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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
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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.
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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
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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
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Mini Holland Route
Site Boundary
Commercial
Pedestrian bridge routeBus stop
Key
L E A B R I D
GE R O
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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.
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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
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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.
Percentage breakdown –
Studios 17%
1bed 50%
2bed 33%
The 238 private homes will be located in Block D-J.
Percentage breakdown –
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
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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
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
Landscaping
10 Pollard Thomas EdwardsLea Bridge Road Public Realm Proposals
Developing the Masterplan
Lea Bridge Road Public Realm Proposals
Developing the Masterplan
Lea Bridge Road Public Realm Proposals
Lea Bridge Road Public Realm Proposals
Lea Bridge Road Public Realm Proposals
Developing the Masterplan
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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
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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
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Ordnance Survey (c) Crown C
opyright 2015. All rights reserved. Licence number 100022432
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Ordnance Survey (c) Crown C
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Diespeker Wharf 38 Graham Street London N1 8JXT 020 7336 7777 [email protected] @ptearchitects www.pollardthomasedwards.co.uk