Technical Report - The Pleasure of Ruin by MODs Design Studio

University Greenwich [ TheofPleasure of Ruin ]

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The Pleasure of Ruin Technical Report Michael Oâ&#x20AC;&#x2122;Donnell

[ University of Greenwich ]

[ Technical Report ]

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ The Pleasure of Ruin ]

[ www.modsdesignstudio.com ]

[ University of Greenwich ]

[ Technical Report ]

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ The Pleasure of Ruin ]

Acknowledgement

Iâ&#x20AC;&#x2122;d like to thank my Design and Technical Tutors - Melissa Appleton, Rahesh Ramachandran and all the team members of Unit 6. A special thank you goes to our Practice Tutor Larissa Johnston, Structural Engineer Lee Franck, the Environmental Consultants at Max Fordham , guest speakers of 2013-14 Architecture Lecture Series including the Professional Practice Seminar and the Cross Unit Critque panel.

[ University of Greenwich ]

[ Technical Report ]

by Darwin Press

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

Contents Section 1 Introduction to Unit Brief Artefact + Concept- Growth and Decay Background of the Heygate Proposed Future for the Heygate Clients Clientâ&#x20AC;&#x2122;s Basic Requirements The Ruins of Heygate Introduction to Site History of Elephant and Castle History of the Heygate Photos of the Heygate Site Conditions Environmental Influences Conceptual Strategies General Plan and Sections The Big Debate Statutory Approval Consultant and Construction Team Programmatic and Cost Implications

Section 2 Structures Understanding the Heygate Building Intervention - Library Construction Building Intervention - Library Components Environment Building Intervention - Library List of Figures and Diagrams Bibliography

[ University of Greenwich ]

[ Technical Report ]

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ The Pleasure of Ruin ]

[ www.modsdesignstudio.com ]

The Pleasure of Ruin Technical Report Michael Oâ&#x20AC;&#x2122;Donnell

[ Michael O’Donnell ]

[ Technical Report ]

Introduction to Unit Brief “Ruins are richly suggestive they can imply potential as well as loss. To contemplate the past is to imagine the future, and ruination is often a precursor to change” Jonathan Hill - “Weather Architecture” - (Hill, 2012, p. 96)

[ University of Greenwich ]

The Pleasure of Ruin

Ruins evoke mystery and images of things past. They allow one to fantasize about mystery. A ruin can impress with its darkness and can make one apprehensive. One thinks of lives past and of those lives yet to come when we are gone. Historically ruins have fascinated architects and artists who create mythologies and visions around them Fig.1. Jonathan Hill in his book “Weather Architecture” says “Ruins are richly suggestive: they can imply potential as well as loss. To contemplate the past is to imagine the future, and ruination is often a precursor to change” The brief for Unit 6 focuses on the Heygate Estate, a 1970s concrete ruin which lies in the centre of the traffic gyratory system known as the Elephant and Castle in South London. The task is to explore the inherent quality of this ruin, looking back into the past, but at the same time looking into the future. The original development, comprised of three large blocks of flats, in the central area of which a group of six maisonettes with small gardens was built. For some years most of the estate has been uninhabited and deteriorating and the maisonettes are now in ruins. In the central area the surrounding land and untended gardens have become rich in diverse trees and plants and a habitat for wildlife.

Fig.1 Joseph Gandy, under the instructions of architect John Soane, even went so far as to draw the new Bank of England as a ruin of antiquity.

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Artefact + Concept- Growth and Decay Archie-logical Dig Fig.4 A numerical measure will only give part of the story of the landscape. The other measure is that of the completive survey. The interesting qualities of decay and ruin is the contrast in the growth of other elements. They are often relics of forgotten beliefs and failed ideologies. The wild landscape set within the heart of London is an idea that is worthy of developing Fig. 2-3. The empty buildings allows the wildlife to naturally flourish.

Fig. 2-3. The wild landscape set within the heart London.

Fig. 4 Archielogical Dig Diagram

“Gauging the topographical facts of the land is a reflection of the character of the society that has shaped it. The measure of the landscape is precise and determinate. However, determinations enabled by measure are slippery and fictional. Often veiling ( or denying) life’s innate richness, diversity and freedom. The term measure can be used in a specific way through dimension, gauge and precautionary steps or in a more poetic manner that portrays the essences of the space.” (Corner, 1996, p. 427)

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Background of the Heygate The Heygate Estate was developed by London County Council (LCC) in the 1970s. The Architect employed was Tim Tinker. The original utopian intentions of the planners were not all successful. The flats were designed to provide homes in the new ideal of mass housing provision. It was imagined that a new kind of social interaction would be fostered where cars and traffic were sited at the lower levels, separated from living areas and people in the floors above. Fig. 7 In reality, the lower levels for cars were dark and lonely and became areas for criminal activities, and people were afraid of them. Flats accessed by long galleries did not facilitate social cohesion and friendliness of the kind which naturally occurred in streets and over garden fences. Fig.6-8

[ University of Greenwich ]

In the centre of the space formed by the blocks of flats lies an overgrown area with several ruined maisonettes around which gardens have run wild forming a natural wild oasis rare in the heart of London. This represents highly desirable values which have a distinctly utopian feel.

Fig. 5 Historical map of the previous terraced housing.

Fig. 6 The original utopian intentions were not achieved

Fig. 7 Walkways did not facilitate social cohesion and friendliness

Fig. 8 The lower levels for cars were dark, threatening and isolated.

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Proposed Future for the Heygate

Southwark Council has commissioned plans for total redevelopment of the whole site and surrounding area. •

Coordinating developers are Lend Lease.

•

Sub-contracted Architects from Make Fig 9

•

Sub-contracted Landscape Architects are Grants Associates Fig. 10

•

A consultancy company, Soundings - neutral advice and engagement with interested parties.

Redeveloping the whole estate overlooks the fact that there are unique features in the 1970s development that are worthy of preservation. Accordingly an alternative plan is offered and the following document outlines the argument and means for doing this. Fig. 9-10 Lend Lease’s new proposal

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Clients :The 20th Century Society & Southwark Council Park Department

[ University of Greenwich ]

A new design is proposed which will give access for viewing of the wildlife area from a series of walkway observation points that extend over the area. A new headquarters for the 20th Century Society will be the main focal point of the building intervention. The purpose of the society inhabiting the site is to preserve selected structures and comparing different construction methods.

Fig. 11,12,13 - New Wilderness and Museum inspired by the works of Piranesi

Client 1 - The 20th Century Society The 20th Century Society, which aims to safeguard the heritage of architecture and design in Britain from 1914 onwards. The Heygate is one such example and the Society has conducted a campaign to preserve it.

Heritage - “The Twentieth Century Society exists to safeguard the heritage of architecture and design in Britain”

Education -“One of the 20th Century Society’s prime objectives is education, with education comes appreciation.”

Conservation - “Another prime objective, comes the continued opportunity for extending our knowledge” (All quotations from 20th Century Society)

Client 2

Southwark Parks Department

Southwark Parks Department want to develop a new park in the new Lend Lease development plans. However, a small natural wildlife park already exists. This merits preservation with better access. The policies of the Southwark Councils Biodiversity Action Plan outline the boroughs ambitions.

Wildlife and Ecosystem services

The Urban Forest

The Built Environment

Climate change and sustainability

Connecting with nature (Southwark Councils Biodiversity Action Plan)

[ University of Greenwich ]

[ Technical Report ]

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

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Clientâ&#x20AC;&#x2122;s Basic Requirements :Headquarters

and Parkland Schedule of Accommodation

20th Century Society Requirements

Southwark Parks Department Requirements

Lecture rooms

Education

Archive/ Museum

New access through the estate

Library

New building intervention The Built Environment

Meeting Rooms

Preservation of Heygate

Headquarters Co-hesion surrounding area

Offices The Urban Forest

Heritage

Conservation

Long Term Strategy

Different prefabrication 20th and 21st Century.

methods

Viewing points

Preservation

Development of the surrounding area

Connecting with nature

Wildlife and Ecosystem Services

Remainder of the estate is reused and adapted for mixed use

Wild Landscape

Parkland

Management of landscape Maintenance of landscape

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ University of Greenwich ]

[ Technical Report ]

The Ruins of Heygate Projection To Ruins and Ruin Lust

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Fig. 14 Projected landscape of the Pleasure of Ruin -Completive Survey

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ University of Greenwich ]

Ch em ica ld am ag e

Th er m al da m ag e

Ag g

re ga te ex pa ns io n

Ph ys ica ld am ag e

[ Technical Report ]

Concrete Degradation

Aggregate expansion

Chemical damage

Cause

Chemical reactions in concrete, leading to damaging expansive phenomena.

Effect

Loss of strength, as well as attacking the steel reinforcement present in most concrete.

Calcium chloride - have been shown to leach calcium hydroxide.

It cause the formation of cracks and disrupt the concrete structure.

Sulfate-reducing bacteria in untreated sewage which is oxidized on the surface above the water level to sulfuric acid.

When in contact with concrete can cause chemical changes to the cement leading to loss of strength.

Carbonation - Carbon dioxide from air can react with the calcium hydroxide in concrete to form calcium carbonate.

It increases mechanical strength of concrete, it also decreases alkalinity, which is essential for corrosion prevention of the reinforcement steel.

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Co rr os io n

of re in fo rc em en tb ar s

Ba cte ria lc or ro sio n

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Concrete Degradation

Cause

Effect

Physical damage

Damage can occur during the casting, de-shuttering processes and general lack of maintenance.

The steel shuttering pinches the top surface of a concrete slab due to the weight of the next slab being constructed

Thermal damage

Up to about 300 째C, the concrete undergoes normal thermal expansion. Above that temperature, shrinkage occurs due to water loss.

The aggregate continues expanding, which causes internal stresses.

Concrete exposed to very high temperatures very rapidly lead to water evaporating inside concrete

Corrosion of reinforcement bars

The expansion of the corrosion products of carbon steel reinforcement structures may induce mechanical stress.

Fig.15 Projected ruinous condition of the Heygate.

Induced explosive spalling of the concrete.

It can cause the formation of cracks and disrupt the concrete structure. Fig. 16 Research collated from Freyssinet Concrete Repair and Enhancement

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ University of Greenwich ]

[ Technical Report ]

Fig. 17 Conceptual Intervention into the Ruins - Numerical Survey

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Fig. 17 Comparing the Completive with the Numerical interventions

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Introduction to Site: The Heygate Estate

[ University of Greenwich ]

Context Country: England City: London Borough: Southwark

Site located in South London known as the Elephant and Castle. It lies at the centre of a complex road infrastructure that effectively isolating it from the surrounding area. The site is bounded by three twelve-story blocks of flats. It lies in the centre of which were a small group of maisonettes with gardens. Access to the maisonettes from the locality beyond the Heygate flats is very limited. The evolution of these gardens around the ruins of the dwellings that have evolved into a wildlife oasis.

Fig. 18-22 Aerial views zooming into London and the Heygate

Fig. 23 Aerial view of the Heygate. Maisonettes - Heygate

Heygate Estate

12 Storey Blocks - Heygate

Elephant and Castle Station

Coronet Cinema

Strata Tower

Elephant and Castle Roundabout

[ Michael O’Donnell ]

[ Technical Report ]

History of Elephant and Castle

[ University of Greenwich ]

Historically, the transport infrastructure has always been strong at the Elephant and Castle. The first overland rail link arrived in 1862. By 1903, both the London’s Underground Northern Line and the electric tram had reached the area. The decline in the area was due to the bombings that devastated London during the Blitz. In the 1940s 50 acres were identified for redevelopment. High density, slab-blocked estates and a large road infrastructure replaced the terraced streets.

Fig.24

The Faraday monument on the existing roundabout that contains an electricity substation replaced the Dance Hall. In the 1960s the Elephant and Castle shopping centre was built, the first of its kind in Europe.

Fig.25

Fig.24- 31 Historical pictures and maps of the Heygate and surrounding area- Lend lease doc. Fig.27 1746 Roque’s map

Fig.28 1813 Horwood’s map

Fig.26 Fig.29 1862 Stanford’s map

Fig.30 1952 OS map

Fig.31 1979 - 87 OS map

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History of the Heygate The area was originally residential terraced housing, but partial destruction from bombing during the Second World War led to requirements for rebuilding. The following description was published in the original plan for the Heygate. In a pamphlet dated 1969 it is stated that planners wanted to create “a city that will be higher in the air, more spacious on the ground with traffic and pedestrians travelling at different levels”Fig. 3. A traffic gyratory system, 2km of labyrinthine pedestrian subways and a large enclosed shopping mall were created. Alongside, a 1200 residential unit, a prefabricated system (Fig. 32) of flats was built called the Heygate Estate. The original development aimed to beautify the urban environment(Fig. 33-34), but has become the “epitome of ugliness” (Coleman 1985) (Fig. 35-36). Alice Coleman is forthright that social engineering of communities has not worked. Her book helped to form the policies of the government of her time.

Fig. 33 Original development

The blocks of flats have not been well maintained and are now derelict as most tenants have been moved out in order for current plans for regeneration to be undertaken. The maisonettes in the central area are in ruin and whilst parts of the overgrown surroundings are reminiscent of peaceful woodland, some corners are marred by graffiti and rubbish.

Fig. 34 Social engineering of communities

Fig. 35 “Epitome of ugliness” the deterioration of the Heygate

Fig.32 The prefabrication construction of the Heygate

Fig. 36 Over grown surroundings reminiscent of woodland marred by graffiti

[ Technical Report ]

Photos of the Heygate

[ University of Greenwich ]

4. 2. 1.

6. 7.

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

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[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

[ University of Greenwich ]

Site Conditions Environmental Influences

The sun rises in the East and sets in the West

Sun Path Analysis

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The tall blocks surrounding the centre area act as a barrier from the wind and noise. These issues contribute in providing a specific micro climate for the site.

South-Westerly prevailing wind Noise from surrounding area Deflections of noise and wind 12 storey blocks act as a barrier

Wind and Noise Path Analysis

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ University of Greenwich ]

[ Technical Report ]

Wildlife,Tree and Planting Study

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Geology Study

Superfal Deposits

Bedrock Geology

Alluvium -Clay, Silt and Sand Glacial Sand and Gravel - Sand and Gravel River Terrace Deposits - Sand and Gravel Sand and Gravel - Sand and Gravel Till - Diamiction Clay with Flints Formations - Diamicton

Brackesham Group and Barton Group - Solt and Clay Thames Group - Clay, Silt and Gravel Thanet Formation - Sand, Silt and Clay Lambeth Group - Clay, Silt, Sand and Gravel White Chalk Subgroup - Chalk Unkown

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Conceptual Strategies The Future of the Heygate Ruins Adapted, altered refurbished and retrofitted - 12-storey blocks

Existing Structures

Refurbished and reinstated- walkways and of selected maisonettes Partial demolished - Folly and Art invention - selected maisonettes

The plan is to vacate remaining residents to allow for safe demolition and reconstruction.

Demolition and ruinous state - selected maisonettes

Selected buildings will either be allowed to go into ruin by natural occurrence or safely demolished. Areas of the Heygate which will be allowed to go into ruin, include part of the blocks and some of the maisonettes.

[ University of Greenwich ]

Certain maisonettes on the periphery of the central area will be refurbished and maintained as examples of 20th century living set amongst the natural landscape.

Fig. 37 Ground floor plan indicating the demolished, preserved and building intervention

Fig. 38 Axo indicating the demolished, preserved and building intervention

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New Building Intervention The building intervention will be centred on the new developed wild landscape. The original building concept of prefabrication will be brought into the 21st century with modern techniques of construction using modern materials. The intervention will utilise modern construction techniques. The building materials will be varied in order to be appropriate for the envisaged use: Walkways Glazed Open air

Steel walkways accessed by ramps and steps, will link the outside area with the interior. Some of the walkways will be glazed and stretch out over the central ruins.

Walkways will connect a: Library

Archive/ museum

Lecture Rooms

Meeting rooms

The fully glazed library will connect the inside and outside and offer panoramic views of the surrounding landscape and 20th and 21st Century Architecture. The archive will be a heavyweight solid temperature controlled reinforced concrete structure to preserve the stored material from light and damp. It will be not be fully glazed in order that light can be controlled for the viewing of Power Point presentations, for example. Thus it will be constructed using steel and wood prefabrication.

Offices It is the intention to preserve the defining features of the original structures whilst at the same time making them accessible to the 21st century viewer. The new building structure will penetrate one of the 12 storey blocks. It will give new access from the road as well as opening up the ruined maisonettes in the central area to view alongside the 21st century techniques. Where the original building is penetrated the prefabricated building techniques of the 1970s will be exposed for comparison allowing the integrity of the different building techniques to be compared and celebrated.

Fig. 38 Roof Plan - Arrangement of use

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Landscape Strategy

[ University of Greenwich ]

Lend Lease proposed to lay out a completely new parkland - a completely new parkland which seems unnecessary and artificial compared with the existing conditions Fig. 40-41. Access to the natural wildlife which already exists will be controlled by means of the new walkways. This landscape would require cleansing and require some subtle management of the planting and wildlife habitats by wardens. Fig. 42.

Fig. 39 Possible projected ruined landscape

Fig. 40 Peaceful urban woodland.

Fig. 41 new parkland which seems unnecessary and artificial compared with the existing conditions

Fig. 42 This landscape would require cleansing and require some subtle management.

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Urban Strategy - Social Cohesion

Information collated by the company Soundings and the views of the Architects, Make, has helped to determine the urban strategy. Busy traffic gyratory system

Lack of cohesion with the surrounding area. Major barrier between the Heygate and communities beyond. Deterrent for most visitors and by-passing walkers.

The monolithic blocks

Isolated, dark and threatening.

The walkways

These observations form the basis of the decision of Southward Council to redevelop the whole site, which will include new formally laid out parkland. By contrast, developing the existing natural landscape envisaged by this writer, a new direct route both to and through the site will be created. New well-lit walkways will be on an axis creating a new cohesion within the surrounding contexts.

Proposed mixed use of the site is intended to create a safer place for residents and visitors. Building interventions penetrate the existing blocks and will be seen from the road.

Pedestrian routes - Perimeter of the Estate Existing walkways - Refurbished and improvement to lighting New Access route - New walkways

Reduce the threatening view of the blocks have contributed to the barriers to the surrounding community.

Fig. 43 Fig. 43 - 45 Walkways are isolated, dark and threatening

Fig. 44

Fig. 46 The new access routes through the Heygate creating cohesion with the surrounding area.

Fig. 45

[ Michael O’Donnell ]

[ Technical Report ]

The long term strategy

[ University of Greenwich ]

The long term strategy for the blocks of flats will be for them to be modified for mixed use creating a diverse 24-hour community. An example of a successful similar mixed use plan includes the Barbican development which was privately built in the 1970s at the same time as the Heygate. Adaptations to the Heygate could be inspired by the success of the Barbican design and might include some of the following facilities:

Fig. 47

•

Leisure and entertainment facilities including a cinema, pool and gym.

•

Play area for children set within the wildlife.

•

Vertical gardens.

•

Office spaces.

•

The ground floor garage space to be converted into retail and commerce use.

•

Exhibition and gallery facilities.

•

Combined flats to create larger spaces including removal of floors to create double height.

•

Reinstated residential units within the new mixed use.

Fig. 48

Fig. 47- 49 A successful example of mixed use The Barbican, in the City of London . Well lit and regularly used walkways. A diverse mix of use

Fig. 49

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[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

General Plan and Sections

Walkways Glazed Open air Library Archive/ museum Lecture Rooms

[ University of Greenwich ]

Meeting rooms Offices

Fig. 46 Roof Plan - Arrangement of use

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Library

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Section- A

[ University of Greenwich ]

12.

Plan Ground Floor - Section Cut -

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Building Intervention 1. Library 2. Archive 3. Exhibition Space 4. Office 5. Open Air Walkway 6. Glazed Walkway 7. Spiral Staircase to Archive 8. Lecture Room 9. Maintained Natural Landscape

12.

13.

10.

15.

17.

16.

11.

14.

Surrounding Context 10. Elephant and Castle Train Station 11. Bridge 12. Existing Heygate block 13. Elephant and Castle Shopping Centre 14. Elephant and Castle Roundabout 15. Coronet Theatre 16. New Kent Road 17. Elephant Road

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Section- B B

Plan Ground Floor - Section Cut - B

[ University of Greenwich ]

12.

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Building Intervention 1. Library 2. Archive 3. Exhibition Space 4. Office 5. Open Air Walkway 6. Glazed Walkway 8. Lecture Room 9. Maintained Natural Landscape 10. Folly /Art Intervention 11. Existing Maisonette 12. Folly / Viewing Platform 1.

11.

[ Michael O’Donnell ]

[ Technical Report ]

The Big Debate:

Arguments For and Against Keeping the Heygate

Comments and Concerns

[ University of Greenwich ]

Following consultation with relevant Council departments to check the feasibility of these options this information would be presented to local residents, journalists and architects. The present proposal would be assessed by a feasibility study based on research from Soundings and the writers own research.

“What does it mean to design a city? Its not just about buildings it’s about cohesion of place. The problem with the Elephant and Castle area is that the North American imported concept of shopping centres is visually an eye sore, its sits in a moat. It is almost a fortified island where cars take precedence - a car city. Regeneration is about improving the Elephant and Castle brand.” John Prevec- Architect at Make Architects (Prevc, 2013)

“Heygate has an elegance and generosity of spatial planning that its replacement will sorely lack.” Catherine Croft – The “20th Century Society (Croft, 2011 )

“Due to a range of physical design challenge, such as poor security, low energy efficiency and environmental issues, we agreed to rehouse residents and demolish the estate completely to make way for a regeneration of the area”

Southwark Council (Council, 2014)

“The reason I bang on about the aesthetic qualities of 60s buildings – to try to remind people that these estates were attempts to house a hell of a lot of people and in quite a dignified way.” Owen Hatherley author of Militant Modernism and A guide to the New Ruins of Great Britain (Moss, 2011)

“The aim is to create stronger east–west and north–south links, and, using a wide range of architects (perhaps a dozen or more), to design a mixed neighbourhood that places a premium on variety, connectivity and safety” (Littlefield, 2012, p. 123)

“There was a joy of arriving at a flat with hot running water and the sense of community fostered in the inception of Heygate. Promises have been made for local residents and I’m not sure they will be kept.” Jerry Flynn previous resident (End of an Era for Notorious Heygate Estate- Social housing gives way for high rise in prices)

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Fig. 49 Urban Splashâ&#x20AC;&#x2122;s redevelopment of Park Hill, Sheffield Completely refurbishing the larger blocks

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Fig. 51 The Chancel and Crossing of Tintern Abbey J. M. W. Turners Development of landscape into the picturesque.

Fig.50 FAT Architects collaboration with Grayson Perry Manipulation of existing building

Various schemes were initially considered, including:

Completely refurbishing the larger blocks and maisonettes Fig.

Preservation and refurbishment of existing elements whilst improving security through lighting.

Redeveloping the ground floor level as a place of commerce and retail.

Manipulating the existing blocks into mixed use.

Vertical gardens involving removal of existing dwellings to facilitate this. Existing wildlife area to be managed and developed into a picturesque

landscape.

[ Michael O’Donnell ]

[ Technical Report ]

Statutory Approval All projects require statutory approval before they can commence As the new proposal is a major project and the intended use is changing approvals will be required. Built planning permission is required from Southwark Council. All Local Authorities must have a Local Plan that is consistent with the National Planning Policy Framework and Planning and Compulsory Purchase Act 2004. The new proposal will need to meet the requirements set out by the Unitary Development Plan (UDP).

[ University of Greenwich ]

Planning Permission

Building Control Regulations Approval

As the new proposal is a major project and the intended use is changing approvals will be required. Built planning permission is required from Southwark Council. All Local Authorities must have a Local Plan that is consistent with the National Planning Policy Framework and Planning and Compulsory Purchase Act 2004.

Under the Building Act 1984 all buildings must meet the MINIMUM standards set out in the approved Building Regulations. The Approved Document is broken down into different sections. Part A (Structural Safety) Part B (Fire Safety) Part C (Resistance to Contaminants and Moisture) Part D (Toxic Substances) Part E (Resistance to Sound) Part F (Ventilation) Part G (Sanitation, Hot Water and Water Efficiency Part H (Drainage and Waste Disposal) Part J (Heat producing appliances) Part K (Protection from falling) Part L (Conservation of Fuel) Part M (access to Buildings) Part N (Glazing Safety) Part P (Electrical Safety)

Environmental Agency

London Mayors Office

Developing on 1 hectare or more of land, the environmental agency needs consulting for statutory approvals

The Mayor requires consultation as the planning applications has the potential to be of “strategic importance” (Authority, 2014) to London. It must comply with the governments criteria as outlined by the Mayor of London Order 2008.

Statutory Approval: Planning The UDP is the local councilâ&#x20AC;&#x2122;s statutory plan and policies for the development of the city and the local borough. The policies are used to guide conservation, development, regeneration and environmental aspects of the local Council boroughs.

The main objective of the concept is to convert a dysfunctional area of land and building into an attractive revitalized community asset. Therefore, there are major issues for planning. In order to realize adaptations and new access for buildings, a new public landscape and a new museum for Southwark and London, various permissions will have to be sought.

The Positive Impact The Positive Impact of the design can be seen in both the new facilities and the enhanced surrounding landscape. A new urban wilderness parkland will be created, and an attractive recreational area will be developed. Along with the nearby Imperial War Museum the new 20th Century Society Headquarters in the Heygate, incorporating museum, archive space and educational facilities tourism will be enhanced and should contribute to the economy of Southwark. A more attractive visual impact will enhance public perception of the area.

Negative Impact It is negative aspect of the current proposal that since the flats have been empty the area has lost a large number of essential housing units which must be replaced (refer to Section 106 UDP). The Lend Lease plan makes up this short fall but the alternative plans for adaptation do not.

Future planning to replace these units elsewhere could be offered in mitigation through Section 106 agreements .

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Statutory Approval: Planning 20th Century Society Headquarters and Wild Parkland

As the proposal is a major redevelopment in London the following approvals, consultation and studies will be needed.

Approvals

Southwark Council Building Control

[ University of Greenwich ]

Mayor of London

Public Local Communities

Planning Permission

Consultation

Mayors Office

Southwark Council Stake Holders Environmental Agency

Planning Drawings Traffic impact during and after construction

Documents required for planning

Economic Case on regeneration of the area including job creation and new business opportunities Noise Impact

Environmental Impact Study

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Planning Issues and Argument: 20th Century Society Headquarters and Wild Parkland

The new proposal will need to meet the requirements set out by the Unitary Development Plan (UDP). The UDP is the local councilâ&#x20AC;&#x2122;s statutory plan and policies for the development of the city and the local borough. The policies are used to guide conservation, development, regeneration and environmental aspects of the local Council boroughs.

Open Space

OBJECTIVE C.5: TO FACILITATE THE PROVISION OF A RANGE OF DIFFERENT TYPES OF OPEN SPACE TO MEET COMMUNITY NEEDâ&#x20AC;&#x2122;S. 4.33 Cuts in public expenditure have had an adverse impact on the maintenance of Council Parks, gardens as well as revenue support for community initiated environmental improvements. 4.34 The priority now is a strategy to supply a network of good quality open areas which provide a range of formal and informal open air experiences to meet the needs of all sections of Southwark's population, as well as safeguarding and enhancing nature conservation. The aim is to improve the quality of the environment, enhance the quality of life of all residents and promote the image of the Borough as a good place in which to live, work and invest.

Argument

4.33 - Outdoor space already exists and will be improved by careful management and attention to access and regard to safety. 4.34, The facilities will be available for the visitors, the neighbourhood as well as future residents. This aims to foster community and social interaction thus improving the image of the Borough. Indoor spaces for lectures rooms and library will give opportunities for social and community activity. 4.35 - A small play area with educational talks from the wardens about the plants and wildlife.

4.35 This contains policies to protect and enhance play spaces for children, encourage community use, protect and enhance recreational, safeguard allotments, and protect the use of Metropolitan Open Land, including Green Chains, to bring London-wide and local benefits. Open Space Provision POLICY C.5.1: Within an Open Space Strategy, they will seek to: (i) protect and enhance the quality of open spaces (ii) provide new open spaces (iii) identify alternative uses for areas of open space Reason: 4.36 The requirement for open space provision to meet community need. New open space provision. 4.37 The Council will take these factors into account in decision making, basing provision standards on those contained in the Planning Policy Guidance on Sport and Recreation. The Council has a duty to publicise any proposed disposals or changes of use of public open Space. Fig. 53-54 The museum at Hamar by Sverre Fehn. The use of walkway allows the visitor to experience the museum

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

External Space

UDP POLICY E.2.5:

[ University of Greenwich ]

New developments and refurbishments should display a high standard of landscape and townscape design compatible with safety and security, to include: (i) landscape coordinated with overall design (ii) new tree planting (iii) incorporation of existing planting (iv) creation and retention of naturalistic landscapes of nature conservation interest (v) good design and quality of materials (vi) well designed street furniture, lighting (vii) graffiti and vandal-resistant materials; (viii) commitment to maintenance and replacement (ix) safety and security measures (x) accessibility for people with disabilities

Argument

(i) - (vi) The preservation and development of the existing planting is a key concept strategy. Landscape is an integral aspect to the design and fundamental as one of the main drivers for the building intervention. (vii), (viii), (ix) the removal of existing graffiti is planned and maintenance and safety through wardens envisaged. The building materials chosen will allow the landscape to be enjoyed and experienced. (x) ramps and steps provide alternative access to walkways

Reason: 3.20 The quality of the environment created by new development depends not only on the design of buildings but also on the design of landscaping (e.g. tree planting).These aspects need to be coordinate with one another and with the design and layout of new buildings.

Fig. 55-56 A similar philosophy to the planned proposal is Astley Castle. A scheme that places the new building at the heart of the old, demonstrating preservation and conservation.

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Conservation

Argument

UDP - OBJECTIVE E.4: TO CONSERVE, PROTECT AND ENHANCE THE CHARACTER OF AREAS, BUILDINGS PARKS AND GARDENS OF ENVIRONMENTAL QUALITY, ARCHITECTURAL AND HISTORICAL INTEREST. 3.37 Street scenes, parks, open spaces and buildings of high quality. They contribute to the quality of life of the Borough’s residents, workers and visitors. Buildings are considered worth enhancing and not be allowed to decline. They will be protected by planning and other powers. This should not result in change being prohibited, but should ensure that new developments will enhance these areas and preserve their character. The historic buildings of Southwark are of London wide and nationwide importance, and any loss of this heritage is therefore of local and national concern.

3.37 -The environmental quality of this iconic 1970s area has not been fully realized. The preservation of the existing building fabric and surrounding landscape along with the enhancements envisaged, aim to realize the potential of the area and its character. The quality of life of the community and the area beyond will be thus improved. 4.1 - Specific aspects of the Heygate will be identified for conservation and new features have been designed to facilitate appreciation of these aspects. 4.4 - It is hoped that the skilful preservation and adaptations of the Brutalist style Architecture of the Heygate, which has a negative reputation, may become more positive. 4.7 – The long term strategy of the improvements will highlight the importance of the Heygate as a unique example of building structures of the mid-twentieth century. In time this area may merit listing.

Conservation Area POLICY E.4.1 The Council will designate new conservation areas and extend conservation areas. Seek to preserve and enhance the character and appearance of conservation areas. This will include the architectural and historic quality, character and coherence of the buildings and the contribution which they make to the special interest of the area.

4.8 – Restoration and preservation will be a priority wherever possible.

Protection of Buildings of Special Architectural or Historical Interest POLICY E.4.4: The Council will make recommendations to the Department of National Heritage to list buildings, structures, monuments and other elements of the built environment of special architectural or historic interest, to protect those buildings and structures in danger of demolition or alteration. Preservation and Restoration of Listed Buildings and Other Structures of Architectural or Historic Merit POLICY E.4.7: To ensure that listed buildings and other structures of architectural, historic or townscape importance are kept in a good state of repair. Architectural Salvage POLICY E.4.8: The Council will normally resist the removal of artefacts from historic buildings. If building or conservation area consent is granted for demolition or part demolition, the Council will encourage the removal, storage, restoration and reuse of suitable elements.

Fig. 57-58 The Geffrye Museum is dedicated to the history of the home - in a similar way the new proposal will reflect changes in society in the 20th Century.

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Ecology and Trees

Argument

UDP - OBJECTIVE E.6: TO PROTECT, ENHANCE AND CREATE SITES OF ECOLOGICAL VALUE. 3.66 Southwark has heritage of trees and numerous sites which are of significance for nature conservation, visual amenity and their broader ecological value. Many of these are locally important sites which are rich in wildlife despite their Inner London location. Other sites are of borough-wide significance, while wooded areas in the south are of metropolitan significance. All these sites need appropriate management, protection and interpretation. Tree Preservation Orders

POLICY E.6.1:

3.67 To encourage the application of good standards of protection during development.

[ University of Greenwich ]

POLICY E.6.2:

Approval will not be given for the complete removal, felling, substantial thinning or new polarizing. 3.69 Trees are of value both in themselves and in the contribution they make to the environment. Care should be taken that they are protected and retained and not wilfully removed or damaged. Protection and Creation of Sites of Ecological Importance

POLICY E.6.3:

To encourage the preservation, conservation and interpretation of existing areas of woodland and other habitats of ecological importance and seek to create new areas where there are deficiencies. This includes: (i) identifying and evaluating sites, (ii) defining areas which are ecologically (iii) designating local nature reserves and sites of nature conservation importance; (iv) promoting awareness, appropriate use and management of sites of ecological importance in conjunction with schools, local environmental and community groups (v) encouraging opportunities with soil,plants and animals, the built and social environment by supporting facilities such as city farms, urban studies centres and community gardens; (vi) entering into management agreements

Objective 6 - 3.66 A priority will be the preservation of the naturally occurring wildlife sanctuary and wooded area that has evolved over time from the neglect of the gardens and surrounding landscape of the maisonettes. This area is rich in planting and wildlife already and should maintained, protected and managed with skill. 6.1 - There are many mature trees and shrubs that merit protection alongside additional planting. Management techniques will aim to strengthen the existing planting and removal of old imperfect planting will be kept to a minimum. 6.2 - The valuable parkland already exists and management and new planting will build upon the already rich urban ecology. There is natural wildlife habitat here which is already an area of significant ecological value for the future. 6.4 - As a resource this area will add to the existing nature reserves of Southwark.

3.72There are new ecological and environmental education facilities throughout the borough. They offer opportunities for the conservation of wildlife, observing and understanding what grows and lives around us, and fosters an understanding of local, national and global ecological issues. Local Nature Reserves and Sites of Nature Conservation Importance POLICY E.6.4: Planning permission will not normally be granted for any proposal that would result in the loss of or damage to designated Local Nature Reserves or Sites of Nature Conservation Importance. Fig. 59-60 The Heygate area is rich in planting and wildlife already and should maintained, protected and managed with skill.

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Leisure and Recreation

Argument

Argument Leisure and Recreation

UDP OBJECTIVE C.4:

4.26 - The walkways, ramps and lifts provide equal access for elderly and disabled visitors.

TO FACILITATE THE PROVISION OF A RANGE OF DIFFERENT TYPES, OF LEISURE AND RECREATIONAL FACILITIES TO MEET THE NEEDS OF SOUTHWARK'S RESIDENTS

4.2, 4.1 - The educational elements and wild parkland of the new proposal facilitate leisure and recreation. Guided wildlife walks are planned.

4.26 Formal leisure and recreational provision that offer opportunity for women, the elderly, or people with disabilities to participate. New Leisure and Recreational Facilities POLICY C.4.2: Planning permission for new and improved leisure and recreation provision will normally be granted where there is under provision.

Chapter 4 - Community & social facilities 4.1 To protect the existing and to ensure the future supply of community and social facility provision. The essential aim is to meet the needs of every section of Southwark's population, and to deal with the inequalities of provision which currently exist.

Fig. 61-62 The New York High Line gives visitors both a new access routes and views of the city. It also offers leisure and recreation in an urban environment. The proposal has the potential to offer similar attributes.

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

X The Heygate Estate Walworth Southwark James Bolan

London

Planning Consultant - Initial Concept Meetings RIBA Stages 0-3

SE17

Michael OS grid ref. TQ319789

Oâ&#x20AC;&#x2122;Donnell

[ University of Greenwich ]

Change of use Mitigation required UDP Policy

20th Century Society + Southwark Parks Department

MODs Design Studio 6 Avery Hill Road

Eltham X

London

X The waste management will be incorporated utilising the existing 12 storey block,. Wardens will mange the site and maintain waste and the waste disposal.

X England X

SE9

The main objective of the proposal is to convert a dysfunctional area of land and building into an attractive revitalized community asset. In order to realize adaptations and new access for buildings, a new public landscape and a new museum for Southwark and London. The proposal would require a request to change of current use. However, mitigation has been factored into the proposal. Also, a long term strategy of future use is envisaged which could incorporate future residential dwellings. Creation of

New wilderness New recreational area * Creation of museum which will attract tourism and the appeal of the area N.B. The date the last resident left the Heygate. Therefore the estate is uninhabited and X demolition is under way 08/11/2013* X

Fig. 63 Southwark Council Planning Applciation Form

Drawing Ref - Section A, Section B, and Grd Flr Plan

X All waste will be divided and arranged at the existing waste collection points.

(b) . I am an elected member. I am the Architect employed to design the new proposal. My previous experience has meant I have been elected to apply for this application.

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X Zone3 as

Prefabricated Concrete - Grey

Upside Down Roof - concrete paving slabs

X X

Single glazed

Clear Tripled Glazed

Drawing Ref - Section A, Section B, and Grd Flr Plan

Glazed

Brick Garages Reinforced Concrete Walkways

Steel walkways- Exposed and Glazed Steel handrails - Galvanised steel

Uninhabited residential estate

N/A

X X

Functional - Metal halide - 3000K

LED Intelligent Lighting will change colour temperature to suit time of day

Proposal enhances Biodiversity

Residential Estate

X 08/11/2013

X Drawing Ref - Section A, Section B, and Grd Flr Plan

X X X X X

220

* Tree survey is attached 220

X * X

The site will be an HQ for 20th cent. Society therefore food waste will be generated through office and recreation.

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

X N/A

N/A

X X

X X X

195

N/A

X 200

N/A

X 555

N/A

X 34

N/A

X 250

X X

N/A

X 6

X X

[ University of Greenwich ]

0 25

Parkland 20th Cent. HQ 1200 Loss of 1163

24 hour 0800- 2000hrs

0 15

24 hour 24 hour 0800- 2000hrs 0800- 2000hrs Selected areas of the HQ will be opened

9.75 Ha.

0 25

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An education facility set within a parkland. The site will supplied by a CHP, a Ground Source Heat Pump, and Natural Ventilation. X

[ University of Greenwich ]

[ Technical Report ]

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

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[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

12.

9. 6. 6.

8. 1.

[ University of Greenwich ]

11. 11. 6.

1. Part A (Structural Safety) 2. Part B (Fire Safety) 3. Part E (Resistance to Sound) 4. Part F (Ventilation) 5. Part G (Sanitation, Hot Water and Water Efficiency 6. Part H (Drainage and Waste Disposal) 7. Part J (Heat producing appliances) 8. Part L (Conservation of Fuel and Power) 9. Part M (Access to Buildings) 10. Part N (Glazing Safety) 11. Part P (Electrical Safety) 12. Part K (Protection from falling, collision and impact)

1. 10. 8.

7. 8.

Under the Building Act 1984 all buildings must meet the MINIMUM standards set out in the approved Building Regulations.

1. 8.1.

Building Control Regulations

4. 1.

11.

Library Section

Fig. 64 Building Control Regulation Library

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Consultant and Construction Team Design Team and Their Roles and Responsibilities

Each team members advise as follows:

Client: 20th Century Society And Southwark Council Parkland Department

Construction team and the influence of the design consultant team:

Client:

Environmental Engineers

Conservation and sustainability of all environmental aspects.

Planning Consultant

Issues and consultations to meet all regulation

Mechanical and Electrical Engineer

Design all necessary services.

Architect

Responsibility for the design and co-ordination

Structural Engineer

Appropriate structural systems that meet the conceptual strategy.

Environmental Engineer

Conservation and sustainability of all environmental aspects

Landscape Architect

Transformation of the existing landscape.

Quantity Surveyor

Cost implications of the construction process

Light Designers

Appropriate illumination of the landscape and walkways and all structures.

CDM Co-ordinator

Advises the client on matters of Health and Safety that comply with CDM 2007.

Design Team

20th Century Society and Southwark Council Parkland Department

Influence and information exchange

Specialist Main Contractor

Suppliers Sub Contractor

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Programmatic and Cost Implications Clientâ&#x20AC;&#x2122;s Ambition- Basic Cost Implications

Client 1 -

The 20th Century Society

Preservation, making safe and providing access for study.

[ University of Greenwich ]

Heritage

Education

Education facilities promoting awareness.

Conservation

Re-utilize existing structure and transform it into successful 21st architecture.

Client 2

Southwark Parks Department

Wildlife and Ecosystem services

Development of existing natural wild landscape.

Preservation of trees and new planting.

The Urban Forest

The Built Environment

New and existing structures set amongst maintained wild landscape.

Climate change and sustainability

Trees and ecology preserved and developed.

Areas for outdoor activity in a natural environment.

Connecting with nature

Client’s Cost- Consultants’ Costs

% of the whole contract

New elements 7-8%

Architects Fees Refurbished Costs 10-15% CDM 1% Land cost

Design Team Fees

Statutory Approval

Landscape Designer 1-2%

Structural Engineer 5%

Quantity Surveyors 3%

M and E Consultants 1-2% Client’s costs

Contractor Fees Budget Project Manager 1% Building Fees

Running costs

Maintenance

[ Michael O’Donnell ]

[ Technical Report ]

Client’s Cost- Major Cost Incurred To realize the client’s ambitions the major costs incurred will include:

Safe demolition of selected buildings.

[ University of Greenwich ]

Preservation, adaptation and refurbishment of selected structures. Phase development, rehousing. Structural reinforcements of arising of adaptations. Development and maintenance of existing landscape.

Client’s costs

Construction of new walkways and building intervention. Maintenance cost. Construction materials. Labour costs. New housing costs Safety -years of neglect of the Heygate. Bringing Existing building into current Building Control Standards

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Procurement

Procurement involves securing and managing the materials, labour and the delivery of the project. The procurement program may be expressed as a triangle relating cost, quality and time. It is an aid in showing the interaction and constraints between these elements. It facilitates effective planning. (CABE Creating Excellent Buildings, 2011)

Traditional Procurement is the standard method. It involves a process in which design and construction teams are procured separately and managed independently. A worked-out design is the basis for construction cost and are required for the tendering process. The client appoint professional consultants to act as an independent contract administrator they act on behalf of the client in the control of the design. The contractor is not reasonable for the design. The client has control over the design through the appointed consultants. Design and construction are separate processes, therefore effecting the overall time of the project. The cost is more certain as the cost of the project is known form the start however provision is made for future cost changes.

Quality

Cost

Time

Design and Build Procurement involves a contractor undertaking and coordinating the whole process within a given time-scale and budget. Design and Build contracts vary depending on the responsibility of the design and the requirements of the client. The level of responsibility for the contractor in a the Design and Build is greater than the Traditional method. Time must be allowed for both establishing the clients requirements and the contractor to create a proposal for the tendering process, that satisfies the clients needs. The client has control over design elements until the contract is let, then the client has no direct control over the contractorâ&#x20AC;&#x2122;s detailed design. The initial price is known at the outset the client has the ability to order changes. However, if there are no changes the contractor is obliged to complete the project for the contract sum. If the client requires changes these will seen as extras and the contractor will charge accordingly. Design and Build is seen as a low risk method in terms of cost and time. However, the risk is that the design and quality is effected. This can be due to the clientâ&#x20AC;&#x2122;s requirements not being established or the contractorâ&#x20AC;&#x2122;s proposal not being reviewed appropriately. As the 20th Century Society are advocates of Architecture and design they will want to control the new intervention quality through the professional consultation that the Traditional Procurement method offers. They would not want to lose direct control of the design decisions. This procurement methods along with the prefabricated components will give the Society added regulation over the design, quality and overall standard of the intervention.

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Cost Implications Glazing

UK [ University of Greenwich ]

Manufacture/Sale

Europe World-wide

Openers Systems Glazing Cost Issues

Price fluctuations as a result of exchange rate variations

System options affect to Part L Heat Loss

Weight of triple glazing(typically over 30kg/m2 for the glazing). Frame type

Higher performance frames lower conductivity materials Fibre glass frames - clear sight lines, appearing frame-less.

U-value target for whole window

Glass Frame/Bracket

Dense insulators can have structural integrity laminated within the frame section to reduce heat loss through the frame.

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Cost Implications Steel

GIFA Rate (£) BCIS Index 100

Frame

Floor

GIFA Rate (£) City of London

Low rise, short spans, repetitive grid / sections, easy access High rise, long spans, easy access, repetitive grid High rise, long spans, complex access, irregular grid, complex elements

75 – 100 /m2 125 – 150 /m2 145 – 170 /m2

90 – 120 /m2 140 – 170 /m2 165 – 190 /m2

Metal decking and lightweight concrete topping Pre-cast concrete composite floor and topping

40 – 58 /m2 45 – 60 /m2

45 – 65 /m2 50 – 70 /m2

7 – 14 /m2

8 – 16 /m2

Fire protection (60 minutes resistance)

Table of indicative cost ranges based on Gross Internal Floor Area (GIFA)

Fluctuations in cost of steel

Difference in tender prices to final Prices from original tender prices

Steel Cost Issues Program Span Projects-specific key cost drivers Building form Adjusted tender rates

[ Technical Report ]

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The estimate cost of the building intervention is based on information collected from The Building Cost Information Service (BCIS) of RICS. The BCIS is a service that provide complete authorised and approved measure of estimated costing for Quantity Surveyors. Based on the information gathered the steel frame, (a low rise, short span, repetitive grid / section) that is proposed will cost an approximately 90 – 120 /m2. The Metal decking and light weight concrete topping will cost approximately 45 – 65 /m2.

Using the mean calculation from the information researched the estimate cost of the complete construction is outlined as follows:

Museum - Average price per metre squared - £2021 Art Gallery - Average price per metre squared - £2552 Exhibition Building - Average price per metre squared - £2905

Low cost housing is on average approximately £1000 per sqm and £5000 per sqm is the start of the high end market. Therefore, the new building proposal is an average priced intervention.

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

[ University of Greenwich ]

Section 2

[ University of Greenwich ]

Section- B

Fig. 67. 12. 5.

Library Section Detail

Understanding the Heygate

Building Intervention within exsiting building fabric

[ Technical Report ] [ Michael Oâ&#x20AC;&#x2122;Donnell ]

3. 8. 12. 1.

Plan Ground Floor - Section Cut -

2. 9.

B 6.

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[ University of Greenwich ]

[ Technical Report ]

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

Structures

Understanding the Heygate

Prefabrication became a core building principle for construction of mass housing in the 60s and 70s. It was economically feasible and politically acceptable. It reduced the manpower required through standardization of component part, prefabricated off site requiring less skilled labour on site and reducing costs. The Heygate is constructed using the Jacobsen â&#x20AC;&#x153;Large Prefabricatedâ&#x20AC;? Panel System. This system used the weight of the panels and gravity to hold them in place. However, a similar structure, Ronan Point partly collapsed like a pack of cards when a gas explosion brought down one corner, killing five people. Subsequently all similar structures were reinforced with corner edge angle brackets.

Fig.68 Ronan Point - Progressive Collapse

Fig.69 Progressive Collapse - Arups lecture

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

[ University of Greenwich ]

Existing Construction

2. 5.

Vertical Forces 3.

Horizontal Forces

Weak Point A

If lower section is removed A the whole of the upper panels , the walls and floors will collapse PROGRESSIVE COLLAPSE. To stop this, junction B will need to be reinforced.

1. Prefabricated Panel 2. Prefabricated Wall 3. Balcony Cantilever 4. New Cladding 5. In-situ Slab

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g d

c f

Existing Heygate Construction a b c d e f g h

Flat Roof Prefabricated Panel Prefabricated Wall Floor Screened Balcony Cantilever Prefabricated Wall Balcony In-situ Concrete Slab

Fig. 70 Existing Prefabricated Heygate Construction

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ Technical Report ]

Demolition Process Deconstruction and demolition are the approaches chosen to demolish the buildings. This will require walls to be braced and propped. The concrete panels can be disconnected from the supporting walls and will be lowered to the ground by crane (Council, 2014)

Method Of Demolition

AA - Reinforce corner edge with angle bracket and D strapping. BB - Cut existing slab at appropriate point. C - Slab to be cut from top down - propping from below for safety. [ University of Greenwich ]

Make good edge condition where cut or selected points to be left exposed. Waterproof exposed edge

A A

B D

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b h

a b c d e f g h i

Existing Prefabricated floor panels Plate to hold slabs New trusses Existing prefabricated walls New finished floor over existing floor panels Straps Removed Panels New foundation - under pinning required Props

Area for removal

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ University of Greenwich ]

[ Technical Report ]

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a b c d e f g h

[ University of Greenwich ]

[ Technical Report ]

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

Structures Library

-Building Intervention

1. I Beam Connections Plates 2. I Beam Connection Plate 3. I Beam 4. Steel Support Member 5. Foundations 6. Thermal Isolator

[ University of Greenwich ]

[ Technical Report ] [ Michael Oâ&#x20AC;&#x2122;Donnell ]

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Structural Strategy The choice of structure was determined by both the challenge it presented and the opportunity to preserve some defining features of 20th Century building techniques. The strategy allows the integrity of the structure to be exposed. Steel Frame Steel can be used for light and heavy structural frames. Its qualities are a combination of strength, rigidity with adaptability. Its cost effective with in relation to weight to volume. However, steels subjected to high temperature conditions will loose there strength. Therefore, as the building will require fire-resistive construction, the structural steel used in the proposal must be coated. Also, as its normally subject to corrosion, steel must be painted, galvanized, or chemically treated for protection against oxidation. It is long last lasting and environmentally friendly as it can be recycled. The combination of a steel frame and glass is one of the key features of the library. The frame allows the glazing to go from floor to ceiling allowing uninterpreted views across the landscape. The history of the glass building is based in 20th Century Architecture, it is a method that the Society would encourage. Owing to new thermal insulation regulations of the 21 St Century glazed panels and steel frames are now more energy efficient than the 20th Century equivalent. Prefabrication The intention of the 20th Century Society to preserve the defining features of the original structures whilst at the same time making them accessible to the 21st century viewer. It will give views of both the 20th and 21st Century Prefabrication techniques. Where the original building is penetrated the prefabricated building techniques of the 1970s will be exposed for comparison allowing the integrity of the different building techniques to be compared and appreciated. The benefits of prefabrication Modularization Resource Efficient Greener Construction Reduced Material Waste Quality Modern Manufacturing Techniques Quality Controlled.

Forces acting on the Steel frame

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Construction Library

Building Intervention

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4. Upside Down Roof

5. Seating with incorporated extract ventilation

[ Technical Report ] [ Michael Oâ&#x20AC;&#x2122;Donnell ]

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The following drawing illustrates the components that make up the library construction.

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The construction of the prefabricated Heygate is one of the reasons the 20th Century Society want to preserve the estate. It is made up of standardised components that are put together to create the structure. Understanding the construction of the existing and the new is an important conceptual strategy of the proposal for the Society.

Prefabricated Construction

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1. Triple Glazed G value 0.4 2. Clamped Glazing Polyester Powder Coated Aluminium Profile 3. Drip Profile 4. Upside Down Roof 5. Seating with incorporated extract ventilation 6. Extract Ventilation Duct 400mm 7. Extract Duct Grill 200mm x 100mm 8. Concrete Seating 9. Rigid Insulation 50mm 10. Exposed Pre-cast Concrete Panel Up-stand with pre-cut Extract Holes 11. Pre-cast Concrete Panel Up-stand 12. Concrete Paving Slab 50mm 13. Paving Slab Spacers 100mm 14. Triangular Roof Edge Timber Profile 15. Geo-textile membrane 16. Rigid Insulation 150mm 17. Single Ply Waterproof Layer 18. Protection Layer 19. In-Situ Concrete Slab 150mm o/a metal deck 20. Metal Deck 21. French Drain 22. Projected Drainage Pipe 23. Drain Chain 24. Polyester Powder Coated Insulated Metal Panel 25. Polyester Powder Coated Insulated Metal Plate Caps

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Exploded Axo - Library Components

Ground Floor

First Floor - 7700mm

Roof level 11000mm

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26. Hand Rail 27. Laser Cut Metal Perforated Louvre Panels 28. Louvre Panels Brackets 29. Metal Edging Angle - Concrete Retainer 30. Steel I-Beam 31. Internal Steel Circular Column 32. Steel Support Member 33. I-Beam Angle Connection Bracket 34. Insulation 35. Perimeter Trench Heating Grill 36. Perimeter Trench Heating 37. Natural Ventilation Grill 38. Natural Ventilation Duct - Incoming 39. Thermal Isolator 40. Rigid Insulation 75mm 41. Floor Screed 65mm 42. Rigid Insulation 150mm 43. In-Situ Concrete Slab o/a 150mm on metal deck 44. Metal Deck 45. I-Beam 46. I-Beam Fixing Plate 47. External Circular Column 300mm 48. Foundations - indicative depth to be specified by engineer

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Library Section A

[ University of Greenwich ] [ Technical Report ] [ Michael Oâ&#x20AC;&#x2122;Donnell ]

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27. Laser Cut Metal Perforated Louvre Panels 28. Louvre Panels Brackets 29. Metal Edging Angle - Concrete Retainer 30. Steel I-Beam 31. Internal Steel Circular Column 32. Steel Support Member 33. I-Beam Angle Connection Bracket 34. Insulation 35. Perimeter Trench Heating Grill 36. Perimeter Trench Heating 37. Natural Ventilation Grill 38. Natural Ventilation Duct - Incoming 39. Thermal Isolator 40. Rigid Insulation 75mm 41. Floor Screed 65mm 42. Rigid Insulation 150mm 43. In-Situ Concrete Slab o/a 150mm on metal deck 44. Metal Deck 45. I-Beam 46. I-Beam Fixing Plate 47. External Circular Column 300mm 48. Foundations - indicative depth to be specified by engineer 49. Exposed Services 50. Lighting - Up lights to illuminate the ceiling make up 51. Lighting - Down lights give functional illumination

Library Section A

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Library - Detail A

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[ Technical Report ] [ Michael Oâ&#x20AC;&#x2122;Donnell ]

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19. In-Situ Concrete Slab 150mm o/a metal deck 20. Metal Deck 21. French Drain 22. Projected Drainage Pipe 23. Drain Chain 24. Polyester Powder Coated Insulated Metal Panel 25. Polyester Powder Coated Insulated Metal Plate Caps 26. Hand Rail 27. Laser Cut Metal Perforated Louvre Panels 28. Louvre Panels Brackets 29. Metal Edging Angle - Concrete Retainer 30. Steel I-Beam 31. Internal Steel Circular Column 32. Steel Support Member 33. I-Beam Angle Connection Bracket 34. Insulation 35. Perimeter Trench Heating Grill 36. Perimeter Trench Heating 37. Natural Ventilation Grill 38. Natural Ventilation Duct - Incoming

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Library - Detail A 1-10

39. Thermal Isolator 40. Rigid Insulation 75mm 41. Floor Screed 65mm 42. Rigid Insulation 150mm 43. In-Situ Concrete Slab o/a 150mm on metal deck 44. Metal Deck 45. I-Beam 46. I-Beam Fixing Plate 47. External Circular Column 300mm 48. Foundations - indicative depth to be specified by engineer 49. Exposed Services 50. Lighting - Up lights to illuminate the ceiling make up 51. Lighting - Down lights give functional illumination 52. Rubber Seal 53. I-Beam Fixings Nuts and Bolts 54. Lighting Chain

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Library - Detail B

[ University of Greenwich ] [ Technical Report ] [ Michael Oâ&#x20AC;&#x2122;Donnell ]

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Library - Detail B -10

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Library - Detail C

[ University of Greenwich ]

[ Technical Report ] [ Michael Oâ&#x20AC;&#x2122;Donnell ]

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39. Thermal Isolator 40. Rigid Insulation 75mm 41. Floor Screed 65mm 42. Rigid Insulation 150mm 43. In-Situ Concrete Slab o/a 150mm on metal deck 44. Metal Deck 45. I-Beam 46. I-Beam Fixing Plate 47. External Circular Column 300mm 48. Foundations - indicative depth to be specified by engineer 49. Exposed Services 50. Lighting - Up lights to illuminate the ceiling make up 51. Lighting - Down lights give funticonal illumination 52. Rubber Seal 53. I-Beam Fixings Nuts and Bolts 54. Lighting Chain

Library - Detail C 1-10

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Environment Library

Building Intervention

[ Michael Oâ&#x20AC;&#x2122;Donnell ]

[ University of Greenwich ]

[ Technical Report ]

Sun Path

Building Intervention Axo

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Sun Path

Building Intervention Plan

[ Michael O’Donnell ]

[ Technical Report ]

Heating and Electrical Systems “The 2009 Renewable Energy Directive sets a target for the UK to achieve 15% of its energy consumption from renewable sources by 2020” (www.gov.uk, 2009) Both the 20th Century Society and Southwark council have a strong ethos that emphasis should be placed on using renewable energy and having a low impact on the environment. They want to be seen to be meeting the Governments stated requirements of “15% of its energy consumption” (www.gov.uk, 2009). The Society would want to utilize energy efficient consumption techniques that demonstrate that the built environment should have a measured impact and where possible reduce the carbon footprint. Southwark Park Department want to encourage the use of the wild landscape as a resource in reducing the carbon footprint. The service supply of the building intervention will include a combination of rerouteing existing services from the penetrated multi-storey block and Combined Heat and Power (CHP) methods. The on-site technology that CHP offers utilizes heat generation whilst producing electricity to heat water and provide space heating. Also, a Ground Source Heat Pump will be incorporated that will take advantage of the surrounding landscape.

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Combined Heating and Power Electricity is generated in the CHP unit from gas and any excess electricity produced goes into the national grid. Energy plants service electricity, heating, water of whole site development. Large CHP units supplemented by gas-fired boilers deliver additional capacity. Thermal stores hold heat – onward delivery of the development and surplus energy generated exported back to the grid. Ground Source Heat Pump The system harnesses natural heat from underground by pumping water through it. The heat pump then increases the temperature, and the heat is used to provide home heating or water. The landscape is an ideal setting for this source of technology. A Ground Source Heat Pump system is made up of a series of water pipes buried in the ground and a heat pump at ground level. The system can help lower the carbon footprint as it uses renewable, natural resource of heat from the ground. The pumps utilizes more electricity to run - it uses less electrical energy than the heat it produces. It performs in a similar fashion to a boiler in a central heating system, but uses the ambient heat from the ground rather burning fuel to generate heat.

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Electricity Heating Cold Water - Outgoing Hot Water - Incoming

Generates less CO2 than conventional heating systems Ground Source Heat Pump

Energy efficient way of heating the building Possible cheaper tariffs Utilises existing landscape Income potential by exporting back to grid. Lower fuels bills Security of supply

CBH

Waste heat is utilizes to heat water and space heating. Generation of “on site” electricity Lower CO2 emissions than traditional boiler

CBH Plant Room

Ground Source Heat Pump

1. Library 2. Archive 3. Exhibition Space 4. Office 5. Open Air Walkway 6. Glazed Walkway 7. Spiral Staircase to Archive 8. Lecture Room 9. Maintained Natural Landscape

Fig. 71 Diagrammatic process of Ground Source Heat Pump

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[ Technical Report ]

Environmental Strategy

- Summer and Winter

[ University of Greenwich ]

Summer - The perforated louvre and the surrounding trees act as a barrier for direct sunlight in the summer

Winter - The deciduous trees allows direct sun to enter the building

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Ventilation and Heating

Natural Ventilation The term Natural Ventilation is used to describe ventilation systems which make use of the natural heat content within the building to draw in fresh air and discharge waste air without the assistance of powered components. Natural ventilation systems are Economic, Efficient, Outgoing Natural Ventilation Duct

Self-regulating, Minimum maintenance.

Perimeter Radiator Trench Heating Incoming Natural Ventilation Duct

Exposed Services - Supply from Combined Heat and Power Unit

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[ Technical Report ]

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U Value + Minimum Standards

Part L

“U values is a measure of heat loss in a building element” (RIBA, 2014)

Insulation

This refers to the measure of the flow of heat through elements such as walls, floors and roofs. It calculates the flow through materials, air layers and air space. The lower the value, the slower the heat transfers in and out of the element thus the overall building. The lower the U value the better the thermal performance of the building envelope, normally indicating high levels of insulation. “U values are important because they form the basis of any energy or carbon reduction standard” (RIBA, 2014)

External building element. Laser Cut Metal Perforated Louvre Panels

Expressed as a maximum U value.

Comply with thermal standards.

Roof Building Regulation insist that new roofs will have a minimum U values of 0.2. More insulation increases the thermal improved For Construction Detail of Roof make up please see Library Detail A

Glazing Triple Glazed - g Value 0.4 W/m2/K Glazing Frame/Bracket 0.6-1.0W/m2K, Building Regulations insist that any new window should have a U value no worse than 1.6W/m2.K. Cavities between the two glass panes the optimum distance - 16mm Low-emissivity coatings being added to the glass to stop heat escaping The cavity being filled with an inert gas - Argon Designing out cold bridges, such as aluminium spacers, surrounding the glazed units

Properties of Transparent / Translucent Materials U Value - Resistance to Conduction (W/m2/K) T Light - Light Transmission (%) g Value Total Solar Radiation Heat Transmission (%)

[ Michael O’Donnell ]

[ University of Greenwich ]

[ Technical Report ]

Fig.1 Joseph Gandy, under the instructions of architect John Soane, even went so far as to draw the new Bank of England as a ruin of antiquitywww.bbc.co.uk Fig. 2-3. The wild landscape set within the heart London. Fig. 4 Archie-logical Dig Diagram Fig. 5 Historical map of the previous terraced housing.Lend lease Fig. 6 The original utopian intentions were not achieved 20th Century Society Fig. 7 Walkways did not facilitate social cohesion and friendliness Fig. 8 The lower levels for cars were dark, threatening and isolated Fig. 9-10 Lend Lease’s new proposal, Lend Lease Fig. 11,12,13 - New Wilderness and Museum inspired by the works of Piranesi, www.bbc.co.uk Fig. 14 Projected landscape of the Pleasure of Ruin Fig.15 Projected ruinous condition of the Heygate. Fig. 16 Research collated from Freyssinet Concrete Repair and Enhancement Fig. 17 Comparing the Completive with the Numerical interventions Fig. 18-22 Aerial views Fig. 23 Aerial view of the Heygate. Fig.24- 31 Historical pictures and maps of the Heygate and surrounding area- Lend lease doc. Fig.32 The prefabrication construction of the Heygate Fig. 33 Original development Fig. 34 Social engineering of communities Fig. 35 “Epitome of ugliness” the deterioration of the Heygate Fig. 37 Ground floor plan indicating the demolished, preserved and building intervention Fig. 36 Over grown surroundings reminiscent of woodland Fig. 38 Axo indicating the demolished, preserved and building intervention Fig. 38 Roof Plan of the arrangement of use Fig. 39 Possible projected ruined landscape Fig. 40 - 42 Peaceful urban woodland. Fig. 43 - 45 Walkways are isolated, dark and threatening Fig. 46 The new access routes through the Heygate creating cohesion with the surrounding area. Fig. 47 Section A Fig. 48 Section B Fig. 49Urban Splash’s redevelopment of Park Hill, Sheffield Completely refurbishing the larger blocks Fig.50 FAT Architects collaboration with Grayson Perry - Manipulation of existing building Fig. 51 The Chancel and Crossing of Tintern Abbey J. M. W. Turners Development of landscape into the picturesque. Fig. 53-54 The museum at Hamar by Sverre Fehn. The use of walkway allows the visitor to experience the museum http://architecturenorway.no/stories/photo-stories/binet-hamar-09/ Fig. 55-56 Astley Castle scheme places the new building at the heart of the old, demonstrating preservation and conservation. http://ribastirlingprize.architecture.com/riba-stirling-shortlist-2013-astley-castle-warwickshire Fig. 59-60 The Heygate area is rich in planting and wildlife already and should maintained, protected and managed with skill. Fig. 61-62 The New York High Line gives visitors both a new access routes and views of the city. It also offers leisure and recreation in an urban environment. www.thehighline.org/‎ Fig. 63 Southwark Council Planning Applciation Form- http://www.southwark.gov.uk/ Fig. 64 Building Control Regulation Library Fig. 65 Research collated from Building Cost Information Service. BCIS(The Building Cost Information Service of RICS), Parliament Square, London, SW1P 3AD Fig. 66. RIBA Plan of Work http://www.architecture.com/TheRIBA/AboutUs/Professionalsupport/RIBAOutlinePlanofWork2013.aspx Fig. 67. Section B Fig. 68 Ronan Point - Progressive Collapse http://www.newhamstory.com/ Fig. 69 Ronan Point - Progressive Collapse http://www.newhamstory.com/ Fig. 70 Existing Prefabricated Heygate Construction Fig. 71 Diagrametic process of Ground Source Heat Pump Ground Source Heat Pumps - Solo Heating Installations Fig. 18-22 Aerial views zooming into London

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Bibliography20th Century Society- Heygate Estate. (2013, 11 01). Retrieved 03 29, 2014, from 20th Century Society: http://www.c20society.org.uk/ Associates, G. (2013). Elephant and Castle Masterplan. Retrieved from Grant Associates: www.grant-assocates.uk.com Authority, G. L. (2014, 03 17). Strategic planning applications. Retrieved 03 17, 2014, from London Assembly: http://www.london.gov. uk/priorities/planning/strategic-planning-applications CABE Creating Excellent Buildings. (2011, 01 18). Retrieved 03 17, 2014, from http://webarchive.nationalarchives.gov. uk/20110118095356/http:/www.cabe.org.uk/buildings/time-quality-cost Coleman, A. (n.d.). Utopia On Trail. Corner, J. (1996). Measure Across an American Landscape. Connerticut: Graham Foundation of Fine Arts. Hill, J. (2012). Weather Architecture. London: Roultledge. Lease, L. (2011). Elephant And Castle. Retrieved from www.elephantandcastle.org.uk. Make. (2013). Projects - Elephant and Castle. Retrieved from Make: www.makearchitects.com Moss, S. (2011, March 4). The death of a housing ideal. The Guardian.

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