97 Lea Bridge Road, Waltham Forest Members’ Presentation ...democracy.walthamforest.gov.uk/documents/s48513/Lea... · 97 Lea Bridge Road, Waltham Forest Members’ Presentation

97 Lea Bridge Road, Waltham ForestMembers’ Presentation PackOctober 2015

2 Pollard Thomas Edwards

The Team

Hill Residential Limited Developer/Client

Hill Partnerships Limited Main Contractor

Pollard Thomas Edwards Architect

Jones Lang LaSalle Planning Consultant

Brand Consulting Ltd. Structural/Civil Engineers

Bailey Garner Sustainability Consultant

Building Design Partnership Landscape Architect

Swan Housing Association Affordable Housing


PTE’s experience is built over 40 years of conceiving and delivering regeneration projects at a wide variety of scales, including schemes that are comparable with that at 97 Lea Bridge Road.

PTE’s work is divided between private and public sectors with many of our projects involving a number of monitoring authorities. We specialise in the creation of new neighbourhoods and the revitalisation of old ones. Our projects embrace the whole spectrum of residential development and other essential ingredients which make our towns and cities thriving and sustainable places.

We offer a unique combination of commercial acumen, design talent and social commitment. Our rigorous questioning approach produces design solutions that are intelligent, imaginative and which add value and joy. We work closely and collaboratively with our clients, forging long term relationships. We place great importance not only on the way that buildings look, but also on the way that they are made, the way they are used and their graceful ageing.

By building on our reputation of lateral thinking at strategic levels we can add values to sites and neighbourhoods. We take a holistic view of the scope for community and commercial benefits and translate this into highly successful planning consents. Our skills and experience to deliver outstanding designs has been acknowledged by the 150 major design awards we have won.

Current projects in Waltham Forest include:

The Scene, Arcade Site

Blackhorse Lane

The Drive

Montague Road

Vision: “To be the leading, most trusted provider of distinctive, quality homes in the UK”

Hill is one of the country’s top house builders specialising in developing homes of distinction across London and the south east. With a strong ethos for providing quality homes that both respect and enhance their environments, every scheme is bespoke and distinctive.

We are proud to have achieved the highest levels of customer satisfaction in an independent survey by the Home Builders Federation (HBF), receiving a 5 star rating in their annual customer satisfaction survey 2015.


Future rail station

Leyton Marshes

Waterworks Nature Reserve / Leisure centre

Lea BridgeIndustrial Estate

Shops / convenience stores

Garage

B&Q

Industrial estate

Gas works

Residential area

Residential area

BurwellIndustrial Estate

Site

Lea Bridge Road

Burwell RoadArgall Way

Walthamstow Lea Valley

Stratford

N

Site and Context

The site lies within the Borough of Waltham Forest and is broadly rectangular in shape. It is bounded to the south by Lea Bridge Road and Burwell Road to the east. Argall Way lies to the west, beyond a planted verge.

The site currently comprises a number of warehouse and commercial buildings ranging in height from 2 to 5-storeys.

To the north is an area of industrial and storage buildings and to the east are residential buildings primarily 2-storeys in height. It is assumed that the adjoining sites will remain as industrial warehousing for the immediate future. It is envisaged that these will ultimately also be redeveloped as a further extension to this new residential area.

Across the Lea Bridge Road to the south and Argall Way to the west are small pocket parks.

The site itself is broadly level however with the pavement along Burwell Road being approximately one metre higher than the site. The pavement along Lea Bridge Road rises to the west such that at the south west corner of the site, it is approximately 3m above the site level.Vehicular access to the site is currently from Burwell Road to the east and Lea Bridge Road to the south.

Site and context

Site and wider context


The design has been devised in collaboration with the Council and other key organisations, such as the Metropolitan Police and the Environment Agency. Meetings have also been held with the Mini-Holland Team and neighbouring landowners. Following the presentation to Councillors, Hill Partnerships and Swan Housing will be undertaking a public consultation for residents later this month.

Engagement

Hill Residential Limited purchase Lea Bridge Road Site

Late 2014 April 2015 June July August September October

Pre App 1 - April 2015

Pre App 2 - May 2015

Pre App 3 - June 2015

Pre App 4 - July 2015

Pre App 5 - September 2015

May

Transport and Mini Holland Meeting

Competition Scheme -

January 2015

GLA

Public Consultation

Planning Submission


Mini Holland Route

Site Boundary

Commercial

Pedestrian bridge routeBus stop

Key

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PRIVATE

PUBLICVISUALLY

PERMEABLE

PHYSICALLY PERMEABLE

Pedestrian Links

Residential

Concierge

Residential entrance

Commercial Frontage

FACTORY

WAREHOUSE

ENTERPRISE PARK

Temporary Station Location

Private Ownership (others)

Current Masterplan

Our aim is to create a simple site layout that achieves value by creating an attractive place to live, where homes can enjoy amenity, light and outlook.

This is clearly a landmark site and will soon become part of the strong Lea Valley sky-line.

The outlook to the south and west both offer benefits of open space and panoramic views of the Lea Valley and Central London beyond. The outlook to the north is currently one over industrial and warehouse buildings.

The perimeter of the site has the constraints of the existing two-storey houses to the east on Burwell Road, and the need to avoid overshadowing from the south which has made the west and north the prime locations for height.

The busier Lea Bridge Road to the south makes this an ideal location for the commercial units, with vehicular access and servicing for the whole site from Burwell Road to the east, concentrated in this area and to the rear of the frontage blocks, to gain benefits from changes in level and ease of vehicular access.

Overall the building heights around the perimeter of the square respond to their immediate context. Heights are reduced to the east and south-east in response to neighbours.

The commercial accommodation is located along Lea Bridge Road.

The experience of the new development, with a close regard to character and detail, the extent of amenity space and carefully integrated yet discreet servicing will all help to ensure that this new place, Lea Bridge Square, becomes an attractive destination where people will choose and want to live.


Commercial Uses

Office Space

Cycle café

Gym

Residential Tenures

Private

Intermediate

Affordable Rent

Concierge

Ground Floor Plan and Uses

Commercial uses front Lea Bridge Road providing 300 m² at street level to the corner building (Block E) and 700m² to main frontage (Blocks C and D).

A gym is located to the base of the buildings fronting Argall Way (Blocks F and G) with an area of 630 m². The gym is entered via the lane at the base of Block F. This will provide an active frontage in both existing and future contexts.

The concierge is located at the base of Block F, entered via the lane.

There are two existing substations onsite that will be relocated beside the vehicle ramp to the base of Block A.

Blocks A, B H and J have residential at ground floor level.

Landscape

BDP have been engaged by the client to provide land-scape services to both the public and private realms, this includes street frontages, the spaces between buildings and the courtyard.

A

B

CDE

F

G H J


Mix

The scheme has a total of 300 residential units. Current

mix of apartment types across the scheme;

Studio 3%, 1 Bed 25%, 2 Bed 57% and 3 Bed 15%.

Tenure Distribution

There is a 20% Affordable provision providing a total of

62 Affordable homes. Of these the split equates to 61%

affordable rent and 39% Intermediate.

The 38 affordable rented homes are located in Blocks A.

Percentage breakdown –

1bed 24%

2bed 37%

3bed 40%

The 24 Intermediate homes will be located in Block C.


Studios 17%

1bed 50%

2bed 33%

The 238 private homes will be located in Block D-J.


Studios 2%

1bed 23%

2bed 63%

3bed 12%

Typical Floor Plan and Unit Mix

Residential Tenures

Private

Intermediate

Affordable Rent

Concierge

A

B

CDE

F

G H J


Lea Bridge Road Public Realm Proposals

Developing the Masterplan

Edge Treatments

Building facade

1.8m high fence to communal private garden

900mm high brick wall to private terrace

525mm high brick retaining wall with900mm high timber balustrade

900mm high brick wall with 900mm steel mesh fence



Edge Treatments

Building facade

1.8m high fence to communal private garden

900mm high brick wall to private terrace

525mm high brick retaining wall with900mm high timber balustrade

900mm high brick wall with 900mm steel mesh fence

Landscaping

10 Pollard Thomas EdwardsLea Bridge Road Public Realm Proposals









The development proposes the following sustainable design strategies:

• Code for Sustainable Homes Level 4

• BREEAM ‘Very Good’ for all non residential buildings.

• Dwellings designed to optimise daylight and aspect.

• The development will use the most viable low carbon technology – a combined heat and power plant (CHP) serving all the new buildings.

• Roof mounted solar photovoltaic panels with brown roofs mounted to flat roof areas.

• Landscape strategy which aims to enhance the natural environment and increase biodiversity.

Low-flow fittingsCycle storage provisionGreen roof and photo-voltaics

PV solar panels generate renewable energy

Tree planting to provide natural solar shading and act as privacy and noise buffer

Dual aspect 2-bed flats with cross-ventilation

Double-glazed windows - acoustic and thermal insulation

Sustainability


With the basic site massing established we started to model the taller blocks on the eastern side of the site facing the Lea Valley.

Our conceptual thinking for the three blocks ranged from ‘silos’ to ‘weathered rocks’ occupying the bank of the Lea River.

To express these concepts, wanting a sculptural appearance we began to consider forces which may influence their shape, such as:

- Sunlight access to courtyard, balconies and apartments

- Maximising views from apartments

- Reducing the perceived mass of the blocks

- Increasing light and distance between facing apartments

- Responding to scale and surrounding context

STEP 1 - SUN STUDIES

We completed sun studies of our basic massing which allowed opportunities for improved sunlight access to be identified.

A step-by-step outline of the process undertaken determined the shape of the three blocks fronting the Lea Valley.

The goal was to optimise the massing of the blocks to create the most positive outcomes to the influences identified.

SUMMER SOLSTICE EQUINOX WINTER SOLSTICE

STEP 2 - IDENTIFY OPPORTUNITIES

The sun studies allowed us to identify three key opportunities (illustrated in diagrams to the right) to improve sunlight access to the courtyard and apartments.

SUN TO COURTYARD & APARTMENTSEQUINOX - WINTER

11am - 2pm

SUN TO COURTYARDSUMMER

2pm - 4pm

SUN TO APARTMENTSSUMMER

4pm - 5pm

1 2 3

1 2 3STEP 3 - SCULPTING THE BLOCKS

The blocks are sculpted based on the opportunities identified above.

The manipulations consist of either skewing the building’s footprint (black arrows) or slicing the mass (red cuts).

STUDY 1 - Sun to CourtyardEquinox @ 2pm

STUDY 2 - Sun to ApartmentsSummer @ 5pm

STUDY 3 - Sun to CourtyardSummer @ 4pm

OUR ORIGINAL BASIC MASSING

OUR ‘SCULPTED’ MASSES - SKEWED AND SLICED

Developing the concept of the Lea Valley frontage buildings

With the basic site massing established we started to model the taller blocks on the eastern side of the site facing the Lea Valley.

Our conceptual thinking for the three blocks ranged from ‘silos’ to ‘weathered rocks’ occupying the bank of the Lea River.

To express these concepts, wanting a sculptural appearance we began to consider forces which may influence their shape, such as:

- Sunlight access to courtyard, balconies and apartments

- Maximising views from apartments

- Reducing the perceived mass of the blocks

- Increasing light and distance between facing apartments

- Responding to scale and surrounding context

STEP 1 - SUN STUDIES

We completed sun studies of our basic massing which allowed opportunities for improved sunlight access to be identified.

A step-by-step outline of the process undertaken determined the shape of the three blocks fronting the Lea Valley.

The goal was to optimise the massing of the blocks to create the most positive outcomes to the influences identified.

SUMMER SOLSTICE EQUINOX WINTER SOLSTICE

STEP 2 - IDENTIFY OPPORTUNITIES

The sun studies allowed us to identify three key opportunities (illustrated in diagrams to the right) to improve sunlight access to the courtyard and apartments.

SUN TO COURTYARD & APARTMENTSEQUINOX - WINTER

11am - 2pm

SUN TO COURTYARDSUMMER

2pm - 4pm

SUN TO APARTMENTSSUMMER

4pm - 5pm

1 2 3

1 2 3STEP 3 - SCULPTING THE BLOCKS

The blocks are sculpted based on the opportunities identified above.

The manipulations consist of either skewing the building’s footprint (black arrows) or slicing the mass (red cuts).

STUDY 1 - Sun to CourtyardEquinox @ 2pm

STUDY 2 - Sun to ApartmentsSummer @ 5pm

STUDY 3 - Sun to CourtyardSummer @ 4pm

OUR ORIGINAL BASIC MASSING

OUR ‘SCULPTED’ MASSES - SKEWED AND SLICED

STEP 4 - COMBINING THE MASSES

After identifying three areas of opportunity for improving sunlight access and sculpting our basic massing to take advantage of these opportunities, we then combined each of the three sculpted masses to provide a final optimised building mass.

WINTER SUN TO COURTYARD

SUMMER SUN TO COURTYARD

SUMMER SUN TO APARTMENTS

1

2

3

+

+

= COMBINED MASSING

OUTCOME

By sculpting our basic building massing to provide improved sunlight access at key moments throughout the day/year, and combining these into a final mass, we have created a form which is optimised for the site and context.

LOW ANGLE WINTER SUN TO COURTYARD AND APARTMENTS BEHIND

SUMMER AFTERNOON SUN TO APARTMENTS SUN TO COURTYARD AND APARTMENTS BEHIND


Ordnance Survey (c) Crown C

opyright 2015. All rights reserved. Licence number 100022432

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Diespeker Wharf 38 Graham Street London N1 8JXT 020 7336 7777 [email protected] @ptearchitects www.pollardthomasedwards.co.uk

Documents

97 Lea Bridge Road, Waltham Forest Members’ Presentation ...democracy.walthamforest.gov.uk/documents/s48513/Lea... · 97 Lea Bridge Road, Waltham Forest Members’ Presentation