000m²
living machine
catering
90.000m²
13%
greenhouse technologies -> local ffood strategy 6.000m²
12.000m²
living machine (bac (backkbone) 600m²²
26% 26%
80.000m²
24.500m²
media
70.000m²
2.000m²
media & printing industries 4.000m² ICT sector 2.500m² ICT + Recycling = eBay ffor (raw) materials ?
60.000m²
61%
3.000m²
58.000m²
ateliers 2.000m²
50.000m²
re-use centre
creative industries: 5.000m m m² 7.000m² furniture repair,r galleries, ateliers, cafe f s, glass production
workshops 2.000m²
creative industries: 7.000m² constructing & fabricating
40.000m²
11.000m²
30.000m² ‘Boris’bicycle bicycleproject pre-project ‘Boris’ 2010 media park 4.000m² Hackkneyy Wick festival, open Hac p thea theatre, leisu leisurre
media park for festivals 20.000m²
10.000m²
community centre in the backbone
2000
community centre
2.750m²
2004 bidding-preparation
2010 pre-project
2012 special event
2014
2060
long term project
transition phase (2012-2014)
figure 43
57
Mediasite programme Before
During
After
110.000m² parking & greenhweels
16.000m²
composting 2.0000m²
100.000m² (existing) xisting)
² ² manor allotme allotment gard g dens 500m²-1.000m² school ga garden den p project j - Gainsborough b ough Primaryy School h l
500m²²
local ffood strat.
12.000m²
living machine
catering
90.000m²
13%
26% 26% 26%
70.000m²
media
24.500m²
80.000m²
greenhouse technologies -> local ffood strategy
living machine (back (backbone)
12.000m²
² 600m² 600
2.000m² 2.000m²
media & printing industries ICT sector
4.000m²
2.500m²
ICT + Recycling = eBay ffor (raw) materials ? 60.000m² re-use centre 3.000m² 58.000m²
ateliers
50.000m²
creative industries: 5.000mm² 7.000m² furniture repair,r galleries, ateliers, cafe f s, glass production
workshops p 2.000m²
creative industries: 7.000m² constructing & fabricating
40.000m²
11.000m²
30.000m² ‘ Boris’’ bicycle project media park 4.000m² Hackkneyy Wick festival, open Hac p thea theatre, leisu leisurre
media pa parkk for festivals als 20.000m²
10.000m²
community centre
2000
2.750m²
2004 bidding-preparation
2010 pre-project
2012 special event
2014 long term project
transition phase (2012-2014)
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figure 44
2060
Mediasite programme Before
During
After
110.000m² parking & greenhweels 16.000m² composting
compost.
100.000m²
(existing) manor allotment gardens 500m²-1.000m² school garden project - Gainsborough Primary School greenhouse technologies -> local food strategy
local ffood strat. 12.000m²
living machine
catering
90.000m²
24.500m²
media
70.000m²
12.000m²
6.000m²
living machine (backbone) 600m²
26% 26%
80.000m²
500m²
2.000m²
media & printing industries 4.000m² ICT sector 2.500m² ICT + Recycling = eBay for (raw) materials ?
60.000m²
61%
3.000m²
58.000m²
ateliers 2.000m²
50.000m²
re-use centre
creative industries: 5.000m² 7.000m² furniture repair, galleries, ateliers, cafes, glass production
workshops p 2.000m²
creative industries: 7.000m² constructing & fabricating
40.000m²
11.000m²
30.000m² ‘ ‘Boris’ ’ bicycle project 2010 media park 4.000m² Hackney Wick festival, open theatre, leisure
media parkk for festivals als 20.000m²
10.000m²
community centre in the backbone
2000
community centre
2.750m²
2004 bidding-preparation
2010 pre-project
2012 special event
2.750m²
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2060
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figure 45
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“Boris Bikes” A pre-project Before
figure 46a
60
During
After
4b
4c
46d
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46f
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Routing Before
During
After
Athletics hletics Training Trainings area Entrance
A12
Velodrome Olympic Village
Hocke Hockey
Velodro elodro ome e
Basketball al stadium diu
IBC/MPC
Stratford International station
Handball ndba arena e energy centre
Aquatic Aq Aquatics Main stadium Entrance
warm-up area Entrance Stratford station Hackney Wick Station
Main routing from Stratford station and other venues to the Olympic Media site
figure 47 62
New proposal: A second life for Hackney the strategy
After the programmatical strategy in paragraph 7.1, the next step is to determine the shape and position of the adaptable building structure. This depends upon the context. The building wil mainly be influenced by infrastructure as routing shifts from north-south orientation, during the Olympics, to west-east orientation before and after the Olympics (figure 47-figure 48)
Before and after the Olympics the routing focuses more on west-east connections. Chapter 5, “Planning and policies”, shows what was already in Hackney Wick before the Olympics. The preexisting creative industries close to Hackney Wick station will in the future be extended to the Media hub. The former Manor allotment gardens, maintained by locals, will become part of the local food strategy and placed in the landscape of the Media hub. In the preparation phase of the Olympics the Gainsborough schoolgarden project, the allotment gardens and local small businesses will already start up. Therefore, connections between the neighbourhood and the Olympic Media site are required.
figure 47 main routing in the Media building during the Olympics Martine Verhoeven
After the Olympics parts of the Olympic site will be transformed in a Legacy park landscape. The north-south connections, during the Olympics, have to be complemented by eastwest connections to be in direct contact with surrounding boroughs of Hackney and Newham. (figure 48). In the post-Games situation, the creative industries will return to the Media site, now attracting both locals and Londoners. Gate to the Media site will be Hackney Wick station.
Currently the connections between the neighbourhood, the Olympic Media site and the Legacy parklandscape are blocked by the River Lea. New bridges between the neighbourhood and the Media site will enhance local participation. 8.2 An adaptable approach Taken into account the infrastructural constraints for the context, the next step is to design an adaptable building structure. Characteristic for this strategy is the possibility of growth, shrinkage and adaptability in function over time. The new building structure should fullfill the requirements of a maximised programme, during the Olympics, as well as a minimal programme before (or after) the Olympics. The result is a main structure , called ‘the backbone’, that can be complemented with a substructure. The backbone enables a minimal structure, while the addition of a substructure allows adaptability to new building structures and other activities. 8.2.1 The shape of the backbone Before arriving at its final shape, I conducted some experiments (figure 49). The first variant, “The hallway”, is best suited to attach substructures, but the result is an endless repetition of walls from north to south. A second and third variant were hierarchical variants. The backbone shows differentiation and clear entrances, but the focus was wrong. In variant II most attention is focused on the parking garage and composting centre. Variant III is working against its own density. The centre of gravity is positioned in the thinly populated area. Variant IV deals with
During and after the Games it is imperative to have a substructure (figure 50). A criteria for the substructure is achieving maximum flexibility, while still having contact with “the backbone”. This contact is important for climate design and coherence of the building. The first two experiments were not flexible enough or did not have any contact with the backbone.The third variant, “a tree structure”, becomes more flexible, but doesn’t have the advantage of self sustaining units for workshops and ateliers. The fourth and final variant is therefore a hybrid variant. In some cases the substructure is directly linked to the backbone, but there is also space for selfsustaining spaces.
New proposal
During the Olympics it is most important that the Olympic Media site is well connected to the other venues in the Olympic park. Stratford station and the main entrances of the Olympic Park are located south of the Olympic Mediasite. The routing through the building is therefore mainly north-south orientated (figure 47).
The planned upgrade of Hackney Wick station and its adjacent surroundings (AAP Hackney) will provide better access to the Media site. Short term developments like new pedestrian links, road improvements and street furniture can also improve the public realm, which attracts people from outside Hackney.
London Olympics 2012
8.
the issues of the first three variants, but grows in the opposite direction of a potential future growth area. In the final variant, this problem is solved by an exception; one of the walls is shifted. Also differences in height and materialisation are applied in the main structure of the final variant. The upper part of the backbone is solid and has tall walls, while the lowest part is more transparent and adapted to the atmosphere of the greenhouses. The shifted element is applied as water element, fitting in the park landscape.
8.3 programme, routing and activity The first two steps determined external factors like routing and the structure of the building structure. The last step is to fit the different “Media” programmes from paragraph 7.1 into the building. Before the Olympics, the main structure is built to provide a minimum basis for public functions like a community centre (in the backbone). and small businesses (figure 51). The backbone functions as a startingpoint for the extension of the substructure in which local activities take place. The space between the backbone functions as construction site. Construction traffic moves on the east side of the building where it has easy access to the highway A12 (figure 48). An advantage is that the neighbourhood at the westside of the area does 63
London Olympics 2012
not have the nuisance of the construction traffic. Also, it possible to start small developments like the community gardens. After expansion of the activities at the west part of the backbone, a higher level of activity can be developed at the eastside. When the activities develop, the site can also attract larger functions like media and ICT.
New proposal
During the Games, creative industries and media have to be temporarily removed. Most of the activity will take place in the backbone, which is filled with temporary floorspace. Like this, 15.000m2 of extra space will be created for the International Broadcast Centre (IBC). The artists studios, workshops and office lofts provide smaller (office) spaces for the required programme of the Media Press Centre. (MPC). The ateliers and office lofts are entirely filled with spaces (figure 52). The Catering Village will be accomodated in 6m tall greenhouses. In the preparation stage of the Olympics, these greenhouses and the Olympic Mediasite are used to experiment with different kind of crops and production methods. During the Olympics broadcasters and press can show the local food strategy of London as an example to the rest of the world, but part of the meals could also be served by locally produced products. Directly after the Games, the Olympic Mediasite slowly transforms in the long term project. A transition period of 9-18 months is used to remove all temporary elements from the Olympic site. Spacious routing east of the backbone can be used for construction traffic. Waste and temporary materials from the Olympics can be brought to the recycle centre in the backbone. From this recycle centre, the raw materials will undergo further treatment in the workshops and artists studios or will be sold to professionals/ individuals. The creative industries that were involved already before the Olympics could use the raw products or ICT services needed for sale.
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After the Olympics there will also be an immense decrease in the amount of visitors and activity (figure 53) This impacts the use and routing of the building. The north-south connections, used during the Games, will move to west-east connections between the neighbourhood and the Olympic Legacy park. These connections have to be recovered and extended through the Olympic Village to the borough of Newham. On the long term the voids between the backbone will transform in a park landscape, covered by a shed roof. This landscape can be used for the yearly Hackney Wick Festival, harvest festivals or open theatre. Cranes hanging between the backbone structures could facilitate these activities. The building will also focus on more educational purposes. The entire process of (food)production, manufacturing, selling , recycling and composting becomes accessible AND visible for visitors. The local food production in the greenhouses is connected to a composting centre and grey water is purified in the wetlands. Visitors could taste and buy local products grown and created in and around the building.
figure 48 Improved connections between HW & Olympic Park Martine Verhoeven
figure 49 shaping process of the main structure â&#x20AC;&#x153;the backboneâ&#x20AC;? Martine Verhoeven
figure 50 Shaping process of the sub structure Martine Verhoeven
figure 51,51, Programme, activity and routing before, during and after the Olympics Martine Verhoeven
Routing Before
During
After
A12
Velodrome Olympic Village
Olympic Village
Newham
Hackney Wick Hackney Wick Station
Legacy park landscape Stratford station Hackney Wick Station
Enhanced connections between Hackney Wick and the Olympic park
figure 48 65
The shape of the backbone Before
During
After
The backbone
final variant “spaces and voids”
focus on parking garage
endless repetition
“Hierarchy up”
“The Hallway”
highest density
entrance south
entrance north
future growth
lowest density
“Hierarchy down”
figure 49 66
“One way growth”
and its substructure Before
During
After
substructure
low flexibility no direct link to the backbone
“The skeleton”
“Self sustaining units”
no self sustaining units
“The tree”
“Hybrid”
V
figure 50 67
Programme + activity Before
During
After
Activity low activity
extremely high activity
Bicycle project Programme Workshops Ateliers Media and fashion
Community Centre
Printing industries Parasites Greenhouses/ offices Experimental greenhouse
Routing West- East paths main routing construction traffic
figure 51 68
Cafe
Programme + activity Programm Before
During
After
Activity low activity
extremely high activity
Programme Parking
Parking
Composting
IBC
International Broadcast Centre Media Press Centre Catering Village
MPC Catering Village
Routing West- East paths main routing
figure 52 69
Programme + activity Before
During
After
Activity low w activity
extremely high activity
Programme
Recycle Centre
Parking
Media
Composting Recycle centre Workshops Ateliers Media and fashion Printing industries Parasites Greenhouses/ offices Aquaphonics
Routing West- East paths main routing car traffic
figure 53 70
Local Food Strategy
New proposal: A second life for Hackney the design
8.4 Design In chapter 6, “stakeholders and interests”, the socio, green and economic building use options presented different focuses for the future of the Olympic Mediasite. The result was a mix of these options. The criteria, derived from these options, are translated into a new programme in the first part of the new proposal. In this paragraph, the mixed-use programme will develop into an adaptable design.
Design for London (DfL) shows there are still studios left in Hackney Wick and Fish Island (figure 25), but DfL and NFASP also fear for aspirations ‘to make the boroughs more presentable to visitors’. This means the studios would not fit in the image of the boroughs anymore. However, case studies by Space Studios and Acme Studios in London show that these businesses could be an example of the ‘bottom-up’ approach, especially as this is a growing sector in London.
figure 53 main routing during the Olympics Martine Verhoeven
An alternative for bringing back creative industries, and even to expand them, is to offer small but affordable spaces on the Olympic Mediasite. “Affordable studio providers in London charge rents which are on average one third of those for physically comparable space on the open market (NFASP, 2007)”. The adaptable substructure, explained in paragraph 7.3, allows the users to rent a space of minimim 12.5m2 as well as 50m2 or even 100m2 (figure 57).
Material The chosen material for this structure is wood. Wood is affordable, demountable and allows the users to change the facade or floor elements depending on the needs (figure 57). The reference of Sergison Bates in Hackney shows the type of wood; douglas fir. Facade The standard facade elements are 0.5m or 1.0m in width and 2.7m in height. These dimensions are the result of the movable storage spaces (0.5m in width) which could work as storage and/or dividing element (figure 56). Each of the facade elements can be multiplied by 0.5m. Like this, the glass surface becomes larger, but also more expensive. Roof Due to the transformations each floor can also become a roof. Wooden planking as roofing is easier to remove than for example substrate and planting. Therefore, certain rules are applied to the roof. When there is only one floor built, the possibility of adapting is relatively high. Therefore, it is advisable to place wooden planking and demountable landscape elements like plant pots or furniture. In case of two floor levels the user is advised to choose between planking or non walkable grass or sedum (appr. 10cm thickness). In case of maximum occupation the roof can be
covered with (walkable) grass or small plants (appr. 20cm-45cm thickness). The roof of the ‘permanent’ substructure can be covered with a thick layer of substrate which holds bushes and flowers . The possibility of transformation depends upon the acitivities and usage of ‘your neighbours’. Because of this, a collaboration between artists will arise and self organisation will be stimulated. Currently, the lack of long term and secure property are pointed out as threats by the National Federation of Artists Studios. A clustering of multiple artists spaces or creative businesses together will increase the attractivity for developers and therewith also for artists. 8.4.2. Example II Green strategy in the office lofts linked to gardening In their current plans, the delivery authorities are mainly focusing on highly skilled “ICT” jobs in the future Media site. However, the local authorities plan to develop printing and media industries . The office lofts, large open office spaces, offer the opportunity for both of these industries.
New proposal
8.4.1. Example I: Socio economic strategy In the introduction Imrie and Raco describe the impact of the eviction of more than 200 small businesses at the Olympic site. The sites of these businesses were cheap and the industries depended mostly upon local workers. As a consequence of the Olympic developments, high rents make it impossible for those businesses to return.
Each block exists of a fixed substructure and adapatable space in between. The fixed substructure provides the necessary services like stairs, climate design, toilets and storage. In between these substructures the wall, facade and floor elements are demountable and could change in floorsizes (movable walls) and heights within certain boundaries (figure 56). The substructure and spaces have a maximum height of 9m and each of the spaces is build within 5.5m of width.
London Olympics 2012
8.
The office lofts will have double height floors, which allows for the addition of extra floorspace during or after the Olympics (figure 60). Also the facade is adaptable. The overhang of 1.5m on each side of the lofts can function as shading (outside) or the facade can be extended to transform the outside space in interior space. Roof The roofing of these offices will be green roofs. On the one hand for internal climate, on the other hand to promote the local food strategy. Besides using the landscape of the Olympic Mediasite for allotment gardens, the multiform urban tissue as Manuel de Solà-Morales describes it, could partly be stimulated. Users of the offices and creative industries are allowed appropriation 71
London Olympics 2012 New proposal
of the landscape with examples like allotment sculpture gardens (in collaboration with artists), installations or wild gardens (low-maintainance). One of the focuses of Barcelona’s legacy was (re) activating the public realm. This is a smaller but similar approach. 8.4.3 Example III: Socio- economic green strategy in the brickwork backbone The brickwork backbone is inspired on the past; a revival of the industrial factories in the Lower Lea Valley. Several decades ago warehouses, factories and depots dominated the surroundings of the future Media site. These buildings were made of steel frames cladded by brickwork. Most of the brickwork was even locally produced. In the materialisation and construction of the backbone the memory of Hackney’s industrial background will return. Structure The backbone ondergoes the most complex physical transformations. Before the Olympics the brickwork backbone will provide a small information- and community centre. This can be publicly funded to educate and train local communities. The backbone is made of a visible steel structure on the inside and prefab brickwork cladding on the outside. These prefab elements could be demounted with the help of a crane (in between two backbone walls) to provide openings for the Olympics situation During the Olympics the brickwork backbone transforms into infrastructural space. The temporary floors, build between two backbones, are mainly accessible by elevators and stairs in the backbone. Also climate design for the temporary International Broacast Centre could be provided by the backbone. The entire construction is covered by a shed roof. The roof provides daylight and comfort for the interior. Optionally the shed roof could be integrated with solar PV cells for sustainable energy generation. After the Olympics, all the temporary roofs and facades will be demounted and brought to the
72
adjacent recycle centre. Here, the materials can be reused for other puposes. The openings in the brickwork wall, used for infrastructure, can be covered with glass elements, (open) brickwork elements or parasites. The last mentioned option provides extra space for the community centre of offices after the Olympics. The void in between the two brickwork walls becomes a covered park landscape. This park can be used for activities like the yearly Hackney Wick festival, markets, harvest festivals or open theatre. The crane is meant to demount/ adapt the floor and facade elements before, during and after the Olympics, but can also be used for these activities
8.4.4. Extra: The bicycle project One of the aims in Johnson’s London Plan was the realisation of the London Bicycle Project (figure 46a). In the summer of 2010 the ‘Boris bikes’ are launched in London. Over 5,000 bicycles had to be produced for this cycle hire scheme. This project could be the Pre-project to get attention for the developments at the Olympic Mediasite and involvement in jobs for local communties.
figure 54, Masterplan connections neighbourhood Martine Verhoeven
figure 55,56 Part of the Olympic Media site Martine Verhoeven
figure 57, 58,59,60 Principles of the ateliers and workshops Martine Verhoeven
figure 61, 62 Principles of the office lofts Martine Verhoeven
figure 63, 64 Principles of the brickwork ‘backbone’ Martine Verhoeven
Connections Mediasite Before
During
After
Maquette 1:500 - photograph
Hackney Wick station
figure 54 73
Part of the Olympic site Before
figure 55 74
During
After
Backbone structure
office loft ateliers
figure 56 75
Artists studios Before
During
50m2
After
division
50m2
walls
facade
roof
25m2
25m2
12.5m2
12.5m2
12.5m2
12.5m2
12.5m2
25m2
50m2
25m2
figure 57 76
12.5m2
Artists studios and workshops
50m2
Before
division
walls
roof
During
After
facade
services storage
volumes aadding dding n new ew flo oors ors and objectss
services vs. functional
adding new floors and objects
figure 58 77
Artist studios and workshops Before
During
50m2
After
division
walls
roof
facade demountable +/substrate 50-70cm
demountable ++ wooden deck 3 cm
figure 59 78
demountable + grass roof 5-8cm
Artist studios and workshops
50m2
Before
division
“Atelier”
walls
roof
During
After
facade
““The Bicycle workshop”
figure 60
79
Principle office lofts Before
During
After facad
exterior
interior
p
figure 61 80
left
right
Principle Office lofts Before
During
After
facad
exterior
interior
Double height
Single height figure 62 81
Principles Brickwork Backbone Before
figure 63 82
During
After
The brickwork ‘backbone’ Before
During
After
figure 64 83
References
Livingstone K ; East London Green Grid ; GLA, London, 2006 Livingstone K ; London Plan – Spatial development strategy for Greater London; GLA, London, 2004 Livingstone K; Lower Lea Valley Framework - Opportunity area planning framework, GLA, London, 2007
Arup & Partners; Environmental Sustainable Design Manual for Stratford City, 2006
LOGOC; Towards a one planet 2012 –London Sustainability Plan; ISO14001, London, 2007
Avermaete T, Havik K, Teerds H; Architectural Positions - Architecture, Modernity and the public sphere, Boom uitgeverij b.v., 2009
London East Research Insitute; A lasting legacy for London? ; London Assembly, London, 2007 Municipality of Hackney; Borough profile, 2006
Bellamy E; Looking Backward; Ticknor, New York, 1888 Municipality of Hackney; Draft Area Action Plan Hackney, 2009 Blair, T; A better quality of living; London, 1999 Municipality of Hackney; Hackney Community Strategy, 2008 Burdett R, Sudjic D; The Endless City; Phaidon, 2008 Municipality of Newham; Area Action Plan Newham City Fringe Partners; City Growth Strategy, 2005 Municipality of Tower Hamlets; Area Action Plan Tower Hamlets City Fringe Partners; Bridging the Gap – review 1998-2003, 2009 Municipality of Tower Hamlets; High Street 2012, pdf 2010 Couch C., Fraser C., Percy S; Urban regeneration in Europe; Blackwell, Oxford, 2003 Municipality of Tower Hamlets; Strategy and programme - London Borough of Tower Hamlets Department for Communities and Local Government; London 2012 Olympic Games - scoping the analytical and legacy issues for LCG; London, 2009 Department for Communities and Local Government; Thames Gateway Strategic Framework summary, HMSO, London, 2006
Municipality of Waltham Forest; Area Action Plan Waltham Forest Maas, W, MVRDV; Metacity – Datatown ; 010 Publishers; Rotterdam, 1999 National Audt Office; Thames Gateway - Laying the foundations, HMSO, London, 2007
Design for London; Creative potential - Hackney Wick & Fish Island, 2009 NAI, MVRDV, Berlage Institure, AVBR; NL28 Olympic fire – future games; NAI publishers, Rotterdam, 2008 Dienst Ruimtelijke Orderning Amsterdam; handleiding daktuinen; Spinhex Industrie, Amsterdam, 2004 NCE; article: work starts on 2012 Olympic Media Centre, April 2009 Ebenezer H; Garden cities of tomorrow, London, 1902 Gold J.R., Gold M.M; Olympic Cities- city agendas, planning and the worlds games; Routledge, 2007 Hall P; Cities of Tomorrow - third edition; Blackwell, London, 2002 Imrie R., Thomas H; The wrong side of the tracks - a case study of local economic regeneration in Britain - Policy and politics, 1992 Imrie R., Lees L., Raco M; Regenerating London - governance, sustainability and community in a global city; Routledge, London, 2009 Johnson B; London Plan – Spatial development strategy for Greater London; Greater London Authority, London, 2009
NFASP, Captial studios; artists studios: a guide to securing, supporting and creating affordable workspaces in London; 2007 Raco M., Tunney E; Visibilities and invisibilities in urban development: small business communities and the London Olympics 2012; Urban Studies Journal, published march 2010 Rogers R; Towards a strong urban renaissance – an independent report by the urban task force; 1999 Shepherd J, Westaway J, Lee T; A social atlas of London; Clarendon Press, Oxford, 1974 Solà Morales M; Public Spaces - Collective Spaces; La Vanguardia, Barcelona, 1992, from Architectural Positions: 2009 Timmeren et al; DIEMIGO - Research Faculteit Bouwkunde; 2009
84
International Olympic Committee; Report of the IOC Evaluation Commission for the Games of the XXX Olympiad in 2012,; Lausanne, 2005
Timmeren van A; Autonomie en heteronomie, Uitgeverij Eburon, Delft, 2006
Leenes, Popkje Winfrieda; Natural resource use for food - land, water and energy in production and consumption systems;2006
Tillie N.,Dobbelsteen van den A.,Doepel D., Jager de W., Joubert M.,Mayenburg D.; REAP – Rotterdam Energy Approach and Planning; Rotterdam Climate Initiative, Rotterdam, 2009
Urban Age programme; Cities and social equity – inequality, territory and urban form; London School of Economics and Political Sciences; 2009 Viljoen A; CPULs – Continous productive urban landscapes; Architectural Press,2005 Vrijaldenhoven T. van; Reaching Beyond the Gold; 010 Publishers, Rotterdam, 2007
London Olympics 2012
Tjallingi, S.P.; Ecological Conditions - strategies and structures in environemtal planing, Wageningen, 1996
Others (Manor gardens allotments): BBC Documentary: Building the Olympic Dream “Last stand at Stratford”, Wednesday 11th March 2009, BBC BBC Documnetary Inside Out, 30th October 2006, BBC www.lifeisland.org
Others (3d animations of the ateliers, office lofts and Backbone):
References
www.Peppr.nl - Roland Peelen and Peter Paul Oldenzeel
85
APPENDIX A: neighbourhood maps Legends
Map 1: Past situation
Map 3: New proposal: Olympics 2012
artists studios
Map 4: New proposal : Post-Olympics y p
International Broadcast Centre (IBC)
Recycle centre
construction/fabricators Media Press Centre (MPC)
Workshops
Catering Village
Ateliers
glass production furniture repair printing industries Primary school Hackney Marsches
Key
boundary Olympic Legacy Plan development Hackney Wick station bicycle route
L
Information Parking garage
Allot. gardens
@
Media Technologies
L
Community Centre
walking route public park landscape
Hockey fields
Composting
Handball arena
Living machine Aquaphonics School Garden project Greenhouses Greenwheels/ parking Multi Use Sports Venue (MUSV)
allotments/ gardening projects future development area
wetland - helofytenfilter
Past situation: before the Olympics Before
During
After
Hackney Marsches A12
Allot. gdns
Depot
warehouse
Recreation ground
warehouse
Depot
Allot. gdns Depot
Hackney Wick Station
Present situation: before the Olympics Before
During
After
BMX Venue
Parking garage
Hockey Fencing
IBC
MPC
Catering Villlage
MUSV
New proposal: Olympics 2012 Before
During
After
Velod lodrome od ±5m walking
N
A12
Parking g garage g g
Hockeyy fields
Olyympic Village Ol ±10m walking ±
IBC
Wetlands
L
information
Catering g Village g
IBC
MUSV
Stratford International Station
Eurostar
±5-10m walking
Stratford Station ±15-20m walking
Hackney Wick H Wick Station Stati n Aquatics, Main Stadium ±10-15m walking
New proposal: Post-Olympics Before
During
After Velod odro drome e ±5m m wa walking
N A12
Greenwheels
drop off
Composting p g Recycle y Centr
Olyympic Village Ol ±10m walking ±
L
Communityy Centre Wetlands
Media tech. Living g machine
greenhouses
Aquaphonics q p
Stratford International Station
Eurostar
±5-10m walking MUSV
Stratford Station ±15-20m walking
Hackney Wick H Wick Station Stati n
Contact ir. Martine Verhoeven Scheepmakerspassage 17 3011 VH Rotterdam The Netherlands +31630732404 verhoevenmad@gmail.com