1.0 Site Analysis 9-11 Stoke Newington Church Street Grade II Existing Entrance via Wilmer Place Stoke Newington Church Street 187-191, 18th C; Grade II* including forecourt wall, railings and gates Rights of Light to healthcare building windows to be considered Monument to Agnes Forsyth Group Value with the collection of monuments in the Cemetery Bus stop 106, 393 Existing Service Yard Bus stop 67, 73, 76, 149, 243, 349, 476 Abney Park Cemetery Site Street frontage Existing Entrance from High Street 218-220 19th C; Grade II Overlooking and daylight to residential windows to be considered One way traffic Views of Park Views above terrace at high level Views from Park Abney Park Entrance Gateway/ coach house by William Hoskins 19th C; Grade II Level change ~2m Aerial View looking North Part of the site (0. 2Ha) currently comprises terraced properties 193-2 fronting the High St, and former factory buildings. These have been altered and extended over time to form what is now a mixed-use building embedded behind the High Street. The terraced properties fronting the High Street comprise retail units at ground floor level, with residential accommodation above. The rest of the site is given over to surface level car parking; recognised by Hackney as providing an important town centre facility. Constraints & Opportunities Context massing: max. 5 storeys Heritage Townscape merit 218-220 - 19th Century, Grade II listed. 187-191 - 18th Century, Grade II listed., looking north towards the site., looking south towards the site. Abney Park Cemetery Abney Park Entrance Gates - 19th Century, Grade II listed. Wilmer Place - the site, looking north east. Wilmer Place, looking north towards the site. Wilmer Place - the site, looking south.
3.0 Overview and Ground Plane Strategy Massing Strategy Building wrapped by existing tree canopy on boundary Proposed landscaping treatment to link in with Cemetery park landscaping and ecology, concealing foodstore presence Residential - wraps over podium below Terrace Terrace Terrace Podium - terracotta clad mass with landscaped top Courtyard Courtyard Existing terrace and Cemetery Gate buildings wrap site from the High Street Courtyard Foodstore embedded behind High Street. Envelope pulled back from boundary to Cemetery to provide transition zone with biodiverse treatment Plinth - modular green and habitat wall, sympathetic to and enmeshed with cemetery planting. Foodstore access from High St Courtyard Facades retained across frontage of retail store to retain High Street character Foodstore building line recessed back from adjacent listed building Existing view of Cemetery trees maintained Limited visual presence from the High St, perceived as a secondary terrace behind High Street Affordable residential provision Private residential accommodation Ground Floor Volume Placement Strategy NTS Foodstore servicing and residential refuse access via Wilmer Place Foodstore Loading Bay / access via Wilmer Place Residential refuse collection from Wilmer Place Foodstore customer car access ramp to basement car park Residential Shared Entrance Foodstore Entrance Residential entrance in new building recessed Foodstore customer car entrance ramp in location of existing vehicle access point Foodstore pedestrian entrance through retained facade Foodstore embedded in the depth of the site Landscaped communal gardens at first floor terrace level Landscape treatment to boundary zone Ground Floor Plan Foodstore Residential Residential Cores and Services Foodstore/Residential Servicing Access Proposed Overview
195-2 2.0 Street Context: Fronts and Backs 04 Backs: Wilmer Place viewed from site entrance OS:1870 OS:1896 OS:1952-1971 OS:1971-1982 Backs: Site entrance viewed from Wilmer Place Major pedestrian desire lines Existing pedestrian connections through city blocks - through routes Existing route for access only: dead end /service area Public realm Crown Copyright. Licence No.Al 005624 yright. Licence No.Al 005624 Building Non public space PLAN TITLE Ordnance Survey - 1896 e Survey - 1870 ~ 1871 PROJECT PROJECT MANAGER SCALE Wilmer Place Stoke Newington GJ 1:2500 @ A4 DATE DRAWN BY 5 January 2009 PMG CLIENT N DRAWING NO 0 50 100m 15608/ PROJECT PROJECT MANAGER SCALE Wilmer Place Stoke Newington GJ 1:2500 @ A4 DATE DRAWN BY 5 January 2009 PMG Figure Ground Plan with Routes 1:2500 heritage 0 heritage N 50 100m Change in scale and variety of the urban grain and building line stepping back Wilmer Place backs Landmark Historical Map Mapping: Epoch 5 Break in street Landmark Historical Map Mapping: Epoch 5 character Published Date(s): 1954-1972 Originally plotted at: 1:1,250 Published Date(s): 1960-1982 Originally plotted at: 1:1,250 Consistent building line and scale broken by existing vehicular access point SITE STREET FRONTAGE 193-2 Stoke Newington High St: Fronts Listed Building to other side of access point is set back from High Street. Pedestrian access to Wilmer Place High level of independent successful retail outlets along Stoke Newington Church St, which extends little onto High Street Later additions are taller, have different and undecorated window openings. The string course is at a different height and they are of less architectural merit than the rest of the block 04 Wilmer Place backs 193-219 Abney Park Cemetery Gates Terrace retains consistent overall character and height Terrace of residential placed over foodstore further concealing foodstore presence Entrance to foodstore through retained facade of retail terrace Landscaped podium (foodstore roof) Less successful retail zone along New local foodstore embedded behind High Street terrace frontage. Foodstore anchor can trigger increased footfall along this section of Stoke Newington High Street, and assist in regenerating existing small retail outlets Site strategy Landscaped buffer zone and green wall facade wrap foodstore envelope concealing foodstore presence on sensitive elevations View Foodstore Residential Landscaping
4.0 Proposal in Street Context By recessing the residential entrance a subtle differentiation is made between the existing terrace and the new residential entrance without causing conflict between the cars and pedestrians. The side return can be used for signage to give the foodstore prominence, while the residential entrance book-ends the end of the terrace, and provides it with a clear address. The access to the basement car park is not given undue prominence, and the existing retail facades can be retained as part of the original group. A green wall provides a break between the retail terrace and the proposal behind, and enhances the setting of the listed gates to No 191. Existing view Existing view View Looking North along View Looking South along Sequence of views towards the site along
5.0 Proposal in Street Context The backdrop to the listed gates: A suitable complementary setting The listed cemetery gates are a focal point on the High Street, and the proposal is for the setting behind them to be enhanced with a green living wall of ivy at lower level, and a continuous podium wall with planting on top at higher level. This will provide the gates with a backdrop that allows them to be read clearly, in a manner appropriate to the cemetery park. The upper levels of the proposal form a continuous simple elevation, with bays along its length that modulate the facade with elements of a similar scale to the adjacent buildings. 05 Through dialogue to date, this is deemed to be an appropriate and desired approach. Existing view looking South up Views Building Non public space N View 04 Cemetery gates view looking South up. The cemetery gates viewed from the south are set against the gable ends of the original residential terrace beyond, and the mature planting surrounding them. The dark backdrop of the planting at the lower levels lets the forms of the gates read clearly.. The cemetery gates viewed from the south are set against the gable ends of the original residential terrace beyond, and the mature planting surrounding them. The dark backdrop of the planting at the lower levels lets the forms of the gates read clearly.. When exiting the park, the gates can be seen against the building beyond. Read against a facade of mixed materials and windows, their legibility is reduced, which is perhaps appropriate on exiting the park rather than entering. The intention was for the gates to be set against a landscaped background, as shown in this illustration. This photograph from 1912, shows the backdrop of the gates in the cemetery s heyday - on the proposed site, note a gable end appearing above a base building, with a much overgrown gatehouse in the foreground. 1838: Proposed Site landlocked between High Street and cemetery. Main cemetery entrance at High Street and secondary entrance on Church Street.
6.0 Design Development : Massing & Proposed Plans The proposed foodstore forms a base to a residential development at first floor level. This will have communal landscaped roof gardens and pocket courtyards, and upper level terracing, providing amenity for the residents, and linking into the landscape and ecology of the cemetery park. The massing configuration is arranged to carve away the corners of the blocks so that the gable ends are perceived, relating to the scale of the surrounding terraces. Residential proposal wraps foodstore enclosure with ribbons of accommodation. First floor terrace level provides elevated amenity space, with courtyards relating to the cemetery landscape Massing to the North boundary amended to address the setting of the listed cemetery gates. Building mass pulled back to address overlooking and daylighting to adjacent properties. Building line recessed behind listed building. Building line moved further North to preserve views of the cemetery trees and the setting of the adjacent listed building. Phase NTS Phase NTS Phase NTS Configuration on the site looked at three fingers of accommodation extending towards the park. The impact of this massing was of a more solid block on all corners, which could not be effectively terraced back. Reversed the courtyard arrangement with two fingers of accomodation across a central spine, creating corners carved away to reduce the perceived massing and a better visual connection between the building and the cemetery and other neighbours. Further refined the residential element, stepping further back from the northern site boundary and pushing one of the fingers of accommodation northwards to create a more robust elevation in response to feedback from Hackney and the desire to create a suitable backdrop to the listed cemetery gates. Massing pulled back from the boundary adjacent to Abney Park. First Floor Plan Foodstore Residential Second Floor Plan Third Floor Plan Fourth Floor Plan Residential Cores and Services Courtyard / Amenity
7.0 Residential Entrances: From High Street to Front Door The majority of the retail units on have residential units above, as that is the traditional model for this form of retail parade. These properties are all accessed from the High Street, between retail units, and this gives a very clear address. This proposal continues this tradition, with the 42 residential units sharing a High Street address. The access to the upper level is via a daylight core with windows back to the High Street, so that the views orientate those circulating in it. On emerging at the courtyard level, there is a direct visual link to 2 individual residential entrances across a landscaped secure communal courtyard, which also has views towards the cemetery. In London, where the sustainable model of development is mixed use, this method of entering through a courtyard is not an unusual design solution to an urban brown field site and is known to operate extremely well in a range of completed mixed-use developments. The short distances involved ensure there is no issue of legibility or wayfinding. Residential main entrance on Direct visual link with individual block entrance upon arrival at courtyard level via lift or stairs Residential block entrance & lobby Entrance Sequence View 05 Podium level view from the residential entrance looking south down. Typical two bedroom apartment type A. 06 Examples of entrances through courtyards View 06 View of Proposed Residential Entrance View 07 View across private shared courtyard, from street entrance to individual core entrances. Typical two bedroom apartment type B.
8.0 Proposal in Context The cemetery edge condition, as seen from the inside of the park, is one of a clear edge boundary, with defined ceremonial entrance points into the picturesque path layout. The concealed nature of the park is part of its unique character as a Victorian public cemetery, having created a quiet and contemplative space separate from the world outside. The buildings edging the park are mostly residential, and tend to turn their back or sides to the park, revealing gable ends abutting the boundary wall, or rear facades set back behind a back garden, all seen through a heavily planted edge condition. The Victorian residential terraces, whether perpendicular to or aligning with the boundary, tend to have rear extension elements which push fingers of accommodation out from the main terrace. N 04 View View Example of habitat wall to allow homes for animal and insect life. Different shade tolerant species provide variety and colour. As a response to the nature of the cemetery boundary wall, the proposal aims to keep the ground floor boundary calm and greened, a continuation of the existing boundary wall. A landscaped buffer zone within the proposed site can be used to create planted layers on the boundary, as a transition between the cemetery park and the brick wall of the built proposal. The aim would be to work with the Friends of Abney Park Cemetery, and ecological consultants to determine the most appropriate mix of planting to complement the existing biodiversity of the park, while retaining the intimate, quiet setting of the park. 04 View View 04 Example of bed planting at upper courtyard and ground level boundary. Planting screen prior to installation to ensure full coverage. Layered screening: 3D part view of ground floor facade, landscaped buffer zone and boundary wall. Boundary wall - modular green wall with inhabited wall section for wildlife. Lower podium - play space, with planted shrubs and trees. Building wall - overhanging planting and climbing shrubs. 04 Upper podium - landscaped amenity space. Current proposals have sought to articulate the height and mass of the building in acknowledgement of the site s relationship with Abney Park. 08 09 08 The blocks are stepped in a manner which provides an appropriate grain of development to mediate between the green space of the cemetery and the urban morphology of Stoke Newington High Street. This development form will also allow future residents to benefit from views into the cemetery which is undeniably an important feature of the site. Existing view from Abney Cemetery Park (Summer) Existing view from Abney Cemetery Park (Winter) View 08 Winter Proposal from Abney Park Cemetery View 09 Summer Proposal from Abney Park Cemetery
9.0 Sustainability, Transport and Servicing Strategy The Project team has high aspirations for sustainability on the site, and will be working towards the following targets. Code for Sustainable Homes The residential elements are aiming for Code Level 4. BREEAM The foodstore portion will be aiming for BREEAM Very Good. Operational and Renewable Energy The scheme will be designed to reduce the operational energy required to heat, cool and run it, including suitable insulation levels and climatic design where feasible. The team will also examine the best way to produce energy from renewables given this mix of uses. Options to be considered are solar thermal, ground source heat pumps and photovoltaics, Water Rainwater harvesting will be considered, particularly for use in the irrigation of the landscape. While there is little hard standing on the site, the potential for attenuation of rainwater within the landscaped roofing sytem will be considered. Biodiversity The scheme will aim to improve the biodiversity on the site and link into the ecology of the park, using the boundary area and the landscaping of the courtyards and roofs. Amenity and Aspect The scheme aims to provide a private amenity space for each flat, in the form of balconies or roof terraces, as well as communal courtyard areas. The flats will be planned to maximise dual and corner aspects, and will be working to the latest space and design standards. Access All homes will be designed to Lifetimes Homes Standards and 10% wheelchair housing will be provided. Secure By Design The scheme will work to Secure by Design Principles, to provide residents with safe and secure accomodation. Waste Recycling facilities will be provided for the residential properties as part of the waste management plan. 10 Car Parking Due to the site's high PTAL rating, the residential portion is aiming to be car free except for dedicated disabled bays. The number of supermarket car parking spaces are restricted by the size of the basement, which currently totals 99 spaces. This replaces the existing public car parking provision, whilst catering for the food-retail use. 94 foodstore / public town centre usage and 5 residential disabled bays. Parking is provided in accordance with London Plan maximum standards for highly accessible locations, therefore will not result in unrestrained traffic generation. A Car Park Management Plan will be discussed with the highway authorities to ensure that a suitable pricing structure and maximum parking duration are enforced. A high level of cycle parking will be provided for the residential units, and cycle parking convenient for shoppers will be provided. Access An examination of potential access locations identified that access is only possible from Stoke Newington High Street. The provision of access from Wilmer Place is not appropriate, due to insufficient road width adjacent to the site being unable to safely accommodate two-way traffic. Furthermore, the provision of basement ramps from Wilmer Place would bisect the site, rendering it unsuitable for development as a retail unit. Access provision works will include the movement of the existing bus stop shelter approximately 8 metres south, and minor amendments to the waiting and loading restrictions on Stoke Newington High Street. These proposals have been discussed with TfL who have confirmed that they are acceptable in principle. The High Street is a busy pedestrian environment, therefore the access has been designed to promote pedestrian visibility and ensure pedestrians will be able to see vehicles on the ramp before crossing the access. Traffic generation from the site will during busy periods will be approximately two vehicle movements per minute, equating to one vehicle entering and one leaving per minute. It is considered that with this low level of traffic generation and increased visibility at the top of the ramp, there is no increased risk to pedestrian safety. Servicing Access for service vehicles, including foodstore deliveries and residential refuse collection is proposed from Wilmer Place. This fits with the existing nature of Wilmer Place as a service road serving the commercial properties along and Church Street. Foodstore servicing will be undertaken by a 10.7m articulated vehicle. Residential servicing is proposed from via the use of Red-Route loading bays in accordance with on-street restrictions. Wider Impacts The proposed development can be incorporated in any wider improvement schemes coming forward for the area, including potential alterations to the Parking and Loading Provision along Stoke Newington High Street as being examined by TfL. Existing view Lower Ground Floor Plan Foodstore Residential Residential Cores and Services Foodstore/Residential Servicing Access View 10 Proposal from Wilmer Place Servicing - 10.7m Artic Entry Track Plot 1:500 Servicing - 10.7m Artic Exit Track Plot 1:500