- PDF Free Download

Size: px

Start display at page:

Download ""

Todd Knight
6 years ago
Views:

The Mall, Waltham Forest Design Workshop Notes from 15.12.2015 Thank you for attending Design Council Cabe s Design Workshop on 15 December 2015.

12 The Mall, Waltham Forest Design Workshop Notes from Thank you for attending Design Council Cabe s Design Workshop on 15 December We welcome the opportunity to offer our advice and look forward to engaging in future dialogue as the proposal develops. This proposal offers the opportunity to reorganise and regenerate a central part of Walthamstow, and the commitment of the local authority, the client and design teams in terms of delivering a high quality mixed-use scheme is impressive. The proposed housing above the shopping mall and the upper level gardens promise to provide an attractive environment for future residents. However, the project could do more to demonstrate the benefits for Walthamstow as a whole, particularly given the proposed reduction in size of the existing town square. Creating better public space in the dense urban context of Walthamstow with a strong identity which overcomes the flaws of the current space should be the driving factor of this development. In order to substantiate some of the key design decisions, it would be helpful to have further analysis of the context, history and movement patterns in this part of Walthamstow. This evidence is needed to support the rationale for reducing the square in front of the development to create more retail space and screen the existing building for example. Without the evidence to substantiate it, we have to question the rationale behind this move. In the current context our view is that an animated square with active frontages could be achieved without losing public space. Further evidence is also required to make the case for tall buildings in this location, which does not currently appear entirely supportable on the existing available information. Broader picture In order to inform the design process, we suggest: Undertaking a comprehensive analysis of Walthamstow and its history to inform the scheme and, using this information, explain how the proposal fits into this context and complements the existing town. Undertaking a complete assessment of pedestrian movements between the stations, High Street and the Mall, and engage with the public to fully understand the activities and needs of local people. Assessing the surroundings of the proposal outside the red-line boundary, particularly the library and bank site adjacent to the town square, and how their regeneration would impact on the setting of the public space. Exploring with the local authority the opportunities and options to reorganise, possibly relocate, the bus station to strengthen the links between the Mall and the neighbourhoods to the east and south and to create a more pedestrian-friendly environment along Selborne Road. Public space Providing active frontage along the town square is positive, and the proposed uncovered main entrance of the Mall works well as it reflects the character of the existing High Street.

13 Create a common design language to strengthen the relationship between the two to benefit Walthamstow as a whole. Explore the identity of the new town square is it a park or a garden? Is it large enough to be split into three spaces? Is it a green space or an urban square? How does it compare to other urban spaces, for example Piccadilly Gardens in Manchester or City Park Bradford, which are intensively used urban spaces with water features and hard surfaces? Understand how the space is used and how usage could be improved; undertake in depth public consultation to engage with local people and explore community uses and management strategies, for example, food growing which could involve the community involvement and enhance biodiversity. Create a civic space that is more inclusive and invites all people to actively use it rather than a solely corporate and commercial environment. Engage with the local community and commission local artists and craftspeople to develop a meaningful design for people in Walthamstow to be proud of. This would be a convincing way to reflect William Morris legacy in Walthamstow. Consider using the level differences to create terraces and a series of urban rooms, including falling water, plant beds and edges with seating; integrate play areas and facilities for all ages, for example outdoor games and outdoor cinema that could make best use of unarticulated façades around the space. Although the new boutique and restaurant block on Selborne Road contains the town square, it also takes away space that together with the proposed building along the existing frontage opposite the library reduces the amount of public space available. Located at the southern edge of the site, the block on Selborne Road will cause overshadowing issues. Allow pedestrian movements from the town square to Selborne Road to animate both the square and the road, provide an entrance on Selborne Road both for the shopping centre and the flats, and upgrade the streetscape to create an inviting environment for pedestrians and cyclists. Whilst the diagonal avenue of mature limes provides welcome and familiar greenness to the area, the trees are too closely planted and are in poor condition. Now that the avenue s axis no longer serves a purpose, it has little relevance to the current or proposed layout of the square and constrains it. Replacing the existing lime trees with mature trees would open new opportunities to reorganise and improve this space. Tall buildings Tall buildings in this location adjacent to a major transport interchange in London appear appropriate and in the proposed configuration overshadowing issues are minimal. However, given the limited material in terms of visual impact assessment, a comprehensive evaluation of the scheme and its effect on Walthamstow as a whole is not possible. Identify with the local planning authority a complete set of viewpoints, both from within the scheme and medium range distance to fully assess the impact on heritage assets and to illustrate how people will experience the development and navigate through it. Use the visualisations to inform the design development of the buildings.

14 Building design The configuration of the residential blocks and internal layouts is successful, with great views out from the flats and safe, usable upper level gardens. The frontage onto Selborne Road would benefit from further attention to create a welcoming and animated streetscape. It could be interesting to build on the service yard as a future phase. The elevational treatment is promising; simplify materials and detailing to create a quiet façade design that is in the spirit of the earlier more solid elevations shown in the presentation; avoid using William Morris references in a pattern-making, decorative fashion. Attendees Design Workshop Panel Joanna van Heyningen (chair) Paul Appleton Nicole Collomb Dan Jones Scheme presenters Spencer Winter Robin Meakins Nick Miller Kevin Wylde Roy Collado Alistair Cordey Capital & Regional Barton Willmore Capita Lovejoy ESA Architecture ColladoCollins Architects ColladoCollins Architects Local Authority Ransford Stewart Lucy Shomali Ron Presswell Jon Price London Borough of Waltham Forest London Borough of Waltham Forest London Borough of Waltham Forest London Borough of Waltham Forest Cabe at Design Council staff Thomas Bender Victoria Lee Lead Advisor Advisor Confidentiality Since the scheme is not yet the subject of a planning application, the advice contained in this letter is offered in confidence, on condition that we are kept informed of the progress of the project, including when it becomes the subject of a planning application. We reserve the right to make our views known should the views contained in this letter be made public in whole or in part (either accurately or inaccurately). If you do not require our views to be kept confidential, please write to cabe@designcouncil.org.uk.

20 16 March 2017 Spencer Winter National Development Manager Capital and Regional 52 Grosvenor Gardens London SW1W 0AU Our reference: DCC/0739 London Borough of Waltham Forest: The Mall, Walthamstow Dear Mr Winter, Thank you for providing the Waltham Forest Design Advice Panel (WFDAP) with the opportunity to review and provide design advice on The Mall, Walthamstow proposal at their meeting on 28 February The Mall scheme was seen previously by the panel at a design workshop on 15 December 2015 and more recently at a review on 7 December The letters issued from the workshop and the review were included in the briefing provided for the panel and are an important part of the background context for this review and the panel s views as expressed in this letter. Summary We continue to support Waltham Forest and the developer in their collective ambition to provide a thriving future for Walthamstow town centre. This is a critical site for Walthamstow and its redevelopment has the power to act as a catalyst for changing the identity and place quality of the town centre. Given its proximity to the Walthamstow Central tube and overground station this scheme also has the potential to transform the arrival and destination experience for visitors, workers and residents alike. We think that this scheme, given the opportunity and criticality of this site outlined above should be of exemplary design quality. It has the potential to become a benchmark for the design of new public space in London. Although the proposals have demonstrated some incremental improvement since the previous review, we do not think it is of exemplary design quality and fundamental issues remain, particularly the quantum of development proposed, which has not been justified and places increased pressure on the public space, which at the same time is being reduced in size. Given the challenges to the scheme as currently configured, the ambition of the local authority and the opportunity afforded by this prime location for an exemplary design, we recommend that significant fresh design thinking is undertaken, particularly to elevate the public space quality to the highest level, to develop robust justification for the quantum of development and to provide significant extra public benefits for the people of Walthamstow. Areas fresh design thinking should address are: the design of the buildings to deliver a more distinct and contemporary local identity, which will be of lasting value to Walthamstow and the borough as a whole create public space of exemplary quality, with a clear and readable local identity, and that delivers a greater range of activities for a wider range of users Registered charity number

21 enhancement of community, social and cultural infrastructure of the town centre, e.g. through the connection of the CHP from the scheme to community facilities A key offering to the local community could be improvement works to the public square through the removal of the NatWest Bank building. We are aware that this is an aspiration of the Local Authority and that negotiations are ongoing but that these are challenging, and there is little certainty regarding when the removal of the NatWest bank building could be carried out. Efforts should continue to secure the bank building s removal to facilitate the longer term regeneration and enhancement of the town centre. Without fresh thinking addressing the fundamental challenges of the scheme as proposed and with the NatWest Bank building remaining, we cannot currently support the proposal. We encourage the applicant and Waltham Forest Borough Council to continue working together to achieve a scheme of the highest quality. Given the circumstances surrounding the site and the challenges in formulating an exemplary and deliverable proposal, we think a follow up review would be beneficial. The following sections have specific detailed comments on the scheme. Integration with context The design should be informed by more contextual analysis, particularly with regards to the tall elements and how they would be viewed and experienced from long views within the surrounding area. There will be a whole series of taller developments likely to come forward in the town centre. It is important to be able to assess the merits of this scheme in the context of these other developments and to see how they would work as an ensemble. We recommend that sectional drawings and visuals showing the towers, in the context of other developments are submitted with any planning application, in order to see how the town centre of Walthamstow will change. To inform the landscape design and to assess the impacts of the towers on local micro-climatic conditions, we also recommend carrying out solar and wind studies. Landscape design The new public square will be instrumental and transformative in setting a new identity for Walthamstow town centre, attracting people to the area and gaining buy in from the local community. The new landscape should be specific to Walthamstow and cater to the needs and aspirations of the local population. The design team must not only be clear on the aspiration and objectives for this space, but also show how the nature and identity of the place is locally specific. We think that the landscape design falls short of achieving these important objectives and a fresh start is required. Thought should be given on how the needs of people of different ages are provided for within the landscape design. We advise carrying out a review to understand how different members of the community will move around, access and use the site, particularly older children, teenagers, young adults and older people. As an example, the landscape design could include spaces and features that encourage healthy activity, or perhaps an area for older people to congregate and mingle and include areas people could personalise, for example through providing managed movable seating. Informal playable areas rather than segregated play spaces should be integrated into the landscape design. Creating focal points of interest and identification markers for local residents and visitors would help form a stronger identity for the development. To enable ecology to feature more strongly and maximise opportunities for biodiversity the retention and planting of mature trees is beneficial. Identifying species to be encourage and designing Registered charity number

22 appropriate habitats will help maximise biodiversity and increase the landscape value, particularly as part of a network of green spaces in Walthamstow. Building design In terms of the detailed design, we are supportive of the calm, restrained character of the architecture. We like the use of crenelated tops of the façade of the podium, stacking of the individual elements and variation along the façade to the public space. This works well to give the impression that this is an ensemble of separate buildings that have a dialogue with each other. The use of strong framing elements to each of the buildings facades is positive and helps frame the town square. A local architectural identity will help the scheme deliver lasting value to the town centre. We think the use of fashionable styling and features such as the ornate detailing within the balustrades appears rather contrived. We are not convinced that significant variety in such features along the façade is helpful and we think they will date very quickly. To create high quality architecture and guide the design for the blocks, a rationale for detailing and differentiation should be provided. We recommend developing and adopting a robust vision and narrative concept for the scheme. Parameter plans/design code for residential towers Given that a hybrid application is proposed, including a detailed application element for the lower parts of the scheme and an outline application for the tower elements, in order to secure design quality of the tall buildings, parameters plans and a design code will need to lock down the design of the tall buildings. We are pleased to see that parameter plans and a design code have advanced following the last review but we think the parameter plans should contain more tightly prescribed parameters, allowing some room for reasonable unreserved requirements. To secure a high standard of design, it is of paramount importance that the design code is enforceable in its wording and unambiguous, and leaves no scope for interpretation in the future. We think the proposed mandatory requirements are not strong enough and require further thought. We thank you for bringing the scheme in to the WFDAP Panel. We look forward to future review sessions as the proposals for the town square are further developed, and when a development partner is secured for the residential elements and a detailed application is put forward for the current outline elements. If you have any questions please contact us. Yours sincerely, Annabel Osborne Design Council Cabe Advisor Annabel.osborne@designcouncil.org.uk Tel +44(0) Following a site visit and discussions with the design team and local authority the scheme was reviewed on 28 February 2017 by Joanna van Heyningen Chair, Margaret Baddeley, Dan Jones, Nicole Collomb and Suzie Zuber. These comments supersede any views we may have expressed previously. Confidentiality Since the scheme is not yet the subject of a planning application, the advice contained in this letter is offered in confidence, on condition that we are kept informed of the progress of the project, including when it becomes the subject of a planning application. We reserve the right to make our views known should the views contained in this letter be made public in whole or in part (either accurately or inaccurately). If you do not require our views to be kept confidential, please write to cabe@designcouncil.org.uk. Registered charity number

23 cc (by only) Ron Presswell Waltham Forest Council Registered charity number

WELCOME. We are interested in your ideas and feedback, so please fill out one of our feedback forms.

WELCOME. We are interested in your ideas and feedback, so please fill out one of our feedback forms. WELCOME WE ARE PLEASED TO PRESENT OUR LATEST PROPOSALS FOR A NEW AND ENHANCED WALTHAMSTOW TOWN CENTRE The purpose of this exhibition is to update you on how the scheme has been developed, incorporating