Industrial LandNLA02.12.16

1. Mix is the answer.

2. Intensification needs strong agency.

9.2 Case Studies9.2.4 Brooklyn Navy

Yards, New York

The Brooklyn Navy Development Corporation was set up to create a well balanced urban industrial park with affordable rents in New York, where industrial land supply is under constant pressure of residential developments.

The Brooklyn Navy Yard Development Corporation owns all property, controls leases, rent levels, selects tenants and acts as a property developer. It cooperates with private developers but makes sure that the mix of tenants is right and is not threatened by residential uses. Key to the economic success of the BNYs is the large amount of small niche manufacturing companies which were deliberately selected for this purpose

$ 200 million upfront investments of the city of New York which trig-gered $ 500 million private invest-ments between 1998 and 2012.

Top Left: Dock 72 by WeWork / WeLiveThe world largest coworking provider develops its new work/live flagship in the BNYs. This will be the first experiment with a mixed use development.Top Midle: New Lan by Macro Sea. Advanced manufacturing / high tech coworking hub.Top Right: Urban Farming by Brooklyn Grange. This profitable urban farm on top of building 3 shows the large spectrum of uses and is evidence for the clever mix of industries at the BNY.Left: Aerial of the BNYs. At the moment the park accommodates 7000 Jobs in manufacturing / retail / commercial space / event spaces / farming / food industries / film industry. This number is projected to increase to 20.000 in 2020.

the economic success of the BNYs is the resilient mix of small tenants and the variety of industries on site

Key Message: Industrial policy can benefit from a strong independent non profit actor who is well funded and can act as developer and landlord at the same time. Key for

State led industrial development. Main Tool: Large state funds allow development agency to deploy a long term, proactive industrial strategy.

2. Intensification needs strong agency.

A3 Case Studies New Covent

Garden Market, London

The OAPF Vauxhall Nine Elms Battersea identified the New Covent Garden Market area as an area suitable for industrial intensification + stipulated the development of a new “food hub”. This was adopted by the local plan and detailed by the master plans commissioned by the Covent Garden Market Authority.

Key Message: Industrial intensification benefits from a strong actor and innovative design approaches.

Main Tool: Strong agency through the Covent Garden Market authority together with its development partners Vinci and St Modwen.

Industrial intensification of an existing whole sale market: Downsizing from 23 ha to 15 ha (65%) through modernization and spatial efficiency.

The Covent Garden Market Au-thority and its partners developed the comprehensive urban concept that aims to integrate residential and market uses. The CGMA also makes sure that the market transi-tion causes no economic damage and allows for uninterupted com-mercial activities.

The high costs intensification could only be financed by the anticipated financial gains of the residential developments.

FLOWER MARKET

PARKING

ENTRANCE GATES

MARKET FRUIT & VEG

Above: CGI of the proposed New Covent Garden DevelopmentThe consolidated market halls are very compact and allow for more loading and delivery traffic between the buildings

Far Left: Existing and new market areaSpatial efficiency through the consolidation of uses in one central plot. The loss of industrial area is the prize for the high costs of intensifcation

Left: Proposed sectionsEnhanced functional efficiency through larger building volumes that allow for flexible mezzanine levels and taller storage.

3. There is a spectrum of activity on industrial land.

4. Urban design can be transformational.

4. Urban design can be transformational.

10 Employment and Mixed Use Strategy10.5 Urban Guidance for Industrial Sites10.5.6 Frontages

Fragmented Frontage

Public facing elements of existing industrial areas do not exploit the mutually beneficial effects of clustering these frontages. Loading bays and car parks create poor frontages onto streets.

Coordination of the public facing elements of industrial areas improve their visibility, and can contribute to local high street conditionsPros

– Can transition between high street, mixed use areas and industrial areas

– Increases potential commercial activity

Cons

– Requires coordination of a large industrial area

– Not all businesses have public facing elements

Mixed use development in Donostia-San Sebastian. Commercial frontages face the main street with shops and restaurants, while light industrial uses access from the courtyard behind and 3 floors of office spaces sit on top of these. Wide footpaths, allow restaurants and cafes to open their terraces.

Example 1:Beiza Building, Donostia - San Sebastian

Newly built industrial warehouse, containing an Energy Centre for the First Central development in Park Royal. When the frontage is not providing active uses, its design and presence should be carefully studied to still provide an attractive facade.

Example 2:First Central Energy Centre, London

Issue Design ApproachSegregated

Superimposed

Old Oak Common Lane, looking West towards Midland Terraces: Railway edges act both as a physical barrier and as noisy edges, and can be found throughout the whole VROOL Masterplan Area.

Existing condition

Showrooms are located on the first floor, contributing little to public realm and street scape.

4. Urban design can be transformational.

Branded signage

Grouped frontages

Street planting

Worker amenities

Public corners

Cycleway

Food van park

Shared yards

5. Residential mix can work.

9.2 Case Studies9.2.4 Hamburg Hafen

City

The German planning system provides mixed use zoning class for residential and light industrial uses. The industrial use is restricted by acoustic emission regulations. As these regulations are quite strict and do not account for protective measures this zoning type is not very successful. For the Hafen City Hamburg, a large mixed use regeneration project on brownfield land, the planners developed an approach where acoustic emissions are measured inside not outside of buildings. This allows for a wider range or light industrial uses and prevents complaints by residents.

Prescriptive planning system enforced by a central planning authority who provides extensive technical guidance.

No financial tools

Left: Master Plan Hafen City Hamburg. Since 1997 the former port of Hamburg is regenerated into a new mixed use area. (32% residential use 42% office, 15 % civic and 11% retail). The area itself contains no industrial use, but borders to large industrial areas and busy infrastructure facilities (roads, rail port). The new acoustic regulations aim to prevent conflicts between these uses. Below: Technical Guidance for Acoustic High Perfor-mance Windows These are examples how to achieve an internal noise level <= 30db(A) whilst providing sufficient ventila-tion levels

Key Message: Looking at mixed use from an environmental impact perspective can lead to more pragmatic solutions outside of complicated use class definitions.

Main Tool: Acoustic regulations with a new type of window system that fullfills high acoustic requirements.

Technical Regulations. Acoustic Emission regulations for mixed use zones to protect industrial uses from complaints of neighbouring residents.

„lärmoptimiertes Fenster“

„Hafencity-Fenster“

acoustically optimised window (-18-20 db(A))

"Hafen - City" window(Double window / -`23 db(A))

Wintergarden (-30 db(A)) Wintergarden (-35 db(A))

5. Residential mix can work.

Rothbury Road

5. Residential mix can work.