Northumberland Park
Design and Access Statement
Timirlans Abidovs Benjamin Hindle Lydia White Daniel Mather Tara Sutherland
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Executive Summary This design and Access Statement has been prepared by Group 3 in the Global City Design Module as part of the 3rd year of Urban Design, Planning and Development course at Oxford Brookes University. It forms a part of a planning and design application for the development of Phase 1 at Northumberland Park, London which sits within the wider area regeneration masterplan. Phase 1 comprises approximately 6.2ha of land to the east of the Tottenham Hotspurs Football Club Stadium and to the west of Northumberland Park railway station and is currently occupied by Duke’s Aldbridge Academy, St Paul’s and All Hallows C of E Infant School, St Paul’s and All Hallows C of E Junior School, Vale School, a Council owned housing blocks (Prestwick Court and Trulock Court) and a series of terraced houses on the north of the site. The site is bound to the north by Northumberland Park, to the south by Park Lane, to the west by Worcester Avenue and to the east by Trulock road. The proposal for the Phase 1 of Northumberland Park development is complained by the client’s project brief…. This statement provides as assessment of the proposed development in terms of design and access and outlines the rationale that underpins the scheme. The proposals and the vision have been subject to dynamic consultation process with the Module group and Module teachers comprising the aspects of inquiry by design.
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Contents Page Number
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Executive Summary
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Introduction
Vision Methodology
5 6 8
Site Analysis
History Background Context Ecology Connectivity Transport Accessability Existing Land Use Socio Economic Profile Historic Building Materials Challenges/Opportunities
10 12 13 14 15 16 17 18 19 20 21
Design Approach Case Studies Block Structure Development Wider Area Vision Structuring Principles Final Masterplan Density Proposed Land Use Perspective Drawings Cross Sections Sun Angle Analysis How People use the Site
22 24 26 28 29 32 34 35 36 37 38 39
Finance & Governance Local Authority Led Community Land Trust Led Private Developer Led Block Structure Rationale
40 42 43 44 45
Appendix Connectivity Further Research Permiability and Space Syntax
46 48 50 52
Summary Conclusion
53 55
Bibliography References
56 58
INTRODUCTION
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A vision Statement for Northumberland Park Our team sees Northumberland Park as an outlet to provide people with active and prosperous lifestyles, through the combination of a high quality, healthy built environment, and strong local and national connectivity. Northumberland Park will be characterised by an intergenerational and innovative solution to high density, affordable housing in London, under mixed governance. The Tottenham Strategic regeneration Framework (SRF), which was adopted by the Council’s cabinet in March 2014, identifies the area as a place that has huge potential for new homes and jobs. There is a strong rationale why Northumberland Park provides a great potential for new homes and jobs. Firstly, a large proportion of the land in Northumberland Park is in the Council’s ownership. This means he Council can have a significant impact to the development, which directly links to our vision on the mixed governance on the site. Secondly, the most of the built form were designed in the 1950’s and 1960’s and the design of these buildings do not make the most effective use of space. The current density of housing in Northumberland Park is also much lower that could potentially be developed.
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Site Analysis
Site analysis was needed to underestand the internal and surrounding site before producing a vision.
From this site analysis we produced a vision with 6 qualities that we think will make a good place.
Vision
Initial Masterplan
An initial masterplan included our proposed land use designations and early block structure.
A selection of relevant case studies to help implement real life examples of good urban design qualities.
Case Studies
Literature Review
A selection of relevant literature to help refine our knowledge of different approaches.
Design principles were created as a result of the site analysis and case study analysis.
Design Principles
Masterplan Development
Using design principles and a sketchup model we began to create more detailed iterations of our Masterplan.
After many iterations and refinements, a final masterplanto scale is created.
Final Masterplan
Methodology
Design testing tutorial; November 2019
Final presentation; December 2019
Group photo: December 2019
Initial masterplan presentation; October 2019
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SITE ANALYSIS
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History (Urban Form)
Figure 2 Tottenham Hotspurs FC moved a short distance to the club’s present home at Whyte Hart Lane from the previous one at Asplins Farm
Figure 1 Marsh lane (Northumberland Station today) opened, bringing development opportunities to the area’s farms and market gardens
development timeline
1899
1942 1950
1968 20th century
A curving avenue was laid out to connect the Tottenham High Road and the station. It was built on the site of a medieval mansion that has been owned by the dukes of Northumberland. The avenue was accordingly named Northumberland Park Figure 5 Northumberland Park were established in place of surviving nursery gardens. Northumberland Park is a key industrialized zone until after the Second World War.
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Figure 3 a large depot was built on the opening of the Victoria line
1972
Northumberland park school opened in the former Tottenham county school’s buildings (Duke’s Aldridge academy)
Figure 4 Figure 6
Background
Northumberland Park station was opened in 1840 as a stop on the northern and eastern railway. This brought massive new opportunity to the areas farms and garden markets which were still working as farms well into the 20th century. This shows the success that Northumberland Park station originally brought to the area. In the late 1850s a curving avenue was built, connecting the high road to Northumberland Park station on land that was owned by the Dukes of Northumberland and therefor, accordingly the avenue was named Northumberland Park.
Figure 7
The houses that were originally built on Northumberland Park were for the upper middle class, however these were demolished in the 1950s and what replaced them is what is now known as the Northumberland Park Estate. Today Northumberland Park Estate and the surrounding area are pieced together by the original estate development and lots of small scale developments that have happened over time. The result of this? This lack of coherent development means that there are lots of small isolated developments with a fractured connectivity. There are a large number of privately owned terraced houses in private ownership as well as council owned estates. The new Tottenham Hotspurt Football Club stadium, completed in April 2019, provides plans with a future development of 585 new homes, a 180 room hotel, a local community health centre and sixth form college. The stadium aims to become a catalyst for further regeneration of the Northumberland Park.
Figure 8
Figure 9
Figure 10
Figure 11
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Location & Context Northumberland Park is located in the borough of Haringey. It is in the catchment of Tottenham with Bruce Grove, Tottenham Hale and White Hart Lane. The area houses approximately 90,000 people. With Haringey in dire need of housing, the council is currently drawing up a brand new housing strategy to help provide the people of Tottenham with more affordable housing and to grow the areas local economy. This document concentrates on a piece of land located directly to the east of the Tottenham Hotspur Stadium development. It is outlined by Northumberland Park to the north of the site and the Park Lane to the south. It is currently occupied by low density residential units, Dukes Aldridge Academy (DAA), Vale School and St Pauls & All Hollows C of E School. Following on from the brief, this project looks to apply a vision that was put together with the assistance of a detailed site analysis of the areas existing and future requirements in order to support the regeneration of Northumberland Park.
Aerial location plan
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Figure 12
Ecology The site is in within 500m of the Tottenham Marshes and the River Lea series of reservoirs which make up an area that is rich with blue and green infrastructure. However these places have poor accessibility from Northumberland Park due to Northumberland Park Station creating a massive barrier. Northumberland Park there are lots of small pockets of green space, however the lack of quality and perceived lack of safety means that they are underused. We picture Northumberland Park being the east to west link to connect the two existing north to south ecological corridors. This is shown in Figure 21 opposite.
Figure 20
Figure 21
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Connectivity The Harringey borough benefits from well-connected public transport network. Particularly, bus and railway networks equally distributed across the area. Notably, however, the vertical centrelized connectivity to the Central London is much better developed than the horizontal connectivity. Northumberland Park Station provides access to Stratford and the city of London to the south in 14 and 31 minutes respectively, while Stansted Airport to the north can be reached via Tottenham Hale in 50 minutes. Whyte Hart lane provides access to Seven Sisters station and to Liverpool Street.
Figure 13
Figure 14
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Transport Accessability The area is well connected by the bus networks: the W3 bus provides access to Wood green and Finsbury Park. Central London is accessed via the 341, 476 and N76. Whyte hart lane rail station provides direct access to Seven Sisters station and to Liverpool Street. Tottenham High Road is served by a large number of busses providing access to central London , the City and Enfield. PTAL levels vary across Haringey borough with PTAL 4 near to the High Road abd PTAL 3 to the east near Northumberland Park station and west close to High Road and PTAL 2 in the centre of the area.
Figure 15
This is displayed on Figure 17 opposite.
Figure 16
Figure 17
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Existing Land Use As can be seen in Figure 18, housing is the dominant land use, however on our site education plays a siginificant role. The DAA and VPS are both on the site. There are also a large number of small rented shops, mostly located on the high road. The majority of the residential units in the area are low to medium rise, social housing that is of poor quality. Many plots are without front and back definition, with an unclear line between public and private spaces. This leads to increased levels of antisocial behaviour in the area. This is a photographed model (Figure 68) showing how these land uses have contributed to the urban form of Northumberland Park. The view is if you are looking from Northumberland Park Station.
Figure 18
Figure 68
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Socio-economic Profile
Figure 45 Educational attainment in Haringey is low, with 35% of residents between the ages of 25-49 not having a level 3 qualification. Only 36% of new houses built in the area are affordable. This is disgraceful considering that Northumberland Park is one of the most deprived wards in London. This contributes to the fact that 34% of Haringeys residents are living below the poverty line. 33% child obesity rate in year 6 pupils suggest that the area doesn’t at the moment promote a particularly active/healthy lifestyle.
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Historical Building Materials The traditional building materials in the surrounding area are red, yellow and brown bricks. Becasue of the historical clay pits nearby, it is likely that these bricks will be made out of clay. For this reason we will be integrating these materials into buildings that we are proposing to deliver on our site. As well as this the public realm and the leisure facilities that we are proposing will be a nod to the tudor period, where Tottenham was largly a destination for wealthy londoners to come to spend their free time doing activities. The images opposite are taken from the High Road West devlopment that is taking place on the other side of the stadium. It has very similar goals in terms of connectivity and creating a high quality public space to our proposal. The new housing and retail area design show how the traditional brick meathod can be used as well as integrating a modern approach to make a place that is great to look at, but doesnt seem like it is alienated from the existing urban grain in N17. All homes will be built with double glazed glass and the buildings will have green roofs which provide better insulation to homes making them more affordable to live in the long run. The green roofs will also allow the buildings to take in CO2 which helps achieve the mayors plan of improving air quality.
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Context Challenges & Opportunities A detailed analysis of challanges and opportunities was undertaken to assist with the development of the scheme design principles. Site CHALLANGES: • Poor area identity, community segregation due to lack of good urban structure • Lack of places within the estate to encourage community participation, wellbeing and interaction • Poor urban structure, unclear network of streets and undefined open spaces created by the post-war buildings • Unbalanced tenure mix and lack of diversity of housing typologies
• Multiple indices of overcrowding as well as social deprivation • Low level of educational facilities • Low level of economic activity • High level of crime and anti-social behaviour • Poorly integrated open spaces and lack of clear connections to the surrounding areas • Poor access to usable green spaces Site OPPORTUNITIES: • Close proximity to public transport services • Close proximity to major green infrastructures • Financial and economic benefits from the Tottenham Hotspurs FC • Park Lane cycling route extension
Figure 19 crime noise pollution Tottenham Hotspurs FC
Green corridor North-South green connections Railway track Bus stop
Cycling network
Site boundaries Cul-de-sucs
Railway station
Industrial zone High Road activity
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DESIGN APPROACH
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Case Study Analysis As a team we split up and looked into some relevant case studies under three topics: Transit Oriented Developments, Ecology and Housing Typologies. We would pull design principles that we liked from these case studies and investigate weather they would work in the context of Northumberland Park.
Image credit: Culture Trip Website
Image credit: Intergenerational Foundation
Image credit: Living Architecture Monitor
Public Transport
Intergenerational Living
Green Roofs
Developed over 10 years the MediaCity UK development in Manchester, has used the improving tram infrastructure to create a pedestrian friendly liveley ecosystem of work. This is a consept we wish to use to create better connectivity between the existing Public Transport surrounding Northumberland Park.
From a case study in Austria we found that if we could provide affordable housing that has well connected pedestrian network, it will create a more intergenerational place. This is because affordable housing means it is available for young people where the emphasis on walkability will benefit the older generation who often cannot or choose not to drive.
The Old Oak and Park Royal Development Corporation is developing a whole new centre and community for west London. A concept that they have introduced is green roofs. This is transferable into our project as we are also dealing with high density living and roof gardens is a way of wasting less space. As well as this, green roofs provide more insulation making the dwellings cheaper to run in the long run.
Figure 22
MediaCity, Manchester
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Figure 23
Vauban, Austria
Figure 24
Old Oak, London
Image credit: Placemaking Resource
Image credit: Dallas News
Image credit: Land Performance Series
High Density Living
Centrepiece of Transport
Ecology
Old Oak in London is developing mixed use at a high density. This is becoming more important in global cities like London. This is an approach that we decided to follow as high density living will help allow us to achieve a larger amount of affordable housing that is sorely needed in Northumberland Park, one of the most deprived wards in London.
The Park Lane Development in Dallas is a Transit Oriented Development. It uses a public green space with shops to create an environemnt where people want to stay. A survey found that 86% of people say that the development has improved quality of life out of 60 participants.
Yanxiu Park is a green and blue infrastucture asset in an ever expanding city. The site has been developed into a destination where people can visit. At the same time it protects the species that live there, and it supports over 60 different types of wildlife.
Figure 25
Old Oak, London
Figure 68
Park Lane, Dallas
Figure 69
Yanxiu Park, China
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Block Stucture Development Once as a team we had undergone a site analysis and done a thorough literature and case study review, we understood the context of the site. This allowed us to begin to develop a block structure for our masterplan to react to the surrounding urban fabric. This turned out to be a six stage process which is displayed in the figures below.
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Figure 28
Figure 29
Figure 32
Figure 33
Figure 30
Figure 67
Figure 31
Block Stucture Development Explained
The Boxes below are color coded to the figure that they represent in terms of block structure development. They read in the same order as the drawings are shown on the opposite page.
We then split the site into three different sections, which would all be under different governance (from the top: Private Developer, Community Land Trust and Local Authority).
First we assessed the current routes of accessibility to the perimeter of the site. This gave us a good idea of how we could create streets that fits in with the existing network.
Secondly, we roughly drew on proposed avenues for East/West connections. These react to the streets that are already on the East of the site in the Northumberland Park Estate.
Next, through our site analysis we realised the North/South connectivity through the site is poor, therefor we drew plans to create a pedestrian only route connecting the top to the bottom.
Three main public open spaces were identified all with their own identity to create a good sense of place throughout the site. These would be connected by the pedestrianised route identified in Figure 30.
From all of this we came up with an initial block structure that reacts to our analysis of the surrounding context.
A final agreed iteration shows how we have used all of these steps to create a masterplan with good block permeability and one that reacts well to the surrounding urban form so that it is a place that the people of Northumberland Park will use and set the precedent for future development in the area.
The diagram (Figure 67) shows the structured masterplan that all the layers build on. The area is well defined by east-west roads like Northumberland Road and Park Lane and the two railway lines to the west and east. The close proximity to the Lea Valley also adds to the overall structure. The site analysis clearly shows that there is an unclear street network as a result of post war buildings. Consequently, well-structured north-south streets created in order to improve connectivity in Northumberland Pak area. Improved east-west streets will help improve the accessibility to the High Road, the proposed community Centre and the innovation Centre in the area, Whyte Hart Lane Station to the west station as well as the Lee Valley Park and the Northumberland Park Station to the east.
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Wider Area Vision
Figure 66
Structure
The Phase1 area is part of the wider regeneration area and is defined by historic east-west roads arounf which urban grain has developed: Park Lane and Northumberland Park. On the west the area is defined by Worcester Avenue. Two railway lines to the west and east and the Lea Valley adds to the defining structure.
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Structuring Principles (Activity) The Phase 1 regenerationof Northumberland Park is a dense, residential-led development. In additional, the regeneration of Northumberland Park and High Road West and the development of the THFC site are happening soon. The surrounding urban changes will significantly benefit our site. Thus, it will considerably higher number of people into the area, which potentially could support local shops and bring more economic activity in Phase 1 area. Park Lane has some local shops. Future development of the Phase 1, will work towards increasing the footfall on the Park Lane by reinstating the street as a local high street. Park Lane will be strengthened as the primary pedestrian and cycling route between Northumberland Park and Whyte Hart Lane stations via the High Road and the THFC. Northumberland Park Road has no social activities, with the exception of Sainsbury to the west, a local pub and convenience shop. With buses running along this route and the proposed shops, officies and educational buildings, ther is a high potential to re-design the street as an active place for residence and all visitors. Worcester Avenue (a street between the THFC stadium and the Phase 1 area) is currently complitely abandont and unattractive. By regeneration of the area, including dense residential blocks, commecial activities and pocket park, Worcester Avenue ams to become safe, yet viabrant place to interact and play.
Figure 70
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Structuring Principles (Urban Form & Connectivity) The area has a low legibility due to an unclear network of streets and low natural surveillance of open spaces. This results in the relatively high crime rates in the public realm. There are many not overlooked places with inactive frontages. Future development address safety on streets by creating permeable, legible network of streets with no dead ends. Most of the residential buildings are naturally overlooked to all sides. Both sides of the buildings becoming front of flats, so no backs are facing public realm. Proposals for the Phase 1 reflects the wider ambition for the regeneration of the Northumberland Park and further north Tottenham regeneration as well as considers great ambitions for THFC stadium. Both street and pedestrian-only network provide great connectivity with the surrounding area. The links to High Road will be improved, so residents of the Phase 1 area can easily access to amenities and facilities provided on the main commercial and Retail Street in Tottenham. The East-West roads (Northumberland Park and Park Lane) are mayor horizontal links, however, there is currently no active links between them (apart from the High Road). The Phase 1 area development provide several alternative connections to these roads creating along a network of key public spaces.
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Figure 71
Structuring Principles (Green/Open Space Distribution) Figure 72 shows the green corridooors we have created. These create a barrier between cars and pedestrians to make the streets safer. Furthermore, the softness of the green spaces contast and balance the hard infrastructure surrounding. Figure 73 shows how our street network interconnects our main public open spaces. This creates a memorable journey as the pedestrian passes through our site.
Figure 72
Figure 73
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Figure 34
Final Masterplan
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Sustainable Transport Hub and Playground Map
Highlighted in the south of the site is the sustainable transport hub. This is we propose a new cycling network that will create a safer link between Northumberland Park Station and our development. This will help achieve the Mayors Plan of “creating points of interchange”. In the North of the site there will be a playground next to the school for children to play in. This helps us achieve our vision of creating an Intergenerational place. Figure 35
Community Coartyards Map
The areas highlighted on Figure 36 will be private courtyards for residents of the surrounding buildings. They will provide a private space to encourage a good community spirit and will be made up of low maintenance materials so the quality of the space is easy to uphold. This can be a place where residents get together and have barbeques in the summer and other activities that will help build a neighbourhood watch to help reduce crime in the area as well as having active edges. Figure 36
Public Spaces Map
The spaces that are stressed in the figure opposite show the further development of the sequence of open spaces that were first displayed in our drawings (see Figure 32). the 2 spaces circled in red and blue create an attractive entrance enticing people into the area and will also be a good place to stop and rest (one of the Healthy Street Indicators from TFL). The area in green is in the CLT district of our scheme next to the ‘innovation’ centre and will provide a location where locals who cannot afford a ticket to watch the game.
Figure 37
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Creating High Density Affordable Living Legend 11 - 20 Floor 7 - 10 Floor 5 - 6 Floor 3 - 4 Floor 2 Floor 1 Floor
Figure 38 Currently, the site is within an area of low density development. Homes are predominantly 2 and 3 storeys high, with most being 1 and 2 bedroom. We are proposing a residential led regeneration. Due to this, we have densities ranging from 600 - 1000 homes per hectare in order to provide a high number of homes for all different types of people. This will help us attain affordable housing and intergenerational living. Something we set out achieve in our vision. Building heights eange from 4 to 15 storeys across the site, something that we are calling ‘super density’. The heights will reduce from west to east in order to match the existing urban fabric and not intrude on existing residents. Currently, the site is within an area of low density development. Buildings are predominantly two and three storeys high, with the most being one or two bedroom. New scheme propose a range of buildings heights (1-15), providing a predominantly high-density residential units. Buildings will be located to sensitively interact with the physical and natural environment. For example, higher buildings will be located next to the THFC stadium. Lower buildings will be located closer to the north, near the school and on the south-east area to support the surrounding context.
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Proposed Land Use As can be seen in Figure 39, housing (grey) is our planned dominant land use. This is because, in the brief for this project it is stated that the aim is to produce “a residential led scheme�. Our desire to provide high density housing is also down to the fact that in our vision we aim to address the need for affordable housing in Northumberland Park, which is currently one of the most deprived wards in London. The School (red) has been moved to the North of the site facing Northumberland Park Avenue. The reason for this is because it is where all of the bus stops are located and a quieter, safer road than the Park Lane. Our proposed masterplan will provide an increased balance of social facilities (blue) and commercial space (orange), to make the most of the opportunities that the Stadium presents at the same time as servicing residents.
Figure 39
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Perspective Drawings
Figure 40 There is a lack of green open space. Currently some of green open spaces are unsafe and badly maintained. New proposals provide opportunity for residents to create their own green spaces on the rooftops, resulting in the green roof top system. New residence-only owned spaces should be a gathering point for the community where they can interact and relax.
Figure 41 Figure 42 is a drawing of how one of our Horizontal roads could be. Looking from West to East this shows how we aim to create a place that makes the pedestrian feel safe, as well as one that improves connections from white hart lane station to Northumberland Park Station and the Lea Valley.
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Figure 42
Cross Section Analysis Street Scape Cross Section • Streets are active to create a safe place. • Wide footpaths create emphasis on pedestrianisation. • Green open space provides a place to stop and rest as well as creating a soft feeling in contrast to the surrounding hard infrastructure. • A playground provides a space for children to gather and play.
Figure 43
Education Centre Cross Section
• 2.9m floor heights • The ground, first and second storey are allocated for educational use. With the top 5 storeys allocated for residential use. This prevents dead zones from when a school day ends to the next morning. • 30% of the building is used as service space, for lifts, staircases and other essential works. • 5m lift shafts for disabled access. • The educational space and residential space have seperate entrances to ensure the school is safe and secure. Figure 44
Figure 43 and Figure 44 are both representations of intergenerational spaces, a key feature of the vision. The street scape shows an area that children, adults and the elderly can all use in their own way. The cross section shows a mixed-use building for children during the day, and a range of all ages within the residential units.
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Sun Angle Analysis Shadows: October 3pm
While, having super high density living has lots of positives in terms of achieving affordable housing and allowing a place to be self-sufficient, it also has some side effects. One of these is that the shadows cast will be more intrusive in other buildings, streets and open spaces. Having said that, there are ways of combatting this. One way is to architecturally shape the buildings in a way that lets light through. Overall we believe that, having a high density development is very important in creating a successful development in the area and the impact of shadows is a necessary drawback that can be mitigated anyway.
Figure 54
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Figure 55
How People will use our site
8 Years old, school aged child that lives on the new development.
20 years old, football fan who lives in Cambridge and travels in on gameday.
30 years old, person who lives on the site and commutes into work in London.
75 year old, person who lives and spends their day in the area.
The younger generation that live on the site will feel safe going to and from school becsasue of our good quality street and block connectivity as well as active edges. In the evenings there will be clubs for them to take part in at the community hall. Furthermore the pocket parks means that they are never too far away from an outside green space. A day in the life could be: 9am: Go to school 9am-3pm: At school 3:30pm: walk home from school 5pm: Go to the community hall for a club 7pm: go home and go to bed A young football fan who travels in just for the game will be able to use the pubs, resturaunts and shops to grab some food and a drink before the match begins. The public realm on the south of the site also provides a good place to relax and meet with friends. A typical day could include: 12pm: arrive in Tottenham at WHL Station 12:10pm: After a walk, get to the NP public realm to meet friends 1pm: go into a pub/resturaunt for lunch and a drink 2:30pm: Use good block connectivity to go towards the stadium 5pm: Leave stadium after the match and make way towards the train station. A busy worker that commutes into central London every day will benefit from the proposed active transport network route that links our site to Northumberlnad Park Train station. When they return from work in the evening the site will be active and feel safe and they will be able to buy food for dinner on either the north of the south of the site. A typical day may consist of: 8am: use active network to get to Train Stations 9am - 5pm: Working 6pm: Return to Northumberlnad Park and buy dinner 6:30pm: Arrive home, cook dinner and eat 8pm: Go out and meet some friends at a bar 10pm: Go home and go to bed
An elderly peron will be able to reek the benefits of a largely car free site. The high quality pedestrianised zones allows them to go about and do their daily activities with ease. As well as this the shops on the site provide easy access to essentials. A typical day for an elderly person may be: 8am: Go to the shops to buy food for the day 11am: Go to the community hall to take part in an activity club 3pm: Use the pocket park to get some fresh air 5pm: Go home, have dinner and get ready for bed
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FINANCE & GOVERNANCE
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Local Authority Led
Figure 45 Local Authority development vehicles are becoming more efficient ways in solving the affordable housing crisis with interest borrowing rates at 4%, 2.5% below that of private developers. This gives Haringey Council an advantage to answer their own affordable housing need, with previously owned land. This has allowed 100% ‘genuinely affordable’ housing at 33% of market price, further answering the question of affordability for all in the local area surrounding Northumberland Park. Haringey Council currently owns our site, thus are not required to pay the ÂŁ43,100,000 per hectare in which the private developers are. This has helped reach total affordable housing and not interrupted with the viability at the scheme (5.75% capital profit as % of GDV). Figure 46 shows the viability of this proposed part of the site and the breakdown of what type of dwellings this will provide.
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Figure 46 The local authority allocation is directly west of existing Northumberland Park. This allows community cohesion to occur under the eye of the local authority and gives a chance to develop genuinely appropriate housing typologies to suit current, and future residents of the area. The LA have been given responsibility to develop the innovation centre, thus able to solidify and mitigate this cohesion in future. Thus, an intergenerational approach to governance.
CLT Led
Figure 47 By allocating land to the community, we are able to empower the existing residents in the area and increase public participation in the planning system. This creates social equity for the community with genuinely affordable housing (33% of market price) that acts as a stepping stone in the community to establish themselves in a new home. The way Northumberland Park CLT would operate, is through Haringey Council donating the land free of charge in order to receive 100% affordable housing in return with ‘super density’ focused on maximising the amount of homes provided on site. Currently, participation in Northumberland Park is at 43%, significantly below national average and shows intervention is required. This said, rather than generic top down intervention, we are promoting active citizenship, social equity and permanently affordable housing for the area. Figure 48 shows the financial viability of this scheme broken down and the unit types that this will provide.
Figure 48 The CLT is run through the creation of a cooperative, which maintain the legal rights to the land provided by Haringey Council. This is then developed in partnership with the local authority, meaning interest rates sit a 4% rather than 6.75% seen with traditional, private house builders. The CLT have achieved a sub 6% profit margin on our site, however due to low interest rates, and no requirement to profit ultimately the Community 43 Land Trust is available to thrive.
Private Developer Led
Figure 49 The private developer was selected due to the need for public facilities to be adequately provided for this area of high density. Though the contribution is site specific, it services the entire site without compromising affordable housing overall. We’ve maintained a projected 50% affordable housing to form a viable scheme. This is using our ‘genuinely affordable’ model of 33% market price. The creation of a multi-use Primary School, Sixth form and part time adult education centre will service the entire site and with remaining S106, the developer is expected to provide detailed master plans for the construction of the secondary school based at Figure 50 Northumberland Park leisure centre. Developers borrow at a higher rate of interest in comparison to local authorities at 6.75%. Developers Figure 50 displays the financial viability of this part are private companies in the most part, meaning of the site broken down. a projected profit of above 17% is expected on all schemes. The feasibility of this has been tested and a fully viable scheme at 17% is achieved with the 50% affordable housing rate, meeting the mayor’s requirements from the London Plan. A live work scheme will be provided, this supporting needs for accommodation for the work force of hospitals, offices and retail within the area. 44
Block Structure Rationale
LA Led
Figure 51
Link to London transport plan with proposed green cycle network to south of site – LA thinking on strategic scale. Local economic growth promoted with mixed use blocks serving fans on game day, increases supply of jobs. Innovation centre located to East of site to connect with existing NP, promotes community cohesion of NP, wider connections to Highgate considered. Matched typology to East of site to respect current standards. Housing delivery and affordable housing delivery is a priority of Haringey council in London’s plan. Links to stadium with design actions – stadium is a catalyst and aligns the interests of NP towards growth.
PD Led
Figure 52
Close proximity to public transport, in particular 3 bus stops connecting all directions for discounted rates. Connectivity and accessibility through Northern part, perfect for commuters and flow during peak times of flow. Compact city approach taken, dense with mixed use residential. People walk, ideal for commercial prosperity and increased footfall. No motorist route provided. Healthy environment with green link, leading to longer stays and people happier to live where they work.
CLT Led
Figure 53
Space within blocks to achieve communal allotments and greenspace, to increase participation, interaction and active citizenship. Green roof system integrated for Passive house heat retention, rain water retention, and public space sky high. Best existing connection to Northumberland Park with access route, to integrate existing and future communities. Located next to the innovation centre, locals are diehard fans, providing them access to viewing the game for free.
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APPENDIX
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Connectivity
Figure 56: Cycle Routes
Figure 57: Green Cycle Routes
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Figure 58: Bus Network
Figure 59: Infrastructure dev
Figure 60: Train Routes
Figure 61: Local Train Routes
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Further Research
Figure 62: Sport-led regeneration
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Figure 63: Good Growth Sketch
Figure 64: Mayors Plan Sketch
Figure 65: Benefits of green areas
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Permiability and Space Syntax
Figure 66: Space Syntax map
Figure 67: Permeability Map
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SUMMARY
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Conclusions The Northumberland Park Estates consists of several places that have been developed over time and this has created a fractured neighborhood in terms of connectivity and social structure. The residents do not see the area as one neighborhood. This creates a challenge for the regeneration process in terms of engaging residents with any new place created. Our site analysis undertaken and strategic framework process to create a masterplan has been positive. It has allowed us to firstly identify the issues with the area. Secondly through independent literature review and case study analysis, we came up with proven design actions that are transferable to our scheme. Finally, using these principles we developed a masterplan that both works as an amazing place for the people who will move into the area, but also a place where people in the surrounding neighborhood can connect with.
We have achieved this by implementing the following design objectives: 1. To provide people with active and prosperous lifestyles 2. High quality, healthy built environment 3. Strong local and national connectivity 4. An intergenerational and innovative solution to high density, affordable housing 5. Under mixed governance Whilst phasing of this development still needs to be worked out, we believe that these are healthy foundations to regenerate Northumberland Park for the people of N17. Furthermore it sets the president for future growth in the area, avoiding the mistakes that have been made in the past
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BIBLIOGRAPHY
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References Carroll, R. (2019). Here’s the Reason Why London’s Buses Are the Colour Red. [online] Culture Trip. Available at: https://theculturetrip.com/europe/united-kingdom/england/london/articles/heres-thereason-why-londons-buses-are-the-colour-red/ [Accessed 14 Dec. 2019]. Cities, G. and Cities, G. (2019). Green Roof Revolution: Why Cities Are Adopting Green Roofs — Living Architecture Monitor. [online] Living Architecture Monitor. Available at: https://livingarchitecturemonitor. com/news/2018/8/28/green-roof-revolution-why-cities-are-adopting-green-roofs [Accessed 18 Dec. 2019]. Dallas News. (2019). A Starbucks like you’ve never seen is now open in Dallas. [online] Available at: https://www.dallasnews.com/food/2015/04/14/a-starbucks-like-you-ve-never-seen-is-now-open-indallas/ [Accessed 19 Dec. 2019]. Intergenerational Foundation. (2019). Intergenerational Living = Dynamite TV! - Intergenerational Foundation. [online] Available at: http://www.if.org.uk/2013/02/27/intergenerational-living-dynamite-tv/ [Accessed 18 Dec. 2019]. Landscape Performance Series. (2019). Yanxiu Park. [online] Available landscapeperformance.org/case-study-briefs/yanxiu-park [Accessed 19 Dec. 2019].
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London.gov.uk. (2019). [online] Available at: https://www.london.gov.uk/sites/default/files/new_london_ plan_december_2017.pdf [Accessed 18 Dec. 2019]. Placemakingresource.com. (2019). Review: High density housing on Ipswich waterfront. [online] Available at: https://www.placemakingresource.com/article/1394166/review-high-density-housingipswich-waterfront [Accessed 18 Dec. 2019]. Rtpi.org.uk. (2019). [online] Available at: https://www.rtpi.org.uk/media/816110/capturing_the_wider_ benefits.pdf [Accessed 11 Nov. 2019]. Urbantransportgroup.org. (2019). [online] Available at: http://www.urbantransportgroup.org/system/ files/general-docs/The%20place%20to%20be%20-%20Urban%20Transport%20Group%20FINAL%20 WEB.pdf [Accessed 11 Nov. 2019]. Walker, J. and Orozco, E. (2012). Human transit. Washington [etc.]: Island Press.
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