170629 anthologyhaleworks das - assets.anthology.london · 4.0 design proposals 4.5 ground floor...

Hawkins\Brown © I June 2017 I HB16013 I Anthology Hale Works

The Proposed Development

A new mixed use development ranging from 11 to 33 storeys comprising 1,588 sqm commercial space (flexible A1/A3/A4/B1/D1 uses), 279 residential units including affordable housing, together with roof garden and associated landscaping, the provision of basement

car parking, bicycle spaces, associated plant including building maintenance unit and internal refuse storage at Plot SW, Hale Village.

The development proposal is for an attractive and architecturally interesting tall building which marks the gateway to a number of key items:

- The Hale Village development and emergingdevelopment areas in close proximity

- The key Tottenham Hale Station transport interchange

The proposal has a small footprint relative to the site area which is intended to produce a slim, tall building with elegant sculptural qualities inherent to the shape of the building footprint. These are expressed in the three dimensional building form.

The building has a ground floor commercial podium which responds primarily to the ground condition. It is shaped to provide maximum active frontages to the public realm, and particularly, the new square to the west

The commercial podium on ground floor forms the plinth for the residential units above. The sculpted form of the

The plans layout maximises the number of dual aspect apartments, utilising the corners (these are generally the larger homes) and improving the aspect afforded to the single aspect dwellings which are generally the smaller

apartments (1 beds).

Masterplanning Objectives

The building fits within a wider masterplan established by Haringey and the Hale Village Development which the team built upon. Clear objectives were to:

- To ensure the development is of the highest qualitydesign and environmental standards;

- Provide new, safe and attractive public access andspace on the site;

- Provide adaptable commercial space;

- Link into the new Tottenham Hale Station Bridgeconnection to the wider masterplan;

- Provide active frontage;

- Consider the effects of air pollution from Ferry Lane,sunlight and daylight;

- Provide high quality amenity space for residents;

- Provide new homes.

building is divided into a lower portion, with a shoulder Landscape Objectives

height which relates to the adjacent buildings, and then above this has a slimmer profile which is visible from Please refer to the landscape section in chapter 4.15. more distant views. The top of the building, combined with the articulated bays running vertically up the building provide a varied and playful silhouette.

Proposed Masterplan

1

1.0 Introduction

1.2 Proposed Development

'Promises high quality development. The panel supports the scale and massing, and welcomes the level

of thought that is evident within the

emerging architectural expression.' (Second Quality review panel)


Access and Inclusion

The masterplan seeks to create a liveable environment

that gives pedestrians and cyclists priority, reducing

reliance on private-car based travel.

The new pedestrian areas will be free of refuse and

deliveries with servicing predominantly being from the

basement. In the basement, 35 car-parking spaces

are provided for residents of which 24 are accessible.

Additionally, a commercial loading bay and 'moving-in

day' bay are assigned.

Long stay cycle parking for residents is provided in five

secure and convenient storage areas within the shared

basement. Long stay commercial cycle parking is

sheltered within the basement.

Short stay residential and commercial cycle parking is

carefully placed within the landscape on the ground floor.

Residential Accommodation

The total number of new homes is 279, and the design of

the development is tenure blind.

The preferred mix for the private housing has been

developed by the client with regard to the design

constraints and opportunities the site provides. This has

been based on analysis of the local area and emerging

trends in London values to establish an optimum mix

and dwelling size, whilst having regard to LB Haringey

planning policy requirements.

A minimum of 10% of market homes will be sized to be

wheelchair adaptable/accessible in line with the London

Plan.

Non-Residential Accommodation

Commercial space will be provided with approximately

1504sqm (GIA) of non-residential floorspace including

A1, A2-A4, D1 employment and office space. This will be spread across the ground floor.

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279 Homes

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770sqm approx.

Green Living Roof

�

200 sqm Approx.

Sky Garden Play Provision

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3

Residential and Commercial

Motorcycle spaces

1504 sqm (GIA)

Commercial Area (Approx.)

1050sqm

Approx Public Realm

,., 61sqm approx.

Sky Lounge

�

448

Residential and Commercial Long

Stay Cycle Spaces

0.271 haSite

Site Area approx

12 New Trees

36 Spaces

(Inc. 24 Accessible Spaces) Parking Provision

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35 Residential and

Commercial Short Stay Cycle Spaces

2

1.0 Introduction

1.3 Proposed Scheme Mix

Type

Studio 10 4% 1B2P 110 39%

2B 3/4P 149 53% 3B6P 10 4%

Total 279 100%

Wheelchair Accessible Units 29 10% (included in 279)


Top Floor screens to compound plant (Crown)

Penthouse Levels

------------------------------------------· Upper Residential Levels

I

, �------------------------------· Affordable shared ownershipI

1: .. ,

I

---------------------------· Comercial Ground Floor

----------------------· Basement below

3

4.0 4.10

Design Proposals Residential Facade Approach

Elegant and simple detailing will enhance the overall sculptural form and unify the facade approaches.

The facade consists of an ensemble of familiar

architectural devices that add a finer grain of texture to

the proposals.

Horizontal banding is utilised at every level to accentuate

the form of the building and create a unified horizontal

rhythm that runs across each facade.

The banding also incorporates a projecting cill to create

a shadow, giving the facade additional texture and deal

with weathering.

Facade panels and windows simply run full height. The

use of textured panels create a subtle variation and

additional layer of composition.

Facade concept model

Hawkins\Brown © I June 2017 I HB16013 I Anthology Hale Works 5

Visualisation of proposals from Ferry Lane looking northwest


4.0 Design Proposals 4.5 Ground Floor Podium - View

Anthology Hale Works represents the

final piece of the BOP masterplan. The

podium has been shaped to complete

the local streets in the neighbourhood,

provide a public square to the west and

new retail units.

The design of the public square ties in with proposals

for a new public footbridge from Tottenham Hale. A

substantial retail unit faces onto the square. Benefiting

from western light in the early evening, this retail unit has

the opportunity for external seating.

The height of the podium relates to the current retail

heights in the surrounding masterplan, whilst also

maximising flexibility for potential retailers.

The northern edge follows the curve of Daneland walk echoing the retail frontage opposite.


Visualisation of proposals from new public square

7

Design Proposals 4.0

4.6 Ground Floor Podium - Layout

The podium has been designed to provide three principle

retail units, with opportunities to further subdivide to

respond to market trends. (This is explained in more

detail in section 8.0)

The retail units to the east have a higher floor-to-ceiling due to the site levels (see site section: right). The retail

units are all serviced from the basement via a shared

service corridor and lift.

The residential entrance has been recessed to provide

shelter at street level. The residential lobby leads to a

triangular core lobby that echoes the form of the tower

above. The 3 lifts run from basement to the upper levels.

The plans also accommodate a number of ancillary

spaces that support the 24 hour concierge service.

An estates lift that links to the basement has been

incorporated to provide access onto Daneland Walk

N

C)

New public foot bridge

Ground Floor Plan

Public

Square


Public

Square

5m

Cold store and Pumps

Section illustrating the height difference across the site.

Unite Students

Ferry Lane

Wo1Rlss>raoo Pumps

Comm,m:lal• Uall 03

RefllseS1ore

Coppermill Heights

Lebus

Street

6.8m

9

4.0

4.7

Design Proposals Podium Elevations

The retail podium is expressed as a darker base to

contrast with the white tower above - utilising a curtain

walling system finished in a dark grey.

The facade incorporates louvres at high level to mitigate

overheating and create areas for ventilation.

Vertical mullions are set deeper than the horizontal

transoms to create a vertical rhythm along the streets.

Signage is incorporated into spandrel panels that sit

within a signage zone.

West Podium Elevation

North Podium Elevation

Materials

Dark grey metal mullions;

Glass doors;

Glass panels;

Dark grey metal louvres;


4.0 Design Proposals 4.15 Landscape 4.15.6 Materiality - Planting

The planting palette for the sky garden will consist of

naturalistic swathes and mixes of perennials and grasses

with a few key species to create the main flowering

display.

Towards the edges of the planters planting will be tactile

sensual to touch and fragrant

Plant species will be appropriate to height/ exposure to

light and wind and specific to location.

Luzula nivea Anemanthele lessoniana

Liriope muscari Astrantia 'Shaggy'


Climbers to screen air vent

Planting

Lavandula angustifolia Stachys byzantina

11

View of the Sky Garden looking south


Timber Screen with planter beneath Instant Green Ivy Screens - Planters

which can be moved for access panel to be made from same material as the other

free-standing

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170629 anthologyhaleworks das - assets.anthology.london · 4.0 design proposals 4.5 ground floor...

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