New Islington Borders is a counter project for Central Retail Park in Manchester, prepared by the students of the MA Architecture and Urbanism programme at Manchester School of Architecture 2017/18. Aaron Johal Ann Sandra George Busra Berber Danruo Chen Gayathri Jagadeesan Ha Thi Thanh Bui Hala Al-Abweh Eamonn Canniffe James Dyson David Chandler Debabardhan Upadhyaya Adam Whiting Jamie Kelly
Haziq Ariffin Kun-Lin Lee Li-Ya Su Luana Cazuza Lucie Linderova Mayank Garg Naijia Wang
Qiuying Hou Rayhane Saber Rushama Patel Shijie Wang Shiva Kabir Sian King Torkel Sandvik
Xiaoxiao Zhang Xuanyi Wang Yichuan Ji Yuan Zang Yue Dai Yuyao Lin Zhe Li
“It is not enough to mix uses and function, sometimes it will be necessary to create conflict and congestions among material contacts, mental references, the many orders of urbanity, with so many different identities.” Manuel de Solà-Morales
New Islington Borders is a design for Manchester’s first car free urban village and attempts to fulfil the potential of the New Islington master plan. It is a mixed use development that capitalises on its proximity to the city centre and emphasises the quality of its public open spaces.
NOMA
context New Islington Borders covers an area of roughly 10 Acres and is bordered by the Ring Road to the south, the scenic, recreational landscape of Cotton Field Park to the North, Old Mill Street to the East, and the Rochdale Canal to the West. It marks the transition from the mixed commercial and residential development in the Piccadilly Basin and the Northern Quarter to the mainly residential developments in Ancoats and New Islington. The prominent location is in close proximity to the city centre and has easy access to transport facilities such as the train, tram and bus. Piccadilly Station, Victoria Station and Shudehill Interchange all lie within a 1500m radius of the site, less than a 15 minute walk from the site. Other notable buildings within the vicinity include recent social infrastructure such as the New Islington Free School and the Ancoats Primary Care Centre, historic structures such as Murray’s Mill and newer projects such as Chips in New Islington and NOMA.
New Cross
Ancoats
New Islington Holt Town
Northern Quarter
Eastbank
Piccadilly Basin
Lower Medlock Valley
Beswick
field work The international postgraduate students from the Manchester School of Architecture’s MA Architecture and Urbanism programme hail from thirteen different nationalities and are researching the prevalent housing issues in Manchester. This proposal is the result of site visits, comprehensive contextual analysis of the Central Retail Park and adjacent neighbourhoods in New Islington and Ancoats, group discussions, precedents studies from a range of housing prototypes and several masterplan drafts. From this initial intuitive and creative process, a collective project was created by looking at the site through the lens of context, community, economics and sustainability.A1:100 scale model was employed to help envision and refine the entire masterplan.
site strategy The site strategy is to take the height and density of the historic buildings in Ancoats, which suggests a permeable urban wall to Great Ancoats Street, with buildings falling in height from West to East and towards the landscape of Cotton Field Park in New Islington. This massing results in three distinct planning zones which provides an indication of future phasing. They are a) largely rectilinear in organisation facing Ancoats b) radial around the centre of the site and c) organic at the junction with Old Mill Street. Each zone has a different type of public space associated with it - namely, the Market Square, the Park and the Boulevard.
“Although there exists no absolute rule for size, a square must be in proportion to the buildings that surround it.� Camillo Sitte
Linear - Market Square
Radial - Park
Organic - Promenade
masterplan “Collage is not just a technology, but also a correct way of thinking about architecture and the city. It no longer treats the city as a static entity that is simply piled up by elements isolated from each other, but instead consists of multiple elements.�
Vista
Colin Rowe and Fred Koetter
Market Square
Promenade
Park
Boulevard
sustainability
manifesto
Through sensitive planning, architecture, use of materials, landscape and technology, New Islington Borders achieves a holistic, sustainable community that emphasises the careful use of resources, low carbon footprint and minimized harmful emissions.
context
The dynamics of New Islington Borders with its surrounding mixed use, commercial, historic and residential precincts is of prime importance. The masterplan engages and interacts with its contextual influences through an integrated design with active street frontages and a network of open spaces, among other strategies. 5. Landmark
community
New Islington Borders celebrates diversity and provides a safe, inclusive environment for people across different backgrounds. The masterplan provides affordable housing and commercial spaces in close proximity to the city centre, thereby enhancing the communities in and around the area. 8. Safe & Sound
9. Inh
1. Green & Blue Infrastructure
herently Inclusive
2. Car Free Urban Village
6. Connections
3. Active Sustainability
7. User Friendly
10. Diversity Matters
4. Responsive Sustainable Development
placemaking
market square
Situated at the North of the development, the Market Square captures the vitality of the bordering, historic district of Ancoats, expressed in independent market stalls, with a sunken forum for performance and events, and shops and cafes opening onto the space.
park
Located in the centre of the development is the Park, being a multifunctional space for recreation. This green lung within the development is composed through the clustering of taller vegetation on a small mound, and the positioning of a shallow, reflective pool to add visual depth.
promenade
Extending along the width of the southern portion of the site will be a promenade, where the linear arrangement of slender trees draw the eye along the extended pathway, encouraging movement towards the convergence of Cotton Field Park, where the arrangement of buildings opens up a broad vista.
communicative design The primary public spaces, such as the Market Square, Boulevard, Park and Promenade, and secondary open spaces are created by the strategic placement of buildings, where each space is given a distinct character that corresponds to the needs of its context. Their unique identity is characterised by their street furniture, landscape and public art installations, providing visitors and residents several attractive routes when crossing the site. The masterplan is designed to have a dynamic relationship with its neighbouring areas. The openness of the northwest border blends the site’s boundaries with Cotton Field Park, while passers-by along Great Ancoats Street are welcomed by a diverse array of shops and restaurants. The buildings facing the Rochdale Canal and the industrial architecture of the historic mills reflect this architectural vocabulary in their own mass and proportions, whereas moving towards Old Mill Street, the buildings have been given more freedom in their architectural expression.
Primary Streets Network Secondary Streets Network Main Public Nodes
street life
“The trust of a city street is formed over time from many, many little public sidewalk contacts... Most of it is ostensibly trivial, but the sum is not trivial at all‌â€? Jane Jacobs
street life Equal emphasis has been given to the quality of street life and the built environment, treating both aspects as important contributing factors to the overall experience within the site. After identifying the major issues and deducing that the vicinity is surrounded by inactive, monotonous spaces, often attracting a negative presence, an active pedestrian path has been used as a tool to enhance the area. The street remains a principal ordering device of the development, with the pedestrian playing the role of the key user, providing a lively interface between the social spaces and the buildings.
Parking & green Bicycle Walking & sitting areas lane zone Carriage way
2.5m
1.8m
4m
typology Ninety-eight percent of dwellings within the city centre are currently categorised as apartments, which account for approximately a third of all apartments within the city. The average household size within Greater Manchester has been on a downward trajectory since the early 2000’s, roughly falling within the range of 2.3 residents per dwelling, however net migration has increased over the same period, leading to a supply of housing of smaller dimensions. With the number of dwellings totalling approx 700, the redevelopment of the New Islington Borders site will therefore reflect the current market trends providing a varied array of dwelling types in a mixed sustainable environment.
Existing city centre housing distribution
New Islington Borders housing distribution
One bedroom Two bedroom Three bedroom / more Commercial / Office
microclimate Through topography, water bodies, plants and the built form itself, the microclimate of each zone within the masterplan creates a comfortable, livable environment and thereby reduces the development’s dependency on heating, lighting and other non-renewable energy resources and reap the ecological benefits of energy-saving and emission reduction. After a detailed analysis of the sun path and shadows cast in March, June, September and December, a decision was made to restrict the South side of the site to low rise development so that it does not block the sun’s natural light and heat to the rest of the mixed-use quarters. As a result, the buildings, parks, markets, boulevards and connecting open spaces are well lit for the most part of the year. Furthermore, deciduous trees have been preferred in the landscape scheme as they shed their leaves in the winter to allow the maximum sunlight to penetrate into the site. Green roofs not only encourage landscape and social spaces on the upper floors, but also provides insulation which prevents the loss of heat within the building and controls the interior temperature. The well-lit open markets, boulevards, parks, courtyards and terraces further contribute to the diverse uses of the site and offer residents the opportunity to interact in comfortable and safe environments.
Grass Facades Roofs Open Space
material Green Roof
Construction in New Islington Borders uses materials that are renewable, have low embodied energy, low greenhouse gas emissions, high insulation and high life expectancy. The Pilot Building will be constructed to demonstrate innovative design and the diversity of reused/renewable materials, such as concrete, brick, steel and timber. It will combine new technological developments which will be included throughout other buildings in the broader project. The structure of the Pilot Building uses concrete and steel salvaged from the demolished structures on the site. Triple glazed units of solar control glass, which allow light but prevent heat build up in the building, are employed in the facade. Green roofs and solar panels are provided on the terraces for better insulation and to harness solar energy. Recycled bricks from the site are reused in buildings and the landscape.
Solar Panels
Cross Laminated Timber
Recycled Brick
Concrete
Glass
gallery 1. Green and blue infrastructure 2. Car free community 3. Active sustainability 4. Responsive sustainable development 5. Landmark 6. Connections 7. User friendly 8. Safe and sound 9. Inherently inclusive 10. Diversity matters
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green and blue infrastructure Building on Manchester’s GI vision for 2025, New Islington Borders will contribute to and improve the quality of the existing infrastructure. Our strategy ensures that the community benefits from the multiple social, environmental and economic advantages that green and blue infrastructure can provide. The development of community infrastructure such as shared gardens and urban farming at New Islington Borders promotes health and educational benefits whilst supporting community cohesion. The project will integrate new and existing pedestrian and cycle paths. New Islington Borders will contribute to a well maintained, accessible and safe marina, providing recreational resources to residents and visitors as well as protecting the biodiversity of the area. Adjacent existing canals will improve the connectivity of the broader green and blue infrastructure into the city.
car free community As a sustainably conscious community, New Islington Borders will benefit from safer streets, better use of land that would otherwise be allocated to carparks, and attractive green routes for a walkable, cyclable neighbourhood. The development prides itself on being Manchester’s first car free urban village which prioritises sustainable living, health, wellbeing and safety. Being so close to the city centre, New Islington Borders enjoys exceptional accessibility and thus encourages walking and cycling, as well as the primary modes of transportation, collectively contributing to fewer harmful emissions to the environment and guaranteeing a healthier future.
active sustainability The process for creating a successful urban village and community comes from understanding what people need from the places they inhabit and use throughout the day. We are designing with diversity in mind. New Islington Borders will provide generous spaces for recreation, communal spaces that cater for all ages, and put the diversity of users first in order to develop an urban village that is truly sustainable.
responsive sustainable development New Islington Borders will be an eco-responsive and responsible development with a conscious approach to energy and ecological conservation in the built environment. Our commitment for developing a sustainable urban village and minimising the negative environmental impact of buildings by efficiency and moderation will be achieved through the use and development of sustainable materials, passive design, renewable resources, green roofs and a waste management system for recycling.
landmark As a landmark, New Islington Borders will strengthen the local real estate market by acting as a catalyst for improvements to the wider area, which will make an important contribution not only to the local economy, but to the broader quality of life across the city. The pattern of streets and spaces, the concept of zero-emission, sustainable management of waste and the designed landscape all contribute to the character and identity of this project.
connections New Islington Borders includes a simple and legible network of streets and pedestrian/cyclist routes, and also forms an attractive landscape connection between the Cotton Field Park and Great Ancoats Street. A varied palette of materials which respond to and enrich the qualities of their surroundings ensure a sense of continuity with the existing districts.
user friendly The streets of a community are complex places which host a variety of social interactions. From a design perspective, New Islington Borders ensures that the streetscape is active, friendly and maintained for happy public use by building a durable community which will benefit everybody.
safe & sound The dwellings are designed to be street facing and to establish a sense of cross neighbourhood communication. New Islington Borders promotes a high level of safety and implicit security for its residents and visitors through physical and soft solutions. It recognises the importance of the street as a key public space and therefore places an emphasis on sensitive street design. Internal streets prohibit the use of cars and heavy vehicles and promotes pedestrian integration, linkages and connectivity as a natural and organic solution to the overall safety of the neighbourhood. More activity in the streets provides the space for a healthy community to grow (and grow their own).
inherently inclusive This proposal is a collaborative creation. This is to ensure the development is built for a future community which can feel an immediate sense of belonging. New Islington Borders provides a range of residential options for a diverse population to put down roots. The development employs an engaging and ongoing consultation process to build a local response from global experience.
responsive sustainable development
“The right to the city is far more than the individual liberty to access urban resources: it is a right to change ourselves by changing the city.� David Harvey