CABE design reviews

Greenwich Peninsula Hotel, Greenwich

Tue, 02 Mar 2010 14:42:55 GMT

Development of a 21-storey hotel and a 23-storey building with serviced residential apartments. Designed by Lifschutz Davidson Sandilands.

Summary

The development of this constrained site presents many challenges, not least that of building in such proximity to the O2 Dome. In our view, this proposal resolves these in a more convincing fashion than the consented scheme for the site. We welcome the logical organisation of the site. We also support the orthogonal planning and deconstructed form of the hotel and ballroom building. However, there are three areas which we think would benefit from further consideration. These relate to the position and orientation of the serviced apartment building, the architectural expression of the buildings and how they will be read against the O2 Dome, and the approach to landscape. Subject to a re-evaluation of these aspects of the project, we think the proposal could develop into a fitting neighbour for the O2 Dome. We are confident that the architects will rise to this challenge to produce a scheme worthy of the aspirations of Greenwich. We would ask that the points raised in this letter are addressed before planning permission is granted.

Site strategy

We recognise the significant challenges associated with developing this constrained site on the Greenwich Peninsula adjacent to the O2 Dome. The explanation of the development options for the site in the planning application is helpful in understanding the logic for the plan presented. Whilst we acknowledge that the approved masterplan for the peninsula respected the curve of the dome, the design team make a good case for adopting a strong orthogonal arrangement for the hotel and ballroom. It also puts a convincing case forward for buildings of the height proposed, which we note are lower than the consented hotel for the site.

However, we are not convinced by the positioning of the serviced apartment block in relation to the hotel and ballroom. We understand the logic for physically linking the two buildings and we support the desire for the apartment block to have its own identity. Nevertheless, the inflected position of the apartment block still appears to be determined by the site boundary at the narrowest part of the site, rather than being a response to wider townscape considerations, including views of the O2 Dome. As a composition, the buildings sit uncomfortably alongside each other, particularly in distant views; the conflicting geometry of the apartment block sets it apart from its neighbour, giving a sense of a fractured family of buildings rather than a cohesive grouping. Whilst the deconstructed form of the hotel and ballroom block firmly roots it to its context, lending it something of the scale of the Docklands mills, the apartment building appears aloof and disconnected.

The residents’ garden seems squeezed and detached from the building. This condition is reinforced by the tower’s inactive ground floor which also fails to consider the potential neutralising effect on the adjoining swathe of landscape to the north. Therefore, we urge the design team to consider how a more orthogonal alignment to the building can be achieved.

Architectural expression

We welcome the design team’s efforts to ensure that the buildings reflect more of the spirit that the O2 Dome has brought to this end of the peninsula. However, whilst the detail presented in the façade strategy for each of the blocks proposed suggests a potentially elegant demeanour for the architecture, this will rely heavily on the material quality of the gold and silver aluminium panels and fins. Whilst their reflective quality could work well to mirror the river and the Dome, the exact tone and shine to the cladding will dictate whether the buildings have a more corporate or playful character. There could also be more nuance to the expression of the façades to distinguish between the hotel and ballroom as public buildings and the apartment block as a private residence. For example, one might expect the apartment tower to express the winter gardens at its corners and for the building to adopt a different metallic quality from its neighbours. This would help strengthen the buildings’ individual identities whilst preserving their familial relationship.

In our view, the elevations could also work harder to respond to orientation. For example, whilst we understand the desire to maintain an openness to the ballroom’s south and west-facing elevations we are concerned that this necessitates a fully sealed and air conditioned box to moderate the internal environment. Finally, the buildings have the potential to be just as striking at night as in the day so we would recommend that the design team produce night time views of the development to illustrate how they will be seen after dark.

Landscape and public realm strategy

We welcome the design team’s commitment to providing a high quality landscape for this scheme. One can observe a clear logic to the site organisation in the consolidation of the service zone alongside the Dome’s and in the provision of an efficient drop-off arrangement for the hotel. There is a considered approach to the relationship of the public buildings to the landscape and how these should shape the character and life of the public spaces across the site. For example, we support the proposal for a pavilion building fronting the programmable events space. We also welcome the transition from the formal landscape fronting the buildings to a softer, more riverine and ecology-focussed landscape closer to the water. However, we think there is scope to provide more opportunities for shelter in this exposed environment, perhaps tying in with informal and organised activities for visitors at the water’s edge. This would help give a sense of enjoyment and celebration to this riverside park at the end of the peninsula. We understand that responsibility for the management and maintenance of the public realm will lie with the hotel operator; at the appropriate time the local authority may wish to condition this.

We welcome the provision of a roof terrace to the ballroom but its diminutive size will limit the number of guests able to enjoy epic views across the river; we would encourage more of the roof space to be opened up to create more generous terraces.

Ultimately the success of this development will be dependent on the quality of materials and detailing in the architecture and landscape. These need to be of the highest quality to realise the aspirations of the scheme design. We suggest the local planning authority condition materials and details to ensure design quality is maintained

Sustainability

In our view, this development has the potential to achieve higher environmental targets than those proposed if the façade strategy were to be developed further, as described above. However, we support the proposal to link the CHP system to that of the O2 Dome and the provision to connect to the wider energy network for the Greenwich Peninsula when the masterplan is more fully built out.

Anfield Breckfield Redevelopment Phase 2, Liverpool

Tue, 02 Mar 2010 14:28:22 GMT

Proposal for 72 homes with landscaping and public open space. Designed by Halsall Lloyd Partnership.

We reviewed the masterplan and design code on 8 February 2008.

Summary

Whilst this application is described as Phase 2 of the Anfield Masterplan, it is the first scheme to come forward since the approval of the outline application. It is therefore an important test of the parameters set by the masterplan and design code, and has the potential to set the standard for future development in this area. Whilst CABE was supportive at the outline stage, we have several concerns about the current reserved matters application. It is unfortunate that the frontage on Robson Street and Breckfield Road North, is excluded from the proposals, and there appears to have been no detailed design work to test how this site could be developed in future. Prior to reserved matters approval, Liverpool City Council should satisfy itself that high quality development of the important frontage site can be achieved, and that the decision not to include this element in the current scheme has been robustly tested. We also have reservations about the approach to bin storage, and the design of house types. In our view these more detailed design issues could be dealt with through planning conditions, provided our fundamental concern about the site frontage has been addressed.

Robson Street / Breckfield Road North frontage

Our most significant reservation about the current application is the lack of development proposed to the site frontage on Robson Street and Breckfield Road. We understand that this is due to doubts about the viability of the 3 and 4 storey houses and apartments envisaged for this part of the site in the masterplan, which has outline planning approval. However, development of this main road frontage should play an important part in transforming perceptions of the area. There is a risk that this will remain undeveloped if not tied to the commercially more attractive housing currently proposed. In CABE’s view, Liverpool City Council should scrutinise the case for leaving the most prominent part of this site undeveloped. We are also not convinced by the realism of the narrow plan depth of the apartment blocks shown for indicative purposes on the frontage sites. In our view it is essential that more detailed designs should be worked up to demonstrate that an acceptable scheme can be achieved, whether this is delivered as part the Phase 2 development, or at a later date.

Site layout

The reserved matters application builds on a convincing masterplan, to provide a clear hierarchy of streets, well enclosed by houses, with specifically designed house types addressing corner locations. We support the strategy for accommodating car parking, with a mix of on street, in-curtilage and garage parking. This has avoided the need to create car courts, with benefits for activity on streets, allowing people to enter homes through their front doors, and creating gardens to back onto gardens in a traditional way. One area in which we think the site layout could be improved is in the way bin storage is handled. We are not convinced by the current arrangement of narrow alleys, provided with the intention that people store bins in their gardens. We think these alleys are likely to be unpleasant and may be unsafe, and that in reality, people are more likely to leave bins at the front of their homes, whether this has been designed for or not. There are several potential solutions to the problem of bin storage, which we think the design team should explore. At the simplest level, bin storage could be part of the landscape design at the front of each home. This may require a rethink of the narrowest house types proposed, and this is discussed further below. A second alternative would be to group refuse and recycling storage at the end of each street, for shared use by residents. This approach could be taken further, for a scheme that forms the first phase of a much larger masterplan, with consideration of cassette systems that can be recessed into the street.

House types

We regognise the efforts that have been made by the design team to tailor standard house types to this site, and respond to characteristics of the local area, such as the polychromatic brickwork seen on existing terraced housing. However, there are two areas in which we think the design of the house types could be improved. Firstly, we think that the narrowest of the house types, measuring just 4.7 metres, including party walls, should be reconsidered. This comment is linked to the issue of bin storage, since if alleyways between houses could be omitted, this could allow for more generous frontages. The second area in which we would encourage further thought is the external appearance of the houses. We think that a more confident approach is needed to reinterpret the colourful brickwork that is characteristic of the area. It may be that this decorative element of the scheme could be made more convincing with the involvement of an artist.

Building for Life

We understand that this scheme may become a candidate for Kickstart funding from the Homes and Communities Agency (HCA), which would secure additional public sector subsidy for the development. CABE’s Building for Life assessment is used as part of the assessment process used by the HCA to allocate Kickstart funding. Under these circumstances, we think it would be valuable for Building for Life assessment scores to be provided as part of the reserved matters application, to help inform the local authority’s decision.

Hopwood Lane Gateway Project, Halifax

Tue, 02 Mar 2010 13:01:30 GMT

Proposals include ten new homes, office space, cafe and restaurant. Designed by Glenn Howells Architects.

We warmly welcome this scheme and the careful analysis of local characteristics which have informed it. Its scale, quantum, materials and general architectural language fit successfully into this part of Halifax.

The intelligent diagram of the scheme provides commercial space and good flats with well sized rooms around a courtyard. The architecture is a contemporary, yet contextual interpretation of Halifax.

Regarding the town centre location of this scheme, we question the quantum of car parking provision for the offices. The impact of cars on the proposed amenity space and on views into the courtyard from the housing opposite could be mitigated by a different landscape treatment.

Ultimately, the success of the scheme will be dependent on the quality of materials and detailing, particularly of the proposed natural stone, and we urge the local authority to condition these as appropriate.

We wish the project well and look forward to seeing this carefully thought through design built.

374a Wandsworth Road, Lambeth

Fri, 26 Feb 2010 15:22:45 GMT

Redevelopment to provide 65 new homes, commercial uses, and a public square. Designed by StudioOne Architecture.

In principle, a mixed-use development could work on this site. We are aware of examples of well designed residential schemes in a commercial or industrial context. The local authority should assure itself on whether this development is appropriate within this area designated for key industrial and business use. However, we regret to say that we feel a convincing case has not yet been made for this scheme. The site appears overdeveloped and the proposal seems too large for its context and some of the internal spaces are unsuccessful.

We feel that the size and height of the proposed building complex, two slab blocks on an elevated podium, is overbearing for the scale of the site context. We suggest investigating a more modest building typology which would fit better into the local structure and engages more with this part of Lambeth. We also think that rearranging the current layout would allow lowering the residential blocks without reducing the number of units; an alternative arrangement could also help protect the central courtyard from noise without having to introduce the acoustic screen.

Internally, the proposal gives some reason for concern. Some of the flats, particularly those adjacent to the acoustic screen, seem to have insufficient window openings and are likely to be dark. The long internal corridor in the northern block could benefit from natural light and visual connections to the outside. We also find that the position of the crèche, located on the mezzanine level below the courtyard, is unfortunate.

The environmental strategy does not appear to be an integral part of the design thinking and we urge the design team and client to develop ambitious targets for energy consumption, water reduction, waste management and other aspects of environmentally friendly construction.

In conclusion, we feel that the scheme does not present a convincing solution for this site nor does it have the necessary architectural quality. As such, we do not think it meets the aspirations of PPS1 and therefore should be refused planning permission.

New Wakefield Street, Manchester

Thu, 25 Feb 2010 15:11:23 GMT

A 33-storey building for student accommodation. Designed by Hodder + Partners.

Summary

We have no objection to the principle of a tall building on this site next to Oxford Road Station and the student accommodation use proposed seems plausible at the edge of the University quarter. We found the analysis of a series of tall buildings marking the edges of the city core at railway stations broadly convincing. However, based on the images of the proposals provided, we think that further refinement of the materials and details is needed for the quality of this proposal to meet the standards of excellent architecture set out in the CABE and English Heritage Guidance on tall buildings. We also have some concerns about the lack of generosity in the external amenity space.

Public realm and student amenity

We welcome the ground floor social hub for students and the set back created along New Wakefield Street that provides some breathing space at street level. It is essential that this ground floor area has an active function fronting the street, a coffee shop or laundrette for example.

A development of this density on a small site demands a reappraisal of the public realm in the immediate and wider area. We would therefore like to see further analysis of how a scheme of this density fits into the network of routes, spaces and facilities across the University quarter and wider city. It will be important to safeguard an appropriate budget to ensure that the communal and public spaces are delivered to a high quality.

We are pleased to note that a roof garden has been introduced at fifth floor level but, acknowledging the management concerns, we still think provision should be made for further external communal space spaces, taking advantage of the stepped massing. We support the introduction of natural light into the corridors and the proposal to recess the doorways to each bedroom to allow access for wheelchair users to all rooms.

Built form and architectural quality

We think that the shifting and stepping form is a reasonable approach to the massing. However, it needs to be demonstrated that the cantilevers over the street at sixth floor level do not compromise the quality of the environment of the space beneath on New Wakefield Street or overshadow the common room and bedrooms on the floor beneath it.

We support the clear relationship between the internal arrangement and external expression and the detailed visualisation of the façade provided reassures us that the elevations have been carefully considered. However, we are concerned that the greyness of the cladding will look dull and flat in the Manchester climate and should be reconsidered to meet the exceptional quality of architecture we would expect for a tall building. We think a further simplification of the approach to the façade should be explored. Although the proposal to integrate the light shelf into the façade helps to create a degree of modelling, we are concerned that these elements will not work as light shelves if they become dirty. We suggest that these elements may work better as sills angled to avoid build up of dirt.

Given the rental values associated with student use, it will be important to ensure that sufficient budget has been allocated to achieve the quality of materials and details required for a tall building of this prominence. For example, the terracotta cladding proposed will only be acceptable if the finish is of high quality and the panels are sized to work visually with the scale of the elevations. Samples of the materials should be provided and the quality of materials, details and finishes and the treatment of the public realm should be secured through the appropriate use of planning conditions.

Finally, we expect tall buildings to take a robust approach to minimising energy use and reducing carbon emissions, exceeding the latest regulations and planning policies. We would therefore expect a higher BREEAM rating than Very Good to be achieved.

Fulwood Academy, Lancashire

Thu, 25 Feb 2010 12:31:36 GMT

Designed by Bovis Lend Lease.

Overall design quality rating: poor

Comments:

This proposal for a new school specialising in arts and digital media fails to resolve the organisation of the house bases around a central learning plaza. The following fundamental problems result in an unsuccessful school design:

The position of the car parking prevents a clear connection between the school and shared community sports facilities. The external spaces do not provide site wide learning opportunities nor address the current site challenges such as the water-logged pitches. The outside learning areas at the ends of the house bases lack detail to demonstrate meaningful areas for socialising and learning; their generic design does not respond to the wings’ orientation on the site or specific learning requirements. These areas face north and the narrow proportions may result in windy, unpleasant spaces for much of the year.
The school misses the opportunity to establish a positive presence onto Black Bull Lane. The massing of the buildings and bland entrance plaza does not create a pleasant approach. The courtyards between the house bases are constrained, limiting the quantity of natural light in the adjacent classrooms. While the elevations have been simplified, they remain fragmented. The render unifies the upper levels but the extensive use of dark brick at the base is austere. The rationalised geometry results in a deeper plan and exacerbates the poor ground floor teaching spaces in the learning plaza.
The ‘learning plaza’ is critical to the success of the building. However, it remains problematic, and fails to deliver an uplifting environment at the heart of the school. This deep plan space is dominated by the unresolved roof structure and lacks sufficient fenestration to facilitate natural ventilation. Further attention should be given to the connection of the wings to the learning plaza to enable views to the outdoor learning spaces and to enable the houses to establish an identity in this space.
The open plan design of the resources centre lacks enclosure and may be noisy due to the use of the adjacent spaces. There are many internal rooms and tight corners, which will inhibit passive supervision. The location of the remote dining space is unclear with poor links to the external dining terrace. The house reduced natural light on the upper floors of the house bases is concerning and the lack of flexibility to accommodate a variety of teaching styles.
The environmental strategies are generic and do not address sustainability across the site. The current design suggests that running the school will be expensive and heavily reliant on environmental controls. A fresh design is needed which will clearly demonstrate how energy efficient ventilation and natural lighting will be achieved to effectively deliver a practical and comfortable learning environment.

Download the full report.

Energy Recovery Facility in Ripley Road (2), Bradford

Tue, 23 Feb 2010 12:52:09 GMT

An energy recovery facility involving the treatment of non-hazardous residual waste material through gasification. Designed by BioGen Power.

We also reviewed this scheme on 21 December 2009.

The changes to the proposal do not remove our concerns about the lack of aspiration for the design quality of this proposal. Waste management and the production of renewable energy are becoming increasingly important and we believe this should be reflected in the quality of the building. In addition, its dimension and location close to Bradford city centre and adjacent to a residential area and the Manchester-Bradford railway line make it a prominent building which needs to be addressed carefully. This proposal, however, neither shows any ambition nor the necessary thought for its context. It uses a design language which is more akin to an out-of-town retail shed; it has a bulky form and the detailing is crude. We feel that in this scheme, the resources are misdirected – a more interesting, ambitious design does not depend on higher costs. To achieve an elegant building which manages to convey a positive message on waste and renewable energy, we suggest a fundamental rethink of this proposal.

Niort Way, Wellingborough

Tue, 23 Feb 2010 12:35:00 GMT

Outline application for 226 new homes, public open space and children's play areas. Designed by DLP Design.

We have no objection in principle to the access road in the position proposed. It is important, however, that the development associated with this current planning application responds to, and makes connections with the Wellingborough North urban extension that is proposed. The local planning authority, therefore, needs to be convinced that the access point in the position currently proposed will not conflict with the Wellingborough North development.

We would also like to take this opportunity to point out that as the current scheme evolves, a high level of design thinking will be needed to ensure that the development responds appropriately to the topography. The site has a notable change in levels which the pattern of routes and spaces and the shape of the urban blocks will need to respond to. The illustrative material with this current application shows little evidence that this thinking has been applied to date. CABE’s guidance Creating successful masterplans: a guide for clients (2008) provides further information which may help in this process.

Thomas Clarkson Community College, Cambridgeshire

Thu, 18 Feb 2010 11:59:10 GMT

Designed by Make Architects.

Overall design quality rating: not yet good enough

Comments:

Overall, this is a promising scheme with a clear organisation and legible site layout. The retained building has been successfully incorporated with the new build. The visitor entrance into the existing building works well; the plaza is a well designed social space with good interaction with the ‘Eden’ heart space. The landscape strategy enriches the ecology and biodiversity on the site; yet the design of the access routes, from the break-out spaces to the outdoor teaching courtyards, could better promote the use of these external spaces. The ‘Eden’ heart works well as a sequence of spaces with a clear hierarchy. The ventilation strategy appears to be well-considered, but the levels of natural light within the classrooms will require further testing to ensure a uniform distribution. Treatment to the elevations of the east-west orientated learning clusters will also require attention during detailed design to prevent overheating and combat glare. The omission of the green roof and the ground source heat pump negatively impacts on the resources strategy for the school and should be reconsidered to ensure a successful learning environment.

Download the full report.

Neale Wade Community College, Cambridgeshire

Thu, 18 Feb 2010 11:48:57 GMT

Designed by RH Partnership.

Overall design quality rating: not yet good enough

Comments:

This design integrates new educational facilities and improvements to the retained buildings through a cohesive site strategy that balances site openness with student safety. The arrivals strategy is effective and is reinforced by an internal ‘street,’ which provides useful links between the new and existing accommodation. Although the building arrangement inherently forms a good framework of external spaces, the design of the school grounds does not demonstrate practical external learning and social environments. Internally, the ‘street’ requires further work to articulate an inspiring space through the centre of the school. Its resolute design misses the opportunity to create a generous, open place given its importance in the proposal. The school wings benefit from relatively short travel distances with a workable cluster arrangement and access to the school grounds at the ground floor. The stairwells however could be better integrated into the internal layout, and positioned for improved passive supervision and future adaptability. While the environmental strategy is sound in principle, the fenestration design does not optimise ventilation and daylight to deliver a comfortable classroom environment. The performing arts block should contribute to an uplifting public face on the east façade of the building.

Download the full report.

Former General Office Block Site, Birmingham

Wed, 17 Feb 2010 16:54:56 GMT

Part of the Longbridge masterplan, this scheme provides new homes, access, parking and landscaping. Designed by Barton Willmore.

We have also reviewed the Longbridge masterplan.

We have significant concerns about the urban design of this scheme, and regret to say we are unable to support this planning application. We are not convinced by the layout of streets and homes. Whilst we think that creating terraces of houses facing Lickey Road could work well, the arrangement of houses on the remainder of the site appears fragmented. This scattered arrangement of houses will create poorly defined streets, and gardens lacking strong enclosure. In addition, houses backing onto the steeply sloping embankment are likely to suffer from overshadowing of gardens and living spaces. In our view, bespoke house types would be needed to work in this location, perhaps cut into the slope, with terraces at an upper level.

We also think that fresh thinking is required to reduce the dominance of car parking. There is currently a high level of parking provision per home, and in addition to garages and in-curtilage parking, parking courts are scattered throughout the development. We think there may be a need to reduce the overall amount of parking. A more rigorous approach to accommodating cars could also help minimise their impact on the scheme, for example by providing a strip of on-street parking at the base of the steep embankment. Finally, we think that the house designs proposed have the potential to create a clear identity for the scheme, but this will be dependant on the quality of detailing and materials.

Longbridge, Birmingham

Tue, 16 Feb 2010 16:28:15 GMT

Masterplan for the redevelopment of the former Austin Rover car plant site in Birmingham and Bromsgrove, including 2,000 new homes, employment, education, offices, and retail uses. Designed by Barton Willmore.

We have also reviewed proposals for the Former General Office Block Site, which is part of the Longbridge masterplan.

Summary

We find much to admire in the Longbridge masterplan proposals, brought forward through a close working relationship between St Modwen, Advantage West Midlands, Birmingham City Council and Bromsgrove District Council. We are supportive of many of the key structural elements of the urban design, particularly in its strong approach to landscape as a means of creating a place with distinctive character. It is our view that some further work is required before outline planning approval to improve connections with the station and existing communities, flexibility to accommodate different building types, and the phasing strategy. We are confident that with the support of the local authority, the design team will be able to address our concerns in these areas.

The format of the outline application necessarily leaves many questions about design quality at a detailed level unanswered. For this reason, we support the local authorities’ proposal to require development briefs, prior to the submission of reserved matters applications, and think this should be a condition of any outline approval. However, we are not confident that design quality will be secured by development briefs in the form in which they are included in the design and access statement. We think that a further stage of design iteration will be required before these can be approved, including plot testing by architects based on the parameters of the masterplan. CABE would welcome a continued dialogue with the local authorities and design team as these important documents are worked up in more detail.

Landscape

A particular strength of the masterplan is its strategic approach to landscape, building on the presence of the rivers Rea and Arrow as central elements within the scheme. The parks created alongside these rivers form a welcome counterpoint to the generally orthogonal arrangement of streets and development plots. We understand that architects will shortly be appointed by St Modwen to work with the masterplanners to bring forward more detailed design proposals for the local centre and Austin Square. We understand that this will include testing the size of the space, in relation to the level of activity that will be generated by the uses surrounding it. We think the location of this space in relation to Longbridge station should also be given further thought, as discussed below.

Movement and access

The masterplan area is well provided with existing transport infrastructure, and the detailed planning application for modifications to the A38 show a commitment to build on this. However, there are three aspects of the movement and access strategy that we think could be improved.

Firstly, we think that it is essential that the masterplan secures strong links between Longbridge station and the proposed new local centre. The station and Austin Square are currently linked by a diagonal route, and we think retaining this will be essential to the success of the masterplan. In this regard, we think the location of the vehicular access point from Longbridge Lane, which crosses this pedestrian route should be reconsidered. It appears that this will provide service access to an area of mixed use development, including retail and leisure uses. In our view it would be preferable to extend the vehicular access route from the A38, to serve this area of the masterplan. We understand that Network Rail are responsible for the train line, and Centro for the station building at Longbridge. Network Rail has a strong track record bringing forward station redevelopment projects that support wider regeneration initiatives, for example in Birmingham New Street and London Kings Cross. We would encourage them, working with Centro, to take a similar approach to improving passenger experience and supporting the local economy at Longbridge. For many people living, working or visiting Longbridge, the experience of arriving at the station will play an important part in defining the character of the place.

Secondly we think that a more robust approach to creating links between the masterplan and existing communities should be pursued. The design team have identified future potential linkages which are unlikely to be achieved without strong leadership from the local authority. Proactive planning will be essential for the creation of links that will allow existing communities to benefit fully from the redevelopment proposals.

Lastly, we understand that the detailed planning application for modifications to the A38 has now been approved. As detailed design work continues towards implementation, we think every opportunity should be taken to improve the experience of pedestrians and cyclists as much as the efficiency of traffic flows. We support the decision to create at grade crossings for pedestrians moving between Longbridge North and West. We also welcome the proposal to create a landscaped central reservation, and bring building frontages forwards to help create the feeling of a street rather than a highway. The success of these strategies to humanise the A38 will depend on the care with which their detailed design is resolved. For example, traffic sequencing to create generous gaps in traffic for pedestrians to cross.

Building types

The illustrative masterplan accompanying the outline planning applications for Longbridge North and West relies to a large extent on perimeter blocks for both employment and residential development. We are concerned that the dimensions of perimeter blocks shown may constrain development options, and architectural creativity. For example, the perimeter block forms currently shown raise questions about the use of the centre of the blocks. Although the courtyards within perimeter blocks may not form part of the public realm, they will play an important role in the experience of people who live and work here. It would be disappointing if these were to become dominated by car parking. A well considered parking strategy will be essential to allow high quality private or shared private landscape spaces to be created for homes and offices. We also think that the local authority should assure itself that the block and road layout will achieve sufficient design flexibility, by requesting that plot testing by architects is undertaken.

We think that further exploration of the way in which the industrial past of Longbridge could inform the character of this new place would be valuable. Although now demolished, the vast car plants could provide inspiration for architects working within the masterplan framework. This could provide one means of creating variety, to enrich a scheme that currently relies heavily on perimeter block development as its principal urban form. We understand that the masterplan is intended to provide flexibility for architectural interpretation of the development plots it creates. As detailed development proposals come forward, we think alternative building types should be encouraged by the local authorities.

A tall building is proposed by the masterplan as a marker where the local centre meets the A38. We think a case could be made for a tall building in this location, but that the masterplan should provide greater flexibility for the architectural resolution of this element. The modest height currently proposed may not result in a building of elegant proportions. We also wonder if a group of two or three towers might create a more successful point of emphasis in the urban design.

Phasing

We understand that a 10 to 15 year phasing of development is envisaged at Longbridge, and that this timescale may be further extended by current market conditions. This presents particular challenges for a brownfield site, where the former industrial buildings have now all been demolished. A plan for the short to medium term use of areas of the site awaiting development is essential in these circumstances. The phasing and delivery strategy for the scheme does not yet address this convincingly. We would encourage the local authority to work with the design team to resolve this issue for the benefit of both the existing and new communities at Longbridge.

Sustainability

We commend the aspirations set out in the Longbridge Area Action Plan to achieve high standards of sustainability. There is unusual scope to realise this aspiration on a site where comprehensive redevelopment is to take place. Various approaches have been taken to achieve a holistic approach to sustainability, and it will be essential that the masterplan and development briefs provide robust tools to ensure these aspirations are achieved. The local authority should use all tools at its disposal to maintain this level of ambition as detailed designs are developed.

Planning process

One of the biggest challenges in the delivery of the Longbridge masterplan will be ensuring that benchmarks for design quality are maintained at every stage of the planning and development process. We understand that the local authority intend to set up an Implementation Panel, as a means of achieving this. In addition, it is CABE’s view that the submission of detailed development briefs for each of the zones identified in the design and access statement should be a condition of any outline approval in advance of reserved matters applications. These development briefs should provide more detail than is made available in the design and access statement accompanying the outline application. Further work will be required to test the parameters of the masterplan and establish a clear vision for the character of each area. CABE would welcome an opportunity to comment on these development briefs, and we suggest that this could be a further condition of any outline approval.

London 2012 Equestrian Facilities, Greenwich

Mon, 15 Feb 2010 16:27:54 GMT

Temporary arena and ancillary facilities for equestrian events to be held in Greenwich Park during the 2012 London Olympic Games. Designed by Allies and Morrison Architects.

We continue to support this scheme in the round, and think it will create a spectacular venue for equestrian events at the 2012 Olympics. We are pleased to hear about the managed pedestrian crossing on Romney Road and the plans to commemorate the Games in some way as part of a children’s play area. As part of this project, we think there might be a case for a horse sculpture to be used by children, as a marker of Britain’s greatest equestrian event. Whilst offering our support to the planning application, we make the following comments about the seating stands and value of eye level views, which we are confident can be dealt with by the design team.

We are pleased to hear about the ongoing investigation of the detailed design of the seating stands. As this work continues, we think it will be essential that the design of the super risers at the front of the stands is kept clear of moving advertising or flapping canvas banners. This will be important in ensuring that nothing distracts spectators or TV viewers from the equestrian events. We also wish to note our strong view that the exterior of the stands should not be clad or wrapped. We are very encouraged by LOCOG’s emerging design thinking about revealing the open latticework structure of their temporary arena, and the potential of design devices to add order and coherence.

Our concluding comment is that it would be useful for all concerned if eye level views are generated as part of the detailed design process, to test the how spectators will experience the equestrian venue, and its extraordinary setting at Greenwich.

Tesco supermarket, Hadleigh (2), Babergh

Mon, 15 Feb 2010 15:55:58 GMT

New Tesco supermarket for Hadleigh, Suffolk. Designed by Lyons + Sleeman + Hoare.

We also reviewed this scheme on 28 April 2008.

We think this scheme provides a convincing response to the challenge of accommodating a new supermarket in Hadleigh. We support the revised planning application, although we offer some detailed comments on the design of the main vehicular access from Bridge Street, which could be dealt with through a condition.

We support the following strategic moves: the siting of the building to the east of the site; the opening up of a pedestrian route from the High Street (between numbers 111 and 113) in addition to pedestrian access from Pound Lane; the routing of the main access road from the west of Bridge Street; and the demolition of the derelict buildings on the site. We also support the conceptual approach to the supermarket design: expressing the sales and support areas differently (pitched roof and flat roof, glazed and solid walls); and providing natural light to the sales floor.

We are generally supportive of the overall form and architectural treatment, and we are comfortable with the limited palette of materials used (brick, glass, metal and painted render). We also support the enclosure of the service yard by a brick wall, further screened by tree planting. We note that signage will be the subject of a separate application, and think it will be important that this is fully integrated into the detailed design.

We welcome the inclusion of a detailed landscaping strategy in the planning application, particularly for the car park and nature conservation area, including a sustainable drainage system. We think the proposed vehicular access point on Bridge Street would benefit from some further thought, and that its materials and layout should be kept as modest and sensitive as possible, avoiding a standard highways design. We would encourage the local authority to use a planning condition to allow further work to avoid an over-engineered solution. We also note the importance of the space providing a pedestrian route to Pound Lane. This promises to work well, but its success will be dependent on the nature of the retail unit fronting it, and the quality of the landscape details and materials.

Battersea Power Station, Wandsworth

Fri, 12 Feb 2010 11:16:00 GMT

Mixed-use redevelopment of a 38-acre site including Battersea Power Station for retail and commercial uses, and 3,611 homes. Designed by Rafael Vinoly Architects.

Summary

In principle we support the outline planning application. We applaud the retention and re-use of the listed power station as the clear focus of the site. The masterplan is convincing and, following a process of pre-application consultation, we are confident of its robustness. We support the principles of the architectural detail and think the design code, although perhaps over prescriptive in some areas, will be effective. The simple riverside park and the oval form of the landscape and buildings encircling the power station provide a strong setting for the existing building. However, because this is such a complex project, there is also still much that remains to be resolved in detail: we continue to have reservations about the detailed articulation of the massing in relation to the important perception of the dominance of the power station in all views. Because of the density of the development, we would like further reassurance as to the quality of the residential accommodation and ground level environment in heavily shaded areas. We would also like to see the design code for the facades be developed to respond more clearly to orientation. The landscape design of the central sweeping route, The Prospect, and the southern edge of the site need further consideration. We think that these all of these areas of concern should be further developed and refined as reserved matters applications come forward.

With regard to the power station building we support the application for listed building consent in principle. We recognise the enormous complexity of converting this listed industrial building with uses that are not immediately compatible with a monumental solid brick shell, and are impressed by what has been achieved by the design team within the constraints of a very difficult building. The entrance strategy, both at the points of entry into existing power station and the clarity of the circulation within the building itself, would benefit from further detailed development. The comments made on the listed building application, however, constitute suggestions for refinement of an already strong design.

Masterplan

Overall we think that the masterplan is well resolved in urban design and townscape terms; the plan as a figure-ground, and pedestrian and vehicular access strategy are strong. However, the size of each block is still very substantial in relation to the dimensions of several of the streets and open spaces. We understand that the sunlight and daylight factors are compliant and that the design codes address how acceptable levels of daylight might be achieved. However, on-going consideration of the detailed articulation of the massing and adjacencies, and internal layouts of the residential blocks, in relation to daylight levels will be needed as the design continues to develop in detail with reserved matters applications for each block. We note that the local authority will need to satisfy itself that conditions in all the flats at the lower levels, particularly those that are single aspect facing north or east are satisfactory; the assisted living block, in particular, appears potentially compromised by poor aspect and daylight conditions. Daylight conditions, sufficient for tree growth in the deep enclosed private spaces and streets, will also be needed.

Although it is at least 25m wide, the relationship between the scale of Hotel Lane to the buildings that front it has created a deep, overshadowed street. While we welcome the reduction in height and refinement of the articulation along its northern edge we still have reservations about the quality of this space. Hotel Lane will be an important point of arrival for many visitors to the site and we suggest that a more detailed understanding of the quality and nature of this space is needed to ensure that it does not feel like the service access and is an attractive street in its own right.

Architectural form and treatment

The concept of generating continuity of architectural treatment along streets to create long, sinuous terraces is potentially elegant. We are also supportive of the principle of encircling the power station and setting it within a new formal context. We believe that a stronger hierarchy could be created to strengthen the reading of three-dimensional masterplan even further: the dominant terraces are those fronting The Circle and The Prospect, with the remaining streets lower and more subservient in character. The level of detail in the coding is appropriate in giving a degree of certainty and control over the setting of the power station but we would support a stronger hierarchy to the approach that allows more flexibility in the design solutions for blocks that are further from the power station. Although the architectural principles show a great deal of promise, the scale of each façade is huge. The potential for the blocks to become overbearing is obvious and the elevation design will therefore be very sensitive to any reduction in quality. The detailed interpretation and articulation of the façade design principles will need to be developed and refined, and then tested as each reserved matters application comes forward; we hope that the following comments will be considered during this process.

We recommend that the façade strategy and architectural code are developed to respond more rigorously to orientation. For example, the architecture and landscape design for the east-west routes will have to work harder than that for the north-south spaces, to be successful, because they will be more heavily shaded. Although allowing for a gradual gradation in the treatment from one end to another, the architectural principles for the terrace typology are consistent throughout the site yet the façade to north-facing flats in block RS-4A will need to function quite differently to the south-facing façade to RS-5A.

We have reservations about the treatment of the office block on the western boundary of the site. Although it may be appropriate for this commercial block to have a different architectural treatment to the residential ones, it should support the overarching concept of the terraces and respond to context and orientation more imaginatively in its façade design. We also question the blank gable end walls to a number of the blocks across the site.

The internal arrangement of apartments along a central corridor seems unambitious. We suggest new residential typologies are needed to complement the innovative architectural approach to the facades. The illustrative examples of potential layouts and the block depths pre-suppose a central corridor solution, which is disappointing.

The Power Station

We believe that the reconstruction and adaption of the external shell has achieved an acceptable balance between transparency and solidity that respects the monumental quality of the brick envelope while achieving workable windows for its new uses. There is also broad support for the form and materials, and positioning of the new additions. We support the approach to the design of the roof-top amenity space, with planting invisible from ground level and the retention of a crisp outline to the building.

As the detailed design develops it will be important to maintain the simplicity of the glazed extensions, which should not compete visually with the existing building. Attention to detail in their design will be crucial and the detailed design will be particularly important at the junctions where new meets old; we support the approach demonstrated within the application. The impact of residents inhabiting their balconies, installing blinds or curtains, and the potential visual clutter that this generates, also needs to be accommodated. The garden apartments that sit above the two turbine hall wings will be highly visible from ground level and, if this is not carefully done, the glazed extensions are unlikely to be the pristine glass boxes suggested in the application.

We question the small footprint, oval plan and rigid alignment in plan and section of the lightwells through the office levels. Their effectiveness in drawing natural daylight into the offices and potential to generate a perception of connection and spaciousness is not demonstrated. We suggest that fewer, larger and less regular voids might be more effective functionally and generate more spatial variety and interest within the office accommodation.

A clear entrance strategy for this building is important. Arriving at the perimeter of the building there are multiple points of entry and a very long building perimeter; unless carefully handled, visiting the power station building could be a frustrating experience. We recommend that the shell of the existing building should not be cluttered with unnecessary canopies and signs. A clear hierarchy in the treatment of the entrance points and landscape will help to guide those visitors who are unfamiliar with the site.

The sequence of entry within the building itself is not yet fully convincing. The connection between the entrance lobbies at the north and south of the building with the turbine halls seems relatively pinched by the positioning of vertical circulation cores. The northern entrance lobby provides a clear definition for the internal route to the event space but the southern entrance, which will be a main entrance for those arriving by Underground, feels underplayed in comparison. We would also like to see more evidence of a consistent approach to the landscape and public realm design that ties together the routes from the external plazas, through into the internal public realm of the power station turbine halls.

We are encouraged to see an approach to the internal fit out of the power station that draws on the strong character and atmosphere of the existing building. A sense of connection from inside to out and from past to future is key to the project’s success. As the detailed design develops we would encourage the team to be consistent in this robust attitude to detailing throughout the power station. We suggest that, where possible, new structure and found brickwork are left exposed, and that new fit-out materials are chosen and detailed to complement the character of the power station. For example we like the bold, coffered pre-cast concrete soffits shown in the typical office space visualisation.

Landscape design

We support the key landscape design principles, in particular the creation of a strong riverside park setting for the existing building. The openness of the design gives an appropriate scale and flexibility to the space and creates a good setting to the power station.

We are comfortable with the use of water in the ellipse around the power station but have some reservations about extending water down The Prospect to the south because it may reduce the impact of the water of The Circle in marking the significance of the power station. However, we think that the concept of a parkland space using water within a more garden-like setting - in contrast to the formal use of water around the listed building - could be successful, but needs further development. The function, identity and relationship of The Prospect to the other two key routes, the High Street and Hotel Lane, and the experience of being in this space, are not yet clear within the application. The drop-off space at its southern end appears rather ungenerous given the opportunity to admire the grand framed view of the power station from this vantage point. Some more consideration of how people will arrive and congregate at this point would be beneficial in refining the design.

We remain unconvinced by the detailed treatment of the southern edge of the site along Battersea Park Road. While the scale of the buildings and the level of permeability of the site from Battersea Park Road feel appropriate, the integration of Battersea Park Road needs to be fundamental to the design. The treatment of the public realm currently lacks coherence and the incorporation of the green route set out in the Vauxhall Nine Elms Battersea Opportunity Area Planning Framework is not clear in the planning application.

Environmental strategy

We continue to applaud the proposed environmental strategy for its strategic approach both within and outside the site. The strategy is both ambitious and pragmatic and gives us comfort that the developer is taking the issue of sustainability seriously. We agree that reducing energy demand by passive measures should take priority over the addition of technological solutions. We suggest, however, that there might be more consideration of centralised waste and recycling. We also think that sustainability issues should be built into the design codes and that this issue is represented within the monitoring and delivery team; design and sustainability are inseparable.

Planning process and implementation

We support the process of an outline application with design guidelines as a logical solution to the design of such a large and complex site, to be implemented over a number of phases. As each reserved matters application that comes forward will be a substantial project in its own right, we would like to request that we are given the opportunity to comment individually on all of them.

The design codes are comprehensive documents that provide a very explicit degree of control over the design of the buildings and landscape. We support their status as part of the application rather than supplemental documents. Technically we believe that the codes have captured the key design principles and will deliver the project as intended. However, we think that both codes could be more succinct. There is some repetition and overlap with the design and access statement and there would be benefit in distilling the information into more concise documents that are easier to use for both development control and coordination of design teams. Because the scheme is large, complex and will be delivered over many years it is important to clearly communicate the key guiding principles. Therefore, summaries that give the user an overview of the codes might also be helpful, as would a comprehensive ‘regulating plan’. We are pleased that a clear procedure for dealing with variances from the codes is being established that will allow the codes to act as a robust benchmark against which alternative design proposals can be judged rather than an inflexible design standard.

The place-making code provides a high degree of control over the landscape design. However, whereas variety in the architectural approaches across the site may enhance the development, we think that there is real benefit in continuity across the landscape design and seamless interfaces between the different streets and spaces. We therefore wonder whether a single reserved matters application for the entire landscape design might be more appropriate than a design code and help to avoid the potential for a piecemeal approach.

We suggest that certain elements of public realm and infrastructure should be delivered early in the process, for example, the extension of the river walk. We also recommend that a strategy for temporary landscaping should be part of the planning application and that the environment for residents at each stage of the phasing is carefully considered.

Conclusion

We support both the outline and listed building applications, in principle, which we think form the basis of an achievable long-term development proposal for the site. Inevitably for a development of this scale and complexity there are areas that require further resolution. We are, however, impressed by the ability of the design team and the robustness of the masterplan and application documents. We note the commitment of developer and design team, throughout the lengthy engagement with CABE, to respond to comments in their endeavour to achieve an intelligent and well resolved strategic and detailed design. We, therefore, consider that that these issues can be resolved through conditions on any approvals and development of the design for reserved matters applications.

Ocean Estate, Tower Hamlets

Thu, 11 Feb 2010 17:05:49 GMT

An outline application for the regeneration of the Ocean Estate and a detailed application for the redevelopment of two large sites within the estate to provide 819 new homes. Designed by Levitt Bernstein.

Outline application reference PA/09/02584

We support the outline planning application. This is a clear and rational proposal. The design principles for new development on sites E and F and the three feeder sites are logical; the urban design principles, which introduce clearer definition of streets and spaces, improved permeability and well proportioned perimeter blocks, are sound and the response to orientation and existing scale is well considered.

The landscape masterplan with aspirations to improve the quality of streets and spaces and make existing amenities more distinctive and usable across the entire estate is welcomed in principle, although more information is needed to judge the effectiveness of the proposals. The budget required to upgrade the public realm over such a large area should not be underestimated. We urge the local authority to ensure that the specification of robust high quality materials and planting, and the management and maintenance of the upgraded landscape are adequately covered in the reserved matters application.

Detailed application reference PA/09/02585

Summary

We support the full planning application for the redevelopment of blocks E and F. This is a clear and rational proposal based on sound urban design principles. The design of the facades is simple, robust and effective, and the landscape design principles encouraging. We recommend that the entrance strategy, locations of refuse and recycling stores and the arrangement of flats in the east and west wings of the blocks on site E are reviewed and that materials and key details are conditioned.

Form massing and layout

The perimeter block approach has generated the right level of clearly defined permeability through the sites and well proportioned blocks, new streets and courtyards. The response to orientation and existing scale is generally good although we question the height of the 9-storey sections within site E, which perhaps feel slightly over-scaled in relation to their location.

Residential layouts

We welcome the good space standards and the inclusion of a high proportion of dual aspect apartments on site F. However, although none are north-facing, we feel that there are too many single-aspect apartments, with deep, narrow living rooms and accessed from long artificially lit communal corridors within the east and west wings of the blocks on site E. We recommend that the opportunity to add circulation cores, increase floor to ceiling heights and extend the use of dual aspect apartments with deck access is reviewed.

We suggest that the entrance strategy could be refined. We are pleased that maisonettes with street entrances have been introduced but this could be expanded to include street entrances to ground level apartments in the east and west wings. There are also opportunities to make more use of the shared courtyards within the entrance strategy, which could help to increase the level of activity within them. At ground level the perimeter treatment of the private terraces has created some awkward access points, with potentially reduced visibility to the communal entrances at internal corners. The internal corners of the blocks at the upper levels could also be developed to increase the opportunities for views in and out of the vertical circulation cores.

As part of the review of the entrance strategy we suggest that the recycling and waste management strategy is also revisited. The proposed bin stores look very uninviting and we suggest that the team explores the potential for carefully designed, naturally lit and ventilated external bin stores that could be integrated with the landscape, and placed on well-used routes. By making the stores easy and pleasant to use this strategy could encourage more recycling and contribute to social cohesion.

External appearance

We welcome the simple robust architectural language which successfully creates a family of related blocks with subtle variety between them. We support the use of brick throughout, the approach of having a palette of different shades of brick and the articulation within the skin, which has potential to add an extra dimension to the appeal of the facades when viewed at close range.

Because of the simplicity of the approach the ultimate success of the buildings will be dependant on high-quality materials and detailing. We therefore recommend that the palette of materials and key details at entrances, window reveals, parapets, brickwork articulation and balconies, for example, should be conditioned within any approval.

Landscape design

The landscape design shows potential. In particular, we welcome the creation of car-free residential streets and pedestrian-priority shared surfaces, and the minimal provision of residents’ parking. The suggestion of a playable landscape, with a variety of levels and textures, in the courtyards and residential streets is welcomed. We appreciate that the proposals are at this stage illustrative and will be subject to conditions and further design development. We recommend that during this process the team should consider how the landscape can further complement and contribute to the strong character that has been developed in the architectural language.

Essex Wharf, Waltham Forest

Thu, 11 Feb 2010 16:44:04 GMT

Proposals for 144 flats in buildings of up to 9 storeys next to the River Lee in East London. Designed by Chetwoods Architects.

Summary

We do not support the planning application. Although we welcome the attempt to provide dual aspect flats and the commitment to achieve Code for Sustainable Homes level 4, we have concerns about the site layout, the massing and form of the blocks and the relationships between them, and the architectural treatment. We are disappointed that the applicant has not responded to our concerns, raised at pre-application stage.

Site Layout

We acknowledge the physical constraints on the site layout imposed by the single point of access, gas main easement and flood mitigation issues. However, we do not feel that this proposal has developed sufficiently beyond a reaction to these constraints to demonstrate a successful response to the brief and the qualities of the site as a whole.

The curve of the podium-level plan feels imposed and generates, awkwardly angled, uncomfortably close relationships between the individual blocks, which compromises the potential quality of many of the flats. We are pleased that largely dual aspect apartments are proposed and welcome the small number of apartments that are accessed from each circulation core. However, because the spaces between the individual blocks are narrow and there is a need to maintain privacy, many of the flats are not be able to benefit from their corner location and become, effectively, single aspect.

The architectural and landscape design are not well integrated with the site context. Because of the location of the site on the edge of Lee Valley Park we think that how this development sits within the landscape, both existing and new, is fundamentally important to its success.

Massing and form

We are not comfortable with the massing of the proposal. The proportions of the blocks are bulky and the gaps between them narrow. The overall impression is of a wall of slab blocks rather than a series of elegant pavilions integrated within the landscape.

Architectural treatment

The design of the entrance to the development will have a great influence on the sense of ownership and security of people using it. While an important function of the courtyard is to service the development, it is also the point of entry for all residents and visitors, and should be designed as such both in the architectural language and quality of the elevations and the treatment of the landscape. The north and east elevations, facing the entrance yard, are mean and austere and give the impression of being, very clearly, the back of the development. At ground level the entrance to the site is marked by the inactive elevation of the Energy Centre at the base of Block A. The palette of proposed materials is generic and does not demonstrate a commitment to high quality buildings.

Landscape design

The section through the podium is well-considered, we support the use of this space as purely private amenity space, which successfully defines the boundary between public and shared private space. However, given the adjacent verdant landscape of the Lee Valley Park we are disappointed that the shared river-side garden has so much hard landscape; it would benefit from softening with more grass and planting to provide better visual continuity with the Lee Valley Park. As the existing site is covered by a concrete slab, the local authority should satisfy itself that this will be replaced by a depth of soil sufficient for long-term tree growth. We welcome the suggestion of a playable landscape but more detailed information on this aspect is needed.

The bio-diverse corridor along the northern edge of the site is too narrow to be of great ecological benefit. Sedum contributes little to the biodiversity of a site and we suggest that brown or intensive green roofs predominate.

Epsom Railway Station, Epsom and Ewell

Thu, 11 Feb 2010 16:02:25 GMT

A new railway station ticket hall, 124 new homes, a hotel and retail uses. Designed by Rolfe Judd.

Summary

We welcome this opportunity to comment on the redevelopment of Epsom Station, and the associated over site development, but regret to say that we think significant further work is needed prior to planning approval. Whilst we do not have any concerns about the scale and massing of the development, we think the current proposals are not of sufficient design quality for this important site. We think further thought is needed in terms of the station design, the quality of apartments, architectural expression, art strategy, public space and sustainability. In our view a fundamental rethink is required, to achieve greater improvements to the station, a great place to live, and an architectural character more responsive to Epsom.

Scale and quantum of development

We understand that the local authority have some concerns about the scale and massing of development. In our view, the height proposed could be appropriate, but we think that more generosity is needed within this towards both the station, and residential units. Given that one of the main drivers for this project is the desire to upgrade Epsom station, we think the amount of space this is given in the new building, and its lack of prominence on the street, is not acceptable. Likewise, we think that single aspect apartments, accessed from long dark corridors, are not acceptable. As a result, we think a reduction in the overall number of apartments will be needed, to create more space for additional circulation cores, allowing shorter corridors, dual aspect apartments, and a more spacious ticket hall.

Station

Within the confines of the building envelope they have been given, we think that Landolt & Brown have achieved a station design with some positive qualities. However, although we accept that rebuilding the station subway may not be viable, there is no reason for the new ticket hall to have similar pinched proportions. Improving the quality of the station is an important aspiration of the local authority for this site, and we would support them in demanding a more radical improvement. A well proportioned, light and spacious station, constructed from high quality materials, could be a delight for commuters to use, and a celebration of travel. However, the station currently accounts for a very small proportion of the development area, and we think the right balance has not been struck between station and commercial development. We think the client and design team should consider how the spatial qualities of the station can be improved, for example through a double height entrance, which would also admit more light. More thought is also needed to increase the prominence of the station on the street, and this is discussed in our comments below on architectural expression.

Apartments

The residential accommodation proposed as part of this development is characterised by narrow entrances, long dark corridors, and single aspect flats, of which half face north over the railway lines. We do not think that good views to the north will compensate for a lack of sunlight and daylight. We also think it is unlikely that openable windows will be possible on the north façade, due to noise from the railway and the screeching of brakes as trains pull into the station. All of these concerns lead us to the view that additional residential entrances, lifts and stairs are essential to reduce the length of corridors, give scope to bring daylight into circulation spaces, and allow the creation of more dual aspect flats. As part of the process of rethinking the design of residential units, we think the design team should consider how more amenity space could be created, for example using the roof to create shared or private terraces.

Architectural expression

Epsom town centre is characterised by development of narrow plot widths, creating varied streetscapes, with regular vertical emphasis. It is clear that the architects for this development have tried to respond to this, by alternating panels of brick and glass across the façade. However, this does not reflect the linear internal organisation of the building, which relies on long internal corridors. Creating clusters of apartments around a number of circulation cores, as described above, could create a genuine terrace of individual buildings. More thought is also needed about the way the station is expressed on the street. Despite the efforts of Rolfe Judd to highlight the station entrance, at street level there is little to distinguish it from the retail units either side. The use of a glazed section of façade to signal its presence seems a rather empty gesture, particularly since it does not align with the circulation route through the ticket hall and subway. This development is an important new element in Epsom town centre and needs to play a part in defining the character of the place at this key point of arrival. One possible solution would be to move the hotel to a location above the station entrance. These are the two civic elements of the project brief, and might combine well as a public focal point of the architecture. As work continues on the external expression of this project, it would be helpful to see street elevations, and sections that show the building in its wider context.

Public art

A welcome aspect of the current scheme is the intention to involve artists in the design of the car park ventilation grilles, and glass cladding above the station entrance. We have two reservations about this public art strategy. Firstly, we wonder whether having two separate commissions for the ventilation grilles and cladding is the best way forward. For this to be successful, it will be essential that the artists selected collaborate in developing their ideas, to achieve a coherent approach. Secondly, we think that bringing art into the station interior would be valuable, particularly if thought of as a three dimensional extension of the artwork highlighting the entrance.

Public space

Little information has been provided about improvements to the public realm outside the station, and it is telling that drawings of the station stop at its threshold. The design of the space directly outside the station will be essential to its success. This needs to function as a meeting place, somewhere people stop to orientate themselves, and as an interchange with buses or taxis. It could also be somewhere that people want to sit and drink a coffee, read a paper, or eat a sandwich whilst they are waiting for their train. We think further thought is needed to achieve a space that fulfils all these requirements.

Sustainablility

The current design locks together different building uses with very different life expectancies, and cycles of redevelopment. A station is likely to have a very long lifespan, as do residential units. This is not true of hotels and retail units, which have a much shorter lifespan. We think this may cause problems for the sustainability of the development as a whole over the long term. For this reason, we think it would be preferable to disengage these different building uses, for example by separating them with party walls. This could also help divide what is currently a very long building into genuinely separate elements that could be expressed as such in their external appearance.

Station developments

CABE is pleased to review this scheme for Epsom Station as the first of a number of station regeneration projects currently being brought forward by Solum Regeneration, a partnership between Network Rail and Kier. We would be pleased to comment on each of these proposals, and would encourage Solum to consult us on these at a pre-application stage. We would also welcome an opportunity to review revised proposals for Epsom station.

Newhurst Quarry, Leicestershire

Fri, 05 Feb 2010 14:54:20 GMT

Energy recovery facility. Designed by SLR Consulting.

We are pleased to comment on this energy from waste facility and we applaud the client’s commitment to commissioning a well designed building. We think that the chosen design approach, based on a curved envelope following the form of the equipment, has the potential to be successful if carefully thought through. This plant is located on a prominent site adjacent to the M1, and we feel that this exposure, combined with the scale and building type, demands a particularly accomplished and ambitious design. The proposed building envelope is wrapped competently around the complex plant equipment underneath, but we do not think that the proposal has yet achieved the high design standard required for this location; the proposal requires refinement and needs further work, particularly regarding materials and detailing.

Setting in the context

On this highly visible site adjacent to the M1, we expect to see a successful piece of architecture which works with the context. Generating the curved form from the internal technical equipment and the necessary space requirements of the facility has created a pleasing object building, but we feel that the proposal needs to do more to develop a convincing relationship to its particular location.

Design approach

We believe that these buildings, which in addition to processing waste produce renewable energy and generate economic value, should inspire a more ambitious and bold design. We would welcome facilities which would exhibit some of the internal processes and suggest exploring a design which for example includes transparent or translucent elements in the form of display windows. The long term success of the scheme also depends on robust detailing and high quality materials which require little maintenance and we urge the design team to revisit their proposal and simplify and refine the choice of material and detailing which at present appears over-complicated and potentially vulnerable in terms of weathering and ageing.

Landscape

The design of the landscape responds well to the building and shows a commendable grade of care and detailing. The car park, for example, is successfully integrated into the overall site layout.

Tesco store, Bromley-by-Bow, Tower Hamlets

Wed, 03 Feb 2010 15:08:07 GMT

A new district centre including a replacement Tesco store, other retail or community uses, a hotel, primary school, 293 new homes, and a new public park and riverside footpath. Designed by Collado Collins.

Summary

In our view, any large and complex superstore-led regeneration project should be genuinely plan-led. We acknowledge the planning and design guidance underpinning this scheme (Land Use and Design Brief). However, the starting point for the project it sets out is driven primarily by the Tesco-led investment opportunity and we are not convinced that this has resulted in a well-considered masterplan for the whole site. We are concerned that making a superstore the anchor of a new district centre cut off from the town centre by a major highway may work against integrating the site with the existing community and regenerating the area.

Notwithstanding this fundamental concern, we applaud the brief for the project, including large- and small-scale retail, residential and hotel, community uses and public space, that proposes the right mixture of uses for successful regeneration project. We also welcome the aspiration to create an exemplar store design. Accepting that the supermarket is driving the redevelopment of the area, we think it is essential that it is based on a convincing masterplan. Regrettably, this scheme lacks a clear masterplan idea informing the location and character of the different elements which, as currently proposed, do not work together to create a convincing new district centre and residential community. The site layout is incoherent and piece-meal, particularly at its edges, and does not successfully resolve the conflict between traffic and the character of the residential streets and public spaces. We support the aspiration to create east-west connections through the site, but further work is needed to integrate the development into the existing town centre and the proposed Three Mills Park. The architectural approach is disjointed and divides the scheme into distinct quarters that conflict with one another. A convincing case has not been made for the tall building, in terms of its location, use or the quality of the architecture. We are therefore unable to support the current hybrid planning application. It is disappointing that CABE was not consulted at an earlier stage when we could have contributed more constructively to the design development process.

Edges

The strongly defined boundary conditions of a major road, railway and river provide the opportunity to create a coherent masterplan, but the proposal for the development at the edges is ill-considered and fragmented. The form and treatment along the edge facing the hostile environment of the A12 is incoherent and weak, comprising a low wall, hotel podium and single storey petrol station. In our view, the new district centre should have a strong visible urban character and presence on this major highway

We are concerned that the footprint of the retail shed has been allowed to infringe on the river frontage blocking the potential for a north south linkage along the river. A smaller store would allow a more positive relationship to its context, not least by releasing valuable park space on the river walk. The frontage to the railway seems to have been forgotten altogether.

Streets and spaces

We are concerned by the impact of the site layout on both the character of the streets and the quality of the living environment. A large proportion of the homes, including the tower, are located directly overlooking heavily trafficked roads or the expansive roofs of the store or retained petrol station; a different location or ways of integrating the petrol station into residential development should be investigated further.

The nature of the new streets was not clear from the material presented, Lea Avenue in particular. It will need to be demonstrated that its intended London street character will not be undermined by its lack of context or the amount of traffic by the supermarket carpark and servicing entrance that terminates it. Based on the orientation of the residential buildings and the arrangement of flats along corridors indicated in the plans presented, we are concerned that quality of some of the homes will be inadequate in terms of access to daylight and views.

The intensity of vehicle movements through the site and the points where this conflicts with pedestrians at different times of day needs to be clearly understood and addressed in the proposals. We are particularly concerned by the conflict between school children and cars and delivery vehicles at the intersection of Lea Avenue and Imperial Street. Although we support the use of the site section to create level access to the carpark, the design of this junction will need to be carefully handled to ensure that Lea Avenue functions primarily as a pleasant pedestrian route to school, rather than as a carpark entrance.

The character of Imperial Street will be defined by the presence of the large footprint store and the degree of permeability and activity along the street frontage. The introduction of small-scale independent retail and community uses fronting the new street and square has the potential to create a high street character. The nature of this street needs to be explored in both day and night time conditions.

Connections

Making safe and attractive pedestrian connections back to the existing town centre will be essential to ensure that it functions as a viable district centre. We would expect more significant improvements to the critical underpass connection than currently proposed, to create a more generous route activated by retail concessions. The all-movements junction will also be essential to integrate this new community with the town centre, and the routes to and from the new grade crossing need further thought.

We question the decision to structure the new district centre around a major boulevard on an axis with Three Mills. The strong axial route it sets up is a rather heavy-handed response to the charming historic asset and ends in an anti-climax without being able to cross over the river from the park. Making connections through the site to Three Mills and the Lea Valley Park beyond will be critical in generating the animation needed to make the park work and should form the brief for its detailed design; the current outline proposals for the park cut across the natural direction of movement from the street. The involvement of a skilled landscape architect will be essential to ensure the park meets its potential to become a valued riverside green space at detailed design stage.

Tall building

We are not convinced by the justification for the tall building that a ‘marker’ is required to locate the new development; based on the masterplan diagram, the key junction within the scheme is at the intersection of Lea and Imperial Avenue. The residential tower is sited where noise, air quality and outlook will be at its worst next to the A12 and we are concerned about the impact of overshadowing on the homes and public space to the northeast. The location of residential entrances will also need careful consideration to ensure that they are overlooked. Based on the current proposition, we think the development would feel more in tune with its river context and the listed buildings without a tall building.

In terms of its architecture, this proposal does not meet the standards of excellent design quality set out in the joint CABE and English Heritage Guidance on tall buildings. The massive black tower is awkward and does not read successfully with the basic and ungainly hotel podium, or relate to the architecture of the mansion blocks.

Built form

In terms of the store design, there is some strength in the idea of a wave-form roof in relation to the open space of the river; it would be valuable for a store of this size to explore the opportunity for a green roof to act as an urban heat sink as well as visually enhancing the building. A section would have been useful to understand exactly how the store shed is integrated into the site.

As an exemplar store for Tesco, there is an opportunity to exceed current regulations and to commit to a high performance passive building. To protect their brand, Tesco will need to retain control of the build and spatial standards when developers take forward the hotel and residential elements. Embedding the standards required in the current hybrid planning application is an opportunity for both client and planning authority to ensure quality is achieved in subsequent phases.

We would expect to see the proposals for the elements currently in outline significantly developed at reserved matters stage and hope that there is scope within the outline consent to allow for higher aspirations for the residential buildings, primary school and park. For example, although we think the proposal to build the school against the end elevation of the store could work in principle, we hope there is scope to respond to the strong roof form of the supermarket when the detail design is developed. How the frontage of the school addresses the street and activates park, particularly out of school hours, will also need to be carefully considered.