Ji Wing Khoo A l e x M c Ke a g Chloe Rutland Lulan Shen Rung-Arun Tiyanukulmongkhon
wellbeing for the community
a design proposal for Holloway
1
contents
site and context
site and context task analysis concept development objectives
After closing permanently in 2016, the site of the former l a r g e s t w o m e n ’ s p r i s o n i n E u r o p e , H M P H o l l o w a y, i s u p for redevelopment. The site , situated in the desirable London Borough of Islington, is well-connected via local bus routes, and sits within a shor t walking distance of Caledonian Road underground station. T h e a r e a ’s h i g h l a n d p r i c e s a n d d e n s e p o p u l a t i o n c o n t r i bu t e t o i t s p o s i t i o n a s o n e o f t h e U K ’s m o s t s o c i a l ly and economically divided boroughs. As such, there is an acute need for high quality affordable housing, appropriate infrastr ucture and accessible community ser vices. The 4.05 hectare site presents a unique oppor tunity to create a thriving new urban district on the former prison s i t e , a n d b r i n g m u c h n e e d e d n e w h o m e s t o t h e c o m m u n i t y.
brief 1 2 3
scheme one scheme two final: scheme three phasing
reflection
Our challenge is to create a comprehensive vision and master plan for the for mer Holloway Prison site , in line with the L o n d o n P l a n ’s a m b i t i o n t o d e l i ve r u p t o 6 6 , 0 0 0 n e w homes and promote ‘good growth through good design’. We s e e k t o m a x i m i s e h o u s i n g d e n s i t y o n t h e s i t e w i t h o u t compromising living standards, whilst simultaneously r e s p e c t i n g a n d e n h a n c i n g t h e a r e a ’ s t y p o l o g i c a l c h a r a c t e r. I n d o i n g s o, we s e e k t o m a x i m i s e t h e s i t e ’s e x i s t i n g strengths, listen to requirements set out by the council a n d l o c a l c o m m u n i t y, a n d i n c o r p o r a t e c o n s i d e r a t i o n s f r o m w o m e n f o r m e r l y i n c a r c e r a t e d a t H M P H o l l o w a y.
2
analysis islington demographics
residents’ priorities Local residents were sur veyed on their pr ior ities for the site , with sever al key themes emerging - including the need for more affordable housing, more community and green open space , and spor ts. Units = number of sur vey responses.
ENVIRONMENTL
SPORTS
ARTS & CULTURALL
COMMERCIALL
MINORITIES
The top 20% of earners in Islington earn 3x more than the bottom 20% of earners
COMMUNITY SERVICE
Number of deaths in borough with humanproduced pollution recorded as a contributory factor (since records began)
3x
women formerly incarcerated
Unemployment
PARK
Violence
Mental health
PLAYGROUND
Physical health
GREEN SPACE
Poverty
Racial inequality
PRIVATE HOUSING
Environment
COMMUNITY CENTRE
Housing
WOMEN’S CENTRE
A sur vey of local residents highlighted the top eight most impor tant issues affecting the H o l l o w a y a r e a , w i t h p o v e r t y, m e n t a l h e a l t h , a n d e n v i r o n m e n t a l p r o b l e m s b e i n g t h e t o p three.
MENTAL HEALTH
salient issues
COUNCIL HOUSING
A sur vey of women former ly incarcerated at HMP Holloway revealed a similar set of p r i o r i t i e s fo r t h e s i t e , i n c l u d i n g a wo m e n ’s c e n t r e , m e n t a l h e a l t h s u p p o r t a n d c o m mu n i t y centre . Units = number of sur vey responses.
VIOLENCE REFUGE
Percentage of adults obese or overweight
252
GREEN SPACE
45%
Number of adults affected by mental health issues
COMMUNITY SPACE
Households on the waiting list for social housing
SUPPORTED HOUSING
Population of Islington, m a k i n g i t o n e o f L o n d o n ’s most densely populated boroughs
6 in 10
20,733
AFFORDABLE HOUSING
230k
3
analysis local typologies
N
Te r r a c e
Hybrid
Slab
Other
Perimeter block
Site
–– Local area is characterized by 3-4 storey terraced homes –– Small number of slab, perimeter block, towers, and mid-rise hy b r i d buildings account for remainder of residential typologies – – Va r i e t y o f t y p o l o g i e s s i t immediately adjacent the site, posing a challenge to create a development that responds to its typological surroundings in a context-sensitive manner
4
analysis
light, trees, sun
N Lowest
air pollution
Highest
Passive zone Active zone
N noise pollution
N Lowest
Highest
Sun path Prevailing winds Mature trees
air and noise pollution – – Po l l u t i o n w o r s t i n s o u t h e a s t c o r n e r o f s i t e , a l o n g s i d e m a i n thoroughfare natural lighting quality –– Existing main cour tyard benefits from all day sun from the south, creating natural ‘active’ and ‘passive’ sunlight zones existing mature trees –– Provide welcome shelter from sun and add to environmental quality of area
5
analysis open space
N Private garden
Undesignated green space
open space –– Holloway open space is predominately private b a c k g a r d e n s o f terrace homes –– Estates to the immediate east and west of Holloway P r i s o n site provide ample semi-private green s p a c e t o r e s i d e n t s b u t are currently cut off from the site by a cur ved wall –– Oppor tunity to use new buildings and pathways t o d e f i n e a n d utilize adjacent green spaces the local area and amenities
amenities community facilities –– Some ar ts facilities nearby but otherwise few community facilities –– Limited sports facilities within walking distance of the site , with low level of variety offered N
local amenities
Community
Sport
Medical
t u f f n e l l p a r k p l ay i n g f i e l d s c. 20 mins walk
caledonian park c. 15 mins walk
6
analysis protected views & accessibility
local building heights
N Lowest
Highest
locally protected view –– Protected view across site sustained by low-lying existing typologies. Slab and tower typologies could be built outside of this zone
flo wi
ng
D
accessibility –– The area is well-ser ved by local transpor t connections, with Caledonian Road underground station and several bus routes w i t h i n w a l k i n g d i s t a n c e . Pe d e s t r i a n f l o w s ( A t o B a n d C t o D ) across site have potential to be enhanced.
B
heights –– Predominantly low building heights across local area owing to dominance of terrace typology
flo wi
ng
Bakersfield Estate to nor th-west of site demonstr ates highest building heights in immediate vicinity
C
––
A
N Caledonian Road
Vehicle route
Protected view
Pedestrian route
Local transport
7
analysis overall strengths
weaknesses
concept development p hy s i c a l a n d m e n t a l h e a l t h
n tio
nt
Light
Mov e m e
Noise and air pollution in east of site
ty tivi Ac
Large site without existing residential buildings
Conflicting interest groups
Int e r ac
Central green space suitable for repurposing
Mental
Wellbeing
Safety
Physical
nship Reduce o i n str pa e
ss
ity
Distance from parks and facilities
Air qu al
y ivac Pr
Engaged community
y Pla
Co m
In light of our analysis of the site and its surrounding area (including sur vey responses, explor ation of salient issues, and site strengths and weaknesses) we have identified two priority issues that will sit at the forefront of our design p r o p o s a l s : p hy s i c a l a n d m e n t a l h e a l t h
vision statement
The former Holloway Prison site will be transfor med into an inc lusive community, designed to promote the physical and mental well-being of residents through the provision of generous open space, a network of safe and connected streets to encourage play and active movement, and ample space for community activities
8
objectives & precedents
e n c o u r a g e p l ay a n d a c t i ve m ove m e n t
– – S h a r e d s t r e e t s u r f a c e s e n c o u r a g e c h i l d r e n ’s p l ay –– Connected networ k of streets and paths that prioritise walking and cycling –– Central multi-functional green space encourages spor t as leisure
provide a safe , comfor table , and pleasant living environment –– Centrality of open space –– Legible gr id of streets for intuitive navigation – – Po s i t i o n o f b a l c o n i e s a n d a c c e s s p o i n t s e n c o u r a g e passive sur veillance of streets and public spaces
Accordia, Cambridge Alison Brooks Architects
Adelaide Wharf AHMM
–– Mix of typologies cater for all age ranges and households –– Provision for indoor community ser vices to encour age sustained interactions
Darbishire Place , Whitechapel Niall McLaughlin Architects
New Road, Brighton Gehl Architects
facilitate social interactions
V i a Ve r d e , N e w Yo r k G r i m s h aw + D a t t n e r A rc h i t e c t s
Old Castle Street, Aldgate Jestico + Whiles
Tu r n p i k e L a n e , H a r i n g e y Shared street through community-led design
Elder Gardens, Spitalfields City of London Potgieterstraat, Amsterdam Car ve Landscape Architecture
9
scheme one 606 dwellings | 148 dph | open space | 4643m2 public | 2838m2 private | 5047m2 semi public broad mix of typologies centred around multi-functional green open space M i x o f t y p o l o g i e s i n c l u d i n g r o w, slab and cour tyard block
Central multi-functional open space Semi-private cour tyards supplement open space
Legible road layout for med of two primar y streets and shared-surface secondar y streets Commercial units focused near thoroughfare
Ta l l e s t b u i l d i n g s m a s s e d a l o n g busy Camden Par k Road to shelter site from noise and air pollution
scheme two 668 dwellings | 170 dph | open space | 8294m2 public | 4143m2 semi public cour tyard-led development centred round large linear green
Dominated by cour tyard perimeter blocks
Green rooves provide amenity to residents living in upper floors
Primar y routes through site either side of linear green, supplemented by sharedsurface secondar y streets
Linear central green connects onto Camden Par k Road
10
scheme one
plan - scale 1:2500
open space Semi-private
Semi-public
Public
Private
Private Public
Semi-public
movement Tertiary route
Secondary route
Primary route
heirarchy
pedestrians
land use Resi
Commercial
vehicles
typologies
building heights Community
Energy centre
8
7
6
5
4
3
mid-rise tower
te
rr
ac
e
open perimeter block
closed perimeter block
11
scheme one whole site section
adjacent flat
13m
11m
18m
flat shared terrace 3 stories 4 stories street
43m multi-functional central park
10m 8m flat shared 4 stories street 18m
pedestrian path
backyard of terrace
8.5m-12.5m
37m semi-public greenery & playground within parameter block
perspective views
10m 13m 8.5-12.5m 12m flat shared terrace backyards of terrace 4 stories street
march
views illustrate green open space and wide streets, while sun char ts show centr al open space remains in sunlight all year long
adjacent social house
sun chart
8am
2pm
10am
4pm
noon
6pm
september
8am
2pm
10am
4pm
12
scheme one
full density breakdown block indicator
9
8
Block
7
6
5
4
Block Block Block Block Block Block Block Block Block
1 2 3 4 5 6 7 8 9
Floor Area (m2)
Resi Storeys
413 127 1431 1255 997 2072 60 1216 914
6 3-4 4-6 4-6 7-8 4-5 5 4 7
Number of Buildings
1 26 2 2 1 3 13 2 1
To t a l F l o o r Area per Block (m2)
To t a l N u m b e r o f Dwellings
2478 10404 6534 5922 5059 9184 300 4864 6398 To t a l Dph
28 116 73 66 57 102 43 5 71 606 150
3
2
Semi-public 1
Courtyard 1 Courtyard 2 Courtyard 3 Courtyard / Community centre To t a l
Area (m2) 642 891 1740 1774
Public
5047
Private
strengths – –H i g h p r o v i s i o n o f b o t h p u b l i c a n d p r i v a t e g r e e n s p a c e – –S p a c i o u s l a y o u t c r e a t e s ‘ h u m a n - s c a l e ’ s t r e e t s a n d a l l o w s l i g h t t o p e r m e a t e
Central Green P l ay g ro u n d To t a l
Te r r a c e ( w e s t ) Te r r a c e (nor thwest) Te r r a c e To t a l
Area (m2) 3168 1475 4643 Area (m2) 1583 423 832 2838
– – We l l c o n n e c t e d t o a d j a c e n t b l o c k s a n d h i g h l y p e r m e a b l e b l o c k s t r u c t u r e e n c o u r a g e walking – –C l e a r s t r e e t h i e r a r c h y c r e a t e s l e g i b l e a n d e a s y - t o - n a v i g a t e s t r e e t s weaknesses – –L o w d e n s i t y – – Po o r l y d e f i n e d e d g e s a l o n g t h e e a s t a n d w e s t s e c t i o n s o f t h e s i t e – – Pe r i m e t e r b l o c k s a r e t o o c l o s e t o a l l o w m u l t i p l e p o i n t s o f a c c e s s t o r e s i d e n t s , reducing street intensity 13
rivate
scheme two open space Semi-public
plan - scale 1:2500 Public
Private
Semi-public Public
movement heirarchy
land use
pedestrians
vehicles
building heights
typologies
clo bl sed oc pe k rim
et
er
clo bl sed oc pe k rim
et
er
mid-rise tower 14
scheme two whole site section
23.5m semi-private greenery & playground within parameter block
perspective views
20m
10m
11m
semi-private greenery & playground within parameter block
shared street
central park
10m
10m 10m 10m parameter block - 6 stories
multi-functional
10m
shared street
30m
parameter block - 5 stories
10m
shared street
parameter block - 4 stories
parameter block
pavement
greenery
semi-private greenery & playground within parameter block
10m
parameter block - 7 stories
27.5m
parameter block - 4 stories
15.5m 3m 10m
shared street
adjacent flat
adjacent social housing
sun charts march
broad cour tyards and tall buildings give way to shaded streets, while cour tyards also become highly shaded in winter 8am
2pm
10am
4pm
noon
6pm
september
8am
2pm
10am
4pm
noon
6pm
15
scheme two
full density breakdown block indicator
Block
9 6
8 10 5
3 2
7
Block Block Block Block Block Block Block Block Block Block
Resi Storeys
1560 1152 874 1532 1032 1069 1403 1326 1127 1765
4-6 4-6 6-8 4 4-5 6-7 4 4-5 6-7 4
Number of Buildings
To t a l F l o o r Area per Block (m2)
To t a l N u m b e r o f Dwellings
2 2 1 1 4 3 1 2 2 2
7198 5420 4288 6128 4676 6650 5612 5811 7389 70 To t a l Dph
80 60 47 68 53 74 62 64 82 78 668 165
Public
Courtyard 1 Courtyard 2 Courtyard 3
Area (m2) 563 358 564
Courtyard Courtyard Courtyard Courtyard To t a l
607 441 688 922 4143
1 2 3 4 5 6 7 8 9 10
Floor Area (m2)
4 1
Semi-public
4 5 6 7
Central Green P l ay g ro u n d P a t h w ay To t a l
Area (m2) 4095 1353 2846 8294
strengths – –M e e t s d e n s i t y t a r g e t s – –L a r g e l i n e a r p a r k a c t s a s a g a t e w a y t o C a m d e n P a r k R o a d ; c o n s i s t e n t l y r e c e i v e s s u n – – C l e a r b l o c k s t r u c t u r e a i d s l e g i b i l i t y, a n d c o n s i s t e n t m a s s i n g p l a c e s t a l l e s t b u i l d i n g s along the busiest routes for air/noise pollution barrier – –G r e e n p e d e s t r i a n p a t h w a y r u n s a l o n g t h e w e s t a n d n o r t h e r n e d g e s o f t h e s i t e encouraging walking weaknesses – –M a n y s t r e e t s r e c e i v e l i t t l e d a y l i g h t d u e t o h e i g h t m a s s i n g – –P o t e n t i a l l y m o n o t o n o u s a n d c o n f u s i n g g r i d f o r m a t 16
scheme three final masterplan
dominant typologies
I n l i g h t o f t h e r e s p e c t i v e s t r e n g t h s a n d w e a k n e s s e s o f S c h e m e s O n e a n d Tw o , w e now propose a third and final master plan for the site . Based par tly on the initial massing seen in Scheme One , Scheme Three seeks to build on the central multif u c n t i o n a l g r e e n s p a c e , a n d i m p r ove t h e p l a n ’s s i t e e d g e s .
te rr ac e e w o t
r
loc b d tyar r u co
k 17
scheme three open space / 1st floor land use
heirarchy Resi
2nd floor land use
3D view
pedestrians
Commercial
Community
Energy centre
Semi-public
Private
Semi private
Open space Public
building heights
vehicles
pedestrians
s t re e t h e i r a rc hy
18
scheme three whole site section
section key
19
scheme three p l ay s t re e t s
wide streets with ample room for play equipment embed a culture of “play� throughout site
illustrative section typical shared surface street
20
scheme three balconies face outward onto the public realm
sur veillance
interaction with edges
sunlight
coherent block str ucture that, over time , will integr ate into existing blocks
march
public/private space
interior cour tyards and fully semi-private/semi-public gardens enclosed streets have highest in lilac vs. pr ivate in green demonstrate mix of garden level of natural sur veillance access
centr al green space enjoys sunlight all year round
8am
2pm
10am
4pm
noon
6pm
september
private entrances open onto streets and cour tyards, adds to street activity
8am
2pm
10am
4pm
noon
6pm
communal entrances
each multi-family building has mutlitple communal entrances
21
scheme three a note on phasing To f u l l y i n t e g r a t e t h e f o r m e r H o l l o w a y P r i s o n s i t e i n t o t h e e x i s t i n g n e i g h b o u r h o o d f a b r i c , i t a p r o p o s e d t h a t t h e d e v e l o p m e n t b e c o m p l e t e d i n t w o p h a s e s . T h e f i r s t p h a s e i s t h e l a r g e s t a n d i n c l u d e s a l l b u i l d i n g s , s t re e t s a n d p a t h w ay s o n t h e fo r m e r H o l l ow ay P r i s o n s i t e . The second and smaller phase requires conver sations with the community and adjacent land-owners. This phase includes green space improvements and sever al pedestr ian pathways that better connect the site to the adjacent neighbourhood. These new connections would allow adjacent green spaces to the east and west of the Holloway Prison site to be more fully incorporated into a networ k of useable public green s p a c e s a l o n g a c o n n e c t e d p e d e s t r i a n r o u t e . E a c h g r e e n s p a c e wo u l d h ave a d i f fe r e n t c h a r a c t e r — wo o d e d g r e e n , c h i l d r e n ’s p l ay g r o u n d , a n d a community garden—and provide additional open space and play activities to the neighbourhood.
block indicator
full density breakdown Block
Block 1
Floor Area (m2)
Resi storeys
Number of Buildings (m2)
To t a l F l o o r Area per Building (m2)
To t a l F l o o r Area for Ty p o l o g y (m2)
To t a l Number of Dwellings 9
595
5
1
2975
2975
33
53
4
36
212
7632
85
8
7
6
5
4
694
6
1
4164
4164
46
3
2
Block 2
682
5
1
3410
3410
38
375
4
1
1500
1500
17
250
4
1
1000
1000
11
477
4
1
1908
1908
21
1033
5
1
5165
5165
57
216
5
1
1080
1080
12
844
5
1
4220
4220
47
394
6
1
2364
2364
26
213
2
1
426
426
5
1208
4
1
4832
4832
54
427
5
1
2135
2135
24
815
5
1
4075
4075
45
60
5
13
300
3900
43
235
5
1
1175
1175
13
458
5
1
2290
2290
25
517
5
1
2585
2585
29
301
3
1
903
903
10
295
3
1
885
885
10
537
5
1
2685
2685
30
381
5
1
1905
1905
21
376
5
1
1880
1880
21
1
Block 3
Block 4 Block 5
Block 6 Block 7
Block 8
To t a l
723
Dph
179
Public
Area (m2) Central Green 3395 P l ay g ro u n d 411 Community Garden 986 To t a l 4792 Semi-private 2 3 5 6
Area (m2) 456 606 1283 407
Block 9 To t a l
452 3204
Private
Area (m2) 1583 423
Block Block Block Block
Te r r a c e ( w e s t ) Te r r a c e (nor thwest) Te r r a c e To t a l
832 2838
Block
Block 1
Number of bedrooms 1 2 61 67
3 36
To t a l 164
Block 2
32
50
5
87
Block 3
57
49
10
116
Block 4
9
18
4
31
Block 5
69
38
16
123
Block 6
30
13
13
56
Block 7
19
30
5
54
Block 8
47
30
15 To t a l
92 723
22
scheme three reflection
References
T h e 5 7 0 t o 7 2 0 d w e l l i n g s r e q u i r e m e n t i s o v e r- a c h i e v e d i n t h e f i n a l s c h e m e , w i t h 7 2 3 total dwellings. This supply of new homes will help address the acute shor tage of homes i d e n t i f i e d i n t h e L o n d o n H o u s i n g S t r a t e g y. H i g h e r d e n s i t i e s c o u l d h a v e b e e n a c h i e v e d b y i n c o r p o r a t i n g t a l l e r b u i l d i n g s o r i n c o r p o r a t i n g f e w e r l o w - d e n s i t y t e r r a c e h o m e s . H o w e v e r, d o i n g s o wo u l d h ave r u n c o u n t e r t o o u r s t a t e d go a l s o f a n i n c l u s i ve n e i g h b o u r h o o d d e s i g n e d w i t h w e l l - b e i n g i n m i n d . I n o r d e r t o b a l a n c e n e e d e d d e n s i t y w i t h p r i v a c y, d a y l i g h t i n g , a n d open space requirements, our scheme employs 4-5 storey perimeter blocks and mid-rise towers in a clear block structure . These buildings are massed to respect the character o f H o l l o w a y a n d r e s p o n d r e s p e c t f u l l y t o e x i s t i n g a d j a c e n t d e v e l o p m e n t s . M o r e o v e r, i n i t s c u rre n t c o n f i g u r a t i o n , t h e H o l l ow ay P r i s o n s i t e i s r i n g e d by a c u r ve d w a l l , w h i c h p hy s i c a l ly s e p a r a t e s t h e s i t e f ro m a d j a c e n t g re e n s p a c e s . O u r f i n a l p l a n i n c o r p o r a t e s t h e s e green spaces into the site structure , likely to lowering the perceived density of the site .
– –G L A ( 2 0 1 6 ) H o u s i n g S P G - L o n d o n Supplementar y Planning Guidance. London: City Hall – –G L A ( 2 0 1 7 ) L o n d o n D r a f t H o u s i n g Strategy 2017. London: City Hall – –G L A ( 2 0 1 8 ) L o n d o n P l a n D r a f t . London: City Hall
Housing developments that are planned around car use require parking space . Our final plan achieved higher residential densities by keeping parking spaces to a minimum, which i s c o n s i s t e n t w i t h t h e L o n d o n P l a n ’s g o a l o f l o w t o n o p a r k i n g p r o v i s i o n s f o r h i g h density development. Parking is handled on the street, parallel parked between trees. M o r e o v e r, l o c a l a m e n i t i e s a r e p l a n n e d w i t h i n w a l k i n g o r c y c l i n g d i s t a n c e s , w h i c h r e s o n a t e s w i t h b o t h o u r v i s i o n a n d t h e L o n d o n P l a n ’s g o a l s t o p r o m o t e a c t i v e a n d h e a l t h y t r a v e l . T h e q u a l i t y o f t h e p u b l i c r e a l m a f f e c t s p e o p l e ’s q u a l i t y o f l i f e s u c h a s t h e s e n s e o f p l a c e , belonging and security as well as the social and health factors. The public realm in the final scheme is designed to be accessible , multifunctional, attractive and comfor table—ideals c o n s i s t e n t w i t h t h e L o n d o n P l a n . T h e s t r e e t s a r e n a r r o w, d e s i g n e d f o r l o w s p e e d s a n d t r e e l i n e d t o p r o v i d e s h a d e , s h e l t e r, a n d i m p r o v e d i n d o o r a n d o u t d o o r a c o u s t i c e n v i r o n m e n t . B e c a u s e a d j a c e n t b u i l d i n g s a re o n ly 4 - 5 s t o r i e s , d ay l i g h t c a n re a c h t h e s t re e t s fo r s eve r a l h o u r s p e r d a y, e v e n i n w i n t e r. T h e s t r e e t s a r e d e s i g n e d f o r m u l t i p l e f u n c t i o n s — b i k e a n d c a r p a r k i n g ; w a l k i n g , c y c l i n g , a n d d r i v i n g ; s h a d e a n d g r e e n i n f r a s t r u c t u r e ; a n d c h i l d r e n ’s p l a y. The commercial placement along the A503 creates a clustering effect that maximises employment and commercial oppor tunities by connecting with nearby existing small businesses. This strategic placement can help foster socially and economically mixed neighbourhoods, w h i c h i s k e y t o m a i n t a i n L o n d o n ’s e c o n o m i c s u c c e s s . A s t h e d e n s i t y o f r e t a i l o n s i t e i s l o w, there are oppor tunities for intensification. For instance , stacking residential development above retail along the A503, and on top of the energ y centre and community centre within the s i t e ’s b o u n d a r i e s i n c r e a s e s d e n s i t y a n d p r o v i d e s n e w c o m m e r c i a l b u s i n e s s e s t o c u s t o m e r s . The final scheme uses design to achieve medium-to-high residential densities without tall b u i l d i n g s . B u i l d i n g s a r e s i t e d t o m a x i m i s e d a y l i g h t t o h o m e s w h i l e b a l a n c i n g d e n s i t y, p r i v a c y, a n d o p e n s p a c e r e q u i r e m e n t s a s w e l l a s r e s p o n d i n g t o t h e a d j a c e n t b u i l d i n g c o n t e x t s . Ta k e n t o g e t h e r, t h e p l a n o p t i m i s e s d e s i g n q u a l i t y a n d g r e e n s p a c e a t t h e e x p e n s e o f h i g h e r d e n s i t i e s .
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