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B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Site ContextExiSting aErial viEw wESt towardS Bow
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109 11 13 14
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ExiSting SitE photo loCationS
UndEr ConStrUCtion
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918917 919
opEn SpaCE plan
thE SitE - ConSErvation arEaS
Sugar House Lane Conservation area
Three Mills Conservation Area (LBTH)
Three Mills Conservation Area (LBN)
Leaside Area Action (LAA) Plan Boundary
Sub Area of LAA Plan; Bromley By Bow North
Site Boundary
Public Open Space
a12
Bow flyovEr (a118)
rivEr lE
a
hanCoC
k road
th
rEE
mil
lS l
an
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B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
historyThe tidal estuary of the Thames flows up the River Lea valley. The constant flow of water has powered the tidal mills since the 12th century at Three Mills.
South westerly winds have been an important passage of clean air for the valley and source of power for the windmills.
The River Lea is a myriad of water courses splitting and joining to a watery landscape that braids across the landscape and drains down river of the city of London. The marshy Lea valley acts as an enormous flood plain connecting the tidal estuary with the flood waters coming from inland.
thE City of london thames va
lley
river lea valley
to the city
to Essex
Bow and poplar, 1745 roqUE’S map Crossing this marshy area is an ancient causeway, Queen Matilda’s Causeway, with bridges and crossing points, this connects the capital city with the agricultural areas of East Anglia and Stratford with Bow and this forms the north edge of the site.
At this time the extent of the City of London was to the west bank of the Lee Old River which is the western channel: to the east lay Essex. This old boundary now forms the western side of the site.
The landscape is of meadows, fields and marshes. Bleaching grounds are recorded by the River and a silk printer. Large houses are placed on the west bank of the River while marshes are noted between the channels and to the east. To the west of the site is Bromley House, laid out with large formal gardens and orchards. Bromley by Bow is a separate village.
At this time the rivers are all tidal.
1975 map Industry lines the River Lea’s west bank and backs onto the towpath, but has no connection to the River. Post Second World War as shown on 1975 map the area is further isolated by the upgrading of Bow Crossing and the A12. This created the severance of the site from Bow.
towEr hamlEtS
nEwham
waltham forESt
haCknEy
SoUthwarkgrEEnwiCh
a12
a12
t
he Ca
usew
ay
the l
imeh
ouse
Cut
Key
The site
Inf illing Back River
The Olympic Village
Three mills Heritage Area to the south
The new pumping station
The gasometers
the valley
21St CEntUry
• The valley still has a braiding of waterways
• The archipelago is hidden
• The rivers and infrastructure isolate the site
• The causeway prevents access to the north
• The boundaries of the London Boroughs still divide the area
• Major roads form almost impenetrable boundaries
• The Olympic Village to the north offers potential
• Three Mills Heritage Area lies to the east
• The new and old pumping stations are practical symbols of innovation
• The gasometers are dramatic industrial relics
1869 map In 1844 the growth of industry in the area follows the Metropolis Buildings Act which zoned polluting industry outside the city. This meant that industry that was obnoxious, and needed a lot of water for the processes, and required good waterways and roads for transport was usefully located in the Lee Valley, in Essex.
By 1869 the plan shows much industry in the eastern side of Bromley By Bow; paper mill to the north and chemical works to the south. The centre of the site is mostly vacant.
SEwErS and prESEntimEnt map in 1843 In 1766 the canalisation of the Old River Lee controlled the tidal flow, greatly improved the navigation of the upper reaches and made possible the channel to be cut to Limehouse basin. This meant that goods and trade were now unaffected by the tide above the locks in the Old River Lee.
The Three Mills Western Branch (later called the Three Mills Back River) and the Three Mills Eastern Branch (called the Three Mills Wall River) continued to be tidal through Three Mills
By 1843 development had stretched along the route of the causeway. Tow routes are shown on the south side.
Along the River Lee the city boundary is clearly marked.
Within the area between the east and western branches of the Three Mills River, flood walls are shown protecting the site. These flood walls were privately maintained.
poStwar map Showing BomB damagE The area around Bow was extensively bombed during World War II, due to the vital industry and infrastructure in the area. As a result vast areas of the Victorian/Edwardian housing stock was damaged or destroyed.
key
Total destruction
Damaged beyond repair
Seriously damaged, doubtful if repairable
Seriously damaged, but repairable at cost
General blast damage - not structural
Blast damage, minor in nature
Clearance areas
Clearance areas V1 flying bomb
1745
1945
1843 1869
1975 prESEnt day
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Site areas for outline / detailed phase 02 land in the wider area Context
(Olympic Village tO the nOrth Of bOw
crOssing)
(future prOpOsed masterplan fOr
strand east)
phase 02 bOundary
prOpOsed bus rOute frOm brOmley by bOw tO
stratfOrd
3 millsgreen
3 mills studiOs
tescO site
a12
brOmley by bOw statiOn
hOuse mill
bOw riVer Village
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Approved Outline Masterplan with Phase 02
phaSE 2 StratEgiC dESign movES
Basement car park access omitted from Block R6. Access to basement car park from Block R3.
Increase length of block R6 west-wards by 4m
Remove angle to east-end of R6
Block R6 and R7 proposed as stand alone blocks. Additional permeability created and more daylight created within the courtyard.
Better unit layouts created to east-end of block R6
Remove set back at penthouse level of R6
Communal green space increased
Underground refuse stores located along shared surface street
Continued public realm connecting to Phase 01
Additional east-west permeability
Front doors onto the towpath street edge
Public open space
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5
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10
11
12
kEy
Residential Schedule
257 x 1 Bed dwellings289 x 2 Bed dwellings181 x 3 Bed dwellings
041 x 4 Bed dwellings
022 x 5 Bed dwellings
total 790
Commercial Uses
GIA - 10527.2 m2
parking
211 Car parking spaces023 Motor cycle spaces1227 Cycle spaces033 Commercial parking spaces
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phaSE 02
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
1
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fUrthEr rEfinEmEnt of phaSE 02
Site boundary amended
Layout to R6 redesigned to create a third core. This improves the quality of residential accommodation and eliminates single aspect north facing units
East elevation of R6 now responds to the form of the river - as a projection at the apex
Increased gap between R6 and R7 from 4.2m to 6.2m
R7 redesigned as a rectilinear shape
Dual aspect duplex units reintroduced to R7 with access from communal courtyard level and towpath level
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Summary Accommodation Schedule
1 Bed: 502 Bed: 45 3 Bed: 17
Total: 112
Affordable / Private Mix : 35% / 65%
Wheelchair Units : 10% of total units
Phase 2 Design Development - Current Proposals
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Phase 02 Design Principles Phase 02 illustrated within existing boundary context (Phase 01 under construction) and also within the Outline Approved Development
BUilding USES
vEhiCUlar movEmEnt
Phase 02 Boundary
Approved Outline Application
Emergency / Refuse Vehicle Route
Residents Vehicle Route
Public Transport Route
Access to Residents Basement Parking
Restriced Access Points
Phase 02 Boundary
Approved Outline Application
Residential
phaSE 02 : within oUtlinE approvEd maStErplan
phaSE 02 : within oUtlinE approvEd maStErplan
phaSE 02 : with phaSE 01 and ExiSting ContExt
phaSE 02 : with phaSE 01 and ExiSting ContExt
UndEr ConStrUCtion
UndEr ConStrUCtion
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
CharaCtEr arEaS
StorEy hEightS
phaSE 02 : within oUtlinE approvEd maStErplan
phaSE 02 : within oUtlinE approvEd maStErplan
phaSE 02 : with phaSE 01 and ExiSting ContExt
phaSE 02 : with phaSE 01 and ExiSting ContExt
Phase 02 Boundary
Approved Outline Application
Public Open Space
Semi Private Communal Courtyard
Private Amenity Space
Childrens Play Area
Phase 02 Boundary
Approved Outline Application
4 Storey
5 Storey
6 Storey
8 Storey
Phase 02 Design Principles Phase 02 illustrated within existing boundary context (Phase 01 under construction) and also within the Outline Approved Development
UndEr ConStrUCtion
UndEr ConStrUCtion
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Approved Phase 01 Elevations within the Outline Approved Development
ElEvationS - 01: front
ElEvationS - 02: lEft SidE (towpath lEvEl)
ElEvationS - 03: BaCk (phaSE 01 CoUrtyard)
ElEvationS - 04: right SidE
01
0203
04
ElEvationS - 03: BaCk (towpath lEvEl)
02
03
01
BloCk r1
BloCk r2ElEvationS - 02: right SidE
ElEvationS - 01: front (CoUrtyard)
prECEdEntS
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
ElEvationS - 01:front
ElEvationS - 02: right SidE
ElEvationS - 03: BaCk
ElEvationS - 04: lEft SidE
01
0203
04
BloCk r3
BloCk r4ElEvationS - 01: front (CoUrtyard)
ElEvationS - 03: right SidE
ElEvationS - 04: lEft SidE
ElEvationS - 02: BaCk (CoUrtyard)
03
02
04
Approved Phase 01 Elevations within the Outline Approved Development
prECEdEntS
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
a
a
Phase 02 Elevations - Block R6 within the Outline Approved DevelopmentElEvationS - 01: front ElEvationS - 03: right SidE ElEvationS - 04: lEft SidE
ElEvationS - 02: BaCk SECtion a-a
0301
0204
prECEdEntS
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
a
a
Phase 02 Elevations - Block R7 within the Outline Approved DevelopmentElEvationS - 01: front ElEvationS - 03: right SidE ElEvationS - 04: lEft SidE
ElEvationS - 02: BaCk SECtion a-a
01
02
04
03
prECEdEntS
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Phase 02 Site SectionsIn context with existing and Approved Outline and Phase 01
CroSS SECtion EaSt-wESt aS pEr oUtlinE appliCation with CUrrEnt phaSE 02 propoSalS
CroSS SECtion EaSt-wESt intEgratEd with ExiSting ContExt
PHASE 02 - RESERVED MATTERS
PHASE 02 - RESERVED MATTERS
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Phase 02 Site SectionsIn context with existing and Approved Outline and Phase 01
towpath SECtion aS pEr oUtlinE appliCation with CUrrEnt phaSE 02 propoSalS
towpath SECtion - phaSE 2 propoSalS intEgratEd with ExiSting ContExt
PHASE 02 - RESERVED MATTERS
PHASE 02 - RESERVED MATTERS
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Phase 02 Landscape Masterplan
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䠀愀渀挀漀挀欀 刀漀愀搀
䄀挀挀攀猀猀 刀漀愀搀
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B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
Phase 02 Landscape Sections
Bow rivEr villagE: phaSE two 匀攀挀琀椀漀渀 䔀 ⴀ 䔀ᤠ
匀攀挀琀椀漀渀 䘀 ⴀ 䘀ᤠ
䠀愀渀挀漀挀欀 刀漀愀搀
䄀挀挀攀猀猀 刀漀愀搀
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唀刀匀
䌀伀唀刀吀夀䄀刀䐀 䰀䄀一䐀匀䌀䄀倀䔀
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猀挀爀攀攀渀猀
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SECtion a-a
SECtion E-E
SECtion f-f
SECtion B-B
SECtion C-C
SECtion d-d
匀攀挀琀椀漀渀 䔀 ⴀ 䔀ᤠ
匀攀挀琀椀漀渀 䘀 ⴀ 䘀ᤠ
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䄀挀挀攀猀猀 刀漀愀搀
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䌀伀唀刀吀夀䄀刀䐀 䰀䄀一䐀匀䌀䄀倀䔀
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猀挀爀攀攀渀猀
䘀攀愀琀甀爀攀 瀀氀愀渀琀椀渀最 漀昀 猀攀洀椀ⴀ洀愀琀甀爀攀 琀爀攀攀猀 漀渀 洀漀甀渀搀猀
䤀渀昀漀爀洀愀氀 瀀氀愀礀 愀渀搀 猀攀愀琀椀渀最 倀爀椀瘀愀琀攀 琀攀爀爀愀挀攀猀 愀渀搀 瀀氀愀渀琀攀爀猀
刀椀瘀攀爀 昀爀漀渀琀愀最攀 最愀爀搀攀渀 眀椀琀栀 猀攀愀琀椀渀最 愀渀搀 椀渀昀漀爀洀愀氀 瀀氀愀礀 愀爀攀愀
䌀 䌀ᤠ
䐀 䐀ᤠ
䘀
䘀ᤠ
䔀 䔀ᤠ
䈀
䈀ᤠ
䄀
䄀ᤠ
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
visualisationsView from A12
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
visualisationsView from Strand East site
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
visualisationsView from Courtyard
B o w r i v e r v i l l a g e p h a s e 0 2 Exhibition july 2015
visualisationsView from Towpath
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