bishops gate report

8/3/2019 Bishops Gate Report

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BishopsgateGoods Yard

Development Brief

DPU_BUDD_2010_BU1


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DPU_BUDD_2010_BU1_Bishops Gate Goodsyard_Development Brief

1.0_Introduction1.1_Terms of Reference

1.2_Setting out the physical and socio-economic context1.3_Summary of policy and planning framework

2.0_Area Analysis2.1_Urban Design Characteristics

2.2_Constraints and Opportunities

3.0_Objectives, vision and design principles3.1_Vision

3.2_Objectives

3.3_Design Principles

4.0_Detailed development strategy: Identication of development sites4.0_Identication of Development Site

4.1_Urban Structure

4.2_Access

4.3_Public Realm

5.0_Phasing5.1_Phasing Plan

5.2_Cost Analysis

6.0_Conclusions


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1.0Introduction


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London has remnants and fragments of a rich

historical past which has helped to build a grandmegalopolis. Today London has its place as a

global city. Mixing the old with new, London has

a peculiar character where people from every part

of the world, race, ethnicity and age group, nd a

place and identify themselves from it.

This Development Brief has been formulated for

the Bishopsgate Goods Yard (BGY) site which

is within both boroughs of Tower Hamlets and

Hackney and bordering the City of London. Bish-

opsgate Goods Yard was used as a logistics node

until 1964 and has been lying disused awaiting theconstruction of the East London Line (ELL) exten-

sion. The linear form of the site along with the rail-

way lines acts as a dividing line running east-west.

Over the years, adjoining areas have turned their

back on the goods yard leading to a number of

derelict sites.

London Olympics 2012 and the ELL has brought

a much needed attention and connectivity to the

area. In response to raising interest in the local ar-

eas within the real estate market, the council has

developed the Bishopsgate Planning Guidance,which aggressively targets integrating the goods

yard into the mainstream. This Brief positions it-

self as both a critical assessment of the Planning

Guidance and an alternative vision.

This Brief is informed by a previous stage of Urban

Analysis dealing with aspects related to Accessi-

bility, Building Typology, Urban Grain, Open Spac-

es, Density and the Socio-economic context. It

also looked at the site within the broader context

of London.

The report is primarily divided into two sections.

The rst section builds on the previous stage work

and outlines the vision, objectives and design

principles of the Brief. The second section deals

with guidelines for Urban Structure, Access and

Public Realm, with a the Phasing Plan for each

and concluding remarks.


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The Terms of Reference of this Brief are dened

as follows:

1. To draw upon the ndings of the Urban Analysis

stage to inform strategic objectives, vision and de-

sign principles for the site, simultaneously identify-

ing areas of intervention and acupuncture.

2. To identify and prioritize characteristics within

the site and study area with the theme of crime

prevention as outlined by ODPM.

3. To develop guidelines based on the elementsof Urban Structure, Access and Public Realm in-

tegrating the urban analysis and crime prevention

characteristics.

4. To develop long-term strategies and short-term

tactics for development based on the guidelines

with key temporal considerations outlining a logi-

cal, responsive and dynamic transformation pro-

cess.

5. To develop a phasing strategy that would ad-dress broader goals of the city and the site itself

and provide a pragmatic framework that is re-

sponsive to new stimuli.

1.2_Setting out the physical and socio-economic context

1.1_Terms of Reference

Bishopsgate Goods Yard is located on the cusp

of a number of boroughs including the LondonBorough of Tower Hamets, LB of Hackney, LB of

Islington and the City of London. Currently, the site

is undergoing a transformation with the construc-

tion of the ELL and the opening of the Shoreditch

High Street Station, opening up the area to in-

creased transportation routes linking residential

areas to the City. Public space in the area divided

into hard and soft spaces with use varying not

only from one day to the next, but also at different

times throughout the day demonstrating the sites

dynamic character.The socio-economic situation in the area is com-

plex and reects sharp contrasts in density, eth-

nicity, education and employment of its residents.

While the BGY site has an extremely low popula-

tion density, surrounding areas including Bethnal

Green North and South, Spitalelds and Bangla-

town have the cities highest. The high population

density of the surrounding area contrasted by the

low built density for housing must be considered

in the planning guidance and particularly with re-

spect to adequate housing in the area.The ethnic diversity is much greater in the site area

compared to London and has the largest Bangla-

deshi population in the UK. The diversity of the

area creates a vibrant and culturally driven com-

munity.

The proportion of young people of working age

(26-45) in the area accounts for almost half of the

population. The potential for job creation, educa-

tion and training should be realised and exploited

when developing the site.


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Signicant London and borough planning policies

for the development of the site are indicated in

the table below..

1.3_Summary of policy and planning framework


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Headline policies that relate directly to the site in-

clude:

London Plan

The site falls within an Opportunity Area: the

capitals major reservoir of browneld land with

signicant capacity to accommodate new hous-

ing, commercial and other development linked to

existing or potential improvements to public trans-

port accessibility.(GLA, 2009)

Hackneys South Shoreditch / City FringeArea Action Plan

Identies the area as suitable for intensication of

urban form and economic performance. The west-

ern portion of the site falls within the Tall Buildings

Opportunity Area. Other keys aspects denoted in

the document include conservation areas to the

west of the site and the importance of retaining

local character. As well as ighlights a local open

space deciency and the need for improved pe-

destrian connectivity.

Hackney Tall Buildings Strategy

Identies the western portion of the site as a rec-

ommended area for a tall buildings cluster.

Tower Hamlets City Fringe Area Action Plan

Recommends retaining and intensifying the cur-

rent mixed use and character of the Brick Lane

area, restricting heights to 4-5 oors, restricting

set-backs and maintaining ne grain, improving

connectivity of and access to open space and

providing new affordable homes, including family

homes.

Hackney and Tower Hamlets Housing Strate-

gies

Identify the need for more affordable housing,

specically for family homes (3 or more bedrooms)

and see developments such as Bishopsgate

Goods Yard critical to securing this growth.

Bishopsgate Goods Yard Planning Guidelines

Situates the site in the context of constraints, sur-

rounding conservation areas and listed structures

on site. Contains recommendations for: a taller

building cluster on the west of the site reducing

in height to the east, opportunities to build above

the East London Line, sustainable design, pub-

lic space including new green open space above

the viaduct, enhanced local connectivity, a site

integrated with the surrounding character areas,re-use of historic structures, a mix of employ-

ment opportunities and housing types and tenure,

healthcare and community facilities.

It is proposed that the site could support approxi-

mately:

350,000 sq.m. of overall development;

1000-2000 new homes;

75,000 150,000 sq.m. of non residential oor

space;

1.8 ha of publicly accessible open space.


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2.0Area Analysis


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The urban and spatial analysis of the local area

surrounding the Bishopsgate Goods Yard site wasundertaken by six different areas of analysis:

Socio-economic prole

Urban grain/block structure and use/ mix

Open Space system

Access

Massing/Density

Building typology, landmarks, signicant build-

ings and view corridors.

Throughout this section, we summarize the nd-ings of these areas of analysis focussing on how

they affect the particular urban characteristics (ie.

block structure, access, public realm) which will

inform the detailed development strategy.

Socio economic prole

The population of the area surrounding BGY ispredominantly young (Fig. 1) and is characterised

by a diversity in terms of income, education (Fig.

2) and ethnicity and relatively high rates of unem-

ployment (6%).

The degree of socio-economic complexity in the

area, in particular the amount of working age pop-

ulation and young people, should be taken into

account in terms of proposed economic activities.

A wider range of employment opportunities, train-

ing and education and improved services targeted

towards the local population should be a priority in

redevelopment schemes. The gap between levels

of education and employment is great in the area

with the majority of highly paid and highly skilled

employment concentrated in the City of London.

Improvement of green spaces including educa-

tional programmes could tackle issues of sustain-

ability, crime, mental health and community cohe-

sion. The incidence of robbery and theft related

crime in the area could also be tackled by imple-

menting CPTED principles in areas missing natu-

ral surveillance, active frontages, etc.

2.1_Urban Design Characteristics


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Urban grain/block structure and use/ mix

The urban fabric of the area is typied by adapt-

able mixes of coarse and ne grain plots around

the site supporting a variety of uses, with a ow

of activity at different times. The encroachment of

the coarse, mono-use City grain into these areas

has been prevented by their designation as con-

servation areas despite enormous economic pres-

sure. Exceptions to this typical form are the more

homogenous areas to the south east (corporate

commercial) and south west (social housing).

The area involves a large and varied mixed use

covering a wide range of activities which dene

certain areas of similar character (image districts)bordered by zones of transition (edges). The va-

riety in these image districts and the adaptability

of uses evident in some ne mix uses buildings (ie.

Tea Building , old Truman Brewery) suggest a wide

range of potential options for the site to adopt in

relation to the mixture and adaptability between

multiple grains and uses. (p.31)

The built mass is shaping both internal and ex-

ternal spaces, and has mostly been adapted to

suit function. The building use then determinespedestrian ows and access as well as inuence

the character of the public realm.


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Open Space system

The open space system of the area is character-

ized by its exibility and transitory character; by a

constantly changing atmosphere that varies from

day to night and weekday to weekend. The di-

verse nature of open space is further categorized

by public and private, hard and soft, temporary

and permanent and high and low intensity among

others.

The built environment shapes the voids that cre-

ate open spaces. Within the site, there is not alack of open spaces per se but a lack of green

spaces. The challenge for the planned framework

is to make connections between green spaces,

markets and other hardscapes in the area that are

disrupted so that these spaces can be enjoyed by

residents and visitors.

The site serves as a backdrop for informal activities

that nourish the temporal uses of its open space

boundaries. The challenge is to encourage inter-

action within the open spaces around the site andto increase permeability without destroying the

existing network. The activities proposed through

temporary or long-term use might be adaptive

and exible to the continuous contextual changes.

Access

The area is generally well served by public trans-

port, and has a PTAL index 6b. Currently, the

North-East part of the site area is less served by

bus networks in comparison to the West. Opening

of the Shoreditch Station will improve accessibility

in the North-East area.

The site is bound by networks of strategic routes,

streets and cycle paths, which allows for sufcient

access to surrounding Boroughs.

The area provides several points for improvement

of pedestrian movement. Conicts of use be-

tween pedestrians, cyclists and drivers emerge in

certain sites such as Brick Lane. Accessibility is

also inuenced by building density, as high-mass

buildings in the area cut off alternative routes and

decrease sense of security. Inappropriate use of

street furniture occasionally diminishes the quality

of pedestrian use and safety and disrupts ows

of pedestrian movement. Design of pedestrian

crossings should contribute to ow without de-lays.


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Massing/Density

Due to various factors such as plot size, family

size, and building heights the inconsistency be-

tween population and physical density is ubiq-

uitous. The disconnection between population

and physical density is shown in the contrast

between Shoreditch High Street and Brick Lane.

While Brick Lane has a higher population then

Shoreditch High Street, it has a drastically lower

physical net density.

The study area can be divided into clusters de-ned by trends in building mass. The design and

formation of mass provides an identity for the

area and also plays a role in vulnerability to crime.

Building mass shapes the edges that create prop-

erty demarcation, accessibility, and visibility, which

form areas of safety or vulnerability to crime. In

addition, changing week activities, such as week-

end markets and business people from The City

create an ebb and ow of population density on

the street. Therefore, the areas redevelopment

must be sensitive to the existing context by incor-porating cluster identity into new developments,

design mass to create spaces of perceived safety

and decreased crime risk, and generate continu-

ous activity to evade street voids.

Building typology, landmarks, signicant

buildings and view corridors.

The built environment of the BGY has been under-

going urban change for years. The building uses in

the area are quite diverse and range from creative

industries to high nance. The image and reality of

the site is dened by striking contrasts of vibrant

areas and high rise buildings to areas of urban de-

cay, and derelict infrastructure.

The sense of insecurity in some areas is quite

prominent, exasperated by the blighted built envi-ronment. Derelict buildings in the area lead to de-

creased sense of pedestrian safety. Lack of active

frontages and natural surveillance such as Sclater

Street also decrease pedestrian safety. Thus, re-

development schemes in the site area must take

into consideration the transformation of derelict

buildings, while staying true to the existing urban

fabric ad historical signicance of the area.


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Strengths

(to be defended and built on through the

development)

Weaknesses

(to be addressed through the development)

High levels of connectivity by public transport

Transformation and adaptability of local building useallow for a constant evolution of neighbourhoodidentity

Diversity and vibrancy of local economic activity

Adaptable existing spaces and structures within thesite

Overall high population density of local areas ascompared with the rest of London

Site serves as a bridge from residential to morecommercial areas and The City of London

Diverse commercial spaces attract a range of usesand users at different times of the day / week

Good lighting on major streets

Markets attract people from surrounding areas andextend active frontages around the site on weekends

Disconnection between built form and population

density leading to overcrowding in some residentialareas and signicantly lower population densities inothers.

Coarse-grain/mono-use housing and commercialareas restrict adaptability and integration with otheractivities

Derelict buildings and construction sites disrupt cityfabric and increase fear of crime

There is less than half of the recommended greenspace in Hackney and Tower Hamlets

Limited and fragmented open space, with poorlydemarcated public/private space

Poor East/West public transport and pedestrianconnections

Street clutter prevents seamless pedestrian ow andcreates confusing street intersections

Lack of street furniture, especially benches andbicycle stands

Opportunities

(to be maximised through the development)

Threats

(to be mitigated through the development)

Build additional affordable family housing and reduce

local overcrowding

Connect the variety of community and structuralidentities surrounding the site

Prioritise neighbourhoods needs through communityuses / services and economic opportunities for youngpeople

Create a space that draws strengths from individualneighborhood characteristics

New multi-use buildings unlock potential of coarsegrain buildings to incorporate varied activities atdifferent times. The same ideology can be used formixed use open spaces.

Encourage temporary uses that reect local interestsand needs from the site, and contribute to thedevelopment of uses and form over time.

Use strong existing local community organizationsand institutions to attract interest in temporary usesfrom the community

Connect fragmented open space, improve pedestrianconnectivity and provide additional green space.

Bridge Goods Yard with Eastern Yards

Site will remain unused as development is reliant on

economic climate

Economic pressures will mandate what is built on andaround the site and will lead to high mass commercialbuildings that do not add signicantly to housingneed and generate a character in great contrast tolocal conservation areasPromotion of high-income housing and high-valueuses leads to indirect exclusion of local populationsfrom the site

Risk of crime on streets of irregular activity

Developers will disregard community identity andcreate a generic space

Public Space on the Goods Yard site will de factobelong to those living on the site and will isolate thesurrounding community

Poorly designed open space can correlate toincreased crime rates

Redevelopment of the area can cause an increasein density thus making the affects of the additionalhousing provision in the area negligible

2.2_Constrains and Opportunities


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3.0Objectives,

vision anddesign

principles


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The Bishopsgate Goods Yard has the potential

to be an inclusive spatial node by harnessing thestrengths of the surrounding area, both social

and physical, and exploiting its opportunities. Its

future development should respect local charac-

ter and livelihoods, create non-fragmented open

spaces and approach structural development in a

way that compliments existing urban grains. Be-

yond the short-term temporary uses of the site,

the long-term design parameters must answer to

a comprehensive vision, where land-use, scale

and social impact are coordinated under the um-

brella of community building.

3.1_Vision 3.2_Objectives

1. Development of the Bishopsgate Goods Yard is

well integrated with the surrounding areas, takinginto consideration the unique character of the site;

2. Foster local diversity and interaction by sup-

porting a community driven development in order

to achieve a strong social cohesion and to reduce

crime.

3. Improve the permeability of the site, by support-

ing a development strategy that not only improves

north-south/east-west connectivity but that ad-

dresses the needs of pedestrians and cyclists;

4. Improve the existing and fragmented open

spaces in and around to the site to allow greater

accessibility of these areas by residents and visi-

tors;

5. Ensure that any new building developments in

the BGY site are sensitive to the historical and cul-

tural fabric of the existing area, taking into consid-

eration conservation areas, listed and locally listed

buildings;

6. Promote multi-use buildings to unlock the po-

tential of coarse grain buildings in the area and to

incorporate varied activities at different times


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3.3_Design principles

The following design principles have been shaped

and inuenced by the previous urban analysis andact as a guide to the forthcoming development

proposals for the Goods Yard.

1. Improve the permeability to the site at different

levels (ground and upper) in the east-west and

north-south directions.

2. Create a clear hierarchy of movement which

puts pedestrians at the top: pedestrian paths

and cycling routes should be clearly divided in the

site; as well, pedestrian paths, cycling and vehicleroutes, should be clearly divided outside the site.

3. Create recognizable and exible paths inside

the site.

4. Improve cycle and public transport networks

and their interaction with the pedestrian one (bus

stops, bike racks etc.).

5. Improve nodes and signage through traditional

tools and through use of art.

6. Network already existing columns of activity

into an integrated public realm fabric.

7. Develop a strategy to create a public realm

language that ows uently between the three

councils around the site.

8. Establish a balanced public-private partnership

with council leadership to ensure equal access to

public realm benets.

9. Foster landmark spaces from public to private,

from open to enclosed.

10. Balance the private requirements of land use

with the existing local needs regarding health

issues and space pressures.

11. Utilize existing viaduct and archways

as a connecting element from east to west,an opportunity for temporary uses and as a

boulevard for permanent use.

12. Respond to the existing urban grains to the

north of the site, allow for north-south permeability

through the site, both at multiple levels and also

connecting multiple levels.

13. Integrating existing and new structures through

advanced structural engineering.

14. High-rise buildings should provide public

and semi public facilities for temporary densities

(work time densities, residential and weekends

activities) - that ensure a constant use of the of

ground oors and upper oor levels. the where

use is not a linear purely an extrusion vertically,

from public-transitional-private.

15. Enhance visual connection across the site

while maintaining clear security boundaries.


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4.0Detailed

developmentstrategy:

Identication of

development sites


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The BGY site is situated in a dynamic context of

urban development and transition. Because of itsstrategic position linking the north/south axes of

activity and movement of Shoreditch High Street

and Brick Lane, and proximity to the expanding

City, any development of the site must take into

account impact on and inuences from develop-

ment opportunities and pressures in the surround-

ing urban fabric.

The image below illustrates some of the most sig-

nicant of these potentialities and their relationship

to the BGY site. While this development brief fo-

4.0_Identication of development sites

Transitional area around

Redchurch St can besupported and enhancedthrough increased N-S

connectivity on BGY site

G+ 25 development

Potential for Eastern Yards

development following ELL

completion

Pedley Street development

site

Brick Lane activity corridorcan be enhanced throughincreased W-E connectivity

on BGY site, intensified nodeat eastern end of BGY

connecting to Allen Gardens

Fragmented transitional area

mostly residential,permeability and activity in

area can be enhancedresponding to increased N-S

connectivity on BGY site

BGY site and focus of development brief

Future development site identified by HackneyLDF

G+50

develop-ment

proposed

Fragmented

mixed usearea, identity

can be

consolidatedto complement

and enhanceactivity and

connectivity on Reference sites for high density, tall building clusters setting precedents in proximity to BGY

cuses predominately on the BGY itself, it is devel-

oped in the context of the urban analysis of thewider area and expected to contribute a catalytic

role on the integrated development of the indicat-

ed areas.


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4.1Urban Structure


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Development of the urban structure of Bishopsgate

Goods Yard must be integrated with publicrealm and access developments under a holistic

approach that responds to the complexity of site

and surrounding context as revealed through the

urban analysis phase. Guidelines are structured to

allow multiple proposal options which recognise

and are conscious of the trade-offs between

the sites economic potential, the needs of the

surrounding communities and the context of the

local urban fabric. Responses should promote a

phased and incremental development of the site

allowing emergent uses and transitions betweentemporary and permanent activities.

3.1.1_Vision 3.1.2_Objectives

1. Address neighbourhoods needs through uses,

facilities and services (including affordable familyhousing, green space and a health facility) that

meet identied local need and provide economic

opportunities for young people.

2. Include diverse commercial spaces of varied

grain to attract a range of uses and users at differ-

ent times of the day / week.

3. Create a legible built form that is not an amal-

gamation and blending of identities, but draws

strengths from individual neighbourhood charac-teristics.

4. Implement an approach to massing and density

that is sensitive to the character of and impact on

surrounding conservation areas.

5. Implement an approach to permeability and

movement in the urban structure that reects the

complexity of the vertical and horizontal layering

of the site.

6. Encourage temporary uses that reect local

interests and needs from the site, engage local

people and institutions and contribute to the de-

velopment of uses and form over time.

7. Retain existing structures (full length of the via-

duct, remaining perimeter wall, weavers cottages

etc) for adaptive use wherever possible.


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3.1.3_Design Principles 3.1.3_Long Term Framework

1. Utilize existing viaduct and archways as a con-

necting element from east to west, an opportunityfor temporary uses and as a boulevard for per-

manent use

2. Respond to the existing urban grains to the

north of the site, allow for north-south permeabil-

ity through the site, both at multiple levels and also

connecting multiple levels

3. Integrating existing and new structures through

advanced structural engineering.

4. High-rise buildings should provide public and

semi public facilities for temporary densities (work

time densities, residential and weekends activi-

ties) - that ensure a constant use of the of ground

oors and upper oor levels. the where use is not

a linear purely an extrusion vertically, from public-

transitional-private

5. Enhance visual connection across the site while

maintaining clear security boundaries.

The Bishopsgate Goods Yard is the site of many

overlapping, interdependent and interconnectinginuences. These inuences come from all as-

pects, primarily the commercial forces in the City

to the south-west, the contextual characteristics

of the Brick Lane and Banglatown communities to

the south-east and residential areas to the north of

the site, and the aspirations and obligations of the

local authority and city which are to be provided

for its citizens.

Surrounding Inuences

Each of these key inuences bring with them

strong and complex characteristics, which need

to be considered within the development prin-

ciples in order for future permanent development

to reach the sites full potential and to support the

needs of the surrounding communities; primarily

with respect to housing, local and city economy,

open space, and transport and movement, while

maintaining an integrated urban fabric within the

city as a whole.

Surrounding inuences are not a snapshot intime, but need to capture the historic character,

respond to the current conditions, as well as ac-

knowledge the anticipated development plans

for the future. When responding to the City it

will be imperative to understand the planned fu-

ture development of the city fringe, while on the

contrary when responding to the residential areas

to the north, the development needs to pay re-

spect to the existing conservation areas, in par-

ticular considering their building typologies, densi-

ties, heights etc. The character and atmosphere

of Brick Lane and the surrounding market areas

are a unique phenomenon, which will require very

sensitive considerations in order to support and

nurture those conditions into the future. Part of the

local authoritys responsibilities is to ensure suf-

cient social provisions such as educational facili-

ties, affordable housing, public open space, trans-

portation etc which will be carried out through

new development within the local area including

the Bishopsgate Goods Yard site.


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Site Complexity

In addition to the surrounding inuences the Bish-

opsgate Goods Yard site itself is far from being a

blank canvas browneld site. On the contrary the

remnants of layering of past life and activity of the

sites history, in conjunction with the current de-

velopments on site, namely the new East London

Line railway, provide a rich and changing starting

point for future development. The main physical

elements for consideration include the following:

The 260m long Grade II listed Braithwaite Via-duct, with respect to historical and structural val-

ue, and also the internal and external spaces it

creates at both ground and upper levels

The other unlisted arches connecting to the

Braithwaite Viaduct, which together create the

covered pedestrian boulevard along London

Road

The listed forecourt wall and gates, which cre-

ate a frontage to Shoreditch High Street at ground

level only

The elevated box of the new East London Linerailway, which in the next few months will not only

provide a transport connection to other parts of

the city, but will create a node and intersection

for transfer between vertical and horizontal move-

ment around the site

The lower ground level barrier to north-south

circulation, which is the mainline rail network to

and from Liverpool Street Station

The other non-visiblebelow ground infrastruc-

ture such as the BT telecommunications and cen-

tral line tunnels

Framework for Development of the Urban

Structure

The common approach to development relating

to Urban Structure is to create development prin-

ciples along the lines of discreet topics; where the

most widely used topics include Form, Typology,

Grain, Height, Use Mix, Density, and Environmen-

tal Impact. On straightforward browneld devel-

opment sites it is possible to assess development

potential using each of these topics in isolation,

but on complicated sites such as the BishopsgateGoods Yard site this approach could be consid-

ered an over-simplication of the development

opportunities and parameters. The itemized ap-

proach also misses the opportunity to understand

the nuances which are only apparent when as-

sessing the site in a collective manner; it is im-

perative that the development outcomes amount

to more than the sum of the parts.

Our approach to the long-term development of

the Bishopsgate Goods Yard is two-fold.

Firstly, we establish a set ofoverarching develop-

ment principles which are intended to guide or

steer the development priorities and act as a tool

for achieving successful and sustainable develop-

ment on the site.

The following are the key development principles:

1. Existing Viaduct and Archways

as a connecting element from east to west opportunity for temporary uses

boulevard for permanent use

2. Footprint at ground and upper levels

built form to explore extrusions other than

purely vertical extrusions

in particular, respond to the existing urban

grains to the north of the site

allow for north-south permeability through the

site, both at multiple levels and also connecting

multiple levels

3. Integrating Existing and New

through advanced structural engineering pro-

vide solutions on the south-west corner of the

site which integrate the existing and new struc-

tures for a collective benet

4. Interconnected and overlapping uses

where use is not a purely related to verticality,

from public-transitional-private

high-rise buildings should provide public and

semi public facilities for temporary densities

(work time densities, residential and weekends

activities) - that ensure a constant use of the of


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*Existing Planning

Guidance

Commercial

Drivers

*Context

West side East side

Overall development 350,000 sq.m.

Density

Population 425-851 person/ha1.88-83.44

person/ha

131.31-150.04

person/ha

Household 213-426 household/ha

1-36.39household/ha

45.86-60.45household/ha

Built 74468 sq.m./ha6-3097

sq.m./ha

2641.03-

4140.63 sq.m./

ha

Height

Tallest building:

225 m, 50

oors

Use Mix

New

house:1000-2000

Non-residential:

7500-15000 sq.m.

Up to 15000

sq.m. for

commercial

use

Ofce building

and commercial

use

Mix of retail and

residential use

Form/TypologyMix of tall and low

buildingsTall buildings

Mix of tall and

low buildings

2-4 storey

buildings

Environmental impact

Respect to

the historic

environment;

Accommodate

latest developments

in environmentally

sustainable

technology

ground oors and upper oor level

5. Visual connection across the site while main-taining clear security boundaries

imaginative proposals for separating elements

between public and private ie. through the

use of changes in levels, water elements

where there is no ambiguity of ownership of

accessible spaces

Secondly, we establish Parameters for Negotia-

tion. The underlying intention with this concep-

tual approach is to identify the key parameters of

each of the above topics (Form, Typology, Grain,Height, Use Mix, Density, and Environmental Im-

pact), based on the surrounding inuences (com-

mercial drivers, existing built context, and the lo-

cal authority / citys aspirations and obligations),

which then in an applied way, can be tested on thesite within the existing conditions.

This approach will allow for multiple proposal op-

tions, whereby trade-offs between the topics will

create different benets and compromises, and

ultimately can be ne-tuned to reach an optimal

balance.

Below is a Matrix of the Parameters for Negotia-

tion, capturing the key parameters as we under-

stand them at this point in time. Each cell repre-

sents a single perspective on a single topic, which

in many cases will contradict other cells.


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North-South Section 1 (eastern edge)

Related to the built environment and connectivity within the

site, the graphic shows the recommendation that buildings in

the eastern edge have similar heights to those of Brick Lane,

as an aim to maintain the urban fabric of the area. The lower

heights are also important for preserving views and allowing

sunlight into the site. The graph further illustrates the connec-

tions between the north and south that make the open space

more accessible for resident and visitor use.

Indicative Illustration for Inspiration

The following 7 illustrations are intended to indi-

cate how the above parameters can be applied

and tested across the site.

It is not envisioned that each cell can be achieved

in its entirety, but through negotiation and a ho-listic assessment an optimum development pro-

posal can be achieved. This matrix is intended

to be viewed as a live document, which can be

updated and built upon throughout the duration

of the development of the site. This will allow de-

velopment proposals to continually respond to the

current state of affairs and prevailing priorities.

This approach is the antithesis of a prescriptive

development brief, and is intended to stimulate

truly creative and appropriate approaches to de-velopment, which are viewed and reviewed in a

holistic manner.


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North-South Section 2 (middle of development site)

Moving westward along the site, heights of buildings will in-

crease to around 30 oors, reecting the urban grain trans-

formation from low rise building in Brick Land to the high rise

buildings in the city. These higher buildings may block sun-

light from penetrating the north side of the site, therefore it is

recommended that buildings are separated to let the sunlight

go through. Furthermore the spaces between the towers can

be used for open space, adding to the connectivity of the

proposed park and archways.

North-South Section 3 (western edge)

In the western edge of the site, building heights reach their

peak with the tallest buildings reaching 60 oors. This is strat-

egy to maintain the urban grain represented in the western

part of the City. As a goal to maintain the archways, we rec-

ommend to build a structure, no more than 12 oors, above

the arches. By maintaining the unlisted arches it can con-

nect the station square in the north and the public square in

the south as well as maintain the urban characteristics in the

east.


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East-West Section 2 (at Overground Rail Station)

The unique condition of the elevated box creates distinct

conditions below the box and above, allowing for changes in

use. At the principle location for vertical connection between

the ground level and the platform level, there is opportunity to

allow people permeate and occupy the upper level, creating a

pedestrian street with retail and restaurant potential.

East-West Section 3 (southern edge)The section through the southern edge of the site illustrates

the existing viaduct, and the internal and external spaces it

creates. The south-west corner of the site will be the ideal lo-

cation for the tallest building on the site, for commercial use.

The illustration shows the commercial uses raised above the

viaduct level, freeing the ground and rst oor levels for more

public uses, and allowing for connections to the highline park.

East-West Section 1 (northern edge)In the northern edge of the site, building heights respond to

the heights and residential use on Bethnal Green Road and

Sclater Street. The heights are not uniform in height from

east to west, but build in height from the more protected area

adjoining Brick Lane, through a transitional zone to the tall

buildings on the western edge along Shoreditch High Street.

The building footprints and gaps between maintain a similar

grain and plot size to the blocks to the north.

East-West Section 1


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East-West Section 3

East-West Section 2


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30

[U]rban Spaces lie fallow from time to time dur-

ing the transition from one use to another, a pro-cess of ostensible disuse in fact possess strategic

signicance

(Schwarz and Rugare, 2009)

As Schwarz and Rugare emphasise, whereas a

vacant space is often seen as a failure of urban

planners and developers, its potential temporary

use during its fallow period should never be un-

derestimated. Bishopsgate Goods Yard site, now

vacant since its brief revival between 1998-2001,

offers an ideal resource for housing temporaryuses until the current economic downturn sub-

sides.

The urban structure of the Bishopsgate Goods

Yard site lends itself to two forms of temporary

use:

Those that remain on site for a given period

and are removed when permanent development

works begin; and

Those that could potentially integrate into thelong-term proposals for the site.

The latter being community oriented facilities, such

as a library or sports facility, that require greater

public investment. These uses would occupy the

listed structures of the site while the former, uses

requiring little structural investment such as work-

shops and ofces, would occupy spaces that may

be removed or redeveloped in the future, although

we recommend preserving all historical structures

of the site listed or unlisted - given that the sites

heritage creates a unique sense of place.

The phasing aspects required for the permanent

development works need to be mindful of con-

sidering temporary uses. While one zone of the

site is partitioned and undergoing works for per-

manent use, the other areas need to operate in-

dependently. Relying on Brick Lane as a spine

in the rst period of the arches development until

an identity of the arches is established and at the

same time reopening Wheeler Street to provide

3.1.4_Temporary Use

accessibility to Shoreditch High Street station.

Both forms of temporary use should ensure

round-the-clock activity in the area, acting as a

natural form of surveillance and consequent crime

deterrent.

Moreover, uses should complement the neigh-

bouring activities (i.e. Brick Lane and Spitalelds),

while also forming networks with cultural and

community facilities in the wider area (see next

page). This will both distinguish the sites individu-

al character from neighbouring uses and enhance

the connectivity of the site forming a node of cul-

tural and community facilities in an area that lacks

a satisfactory number of these.

The study of the existing facilities in the three coun-

cils where the site is located demonstrates that

there is not a lack of community facilities such as

schools or libraries. In fact, there is a reasonably

strong presence of community centres servicing

the area. There is, however, a lack of cultural ven-

ues - such as museums, art galleries, cinemas,

mixed activities

progressive renewal


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31


theatres, and sport facilities. When observing the

physical location of these community services,

there is a striking disengagement of the Bishops-

gate Goods Yard site and its immediate area with

the community network. Currently, the BGY site is

essentially an obstacle to these networks natu-

ral ows. In this context, we recommend seizing

the Bishopsgate Goods Yard development as an

opportunity to rethink these networks and possi-

bly even utilise the site as a central node of these

activities - on the one hand complementing the

existent community dynamics and, on the other,

providing where community services currently

lack. The temporary strategy adopted might prove

a perfect opportunity to test the viability of some

of these community enhancement options to be

incorporated into the permanent proposal.

museums/exhibitions spaces other recreational activitiescommunity centres

educational facilities libraries


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32

Finally, the temporary uses should enhance the

permeability of the site accentuating the west east connection from Shoreditch High Street to

Brick Lane as well as north south creating a

more direct link between Bethnal Green Road and

the Bishopsgate transport node.

Precedents

From an international perspective there are a

myriad of examples that relate to the Bishopsgate

Goods Yard potential as a site of temporary use.

The case of the LX Factory in Lisbon (Portugal)

proves that the use of a dormant urban site might

serve as a catalyst for regeneration of an area

much bigger than the site itself.

Privately owned and awaiting planning permission

from the Lisbon city council, the 2.3 hectare site

of this former textiles and graphics factory are be-ing used for a multitude of activities. The success

of LX Factory is visible in its occupancy rates, the

media attention and its round-the-clock activity

with initiatives that appeal to very different sectors

of society.

As a consequence of the current economic down-

turn, development sites that have stalled and lie

vacant are now a familiar feature of the urban land-

scape. There are interesting precedents, however,

where a vacant site has been used temporar-ily while developers wait for grass shoot signs of

recovery in the economy. For example, a stalled

development site on Oxford Street, London, ear-

marked for a mixed use development to be com-

pleted in 2012, has recently been used to exhibit

24 life size dinosaurs and attracted up to three

thousand visitors a day during school holidays.

Moreover, ostensibly permanent uses rely on tem-

porary structures to integrate with, and preserve,

an existing urban structure similar to the arches

of Bishopsgate Goods Yard. Borough Market in

London, for example, successfully combines a

number of permanent use (restaurants and bars)

alongside the more temporal uses of the market

stalls that cluster underneath the Victorian railway

arches.

enhancing permeability phase 1

enhancing permeability phase 2


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33


On the right

Examples of temporary use as exhibition venue and book-

shop

On the left

Examples of more permanent use as shops and caf, mixed

also with unconstrained uses as a daily fruit market


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4.2Access


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36

4.2.0_Introduction: from general principles towards an access improvement

Between the general principles mentioned in

chapter 3.3.3., the ones related to the improve-ment of the accessibility towards and inside the

site are:

1. to improve the permeability to the site at

different levels (ground and upper)

in the east-west and north-south directions;

2. to create a clear hierarchy of movement which

puts pedestrians at the top: pedestrian paths and

cycling routes should be clearly divided in the

site; as well, pedestrian paths, cycling and vehicleroutes, should be clearly divided outside the site;

3. to create recognizable and exible paths inside

the site;

4. to improve cycle and public transport networks

and their interaction with the pedestrian one (bus

stops, bike racks etc.)

5. to improve nodes and signage through tradi-

tional tools and through use of art.

Guided by those principles, the development

should address the issues identied in section

4.2.2., working in the theoretical framework stated

in section 4.2.1: the strategy (4.2.3) to implement

the accessibility should be developed under the

same framework.

Above:

movement of people on the study area;

ows channeled toward the Yard.


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Permeability

Permeability is a perceived quality and rep-

resents the degree to which an urban area al-

lows movement and provides a choice of routes

through an area (Bentley et Al, 1985). Beyond

the availability of choice, its important that there

is also an awareness of route choices so that the

permeability is utilised.

With respect to crime prevention, permeability can

be viewed both negatively and positively. In some

cases, a high degree of permeability is consid-ered undesirable as it provides a choice of escape

routes for criminals (Cowan, 2005). On the other

hand, non-permeable street networks, can create

crime hotspots, such as dead-end streets. The

desired degree of permeability has to be balanced

by an assessment of the crime hotspots in the

area so that permeability doesnt contribute to an

increase in the crime in the area.

4.2.1_Access: theoretical components

On the right:

example of the concept of permeability in nature;

present impermeability of the Yard;

different degrees of permeability on the study area related to

the urban grain.


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Connectivity

Connectivity refers to the directness of links and

density of connections in a transport network

(Cowan, 2005). Generally, a well-connected ur-

ban area reduces travel distances and facilitates

movement both within an area as well as from

within to external areas.

With respect to crime issues, one way to help in-

crease the sense of community strength which

can help to combat crime is to aim for the creation

of one connected neighborhood rather than a col-lection of disconnected areas. This can lead to a

sense of community responsibility and care of the

area as a whole (Ofce of the Deputy Prime Minis-

ter and Home Ofce, 2004).

On the right:

example of the concept of connectivity in nature;

intersection of several paths near Spitaleld Market;

different components related to Connectivity on the study

area.


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Legibility

Legibility of an urban area signies the degree to

which people are able to read their surround-

ing environment and understand how to navigate

themselves in a place using signs, built form, land-

marks and marked routes. Legibility is the lan-

guage of the city that helps people to feel either

welcomed and well-oriented or uncomfortable

and lost in the space. A gradual, phased strat-

egy to the development of the site area, as is pro-

posed in this development brief, can contribute

to legibility as it enables residents and visitors togradually become familiar with the changes and

accept them over time.

Legibility is particularly important for bringing

about a feeling of safety in an area prone to crime.

Clear waynding and signage enable visitors and

vulnerable populations to easily and comfortably

either wander through an area or get to a particu-

lar destination.

On the right:

example of legible environment (Piazza dei Miracoli in Pisa);

landmark as space (outside Spitaleld Market);

landmark as building (the Gherkin);

landmark as event (Brick Lane Market).


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4.2.2_Issues to be addressed

Waynding and clarity of movement

Our analysis indicated that the waynding and sig-

nage in the area surrounding the site is reasonably

good due to visual landmarks created by domi-

nant built forms, particularly in the Western end of

the site. The main exception to ease of waynding

is in the Brick Lane/Fournier Street area, where

there is an opportunity to increase the amount of

strategically placed non-commercial signage.


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Ambiguous and conicting uses

Areas such as Shoreditch High Street, Sclater

Street, Brick Lane and Norton Falgate reveals how

there are unclear and often conicting signals with

respect to the use of spaces. For example, while

Shoreditch High Street is proposed as an ofcial

cycle route yet it has no dedicated or designated

cycle lane.

Contribution of area permeability

The street network around the site demonstrates

an high level of permeability, with the obvious

exception of the immediate site itself, which

currently serves as a blockade to easy north-south

and east-west passage. Re-development of the

Bishopsgate Goods Yard should consider howthe site can t seamlessly into the permeability

network of the area and avoid abrupt passage

transitions.


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Generally, we are in agreement with the design

principles set out in the Planning Guidelines in termsof creating equitable and safe access for visitors

and residents to the area. The proposed streets,

paths and spaces identied for development

achieve a well-connected and permeable network

contributing to an integration into wider London.

That said, we believe that the guidelines are

narrow in their focus on the primarily technical

and physical meaning of access. In this sense, the

guidelines are disregarding the human element of

the site and how it connects to the surroundingcommunity. The guidelines acknowledge the

strong local character of the area, however they

do not specically address how this character

can be incorporated into the issue of access. The

way we perceive access is not only a matter of

mechanical movement from point A to point B

but it is the cultural, environmental and emotional

experience that accompanies this movement.

Therefore, dening a legible space as something

able to produce vividly identied images of thebuilt environment (Lynch, 1960), the space itself

should become a landmark, along with the events

it could host: markets, celebrations or whatever.

To achieve this, our recommendation is to maintain

the character of extreme exibility visible in some

derelict areas around the Yard or in the spaces

that usually host the market (which have a great

potentiality in terms of informal and temporary

uses).

Moreover, our recommendation is to see the site

as a potential catalyst of ows, a sponge able to

attract and absorb the density of people walking

in the surroundings.The ows should not be seen

simply as disappearing traces on a dull open

space, but as something able to shape the space

itself. Therefore, the system of accesses, paths

and open areas should derive directly from the

interpretation of those ows.

Above:

a legible environment depicted in a De Chirico painting;

a suggestion of the possibility to host events on the Yard;

disappearing traces in a nomadic space: the Yard itself

should be seen as nomadic, but at the same time able to

interpret and incorporate those traces.

4.2.3.0_Confronting the planning guidelines: general approach


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4.2.3.1_Strategy: changing the context through the theoretical components

Short

term

Me

diumt

erm

Longterm

Present

In the short, medium and long term, several in-

terventions will lead to a general improvement ofthe Permeability, Connectivity and Legibility of the

study area.

In terms of Permeability, the site should be in-

creasingly treated as a sponge, cutting its imper-

meable fabric with several paths. Both the North-

South and the East-West connections should be

improved. The nal image suggests really perme-

able grain.

In terms of Connectivity, an incremental opening ofpaths inside the site (the red ones in the schemes)

and some improvements of public transport and

cycle network (see section 4.2.3.4) should be im-

plemented in order to enhance a higher freedom

to move within and towards the site.

In the schemes, the black routes are the ones ac-

tually involved in the improvement of Connectivity

around the site: moving from the short of the long

term this involvement will interest a higher amount

of routes.

In terms of Legibility, the images show in black

Landmark Buildings and in grey Landmark Spac-

es. Several interventions (the construction of the

built evironment itself, the use of art see section

4.2.3.3 and the improvement of waynding sig-

nage) should lead to a general increase of recog-

nisable elements.

PERMEABILITY


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Short

term

Short

term

Me

diumt

erm

Me

diumt

erm

Longterm

Longterm

Present

Present

CONNECTIVITY LEGIBILITY


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4.2.3.2_Strategy: an incremental development at different scales. Design guidelines.

In the short term, along with the general im-

provement of several nodes around the site, theopening of two new routes in the site itself should

improve the connectivity in the North-South direc-

tion.

The forecasted opening of the rehabilitated arches

will make possible to host some activities on the

site: the route beside these spaces will be a public

passage that could host part of the Brick Lane

Market on Sunday.

On the upper level, the construction of a park

could partially ll the lack of green spaces inside

the study area.

LARGE SCALE

In the medium term, the pedestrian network will

be extended toward Allen Gardens that should be

connected to the park on the upper level (the park

itself should be expanded on the space upon the

overground).

Looking at the site the development of the North-

Eastern area should follow a ne grain pattern to

allow the opening of several paths to better con-nect the site to the Bethnal Green Road area.

A pedestrian space between the arches and the

overground footprint should encompass the fea-

tures we have suggested at section 4.2.3.0.

In the long term the improvements in the pedes-

trian and cycle networks will reach its apex, highly

enriching the connectivity on the area.

The development of the Eastern area will give the

opportunity to complete the East-West connec-

tion.

Furthermore the North-South connection should

be denitively strengthened with some interven-

tions, aimed to enhance a higher legibility of that

public space.


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SMALL SCALE: GROUND LEVEL SMALL SCALE: UPPER LEVEL


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Local creativity and artistic talent can be har-

nessed for the purpose of making streets morelegible in particular in the areas north and north-

east of the site. For example, an artistic take on

signage, zebra crossings and street art could help

to distinguish the area from other parts of London

and create a memorable and unique feeling for the

neighbourhood. Beyond the functional purpose

of helping people navigate their way through the

streets, this will also create a greater sense of com-

munity ownership and connection to the changes

occurring if people can see that local stakeholders

have participated in its improvements.

The following initiatives could be implemented to

utilise local artistic talent to improve legibility:

Hold a mural competition for area schools in the

Boroughs of Tower Hamlets and Hackney to add

their community vision to a new blank wall that

results from site development.

Work with local building owners and street/graf-

ti artists to identify locations that lack legibility toadd unique works of grafti on the sides of exist-

ing buildings to create more orienting features in

the neighbourhood.

4.2.3.3_Strategy: use of art as a tool to improve legibility


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Cycle network strategy

Over the long-term, the placement of bus stops

should be rationalised to serve the new Shoreditch

High Street station and to create an increase the

number of pedestrians and public transport users

with access to the station. In the short and me-

dium term, the gaps in the bus network (noted in

yellow in the diagram) should be noted so that al-

ternative less capital-intensive transport solutions,

such as cycling and walking, can be considered

and integrated into the development strategy.

Public transportation strategy

Around the Bishopsgate Goods Yard site, gaps ordeciencies in the cycle network are located on

the main roads and intersections. To establish a

cohesive and safe system of bicycle routes, the

designated roads for cycling should be enhanced

with special cycle lanes, advanced stop lines,

cycle signage and cycle parking along the pri-

mary routes used. Additionally, bike racks should

be added with local area information for cyclists

abundantly available. Furthermore, the London

Cycle Hire Scheme represents a great opportunity

to integrate the site into a London-wide scheme

while tapping into the areas existing interest in cy-

cling. Key areas of deciency around the site are

indicated in yellow.

4.2.3.4_Strategy: improving cycling and bus network

Above:

recommended improvements to cycle network;

recommended improvements to bus network.


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4.3Public Realm


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Dening Public Realm

Public realm is the space that links communities

beyond buildings. Streets, sidewalks, parks and

squares constitute the elements through which,

by diverse means of design, people interact and

circulate. As stated by Carmona (2003), public

realm is a common ground for social interaction,

intermingling, and communication; and a stage

for social learning, personal development, and

information exchange. Furthermore, public realm

and open space in particular- is intrinsically

linked to social conditions, transcending itsphysical nature into a fundamental component

of livelihoods quality: Comprehensive planning

policies for open space are fundamental to social

inclusion, community cohesion, health and well-

being (Open Spaces Strategies: best practice

guidance, 2009).

Importance of Social Well-being

When approaching design principles, social

trends and information should be identied to

create a comprehensive understanding of the

areas context. Both the Hackney and TowerHamlets councils suffer considerable levels of

socio-economic disadvantages, unemployment,

homelessness, neighbourhood violence and

crime. Statistics show how these elements have

contributed to high levels of health concerns

amongst all community groups, with high number

of mental illnesses, depression and suicide. The

emphasis on sustainable development for new

projects can aid the abatement of mental illness

through the provision of green and open spaces,

highlighting the importance in the relationship ofsocial, economic and environmental spheres.

By means of design parameters, the upgrading of

the public realm and the natural environment can

provide a rapid reduction in stress. This serves

a purpose for both the residents of the area and

the transitory users from the ofce workers that

circulate the area during the week. Some benets

of a rich public realm include the improvement

of personal relations with the environment, an

appreciation of local urban character and the

reinforcement of outside community interaction.

4.3.1_Denitions


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SWOT Analysis Dening the site

The Bishopsgate Goods Yard (BGY) site is under

heavy scrutiny for its ongoing development plan.

Its transformation for the near future is sure to have

a lasting effect on the surrounding communities,

as well as a makeshift of the public realm environ-

ment. In this sense, the design guidelines that now

exist should account for the contextual effects this

project has; its impact will denitely reach a largerdimension than the sites perimeter. In terms of the

public realm, focalized development still needs an

integrated approach, and the BGY is no excep-

tion. Under these spatial denitions, a series of

considerations can be understood in the following

SWOT analysis.

Strengths Weaknesses

Transformation of building use allow for a constant evolu-

tion of neighbourhood identity

Diversity and vibrancy form strong economic activity

Adaptable spaces

Serves as a bridge from residential areas to The City of

London

Commercial spaces target a range of socio-economic

groups

Good lighting on major streets

Markets attract people from surrounding areas

Marquee project for the East London Green Grid (ELGG)

Derelict buildings and construction disrupts city fabric

Irregular public use can create weekday voids in activity

There is less then half of the recommended amount of

green space in Hackney and Tower Hamlets

Poor East/West connections

Poorly demarcated Public/Private space

Street clutter prevents seamless pedestrian ow and

confusing street intersections

Lack of street furniture, especially benches and bicycle

stands

Guidelines for pedestrian and vehicle trafc are not strictly

followed which can lead to accidents

Opportunities Threats

Incorporation of a variety of community and structural

identities

Areas of heightened new construction can prioritise neigh-

bourhoods needs

Create a space that is not an amalgamation and blending

of identities, but instead representative of individual

neighborhood characteristics

New multi-use buildings unlock potential of course grain

buildings. The same ideology can be used for mixed-use

open spaces.

Use local community organizations to attract interest in the

temporary site from the community

Bridge Goods Yard with Eastern Yards

Make connection between Goods Yard, Allan Gardens, and

markets

Site will remain unused as it is reliant on economic climate

Wishes of developers with money and power will mandate

what is built on and around the site and will build high mass

commercial buildings that do not add to population density

Gentrication

Risk of crime on streets of irregular activity

Developers will disregard community identity and create a

generic space

Public Space on the Goods Yard site will de facto belong

to those living on the site and will isolate the surrounding

community

Poorly designed open space can correlate to increased

crime rates

Redevelopment of the area can cause an increase in

density thus making the affects of the additional housing

provision in the area negligible

4.3.2_SWOT Analysis


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SWOT mapping

These maps spatially locate the strengths,

weaknesses, opportunities and threats to the

Bishopsgate goods yard. The strengths of the

site are centered around the major paths and

nodes around the site. In contrast, weaknesses

are concentrated on smaller, less penetrable

spaces. Temporary and long term development

has the opportunity to connect public spaces to

one another and represent individual community

identities on the site. The threats of the creation

of generic and exclusive space is focused on how

the surrounding area will eventually affect the site.

Design principles

The driving principle for the BGY intervention

should be the creation of an integrated, plural

public realm that reects community livelihoods.

4.3.3_Design Principles

STRENGTHS WEAKNESSES

OPPORTUNITIES THREATS

1. Strengthen already existing columns

of activity into an integrated public

realm fabric.

2. Develop a strategy to create a public

realm language that ows uently

between the three councils around the

site.

3. Establish an evenhanded public-

private partnership with councilleadership to ensure equal access to

public realm benefts.

4. Foster the development of landmark

spaces from public to private, from

open to enclosed.

5. Balance the private requirements of

land use with the existing local needs

regarding health issues and space

pressures.

The supporting design principles are:


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Challenging the Planning Guidelines

Under the current planning guidelines, the

Bishopsgate Goods Yard is set to have an

important intervention in terms of public realm

design and conception. Reinforcing the elements

of accessibility and urban structure that now

shape the site, the new proposal introduces two

main areas of public realm:

I. A junction of two squares, namely Public Square

and Station Square along the re-opened Wheeler

Street on the north-south corridor.

II. A second-level park that lies over the arches

structure on the southeastern side of the site.

These interventions are sustained by a series of

additional street openings that would increase

the squares accessibility and its relation with the

arches compound. Furthermore, the guidelines

state the importance of extending the sites open

space links with areas beyond its limits, as well as

the necessity of addressing crime prevention andmaintaining local character.

The public realm, as stated before, is constituted

by multilayered factors that crosscut typical design

principles. It should not only answer to design

requirements but to social needs.

Recommendations

Some of the main aspects that the planning

guidelines should take into consideration are the

following:

1. Integrate the public realm proposals and

interventions with a wider approach towards a

local improvement of the urban fabric, well beyond

the site and not limited to the new developments

immediate space.

2. Study the character of the area in order to avoid

generic public spaces that comply with design

standards but that speak to a very specic set of

aesthetic values.

3. Consider the impact that a higher densication

of the area may bring to the public realm. As statedbefore, public realm should answer to current

social needs including health benets, social

deprivations and, in general, livelihoods. In this

respect, the planning guidelines should consider

the following aspects:

a. The sites vicinity is already in need of quality

urban spaces that can be partially addressed

with the interventions on the site. However, the

new massive densication will again create new

pressures due to an increased population anddemand.

b.The proximity of new development to the sites

public realm interventions should carefully avoid

creating a contested or exclusive space, where

the park and the squares operate as backyards of

the proposed high-rises.

c. The abrupt change of scale in the proposed

buildings will impact the presence of shadows

and canyon-like streets (due to short distancebetween the building frontages). This affects

the general quality of the space, introduces

elements of discomfort (e.g. wind currents) and

calls for added, and costlier, measures of design

intervention (e.g. furniture, lighting) to maintain a

continued sense of security.

4. Strengthen links to the eastern side open space

network, to balance the polarisation of renewal

only on the western side of the site. This ensures

an integral approach to public realm, a wider

inclusion of communities and forties the network

of green spaces that exist to the east. Public

realm can be more efcient the less fragmented it

appears to be.

4.3.4_Planning Guidelines


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4.3.5_Macro Level

Improving Networks and Adaptive Spaces

It is essential to understand the concepts of tem-

porary and permanent use of open spaces, as well

as, the distinction between the intensity of use of

these spaces into weekdays and weekends. Such

concepts are crucial; for improvements of dis-

rupted networks, understanding where and when

these disruptions occur, while taking into account

the notion of space and time. Moreover, one must

consider to whom the future development plan-

ning is for and why, whether residents as appro-

priate community spaces? Workers that utilize theeastern side area during lunch time of weekdays?

Or external visitors prevalent during street market

activities? The challenge is to create a exible en-

vironment taking into account the multiplicity of

public space uses. Since the richness of use of

open space in the area is informed by its exibility

and adaptability, the idea is to plan for an inclu-

sive, multidimensional, and adaptative space that

can accommodate the various dimensions of use.

Stregnthening links

Greater inclusivity should be achieved not only in

terms of use of public space, but also by provid-

ing better connectivity taking into consideration

the networks disruptions in order to provide co-

herence and continuity to the existing public realm

system. Strengthen links between the east and

west side of the wider area and creating public

space that by its use mediates between the two

sides, is essential. Improving west-east connectiv-

ity concerns the site, in addition to the wider area.

On the other hand, creating connectivity between

the north and south on the Bishopsgate Goods

Yard as stated in the planning guidance, which is

critical for increased permeability of the area. Si-

multaneously, the increased ow of people across

the site resulting from the improved permeability

will enhance the safety and natural surveillance in

the area. A collection of strategies proposed to in-

tervene in the public realm network accommodat-

ing these needs are set out as guidelines in the

following sections.


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4.3.6_Mesa Level

Sector analysis

The future BGY will be the link between two major

ow corridors at the west and at the east, namely

Shoreditch High Street and Brick Lane. In both

cases, several conditions have constrained the

public realm and its quality (see below).

The void generated between these two corridors

can be partly attributed to the irregular language

in the public realm, with contrasting sites such as

the Bishops Square sector and its empty adja-

cent streets. This fragmentation reinforces physi-

cal and social barriers; at the same time though, it

positions the BGY site as a common ground that

could serve as a node in itself and as an interme-

diary catalyst for the public realm of the area.


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4.3.6_Strategies

General strategies

Under the stresses indicated above, the public

realm network can begin its upgrading by including

a series of design strategies that can have a

signicant impact on the context of the BGY site.

The main strategies considered for the upgrading

of the public realm are the following:

1. Pedestrian policies

a. Introduce pedestrian priority: widen foot-

ways, pedestrian priority streets

b. Improve crossings, pedestrian rights ofway, design a sustained pavement and light-

ing system.

2. Walking routes and obstacles

a. Widen sidewalks when possible, introduc-

ing street furniture and vegetation lanes

that dont interfere with pedestrian ows.

b. Reduce street clutter (furniture, signage,

bus stops) in busy areas yet maintain pres-ence of supporting furniture elements.

3. Catalyst interventions & open landmark spaces

a. Introduce design interventions for specic

space improvement along general policies of

spatial upgrade.

b. Reinforce existing openings (wide streets,

markets, lots) with character elements: sitting

space, green areas and pavements.

4. Lighting and safetya. Create a lighting language across the area,

highlighting important paths and supporting

a sense of environmental safety.

b. Support transparent building frontages at

night that integrate with the exterior.

c. Introduce quality street furniture and plants

with an adequate scale.


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Dening Character of the Site

This brief suggests a few broad characteristics

that offer a set of attributes that are desirable

for the Public Realm taking cues from the urban

analysis stage and in terms of its critique. These

characteristics have been laid out in a matrix to

better explain the interconnectivity and complexity.They are not mutually exclusive of each other and

should be read in conjunction with the Urban

Design Characteristics dened in the previous

sections.

4.3.7_Micro Level

PERMEABILITY CONNECTIVITY

PLURALITY, FLUX & FORMALITY LANDMARK SPACE

The visual and physical apects that would promote

legibility, facilitating access and a sense of security

Connections within the site will promote activity

and a thorough vitalising of the public realm

Temporary multiuse spaces would promote inclu-

sivity, integrate safety, and security related aspects.

Creating an identity for the site and the space

would increase its legibility and readability.


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Design Guidelines

4.3.7_Micro Level

MAINTAINING A MIXED/PLURAL EDGE BETWEEN PUBLIC AND PRIVATE

PLANNING GUIDELINES: EXTRUDED REALMS

LEVELS 0 AND +1 CATERING TO PUBLIC FUNCTIONS IN THE PUBLIC REALM

LEVELS +2 AND ABOVE WITH SEMI-PRIVATE AND PRIVATE LAYERS

INTERFACE WITH STRUCTURE FROM PLANNING GUIDELINES

The guideline for the rst level should juxtapose

public and private space, both in terms of horizon-

tal layering and its interface with the street. This

relies on the pedestrian openings that will run ac-

cross the site.

The ground is proposed to be public including

ground oors of buildings. The rst level is alsoproposed to be public which includes the roof-top

park promoting horizontal and vertical connec-

tions.

A well balanced combination of public and semi-

public vertical interfaces between the street and

the buildings promote a mix of activities and

create opportunities for multiuse and multipurpose

spaces.

These levels are proposed within the physical

structure of Bishopsgate Goods Yard Planning

Guidance. The Public realm is proposed to ow

through the buildings in a horizontal and vertical

continuum at both levels.

The second level is proposed to be semi-public

with the subsequent levels being private. Smooth

transition to the second level should allow a grad-

ual access to the roof-top garden while avoiding

vertical exclusion.


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5.0Phasing


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The complexity of the site and its inuence on the

surrounding urban fabric, the range and scope ofpotential development interventions and uncertain

economic climate combine to indicate the neces-

sity of a phased development. Any phasing must

be sensitive to these variables as well as time-

bound external drivers such as the opening of the

ELL extension and the London 2012 Olympics.

The proposed phasing of the development is

driven through initially realizing the use value of

the site following the opening of Shoreditch High

Street Station in 2010 and up to the London 2012Games with the initiation of a range of tempo

bishops gate report

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