PUTTING INDUSTRIAL LAND TO WORK RE-PURPOSING INDUSTRIAL LANDS FOR FUTURE NEEDS
SHRAVAN KAMATH
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01 ACKNOWLEGMENT I would like to express my sincere gratitude to my supervisor Tobias Goevert for the continuous support and guidance. I am particularly grateful to the Faculty of the Bartlett School of Planning who have taught and guided me for the Masters programme in Urban Design and City Planning. Finally I am thankful for my parents for their unequivocal support and my fellow classmates for keeping up the spirit during the long hours spent in the basement cluster.
Shravan Kamath 05 September 2016
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University College London The Bartlett School of Planning MSc Urban Design and City Planning Major Research Project 2015-2016 Topic PUTTING INDUSTRIAL LAND TO WORK Regenerating industrial fabric to cater for future needs Shravan Kamath Word count: 7890
Being a Major Project in Regenerating industrial fabric submitted to the faculty of The Built Environment as part of the requirements for the award of the MSc Urban Design and City Planning at University College London, I declare that this project is entirely my own work and that ideas, data and images, as well as direct quotations, drawn from elsewhere are identified and referenced. Shravan Kamath Date : 05 September 2016
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01 ABSTRACT Industries are intrinsically tied to the heritage of the city. The industries of yesteryear are valuable to the community by the creating an identity, character and cultural background. The shift in economics and development of technology in the 21st century has led to the decline of many large industries. By repurposing regenerating and activating industrial sites to serve a new purpose, we create a sustainable development which helps in keeping the identity and character of the place while at the same time creating new economic opportunities. The purpose of the Major research Project is to explore the methods and strategies of reusing industrial lands, and create a place which has an alternate use and function but retains its identity and character.
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INDEX 1 Introduction Premise / Problem Global Background Research Question Objectives Methodology
12 12 13 13 14
2 Literature Review Growth of Cities Land Recycling Re-use of Heritage Creating Mixed Use Case Studies Methodology Butlers Warf London Kings Cross London Hafen City, Hamburg Regents Quarter London
18 20 22 24
26 28 30 32 34
3 Literature Synthesis Case study Synthesis Tool Kit
38 39 40
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5
Site Introduction Location and context Policy Context
Design Proposal Vision Concept Buildings Retained Space Matrix Proposed masterplan
80 82 84 86 88
Masterplan Analysis Ground Level landuse Typical building landuse Road network Pedestrian network Landscape Paved surface
92 93 94 95 96 97
Masterplan zoning Districts Kodak Office Kodak Green Civic Quarter Kodak Park Kodak Factory Row Houses Bunker Park Warehouse Phasing
98 100 102 104 106 108 112 114 116 118
Strategic site Analysis Green Spaces Transport and Linkages Urban Nodes Areas and deprivation Character and Value Local Site Analysis Green Network Land Use Building heights Views from site Views of site History Kodak History Site Weakness Site Opportunities Existing proposal analysis
44 46
48 50 52 54 56 58 60 62 64 66 68 72 74 76
6 Comparative illustrations Critique & limitations Conclusion
122 123 124
Image Reference Bibliography
126 127
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TABLE OF FIGURES AND MAPS Fig 01 : Growth of cities - How urban areas expand 19 Fig 02 : Goals of Brownfield development 20 Fig 03 : Objectives of brownfield development goals 21 Fig 04 : Four Pillars for Sustainable regeneration 22 Fig 05 : Process of Growth, Decline & regeneration 23 Fig 06 : Principles - Industry in the City 24 Fig 07 : List of case studies evaluated 27 Fig 08 : Butlers Wharf regeneration 29 Fig 09 : Kings Cross regeneration 31 Fig 10 : HafenCity regeneration 33 Fig 11 : Regent Quarter regeneration 35 Fig 12 : Tool Kit Principles 40 Fig 13 : London Borough of Harrow 44 Fig 14 : Harrow Statistics - CBRE Research 46 Fig 15 : Heart of Harrow AAP - Key Development Sites 47 Fig 17 : Key green spaces around Kodak Site 48 Fig 18 : Urban Nodes, key built forms 52 Fig 19 : Residential Typologies around site 54 Fig 20 : Views from the site 64 Fig 21 : Views of site from surrounding 66 Fig 22 : Conceptual Guidelines 82 Fig 23 : Space Matrix of proposed uses 86 Fig 24 : Aerial View 90 Fig 24 : Proposed Districts 98 Fig 25 : Phasing Plans 118 Fig 26 : Value and Benefits of Re-generation 126 Map 01 : Site location in relation to key London areas 49 Map 02 : Green spaces around Site 49 Map 03 : Public transport Location 51 Map 04 : Urban Nodes and Employment Areas 53 Map 05 : Economic Deprivation 55 Map 06 : Urban Character & Value 57 Map 07 : Orientation & Green space 59 6
Map 08 : Landuse 61 Map 09 : Building Heights 63 Map 10 : Key views from site 65 Map 11 : Key views of the site 67 Map 13 : Site constraints 73 Map 14 : Site Opportunities 75 Map 15 : Existing Masterplan (BDP) 77 Map 16 : Conceptual bubble diagram 81 Map 17 : Conceptual Zoning 83 Map 18 : Retaining Built Form 84 Map 19 : Proposed Masterplan 89 Map 19A : Proposed Ground Level Masterplan 91 Map 20 : Land Use 92 Map 21 : Typical Building Use 93 Map 22 : Road Network 94 Map 23 : Pedestrian Network 95 Map 24 : Landscape 96 Map 25 : Paved Surface 97 Map 26 : Masterplan Districts 99 Map 27 : Kodak Office 100 Map 28 : Kodak Green 102 Map 29 : Civic Quarter 104 Map 30 : Kodak Park 106 Map 31 : Kodak Factory 108 Map 32 : Row House 112 Map 33 : Bunker Park 114 Map 34 : Warehouse 116 Map 35 : Care Home & Student housing 117
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CHAPTER 1 INTRODUCTION RESEARCH QUESTION
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01
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INTRODUCTION Due to the size and abandonment of neglected landscapes, new questions are being asked about the future state of these sites. The industrial landscapes have a direct heritage link to its surrounding, which stretch intrinsically to the city. The importance of the social,economical, political and cultural conditions from the past of the cities are defined and valued through their manufacturing productions. These factories and their complexes describe powerful lessons of industry that were once so dominant and provide a visual link to the areas history. The future of these landscapes is a issue which needs to be addressed not just urgently but also appropriately. The decline of industrial cities is an issue faced by cities all over the world. Many examples show that communities are destroying the dormant industrial landscapes by completely erasing them; therefore erasing its significance in relation with the historic context, without any consideration for their inherit rooted cultural and contextual qualities. Previously performing as industrial distribution, manufacturing or power plants, urban growth from traditional residential areas has led to these landscapes to be wiped out and creating developments on a tabula rassa, thereby alienating communities and landscapes. These once flourishing landscapes located in dense urban centres provide incremental possibilities for contemporary activation; through reusing and invigorating the left over anatomy of the industrial urban fabric.
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01 PREMISE The premise of the thesis is that the urban recycling of derelict industrial areas is indispensable for sustainable development. Conservation of industrial heritage marks a new commitment to the transformation of abandoned industrial sites to new cultural, economic and environmental uses. The transformation of derelict industrial sites into public spaces represents a significant enhancement to the quality of life, an important raise of use of land and recognition of the great potential for economic development of the place.
Industrial sites of the previous century
BACKGROUND Since the late 1960’s, manufacturing industry in the UK has significantly declined leading to de-industrialization of major cities including London. The process of de-industrialization has led to vacant sites in urban centers often with large unused buildings which no longer serve their purpose. While at the same time left many inner cities facing severe socio-economic and environmental problems. Multiple deprivation describes these associated problems of poverty. (Royal geographic society)
Regeneration... Reusing the Landscape
OR
Regeneration... Starting anew 12
RESEARCH QUESTION How can the industrial fabric be used as a catalyst for change and as a strategy for redevelopment through adaptive re-use? How can derelict industrial lands be re-purposed, to reaffirm the existing local character and identity and contribute to local community?
“The heritage of the past is the seed that brings forth the harvest of the future.” - Wendell Phillips
OBJECTIVES The field of the study of the report is a research of possible strategies which affect the reclamation of derelict industrial sites in urban areas using the concept of urban recycling. The Objective of the report are as follows: • How industrial sites contribute to the growth of a city by means of ‘urban consolidation’ • Exploring design and planning interventions on regenerating the industrial lands and understanding the impact of the regeneration on its surrounding. • Produce a tool kit and methodology on how to redevelop industrial sites in city centres by preserving large structures. • To implement the tool kit on a site and evaluate the possible outcome on its surrounding.
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01 METHODOLOGY
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Literature Study
Case Study
Formulate Tool Kit
To study factors which lead to industrial regeneration and understand concepts to develop design which preserves heritage.
To evaluate projects which have Industrial regeneration as a focus of development. To understand best practises and shortcomings
To conceptualise strategies & methods derived from the literature and case studies, which can be applied.
Growth of Cities
Kings Cross, London
Land recycling
Butlers Warf, London
Reusing Heritage
Hafencity, Hamburg
Creating Mix use in Industrial Areas
Regents Quarter London
Site Analysis
Design Proposal
Conclusion
Analysis of selected site, surrounding neighbourhood and factors affecting it
To propose a successful masterplan based on the tool kit, which re-purposes the industrial site.
Analyse the limitation and critique the proposed masterplan. To understand how the proposed tool-kit can be transferred.
Strategic Site Analysis
Existing masterplan Proposal
Comparison
Local Site Analysis History Weakness & Opportunities
Proposed Masterplan Detail Zoning Phasing and Areas
Limitations Critique Transferability
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CHAPTER 2 CASE STUDY & LITERATURE STUDY
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02
LITERATURE STUDY
GROWTH OF CITIES Our current urban population of around 3.9 billion is expected to grow to around 6.34 billion by 2050, out of a total global population of at least 9.5 billion. This near-doubling of the urban population will mean a doubling of the natural resources is required to build and operate our cities – which is not sustainable. Following are the ways urban areas develop and grow. Urban Sprawl is a phenomenon in growing cities typified by continual growth of the urban area in a radial pattern, with the development of low density housing typically on agricultural or environmentally sensitive lands. Urban sprawl typically provides the quarter acre block or detached housing. However, this type of development tends to impact on food, industrial basins and fringe areas. Village Development- New self-functioning communities, scattered over rural or regional areas. A typical village development exhibits medium to high density dwellings supported by large open spaces that act as communal recreation areas. This type of development is often portrayed as a simple, effective solution to stem the effects of population growth.
“The suburbs, urban sprawl, and the infinite number, of housing developments of the postwar boom have contributed to the architecture of entropy.” - Robert Smithson, Artist
Decentralisation is the strategic development in existing urban or regional “growth centres” to stem the growth in congested business districts into areas with larger capacities for growth. Urban Consolidation is the process of increasing or maintaining the density of housing in established residential areas. The ultimate aim of urban consolidation is to reduce development on the fringe areas of the city. It is often realised by densification, high-rise development and urban renewal. To many people, urban consolidation means increased population densities that would initially occur along transport routes and then spread. 18
Fig 1:
Growth of cities - How urban areas expand ( Author)
URBAN SPRAWL
DECENTRALISATION
Growth of low rise built forms on green land away from city center
De-congesting urban centers forming smaller growth centers within the city
EXISTING URBAN SPACE
VILLAGE DEVELOPMENT
Small self sufficient nucleus located away from city centers
URBAN CONSOLIDATION
Increasing density and redeveloping the existing land and building stock.
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02
LITERATURE STUDY
LAND RECYCLING Land recycling is the most significant environmental innovation developed in the last decade - an innovation pioneered by states in response to unrealistic urban policies that actually encourage the abandonment of contaminated properties. Returning properties to productive reuse free from environmental liabilities has not only obvious environmental benefits but economic benefits as well. And by encouraging businesses to locate on old industrial sites in towns and cities, land recycling may also turn out to be a major factor in reducing sprawl development and preserving open space and farmland. Based on the investigation program run by the group of professors from Massachusetts Institute of Technology (Karen, Li, Chen, James, 2009) the objectives of land recycling are: • • • • • • • •
Improve the environment Remove stigma associated with environmental contamination Reverse neighbourhood unemployment and blight Increase property values and property tax revenues Achieve significant savings in infrastructure investment, due to using under-utilized existing infrastructure Stimulate economic growth Create environmental jobs Increase land availability and reduce pressure to develop greenfield sites.
Land recycling provides opportunities for urban renewal & to build liveable communities: efficient, compact, vibrant urban neighbourhoods integrated with public transit, which offer a mix of uses as well as affordable housing. Recycling process in a closed circuit process and as such is the best for sustainable development.
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Goals for Brownfield Interventions
Area the goals relate to:
Improve the Legibility of the City
Built Form: Urban Fabric
Improve Urban Integration and Mobility
Built Form: Urban Networks
Green the City
Natural resources
Build Complete Communities
Built Form: Mixed Use
Mitigate the Impact of Urbanization
Natural Resources: Land & Energy
Deal with the Pre-Existing
Pre - Existing
Fig 2 :
Goals of Brownfield development ( Jones, 2001)
Fig 3 :
Objectives of brownfield development goals( Jones, 2001)
Improve the Legibility of the City
Improve Urban Integration & Mobility
Green the City
Enhance the existing and Surrounding urban fabric.
Enhance the existing and surrounding street network.
Improve the environmental quality of public open space.
Increase the compactness of the urban fabric.
Enhance the existing and surrounding pedestrian network.
Increase the quantity of green open space.
Increase the diversity of the urban fabric.
Enhance the existing and surrounding transit network.
Improve the accessibility to green public open space.
Reveal the area’s site specific natural features.
Promote other non-motorized modes of transportation.
Include other environmental features (i.e. recycling facilities, composting and urban agriculture).
Build Complete Communities
Mitigate the Impact of Urbanization
Deal with the Pre-Existing
Increase housing availability.
Reduce brownfield land in the metropolitan area.
Reuse, restore and integrate existing structures and infrastructures.
Reduce pressure of greenfield development
Engage the community in the decision making process.
Reduce contaminated soil in metropolitan area
Preserve and enhance existing biodiversity and green open space.
Include green building Practice
Address the site’s former uses through design
Increase housing affordability and social integration. Improve accessibility to services and amenities. Encourage economic revitalization
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02
LITERATURE STUDY
REUSING HERITAGE Recycled derelict urban land encourages growth of businesses and services helping to break up concentrations of poverty, creating new jobs and brings economic improvement thought stimulating additional private investment. An abandoned factory site can be redeveloped Attractiveness into a new mixed-use development with a commercial facility, housing, public and cultural buildings etc. The addition of neighbourhoodserving retail, affordable housing, or a public park in a disadvantaged community can boost local spirit and improve overall quality of life. Economic benefits: • To attract investment • To increase tax revenue • To improve the City’s competitiveness • To increase the value of real property • To improve efficiency of infrastructure & land resources Social benefits: • To increase job opportunities; • To increase the affordability of residents housing • To improve the quality of life of residents • To mitigate human health risks Environmental benefits: • To improve the quality of the urban environment • To reduce greenhouse gas emissions; • To take urban development pressure off of green-space • Cultural benefits: • Retain the symbolic manifestation of the space • To enhance visual and mental sense of rooted • To create community areas around local landmarks
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SOCIAL
CULTURAL
Social Cohesion
Image & Symbols creation Visual Architecture Language Creativity & Innovation
Community participation
Creation of Identity
Sense of Place
Education Knowledge Skills
SUSTAINABLE REGENERATION
Cultural Landscape
Regional Attractiveness
Reducing urban Sprawl
Preserving embodied Energy Lifecycle Prolongation
ENVIRONMENTAL
Fig 4 :
Place Branding
Labour Market
Regional Competitiveness
Housing Stock Market
Continuity of Social Life
Return on Investment Real Estate Market
Gross Value Added
ECONOMIC
Four Pillars for Sustainable regeneration (The CHCfE Report, June 2015)
Physical / Structural Obsolescence Functional Obsolescence Image Obsolescence
Original Economic Use
Economic Value
Economic Decline
Urban Context
Legal / Statutory Obsolescence
Physical Revitalization
Location Obsolescence
Functional Revitalization
Financial Obsolescence
Social Revitalization
Aesthetic Value Economic Revitalization
Social Value
NEW USE
Cultural Value Historic Value
Economic Obsolescence
Economic Value
No Economic Value Disuse and Neglect
NO Economic Obsolescence
Loss of Value Fig 5 :
Process of Growth, Decline & regeneration (Heritage Works, 2013)
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02
LITERATURE STUDY
CREATING MIX USE IN INDUSTRIAL AREA The question of how industrial activities should best be accommodated in the contemporary city is increasingly significant for future development of urban areas. As demand for housing soars and land supply becomes increasingly constrained, the efficient utilisation of land sets the agenda for future development. (Beunderman et al., 2016) More efficient use of land and residential development on land currently used for non-residential activities within the city has the potential to be a significant source of new housing. Based on a wide-ranging analysis of examples of successful intensification and mixed use, these strategies by Urhahn Urban Design for the Greater London Authority are indicative of the essential ‘good ideas’ for building typologies, planning principles and urban design strategies. They show how the creation of successful mixed use districts or intensified industrial areas can be achieved. Together, this can be used as a ‘tool-kit’ for urban restructuring and area transformation.
Control the views from residential units
Separate access routes for different uses
Make the most of existing assets
Make active use of transitional zones and buildings
The adjacent illustrations represent the key characteristic principle. The Logo specify the scale of the principle, i.e. Area, Block or Plot as well as whether it focuses on intensification or mix. The highlighted strategies will form the criteria for evaluating the case studies in the following chapter.
Fig 6 :
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Principles - Industry in the City (Urhahn Urban Design, Amsterdam for GLA)
Encourage vertical stacking of industry
Mix on different scales
Encourage built parking solutions
Comprehensive masterplans, promoting good design
Create attractive private courtyards
Define a clear but flexible spatial framework
Promote flexible building types
Invest in large-scale hybrid buildings
Minimise environmental disruption
Create public space and meeting places
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02
CASE STUDY
CASE STUDY METHODOLOGY The case studies have been selected based on the how the existing industrial built form have been repurposed. The case studies will be evaluated following the methodology shown below:
TEST
Using the Tool Kit provided by Urhahn Urban Design following aspects are analysed. The objectives will be represented with a tick or cross based on the objectives achieved
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SCOPE
Analysing the parameters and actions undertaken to regenerate the area
REUSE
Understanding how the built form has been re appropriated and its response to the surrounding.
ANALYSIS
Evaluating the Pros and Cons of the proposal, whereby the successful actions can be transferred to other interventions.
BEFORE
Butlers Warf, London
Kings Cross, London
Hafen City Hamburg
Regents Quarter, London
AFTER
Fig 7 :
List of case studies evaluated
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CASE STUDY
BUTLERS WARF, LONDON The regeneration of the Butler’s Wharf estate, close to Tower Bridge, was a twenty-year project that has seen a formerly derelict area of redundant Victorian warehousing transformed into a thriving community of restaurants, bars, shops, galleries, flats and offices.
Status : Completed Masterplan : Conran & Partners
After the decline of industries in the 1960’s the warehouses were used by artists until the early 1980’s. The escalation of London house prices was the reason for converting the warehouses in high end residential purpose
TEST Flexible spatial framework Promote flexible building type Large-scale hybrid buildings Vertical stacking of uses Public space Active transitional zones Access for different uses Variation in scale 28
SCOPE Retaining the Industrial buildings, and refurbishing the units to develop apartments. Opening of the space around the buildings are creating promenade along the river and public plazas around which commercial activities are based. Eviction of existing artist community to set up regeneration, thereby displacing community
REUSE Conversion schemes enhanced the unique character of the area,such as Brewhouse, Butlers Wharf, New Concordia Wharf and the redevelopment of the former Brewery (Tower Bridge Piazza). The reuse of old riverside warehouse buildings encouraged additional developments within the area of similar quality and sensitivity to the historical character of the place. Creation of design museum, by regenerating warehouse whereby adding public space
ANALYSIS CON • High end residential led to the loss of local character. PRO • Creating public Plaza, streetscape improvements helping to reinforce its importance within the local public realm. • Commercial spaces on the ground level, creating active frontages • Retain heritage, and supporting developments to attract culture and investment Fig 8 :
Butlers Wharf regeneration
Butlers Warf Masterplan
Butlers Warf before regeneration 29
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CASE STUDY
KINGS CROSS, LONDON In Victorian times, King’s Cross was an important industrial heartland. But by the late 20th Century, the area known as the railway lands had become a series of disused buildings, railway sidings, warehouses and contaminated land. King’s Cross is one of now the largest and ongoing redevelopments in London. The 67 acre site of underused industrial land is being transformed into a new part of the city with homes, shops, offices, galleries, bars, restaurants, schools. The University of the Arts London moved to the Granary Complex and creation of public spaces have added to the social regeneration of the area.
TEST Flexible spatial framework Promote flexible building type Large-scale hybrid buildings Vertical stacking of uses Public space Active transitional zones Access for different uses Variation in scale 30
SCOPE
Status Masterplan Land Area Public Space Areas Population
: Ongoing : Allies and Morrison & Porphyrios Associates : 67 acres : 26 acres of open space 10 new public parks and squares : 50 new buildings 1,900 residential units 20 new streets : 30,000 people by 2016
REUSE
Focusing on phased regeneration whereby the spaces get developed systematically, this allows for greater social intergeneration with the previously impermeable site.
Repurposes the existing building stock which is made accessible to the public by converting into institutional, retail and commercial spaces.
New buildings are developed in clusters, which although compliment are not part of the refurbished building.
Large plazas& garden located adjacent to the refurbished building, allowing greater social integration.
Diversity in architectural style and landscape creating unique spaces.
Developing Institutional, retail and Commercial spaces to generate interest for residential development.
ANALYSIS CON • No vertical stacking of uses. • Sense of over programming of public spaces • Masterplan not inclusive of surrounding Industries PRO • Create mix use with culture led regeneration of historic buildings focusing on social interaction • High density and permeability • Reuse of buildings for predominantly public activities • Creation of public spaces in key areas Fig 9 :
Kings Cross regeneration
Kings Cross Masterplan
Kings Cross before regeneration 31
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CASE STUDY
HAFENCITY, HAMBURG The concept of creating a new development in the inner city port areas arouse when the port capacity had been built up south of the River Elbe, which had left centrally sited areas on the north banks of the river either idle or under-used, since they were unsuitable for container operations.
Status Masterplan Land area Public Space
By buying out all the private land the city was able create a development which allowed the intensive interaction between existing and new buildings and the water, the elevation of buildings as a flood protection concept, the public character of many ground-floor uses, and the fine-grained mix of uses.
Areas Population
TEST Flexible spatial framework Promote flexible building type Large-scale hybrid buildings
Urban horizontal & vertical mix of uses paired with a flexible design framework. New developments respect the existing building heights & fine grain nature of existing typologies.
Vertical stacking of uses
Creating visual corridors
Public space
Squares, small and large, linked together advance urban spatial integration. Lohsepark, the “Central Park” will extend down to the River Elbe creating a green pedestrian link across the site.
Active transitional zones Access for different uses Variation in scale 32
SCOPE
: Ongoing : RHWL Architects : 127 ha : 10.5 km dockside promenade 3.1 km Elbe embankment 41 ha of public space : 6,500–7,000 homes : 15,000 people by 2020
REUSE
ANALYSIS
The Speicherstadt, a set of old warehouses now a UNESCO world heritage site is still active, The new development adheres maintains the height of the old structures and at the same time is physically linked
CON • Flexible design framework may sometimes allow for buildings to not respond to the local context. • Lack of economic mix
The Elbe Philharmonic is being built on top of the older warehouses which will form the focal center of the development.
PRO • Fine grain development with high density promoting horizontal & vertical mix of uses. • Commercial spaces on the ground level, creating active frontages • Encourage existing industries by linking to residential units • Retain heritage look to attract culture and investment Fig 10 : HafenCity regeneration
HafenCity Masterplan
HafenCity before regeneration 33
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CASE STUDY
REGENT QUARTER, LONDON Regent Quarter is located at the east part of King’s Cross Station. Since 1820, a mixture of large warehouses, small houses, factories complexes and industrial buildings with internal courtyards, formed an eclectic architectural landscape and a coherent historical group of buildings. The areas wen into disuse from the 1970s. The redevelopment of Regent Quarter the industrial local character was carefully enhanced, by refurbishing most of the existing buildings and with awareness combining the retained buildings with new modern ones. The existing but disused courtyards and streets were to revitalized in order to encapsulate the original style of the area and give access to the public.
TEST Flexible spatial framework Promote flexible building type Large-scale hybrid buildings Vertical stacking of uses
SCOPE Retaining the Industrial buildings, and refurbishing the units to develop apartments. Pedestrianizing internal roads to achieve greater permeability. Retains the existing street layout. The new buildings response
Status Masterplan Land area Areas
: completed April 2005 : RHWL Architects : 2.4 ha : 18,580sqm office 4626sqm retail 13011 sqm 138 units residential
REUSE
ANALYSIS
Buildings repurposed with retail spaces at the ground level and office or residential spaces above thereby maintaining an active frontage across the site.
CON • The internal streets are not visible from the external roads causing less pedestrian movement.
The former parking spaces/ loading bays have been converted into public plazas
PRO • Street layouts remain unchanged adding character. • Variety in scale and massing
Public space Active transitional zones Access for different uses Variation in scale 34
Fig 11 : Regent Quarter regeneration
Regent Quarter Masterplan
Regent Quarter before regeneration 35
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CHAPTER 3 CASE STUDY & LITERATURE ANALYSIS TOOL-KIT
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LITERATURE & CASE STUDY ANALYSIS
ANALYSIS OF LITERATURE STUDY The lessons learnt from the literature studies are synthesized into three tiers of varying scale context.
NEIGHBOURHOOD/ CITY CONTEXT
•
Aim for intensification, by means of urban consolidation and regeneration rather than urban sprawl
•
Develop new urban nodes, which compliment or supplement existing urban centres.
SITE CONTEXT
• Evaluate the reuse of existing urban built form which adds value and character to the local economy, identity creating a socially sustainable ecosystem. • Flexible spatial framework promoting mix of scales both vertically and horizontally • Create linked Public spaces around local landmarks which help activate the surrounding • Separate access routes for different uses, promoting pedestrian and cycling network across.
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BLOCK / LOCAL CONTEXT
• Industrial Buildings have high resilience and are the types of building stock offering greatest potential for conversion and that are likely to be viable and sustainable • Propagate Large-scale hybrid buildings which are flexible. • Minimise environmental disruption • Encourage vertical stacking use, focusing on activating the ground level
ANALYSIS OF CASE STUDY The lessons learnt from the case studies are synthesized into 3 ties of varying scale context.
NEIGHBOURHOOD/ CITY CONTEXT
•
•
BLOCK / LOCAL CONTEXT
SITE CONTEXT
Retain street layout and urban fabric. Create development which adds to the local character rather than removing it altogether.
• Evaluate the reuse of existing urban built form which adds value and character to the local economy, identity creating a socially sustainable ecosystem.
Develop transport linkages across the site , which connects neighbourhoods.
• Re-purposes the large industrial building stock for specialist uses which allows for social interaction • High density, low rise development. • Create visual vistas which link the existing built form, to the wider surrounding.
•
Refurbish existing buildings stock to accommodate new uses.
•
Encourage stacking of uses combining residential with commercial and work spaces.
•
Variety in scale and massing and material palette of built form.
•
Create inviting street fronts.
• Develop hierarchy of open spaces from large open public spaces to small private courtyards. 39
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TOOL KIT
TOOL KIT The primary objective learnt from the literature and case studies is to neither demolish nor preserve the existing fabric of the Post Industrial Landscape, rather to strive, to exemplify how a new layer of urbanism can both respect and respond to a site with remaining structures, creating a dialogue between the past and the present. The new urban form must present an opportunity to chart the evolution of history in the context of broader redevelopment strategies and asses their potential for a more meaningful social attachment to landscape and place.
CONNECT
FRAME
REVEAL
The tool kit presents concepts which are interlinked to represent the varying condition of design intervention identified within the needs of the site.
“To restore is not to repair it, nor to do maintenance or to rebuild, it is to re establish it in an ultimate state that never existed before� - Eugene Viollet le Duc 40
ANTICIPATE
Fig 12 : Tool Kit Principles (Author)
ENGAGE
REVEAL
CONNECT
FRAME
ENGAGE
ANTICIPATE
Open industrial sites and buildings, which were previously impermeable to the larger surrounding
Extend road networks through the site, connecting areas around thereby increasing the permeability
Create vistas of the existing buildings from the site to enhance the visual connection to the surrounding
Site to be made interactive by promoting mix use adding to the emotional connect with the heritage
Create opportunities which will develop the identity of the place
Retain key structures which are of value to the community
Develop physical linkages to the existing economic areas of the neighbourhood
Activate space around existing structures
Create public spaces in and around the existing buildings.
Develop alternate uses which will contribute to the economically, Environmental social and cultural growth of the neighbourhood
Create flexible spaceswhcih can be used informally used.
Develop green corridors connecting different spaces
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CHAPTER 3 SITE INTRODUCTION STRATEGIC SITE ANALYSIS LOCAL SITE ANALYSIS WEAKNESS & OPPURTUNITY EXISTING MASTERPLAN ANALYSIS
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SITE INTRODUCTION
HARROW
Fig 13 : London Borough Of Harrow
Located at the geographical centre of the London Borough of Harrow, situated at the north western fringe of London, the site is within close proximity to a number of transport routes, civic and retail centres. Harrow shares a boundary with the London Boroughs of Hillingdon, Ealing, Brent and Barnet, while the area between its northern edge and the M25 consists of a number of residential settlements and open space areas that define the southern part of Hertfordshire. There are a number of high quality public transport and strategic road connections that provide linkages between Harrow and the centre of London, including the Thames, West End and the City. Connections away from London include the M1 and M40, which connects to Leeds and the A1, and Birmingham respectively. 22% of Harrow’s population identify themselves as Indian in ethnicity, the highest in London One fifth of the borough is composed of parkland and open spaces creating a green belt equivalent to eight Hyde Parks
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Harrow Wealdstone Station
12 Minutes
Euston Station
Kodak
Wembley Stadium 4. 5m
Euston 11.5m
Hyde Park 10 . 5m Heathrow 13m
Stratford 17m
Kings Cross St Pancras 12m City of London 13.3m
South Bank 13. 5m Canary Warf 17m
Map 1 : Site Location in relation to key London areas
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04
SITE INTRODUCTION
HARROW & WEALDSTONE OPPORTUNITY AREA Harrow and its surrounding area in North West London has played an important part in the growth of the capital city and its economy over many years. Whilst there is a state of flux in the world and UK economies one certainty is the importance of Harrow to London exemplified by its position as one of the 11 key metropolitan centres identified in the London Plan and as such pivotal for job creation and new housing. Outline of Harrow & Wealdstone AAP: Urban renewal - Reducing vacant and obsolete spaces Improved spaces - Increasing activity through higher residential density and mixed use schemes, office renewal Town Centre - Regenerate by improving quality of retail and housing Industry - Intensity industries thereby increasing employment Infrastructure - Improve transport infrastructure and public realm
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Fig 14 : Harrow Statistics - CBRE Research
Fig 15 : Heart of Harrow AAP - Key Development Sites
Harrow & Wealdstone Delivery targets
: Designated Opportunity Area : 3,000 homes, 3,000 jobs
Fig 16 : Heart of Harrow AAP - Proposed Urban Form
Kodak Development : 1800 homes 60% of Harrow & Wealdstone opportunity area target
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STRATEGIC SITE ANALYSIS
GREEN SPACES Located at the outer-limits of Greater London, Harrow benefits from good connections to the countryside and the green belt that constrains the urban expansion of the capital. There are large expanses of green open spaces in and around the borough, which have been acquired and preserved since the 1800’s. Some of these open spaces interconnect to form a continuous green corridor which penetrates urban areas surrounding the site.
Stanmore Golf Course
Headstone Manor
Most prominent of these is the green corridor that stretches from north of the M1 around Bentley Priory and the Hilfield Reservoir, continuing south through to Pinner Park and Headstone Recreational Grounds, and the allotments which are immediately west of the site. This corridor then continues in a south westerly direction towards the Thames, roughly following the course to Yeading Brook.
Pinner Park
Fig 17 : Key green spaces around Kodak Site
48
Stanmore Golf Course
Pinner Park
Byron Recreation Pinner Cemetery
Headstone e e Driv Manor Headston
row
Har Vie w
Kenton Recreation
Harrow Recreation
Harrow West
Map 2 : Green spaces around Site
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04
STRATEGIC SITE ANALYSIS
PUBLIC TRANSPORT Harrow and Wealdstone station, located approximately 400m to the south of the site, provides access to both National Rail and the London Underground network through Bakerloo Underground Line and London Overground services. Mainline rail services are provided by London Midland and Southern and connect various destinations including London Euston (12min), Clapham Junction (40 Min), Watford Junction (10min), Gatwick and Brighton. Further connections on from Watford Junction provide services to Northampton, Milton Keynes and Birmingham. Public transport linkages to the South and East as well as areas not located on the rail link to Central London are poor and rely largely on the local bus network, which is relatively infrequent and inconvenient. As shown in the adjacent diagram the site is well connected in terms of the local bus network. The site is well located in terms of strategic traffic routes, which creates high levels of accessibility for both private vehicles and heavy goods vehicles. At present the highway network copes reasonably well with traffic demands but congestion problems exist at some key junctions including the Headstone Drive and Harrow View junction at peak times. 50
Main Roads Bus Station - 10m Radius
KEY
Train Station - 50m Radius
Hatch End
Stanmore Golf Course
10
A4
9
Pinner Park
04
A40
08
A4
A40
Headstone Lane
Byron Recreation Headstone e e Driv Manor Headston
Pinner
Harrow & Wealdstone
ch chur
st
Chri
ue
Aven
row
Station Ro
Har Vie w
Kenton Recreation
ad
North Harrow
Kenton Station
A4
A4
09
0
04
Harrow on the Hill
6
A
0 40
Northwick Park Map 3 : Public transport Location
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04
STRATEGIC SITE ANALYSIS
URBAN NODES The site is located within close proximity to a number of established urban centres that combine to form a strong urban corridor running north to south between Harrow and Wealdstone. Harrow Town Centre, to the south of the site is the more prominent of the urban centres with and provides a wide range of services, including retail, leisure, commercial office as well as public and educational uses.
Waverley Estate
Harrow Civic
Crown Court
Harrow Mosque
The Harrow Employment Land Study (ELS), produced by URS on behalf of the Harrow Council identifies 25 business clusters, 20 of which are designated employment sites designated under policies EM13 and EM14 in the UDP, the Kodak site being one of them. Chapter 7 of the ELS includes the assessment of the ‘Quality and Characteristics of Employment Land’, and surveys 76 ha of employment land currently in use and 30 ha of land for potential development in the borough. The Kodak site is the single largest site within the borough and accounts for 16 ha of the existing use.
Urban Nodes Fig 18 : Urban Nodes, key built forms
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KEY
Employment Corridor
Stanmore Golf Course
Hatch End Wealdstone High Street
Pinner Park
Waverley Estate Pinner High Street
Headstone Manor
Crown Court
Headstone Drive
Harrow & Wealdstone High Street
Byron Recreation
Mosque
row
Har
Harrow Civic Centre
Vie w
Tesco Store
North Harrow Centre
Kenton Recreation
Kenton Harrow Town Cen-
Street
tre
Map 4 : Urban Nodes and Employment Areas
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04
STRATEGIC SITE ANALYSIS
ECONOMIC DEPRIVATION The railway lines which runs along the North East of the site, acts as a physical barrier between a relatively deprived economic zone on the east and a rather affluent area on the west. It must also be noted that the deprived economic areas are located around the railway stations and areas of employment. The affluent areas are characterised as typically residential areas around large parks.
Housing along Harrow View
Villas around Headstone Manor
Housing in the least deprived areas
Harrow View & Headstone Drive Junction
Fig 19 : Residential Typologies around site
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KEY
Least deprived
9th
8th
7th
6th
5th
4th
3rd
Most deprived
The data source of the illustrated image is from Consumer Data Research Centre, and UK Department of Communities and Local Government - Indices of deprivation 2015
2nd
The Kodak Site lies between the areas of the most and least economically deprived areas creating a unique opportunities to crating a link across the railway tracks and thereby reducing economic deprivation in the east of the site.
Waverley Estate Headstone Manor
Headstone Drive
Crown Court
Map 5 : Economic Deprivation
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STRATEGIC SITE ANALYSIS
CHARACTER AND VALUE The illustrated map shows the character areas developed by Future Cities Catapult based on data provided by Office of National Statistics.
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13 % of London Population
Commute to work
12 % of London Population
Highest Proportion of Foreign Nationals
Above average Home Owner
Work
Work
High Proportion of Family with children
Highest proportion of over 65 age group
17 % of London Population
Likely to have 2 or more cars
11 % of London Population
High Work more Proportion of than 49 hours Family with a week children
Work
High Proportion of Family with children
Work
17 % of London Population
Likely to have completed GCSE
Own their own home
Hatch End Wealdstone High Street
Pinner Park
Waverley Estate Pinner High Street
Headstone Manor
Headstone Drive
Crown Court
Harrow & Wealdstone High Street
Harrow Civic Centre
Tesco Store
North Harrow Centre
Harrow Town Centre
Map 6 : Urban Character & Value
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LOCAL SITE ANALYSIS
ORIENTATION & GREEN SPACE The site’s topography slopes gently from north to south within a change in level across the site of 5m resulting in a gradient of 1:100. This gentle slope is ideal for solar orientation and pedestrian and cycle connectivity and also means that surface water falling within the site will drain naturally towards the south and Headstone Drive. The wider analysis of the green network identifies the opportunity to connect the site into the strategic green corridor, which links to Pinner Park and into the Green Belt. The railway corridor has also been identified as a green link within the Core Strategy and incorporation of this green finger will need to be considered in future proposals. There is a wide variety of green open spaces within the local area. These range from school playing fields, formal recreational grounds and allotment gardens which form the setting to Headstone Manor. While there is currently no green open space within the Kodak site, historic photos of the site show playing fields within the confines of the existing site boundary.
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K LIN
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ILW
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GRE T BEL
Av rk a P er n n Pi
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GR
CO
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SITE SLOPE Harrow Museum & Heritage Centre
iew wV
GR
Headstone Manor Recreation Ground
Waverley Estate
rro
N EE
Ha
K
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SITE SLOPE
Empty Site
Harrow Crown Court
AM
PM st Head
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Harrow & Wealdstone Station
NOON
Harrow Civic Centre
Map 7 : Orientation & Green space
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LOCAL SITE ANALYSIS
LAND USE The area immediately surrounding the site is very diverse in its land uses. The residential uses are the predominant feature with retail and commercial offices concentrated in the centres of Harrow and Wealdstone. Smaller secondary retail shops can be found pepper-potted within the residential fabric and include green grocers, newsagents, hairdressers, etc.
1. Waverley estate and Crown Court
2. Car Park on Harrow High Street
Harrow Crown Court is the major civic use, located adjacent to the site, although it remains largely isolated from other commercial and public uses within the borough. Caryl Thomas Clinic to the south of the site, on Headstone Drive is the closest heath centre to the site. Other local community uses include the Scout Hall, south of Headstone Drive, and the Headstone Manor.
3. Harrow View & Headstone Drive Junction
There are a number of high quality employment clusters in and around the site which take advantage of good links into London and at the same time relatively low rents. These include; the Waverley Estate adjacent to the site, Tudor Park, Barrat Way Industrial Estate and the White Friars Industrial Estate.
School Residential Commercial/ Retail Industrial Car Park / Train station Religious KEY
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Civic buildings
Pin
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Pa er
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Wealdstone High Street
Harrow Museum & Heritage Centre
Waverley Estate
Ha rro iew wV
Headstone Manor Recreation Ground
st Head
rive one D
Harrow Crown Court
Harrow & Wealdstone Station
Harrow Civic Centre
Map 8 : Land use
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LOCAL SITE ANALYSIS
BUILDING HEIGHTS The area around the site is composed of predominantly low-rise 2-storey detached and semi-detached houses. There are some lower rise 3-4 storey flats interspersed within the residential fabric, these are generally found along key movement corridors such as Harrow View and Headstone Drive. More contemporary 4-5 storey apartment buildings are found in Wealdstone, which complement the adjacent 3-4 storey commercial and mixed-use buildings that line the High Street. Taller 8-12 storey buildings are found within Harrow Town Centre. The buildings within the site have historically ranged in height from 12 – 37m. The existing chimney is located in the centre of the site rises to approximately 64.6m. This strong vertical element is the most visible feature of the existing buildings and can be seen large distances away from the site. +21 m 18 m 15 m 12 m 9m KEY 62
6m
Pin
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Pa er
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Wealdstone High Street
Harrow Museum & Heritage Centre
Waverley Estate
Ha rro iew wV
Headstone Manor Recreation Ground
st Head
rive one D
Harrow Crown Court
Harrow & Wealdstone Station
Harrow Civic Centre
Map 9 : Building Heights
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LOCAL SITE ANALYSIS
VIEWS FROM SITE The scale, orientation and local topography has resulted in the existing industrial buildings within the Kodak site, including the tall chimney becoming significant landmarks that are visible throughout Harrow. Strategic views towards the site can be taken from a number of local high point, hills and open spaces, including Bentley Priory (north), Belmont Hill (north east), Harrow-on the- Hill (south) and Pinner Park (west).
Pinner Park
Harrow on the Hill
Wembley Stadium
Stanmore
Views from the site can also be enjoyed from the roof-tops and upper floors of the Kodak site’s existing industrial buildings, including long views south towards Harrow-on-theHill, Wembley Stadium, Merry Hill and on a clear day it is possible to see the London Eye and the capital’s sky-line. Publicly accessible roof-top spaces have been considered in the proposed development to create a vantage point for these views and give the future users an opportunity to enjoy these views.
Fig 20 : Views from the site
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STANMORE
Pin
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Pa er
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PINNER PARK
Harrow Museum & Heritage Centre
Waverley Estate
Ha rro
Harrow Crown Court
iew wV
Headstone Manor Recreation Ground
st Head
rive one D
Harrow & Wealdstone Station
HARROW ON THE HILL
WEMBLEY STADIUM Map 10 : Key views from site
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LOCAL SITE ANALYSIS
VIEWS OF SITE
1. View from Harrow View South
2. View From Victor Road
The site’s chimney is a prominent feature within the local landscape and can be viewed from a number of vantage points in the local area. Key views of the Kodak Factory are illustrated in the adjacent plan. The remaining tall long industrial buildings, which run parallel to Harrow View are also visible from a number of long vistas. The height of the structures, low-lying context and absence of any natural features means the site remains a prominent landmark for Harrow.
3. View from Harrow View North
4. View from Athelstone Road
Fig 21 : Views of site from surrounding
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Pin
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4
Harrow Museum & Heritage Centre
Waverley Estate
Ha rro
Harrow Crown Court
iew wV
2 Headstone Manor Recreation Ground
st Head
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Harrow & Wealdstone Station
1
Map 11 : Key views of the site
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04
HISTORY
HISTORIC DEVELOPMENT
1868 The 1868 map shows the railway line and the developing street pattern spreading from Harrow & Wealdstone Station. The primary routes of Harrow View and Headstone Drive have been formed. Large villas know as can be seen off Headstone Drive.
1918 Within twenty years of the establishment of Kodak on Harrow in 1890 the premises expanded significantly so that the extent of the works seen in the 1918 map are considerable in scale.
1938 The Kodak works expands by acquiring adjacent land. The 1938 map shows a jump in urbanisation with the Kodak Works filling the site, nearing their peak density with the road layouts to the residential development around Headstone Manor in place.
HARROW
GLOBAL
KODAK TIME LINE
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George Eastman sets up Kodak
1891
1837
Railway line separates Harrow from Wealdstone
1901
Kodak sets up factory at Harrow
WWI
WWII
1914-1918
1939-1945 1925
200 feet Chimney... At time was the tallest in the country
1939
Retreat position for civil servants
1950
Largest manufacturing plant in British Commonwealth 6000 Employees
1951-60 The map of 1951-1960 then shows the full impact of the residential development surrounding Headstone Manor. This is the area at its peak of density and the street pattern and urban characteristics as we know them today fully defined.
Moon-landing captured using Kodak Tech.
1969 1960
Peak of residential density
1963
Paper building constructed
Digital camera invented by Kodak
1975
1977
1967 The maps dated 1967, show the continuing development of the Kodak site up to that sites peak of density, with the surrounding areas retained as the layout finally realised in the 1930s/40s.
Employs 128000 worldwide
1981
Administrative building set up
Digital camera introduced commercially
1991
2005
Stops manufacturing photographic film
1993 While most of the surrounding has remain unchanged the Map of 1993 shows the gradual consolidation of various buildings.
Ends Kodachrome Files for Film manufacture bankruptcy
2009
2012
2009
Sale of land
2009
Employs 13000 Worldwide
2015
Nov 2016
Factory to close permanently
250 employees working 69
04
70
71
04
WEAKNESS & OPPORTUNITIES
SITE WEAKNESS Development of the site is subject to the following Constraints: STATION Z The existing concrete bunker to the east of the site adjacent to the railway is a massive underground structure which makes it not feasible to demolish. Innovative reuse of this structure needs to be considered.
LOW RISE DEVELOPMENT The residential development on the North and North west of the site are of low rise development preventing large high rise buildings to be developed on the Kodak site.
INDUSTRIAL BUILDINGS Ground conditions from the historic industrial use of the site will limit land use if mitigation / remediation works are not undertaken. Two aspects of risk have been identified: -Chemical contamination of the ground -Obstacles, basements and buried foundations.
ECONOMIC AREA Most of the economic areas are located on the East of the railway tracks and there is no good pedestrian linkage to the High Street.
RAILWAY Noise from the railway lines, particularly from high speed non stopping trains into London. BOUNDARIES The north and western Part of the site cannot be linked to the existing residential area, owing to the fact that the houses have their backyards and there is no direct road linkage possible.
Low rise residential Railway track Impermeable edge condition KEY
72
Noise from railway tracks
P er n n Pi
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Harrow Museum & Heritage Centre
R
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Waverley Estate
Ha
High Street
rro
Harrow Crown Court
iew wV Kodak
Headstone Manor Recreation Ground
st Head
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Harrow & Wealdstone Station
Map 13 : Site constraints
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WEAKNESS & OPPORTUNITIES
SITE OPPORTUNITIES REGENERATION The site’s redevelopment to be a catalyst in transforming the area by re-purposing the industrial buildings for new sustainable uses.
SUSTAINABILITY The site should take advantage of good access to public transport to support medium residential densities on the site.
Raising the profile of Harrow as an attractive and exciting place
ENVIRONMENT Improve the local green network, by creating linkages through the sports field site and to Headstone Manor making them accessible to The wider community. The existing tall buildings on the site provide precedent for taller buildings, provided the structures are strategically framed.
LAND USE Provide new high grade employment facilities which are compatible with residential uses. Link to existing retail and community facilities. Provide additional community uses adjacent to the Crown Court to ensure it is not isolated from the other non residential uses.
New buildings to take advantage of long views from the site. Utilise orientation to create south facing environments. Create Green Link Extend the High Street Extend road network Extend Employment KEY 74
Create new Urban Node
Pin
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Harrow Museum & Heritage Centre
Waverley Estate
Ha rro iew wV
Headstone Manor Recreation Ground
st Head
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Harrow Crown Court
Harrow & Wealdstone Station
Map 14 : Site Opportunities
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04
ANALYSIS OF EXISTING PROPOSAL
EXISTING MASTERPLAN Kodak and Land Securities formed a partnership to realise development opportunities on the site. A masterplan proposed has been submitted has lapsed thereby creating an opportunity to develop a fresh design whereby the industrial heritage can be reused. The Site on the left of harrow View has been bought by Persimmon Homes and has largely been pre sold to future home owners . owing to this factor the proposed masterplan will focus on the Kodak site located toward between Harrow View and the railway tracks. Housing led regeneration, where the existing urban fabric and industrial sites are erased largely to create a tabula rasa Focus on housing rather than creating a balance between residential, employment and community. This could lead to heavy suburbanisation leading job loss for the existing local economy.
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STRENGTHS • The development creates a good mix of housing both in terms of size and scale. The green Link is the most distinct feature and connects across the site • The entry points of the site is well developed and the Civic plaza concept is to be retained • The location of the employment along the railway track acts as a visual and acoustic buffer • The development of the Employment space along Heaststone Road while retaining the Kodak Administration Building • Porosity achieved by creating a mix of road and extending the existing road into the site.
WEAKNESS • The industrial character of Kodak is lost completely except for the chimney of the power house which is retained as a token gesture. • Over dependant on the harrow View road and headstone Road, which might lead to increase in traffic in the future. • Very few opportunities for employment and office spaces. • Access to the warehouse and employment areas near the railway lines cut across the key residential zones and the green link. • The bunker is developed as a car parking facility, which is a lost opportunity for regeneration • The green Link is cut across by numerous shared surface and roads.
OPPORTUNITIES • Retain the large Industrial buildings and maintain the industrial fabric to retain the visual and historic rootedness of the place • Increase the density in order to pay for the Regeneration of the industrial buildings. • Create employment opportunities by putting the industrial buildings back to work. • Create a new office district along the Kodak Administrative buildings thereby increasing the office stock of Harrow. • Improving the Green Link by making it more pedestrian friendly and restricting car movement across it. • To create more retail space, thereby elevating the site to be more than a residential development.
Map 15 : Existing Masterplan (BDP)
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05
78
CHAPTER 5 MASTERPLAN PROPOSAL MASTERPLAN ANALYSIS MASTERPLAN ZONING
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05
DESIGN PROPOSAL
VISION London Borough of Harrow has a unique set of characteristics, such as its ethnically diverse population, good local schools, proximity to the ‘Green Belt’, excellent transport connections to central London, along with important heritage structures such as Headstone Manor. The site provides an opportunity to respond to these key features, while highlighting the existing characters and proposing a cohesive environment of land uses. The proposed development will aim to revive the area, where the new neighbourhood can grow as an integral part of the existing community in turn enhancing it and bringing a much desired vitality to the local area and the borough. To repurpose the indurial site whereby, it adds to the economic, soical, cultural and environment of Harrow.
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1. Existing and Landmark • Ensure that the new development retains the visual presence of the Kodak factory . • The bulk and massing of the existing industrial buildings provide precedent for a new development of a high level of intensity and density. • To provide a public access to the former factory spaces allowing integration and appreciation for the development 2. Place-Making & Identity • Retain the Industrial link of the site through design and visual identity • Deliver a new community within Harrow which can integrate with and enhance the existing community. • Create people focused places which are attractive, vibrant and socially relevant. 3. Integrated Development • Ensure the new development provides a mix of tenures economically and aesthetically in an attractive environments. • Provide public spaces and community facilities which instigate social interaction.
4. Green Network • Extend the continuous green corridor connection to green belt through ‘Green Link’ across Harrow View towards the Headstone Manor and Pinner park. • Provide a variety of new green open spaces within the site to perform a variety of functions including, informal meeting spaces, relaxation / leisure spaces, play space, and improve biodiversity through habitat creation. • Use green roofs, rooftop gardens, green walls to further enhance the space. 5. Mix of Uses • Provide a mixture of uses within the site which brings value to the site. • Integrate the surrounding warehouses into the proposed development as well as creating new employment opportunities. 6. Permeability & Connections • Provide a network of new pedestrian and cycle routes through the site improving levels of permeability and access. • Ensure the benefits of the site’s regeneration extends beyond the boundaries of the site.
Residential
Residential
Residential
Residential
R
Allied Housing
A
Warehouse / Industry
IL
W
Warehouse / Industry
Residential
A
Retail
Y
LI
N
E
Office Public Space Retail
Community
Park / Gardens
Reuse and Mixed use Residential
Residential
Warehouse / Industry
Public Space Local Council Offices
Residential
Office
School
Residential Residential Map 16 : Conceptual bubble diagram
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DESIGN PROPOSAL
CONCEPT The proposed development is based on key concepts as shown on the adjacent diagrams: Retain buildings of Interest The key buildings retained are based on the visual and aesthetic impact to the site surrounding. The following buildings are retained 1. Film Factory 2. Power House 3. Administrative Building 4. Station Z - Bunker Retain Industrial fabric The existing industrial fabric and road network to be retained and used as the guiding principle to create the road network for the new development.
1
4 2 3
Retain buildings of Interest
Retain Industrial fabric
Extend road surrounding road networks through the site
Green Link connecting surrounding parks
Extend road surrounding road The surrounding road networks to be extended through the previously impermeable site thereby increasing the porosity of the site. Green Link Extend the continuous green corridor connection to green belt through ‘Green Link’ across Harrow View towards the Headstone Manor and Pinner park. Fig 22 : Conceptual Guidelines
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Entry to the site from the main road . Multi-level car park to be located near the main road in order to reduce car movement within the site
Site to the west of Harrow View sold out by Persimmon Homes
Mixed use space centred around the regenerated existing buildings thereby forming a urban node
Green Link Extending the Waverley Estate creating new employment space
Extension of Harrow Court creating a new civic/ community plaza as well as gateway to the site
Extension of residential
Creation of office space around the Kodak Administration building
Green Link Map 17 : Conceptual Zoning
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DESIGN PROPOSAL
BUILDINGS RETAINED
1
4
1. Film Factory A large red-brick building adjacent to the Power House. The tallest building on the site
2 3
Year Built - 1945-1969 Process Undertaken Film Solutions,Emulsion & Dispersion Manufacturing
Map 18 : Retaining Built Form
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2. Power House
3. Administration Building
4. Station Z
The Power House is perhaps the most iconic On the Kodak site, with the landmark chimney as part of the structure. The Power House was Completed by 1925 and is probably the earliest remaining building remaining on the factory site
The main administration block for the factory site. The building served as the entrance to the industrial complex.
Intended emergency location for the Air Ministry during WWII should the UK have been invaded. The Ministry building above the bunker was demolished in 1996 after the site was purchased by Kodak.
Year Built - 1925
Year Built - 1976
Year Built - 1976
Process Undertaken Chemical Packing, Electricity Generation
Process Undertaken Chemical Packing, Electricity Generation
Process Undertaken WWII Bunker
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DESIGN PROPOSAL
SPACE MATRIX The proposed space matrix has been developed further based upon land use proposed by the architects BDP based upon the requirements of the community and the Harrow AAP.
Fig 23 : Space Matrix of proposed uses
86
Retail
Large Food Store
Non food Retail Mid Size Retail
Speciality Retail Small Local Shops
Food & Beverage
Cafe & Restaurant
Community /Local Cafe
Take-away / Pop outlets
Residential
Private Apts., Row Houses, Town Houses
Serviced Apartments
Affordable Housing
Student Housing
Student Housing
Care Homes
Hospitality
Hotels
Banqueting Event Space Conference Centre
Discotheque
Employment
SME
Non Polluting Industries & Workshops
Innovation hub
Warehousing
Storage and Logistics
Leisure
Health and Fitness
Indoor Sports facilities
Outdoor Activity
Community
Museum, Art Centre & Library
Health Centre and Local GP
Community Space Event, Banqueting, Theatre
Public Realm
Park and Gardens
Open Air venue
Informal activity
Pubs & Brewery
Co working space
Multi Faith Prayer Space
PROPOSED USE OF BUILDINGS RETAINED Employment
Innovation hub
Banqueting, Cafe & Event, Conference Restaurant Centre
Co working space
Serviced Apartments
Retail
Leisure
Pubs & Brewery
Discotheque
Museum, Art Centre & Library
Retail
Banqueting, Event, Conference Centre
Community Space, Banqueting, Theatre
Informal activity
Museum, Art Centre & Library
Multi faith Prayer space
Cafe & Restaurant
Administration Building
Station Z
Museum, Art Centre & Library
SME
Film Factory
Power House 87
05
DESIGN PROPOSAL
PROPOSED MASTERPLAN The proposed masterplan illustrated on the facing page aims to achive the the goals laid out in the Vision. THe masterplan shows a Heritage led regeneration where the repurposed buildings form the nucleus of each zone in the aim of creating social interation which leads to the creation of identity. The ‘ Green Link’ connects the buildings and helps create unique zones. The
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Harrow Crown Court
Health Centre
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Map 19 : Proposed Masterplan
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DESIGN PROPOSAL
Fig 24 : Aerial View
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Health Centre
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Map 19 A: Proposed Ground Level Masterplan
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MASTERPLAN ANALYSIS
GROUND LEVEL LAND USE
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Food & Beverage
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Mixed use
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Map 20 : Land Use
Harrow Crown Court
TYPICAL BUILDING USE
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Residential Apartment
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Residential Row House Residential Lobby Office space
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Non polluting industry
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Harrow Crown Court
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Hotel
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Community - Leisure
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Community/ Pavilion Health Centre
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Waverley Industrial Estate
Retail School
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Kodak
Food & Beverage
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Senior /Care Homes
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Student House/ Serviced Apts.
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Multi Level Car Park
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Mixed use
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Map 21 : Typical Building Use
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MASTERPLAN ANALYSIS
ROAD NETWORK Key access routes through the site are along the two major roads abutting the sites, namely Headstone Drive and Harrow View, providing pedestrian, cycle and vehicular access into the proposed development.
oad
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The main vehicular is the Court Road, staring from Headstone Drive and continues parallel to Waverley industrial estate. This road exists the site on Harrow view road as Factory Road, on whose junction lies the Multi Level Car Park. These two roads take the bulk of the Heavy vehicle and services.
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Bus routes
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Waverley Industrial Estate
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Shared Surface
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Car Access
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Park Pathway ( no vehicles) Heavy vehicles
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Shared Surface is provided along the buildings retained to more porous pedestrian access across the site.
Dr
Map 22 : Road Network
PEDESTRIAN NETWORK The main pedestrian access to the Kodak Factory site will be from the southeast corner of the site and Headstone Drive at three main locations; A) The ‘Green Link and the Kodak Plaza’ on head stone drive between Walton and Kodak View Roads B) Civic Square on court road C) The Green Link Access on Harrow View
ur Co
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Waverley Industrial Estate
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The western edge of the site along Harrow View has several access points via the streets of the proposed row house cluster, with an important continuation of Victor Road from West of Harrow View which provides access to the Kodak Factory and the Power House. The proposed ‘Green Link’ through the site is the key pedestrian and cycle link from North to South and further west towards Headstone Manor.
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Kodak
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Harrow Crown Court
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Green Link - pedestrian & cyclist
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Pedestrian Only
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Pedestrian/ Cyclist routes
tR
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Map 23 : Pedestrian Network
95
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MASTERPLAN ANALYSIS
LANDSCAPE Majority of the public green space is part of the ‘Green Link’ connecting from Headstone Drive to Harrow View on the north. This space runs along the retained Kodak Film Factory and Power House providing visual vistas, and also creating an elegant backdrop for cultural use of the public open space
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The Other large green space located Above Station Z constitutes of a light weight pavilion which can host activities of temporal nature. ak
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Semi Public
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Waverley Industrial Estate
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Private Back Yard Residential
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Private Front yard Residential
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Private Institutional Public Green Space
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Semi Public spaces are located with the residential courtyard blocks.
Dr
Map 24 : Landscape
Harrow Crown Court
PAVED SURFACE Plazas around the community and retained buildings are created to provide a buffer space between the landscape and the built spaces. Similarly the plaza in the commercial areas are to be extensions of the shops and the retail spaces.
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The large paved areas are proposed to be used for informal activities such as weekly markets and community gatherings.
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Factory Plaza
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Bunker Plaza tR
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Ro tor Vic Power House R
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Kodak Plaza
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Harrow Crown Court
Civic DrivePlaza
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Private access only
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Semi Public Paved
View
Shared Surface Plaza - public
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Kodak
Private Institutional Paved Surface - Public
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Waverley Industrial Estate
lto Wa
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Map 25 : Paved Surface
97
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MASTERPLAN ZONING
DISTRICTS The Kodak Site is divided in districts based on the character and use. Following sections will highlight details of each district.
98
1
2
3
KODAK OFFICE
KODAK GREEN
CIVIC QUARTER
4
5
6
KODAK PARK
KODAK FACTORY
ROW HOUSES
7
8
9
BUNKER PARK
WAREHOUSE
CARE HOMES & STUDENT HOUSING
Fig 24 : Proposed Districts
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Persimmon Homes
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Headstone Manor
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Waverley Industrial Estate
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Harrow Crown Court
Kodak
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Map 26 : Masterplan Districts
99
05
MASTERPLAN ZONING
1. KODAK OFFICE The Office cluster is built around the existing Kodak Administrative Building which is t be retained Kodak. The new buildings are to have a basement parking . The proximity to the junction of Harrow View and Headstone Drive roads makes the location ideal, as well as provided intimacy from the residential areas.
Building No.
Height
Plot Area
Total Area
Use
Office Block 1 Office Block 2 Office Block 3 Office Block 4 Kodak Admin 5
11m 11m 7m 12m 9.5m
1500 sqm 785 sqm 200 sqm 635 sqm 1400 sqm
4500 sqm 2350 sqm 400 sqm 2500 sqm 4200 sqm
Office Office Office Office (Kodak) Office (Kodak)
iew
1 2
Kodak
4
5
View
A
1
3
rive
tone D
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Mons Memorial Museum - Atelier d’architecture Pierre Hebbelinck
kV
Vie
Fondazione Prada-OMA
da
row Har
Precedents
Ko
Heads
1
Map 27 : Kodak Office
100
Vehicular entry
Office Main Entrance
Office space
Surface Parking
Headstone Drive
Forecourt + Car Park
Kodak Administration Building
Piazza
Office block 2
Section 1_1
View A : View of office Plaza
101
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MASTERPLAN ZONING
2. KODAK GREEN The Kodak Park buildings form the entrance to the development, two open courtyard blocks are created with commercial spaces looking over the green link. The residential access is from the extension of the Walton Road. A mix of apartment and row housing is provided to help create a varied character. The ground floor
on
lt Wa
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Block 6 Block 7 Block 8 Block 9 Block 10 Block 11 Block 12 Block 13 Row House
13m 10m 19m 22m 16m 16m 16m 22m 9m
530sqm 575 sqm 675 sqm 575 sqm 535 sqm 720 sqm 590 sqm 535 sqm 55sqm x12
2100sqm 2025 sqm 3375 sqm 4200 sqm 2650 sqm 4300sqm 3600sqm 4700sqm 130 x12sqm
Residential Retail + Residential Retail + Residential Residential Residential Retail + Residential Retail + Residential Residential Residential
12
Ko
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iew
9
2
8
7
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6 B
oa
Precedents St Andrews - Allies and Morrison
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Sc
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da
l oo
nR
Use
lto Wa
Total Area
ad
Plot Area
Ro
Height
View Kodak
Building No.
2
Neo Bankside - RSHP rive
tone D
Heads
Map 28 : Kodak Green
102
Vehicular entry
Residential Entrance
Retail
Residential Row House
Walton Road
Row House
Semi Public Space
Block 7
Retail Corridor
Green Link
Kodak View Road
Section 2_2
View B : Overlooking green Link
103
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MASTERPLAN ZONING
3. CIVIC QUARTER The school and the Health centre buildings are situated on the east of the site, thereby acting as an extension of the Harrow Crown Court and creating a new civic centre catering to the larger surrounding. The location along Headstone drive allows for better connectivity The school consists of 3 units enclosing the play area. The units are set back from the road in order to create a green sound buffer. A pedestrian access in created between the school and the health centre
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9320sqm 1300sqm 1100sqm 1050sqm
8000 sqm 2600 sqm 3300 sqm 2100 sqm
Health Centre
14m
1350sqm
3500 sqm
Co
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Health Centre
d
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V Kodak
Kodak School
Precedents Maggie Centre, London - RSHP
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Burntwood School - AHMM
tR
C
9m 13.5m 9m
3
Kodak School s1 s2 s3
ho
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Total Area
nR
Plot Area
lto
Height
Wa
Building No.
R ol
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Wa oad
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lto Map 29 : Civic Quarter
Vehicular entry Retail 104
Entrance
Surface Parking Residential Row House
Walton Road
Row House
Semi Public Space
Block 7
Retail Corridor
Green Link
Kodak View Road
Section 3_3
View C : View from Headstone Drive
105
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MASTERPLAN ZONING
4. KODAK PARK The Kodak Park is located in the centre of the development, the Power Station is to be reused as the community space catering to the Kodak Community and beyond.
Residential Residential Residential Residential Residential Residential Residential Retail + Residential Residential Community
St. Ann’s Warehouse - Marvel Architects
Aldeburgh Music - Haworth Tompkins
20
Greens
Community
21
19
4
18
D
17 16
Ko
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iew
Road
Precedents
Piazza 4
d
2200 sqm 3450 sqm 5180 sqm 1700 sqm 2650 sqm 4300sqm 3850 sqm 3700 sqm 130 x13sqm 1700 sqm
oa
550 sqm 460 sqm 740 sqm 280 sqm 600 sqm 650 sqm 770 sqm 460 sqm 55sqm x13 1700 sqm
tR
12m 18m 21m 16m 16m 19m 17m 17m 9m 12m
ur
Block 14 Block 15 Block 16 Block 17 Block 18 Block 19 Block 20 Block 21 Row House Community
Co
Use
Victor Road
Walton
Total Area
ad
Plot Area
Ro
Height
t ur
Building No.
Co
The chimney is to be retained , acting as the visual compass for Harrow. The green link continues and has less trees in order to create, informal spaces catering to the new Community space. Similarly a Large Plaza is developed around the community space in order to host informal activities
15 14
Map 30 : Kodak Park
106
Vehicular entry
Residential Entrance
Retail
Residential Row House
Block 19 Block 21
Court Road
Retail Corridor
Kodak Community Centre
Green Link
Plaza
Kodak View Shared Surface
Section 4_4
View D: View of Community Greens
107
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MASTERPLAN ZONING
5. KODAK FACTORY The factory district is developed as a mixed use containing reused for Economic, Commercial, Community and retail space. Large retail space is located towards north of the district.
y
tor
Fac
18m 18m 21m 15m 21m 18m 21m
936 sqm 5725 sqm
9500 sqm 2070 sqm 1650 sqm x2 2700 sqm 1360 sqm x2 2200 sqm 1650 sqm 4000 sqm
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Retail + Residential Retail + Residential Retail + Residential Mix Use Retail + Commercial Residential Residential Residential Residential Residential Residential Hotel Mix Use
rt R
4560 sqm 6970 sqm 4875 sqm
22
F
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7
Kodak Film Factory
Hotel
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560 sqm 880 sqm 875 sqm 6980 sqm
23
ak V
17m 23m 17m
5
Kod
Block 22 Block 23 Block 24 North Block Retail g+1 Block 25 Block 26&27 Block 28 Block 29&32 Block 30 Block 31 Hotel Film Factory
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Use
26 25
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Total Area
North Block 32
row
Plot Area
29
Har
108
Height
27
28
30
The design preserves original elements, while incorporating a range of innovative architectural and curatorial devices. The existing brick structure is enclosed with a new translucent double layer polycarbonate façade that will accommodate entrance foyers, service spaces and building additions. The facade is lifted 2.5 metres from the ground in order to visually reconnect the factory interior to its surrounding. Building No.
6 d a o R
Cou
The Kodak Film Factory is to be retained with the ground levels constituting of leisure space,retail and F&B’s thereby opening up the building to the community, and creating a new focal point. The top floors are proposed to be retained as work spaces, Non polluting industries which can best use the thereby bringing in work back into the industrial buildings.
Map 31 : Kodak Factory
Vehicular entry Retail
Residential Entrance Office space
Leisure
Court Road
Block 23
Green Link Piazza
Kodak Firm Factory
Poly carbonate addition
Poly carbonate addition
Kodak View Shared Surface
Row Housing
Section 5_5
Precedents Garage Centre, Moscow- OMA
Garage Centre, Moscow - OMA
Tea Building , London
Second Home, London - Selgas Cano
109
05
Kodak Film Factory
Poly carbonate addition
Green Link
Block 32
Roof Courtyard
Block 29
Section 6_6
Poly carbonate addition
MASTERPLAN ZONING
View E : View of Retail spaceadjacent to Green Link
110
Poly carbonate addition
Kodak View Shared Surface
Row Housing
Section 7_7
Green Link
Piazza
Poly carbonate addition
Kodak Film Factory
Court Road
Hotel
View F : View of Plaza adjacent to Hotel
111
05
MASTERPLAN ZONING
ak Kod
6. ROW HOUSE
Vie
The Row House development is in response to the wider context along Harrow View. The low rise row housing allows for greater views of the Kodak Factory towards Headstone Manor creating visual linkage from east to west.
w r1
The typical units are 3 x 4 bedroom duplex on the ground and first floors with 2 x 3 bedroom unit on the second floor.
9
9m 9m 9m 9m
1528sqm 2531 sqm 1675 sqm 2180 sqm
2748 sqm 4445 sqm 2526 sqm 4015 sqm
Residential Residential Residential Residential
r2
iew
Row House r1 18 units r2 30 units r3 16 units r4 26 units
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Use
w
Total Area
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Plot Area
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Height
a Kod
r Har
Building No.
8
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8 oad
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r3
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W
Precedents
Ko
da
Aldeburgh Music - Haworth Tompkins
row
Har
St. Ann’s Warehouse - Marvel Architects
kV
iew
r4
w
Vie Map 32 : Row House
Vehicular entry
Surface Parking Residential Row House
112
4 4
1 1
4
1 2
5 3 4
1 2
Victor Road
Row Housing
Shared Surface
Semi Public Space
Shared Surface
Row Housing
Kodak Factory
Kodak View Shared Surface
Row Housing
Back yard - Private
Row Housing
Harrow View
Section 8_8 Section 9_9
5 3
View G : Residential Common Space
113
05
MASTERPLAN ZONING
7. BUNKER PARK The development proposal is to retain Station Z and reuse it as a Museum and or as a Community space. Owing to this factor the land above the bunker cannot be developed.
Ha
ils
rt R
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A light weight pavilion is proposed above the bunker with a public park around. This space is to be complementary to the green link. The park caters to the employment around Waverley estate and the new employment space proposed towards the north of the park.
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Bu
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Precedents St. Ann’s Warehouse - Marvel Architects
Aldeburgh Music - Haworth Tompkins
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to al
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Map 33 : Bunker Park
Vehicular entry
Residential Entrance
Retail
Office space
Hailsham Drive
Pavilion
Landscape
Landscape
Court Road
Section 10_10
View H : View of Pavillion over Station Z
115
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MASTERPLAN ZONING
8. WAREHOUSE The warehouse and office space are placed parallel to the railway line north of Waverley estate. This acts as an extension of Waverley Estate and at the same time as a sound buffer for the residential zones from the railway tracks. The buildings are envisaged as a flexible space,which can accommodate warehouses, office space or non polluting industries. This helps create jobs for the wider community.
Total Area
Use
Unit 1 Unit 2 Unit 3 Unit 4 Unit 5 Unit 6 Unit 7 Unit 8
6m 6m 8m 8m 8m 8m 8m 8m
890 sqm 1125 sqm 725 sqm 600 sqm 550 sqm 500 sqm 330 sqm 775 sqm
890 sqm 1125 sqm 725 sqm 600 sqm 550 sqm 500 sqm 330 sqm 2325 sqm
Warehouse/ Office Warehouse/ Office Warehouse/ Office Warehouse/ Office Warehouse/ Office Warehouse/ Office Warehouse/ Office Office
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Plot Area
7
rt R
Height
F
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Building No.
7
1 3 ive
2
r rD
ke
n Bu
Precedents Facade - Material Palette
KMC Office, Hyderabad - RMA Architects
Map 34 : Warehouse
Vehicular entry
Surface Parking Office space
116
9. CARE HOME & STUDENT LIVING Located at the north of the site along Harrow View acts as the vehicular entry to the site. The Multi Level Car Park is located along the main service road, in order to reduce vehicular traffic through the site. The student and service apartment block is placed behind the factory district away from the residential areas but at the same time has a good connectivity to all the community spaces.
Use
Senior Living Student/Service Apartment MLCP
9m 9m
1650 sqm 925 sqm
4500sqm 2500sqm
Senior / Care Home Single room Units
8m
1125 sqm
4500sqm
Multi Level Parking
Student / Service Apts oad
ry R
Senior Living
Vie
oad
to Fac
rt R
Total Area
Cou
Plot Area
row
Height
Har
Building No.
w
Multi-Lvl Car Park
Brisbane Airport -Ned Kahn
ak V
111 Lincoln Rd, Miami - Herzog de Meuron
Kod
Precedents
iew Map 35 : Care Home & Student housing
Vehicular entry
Surface Parking
117
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PHASING
PHASING Phase 1 The first phase will be developed on the cleared site along Headstone road. The Kodak Offices, Park and Civic Quarter. During this time steps can be taken to decontaminate the Film Factory and Power House areas. Phase 2 The second phase of development, focuses on the bulk of the existing built stock . the aim should be to redevelop the Power House & Film Factory to attract further investment into the development. Utilising the space for Commercial and Work spaces will hopefully create generate greater social interaction with the site.
Existing Site
Phase 1
Phase 2
Phase 3
Phase 3 The last phase consists of the remainder of the residential spaces and the Row houses aimed at a higher income bracket and the student housing.
Fig 25 : Phasing Plans
118
AREA CALCULATION Total Opportunity Area
16.65 ha
Large single retail (North block)
9500 sqm
Employment & office space
17800 sqm
Health centre
3500 sqm
Primary School
8000 sqm
Kodak film factory Retail & Commercial space Leisure space Employment
1550 sqm 4000 sqm 10,500 sqm
Power House Community space
1700 sqm
Residential Apartments Row house Units
1513 units 110 units
Student Housing
2750 sqm
Senior Care
4500 sqm
17% Paved surfaces, Plaza & Road side greening
35% Built Forms including retained
20% Road
7% Semi Private Green Space 18% Public green spaces
1% 2% Semi Public Private Green Space green spaces
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120
CHAPTER 6 CONCULSION
121
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CONCLUSION
COMPARATIVE ILLUSTRATIONS EXISTING SITE
122
BDP PROPOSED MASTERPLAN
PROPOSED MASTERPLAN
CRITIQUE 1. The Railway line still presents to be a physical barriers connecting east to west. Considering the fact that there is no public land or roads on the East of the track which is predominately dominated by warehouse and industries, it is futile to proposed a bridge linking the two spaces. 2. The location of the Multi level car park on harrow View and factory road which, is also one of the key access and service roads of the site could create traffic problems especially at the roundabout. 3. Similarly the junction of Court Road and Headstone Road could also lead to heavy traffic congestion. 4. The amount of residential units, falls short of the requirement s of the AAP by about 100 units. The masterplan aims to offset the loss of residential units by the increase in Commercial and Employment spaces.
1 2
4
3
LIMITATIONS Built Form Analysis As the site is still in use by Kodak, of the existing structures in detail was not possible. Owing to this lack of analysis of the built forms, there is a possibility that the uses prosed in the masterplan might not be possible to achieve in reality. A more detail study is hence required to be conducted is ascertain, how the buildings can be repurposed in a more definitive way.
Economic viability of Industrial regeneration in outside city centres Majority of the best practises of industrial regeneration are viable owing to the fact its locate in city centre. There is a lack of research on the economic viability of regenerating industrial buildings away from city centres.
Impact of Commercial Spaces. A further study needs to be conducted, to study the impact of the proposed commercial spaces on the existing town centre, the current proposal hopes that the increase in population in Harrow help the Kodak redevelopment to become an extension of the High Street. 123
06
CONCLUSION
CONCLUSION As time passes humanity is in a constant process of evolution. This process of change is intrinsic to the urban built form which often remains the only physical memory linked to a certain chapter of history. Industrial sites, like other heritage assets offers people the understanding of the historic origins and cultural identity along with a sense of place and belonging of the neighbourhood within the larger context of the city. In the ever growing metropolis it is a priority to control urban sprawl by repurposing the industrial sites. Reusing these sites will enrich the identity and character while creating new opportunities for the future. As shown in the case studies, the reuse of industrial sites can be regenerated, creating a mix use development with the existing built form forming the epicentre of change. This is best seen in the Kings Cross redevelopment where, the existing building was repurposed as a university. The creation of a public plaza animated the space further. This helped to generate public interest in and thereby increasing the economic value of the place. Thus heritage led regeneration of industrial sites, combined with culture ,employment retail,and residential, helps develop the identity and character of the place.
Fig 26 : Value & Benefits of Regeneration
124
VALUE OF HERITAGE
USE VALUE
NON USE VALUE
Direct use values income from rental, place of living, place of conducting economic activities, industrial production, craft production providing services, leisure and recreation, tourist consumption, culture and entertainment consumption, place of worship, means of communication
Option maintaining the option to take advantage from the use values in the future
Indirect use values image, quality of life, aesthetic values, spiritual values, social integration, social capital, individual and community identity, educational and cognitive values
Bequest historic legacy, altruism for future generations
Existence autotelic values such uniqueness, artistic value, symbolic value
BENEFITS OF REGENERATION CONTEXT
INPUTS & ACTIVITIES
BENEFITS
Historic buildings in a poor state of repair; relatively low utilisation and activities; relatively low value added; however recognition that the area has a potential due to its historic character
Investment made in improving quality of the environment and of the buildings themselves; p ublic sector often drives delivery of scheme due to ownership issues
Improvement of physical appearance; leading to greater utilisation; increased footfall; improved perceptions and a gradual change in the character of business
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