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Montague Road, Fred Wigg and John Walsh Towers
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 4
1. Introduction
Background
The brief from Waltham Forest:
“The estate was identified in the Waltham Forest Estates Review, (October 2010), as one of two estates within the borough with the highest priority for regeneration intervention.”
The Estates Review in 2010 identified key areas requiring intervention :
- Poor relationship to housing & street - Isolated sunken parking - Poor quality streetscape - Very high 5 yr maintenance costs - High 30 year investment costs - High transfer requests
This study seeks to address these issues through by considering of all options for the long term future of the estate
Pollard Thomas Edwards were appointed in 2013 to undertake a study of the homes at Montague Road.
A number of consultants have been appointed to input specialist advice relating to the options appraisal: These are viability, structure, fire, sustainability.
Fred Wigg and John Walsh Towers Entrances - Opportunities and challenges
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 8
DRAMATIC OPEN SPACE AT THE RAISED ENTRANCE LEVEL THE RAISED ENTRANCE LEVEL HAS EXTRA BINS WITH A BINSTORE FOR THE CHUTE AT THE LOWEST LEVEL
ENTRANCE HAS THE POTENTIAL FOR VIEWS OUT ACROSS THE PARK
EXISTING REFUSE CHUTE IS SMALL AND ONLY ACCOMMODATES REFUSE NOT RECYCLING
REFUSE CHUTES HAVE STORES AT LOWEST LEVEL
BINS AT UPPER LEVEL CAN BE UNSIGHTLY
Fred Wigg and John Walsh Towers Circulation and fire escapes
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 10
- Management of fire escape
- Complicated Strategy
- Common parts are unnatractive
STAIRS BALCONY ESCAPE
CORRIDORS
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 11
Fred Interiors
Wigg and John Walsh Towers
- All flats are dual aspect
- Living rooms look over the flats
- Good sized rooms
- Obstructed views
LIVING ROOM BEDROOM
BATHROOM
KITCHEN
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 12
2. Project Objectives
1. to be a catalyst for change in this area
2. to create a long term sustainable
community
3. to work with residents
4. to address the fire strategy
4. Design Options for the future
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 15
Option 1. Minimal Refurbishment
- No major change but immediate problems dealt with
Option 2. New Build, with demolition of towers
- New buildings at Montague Road
Option 3. Transformation through refurbishment
- Fred Wigg and John Walsh Towers would be totally refurbished to a high
standard, plus new build infill
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 16
Option 1. Minimal Refurbishment
— Fire strategy resolved
— Essential structural maintenance
— Limited internal upgrading
— Some streetscape improvements
— Buildings would meet the Waltham
Forest Standard
— Shopping list approach
1. Fire Safety works - to allow balconies to be privately occupied
2. Balcony improvements (following fire strategy changes)
3. Heating system modernised
4. Repairs to structure
5. Entrances and security - Common parts
6. Entrances and security - Individual flats
7. Cleaning and Maintenance strategy
8. Landscape improvements
9. Car parking improvements
10. Refuse Strategy
11. New Kitchens
12. New bathrooms
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 17
Option 1. Minimal Refurbishment
Strengths
—Work can be completed using existing available
budget
—Fire strategy is resolved as part of work reducing
management costs to Ascham Homes
—‘Quick fix’ solution
—Work could be completed within approximately 12
months
—Residents are not moved during the works
—Low capital costs, utilising existing budget
—Work at the base of the towers could improve the
connection to the street
Weaknessess
—Limited benefits to the surrounding streets
—No new homes are created
—Energy standards will not improve significantly
—Not a long term solution as further works may be
required in future years
—The towers’ appearance would not change
dramatically
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 18
Option 2. Demolition and New Build
OTHER
USE
— Demolition of Fred Wigg and John Walsh Towers
— New scheme fully rebuilt
— Modern homes
6 ST
USE
8 ST
N
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 19
Option 2. Demolition and New Build
Strengths
—Eradicates all problems with existing buildings
—New buildings improve the overall quality of site with
knock on benefits to surrounding streets
—Improve energy performance for residents, comfort
levels are improved and energy bills lowered
—The site has fabulous views that will be a benefit to
new homes
—Housing mix (tenure and size of homes) can be
tailored to suit the borough’s needs ; affordable rent,
shared ownership, private sales can all be included
Weaknesses
—Most disruptive to residents
—Historic value of the towers architecturally and as a
local landmark is lost.
—Overall numbers of homes are not radically
increased
(capacity studies show up to about 50 additional
new homes maximum)
—Potential loss of affordable homes, depending on
financial viability
—Phased development with lengthy construction times
(at least 3-6 years)
Perspective view
Option 3. Transformation
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 21
- Complete strip out of existing building to concrete
frame
- Total refurbishment of all interiors and exteriors
- New building to sit between the towers
- Re organised parking and landscape
- Introduce mix of tenure
- High quality finishes across all tenures
Option 3. Transformation
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 22
Strengths
—Transformation of all external and internal areas
—Creates additional new homes that assist decanting
and phasing requirements
—The addition of a new building improves the overall
quality of site together with transformation of
existing buildings
—Improved energy performance for existing homes,
comfort levels are improved and energy bills lowered
—Residents can stay on the site although moves may
be necessary to suit phasing
—Tenure and mix of new homes can be to LBWF
requirements
—The towers are an iconic local landmark
Weaknesses
—Disruption to residents with decanting from old home
to new home
—Major site construction works with programme of at
least 3-4 years
—loss of some affordable homes on the Montague
Road
site to create a mixed tenure community, off site
provision to be located on satellite sites within the
borough
Park Hill Sheffield, view of interior
Option 3. Transformation
23 Pollard Thomas Edwards Montague Road - Officers Workshop 29 May 2014
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Option 3. Transformation
24 Pollard Thomas Edwards Montague Road - Officers Workshop 29 May 2014
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Option 3. Transformation Entrances will be welcoming
26 Pollard Thomas Edwards Montague Road - Officers Workshop 29 May 2014
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Option 3. Transformation Entrances will be welcoming
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Option 3. Transformation
Examples of new buildings for the infill building:
— Modern design to fit into the
existing buildings
— Approximately 6 storeys
— Built to provide new homes for
existing residents
Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 27
Montague Road -Officers Workshop 29 May 2014 Pollard Thomas Edwards 28
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Option 3. Transformation Image of transformed towers
Montague Road -Officers Workshop 29 May 2014 Pollard Thomas Edwards 29
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Questions and Discussion
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