STONEHILL HEART Feasibility
study
Marta Gooch Radice s1507549 Major Research Project AD6000
CONTENTS INTRODUCTION 3 SITE SURVEY AND ANALYSIS 5 Site Location 7 Surrounding Context 8 Historical Context 9 The Site in the Lee Valley 11 Lee Valley Waterways 12 The Site 13 Site Description 15 Connectivity 21 Land Use 25 Building Use 26 Social Context 27 Ecologican Context 31 Development Context 35 Current Development 36 DESIGN PROPOSAL 37 Design Brief 39 Design Vision 40 Planning Considerations 41 Design Elements 43 Precedents 45 Zoning Layout 51 Design Development 53 Masterplan 63 Masterplan Elements 65 High Street Detail 68 New Routes and GI 69 Design Conclsion 70 BIBLIOGRAPHY 71 IMAGE REFENCE LIST 72
INTRODUCTION Stonehill Heart is located within the largest regeneration priority areas identified by Enfield’s Core Strategy. Transformational changes of this area are also a priority for the mayor of London because of its strategic importance and growth in the area to support regeneration of the Upper Lee Valley. It is a site with a series of amazing opportunities, and oppositely it has challenging characteristics which make the site even more interesting. It has the potentials of becoming an amazing area, bringing a great number of benefits to the neighbouring communities. For these reasons this documents proposes a design masterplan of the regeneration of this site.
AIM OF THIS DOCUMENT The aim of this document is to give a general understanding of the project site and its surroundings. An overview of the site context will be presented, with focus on the historic, environmental and social elements and characterising of the site and the areas around it. Opportunities will be listed throughout this section linking to the design proposal stage of the project. This site analysis and survey will set the scene for the design proposal, which will be informed and framed by the planning considerations, including the Council’s Core Strategy, the London Plan and the National Planning Policy Framework.
This feasibility study supports the Masterplan and visualisations created to provide a better understanding of the spacial design of the proposed development.
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SITE SURVEY AND ANALYSIS
CAMBRIDGE
SITE LOCATION
STANSTED AIRPORT PROJECT SITE A10
The site is located in the south eastern corner of the Borough of Enfield, in the north of London. Bordering the boroughs of Waltham Forest and Harringay. It is in the Lee Valley Regional Park and is surrounded by branches of the River Lee.
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HARRINGAY WALTHAM FORSET WALTHAMSTOW RESERVOIRS A10
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QUEEN ELIZABETH OLYMPIC PARK
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CITY OF LONDON
CANARY WHARF
LONDON CITY AIRPORT
LEE VALLEY GOLF COURSE AND LEISURE COMPLEX
SURROUNDING CONTEXT
EDMONTON GREEN SHOPPING CENTRE ENFIELD SILVER STREET STATION
NORTH MIDDLESEX UNIVERSITY HOSPITAL
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ANGEL ROAD STATION
EDMONTON IKEA N
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WHITE HEART LANE STATION WHITE HEART LANE STADIUM
TOTTENHAM MARSHES
SEVEN SISTERS RAIL AND UNDERGROUND STATION TOTTENHAM HALE RAIL AND UNDERGROUND STATION
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HISTORICAL CONTEXT The site sits on the location of the former Edmonton Marsh, which formed a half mile stretch of marshland, crossed by a series of waterways which drained the water towards the river Lee. During the middle Ages the river Lee was not navigable because of the marshy banks, but navigation was made possible in 1571. This was primarily used for transporting grain from London to Herefordshire.
During the early 1800s transport facilities improved rapidly with the introduction of horse buses running every half an hour from Edmonton to London. The railway arrived by 1840 so the first section of the Lee Valley line was opened, and run from Stratford to Broxbourne, Hertfordshire. The presence of the railway, the canals and the water supply from the Lee Valley, along with the accessibility to coal, the area became a desirable area for industry. Wharves and warehouses and later factories, began to be built near Angel Road, which was between the railway and the River Lee Navigation.
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In 1893 a plan was conceived to create a series of 13 reservoirs that would provide flood storage capacity and drinking supply to London, taking advantage of the Lee Valley floodplain. The Lee Diversion was created to support the construction of the Chingford and Bambury Reservoirs, to hold and diver water supplies to these. After major flooding in 1947 within the Lee Valley, the Lee Flood Relief Channel was constructed, and it now feeds water to the network of reservoirs in the area.
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Pymmes Brook and Salomons Brook, the two main tributaries of the River Lee, were widened and deepened in the late 1700s for flooding purposes, and by the late 1800s they had been straightened and the banks were secured with concrete. The networks of tributaries of the Lee disappeared over time, due to diversions underground and in pipes. The Upper Lee Valley was, in the 1800s, still largely undeveloped, with only a few mills located in the favourable areas along the length of the river.
In 1872 the Great Eastern Railway opened the still existing Edmonton Green station as part of the direct line from London to Enfield Town. The direct links introduced in this area, and the cheap workmen’s fares to London, meant that there was a vast influx of people into the Edmonton area. By the start of the First World War there had been a significant residential and high street development around the area as well as industrial development.
Between 1924 and 1927 Angel Road became part of the North Circular Road, bringing even more factories to the area, to the point that the number multiplied on either side of the road. In the period between the two world wars, urban expansion led to a considerable suburban housing development with large council estates being constructed.
The Edmonton Eco Park was commissioned in 1971 to handle municipal waste from seven North London boroughs, converting waste into electricity and other by-products. It is now one of the capital’s largest recycling and sustainable waste management facilities.
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NOW
After the War and by the 1920s Enfield had become part of the Greater London conurbation. Form the late 19th century industrial uses that had been located in Central London began relocating to the more suburban areas, which offered larger and less contained sites. The residential development within the Edmonton area supported the growth of employment opportunity within the evolving industrial corridor. The prevalent industries in this area were manufacturing industries associated with gas.
In 1971 the addition of the Victoria Line to the London Underground network, strengthened the area’s link to the rest of the Capital.
The site now continues to serve as a good location to a wide range of businesses, thanks to the proximity to central London and to the good connectivity of the area. The success of the Valley’s industrial legacy continues today and provides a positive backdrop to the area’s potential and the rise of its green industries.
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THE SITE IN THE LEE VALLEY The site is located within the heart of the historic Lee Valley. It is the largest single piece of green infrastructure in London, and it offers environmental, ecological and recreational opportunities. The site is directly linked to the Lee Valley Regional Park, a 10 000 acre stretch from Ware in Hertfordshire, to the East India Dock Basin 26 miles south in London. It was created as a green lung for London, Essex and Herefordshire, and its award winning open spaces are run by the Lee Valley Regional Park Authority. Their approach is community focused and commercial driven, to work with partners in order to organise and run activities, sights and experiences.
OPPORTUNITIES
The area of the Lee Valley in which the site is located is significantly influenced by the presence of the large reservoirs and the intensive urban and industrialised surroundings. The eastern part of the site is part of London’s Green Belt, in a point forming the junction between the boroughs of Haringey, Waltham Forest and Enfield. Unfortunately this part of the Lee Valley suffers from significant levels of inaccessibility, because of the North Circular and the surrounding industrial elements which also limit visibility of the park.
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WALTHAMSTOW RESERVOIRS These are 10 reservoirs that make up the Walthamstow Reservoirs, part of the Lea Valley Reservoir Chain. These supply water to London, and are managed by Themes Water. This area is part of the Lee Valley Special Protection Area, due to their importance for wildlife: Gadwall and Shoveler ducks and Heronry are a few examples. Some of the reservoirs have even been made Sites of Special Scientific Interest because of the rich bird habitat. THE RIVER LEE The River Lee flows south-east all the way down to London, and is a major tributary to the River Thames. It flows through a diverse range of spaces: countryside, urban green spaces, heritage sites, nature reserves, lakes and riverside trails, all which form the uninterrupted chain of green spaces that form the Lee Valley Regional Park. LEISURE FACILITIES There are a number of sport and leisure facilities within the Lee Valley which aim to promote healthy and active lifestyles in the area, and enhancing the quality of life of the residents of the surrounding areas. The Lee Valley Leisure Complex, situated just north of the site, offers a range of different activities and leisure facilities taking advantage of the regional park.
Stonehill has the unique opportunity to create connections with the surrounding communities through the Lee Valley Regional Park offering great new resources for both existing and new residents. Green routes can be introduced in the design of the new space creating a stronger link between the northern and southern parts of the Lee Valley and Green Belt, as well as introducing urban green parks for ecological benefits, leisure and recreation. The new development can offer a diversity of green spaces, differing in scale and function, creating a seamless flow from rural to urban and residential spaces. This makes use of the existing potential of the Regional Park and helps connecting the existing communities, as well as making sure the new development has a strong Green Infrastructure network, benefiting the environment, the biodiversity of the area and the health, both mental and physical, of the users of the spaces.
LEE VALLEY WATERWAYS The Lee Valley Corridor is crossed by a network of waterways, originated from the original marshlands. These provide ecological, recreational and functional value to the project site at Stonehill. Each waterway has its own characteristics, qualities, form and potential but all create strong features in the landscape. These include the River Lee Navigation, canalised tributaries, a diversion channel and a flood relief channel. The Banbury Reservoir is part of one of the chains of reservoirs, the Walthamstow Reservoirs, which forms part of London’s “Lake District”, and store the majority of the capital’s drinking water. The Lee Valley is the second largest river network in London, and is a significant contribution to the Capital’s Blue Ribbon Network, which places water at the heart of London’s development.
OPPORTUNITIES
BAMBURY RESERVOIR The Banbury Reservoir is visually concealed from the site because of the height of the ground surrounding it. It is immediately adjacent to the site and it was designed as a Principle Site of Nature Conservation Importance in Waltham Forest’s Local Plan, and has an important ecological role in the Lee Valley Regional Park. It currently does not have public access but it has the potential to permit it.
THE RIVER LEE The River Lee is the principle watercourse passing through the site, and it runs northsouth through the eastern part of the area. It is maintained at a constant level by a series of locks which make it possible to connect this area to the themes through water transportation. It is characterised by a semi-rural character and has towpaths running alongside the entire length. Through the site run two canalised tributaries of the River Lee, Pymmes Brook and Salmons Brook, which follow the main river in a parallel way. THE RIVER LEE DIVERSION CHANNEL The River Lee diversion Channel was constructed to accommodate the construction of the Chingford and Banbury Reservoirs. The River Lee Flood Relief Channel runs alongside it through the site, this is a steep concrete banked waterway. These two channels are inaccessible because of the steep walls and fast flowing water, especially during flooding, but they do offer important visual and ecological resource for the site.
Stonehill has the potential to reconnect the new and existing communities with the waterways that surround and characterise the area. By improving and increasing accessibility water can be a key and unique characteristic of the development with the chance to incorporate in the new heart of the scheme. There is a significant opportunity to develop the watercourses in order to accommodate leisure and recreation activities, as well as safeguarding and improving habitats and biodiversity. There is the possibility for incorporating water into the design, and moving forward as a sustainably led development, these waterways can be integrating elements of sustainable urban drainage systems.
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RIVER LEA
LEA VALLEY BUSINESS CENTRE
THE SITE HASTINGSWOOD TRADING ESTATE N CIRCULAR
COSTCO
STONEHILL BUSINESS PARK
IKEA N CIRCULAR
INDUSTRIAL WAREHOUSES BAMBURY RESERVOIR
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RIVER LEA
RIVER LEA
RIVER LEE NAVIGATION
PYMMES BROOK
ARRIVA EDMONTON BUS DEPOT
The character of the site and its surroundings is defined by the area’s heavily industrial heritage. In fact the land is mostly brownfield land, dominated by large scale stores, such as IKEA, Tesco and Costco, and out of town retail and industrial estates. The strategic road infrastructure has played an important part in the success of these industrial and retail land uses, but unfortunately have also reduced connectivity between the surroundings. There are portions of land which are inaccessible, and alongside the poor public realm, increase the division between this area and what is around it. There is little provision for pedestrians and cyclists; a surprising element given the position of this site within the Lee Valley Regional Park. The view in the site is largely dominated by the electricity pylons and by the elevated part of the North Circular Road to the north of the site. Canals and rivers also characterise this area, as the River Lee, River Lee Navigation and Pymmes Brook all run across the site. The big body of water, Bambury Reservoir part of the Walthamstow Reservoir Network, to the south of the site is not visible because of the embankment to the sides of it.
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SITE DESCRIPTION Green Belt land
OPPORTUNITIES
This part of the site is included in the Green Belt Land that extends north and south to the length of the Lee Valley. The designated Green Belt land is bordered to the west by Herbert Road (1) and to the east by one of the channelled River Lee branches (2); it extends to the south as a thin strip between Bambury Reservoir and the River Lee. Unfortunately the area currently has no public access, consequently increasing the division between the north part of the Lee Valley and the south part running all the way to the River Themes. A section of the Green Belt land has been developed on, and a series of skip hire businesses occupy the area adjacent to the road, as well as a large car park, used for the storing of impounded cars. The presence of these elements impedes the view onto the nature reserve and has a series of negative impacts on it. There is an extensive problem with littering combined with waste being blown onto the space from the piles of litter in the skip businesses (2). As a result the soil, as well as the water, has been contaminated with pollutants deriving from it. This part of the site is bordered by the Edge of the River Lee, where a strip of unkempt vegetation provides a visual barrier from the road and the large scale retail buildings to the east (4-5). The top of the site is dominated by the North circular although this is partially hidden by a small vegetated man made hill. To the south is one of the vehicle access points to Stonehill from the North Circular, where a bridge crosses the River Lee and the Flood relief Channel (8). This area is reasonably exposed to the elements, most significantly to the wind. From here the Flood Relief Lee Channel can be clearly seen flowing parallel to the main River Lee branch, just beneath the Bambury Reservoir slope. The water in the reservoir is not visible from any point on site, given the significant level change, which increases the disconnection that characterises the area and its surroundings so much.
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This area offers incredible opportunities to enhance the natural character of the space. Access can be provided opening up connections between this portion of the Lee Valley Regional Park and the Upper areas. The presence of the River Lee is an amazing asset to the area and it is not exploited to its maximum potential at the moment with poor access and visibility. People will be drawn by the water making this area a seeked out area within the Green Belt. The fields and vegetation can be enhanced, improving the ecology and visible aspect of the site. Pathways and cycle routes can attract visitors, encouraging movement and improving physical and mental health, while also providing economic benefits to the development and the businesses in the neighbourhood.
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SITE DESCRIPTION The Industrial Estates
OPPORTUNITIES
This is the central and larges part of the project site. It is bordered by the River Lee Navigation to the west (2), by the Green Belt to the east, the River Lee to the south (8) and the North Circular to the north. It is almost completely brownfield land, and has a high number of buildings on site. Mainly occupied by industrial estates and smaller businesses, it has little variety in the character of the different streets, which all have a dark, confined and run down feeling to them (6). The northern part of the site was occupied by the Stonehill Business Park, but after the recent permanent closure of the company, most of the big warehouse buildings have been demolished (7). The view in this portion of the site is dominated by the busy North Circular flyover, and the noise pollution is quite substantial, although this disappears a couple of hundred metres south. There are a number of buildings in this area that are in disuse and have been left abandoned with no maintenance or concern for the space (5). Maintenance is a recurring issue within this part of the site with almost all streets and buildings falling into poor conditions, incrementing the run down and grey look of the site. There is no green in the area apart from a small strip of grass running along the bank of the River Lee, connecting the Green Belt with the southern part of the Lee Valley, this has no pedestrian access, cutting off access to the riverfront from this side of the site. It is possible to walk along the River Lee Navigation as a road and a pedestrian pavement run alongside it (4). This is part of an extended cycle route running up and down the Regional Park, although flow is not encouraged by the presence of the large N. Circular road. The road system within this area does not facilitate pedestrian or cycle flow, given the narrow streets and a lack of pavements or reserved cycle lanes, furthermore cars can be found parked at the side interfering with general access. Herbert Road is the main point of entry to the site for vehicular access and it is a road with medium flow through traffic and cars usually not stopping in the site (9). This road is not pedestrian friendly, as although pavements are provided, there are no crossing points and the movement of vans in and out of the skip hire businesses make it difficult and dangerous for people walking in this area.
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The main opportunity in this area of the site is the possibility to develop on the brownfield. There is the chance to recreate the area and design it in order to create the most dynamic, spatially efficient scheme. There is the great opportunity to integrate Green Infrastructure throughout the entire redevelopment, bringing a series of benefits. It increases the environmental value of the area, making it a more desirable and appreciated place, and consequently bringing economical value to the area, securing job opportunities and income for the new residents and businesses that will become the owners of this regeneration project. It will have beneficial effects on the social aspect as well as GI is highly beneficial in residential and work environments. The waterways bring similar opportunities to the development and therefore should be central features in the design.
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SITE DESCRIPTION Warehouses
OPPORTUNITIES
This part of the site is slightly disjointed from the main body of Stonehill. It is separated from the main area by the River Lee Navigation to the east and is defined by Pymmes Brook to the west (4). The main feature in this space is the large warehouse building, which is now empty (7). This dominates the view from the other side of the River Lee because of its impressive size. The rest of this area is covered in unkempt vegetation, and from the pathways of the Regional Park located to the south, it is not possible to look into the space because of the dense planted row (5). This space is enclosed and a fence, along with trees, impede pedestrian access. Here is located one of the pedestrian entrances to the site project over a bridge connecting the Regional Park to the Edmonton Leeside industrial and retail areas (1), as well as the main road leading to Tottenham Hale, London City and to the M25. From here the southern part of the Regional Park can be seen with views of the meadows and pathways running along the waterways and across the fields (8-9). The north part of this area is delimitated by car parks catering for the retail buildings located in the spaces adjacent to the site.
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Links can be created to better connect this part of the site to the main area consisting of the industrial estates. The existing vegetation and fields offer the opportunity to integrate Green Infrastructure within the development. It also gives the chance to open up the Regional Park from this part of the site. The warehouse building is a striking site and it can be included in the new design with a more appropriate purpose in order to attract visitors to the site. This portion of the site project is very accessible via road networks and it is close by a series of retail buildings currently well used. Pedestrian flow is currently not easy and can be enhanced. There is a car park on site which can be enhanced with the integration of permeable paving to increase water drainage.
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CONNECTIVITY Rail and Tube Connections Stonehill Heart is located in a very advantaged location, with major road and rail infrastructure linking this area with London and the wider surroundings. It is located within the London Stansted Cambridge Corridor, and train lines offer direct routes to London Liverpool Station. Local bus routes creates connections to the surrounding communities, while walking and cycling routes offer accessibility to Edmonton Green, Tottenham Hale and the Olympic Park.
UNDERGROUND LINKS There is a reasonably close link with the London Underground, as Tottenham Hale station is served by the Victoria Line, which is 8 minutes away from the site by bus. This offers direct links to Kings Cross St Pancreas Station, Oxford Circus Underground Circus and Green Park Underground station in Central London. The map above shows the London Underground network at well as the Overground line. Highlighted are Tottenham Hale Underground station and the direct links through the Victoria Line. This map demonstrates that even tho the site is not close to the Capitol’s centre it is very practical and easy to reach.
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RAIL LINKS Angel Road station is the nearest rail station to Stonehill, and it connects the site to the West Anglia Main Line. It has a direct link to Stratford International, which takes 16 minutes, and to London Liverpool Street, which is a 20 minute train journey. There are also links to Stansted airport and to the North. This Map shows the location of the closes rail stations to the site, Angel Road and Tottenham Hale; London Liverpool Street and Stratford Station are also highlighted.
CONNECTIVITY Vehicle
The North Circular Road, London’s major inner ring road, defines the northern part of the site. This favours links between Stonehill and the East and West. This strategic road network makes this area a prime location for businesses. Meridian Way connects the site with the M25 near Waltham Cross, and provides a north-south link to Tottenham Hale and Central London, as well as to Enfield.
M25
CAMBRIDGE
and bus connections
STANSTED AIRPORT ENFIELD TOWN
444 34 444 34 444 34 444 34 192 192
158 LONDON CITY AIRPORT LONDON CITY
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STRATFORD
ROAD NETWORK This map highlights the main roads running close to the site and the links they provide: the North Circular linking Stonehill to London City Airport and continuing to the south of London; the A10 providing access to Enfield town and further north to London Stansted Airport and Cambridge; Meridian Way which runs from London City, and provides access to the M25 further north of the site. Highlighted in red are the key bus stops that serve the area in the site surroundings. There are connections between Tottenham Hale station to Enfield Town with bus line 192, which stops at Glover Drive, just next to the IKEA store and a 10 minute walk from the site. The buses that follow the North Circular route, lines 34 and 444, link the site with Walthamstow Central Station and Silver Street Station. The south of the site is accessible via the bus line 158 which ends at Stratford Bus Station.
ROAD NETWORK This map highlights the main vehicle routes running in the immediate area of Stonehill site. The main Road shown here is the North Circular road which defines the north part of the site, and dominates the views from this upper area. It is a very busy and trafficated road which contributes to the high levels of noise pollution next to it. The site is accessible from two points, one from the north and one from the south east, both coincide with exits from the N. Circular. It is clear from this diagram that, even though most areas are accessible via vehicles, this site remains disjointed from the surrounding neighbourhoods, due to the watercourses and the industrial nature of the site itself and the surrounding areas. This map also highlights where the nearest bus stops are located in relation to Stonehill, and although there are a number of lines offering public transport in this area there are currently no buses that run through or less than 10 minutes away from site.
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CONNECTIVITY Cycle and pedestrian routes The Lee Valley Regional Park provides key areas for walking and cycling. It has dedicated uninterrupted paths that run across the valley, along with the well-used National Cycle Network route 1 which runs north south through the Valley. This offers links to Tottenham Hale and all the way to London Docklands. The cycle Superhighway 1 route connects Tottenham to the City, through safe, fast and direct routes into the city with improved road surfaces and junctions.
PEDESTRIAN CYCLE
CYCLE ROUTES This map highlights the cycle routes that run in proximity of the site. There a few cycle routes that run through the industrial/residential areas surrounding the site but they are short and restricted to small areas. The most prominent route runs through the Lee Valley, alongside the River Lee Navigation, this links the site with Tottenham Hale and London Docklands.
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CYCLE AND PEDESTRIAN ACCESS The map illustrates cycle and pedestrian access and routes in the site and immediate surroundings. There are a series of routes, both for pedestrian and bicycle riders, in the green spaces of the Regional Park, especially to the south of the site. These continue all the way to the north site and extend beyond Stonehill. There is no access to the eastern part of the site, in the Green Belt land, and therefore no access on this side to the northern part where the Lee Valley continues. Pedestrian circulation is very limited in this area, mostly due to the industrial nature of the surroundings and to the presence of the North Circular. All these aspects make the site disjointed and separated from neighbouring communities.
CONNECTIVITY
OPPORTUNITIES
Opportunities
The surrounding areas are very well linked with the Capital and the wider context both via the road networks and the public transport. Unfortunately the site itself does not have this level of accessibility. With the addition of transport services and combined with the enhancement of existing facilities and access, the site can be fully connected and integrated with the surrounding local communities and connected with the wider context. More efficient connections can have great positive impacts on the economy of the new development, making the area a comfortable and desirable place to live and work. The Road network around the site offers great links but there currently is a lack of accessibility from the south or the west of the site making traffic circulation at times inconvenient. There is the possibility of providing access from both these directions strengthening vehicular access. There is a great opportunity to improve and enhance the pedestrian and cycle routes through the Lee Valley but also leading to the surrounding communities. This makes sure the neighbouring areas are well linked with the new scheme so that the already existing residents can also benefit from the regeneration of this land benefit. The design of safe and useable pedestrian and cycle routes also encourages movement throughout Stonehill, promoting healthy lifestyles.
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LAND USE
RESIDENTIAL GREEN BELT/LEE VALLEY REGIONAL PARK RETAIL OPEN SPACES AND SCHOOL GROUNDS INDUSTRIAL
CEMETERY GROUNDS
GAS STATIONS
RAIL DEPOT
The map above illustrates the land use in the wider context of the site. Residential areas are by far predominant in the surroundings of the site project, but it is also evident that there are significant areas taken up for industrial purposes. These areas run along the length of the Lee Valley Regional Park creating a divide between the communities on either side, and between the different boroughs. What can also be clearly seen form this land use map is how the Stonehill site creates a fracture in the Green Belt Corridor. Unfortunately this creates difficult connectivity between the southern part and the northern part of the Lee Valley.
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OPPORTUNITIES
FOOTBALL STADIUM
There is a great opportunity for redevelopment of the derelict industrial brownfield land that currently occupies the site. This area can create links with the surrounding communities as well as the Lee Valley Regional Park, rather than creating a divide between them as it currently does. Green links can be integrated within the scheme to create a continuation of the Green Belt Land while increasing the contact people can have with nature, therefore providing environmental and health benefits. Green Infrastructure will make the site more appealing and desirable and as a consequence it will also bring financial benefits
BUILDING USE
STONEHILL BUSINESS PARK INDUSTRIAL/WAREHOUSE BUILDINGS SMALL BUSINESSES LEE VALLY BUSINESS CENTRE
OPPORTUNITIES
ARRIVA BUS DEPOT
With the redevelopment there is the chance to create a better floor plan of buildings in order to make the most of the site and to create engaging and dynamic spaces within the public realm. There is the opportunity to reclaim the area of Green Belt that is currently occupied by skip hire businesses and car parks, and restore it to a natural character, reinforcing the Green elements in the surroundings.
The use of the buildings on site does not vary much. It is mostly taken up by the Stonehill business Park, which rents out warehouses and buildings to businesses. There are a number of small businesses that occupy a portion of the site, and these are mostly car repair shops with a few workshops, a cafe and other specialised retail shops. To the east of the site, and in the Green Belt area, the highlighted area is occupied by skip hire businesses, and by a vehicle pound car park. To the east of the site are a series of large scale, tall industrial warehouses, that are currently not in use. Given the density of the buildings on site, which are only a few running businesses concentrated in the south part of Stonehill.
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SURROUNDING COMMUNITIES
IDENTITY The area of Edmonton is the nearest residential area to Stonehill. It is celebrated as multicultural with a variety of community groups living there. This area is currently identified within the five percent of the most deprived areas of England. This area can benefit from new facilities, a broader range of new jobs and improved network of public transport.
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LOWER EDMONTON SPORTS AND ENTERTAINMENT PLACES OF WORSHIP SCHOOLS
UPPER EDMONTON
STRUCTURE Edmonton developed alongside the industrial area, and has a mix of Victorian street patterns and more modern high rise blocks. Some of these areas were built and grew to meet the demand for post war housing. Like the rest of London the area evolved in stages, following the rise of the industry and the heavy influx of workers into the industrial suburbs during the 1960s. Following neighbourhood regeneration schemes and the redevelopment of housing estates, Edmonton was separated in two towns, Upper and Lower Edmonton. The area has undergone significant structural transformation in order to address areas with increased levels of deprivation. The area around the site identifies as an Area of Regeneration in the London Plan because of these high deprivation levels. There are now ongoing improvements aiming to provide the community with a wider range of shops as well as public facilities. The surrounding communities of Stonehill are divided by the industrial development that forms a physical barrier at the side of the Lee Valley. The Tottenham communities are especially divided from the ones of Edmonton and form the neighbourhoods to the east of the site.
HALLS, DAY AND COMMUNITY CENTRES
OPPORTUNITIES
There are a series of neighbourhoods that surround Stonehill. These all have their own identities and communities, and their layouts and character have evolved alongside the changes of the economy over time. There are rich multicultural societies in the surrounding communities, bringing diversity to the area, and a great asset to the project site.
INTER-RELATIONSHIPS As mentioned there are a series of physical and natural barriers that constrain the connections between east and west, which results in divided communities and few shared resources. The waterways, railway, North Circular and reservoirs all play a part in this. Although the area is disjointed, it is extremely well linked and connected offering great opportunities. Industrial developments are dominant around and within the site, where warehouses, industrial units, retail and distribution centres create dominant physical and visual barriers. These industrial estates have grown over time, but there are few pedestrian links that run through them.
The new development has the chance to help and integrate new and existing communities. Stonehill can strengthen bonds and relationships between neighbourhoods via new routes and connections which encourage access and circulation between community facilities. New facilities will be introduces in this area, with new schools, recreation, activity and leisure centres. New business opportunities will be introduces as well as a significant influx of diverse jobs to address the deprivation levels in the surrounding neighbourhoods.
DEMOGRAPHICS
EDUCATION The 2011 Census revealed that a third of residents hold no educational qualifications at all, and only 1 in 5 has a degree level qualification or higher. The Annual Population Survey in 2015 estimated that 4.5% of Enfield residents of working age had no qualification, and that 43.6% were qualified to National Vocational Qualification level 4, diploma or higher education, and above. The Government statistics on Early Years Foundation Stage Profile show that in 2016 Enfield was performing under the national average on Foundation Stage measures.
DEPRIVATION Unfortunately one of the area’s biggest issues is deprivation. Nationally it falls under the 20% of the most deprived areas. Deprivation levels are evident when considering Council Tax Benefit/Support claimants, low income statistics and the amount of children living in deprived household. The number of Council Tax claimants in Enfield, in 2013, was of 37,180, which represents 30% of all households in the borough. This claimant rate is the 8th highest in London. The percentage of the total population of Enfield that is income deprived is 23.6%, which is the 9th highest statistic in London. The situation has a high impact on children living in the borough: the Deprivation Affecting Children Index showed that in 2008, 39.8% of children were living in income deprived households. As a result of current conditions, tough economic times, unemployment and low wages, childcare costs have become an issue. It is increasingly difficult for parents to meet childcare costs with just over a quarter of families, 27%, finding it difficult or very difficult.
HEALTH Life expectancy in the areas around the site project is lower than the average in Enfield, both for males and females. The number of residents with disabilities is higher than the rest of Enfield, with the number of disability allowance claimants also being higher. The number of children with obesity has increased significantly, becoming an issue within the borough, and barriers to active travel and the difficulties in accessing the open spaces around are contributing to the reduced activity levels.
DIVERSITY The population of the Upper Edmonton Ward as for the 2011 census, was 17 374. It is a very diverse community with just over half of the residents born in England. The other half of people living in the area were born in a variety of countries, Jamaica and Ghana being the most common. The languages spoken in this area by residents are also very diverse; with most people speaking English, the other top languages are Turkish, Polish, and a smaller percent of the population speak Somali, Greek, Kurdish, French or Bengali. The diversity is very evident from the religious make up of Upper Edmonton, with most people being Christian, Muslim or professing no religion.
Other 34.2%
England 51%
Ireland 0.9% Philippines 1% Bangladesh 1% South America 1.1%
India 1.6%
Breakdown of places of birth of the residents of the Upper Edmonton Ward.
Nigeria 2%
Jamaica Ghana 2.9% Somalia 2.3% 2%
OPPORTUNITIES
The population of the Borough of Enfield is of 331,395 and it is expected to grow significantly in the next decade, with projections showing the population to be between 384 055 and 403 300 by 2032. The Leeside area of Edmonton is less residential due to the industrial character or the surroundings and the dominance of large scale infrastructure.
The redevelopment will bring a vast number of housing catering for the demographic growth of the ward. A large percentage of housing will consist of social and affordable in order to favour the deprived community and not excluding it from the benefits of this new scheme. Schools, education centres, health centres and medical practices will all be included, making sure new residents have the right facilities in order to lead normal social and healthy lifestyles. This is also supported by the integration of Green and Blue Infrastructure throughout the development.
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According to the official data released by the Metropolitan Police, the number or notifiable offences committed in Enfield between April 2015 and March 2016 was 22,945 and an increase of 3% on the previous year. This represents a crime rate of 6.99 per 100 residents, while the London-wide crime rate for the same period was 8.5 per person. The three most common types or recorded crime were Theft and Handling, Violence against the Person and Burglary. Calls reporting Antisocial Behaviour also increased of 1.7% in this period, with the most common complaints being street drinking, drugs and rowdy youths.
Criminal damage and Arson Drugs 189 83
The crime rate in the area is high, and it is a key issue on some or the area’s industrial estates, from petty crime and vandalism to theft of expensive equipment and fear of serious crime. Upper Edmonton and Edmonton Green wards have the highest rates of crime and antisocial behaviour in the borough.
Bike theft 21 Theft from Shoplifting person 179 58
Other theft 11 Other theft 438 Possession of weapons 24 Public order 114 Other crime 28
Violent crime 513
Crime is an accompanying factor of deprivation, so the redevelopment of the area can improve these crime statistics by offering a boost in the economy of the surrounding neighbourhoods. Furthermore the design can implement principles of Crime Prevention through Environmental Design and tackling the issue in the early stages of the project.
Antisocial brhaviour 16
Burglary 12
Violence and Sexual offence 26
Criminal damage and Arson 11 Antisocial behaviour 698
Vehicle crime 418 Burglary 163
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OPPORTUNITIES
CRIME
Robbery 85
Breakdown of the reported crime in the Upper Edmonton Ward for the period from November 2016 to October 2017
Breakdown of the reported crime site for the period from November 2016 to October 2017
Vehicle crime 47
Drugs 1 Other crime 3 Public order Possession of 3 weapons Robbery 1 3 Theft from Shoplifting person 2 2
BUSINESSES AND EMPLOYMENT
OPPORTUNITIES
The Lee Valley has always been a significant industrial and manufacturing asset to London through history. This was and still is made possible by the location, connections and waterways which have sustained the growth of local communities. One big fact that makes this area such a significant contribution to London’s economy is the range of retail and industrial businesses, linked to good road connections. It is designated as a Strategic Industrial Location, it is situated in the industrial growth corridor of the Upper Lee Valley and it is in proximity to the primary hub for the Lee Valley Heat Network. Alongside the site there are large retail and distribution units, including Tesco, Ikea and the Ravenside Retail Park, all taking advantage of the location and proximity to the North Circular. All these provide employment to the nearby communities and serve as an important resource to the area. The location itself provides opportunity for strategic business placement, making this new development an appealing location for offices and shops, bringing economic benefits to the neighbourhood, with employment prospects. There is a chance of diversifying the employment profile of this area, with innovation, investment and transformation opportunities. While currently the main job focus is directed towards industry, the regeneration will provide a wider range of roles, from entry level jobs to more skilled and technical jobs. There is also opportunity to develop centres for education in the job industries, helping young residents acquire skills in order to start their working careers. This will continue the areas legacy in industrial innovation and invention, with the chance to build on the already existing green industry and food sectors. This will help the economic growth of the area, bring benefits to the residents and make Stonehill a desirable place to live and work, positively impacting the social aspect of the scheme.
INDUSTRY The majority of the industrial estates in the area are well used and have limited vacancies, which shows a high demand for sites and premises. Enfield is London’s second largest waste management and recycling hum, with Edmonton EcoPark not far from Stonehill. Green industries, advances manufacturing, and food and drink manufacturing businesses are important sources of employment in the Edmonton Leeside area.
OCCUPATION The top occupations that are listed by people in Upper Edmonton are Elementary, Professional, Elementary Administration and service, Caring, Leisure and other services, Sales and Customer Service, Skilled trades, Administrative and Secretarial, Sales Assistant and Retail Cashiers and Caring personal service.
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ECOLOGICAL CONTEXT Vegetation
OPPORTUNITIES
The map illustrates the distribution of vegetation on site and in the immediate surroundings. As can be seen Green Infrastructure is not lacking in the areas with are within the Green Belt and the Lee Valley Regional Park, even though it is not abundant. It provides some sort of visual and noise barrier from the North Circular, and it obstructs the view to the retail buildings east of the site. The majority of the tree species are mature native trees, while the fields are populated by meadow grassland. The vegetated areas are not maintained and have an unkempt look, with many areas densely packed, making it impractical to walk or see through.
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There is a considerable chance for improvement in the area of Green Infrastructure, as the site is so closely linked with the Lee Valley Regional Park and is adjacent to Green Belt Land. The scheme can integrate Green Links running throughout increasing the environmental benefits of the development, as well as promoting healthy lifestyles with new residents. Integrating green infrastructure in the design also permits the link between the south part of the Lee Valley with the Upper section, increasing and encouraging a continuous flow between these. Vegetation within the scheme also means there will be more natural drainage opportunities, therefore promoting sustainable drainage systems, and the natural water cycle. The vegetation in the Regional Park areas can be enhanced, bringing environmental benefits, reducing CO2 in the area, as well as providing noise and visual barriers to critical points on site, such as the North Circular flyover and the big retail buildings surrounding the area.
ECOLOGICAL CONTEXT Hydrology
FLOOD RISK The map illustrates the distribution of flood risk across flood zones. It is evident that the entirety of the site is prone to flooding, with the majority of the area within flood zone 2 and smaller, but still significant areas, in flood zone 3. The River Lee Flood Relief Channel was a response to severe flooding in 1947, but there are clearly remains of residual flood risk in the project site. Because of this risk of flooding development in this area has to take into consideration flood prevention and the use of sustainable drainage systems.
OPPORTUNITIES
WATER QUALITY The area surrounding the site and the site itself have been significantly affected by the industrial and developmental growth of Edmonton. As a consequence the biodiversity of the waterways has changed significantly over the course of time. Unfortunately, the unwanted waste from riverside industries combined with misconnecting pipes form residential housing, littering and fly tipping have all affected the Lee Valley waterways significantly. With London hosting the Olympics in 2012, there have been significant steps being made to clean and protect the green corridor that runs through the east part of the Capital. The development of the Olympic park has been a true catalyst for change, as the work by the Environment Agency brings and will bring continuous benefit to the waterways supporting the growth of existing fish and bird communities within the Regional Park.
FLOODZONE 2
Flood risk can be perceived as a constraint to development given the restrictions it applies to the design process. This can be turned into opportunity as flood prevention requires the adoption of Sustainable Drainage systems throughout the scheme increasing the environmental benefits by encouraging the natural water cycle. The use of vegetation and planting, especially alongside the watercourses increases the biodiversity of the area. The use of SUDs also has an impact on the economic aspect as it requires less engineering saving both monetary and energy resources.
FLOODZONE 3
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ECOLOGICAL CONTEXT Fauna The area surrounding Stonehill is renowned for its ecological importance especially in regards to the fauna that is found here. This area provides habitat to a number of wildlife species, and it is an excellent place to see wintering wildfowl. The reservoirs to the north of the site have been designated as Sites of Special Scientific Interest because of this, they are nationally important for wintering Black-Necked Grebe, but Goosander, Goldeneye and Teal can also be seen. There is an impressive gull roost numbering up to 50,000 individuals, including Common, Herring, Lesser Black-backed and Black-headed Gull. The reservoirs offer a very good vantage point to look up and down the valley for migrants in spring and autumn.
OPPORTUNITIES
The Reservoirs to the south of Stonehill, which form the Walthamstow Reservoirs, has the largest heronry in London, with up to 100 pairs nesting on the islands, including breeding Little Egret. As well as the reservoirs to the north, this is a great place to see wintering wildfowl including Gadwall, Coot, Great Crested Grebe and Tufted Duck. Large numbers of Gulls can also be seen, Lesser Black-backed, Common and Black-headed Gull, Reed and Sedge Warblers, are a few examples. There are two bird hides on site offering great views from the reservoir banks.
Coot Duck
Goosander
Common Gull
Teal
Goldeneye
Herring Gull
Lesser Black-backed Gull
The richness in wildlife provides a valuable opportunity to exploit the resource and enhance facilities in order to attract visitors to the area bringing economic benefits as well as helping to preserve these habitats increasing the ecological value of the Lee Valley.
Gadwall Duck
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Black-Necked Grebe
Lesser Black-headed Gull
Great Crested Grebe
Tufted Duck
Little Egret
Sedge Warblers
ECOLOGICAL CONTEXT Soil and Topography The soil in the site area is soilscape type 20, meaning it consists of loamy and clayey floodplain soils with naturally high groundwater. It is moderately fertile and provides habitat to wet flood meadows, with the usual land cover being grassland. The soil on site drains to the local groundwater which then discharges it into the waterways flowing through the area. There is a small manmade hill to the north of the site covered in vegetation and trees, while the rest of the site is flat. The only level changes can be seen in the area immediately surrounding Bambury Reservoir which is elevated and not visible from the other areas of the site.
LOAMY AND CLAYEY
LOAMY
LOAMY AND CLAYEY (soilscape 18) Location of the manmade hill. (Correct contour lines and spot heights information not available)
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DEVELOPMENT CONTEXT One of the most appealing opportunities this site project offers is its location. It is very well connected with London City and its surroundings through the road networks as well as by public transport; it is located in the Stratford-StanstedCambridge Corridor; lies within the Lee Valley Regional Park, and it is adjacent to Green Belt land. All these facts make the area highly desirable for development. Alongside the wider Edmonton Leeside area, the site has been defined as a growth area. The London Plan has included this site within the London-StratfordCambridge-Peterborough Corridor Growth Area designated by the government for development, regeneration and transport improvements and recognise links with other parts of the corridor, while more locally Enfield Borough Council have come up with the Upper Lee Valley Opportunity Area Planning Framework, which illustrates the key regeneration and development areas and plans. AREA ACTION PLAN: The Enfield Core Strategy has set very strong focus on the redevelopment of this area and its surroundings, as a consequence of the London plan designating this as a development site. Optimising and encouraging development has come as a result of the need of large numbers of new housing, with consideration to the need of affordable and social housing, as well as the need to improve transport links and reassign the se of surplus and redundant industrial land. Another issue the borough seeks to resolve is social exclusion and unemployment of theses peripheral areas of Enfield. The area offers incredible green and blue link prospects and it is made one of the main redevelopment principles to improve on these as well as promoting sustainability within the area. Enfield Council has set out detailed objectives for the redevelopment of the Area Action Plan providing a framework for the future of Edmonton Leeside. This site along with the wider area, will welcome thousands of new homes, and will offer opportunities for growth of new economic sectors, providing a high number of new jobs. This will be supported by retail, leisure and community infrastructure, which will drive the regeneration. There are 5 underlying key objectives that are specified in the regeneration plan written by the council: Building a Sustainable Urban Neighbourhood; Facilitating Economic Growth; Connectivity: Delivering Sustainable Regeneration; Celebrating the Lee Valleys Waterways and Open Spaces.
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LEESIDE AREA ACTION PLAN STONEHILL SITE BOUNDARY MERIDIAN WATER
CURRENT DEVELOPMENT Since 2014, when proposals were submitted for the area action plans, the project has been granted approval and has funding for the big scale development. Masterplans have been created for the new design of the area, and the development of the new Enfield centre, which is to be called Meridian Water, is underway, with the first buildings on site being demolished. Although the design chosen for this development, and shown here, is undoubtedly of high standards and highly successful, it does not seem to create a unique, full of character and engaging space. It does not seem to have integrated much Green Infrastructure within the design, confining it to the natural areas of the Regional Park. The buildings have not been designed in with the intent of outside space creation, therefore the masterplan consists of a very heavily build up scheme, leaving small amounts of space for outdoor public areas. It is for these reasons that this document proposes a different masterplan design, with a different approach and emphasis on human scale, GI, and connectivity. This alternative proposed design will aim to create an innovative and unique new community designed for human use and for the best living, working and recreational experience.
https://www.lda-design.co.uk/projects/meridian-water/
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DESIGN PROPOSAL
DESIGN BRIEF
The site, in the southern eastern part of Enfield, is located in a strategic development opportunity area, and has therefore priority for investment. The development brief sets out the objectives and considerations the masterplan and design have to abide to. The industrial site is to be redeveloped into a mixed use scheme, with the inclusion of housing, leisure facilities and economic growth opportunities. The main purpose and need for a regeneration of this particular site is the growing need for new housing, given the population growth within the borough. The project will have to deliver 1000 new dwellings, of which 40% being affordable housing. New job opportunities should be encouraged with the facilities to create a supporting and successful economic community. The strategic location creates great opportunities for connectivity, therefore public transport should be enhanced as well as the natural protected areas in order to attract visitors. This means the redevelopment should take into consideration opportunities for leisure tourism and offer the appropriate facilities. The project should take into consideration sustainable design to make front to climate change issues, as well as ensuring the creation of healthy communities. Throughout the design the social, economic and environmental aspects of planning should be integrated in order to create the most successful outcome.
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DESIGN VISION The development for Stonehill Heart will create a new Hub in the periphery of Enfield. The now industrial estate will give way to a sustainable and modern development, bringing high number of houses, including affordable homes, in order to sustain the population growth of the Borough. It will facilitate economic growth, with the creation of a new high street attracting businesses and companies, including small, local and family businesses, which will all benefit from this amazingly connected site. There will be a much more diverse job opportunity, as well as new higher education facilities linked with the industrial heritage of the site and its surroundings. Stonehill Apprenticeship Centre will be introduced giving the opportunity to young people to get specialised skills in order to have better job prospects and opportunities. This will be linked to the new Stonehill Industry museum which will draw visitors from the surroundings and the wider context. Alongside the regeneration of the areas within the Lee Valley Regional Park and its waterways, it will ensure a regular affluence of visitors, which will support the local economy. These natural elements will be a key feature in design in order to promote healthier lifestyles and the engagement with nature. Another crucial aspect of the redevelopment will be the links it will create with the wider context, in order to create more engaging and supportive neighbourhoods. Stonehill Heart will be a unique place, demonstrating how a sustainable and innovative approach, and most importantly, a landscape led approach ensures the best outcome. This project will be a showcase of what the profession of Landscape Architecture is about, putting emphasis on space creation, sustainable elements and the integration of Green and Blue infrastructure.
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PLANNING CONSIDERATIONS NPPF On a national level, the National Planning Policy Framework (NPPF) sets out the governments planning policies for England and its requirements for the planning system. This document reflects relevant EU obligations and requirements. The NPPF sets how to achieve sustainable development to aim for a change for the better and positive growth. The Economic, Social and Environmental roles should be sought out jointly and simultaneously through the planning system in order to achieve progress. LONDON PLAN On a regional level, the Spatial Development Strategy or London Plan (LP) is the overarching strategic plan for London, and it sets out an integrated economic, environmental, transport and social framework for development. ENFIELD PLAN On a local level, the Enfield Plan Core Strategy (EP) sets out a special planning framework for the longterm development of the borough. It is a strategic document providing strategies, scale and distribution for developments ensuring properly coordinated decisions and sustainable development. It contains core policies for delivering the special vision and guiding patterns of development.
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LP
NPPF
EP
BUILDING A STRONG COMPETITIVE ECONOMY
Par. 19, 20
Policies: GG5, E8, E9, E10, E11, HC6
Policies: 12, 13
PROMOTING SUSTAINABLE TRANSPORT
Par. 30, 31, 37, 38
Policies: S12, SI15, T1, T5
Policies: 20, 25, 26
DELIVERING A WIDE CHOICE OF HIGH QUALITY HOMES
Par. 50
Policies: GG4, D4, D5, D6, H1, H2, H7, H17
Policies: 2, 3, 4, 5
PROMOTING HEALTHY COMMUNITIES
Par. 69, 70, 72, 73
Policies: GG1, GG3, S3, S4, S5, G1, G4, G6, SI1, SI2, SI16, T2, T5
Policies: 7, 11, 32
REQUIRING GOOD DESIGN
Par. 56, 57
Policies: GG2, D2, D7, SI16
Policies: 1, 31
PROTECTING GREEN BELT LAND
Par. 81
Policies: G2
Policies: 33, 35
MEETING THE CHALLENGE OF CLIMATE CHANGE, FLOODING AND COASTAL CHANGE
Par. 93, 94, 99
Policies: SI12, SI13
Policies: 20, 28
CONSERVING AND ENHANCING THE NATURAL ENVIRONMENT
Par. 109
Policies: G4, SI15
Policies: 35, 38
DESIGN RESPONSES
The development of Stonehill Heart is very much driven by the development principles set out by the NPPF, which paves the way to a more sustainable future approach, with particular emphasis on the environmental, social and economic aspects. The project will meet all the regulations set out by these documents, ensuring the best possible and sustainable outcome in order to benefit the new and existing communities as well as being catalyst for future redevelopments. As set out by both the London and Enfield plans the site is located in a strategic growth area therefore making it a priority for redevelopment (LP SD10; EP Policy 1). This project will provide a large number of new, high density housing as set out by the documents in order to cater the increasing population of Enfield and surroundings (LP GG4, H1; EP Policy 2). This new housing will be of high standards and it will conform to the latest regulations on energy efficiency, while also offering a wide range of different home types (NPPF par. 50; LP GG2, D4, D6; EP Policy 4, 5). 40% of new housing will consist of affordable homes as regulated by the Core Strategy; there will be provision for accessible housing and a number of purpose build student accommodation (LP D5, H5, H7, H17; EP Policy 3). The development will be of mixed use, encouraging a more efficient use of the limited space in London, making sure the new community has the needed facilities within a reasonable distance. This discourages the use of cars and encourages more healthy and social lifestyles. Community facilities will be offered in order to build strong and inclusive neighbourhoods (NPPF par. 69, 70, 72, 73; LP GG1, GG3, D3, S12; EP Policy 7). Retail and business opportunities will be created in the form of a high street in order to promote the economic and social growth of this area or London, in an attempt to solving the deprivation issues that currently characterise this part of Enfield (NPPF par. 19,20; LP GG5, E9, HC6; EP policy 13). A centre for apprenticeship and specialised workshops will be created in order to offer more diverse job prospects and to make front of the lack of higher education prospects in the area (LP S3, E8, E11) Leisure and sport facilities as well as schools will be introduces into the area, and there is the great opportunity of linking these with the Lee Valley Regional Park, which will be enhanced. This will make the area very desirable attracting people to it, therefore benefitting the economic and social aspects of the redevelopment. The involvement of natural elements will benefit the general health of the public and creating better living and working environment (NPPF par. 69,70,72,73, 109; LP GG3, D7, S4, S5, E10, G1, G4, G6, SI1; EP Policy 11, 12, 35) Public transport links to the site will be improved promoting a more sustainable lifestyle; pedestrian and cycle routes will be enhanced encouraging these transport methods over the use of cars (NPPF par. 30,31,37,38; LP T1, T2, T5; EP policy 25, 26, 32). Flooding is one of the biggest issues on site and to tackle this there will be a series of SUDs included in the design of the new scheme (NPPF par. 93,94, 99; LP GG6, SI12, SI13; EP policy 28).
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DESIGN ELEMENTS To meet the design brief set out, the design will have a series of elements implemented in order to meet the social, economic and environmental needs of the development:
High Street:
The integration of a high street in the design is needed in order to create a new successful, mixed use development. It has a number of benefits linked with the social, environmental and economic aspects. It will include retail, catering, leisure and entertaining facilities, providing the needs for a successful and social community. The provision of all the services within the design means that residents, and general users of the new spaces, are encouraged to make use of them, generating income for businesses and as a result an increase in job opportunities. On an environmental level, residents will be provided with the necessary needs and facilities within walking distance, making the use of cars less likely and reducing the carbon emission in the air. The High Street will be a pedestrian area with facing building facades interacting with the users of the space.
Green Infrastructure:
GI will be integrated throughout the design, making the most of the opportunities offered by the proximity to the Green Belt and to the watercourses. Natural elements will in the more urban part of the scheme will connect the two disjointed parts of the Lee Valley in order to encourage pedestrian and cycle flow throughout. This will promote healthier living and working environments as the visual and physical contact with nature reduces stress, improves concentration levels and improves the quality of air by reducing pollutants. A leisure centre will encourage outdoor activities which can link into the Green Belt areas.
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Blue Infrastructure:
The River Lee and its branches will be used to their full potential with the design of waterfronts for the enjoyment of the Blue infrastructure throughout the site, carrying on into the Regional Park. Navigation on the river will still be encouraged, with the opportunity for water sports, such as kayaking and canoeing, and leisure, with boat hiring facilities. Access to Bambury Reservoir will be extended to the general public, increasing the assets of the Regional Park, as visitors can observe the wildlife habitats. The reservoir will be protected because of its ecological and biodiversity importance and significance in the area.
Museum and Training Centre:
In order to celebrate the rich industrial heritage of the site, the design proposal will include an Industrial Museum, educating the public on the history and the future of the industrial sector with particular emphasis on the importance of the local area in London’s industrial growth. This will attract visitors from outside the site, providing economic and social benefits. Linked to the museum will be the Stonehill Heart Apprenticeship and research Centre. This will offer an alternative to University Higher Education, and offer the chance to apprehend specialised skills linked to the industry and manufacturing sectors, especially the new and upcoming ones. Research centres will look at future, innovative and sustainable branches or the manufacturing and production business. Branches that are to be focus of research are: Renewable energy research and manufacturing, Food packaging, Energy innovation, High tech manufacturing, Pharmaceuticals, Recycling innovation; these are all sectors which Enfield Council has planned investment for. Sustainability:
Environmental, social, economical benefits:
All the design elements are aimed to achieve a highly successful outcome, ensuring the social, environmental and economic growth of the site. The elements listed all have distinct benefits linked to them, which in the bigger picture of the project, all interlink and ensure a broad, large scale list of benefits. Environmental benefits, such as Green Infrastructure and the preservation of the natural elements, ensure the achievement of social benefits, such as healthy lifestyles and the encouragement of the use of leisure facilities which, as a result, benefits the economy of the place, with people investing in the businesses present on site.
The design will aim to achieve the highest possible level of sustainability, with the implementation of sustainable urban drainage systems throughout the scheme. This will encourage the natural water cycle reducing the need of drainage systems, ensuring the limited use of energy resources limiting the impact on the environment. These will include retention ponds and basins to store and slow down water. Building facades will include a good amount of glass to make the most of natural sunlight, and solar panels will be placed on high-rise buildings to. Sedum roofs will be introduced to reduce urban heat island effect, to provide better insulation and to slow down the water cycle to promote more effective sustainable drainage.
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PRECEDENTS The next few pages will show precedent images of different design elements that have influenced and inspired Stonehill Heart’s development masterplan. It will show examples of styles and character of the buildings included in the scheme as well as examples of smaller elements like paving details, or water management solutions.
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PRECEDENTS HIGH RISE BUILDINGS High rise buildings can help obstruct unwanted views from within the site. They can also give identity to a place with unique and striking facades. The site is adjacent to the North Circular and therefore in it extremely visible to a large number of commuters; the architecture in this redevelopment has the chance to place Stonehill on the map, an iconic and unique part of Enfield easily recognised by traffic on the N Circular. These precedent images also show the integration of natural elements in the hard material of the building, this can be a great response to the overly urban reality of the London suburbs, improving the quality of life of residents and bringing benefits to the environment at the same time.
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PRECEDENTS WAREHOUSE BUILDING The big industrial warehouse to the west of the site can be redeveloped and converted to accommodate the new design where it can play a central role. A new more modern and contemporary look can be given to the building turning into an exciting and unique place. The feeling of the structure should remain industrial in order to preserve a part of the history and the industrial heritage of the surroundings. The images chosen as precedents show the sort of look a converted factory building can look like.
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PRECEDENTS BUILDINGS The buildings in the design will be of a modern feeling, but retaining some of the industrial feel to the area in order to not lose any of the historical heritage. The floor prints of the new buildings will create dynamic spaces making sure all the space on site is being used to its full potential.
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PRECEDENTS WALKWAYS Raised walkways are a great way to encourage and facilitate pedestrian flow, and to connect the disjointed area of the current site. Walkways can run all the way through the redevelopment and into the Lee Valley Regional Park, connecting the scheme. As these are raised they are also a great way to tackle issues relating flooding, as different areas of the development will remain accessible. GREEN INFRASTRUCTURE These bottom two images show the integration of Green Infrastructure in urban environments. This brings a great amount of benefits to an area, which is why the new scheme should make sure GI runs throughout, forming a sort of Green Lung at the heart of the design.
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PRECEDENTS These images show a series of design elements that can help create a unique and functional design. The pavement details are examples of how special definition can lie in the choice of materiality and textures within the design and how there can be a seamless flow between hard and soft areas. The top right image shows how the riverfront can be turned into a key part of the design by creating a hub. This is a great opportunity as humans have a natural response and attraction to water, which makes such a landscape successful. The use of water can be also used in order to create retention ponds, to encourage sustainable drainage of surface water, like shown in the bottom left image.
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ZONING LAYOUT
HIGH RISE BUILDINGS
RESIDENTIAL
WATERFRONT
GREEN INFRASTRUCTURE
HIGH STREET MUSEUM AND APPRENTICESHIP CENTRE
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High Rise Buildings: The positioning of the high rise buildings is strategic because of how it restricts the view of the North Circular from the rest of the site. This is also the northern part of the site so having the tallest buildings of the scheme here will mean sunlight will reach all other areas of the design. For the same reason the high rise buildings will gradually get smaller the further south it goes, with less storeys, ensuring a good amount of natural sunlight hitting every building. These high rises bill be a mixture of housing, in the form of apartments, and office spaces.
Green Infrastructure: Green Infrastructure will run throughout the design, although the central part of the development will include a public urban green park. It is centrally located in order to benefit from the most amount of sunlight. This will help connect the two disjointed part of the Lee Valley Park.
Residential: These areas will be reserved to high density residential buildings, including affordable and social housing. These are located in close proximity to the Green Belt Land areas, creating the opportunity to integrate natural elements within the residential areas.
High Street: This is a strategic location for the high street as it links the urban park area with the waterfront creating a constant flow of people, ensuring a successful engagement with the public bringing economic benefits to the development.
Waterfront: The areas looking onto the waterways will be designed into waterfront spaces taking advantage of the great blue infrastructure running through the site. Water will attract people and therefore will become a great asset to the design and success of the development.
Museum and Apprenticeship Centre: This will be located where warehouses are currently on site, making it possible to repurpose this impressive building creating an educational and social hub for the entire scheme. A series of smaller warehouses and workshops will be introduced in this area in connection to the museum and the training centre. Accommodation for the attendants of the apprenticeship and research will also be provided here.
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DESIGN DEVELOPEMENT BUILDING SHAPES Looking at building shapes: having the buildings to the sides with the central part clear means there will be a better exposure to natural light
GREEN INFRASTRCTURE BEGINNING OF THE DESIGN PROCESS Exploring ways to link the different parts of the site, through the use of raised walkways and blue infrastructure
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Exploring the possibility to integrate Green Infrastructure throughout, linking buildnings with natural elements.
SUN PATH
GREEN LINKS Exploring more ways as to how to link the north and south part of the Lee Valley with gren links CONNECTIONS
DYNAMIC WATERFRONTAGE BLUE INFRASTRCTURE Ideas of how water could be brought into the design and linking it to the green areas
BUILDING SHAPES
The River Lee has the chance to be more engaging therefore there is the idea of making it a much more dynamic place
Developement on the previous building shapes. A more grid like and regular apporach.
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DESIGN DEVELOPEMENT WALKWAYS These diagrams show the start of the development of the raised walkways interlinking the buildings.
BUILDING SHAPES Development from the previous shapes, giving the buildings less geometric looks.
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GREEN AND BLUE INFRASTRUCTURE Ideas on how water and green infrastructure can create links with the different areas of the scheme.
RAISED WALKWAYS
BUILDING HEIGHTS The buildings will get smaller further south to the site as this will guarantee the best use of natural light.
ROAD DEVIATION The road is currently creating a divide between the Green Belt Land and the main area of the site therefore it could be deviated and reconnected with a different road adjacent to the site boundary.
WATER LINKS
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DESIGN DEVELOPEMENT LINES OF FORCE WALKWAYS The raised walkways can provide direct access to the Lee Valley Park
BUILDING SHAPES The deviation of the road means the edges of the buildings to the east do not have to be as harsh as previously drawn.
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GREEN INFRASTRUCTURE Exploring the shape and definition of the green part of the design in the urban context.
BUILDINGS Development of the south part of the site. This proposes a radial design and configuration around the river.
Placement of further buildings on the remaining parts of the site
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WALKWAYS The route of the raised walkways is defined
WALKWAYS Design of the raised walkways around the new Industry Museum
BUILDINGS Removal of a section of one of the built up areas form a previous design. Attempt to a design of the most western part of the scheme.
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PATHS Proposed design for the pathways leading into and through the Green Belt BUILDINGS Further removal of a few planned buildings to encourage through routes to key spaces of the design.
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Creation of the new High Street with dynamic spaces and a more detailed design idea for the green link in the middle of the design.
Changed building shapes and configuration for the bottom east part of the design, to ensure the best space creation outcome for outside public areas
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Final building configuration for the High Street setting. Final design for the urban park, with a definition of hierarchy of routes.
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MASTERPLAN This masterplan shows the final design proposal in response to the brief set out, as a result of the design vision and developement. The next few pages will provide an indepth understanfing of all the different elements included in this design for Stonehill Heart
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Lee Valley Park Visualisation
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MASTERPLAN ELEMENTS Road Diversion: The road will be diverted so that it does not run through the site and separating the Green Belt Land from the rest of the scheme. this will encourage the use and management of this part of the Lee Valley Park much more. the road will join up with the existing road to the west of the site currently catering for the retail buildings.
High Rise buildings: residential and office floor buildings, providing visual and noise barrier from the North circular. The height of these buildings will range from 15 stories to 8 the further south they are. Solar pannels will be introduced on the building roofs to provide renewable energy. The building facing the road will have parking facilities on groud floor; this is a response to the flood risk of this area and to cater for the new community.
Raised Walkways: the whole site is interlinked via a network of raised walkways. These provide access to buildings on first floor level, and permit an uninterrupted and constant pedestrian flow. most of the site will remain accessible even in the event of flooding, including the Regional Park.
Retention Ponds: these vegetaded pond between the buildings will provide flood mitigation, as well as surface water drainage through soil.
Vehicle Access: The new road connection will provide access to the site where a turning point will offer the chance to drop off visitors. there is behicle access to the buildings facing the river to the west, all of which have parking facilities at ground floor level.
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Stonehill Heart Bus Station: a new access point will be introduced waking the site even more linked with the surroundings and facilitating access. new bus routes are going to be introduces, with the inclusion of Stonehill Heart bus station.
Retention Basin: this water feature provides public outdoor quality space but also ensures flood relief by slowing down the water cycle and acting as a physical basin because of the level change, stopping the water from floodding any other adjacent area.
Enhanced Green Belt Land: this part of the site will be enhanced, in order to preserve and value the ecological, environmental aspects of this landscape, promoting its biodiversity.
MASTERPLAN ELEMENTS Shared Space: this residential area will be crossed by a vehicular road providing access to the buildings and the ground floor car parking facilities. It will be a shared space created with paving detailing, ensuring low speed, and attentive traffic.
Stonehill Hotel Accomodation facilities are a great opportunity for the economic growth benefit of the development given the site location.
The High Street this os one of the focal points of the new developement, bringing economic growth prospects and more job opportunities ti the area. It will include a series of retail facilities, form small, local shops and businesses, to high street, global brands. It will also offer leisure and sporting facilities, such as gyms, swimming pools, and more specialised training opportunities such as hockey and rhythmic gymnastics, two sports not well catered for in the wider area. There will also be a series of retaurants, cafes, bars and pubs. Helth facilities will be provided in order to meet the needs of the new residential community, including doctors and dentist surgeries, farmacies and opticians. The High Street is planned to be a pedestrian aea but mainentance and emergency vehicles can access all buildings.
The Green Way: this is the urban park setting, running throughout the design. It plays the very important role of connecting all the different sections of the masterplan. It seamlessly links the already existing nature areas to the north and south of the site. It acts as Green Lung to the development and it provides contact with nature to all built up areas of the site. The different fragments of this Green way will have different elemtents, from water, structure planting, tall grasses planters to simple grass lawns that can host different events and activities. This is an ideal space for markets, street faires, and even small festivals, which will improve the community spirit and social aspect of Stonehill
Waterfront: The south part of the site will be opened up and a waterfront edge will be ceated. This will ensure the maximum engagement of blue infrastructure in the scheme. the edge of the river has been changed and extended, with well vegetated bank. This will help in case of flood events as plants and soild will be able to absorb more water.
Links to the Reservoir: the raised walkways will link the site to the paths on the other side of the River Leem providing further access to the Bambury Reservoir.
Outdoor Activity Centre: this is located at the side of the River Lee offering the opportunity for water bases sporting activities, and boat hire for leisure purposes.
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MASTERPLAN ELEMENTS Car Park: the existing car park will be retained, but trees and permeable paving will be introduced.
Stonehill Museum and Apprenticeship Centre: this is the repurpused and redeveloped warehouse building currently present on site. It has a fisrt floor raised outside gantry area offering seating and restoration facilities. This is linked with the rest of the site via the raised walkways
Leisure and Sport Facilities: sport courts will be introduced offering leisure facilities to the residents and visitors of the site.
Vehicle Access: new access point will be introduced to cater for the new residential buildings on this part of the site.
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HIGH STREET DETAIL Sustainable Drainage Solutions: the high street will include a series of linear water channels which serve the purpose of draining surface water either into the soil of the tree planters or into the River Lee. The linear geometry of the water channels is strengthened by the placing of seating alongside them.
The Green Way here more detail into the diversity of the fragments of GI can be observed.
High Street Section
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ROUTES AND GI
Vehicle routes Transport routes Bus Stop
New Pedestrian and cycle main routes: This diagram illustrates where the main routes for pedestrian and cyclists on site. The design has been planned in order to create the best connections and links both within the site as well as the wider context. The flow throughout the Lee Valley Regional Park is very much encouraged with routes providing access to the furthest point north of the site. This will provide access to the upper area of the Regional Park, making it a much more used recreation and leisure space, providing scope for the enhancement of the natural areas.
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New vehicle routes: This diagram illustrates the new proposed vehicle routes and accesses to the site. There are two new entrance points, both from the west to increase circulation and connections with the wider context. The diversion of Herbert Road will not impact the circulation as all parts of the development are accessible via different routes. Traffic in the immediate context of the site will also not be impacted. Although vehicle roads do not run throughout the site, all buildings will be accessible for emergency and maintenance purposes. This diagram also highlights the public transport route, and Stonehill Heart Bus Station.
Green Infrastructure: The integration of Green Infrastructure throughout the design is very evident from this diagram. The site now does not act as a physical and visual barrier between the two disjointed parts of the Green Belt, but it is rather a gateway to the amazing spaces of the Lee Valley Regional Park.
DESIGN CONCLUSION
The new Stonehill scheme creates a vibrant new mixed use development. It regenerates an area that is currently redundant and creates barriers between the surrounding communities, and where the natural areas are not used to their full potential. The masterplan sets out a development that aims to connect the east and the west areas through Green infrastructure, pedestrian and cycle links. This will strengthen links with the surrounding context, making Stonehill Heart a place for everyone. The masterplan shapes the new community around the links with the surrounding communities and neighbourhoods, creating a vibrant mix of uses and a distinctive place that people will call home. Stonehill will be a place where people have a sense of permanence and belonging; a unique space strengthened by the Green routes and Lee Valley Waterways, with a hint to the industrial heritage of the area. This development will help create a community where people can set down roots and take pride of the spaces, where business and economy can thrive. It will also provide scope for future enhancement of the Lee Valley areas, as well as improving the surrounding communities, reshaping and transforming this area of North London.
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