Shell Centre Dialogue WORKSHOP & EXHIBITION 01/02 FEBRUARY 2012
Shell Centre Dialogue Workshop & Exhibition information pack
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FEEDBACK PACK WORKSHOP & EXHIBITION 01& 02 FEBRUARY 2012
02 INTRODUCTION GENERATING A MASTERPLAN FOR THE SHELL CENTRE SITE 04 CONTEXT DEVELOPING A MASTERPLAN FOR THE SHELL CENTRE SITE 06 WORKSHOP FEEDBACK 01/06 LINKS & MOVEMENT 08 WORKSHOP FEEDBACK 02/06 PUBLIC OPEN SPACE 10 WORKSHOP FEEDBACK 03/06 URBAN LAYOUT 12 WORKSHOP FEEDBACK 04/06 HEIGHT 14 WORKSHOP FEEDBACK 05/06 COMMUNITY & OTHER FACILITIES 16 WORKSHOP FEEDBACK 06/06 AFFORDABLE HOUSING / LOCATION & PROVISION 18 ABOUT YOU YOUR FEEDBACK
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INTRODUCTION GENERATING A MASTERPLAN FOR THE SHELL CENTRE SITE
What is a masterplan? A masterplan embraces a wide range of complex, sometimes conflicting issues that must balance potential opportunities and benefits against existing constraints. The purpose of a masterplan is to : Help develop an area as a whole in a way that responds to local economic and social needs in a manner that fits well with the existing community; Help identify the potential of the area for development and then how separate sites within it can be best used; Make better use of underdeveloped land; Involve the local community in the development process and help build consensus about the future of the area; Define proposals that will deliver high quality, sustainable buildings and public spaces;
Help co-ordinate health, leisure and other services in the area; Make the most of natural assets such as the landscape, topography and ecology; Define the extent and height of proposed buildings. Consultation Throughout the design process consultation and engagement will be a central feature. We have formed a Community Liaison Group constituted of recognised representatives of residents associations and community groups alongside passionate individuals. The Community Liaison Group will be in regular contact with the masterplanning team and will act as both a sounding board, and a means for communicating ideas quickly and efficiently. This group will meet on a bi-monthly basis.
Further workshops are planned in March and April or May to see how the masterplanning team have responded to the desires and ideas expressed in the first workshops, and to carry on the process of co-design. We also plan to hold some feedback sessions, where the masterplanning team and the wider team of project architects will describe their proposals showing how they have taken account of local and wider feedback. We very much hope to see you again at one of these events. The aim is that the masterplan and detailed design elements will be ready for submission for detailed planning permission at the end of this year. Steve McAdam Soundings
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CONTEXT DEVELOPING A MASTERPLAN FOR THE SHELL CENTRE SITE
In this booklet we have diagrammatically described options for 6 key masterplanning themes. These are intended to guide and steer discussions and not to limit them. If there are options that are not shown which you think viable, we would be very interested to hear from you.
We hope that through getting workshopdriven and individual feedback on the broad options described within the above areas, we will be able to better understand approaches that would be considered most appropriate, areas in which there is general agreement and others where there is not.
The six thematic areas that we cover in this booklet are:
These will provide some ground rules for the masterplanning team. Please study the options contained in this booklet and in considering these, and the wider context described in the exhibition, decide the approach you consider best within each theme.
Links & movement Public Open Space Urban layout Height Community and other facilities Affordable housing
There will be plenty of time to discuss other issues, aspirations and thoughts in forthcoming workshops. If there are specific areas you would like us to take on, please note them at the end of this booklet.
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nd rou rG pe Up
e er ed lv Be
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all A
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Shell Centre site
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Belv ede re
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Jubilee Gardens
ley Stre et
Waterloo Station
Yor k
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Belve dere Road
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* Diagram of Shell Centre site and surrounding area.
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01/06 WORKSHOP FEEDBACK LINKS & MOVEMENT We know from initial consultation that there is a great desire to see pedestrian and cycle friendly routes in the Waterloo Station area, especially for east-west connections. The draft Supplementary Planning Document (2011) (SPD) for Waterloo indicates areas where connections would be beneficial, including the ‘milk passage’ tunnel underneath Waterloo Station, connecting from Lower Marsh through to the old lobby area for Waterloo International, where retail uses are currently being explored. The high level connection that once linked across York Road to connect the River with Waterloo station no longer crosses the Shell Centre site, and is likely to be replaced by a ground level link route. Links shown in the SPD appear to be based on the retention of the existing Shell Centre and the development of the podium block. This needs to be rethought with the redevelopment now anticipated.
Connecting Waterloo Station and the South Bank along the viaduct
Diagonally through the site
Central route either to the north or south of the tower
This option offers a direct link between Waterloo Station and the river. It would require access to be continued through Hungerford car park to reach the river, and would need the cooperation of other landowners. This route could stimulate better use of the viaduct arches were the owners in approval
This link opens up a diagonal line of movement from the north-east corner of the site to the river. It could tie in with the existing London Underground entrance, given LUL approval, and could permit a direct link from the ticket hall to the river. This link could form a new route of arrival to the London Eye.
This option suggests a central link through the site passing on one side or other of the Tower, which is to be retained. The link could pick up the desire line described by the ‘milk passage’ and the design proposals for Elizabeth House, which anticipate an access route to Waterloo Station and some new shops in the area as previously described.
OPTION B
OPTION C
Via
Via du
du
Chic h
eley
Stre et
* Please indicate your preferred option only.
Via
du ct
ct
Chic h
eley
Belv ede re R oad
a
Yor kR oa d
Belv ede re R oad
Yor kR oa d
Belv ede re R oad
ct
Stre et
Yor kR oa d
OPTION A
b
Chic h
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Stre
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Shell Centre Dialogue Workshop & Exhibition information pack
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Connecting to the Eye
Comments & suggestions
The line of movement here responds to a direct approach route to the London Eye which could possibly be tied to a specific sight line. It recognises that the route could connect both back to Waterloo Station and to a cluster of 3 hotels near Park Plaza (including the new Premier Inn adjacent the old ‘Lying In Hospital currently on site).
If you have any comments or any suggestions please note them in the box bellow.
OPTION D
NAME & TABLE NUMBER COMMENTS
Via
du
Yor kR oa d
Belv ede re R oad
ct
Chic h
eley
Stre
et
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02/06 WORKSHOP FEEDBACK PUBLIC OPEN SPACE Much has been said about the need for public open space during the preliminary consultation period. Jubilee Gardens will be a great asset for the area, and will be completed this summer. There are also a number of ideas for the improvement of the public realm around Waterloo Station, including improvements to the space adjacent the Victory Arch entrance, a new public space on York Road as part of the Elizabeth House proposals and studies for a peninsularised ‘Waterloo City Square’, easing pedestrian movement across the Waterloo ‘Imax’ roundabout. There will be scope to include some public open space within the Shell Centre site. The nature of this space will obviously depend on its location and surroundings and the wider iniatives outlined above.
Along the viaduct
Central space
Facing Jubilee Gardens
The first option arranges the public space along the viaduct. This assumes that the eastern viaduct arches would be put to use as restaurants, cafés, bars or shops, given the owner’s approval.
This option proposes a central square in the heart of the scheme. It could, potentially, be designed to accommodate access to and egress from London Underground.
The third option suggests that the public space is arranged to face the completed Jubilee Gardens. This would offer the potential of maximizing the impact of the open space in the area through collecting it all together. However, it would preclude the delivery of any other type of public space.
OPTION B
OPTION C
Via
Via
du
Stre et
* Please indicate your preferred option only.
Chic h
eley
ct
Belv ede re R oad Yor kR oa d
Yor kR oa d
eley
du
ct
Belv ede re R oad
Belv ede re R oad
Chic h
Via
du
ct
Yor kR oa d
OPTION A
Stre
Chic h et
eley
Stre
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Along Chicheley Street
Comments & suggestions
In this option the public space is arranged along the route leading to the London Eye. Given the association with the ‘Eye’, this layout may suggest that the space may be mostly used by visitors and tourists in the area.
If you have any comments or any suggestions please note them in the box bellow.
OPTION D
NAME & TABLE NUMBER COMMENTS
Via
du
Yor kR oa d
Belv ede re R oad
ct
Chic h
eley
Stre
et
Shell Centre Dialogue Workshop & Exhibition information pack
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03/06 WORKSHOP FEEDBACK URBAN LAYOUT The layout of the scheme will in part be driven by preferences for the public realm layout and the preferred linkages but it will also be important to establish a legible and coherent arrangement of building blocks. There are three very broad options for the scheme, and these are illustrated by the diagrams below.
Perimeter blocks
Slab blocks
Mixed blocks
The first option proposes the use of a perimeter block. This could echo the current scheme and therefore offers the potential to fit in contextually although it may restrict permeability and send out a ‘fortress like’ image.
The second arrangement suggests the use of blocks laid out on an east-west axis. This offers the potential for enhanced permeability but, if not well handled, it could be a little repetitive.
The third option offers the potential for enhanced permeability, and the provision of varied spaces and building forms though, if not well handled, the composition could be confusing.
OPTION B
OPTION C
Via
Via
Chic h
Stre
et
* Please indicate your preferred option only.
Belv ede re R oad
ct
Yor kR oa d
Yor kR oa d
eley
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Belv ede re R oad
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Belv ede re R oad Chic h
Via du
du
du
eley
Yor kR oa d
OPTION A
Chic h
Stre
et
eley
Stre
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Comments & suggestions If you have any comments or any suggestions please note them in the box bellow.
NAME & TABLE NUMBER COMMENTS
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04/06 WORKSHOP FEEDBACK HEIGHT The location of tall buildings will have to be carefully considered to maximize the degree of exposure Jubilee Gardens will enjoy from the sun, to minimise the disruption of daylight to surrounding residential blocks, to work within the wider roofscape including the retained Shell Centre tower, and to conform with the London Mayors protected views. We have shown six highly diagrammatic options for the arrangement of the taller buildings. A conceptual grid is shown within which the letter indicates whether the building in this area should be ‘High’, ‘Medium’ or ‘Low’. These are general measures but it should be considered that the existing tower is likely to establish a datum for the taller buildings (around 27 floors) while the County Hall pavilion suggests the lower threshold (around 8-9 floors).
Highest towards the viaduct & lowest towards Chicheley Street
Highest towards Chicheley Street & lowest towards the viaduct
Highest towards York Road & lowest towards Belvedere Road
Stepping up in height from Chicheley Street to the rail viaduct. This would provide a gentle transition up in scale from Chicheley Street but could cramp any public route arranged along the viaduct and impact notably on the silhouette as seen from the Whitehouse.
Stepping up in height from the rail viaduct to Chicheley Street. This would support the creation of a more ‘open’ feel to any public space arranged beside the viaduct but it would cast pronounced shadows over Jubliee Gardens until mid-day or later and may interrupt views of the Tower from strategic vantage points.
Stepping up in height from Jubilee Gardens toward York Road. This would provide a gentle gradation from Jubilee Gardens and would work well with sun path considerations but it could overwhelm York Road, and create a ‘cramped’ street environment.
OPTION B
OPTION C
OPTION A
H M
H
M
M L L L
L M
H
M
M
* Please indicate your preferred option only.
M
M H
L
H H
M
M
L
L L
M
M
M L M H H
H
H
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NAME & TABLE NUMBER COMMENTS
Highest towards Belvedere Road & lowest towards York Road
Increasing in height diagonally towards York Road / viaduct
Increasing in height diaginally towards Belvedere Road / Chicheley Street
Stepping up in height from York Road to Jubilee Gardens. This would offer an array of grander buildings facing the Thames, which could offer an appropriate scale but it would not work well in sun path terms, and would cast pronounced shadows over Jubliee Gardens until mid-day or later.
Stepping up in height ‘diagonally’ across the site from Chicheley Street to the north-east corner of the site. This would probably work best with the Elizabeth House proposals, and minimises shadow casting over Jubilee Gardens but could impact on the setting of York Road.
Stepping up in height ‘diagonally’ across the site from the north-east corner of the site to Chicheley Street. This would soften the arrangement to York Road, but would cast pronounced shadows over Jubliee Gardens until mid-day or later and may interrupt views of the Tower from strategic vantage points.
OPTION E
OPTION F
OPTION D
H H
M M
M
M L H M L
L
L
M
M
H
M
L L L
M
L M
H
H H
M
H H
L
M
M
M
L
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05/06 WORKSHOP FEEDBACK COMMUNITY & OTHER FACILITIES The ‘feeling’ of the scheme will depend to some extent on what uses are accommodated on the site – particularly at ground floor level. There are four very broad options for the location of facilities such as shops, bars, cafés, restaurants, leisure facilities and the like. These are illustrated by the diagrams below.
Along the viaduct
Along York Road
Along Chicheley Street
This option suggests that the facilities are laid out in a manner that could complement the public or commercial use of the rail viaduct arches to create a busy thoroughfare.
The second layout proposes that the facilities are arranged along York Road, to bring the street ‘back to life’.
Chicheley Street is proposed as the third option. This responds to the cafés and bars that are located opposite and to the possibility that the route here would cater for visitors to the ‘Eye’ and other local tourist attractions.
OPTION A
OPTION B Via
OPTION C Via
Chic h
Stre
et
* Please indicate your preferred option only.
eley
ct
Belv ede re R oad
Yor kR oa d
Yor kR oa d eley
du
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Belv ede re R oad
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Belv ede re R oad
Chic h
Via
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Yor kR oa d
As stated before, this would need the agreement of the owners of the viaduct, so far as the use of the arches is concerned.
The arrangement would have to work together with the proposals for Elizabeth House, to ensure a united and coherent response.
Chic h
Stre
et
eley
Stre et
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Main uses
Other uses
Shell will return to the site when the development is completed, howerever, there is capacity to build further accomodation either for office or residential use. If you have a preference as to which use, please indicate this below.
Aside from the location of these facilities, we would also like you to consider what they might be. Please chose your top two priorities from the list below:
Additional office
Retail
Bars, restaurants, cafes
Leisure
Sport
Health facility
* Please indicate your first and second preference by placing a number against the use selected.
Residential No preference * Please tick your preferred option only.
Mall style through the site
Comments & suggestions
The final option suggests a ‘mall arrangement’ of some kind, passing through the site, possibly offering a degree of protection from the elements and linking with a reconfigured ticket office giving access to the London Underground from York Road and the river. This would require the support of other parties.
If you have any comments or any suggestions please note them in the box bellow.
OPTION D
NAME & TABLE NUMBER COMMENTS
Via
du
ct
Yor kR oa d
Belv ede re R oad
Chic h
eley
Stre
et
Cultural use
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06/06 WORKSHOP FEEDBACK AFFORDABLE HOUSING / LOCATION & PROVISION Though there are no concrete plans as regards the residential offer, if it is brought forward, ‘affordable housing’ will have to be considered. The following four options define suggested locations for affordable housing and consider how they could be implemented.
All in one cluster
Along viaduct and phased
Scattered and phased
This option suggests that the affordable housing is located in one building and delivered in one stage. The phasing may depend to some extent on the market and negotiations with the council. It is unlikely that it would be offered in any initial phase.
The second layout proposes that the affordable housing is arranged along the viaduct, and brought forward in a number of phases. This gives flexibility to the masterplanner and allows for changing market conditions to be tackled, suggesting that some of the affordable housing could be provided in an early development phase.
The third option, for ‘scattered and phased’ provision would be the most difficult to be provided and may run against the needs of Housing Associations who generally want clear ‘blocks’ to manage. However, it could help to provide a mixed and balanced community.
OPTION B
OPTION C
Via
Via
Belv ede re R oad Yor kR oa d
Yor kR oa d eley
Chic h
Stre
et
* Please indicate your preferred option only.
du ct
ct
Belv ede re R oad
ct
Belv ede re R oad
Chic h
Via
du
du
eley
Yor kR oa d
OPTION A
Chic h
Stre
et
eley
Stre
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Some or all off site
Comments & suggestions
Though there is no formal planning option covering off-site provision, in whole or in part, today’s economic realities are challenging this. The advantages of offsite provision are that, given the right land values, far more affordable homes can be built elsewhere. However, this can be considered discriminatory.
If you have any comments or any suggestions please note them in the box bellow.
OPTION D
NAME & TABLE NUMBER COMMENTS
Via
All
Some
Chic h
eley
Stre
et
Yor kR oa d
Belv ede re R oad
du ct
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FEEDBACK SHEET ABOUT YOU Please take the time to complete the feedback form below. Please hand your complete booklet to one of the Soundings team before you leave. Many thanks for your help.
Please complete you personal information below : Name
Organisation (If any)
Address
Please tell us if you belong in one or more of the groups listed below :
Permissions
Local resident Local business Community service Cultural organisation Faith group Local club Resident Association General public
I hereby give my permission for Soundings to file and database my details and feedback in connection with the Shell Centre project. I hereby give my permission for Soundings to uses my photograph and quotations from my feedback in consultation reports, newsletters, website and exhibition boards.
Have you been involved in the consultation process so far? If so, have you : Completed a Canvass Card Taken part in a Walk & Talk Attended the Community Liaison Group meeting
Post code
Workshop & Exhibition Did you find the exhibition useful and informative? Yes
Telephone
Age
No
Workshop & Exhibition
Gender
Did you find the workshop useful and informative? Yes
No
Shell Centre Dialogue Workshop & Exhibition information pack
OTHER COMMENTS FOR THE SHELL CENTRE DIALOGUE TEAM
Do you have any other comments for the Shell Centre Dialogue team?
NOTES
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Shell Centre Dialogue Workshop & Exhibition information pack
NOTES
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SOUNDINGS 148 CURTAIN ROAD LONDON EC2A 3AT