Naomi Shewa Kent School of Architecture BA Architecture 2015 Word Count - 8,714
I believe an important lesson I learnt from my parents is perseverance; through their determination to create better lives for our family they taught me the value of hard work and integrity. This is the same perseverance, hard work and integrity that has aided me during my undergraduate degree. I would like to thank my close peers throughout my education who have encouraged me to better my craft and myself. Thank you to the teachers who have managed to spark an intrigue to learn in me. Finally, I would like thank to my friend Éine Francis who has been a teacher, friend and all round good person since we were young. Many of her lessons were unintentionally taught but by no means were they ever irrelevant.
“Architecture, Community and the Gentrification of Hackney” by Naomi Shewa
Abstract “Living in this gentrification environment is much more difficult for residents. Actually, what they’re doing is killing the indigenous culture.”1 I consider this dissertation to be an exploration into the gentrification process of the London Borough of Hackney. I plan to evaluate the recent gentrification process of Hackney, through the analysis of selected buildings; Residential, Educational and Transportation and their integration into to the urban plan. Hackney, as a borough of once infamous reputation has over the last 15 years, moulded and created a new face for itself and its inhabitants; not only for the East but for the whole London. The new, young urban professional class has increased the amount of money earned within residents of the borough substantially; this has led to the housing boom that is currently escalating in the borough. The gentrification of Hackney is parallel with the popularity of the borough; Hackney has always been a borough of great diversity, this diversity has directly fuelled the gentrification process in respect to the social context. The idea of “chasing cool” is one that is synonymous with Hackney, one example being Broadway Market; the market is now a fashionable market is located within E8 postcode of the borough. The significance in its postcode is that it was once considered the most crime ridden in Hackney. It is that concept of redeveloping spots of potential itself, which has led to gentrification in some sense.
Kwong, P., 2015. Gentrifying environment [Interview] (9 June 2015).
pg. 4
1.
Architecture plays an important part in this journey from the old to the new, with new ideologies and societies comes a need for new homes, not only in a living sense, but homes of education, transport and leisure. Hackney as a cultured borough, has always been a diverse vibrant atmosphere but with the rise in reputation, it is now one of the most fashionable place to be in London. As a result, there is a need to have newer and better performing developments; this applies to all aspects of an urban community. The remains of the “tower block” Hackney are slowly being converted to high-rise apartments that look onto the city. With the demolition of tower blocks has come almost the demolition of impoverished crime associated with the borough, crime rates are at their lowest for ten years. Hackney has moved at an incredible pace in a short amount of time to have this new face. It is obvious that the gentrifying process has already begun and factors are in place for it to long continue. I plan throughout this dissertation to identify and evaluate the three important features of an area going through gentrification. These three features being centred on the improvement of transport, educational buildings and an estate. I plan to analyse each factor in relation to how well they have managed to further this process.
pg. 5
[02:View Looking into the City]
[01 Hackney Peace Carnival Mural 1985] 1. Tange, K., n.d. Architect’s Duty. s.l.:s.n.
“I feel however, that we architects have a special duty and mission... (to contribute) to the socio-cultural development of architecture and urban planning.”1
01 Hello Hackney
008
02 Timeline
016
03 The Olympic Effect
020
04 Transport
024
05 Education
042
06 The Holly Street Estate
064
07 Summary
074
08 Bibliography & Sources
080
09 Appendix
086
pg. 7
Contents
pg. 8
HEL HACK
01
pg. 9
LLO KNEY
Hackney’s History
The London borough of Hackney was first formed in 1965, this first included initial districts such as Shoreditch and Stoke Newington. When first formed, Hackney represented a borough of woodlands and marshlands around rivers and streams that still run through the area today. Hackney was also an area of royal inhabitants, during the Tudor times when religious areas were seized by monarchy and put up for sale, Hackney housed Henry VIII’s palace close to Lea Bridge. Sutton House also represents the oldest dwelling in Hackney, this was originally constructed as a Palace for Sir Ralph Sadleir in 1535. Hackney was often considered a pleasant place to go and thrived between the transitions from Tudor to late Georgian period but this was soon brought to the end when the construction of the railroad commenced in the late 1850’s.
pg. 10
Hackney has always been full of artistic culture, London’s first theatre was built in Shoreditch. Hackney Empire - a grade II listed building designed by Frank Matcham- since its construction in 1901 has been the theatrical hub for residents of East London. Hackney also host transport links to other areas in Britain, these links including a mainstay road like Kingsland Road, originally part of Roman Ermine Street which connected London to York; this also importantly represents one of the straightest roads in London.
HELLO HACKNEY
[03 Looking north, Chatsworth Road taken from the corner of Clifden Rd]
[05 Lauriston Road 1905 view north from Victoria Park Road.]
pg. 11
[04 Lower Clapton Road, 1894-7]
pg. 12
[06 View to Hackney Empire]
HELLO HACKNEY
“It’s true that Hackney is changing fast.” - Jules Pipe1
Hackney is not an area that has changed overnight; a series of events has both fastened and slowed the process as it developed. Hackney has now become an affluent and attractive opportunity to those who can afford to dwell in the borough. The one positive event that fastened the process was Hackney securing the 2012 Olympics in 2005. This forced Hackney- as an Olympic borough- to build and also to change faster. A contrasting event from the Olympics was the 2011 London Riots, which can be considered an event that slowed the process to the idea of this new cooler and calmer area in the city’s backyard. It is often noted that Hackney has always represented potential; with the right investments and interest, it has blossomed into an idealistic area with exponential potential to evolve further- whether this is seen a good or bad potential remains Pipe, J., 2014. Hipsters are not to blame for Hackney’s woes.. The Telegraph, 08 August. Proud, Alex. The Telegraph.
1. 1.
correlated to whomever one would speak to. Hackney divides opinion in it’s growing direction of change, many have spoken about the ‘hipsterfication’ of areas within the borough, such as Shoreditch; ‘What I hate more than Shoreditch itself is the idea of Shoreditch’2 Hackney has long gone past its gentrification crossroad in the direction it is heading. Instead we find that it is the communities and residents that are at a cross roads, whether to continue to try and survive against the wave of new coffee shops and new art galleries- refer to V&A being proposed for Hackney- or to move to places that have not yet been ‘Shoreditched’.
[07 View looking to the new Dalston apartment developments]
pg. 13
21st century Hackney represents a borough that is in as much of a rapid transition as any other area in inner city London. Hackney now boasts itself as one of the most attractive and artistic boroughs for the young and wealthy. It is apparent that Hackney as a borough is no longer riddled with the pretence of crime and danger that once was so easily associated with Hackney. The deprivation and poverty which once burdened the area has begun to fade slowly. This, with the introduction of new money has equally introduced the idea of social and physical esteem within London.
What is Gentrification Gen | tri | fi | ca | tion The restoration and upgrading of deteriorated urban environment by middle-class or affluent people, often resulting in displacement of lower-income people1 The importance of using the word ‘gentrification’ in this dissertation is essential to my study. Gentrification and regeneration carry the similar benefits for a leading city but not without their losses. It is equally important to note that within the process of gentrification, it is not only the locals who are being displaced and affected by the increase in costs of living in these areas, but it also prevents those from similar backgrounds moving into the area in question. This is arguably what has happened throughout London for a long time and has been happening within the borough of Hackney for some time now. Hackney has been the focus of many articles, not only to try to dissect the ideologies of gentrification, but also to try and distinguish the impact it has on those who are at the fore of this displacement. Anya Pearson, a journalist wrote; ‘Residents can’t keep up with the dizzying pace of change (my neighbour tried to post a letter at our local post office and was embarrassed to find it had become an art installation called ‘Posted’)’ and they certainly can’t keep up with the rent.2. If one were to ask long-term residents , their thoughts about Hackney’s circumstance, it could be that most would say the same.
Stevenson, Agnus. The Oxford English Dictionary. Oxford: Oxford University Press, 2010. .Pearson, Anya. Fabian. February 2014, 2014.
1
pg. 14
2
The word ‘gentrification’ is used instead of ‘regeneration’ because our roles as architects are very socially motivated towards how we can build for communities. Gentrification is considered as much a social issue as it is one of the built environment. This is why it is so important to distinguish such phrases. The essay identifies itself with ‘regeneration’ with key factors but it is also important that it conveys the social fabric of the emerging borough.
HELLO HACKNEY
pg. 15
[08 Hackney Wick protests 2018]
TIME 2000
2001
2002
2003
Holly Street Estate
Restoration of the Hackney Empire
pg. 16
Hackney Cultural Centre
2004
2005
Secured London 2012 Olympics
Original Matcham Building Reopened
2006
200
Bridge Ac
02
ELINE
cademy
2008
2009
2010
2011
London Riots
4 New Stations Opened Urswick School
2012
2013
2014
Cardinal Pole School
Olympics
Wireless Hackney
pg. 17
07
Timeline “Whether it’s the best of times or the worst of times, it’s the only time we’ve got.” - Art Buchwald1
new reputation through England. The riots started in North London in Tottenham but quickly spread to areas of Hackney, in which communities were once again targeted. These events disrupted transport throughout the borough, with parts of the East London tube lines being closed to try and stop the spread of violence and for general safety of commuters. Equally though, what came from these riots As a cultural aspect, the restoration of Hackney were different heroes to the communities. When Empire and Hackney’s cultural centre presented local woman Pauline Pearce was recorded the beginning to community centred events after chastising looters for their dysfunctional and selfish behaviour she soon became an instant the millennium. Hackney Empire is historically hero. Her attempts to protect her house and important to the borough, as well as being its more principally her community had gone theatrical hub to Hackney since it’s opening in 1901 it also begun as a technological innovation. viral and soon she was heralded ‘Heroine of Hackney’. This is essential to my thesis on It featured an in-built projection box and also Hackney because it is that idea of protecting the accommodated central heating and electric lights; these are no small feats for a theatre of its community that I have once been a part of that time. It also brought acts from around the globe inspired me to write this dissertation. to Hackney’s very own Mare Street; Charlie Chaplin being one who held shows in the theatre many times before moving onto Hollywood. Another important figure to perform was Marie Lloyd- who was a resident of the borough. After a period where funding was acquired to re-open the original Matcham building, Hackney Empire has gone from strength to strength as it enters its eleventh decade. The timeline of events that can be considered relevant to the shift in patterns within Hackney is important to be aware of. This chapter will strive to highlight the key moments that came within a 16-year period between 2000 and 2015. This is aimed to include both the positive and negative aspects that have had an effect on the borough within this time period.
The 2011 London riots signified a moment that would almost unravel Hackney’s burgeoning Buchwald, A., n.d. Our Rimes. s.l.:s.n.
pg. 18
1
TIMELINE
pg. 19
[09 Police stand by]
pg. 20
THE OL EFF
03
pg. 21
LYMPIC FECT
INVESTMENT IN THE VISION “We will continue to work with our partners and lobby on behalf of our residents to secure the legacy Hackney deserves.” -Hackney Council
\ The Olympics not only represented a definitive moment in the history of London, what it signified most was the idea of the multiple communities coming together within London. It is duly noted that the Olympics invoked an attitude of enthusiasm and pride to be part of something monumental.
pg. 22
‘The potential provided by festivals exhibitions and mega events to catalyse programmes of urban regeneration arose in the USA in the 1970’s’1. The Olympics exemplified a catalyst for the boroughs it had been chosen to be hosted in, these boroughs included: Greenwich, Hackney, Newham, Waltham Forest
and Tower Hamlets. All boroughs that effectively have or were going through regeneration, these boroughs were all once riddled with low income and depravity. The significance of these selected locations were that they were all potential new communities to be formed by this regeneration project. ‘Organisers attempt to project to the world an image of the city or nation that seeks to affirm or catalyse its economic, cultural and social development or renewal’2. The driving force behind why Hackney had to change in respective of this explanation is as simple as; London had the responsibility of projecting itself as the best as it could to the rest of the world; the Olympic audience in this case. This acted into a speeding agent in the gentrification process of Hackney when announced in 2005 as a host. Hackney had 7 years to progress to a functioning and fresher location than it had been. Hackney now saw itself being pumped with investment. Hackney Marshes had now been able to go into a £14.9 million improvement of its facilities. One has to acknowledge that money always has been central to gentrification. ‘It is not individuals; gentrification is first and foremost of the state and of the money.’3 Another aspect being that with the coming of the Olympics, it had to be accessible from all areas of the borough, this lead to four train
[10 £14.9 million development in Hackney Marshes] 1 Imrie, Rob, Loretta Lees and Mike Raco. Regenerating London: Governance, Sustainability and Community in a Global City. 2 Imrie, Rob, Loretta Lees and Mike Raco. Regenerating London: Governance, Sustainability and Community in a Global City. 3 Palen, John and Bruce London. Gentrification, Displacement and Neighborhood Revitalization. New York,
THE OLYMPIC EFFECT
stations being opened in quick succession. It is important to realise that the monumental moment of the Olympics, as important as it was, wasn’t the most lasting and vital aspect in the regeneration of Hackney. This vital piece had in fact been the legacy it would create in Hackney for many years to come; whether this includes new housing; new events or even new jobs. The Olympics represented the point of no return for Hackney, once it passed had past this point, it was clear that Hackney would still grow at an accelerated rate and with clearly no stop in sight. The process of gentrifying an area comes at cost, it is important to note that the fear was a lot of these spaces would remain unused after the games. This was shown to untrue, given the spaces Hackney proposed for the games, became used by local schools and sports centres after the games.
pg. 23
[11 Jessica Ennis celebrating win]
pg. 24
TRANS
04
pg. 25
SPORT
“We must accept the fact that transport and communications will bring the world in close relations and the youth of the world should have standards and ideals in common”. -Juliette Gordon Low (G. Low, n.d.)
In this chapter I will discuss the main stations within Hackney and their possible routes to the city, I will also discuss the potential links between other boroughs of interest in an attempt to establish cost and time differences. Time is an important factor in discussing transportation because it is of understanding that areas going through gentrification often produce solutions to commutes. I will also explore the transport nodes to the borough of Newham, which hosted the Olympics in the area of Stratford. The importance of transportation links to an area that is being gentrified cannot be underestimated. Roberts and Sykes had written of such; ‘the importance attached to good transport infrastructure in terms of attracting inward investment’.1 With the announcement of the Olympics and the much-needed quick rail links need between developing Hackney and the city, Hackney found itself in a potential prime moment. It could be argued that without the links the process of gentrification would have been slowed, but important to note not halted. It was well published that the introduction of the East London line would help link all parts of the borough of Hackney and in turn, link Hackney to other boroughs. These newfound stations importantly connect the borough to other stations on the Transport of
Roberts, Peter and Hugh Sykes. Urban Rengeneration: A Handbook
pg. 26
1.
London (TFL) tube lines. Community networks have been noted as decisive factors on the movement and accessibility; Hackney being the location close enough to the city but also far enough to be its own independent community away from the business of the city. This idea representing value of both work and leisure to the young rich middle class city workers who have begun to dwell in Hackney.
TRANSPORT
pg. 27
[12 Monument to promoting walking through Hackney]
Cycling and Walking “Give a man a fish and feed him for a day. Teach a man to fish and feed him for a lifetime. Teach a man to cycle and he will realize fishing is stupid and boring” -Desmond Tutu (Tutu, n.d.)
Walking throughout the borough became an important form of transport around the definitive stage of the Olympics. One has to consider that as with all sporting events, active activities had to be promoted and Hackney had followed suit in promotion such activities. This is a fact that has been notably placed to support why Hackney is one of the most liveable Boroughs now.
hipsters consider being an urban trendy personand of once because of the lack of tube links.
pg. 28
For the past 15 years has consistently put in measures and urban planning to increase the active lifestyle newer residents prosper in. Firstly, Hackney being part of the edge of congestion zone, it is reasonable to acknowledge that the congestion charge was partially the catalyst of the prompt rise in cycling in London. Hackney redeveloped their streets to promote cycling and walking around the borough in particular. It has been recorded that Hackney; An example of this is the change to Britannia • Is the leading borough in residents who cycle Roundabout on the point of Pitfield Street. This roundabout was removed to create a four-way to work • Has more residents cycle than drive 15.4 % intersection. The scheme is noted to especially benefit Hackney’s cyclist group. Shoreditch vs. 12.8% could be defined as one of London’s most • Had 14,054 walking commuters were successful attempt at traffic remodelling - this recorded in 2011 census, up from 7.711 in 1 being the return of the Shoreditch gyratory 2011 system to a two way process. These are facts that cannot be undervalued, This is again supported by another project without any use of new walkways; the borough in Goldsmith’s Row, it has become a cycle, has managed to make urban landscaping a walk and play only street, - along with works definitive factor. It could be argued that the to the street- has created an aesthetically borough has taken Danish urbanist Jan Gehl’s pleasing place to be. Another introduction to be message for liveable places to just ‘create a considered is that nearly every residential road better balance between cycling, walking and 2 motor vehicles’. It could be argued though that now carries a 20 mph limit to help with road safety. this is somewhat due to the influx of hipsters-
1. 2.
Stops, Vincent. Cycling and Walking in Hackney. March 3, 2013. Stops, Vincent. Cycling and Walking in Hackney. March 3, 2013.
TRANSPORT
[13 Barclay bike station]
[15 Old system of the roundabout.]
pg. 29
[14 The new road system for Britannia roundabout]
pg. 30
[16 Hoxton Station]
TRANSPORT
Hoxton Station
Hoxton Railway station was originally opened in April 2010. Hoxton station was the result of underground proposal in 1993 to extend the line between Dalston and Whitechapel, this involved the construction of new stations at Shoreditch High Street, Hoxton and Haggerston. This construction was because of a public enquiry in 1994 focusing on transport within the borough. It was expected that the construction of the extension and station would last two years, subsequently construction of the station begun in 1996 and finished in 1998. [17 Ground level of Hoxton Station]
[18 First Floor Level of Hoxton Station]
pg. 31
Weston Williamson and Partners were the design firm behind the design of the station. Design features included using the brick arches –which were already present from the old station, for the circulation of lift and stairs an aluminium structure was built. The extension was possible because of the Kingsland viaduct that remained. This viaduct runs throughout the borough of Hackney, now most stations on the East London Line have used it. The viaduct had to be refurbished, bridges needed to be replaced due to the dilapidated nature of an unused railway line. In some cases some of it had to be knocked down to allow the new bridge over Shoreditch High Street to be built.
Hoxton is located in travel zones 1 and 2; this is ideally located between the central zones of London. The centrality is important because this allows for quick access to the Zone 1 stations throughout London. As shown in the table, the interesting fact is that it is not only cheaper but also faster to access the working districts of both Bank and Canary Wharf. This is essentially important for an area that is being developed because it is a known fact that access to the city’s nucleus is an essential selling point for gentrification. Geographically, Stratford is closer but the need for a developing borough to be accessible to the city was seen as far greater in the construction of the rail.
pg. 32
[19 Journey time & cost after the introduction of East London Line]
TRANSPORT
pg. 33
[20 Haggerston Station]
Haggerston Station
Haggerston station was opened on 27th April 2010, designed by Acanthus LW Architects. It is noted that the towers strengthened the station’s presence in the urban landscape of Haggerston. London stations that were once built by Charles Holden inspired it. The materials of the building embody that of new technique that an emerging borough like Hackney would embody; cladded externally with precast concrete with glass plains while the inside reveals an orange mosaic tiling. Still along the Kingsland viaduct, it keeps the constant rail from Hoxton and Shoreditch. Located in Zone two, Haggerston station represents merely a 15-minute walk from Hoxton. Haggerston is a station that is on the north tangent from Hoxton, between Hoxton and Dalston Junction.
pg. 34
From the table it is seen that Haggerston station’s costs of travel to the chosen locations are similar to Hoxton. One must consider though that the cost to travel to Canary Wharf differs by £0.20. This can be down to Haggerston being deeper in Zone 2 than Hoxton. Haggerston is not yet as universally acknowledged as Hoxton, this represents a change that Hackney wanted to acquire with all locations. Haggerston represents a station that for links to the city doesn’t need the passenger to make as many changes as one would make if they were to depart from Hoxton. Though as the potential stations the commuter can get off at, it reports less stations passed.
Journeys from Haggerston show a decrease in time. As seen in the adjacent graph, 2232 minutes journeys had shown significant improvement to journey time, with 5 out of a possible 12 decreasing to between 11-21 minutes. This is also relevant to journey times of 0-10 minutes, showing an improvement on journey of 4 out of a potential 7. It is important to note that the remaining 3 represent a journey time hasn’t changed from its initial 0-10 minutes.
TRANSPORT
[21 First Floor Haggerston Station]
[23 Journey time & cost after the introduction of East London Line]
pg. 35
[22 Ground Floor Haggerston Station]
pg. 36
Dalston Junction designed by John McAlsan + Partners is located in Zone 2, in the northeastern area of Hackney has already been proposed to include a Cross rail 2 which would allow commuters access to Surry and Hertfordshire. Dalston Junction not only allows access to the newly formed shopping district of Stratford quicker but also at a cheaper rate than both Haggerston and Hoxton, this is potentially due to the geographical closeness of Dalston compared to the more western stations of both Hoxton and Haggerston. This is also circumstance to the difference in time to access bank, thus essentially the city. Notably, the costs stay the same and it is essentially quicker to reach Bank from Hoxton.
[24 First Floor Dalston Junction]
[25 Ground Floor Dalston Junction]
pg. 37
Dalston Junction represents the oldest on the stations I have researched. The station was originally opened in 1865, this was to be part of the City extension on the North London Railway. The incentive was to allow quick access links from the North London Line to Broad Street in the City. Broad Street was an important factor in this link because it was once considered a major station in London, it neighboured the popular Liverpool Street station and ultimately came to a closure due to the reduced number of passenger usage. Dalston Junction though, even with its close in 1986 remained as a bus sign and road mapping, it then reopened as part of the emerging East London line on 27th April 2010.
TRANSPORT
Dalston Junction Station
As seen in the diagrams adjacent, journey times have shown slight improvement from Dalston Junction. This is particularly evident in the five journeys that have decreased time from 22-32 minutes to 11-21 minutes. The one slight increase in time is recorded to be the one journey that had increased from 0-10 minutes to 11-21 minutes.
pg. 38
[26 Journey time & cost after the introduction of East London Line]
TRANSPORT
pg. 39
[27 Dalston Kingsland Station]
Dalston Junction Station
Dalston Kingsland railway station represents the oldest of the stations using the East London line. Originally opened in 1850, it was replaced by Dalston Junction in 1865. Though, the station ultimately reopened after it was rebuilt in 1983 to replace Dalston Junction. Dalston Kingsland benefitted from introduction of the East London Line extension that linked it to not only Dalston Junction but also to the rest of London. This allowed the station to become a tube station once again. Dalston Kingsland located in Zone 2, much like Dalston Junction allows cheaper travel to Stratford; it also allows a decreased time of travel. The station offers a continued uninterrupted commute to Stratford. The table indicates that in relation to Stratford, it presents itself as the most direct link to Dalston Kingsland within the borough. This has its advantages; Stratford represented most visited place in London during the Olympics, this is also advantageous to current climates because Stratford, with the introduction of the Westfield Mall, still represents a social hotspot.
pg. 40
Dalston Kingsland’s connections to Zone 1 present itself as a longer journey. The station is still under the Zone 2 fare caps, so travel to the City wouldn’t represent a greater cost. The stations that commuters passed on its way to the City presented an opportunity to greater transfer capabilities.
[28 Journey time & cost after the introduction of East London Line]
[29 Plan for Dalston Kingsland Station]
TRANSPORT
Summary
pg. 41
Ultimately, without working transportation, it becomes difficult to demonstrate why an area is worth investing in. The importance of these stations being built in Hackney is that for the sake of gentrification, the borough had to offer new inhabitants routes to the more established parts of the city. This could either be for work or leisure. Finally, this helps the gentrifying process because the borough has taken responsibility for improving for improving transport facilities. Both old and new residents can now access areas of London quicker and cheaper than ever before.
pg. 42
EDUC
05
pg. 43
CATION
“Change is the end result of all true learning.” -Leo Buscaglia (Buscaglia, .n.d.)
Another important aspect of gentrification is the advancement of education, which is common because middle and upper classes want a certain foundation of education within their place of inhabitancy. The process of gentrifying an area comes at cost for the greater good of the borough, sometimes this is necessary, it could be argued than underachieving kids are hidden behind statistics. Whether they are a young couple or a family with kids, education provides much of the pull factor when choosing dwelling. What one must remember is that the type of building that children engage with not only changes what they learn within such place but it’s self-evident that it also changes how children learn. Interactivity is one that cannot be undervalued with education. These new and improved buildings all boast interactive flexible structures to engage children. Hackney’s once infamous statistic for education of the percentage of pupils who achieve 5 A*-C GCSEs was once as low as 36.7%. This provided evidence of a lack of achievement in terms of academic education. Hackney, with incentive invested in a programme named ‘building schools for the future.’ The £170 million investment would see all secondary schools rebuilt or refurbished by 2014. The purpose of this development was to;
pg. 44
1
Hackney. Hackney Gov. June 15, 2010.
• • •
To raise education through well- designed, multi-purpose buildings with up-to-date facilities To provide easy to use information and communication technology to transform teaching and learning. To create schools that offer facilities to the wider Hackney Community1
In this chapter I aim to use three key case studies as examples of schools that have been built or refurbished and whether they have been impacted negatively or positively, the three schools being; • Urswick/Hackney Free School • Cardinal Pole • Bridge Academy
EDUCATION
pg. 45
[30 Urswick School]
Urswick School
The Urswick school designed by Avanti architects was completed in 2011, the building designed to contain 750 students. The school had very much been acknowledged for their success in the sport, so this was something the architects tried to include in designing. This could be a reason for the design incorporating quick transitions form indoor to outdoor sporting arenas and also to intertwined with the local community better. Urswick School benefitted from the considerably larger site than both Cardinal Pole and Bridge Academy, this helped the overall composition but also the inclusions as the ever-important green spaces within school environments, these are equally as important as physical space. The advantage Urswick School has, as opposed to Cardinal pole, is the location of it’s entrance, which located on two residential roads. This is important in respective to how parents also engage with the school, this allows ample space for a child to be dropped at the school and safely be able to manoeuvre to the entrance of the school. The most important stage of creating communities within the new building is the location of the main hall. ‘The message of the first is that building a sense of community has top priority; the message of the second is that the value of community is equal or secondary to
pg. 46
1
Dudek, Mark. Children’s Spaces. London: Elsevier Science and Technology, 2005.
physical education. It is a subtle but important distinction’1. Dudek speaks of the ideas of sports halls and main halls being introduced immediately upon arrival, this can be seen almost immediately within the plan, engaging learning is first and foremost held in safe communities as such.
EDUCATION
pg. 47
[31 Urswick Site Plan]
[32 Urswick First Floor Plan]
pg. 48
[33 Urswick Ground Floor Plan]
EDUCATION
[34 Urswick Canopy Area]
[36 Urswick Sports Hall]
pg. 49
[35 Urswick Canteen]
The values of a greener Hackney and also a greener London have been taken into thought, it is documented how the implementations to cycling have become a matter that has been urged among communities. This has been included in the design thoughts, as seen, space has been generously distributed to allow secure cycle access on site; this also has relevance to active lifestyle among younger inhabitants of community. The flexible classroom also becomes a factor in the redesigning of contemporary schools such as Urswick, classrooms have previously come under the microscope with new studies determining these areas lack the imagination to truly inspire children; this is also relatable to health as well. ‘They are filled with unhealthy cheap materials, for example, carpets that give off chemicals known for their carcinogens and the copious use of medium density fibreboard (mdf).’ The study goes on to say; ‘Children have a higher resistance to cold than adults and our experience during this project is that most classrooms are too hot.’1. The design of the outdoor teaching space seems to identify the weaknesses of orthodox classroom, Urswick integrated an outdoor teaching space to provide that flexibility in learning, children engage with nature differently to technology and this shows a carefully thought-out process in respecting children’s needs within and also outside a classroom.
1
pg. 50
2
Dudek, Mark. Children’s Spaces. London: Elsevier Science and Technology, 2005. Dudek, Mark. Children’s Spaces. London: Elsevier Science and Technology, 2005.
One must consider though that it is not always possible to have a school filled with open top classrooms, and flexibility is also plausible in a confined orthodox classroom. ‘The most important element between the classrooms is the sliding screen. This allows the classroom to be opened up and closed down at will.’2. Dudek speaks of ideas of sliding walls that have come into fashion within contemporary architecture. This presents itself, as another design feature of which has been included in Urswick School; the use for these to create interactive spaces which many academic theorists have spoken about their importance to contemporary education.
EDUCATION
pg. 51
[37 Urswick Performance Statistics]
The fundamental issue within wellaccommodated schools is the issue of flow within space; circulation especially among children can be seen as a crucial event within these buildings. This flow of space is essentially what makes buildings as such work; ‘It was the connections that were made possible by the Nile (as an immense thoroughfare) that constituted the civilization [sic] and enabled the concentration of resources that allowed such a stratified society to develop, and for it to accumulate such wealth.’1. This idea that Andrew Ballantyne describes in relation to the success of the pyramids and the links to the Nile is also relatable to Urswick’s plan, the main river like flow runs completely on the x axis of the plan, this is intersected on the y axis to provide the entrance opportunities of the building. This circulation cannot be overseen because it provides a logically and constant link that runs through the heart of the building to the open spaces. In attempt to determine whether the school has improved, it is fundamental to look at examinations results. In terms of design, it is vital to understand along with design theory. Avant architects have created a flexible thoughtful space for kids to learn and grow. The diagrams notes that Hackney Free had been under-performing in respect to both similar and all schools. They recorded a ‘C’ grade at the time, this means, compared to similar schools
pg. 52
1
Ballantyne, Andrew. Arrchitecture in the space of flows. London: Taylor & Francis, 2011.
they were considered average. The improvement is shown in the corresponding diagrams, Urswick had now been graded in the highest quantile in respect to similar schools. They also were rated in the third quintile compared to all schools; this compared to early millennia conveys a remarkable improvement from for he school.
EDUCATION
pg. 53
[38 Cardinal Pole Entrance]
Cardinal Pole
Cardinal Pole Catholic School was established in 1959, before the new building the school had been split into two sectors; year 7-9 and Year 10-13. The new building designed by Jestico + Whiles unified all the age groups for the first time in the schools 53 year history.
pg. 54
areas named are after saints, this is important to the school because of its strong catholic foundations. Each area is designated to house specific teaching areas as well as pastoral bases. These spaces are all connected by a central hub, which benefits from light and ventilation whilst acting as a circulation centre. The new structure of the school very much The most important feature though is the serves as the transcendence into a more chapel that is symbolically cantilevered at the rounded way of teaching and learning. It is well centre of the main entrance, quickly reminding known that a lot of these schools are trying pupils and teachers alike of the school’s stark to maximise the value of subjects that aren’t religious cores. This is essential in respective considered as core subjects. ‘They also favour to the values that translates from homes. the teaching of so-called core subjects- it is not Educational pioneer Dewey wrote; ‘What the that the teachers don’t want to do more with the best and wisest parent wants for his own arts or teach children more about the natural child, that must the community want for all world: Often they simply can’t do so with the its children. Any other ideal for our schools is buildings and the grounds at their disposal.’ This narrow and unlovely; acted upon, it destroys our is a problem that plagued Hackney during the democracy.’1. This can be as what the building early 2000’s, a lot of these schools like Cardinal and architects themselves try to communicate Pole were situated in buildings that stood on the to students through architecture. The location factory like values to learning. of the chapel speaks volumes to children who attend a Catholic school, these are the traditions The school under the government programme that are important to accommodate, what our had been moved to Morning Lane, this situated communities expect schools to accommodate. in the centre of Hackney. The significance of managing space in tight constraints of cities is one that can’t be underestimated. The new building measures 3 storeys high and was designed to facilitate the school’s education and pastoral structure. This system is based on three learning areas and an alternative area only for sixth form students. These three 1 Dewey, John. The School and Society; and, The child and the curriculum. Chicago: The University of Chicago Press, 1991.
EDUCATION
pg. 55
[39 Cardinal Pole Plans]
The improvement in results also correlates in the new ideologies and physical presence. Like much of Hackney, education reform meant the borough was improving at an accelerated rate. It is no coincidence that the introduction of the scheme ‘Building Schools for the Future’ also benefited results of Cardinal Pole and more so other schools in and around Hackney. Cardinal Pole’s new building was designed to make an active effort to respond to underachieving reports. Ofsted reports in 2012 shows ‘Science was not good enough’1, this in the building rectified with more teaching spaces dedicated to the Sciences, this is seen in the adjacent table. Science had now a dedicated 8 spaces compared to Math’s 5 and English’s 3, this is then shown to better exam results because as of 2014, ‘This is an increase of four percentage points since 2012 when 37% were entered.’2. It is clear that improvements in science were noted.
The Importance of green space and centralised movement was also considered in design, as aforementioned, before the constraints of building new inner city schools are many, so the importance of implemented outdoor spaces and movement towards the school also important, as seen the movement from a busy road is not ideal but the building set back to allow a calmer zone before children enter the building.
Dewey had written of schools; ‘not with issues of pedagogy or teacher method or administration, but with physical space.” He goes on to write ‘not shy about emphasizing beauty and comfort and excitement”3. Cardinal Pole had invested much in the idea of the school being of aesthetic values and dedicating space to environments that didn’t centre around core subjects. Technology and art received significant space, if not equal to core subject areas.
1
pg. 56
2 3
Ofsted. “Cardinal Pole Ofsted Report.” Ofsted Reports. January 1, 2012. Ofsted. Cardinal Pole Roman Catholic School Report. Results, London: Ofsted, 2014. Uline, Cynthia. John Dewey’s reflective methods : implications for educational administration as moral practice. Pennsylvania: 1995, 1995.
[40 Cardinal Pole Façade]
EDUCATION
1
Uline, Cynthia. John Dewey’s reflective methods : implications for educational administration as moral practice. Pennsylvania: 1995, 1995.
[41 Cardinal Pole Performance Statistics]
pg. 57
As of the turn of the millennium it could be seen that Cardinal Pole, in respective to other schools were lagging behind in terms of achievements, these taking a particularly negative result in 1999. Their Ofsted results slowly improved towards 2013. This is not a coincidence, it is important to note that these events have been designed to improve results. Dewey had written the importance of movement and creating spaces that were interactive to children. This is important because inspiring children plays an active role in their development when we are young. Dewey claimed that four things were important to children: “conversation; … inquiry; … making things; and artistic expression”.1 This was the focal ideology that drove redevelopments of most schools in Hackney and it is at no doubt that they’re now improving.
pg. 58
[42 Bridge Academy]
The Bridge Academy differs to the other two case studies, the school is a brand new school under the government scheme, there is no sense of rebranding of the old that the other two have been known for. This school building is a direct result of Hackney’s 21st century thinking, something that echoes from the conception to the construction stage.
EDUCATION
Bridge Academy
designers from concept stage of design were astutely aware of this.
1 2
Elkind, David. The Hurried Child. Reading: Addison-Wesley, 1981. Gough, Piers. “BDP’s Bridge Academy.” Architecture Today, no. 194 (January 2009).
pg. 59
Bridge Academy’s take on schooling environment is one that runs similar to the ideology that children must be inspired to learn. What makes the school epitomised that quality is the attention to potential views that it wishes to provide its students with. This ideology isn’t too dissimilar to a school in Rio that is surrounding by housing and up scale hotels on the Copacabana beachfront. Child psychologist David Elkind wrote that most schools; ‘represent our past rather than our future’1. This refers to many schools being classically held in Victorian buildings, these buildings that were there to merely condition children into responsible citizens for society. For these definitions of what old school buildings symbolise it is justifiable to see Bridge Academy as a school representing the future. As architect Piers Gough wrote about the school; ‘In proper society what could be better for the education of urban children than being next to a fabulous view.’2. Children, as much as any other age group are inexplicably aware of the environment around them and Bridge Academy
pg. 60
[43 Bridge Academy Plans]
EDUCATION
The largest lecture hall is situated in the half basement, which also shares its circulation space with a double heighted sports hall. It is the music hall though that shows such flexibility that is needed in current building contexts; it is forged from a combination of smaller rooms into a fully flexible, sub-dividable and open spaces
around the large centre space. The stage also benefits from a picture window looking again to the canal, epitomising how important it was for the school to engage with its environment. Modern materials such as ETFE have been used to glaze the wide centre of the building; this presents a contemporary alternative to glass, which is commonly used because of its strength over a wide temperature range and similar view to glass. It can be said though that from the inside, the ETFE glazing from within looks almost scratched like. The building though takes a very simple approach to helping the flow of students; each floor is colour coded- dark umber to yellow. In essence, the successfulness of the implementation of an educational building on a site not normally considered for public buildings must be commended. Bridge Academy has been designed with a complexity that allows pupils to almost make their own version of the school they go to, their own routes and secret places. This is much like the retreats residents find in their own communities that present themselves as havens. Bridge Academy has proven that it is important to be serious about education but also as important to be responsible in designing for both usage and amusement.
pg. 61
Based on Regent’s Canal, the site is one that would be normally reserved for residential builds. The design itself can be broken down into three main elements; the main building and the two lower buildings for sport and performance. The sports hall stationed in the basement offers a double heighted space that on top sites a fenced playground, again maximising views for children even in the process of playing. The main building itself can be described as a croissant shaped structure that ziggurats down from six storeys onto both the canal side and Laburnum Street. The hollow like centre -much to Dewey’s writings on the importance of communal spaces being given importance- includes fundamentals such as an assembly area and the library. The structure itself is built with a complexity that must be admired; classrooms are opened to balcony spaces that overlook the canal or surround the centre. Circulation too provides an unorthodox solution to the problem of school movement, the main circulation happens within the centre, all based on half levels, to keep the centre an uninterrupted void.
pg. 62
[44 Bridge Academy Plans]
EDUCATION
Summary
pg. 63
The ideology that schools have to be replaced and shown to be succeeding during the gentrifying process is important. Hackney’s focus behind these new educational homes were that they’d offer facilities to the wider Hackney community. It could be argued, that the process forced these schools to improve to better serve the new community influx. Essentially, it has to known that these schools have improved; in relation to both facility and Ofsted results. Whether a location is going through regeneration or not, we must provide constant design approaches to help children develop. Ultimately, I believe that educational reform within the borough has fuelled gentrification in some sense. Hackney’s reaction to its responsibility to improve its future has endured them to new residents and in return, new residents have gravitated towards Hackney.
pg. 64
HOLLY S
06
pg. 65
STREET
pg. 66
[45 Holly Street Regeneration]
HOLLY STREET
pg. 67
In this chapter I will discuss the regeneration project of an estate that was once referred to as the most fascinating example of how badly social housing estates could be designed. I will strive to evaluate how the recent process of regeneration improved the community. Holly Street estate is still a leading example how urban life could be immeasurable changed for the better when thought goes into correcting the wrongs of communities past.
“I got used to the society of fear on the Holly Street estate in Hackney in the 1980’s, when people were too scared to open the door and letterboxes had burn marks round them where lighted rags had been shoved through them.” Tony Blair’s speech on the impending change to a number of housing estates through London and England had echoed the current climate of the Holly Street estate in 1992. This was soon to be followed by a £300 million regeneration scheme within the borough of Hackney, the incentive to change the Holly Street estate into a liveable community once more. Holly Street is an early example of how the government managed to combine both public and private funding to produce a sustainable housing project. The original Holly Street estate was established in 1971, this estate made up of 1145 units, initially included four nineteen storey towers blocks and 19 five-storey blocks that was designed in an almost snake-like shape. The shape of the estate itself promoted the rise of gang-affiliated crime and drug use, this is because its shape itself left points that were hidden and ultimately a depraved community that had been failed with a functional and realistic design for housing were forced to create their own concept of world. It is justifiable to agree that design flaws shouldn’t condone what was happening in the estate at the time but architects must take blame in failing to
pg. 68
1
Council, Hackney. “The Holly Street Estate.” Holly Street. London: London borough of Hackney.
equip tenants with vital components of a working home. As the local authority described, Holly Street estate showed ‘some of the most extraordinary design flaws in post-war British public housing’1. These were not complicated faults that couldn’t be attended to, they included; leaking roofs, cockroach infestations, poor insulation and condensation.
HOLLY STREET
pg. 69
[46 Holly Street Estate]
The estate was considered so badly managed it was used as a model of design failure by the commission for Architecture and Built Environment (CABE)1. The estate had already been alien to Hackney’s residential urban form; the terrace streets were joined with parks and squares. Social context is also important in describing the state the estate found itself in, deprivation indicators at the time had shown that; 31 per cent of potentially economically active were unemployed, this compared to the general 19 per cent of the borough. There were over 21 per cent of single parent households on this estate compared to Hackney’s general statistic of 8 per cent. Finally the most concerning statistic, were that 63 per cent of the inhabitants were under the governments housing benefits scheme.2 The realisation that socially this estate was failing is to be considered the catalyst behind drastic change, the urgency being highlighted because it had to be demolished merely 20 years into a projected 60-year project. The success of this projected is something that is significant because of the social context of when it was in its inception. Coinciding with the time that government had reservations of how well the local authority could improve on existing housing in its area. This presents itself as an important factor because the regeneration couldn’t rely on the funding from government.
pg. 70
1
2
Imrie, Rob, Loretta Lees and Mike Raco. Regenerating London: Governance, Sustainability and Community in a Global City. London: Routledge, 2009. Imrie, Rob, Loretta Lees and Mike Raco. Regenerating London: Governance, Sustainability and Community in a Global City. London: Routledge, 2009.
Holly Street is now often seen as a successful combination of private and public finance.
HOLLY STREET
pg. 71
[47 Holly Street Estate]
Holly Street estate became a renaissance neighbourhood within the borough, consisting of small streets accommodating 374 low-rise homes. These homes embedded themselves into the urban fabric of Hackney once more, with pitched roofs and centralised gardens. The new neighbourhood had also been more empathetic to its inhabitants than it had been in the past. The project had dedicated spaces to sports and community centres, as well as specialised elderly persons day centre. In addition a health centre was developed in tangent to enable those to have a health clinic in close proximity. Holly Street estate presents itself as an area that has grown hugely into a place that would be used as examples to social housing development. In the process of redeveloping homes it managed to cut the concerns for community safety to 5 per cent from 60 per cent. The successfulness of this project shows in the willingness that 93 per cent of residents wanted to remain after it had been redeveloped. It could be argued that in some sense the regeneration saved the existing community as much as allowing inlets for new inhabitants; this is abundantly important considering displacement being an issue in an area going through gentrification. The regeneration of Holly Street though deserves credit, amending the mistakes of the past enabled the community to thrive with the understanding that being actively a part of a functioning community is more than placing
pg. 72
1
Council, Hackney. “The Holly Street Estate.” Inside Housing Magazine, December 2004: 54.
deprived family in a single unit and letting the rest manifest. Holly Street is an example how emphatically designing can go a long way to enabling communities to grow. Holly Street is ‘recognised as a flagship demonstration of just how much can be achieved by investing in good quality social housing.’1
HOLLY STREET
pg. 73
[48 Holly Street Housing]
pg. 74
SUMM
07
pg. 75
MARY
In conclusion, the process of gentrifying an area comes at cost for the greater good of a location. It is difficult to believe that only part of the borough could see itself prosper without the rest following in the process. ‘A renovated mansion in the heart of a slum will not attract a high price unless the entire neighbourhood is prime to rehabilitation.’1The beginnings of both Hoxton and Shoreditch gentrifying and also Highbury and Islington’s gentrification meant that the resr of Hackney was always destined to be part of the process. As seen in the transport chapter, travelling to zone one, essentially the business centre of London, is possible in less than 25 minutes from the stations I covered. That cannot be disregarded, it is an essential piece in how well transport upgrades have benefited and equipped Hackney with a selling point for new investment and residents. Transport infrastructure has always been a part of furthering the gentrification processes, this has been apparent in all major cities across the globe. New York and Washington are both being examples of transportation refurbishment being related to gentrification. An example closer to London geographically, would be Birmingham. Birmingham introduced a ring road to constrain the city centre and inner city areas that were in the process of being regenerated. Transport remains a key that links the city together and with the introduction of the East London Line, linked Hackney closer to the rest of the city.
pg. 76
1
Palen, John and Bruce London. Gentrification, Displacement and Neighborhood Revitalization. New York, New York: State University of New York Press, 1984.
Education is vital in all communities; it is of the belief that the children are the future of these areas. Hackney’s stance on education reform must be commended; it was an active choice to invest in its future and that choice now has brought rewards. As said in the education chapter, gentrification followed the reform closely. The better the schools produced, the more investment they received. This investment not only being considered to do with money, but also parents who invested their kids into this ideology that Bridge Academy adopted. Parents who now have seen Urswick School as a clean slate, although this moment meant that alumni of Hackney Free had lost a part of their history. This is equally as important because hundreds of residents - who still live in the communitythat have attended Hackney free cannot identify with this new school. It begs the question whether this new school remembers their achievements, are alumni’s successes inscribed on walls like schools that have been around for decades? This is the point of gentrification that needs to be addressed, much like Urswick School; Hackney cannot afford to forget about the indigenous residents.
SUMMARY
pg. 77
[49 Hackney Central]
Holly Street very much exists from mistakes and lessons learnt. The date that this regeneration happened caused the project to set precedent for what Hackney could expect in the not so distant future. The remains of the estate had been brushed aside with the social issues that plagued the area and in its place a whole new community developed. ‘Displacement of previous tenants is seen as an inevitable, if lamentable consequence’’1. It is of that understanding that it is an inevitable process when new ‘neighbourhoods’ are built to better the community. One cannot argue that it did not improve Holly Street immensely, and ultimately it improved the image of its shell, Hackney. Finally, every part of the community has to take responsibility for this eventual progress. It is of this understanding that as architects, we must provide good shells for our communities and cities to grow and prosper in. Hackney must equally take responsibility for this gentrification process; it is that willingness to improve that inadvertently provided fuel to this process. One could argue that displacement should never be the price of building liveable cities. We - as a society - all must remember, cities are nothing without its people.
pg. 78
1
Palen, John and Bruce London. Gentrification, Displacement and Neighborhood Revitalization. New York, New York: State University of New York Press, 1984.
SUMMARY
pg. 79
[50 Hackney Rio Archive 1980]
pg. 80
BIBLIOG
08
pg. 81
GRAPHY
Bibliography Ballantyne, Andrew. Arrchitecture in the space of flows. London: Taylor & Francis, 2011. Council, Hackney. "The Holly Street Estate." Holly Street. London: London borough of Hackney. Council, Hackney. "The Holly Street Estate." Inside Housing Magazine, December 2004: 54. Dewey, John. The School and Society; and, The child and the curriculum. Chicago: The University of Chicago Press, 1991. Dudek, Mark. Children's Spaces. London: Elsevier Science and Technology, 2005. Elkind, David. The Hurried Child. Reading: Addison-Wesley, 1981. Gough, Piers. "BDP's Bridge Academy." Architecture Today, no. 194 (January 2009). Hackney. Hackney Gov. June 15, 2010. http://www.hackney.gov.uk/bsf-aims-of-the-programme. htm#.VIoyuGSsWCc (accessed December 09, 2014). Imrie, Rob, Loretta Lees and Mike Raco. Regenerating London: Governance, Sustainability and Community in a GLobal City. London: Routledge, 2009. Ofsted. "Cardinal Pole Ofsted Report." Ofsted Reports. January 1, 2012. http://reports.ofsted.gov. uk/index.php?q=filedownloading/&id=2202439&type=1&refer=0. (accessed February 2, 2014). Ofsted. Cardinal Pole Roman Catholic School Report. Results, London: Ofsted, 2014. Palen, John and Bruce London. Gentrification, Displacement and Neighborhood Revitalization. New York, New York: State University of New York Press, 1984. Pearson, Anya. Fabian. February 2014, 2014. http://www.fabians.org.uk/gentrification-in-hackneyrenewal-must-include-social-mix/ (accessed Decmeber 2, 2014). Pipe, Jules. The Telegraph. August 2014, 2014. http://www.telegraph.co.uk/news/ uknews/11022019/Hipsters-are-not-to-blame-for-Hackneys-woes-says-mayor.html (accessed December 10, 2014).
pg. 82
Proud, Alex. The Telegraph. January 13, 2014. http://www.telegraph.co.uk/men/thinkingman/10561607/Why-this-Shoreditchification-of-London-must-stop.html (accessed December 11, 2014).
Roberts, Peter and Hugh Sykes. Urban Rengeneration: A Handbook. Sage Publications, 1999. Stevenson, Agnus. The Oxford English Dictionary. Oxford: Oxford University Press, 2010. Stops, Vincent. Cycling and Walking in Hackney. March 3, 2013. http://cycleandwalkhackney. blogspot.co.uk/2013/03/cycling-and-walking-in-hackney.html (accessed January 21, 2015). —. How Hackney Became The Most Livable Borough. June 3, 2014. http://www.designcouncil.org. uk/news-opinion/how-hackney-became-london-s-most-liveable-borough (accessed October 18, 2014).
pg. 83
Uline, Cynthia. John Dewey's reflective methods : implications for educational administration as moral practice. Pennsylvania: 1995, 1995. Upitis, Rena. School Architecture and Complexity. London: Queen's University, 2001.
List of Illustrations All Images are taken by the author except:
com/2012/08/14/the-12-best-things-abouthosting-the -olympics/ (date accessed February 1, 2015)
[03 Looking north, Chatsworth Road taken from the corner of Clifden Rd] -[online] available at;; http://hackneycitizen.co.uk/2010/11/07/victoria- [17 Ground level of Hoxton Station] - [online] park-hackney-history/ (date accessed December available at; http://www.nationalrail.co.uk/SME/ 27,2014) html/NRE_HOX/plan.html?rtnloc=HOX (date accessed February 18, 2015) [04 Lower Clapton Road, 1894-7] -[online] available at;; http://hackneycitizen. [18 First Floor Level of Hoxton Station] - [online] co.uk/2010/11/07/victoria-park-hackney-history/ available at; http://www.nationalrail.co.uk/SME/ (date accessed December 27,2014) html/NRE_HOX/plan.html?rtnloc=HOX (date accessed February 18, 2015) [05 Lauriston Road 1905 view north from Victoria Park Road.]--[online] available at;; http:// [21 First Floor Haggerston Station] - [online] hackneycitizen.co.uk/2010/11/07/victoria-park- available at;; http://www.nationalrail.co.uk/ hackney-history/ (date accessed December stations/HGG/details.html(date accessed 27,2014) February 18, 2015) [08 Hackney Wick protests 2018] [09 Police stand by] - Police stand by as rioters vandalise shops in Hackney [online] available at;; http://www.dailymail.co.uk/news/ article-2023984/London-riots-2011-Where -police-Shopkeepers-mystified-theyre-leftdefenceless.html (date accessed November 10, 2014) [10 ÂŁ14.9 million development in Hackney Marshes] - ÂŁ14.9 million development in Hackney Marshes [online] available at;; http:// www.huftonandcrow.com/projects/gallery/ hackney-marshes-centre/(date accessed February 20, 2015)
pg. 84
[11 Jessica Ennis celebrating win] - [online] available at; http://www.now-here-this.timeout.
[22 Ground Floor Haggerston Station] - [online] available at;; http://www.nationalrail.co.uk/ stations/HGG/details.html (date accessed February 18, 2015) [24 First Floor Dalston Junction] - [online] available at;; http://www.nationalrail.co.uk/ stations/DLJ/details.html(date accessed February 18, 2015] [25 Ground Floor Dalston Junction] - [online] available at;; http://www.nationalrail.co.uk/ stations/DLJ/details.html(date accessed February 18, 2015) [29 Plan for Dalston Kingsland Station] - [online] available at;; http://www.nationalrail.co.uk/ stations/DLK/details.html(date accessed February 18, 2015)
[31 Urswick Site Plan] - [online] available at;; http://idox.hackney.gov.uk/WAM/ showCaseFile.do?action=show&appType= Planning&appNumber=2007/2937 (date accessed January 5, 2015) [32 Urswick First Floor Plan] - [online] available at;; http://idox.hackney.gov.uk/WAM/ showCaseFile.do?action=show&appType= Planning&appNumber=2007/2937 (date accessed January 5, 2015) [33 Urswick Ground Floor Plan] - [online] available at;; http://idox.hackney.gov.uk/WAM/ showCaseFile.do?action=show&appType= Planning&appNumber=2007/2937 (date accessed January 5, 2015)
[46 Holly Street Estate] - [online] available at;; http://i.telegraph.co.uk/ multimedia/ archive/02298/Hollly_Street_Esta_2298064b. jpg(date accessed February 21, 2015) [47 Holly Street Estate] - [online] available at;; http://i.telegraph.co.uk/ multimedia/ archive/02298/Hollly_Street_Esta_2298064b. jpg(date accessed February 21, 2015) [50 Hackney Rio Archive] - [online] available at;; https://hackneyinthe80s.com/ (date accessed February 21, 2018)
[34 Urswick Canopy Area] - [online] available at;; http://avantiarchitects.co.uk/project/urswickschool/#1(date accessed January 5, 2015) [35 Urswick Canteen] -[online] available at;; http://avantiarchitects.co.uk/project/urswickschool/#1 (date accessed January 5, 2015) [36 Urswick Sports Hall] - [online] available at;; http://avantiarchitects.co.uk/project/urswickschool/#1(date accessed January 5, 2015) [39 Cardinal Pole Plans] - Cardinal PoleCourtesy of Jestile + Whiles Architects.
pg. 85
[43 Bridge Academy Plans] - Courtesy of BDP Architects
pg. 86
APPE
09
pg. 87
ENDIX
pg. 88
pg. 89