biodiversity public realm & green roofs · pool which, as the previous slide shows, is growing...

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B I O D I V E R S I T Y – P U B L I C R E A LM & G R E E N R O O F S

Deadwood habitat and stones

Wildflower plantingBlack redstart Substrate Deadwood habitat and aculeate islands

Biodiversity

National and Local Government policy suggests that new developments should include measures to

support the conservation status of certain species and habitats, in particular those listed on the priority

lists of the National Biodiversity Action Plan and London Biodiversity Action Plan, and described in the

Mayor’s Biodiversity Strategy.

Public Realm and Green Roofs

Native species will be used in the public realm to enhance the ecological value of the site. The use of

biodiverse roofs, with deadwood habitat, wildflower planting, exposed substrate and aculeate islands will

create opportunities for flora and fauna. Bird boxes and bat boxes will be integrated with the landscape.

T S V C B U I L D I N G _ F I S H I S L A N D

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EMPLOYMENT FLOORSPACE

TSVC BUILDING _ FISH ISLAND

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C R E A T I V E WOR K S PA C E S T RA T E GY

This chapter has been prepared by BOP Consulting, a specialist cultural and creative industries consultancy,

who have extensive experience of developing strategies for creative workspace and delivering market needs

assessments to inform planning processes. BOP previously advised LLDC on the development of the cultural

strategy for the Olympic Park.

TGP engaged BOP to deliver a market needs assessment to inform the feasibility of the proposals to creative a

viable Creative Workspace Strategy for the TSVC project.

The summary BOP has prepared is a combination of:

o BOP interviews with workspace owners

o BOP discussions with LLDC

o Review of the most recent research into demand for and provision of creative workspace, including that

commissioned by LLDC and GLA

o Desk research into the most recent publications from a range of commercial property agents

We believe that the evidence demonstrates a compelling case for provision of flexible workspace in this location,

targetted to the creative and tech sectors.

Trends: increased demand from tech and media businesses

o Technology and Media (T&M) companies leased 7.9 million sqft of office floor space in London between

2013 and 2015.

o The amount of floor space leased by T&M companies over the last three years nearly doubled the 4.5

million sqft leased over the previous three years to 2012.

o Between 2013 and 2015 T&M companies accounted for 23% of total office floor space leased in Central

London, well above the 10-year annual average of 17%.

Trends: businesses are moving East

The overall finding is that growth in prime rents and occupancy costs are pushing businesses to consider

locations outside the West End and ‘City core.

Figure 1. from Jones Lang LaSalle (2016). Disruptive Demand: Tech and Media in London

2016 (http://www.jll.co.uk/united-kingdom/en-gb/Research/JLL-Tech-Media-London-

2016.pdf?c012cf03-7139-4766-833e-0a9530702d5a)

Figure 2. From JLL Central London Office Market report Q3 2015


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Trends: technology and media businesses are moving East

Over the last three years 47% of T&M companies who moved originated in the West End but only 36% of new

leases were signed there

Trends: creative and tech firms are demanding smaller but more sophisticated spaces (of a type that

this scheme could provide)

o 98% of tech companies are small businesses (defined as businesses with turnover up to £6.50m, a

balance sheet no more than £3.26m and fewer than 50 employees).

o Start-ups and small business expansion are driving tech growth. Growth has been rapid with 15% of all

UK tech companies set up during 2013 and 2014 alone. (Tech City UK, 2015, Tech Nation: Powering the

Digital Economy)

o London’s media companies have also been growing; 5,060 new jobs were created over the last three

years: equivalent to a 2.6% increase.

o Over the same period their average office footprint fell by 22%. This is likely to reflect two factors: out-

sourcing and floor space efficiencies. Floor space efficiencies are also resulting from initiatives such as

activity-based working and co-working which are reducing occupancy ratios.

o The rise of small tech companies has resulted in an office footprint that is, on average, 44% smaller in

2015 than in 2013. While tech companies may be demanding less space on an average deal basis, they

are demanding more from that space. The battle for talent means tech offices are becoming increasingly

sophisticated, innovative and expensive.

There has been an exponential increase in demand for and provision of flexible work spaces in London

o Take-up of co-working space in London has grown exponentially. Jones Lang LaSalle (JLL) data shows

that 10% of all the office space leased in London during 2015 was accounted for by serviced office

providers compared to 4% in 2013.

o In the face of escalating occupancy costs and given the desire for flexibility, more small T&M companies

may opt to take co-working space in shared offices rather than commit to office leases.

Figure 3. From Disruptive Demand: Tech and Media in London 2016


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The project can benefit from increased demand from co-working space providers

These factors are combining to increase demand from flexible office providers – 70% ahead of the long-term

quarterly average level.

How TGP could benefit from working with a co-working provider

o Reduced risk for the developer in securing a long lease with a specialist provider, rather than incurring the

costs and risks of marketing to individual (and highly mobile) small creative businesses

o Co-working spaces provide increased access to talent for tenants, and help build supply chains. One of

the key drivers of office location for T&M companies is the ability to access talent. Offering a mix of spaces

for different kinds of creative and tech firms is more likely to stimulate a creative ecosystem with a mix of

skills that would help grow and sustain demand this and other creative workspace development on the

Wick.

o There is also an incentive for co-working space providers to invest in long leaseholds to mitigate the risks

of being priced out of current ‘prime’ locations (e.g. The Trampery, Mare Street) – this also enhances the

potential to create affordable studios as part of the development of creative workspace.

o It’s in the interest of the co-working space provider to market your location directly to their customers – a

pool which, as the previous slide shows, is growing rapidly.

Figure 4. From Knight Frank Q1 2016 – central London offices

(http://content.knightfrank.com/research/104/documents/en/q1-2016-3797.pdf)


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How improved public transport access will enhance the viability of any creative workspace development

on this site

o One of the main barriers that prevents small creative businesses from locating in 'new' areas is the

perceived difficulty of access (low PTAL score). We have already seen that access to talent is a key

concern for owners of small creative businesses – and they need to be reassured that their workforce is

likely to be able to travel to, and be attracted by the prospect of working in, any new location.

o By 2018/19, the improved station access to Hackney Wick and the perception created by Here East, Fish

Island Village and other schemes that this is a ‘viable’ area for creative and tech businesses will help

overcome any risk that demand will be suppressed by concern that Hackney Wick is somewhat ‘off the

map’ for the creative workforce .

o Bear in mind that less than a decade ago London Fields and Mare Street were ‘seen as 'edgy’ locations,

even for creative start-ups. Now the co-working space in a former dole office off London Fields is priced at

c £80 per sqft, and there is unmet demand!

This scheme can help deliver LLDC's creative workspace ambitions

o LLDC is concerned that the character of Hackney Wick is under threat from artists being ‘priced out’ of

existing studio spaces by new development.

o It is important to recognise that this proposal does not displace any existing creative studios; rather, it

replaces a low employment logistics site with a vibrant creative workspace on the ground floor with

potential to create up to 200 FTE jobs.

o This site offers an opportunity to provide flexible accommodation for small creative and tech businesses in

a way that responds both to the changing nature of demand for office space and to the need for more, and

more secure, studio space for artists.

o The workspace proposals complement the affordable housing offer to attract young professionals and

families with a compelling live/work offer.


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Redevelopment of the TSVC Building can provide new creative workspace that offers security of tenure

to a range of users

This development has a number of factors that provide an opportunity to deliver to LLDC's priorities for provision

of creative workspace:

o There is no displacement of existing creative workspace – it’s all additional

o Our research into both the commercial office market and the supply of artists' studios gives us confidence

that there will be demand from across the creative and tech sectors.

o This development could help address the issue of displacement of existing creative businesses by other

developments.

o The growth in co-working space, and the preference expressed by small creative firms for smaller, but

sophisticated and flexible units, means that we anticipate demand from co-working providers for space at

shell & core.

o TGP is interested in the option of offering the ground floor commercial space on a long leasehold (and

therefore, potential security of tenure for artists and creative businesses) to a specialist provider of creative

workspace. This will enable more effective target marketing of the studio space to ensure its optimum

utilisation and to maximise employment opportunities in the development.


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On the basis of our engagement with the market, we have derived an 'envelope' and a set of services that will

be appropriate for the needs of small creative and tech firms, and in the process offer a far larger employment

opportunity than the present site.

Our research suggests that there will be demand for this space, if keenly priced and well marketed, even in the

event of an overall economic downturn post-Brexit. The final detailed designs of the space will emerge through

discussion with an operator or operators that will take account the exact quantum and nature of demand for

commercial space at the time the building becomes available. In that way we will best meet the needs of the

existing creative community - at risk of displacement from other development activity within the central area - as

well as the expected influx of new creative and tech businesses at that time, brought to Fish Island by a mix of

improved transport links, improved perception of amenities and external market forces pricing them out of

established City Fringe locations.


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E X I S T I N G YA R D S PA C E

The area of the application site is 0.5458 Ha, which is broken down as follows:

Site Area Total: 0.5458 Ha

Site Area less building footprint: 0.3899 Ha

Existing site area used as yard space: 655 sqm

7,050 sqft

Site area used for car parking: 0.3244 Ha

Existing Buildings GIA total: 1,979.4 sqm

21,306 sqft

Warehouse: 1,349.4 sqm

Office (over 3 levels): 630 sqm

The existing site contains a limited amount of largely informal, open yard space used

predominantly on an ad-hoc basis for the storage of cables and associated telecoms equipment.

Although not clearly defined, the amount of existing yard space equates to approximately 655

sqm. This yard space sits alongside areas of the site predominantly used for parking purposes

and represents a genuine conflict with new developments in the immediate vicinity.

The proposals aim to provide genuine, employment generating floor space which will be more in

keeping with the nature of surrounding development and overall aspirations for the use of the

ground floor as a catalyst for regeneration. We believe this approach to be consistent with policy

which aims to ensure new provision is flexible to meet the needs of a wide range of end users,

and containing adequate access and servicing and which has no conflict with immediate users

which is not the case currently.

The existing employment on site is not generated by the use of the yard space, but instead the

warehouse and office space. On this basis the loss of the existing yard space will reduce

employment on site, but rather the proposed scheme will increase jobs on site.


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G R O U N D F L O O R C OMM E R C I A L F E N E S T RAT I O N O P T I O N S

E X IS T IN G V IE W

E X IS T IN G V IE W

Fully Glazed


Fully Glazed Entrance Single Screen Double Screen Fully Screened Solid Wall

As the end users of the creative workspace units are unknown at

this time, the ground floor fenestration is indicative. The diagram

above shows a number of permutations that could be employed to

meet a number of different user requirements and conditions,

including fully glazed areas and entrances, which could be

combined with perforated metal screens to offer areas of privacy if

required. Should further screening be necessary, to conceal

furniture against glazing for example, graduated fritting could be

incorporated to the glass.

The bronze panels to the window heads provide a zone for

ventilation. These panels wrap the reveal vertically and provide a

zone for signage as required.

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Residential Unit

Commercial

Residential Circulation Space

Residential Private Terrace

Shared Amenity Space

Refuse Store

Plant Space

Cycle Store

C R E A T I V E WOR K S PA C E

TYPICAL SECTION THROUGH COMMERCIAL SPACE

Light well


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ACCESS


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A C C E S S : I N T R O D U C T I O N

This chapter sets out a framework for the approach to inclusive design explaining how current

good practice standards will be applied across the site in delivering an accessible and inclusive

environment.

The scheme will incorporate:

o suitable means of access for all people from the entrance points

o sufficiently wide routes and access ways to allow people to pass each other, with the

minimum of level changes

o principal entrances and lobbies that are identifiable and accessible

o independent horizontal and vertical movement that is convenient and ensures that people

can make use of all relevant facilities

o a minimum of 10% will be designed to wheelchair housing standards or will be easily

adaptable to wheelchair housing requirements.

Inclusive Design Guidance and Standards

The following legislation, standards and guidance have been drawn upon:

o Building Regulations and associated Approved Documents

o BS 8300:2009+A1:2010 Design of buildings and their approaches to meet the needs of

disabled people – Code of practice

o Equality Act 2010

o Housing Supplementary Planning Guidance, GLA 2012

o Inclusive Mobility, DFT 2005

o Lifetime Home Revised Criteria, Habinteg, July 2010

o London Plan, 2015

o National Planning Policy Framework, 2012

o Wheelchair Accessible Housing, Best Practice Guide, GLA 2007

o Wheelchair Housing Design Guide, Second Edition, Stephen Thorpe and Habinteg Housing

Association, 2006

These standards have been applied where it is reasonable and practicable to do so. They are

regarded as a minimum standard and opportunities to exceed have been explored. The access

statement demonstrates how these standards have been applied and the process for design

decisions where the solutions differ from these standards is due to site or other project

constraints.


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Commercial Entrance

Residential Core Entrance

Car Park Entrance

Building D Access to Car Park

G R O U N D F L O O R E N T RA N C E S + C A R PA R K

Approach

The main entrances to the residential cores

will be from the pavement and will be step-

free. The primary building entrances are

located at ground level as previously

described. This gives access to the vertical

circulation cores.

Addressing approach

Entrance lobbies providing access routes into

the cores will be detailed during further

design stages. These areas will feature:

o entry points with effective clear widths

exceeding 800mm.

o doors operable with at 30N or less.

o reception areas to conform to AD M/BS

8300


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E N T RA N C E S A T 1 S T F L O O R

Residential Core Entrance

Residential Unit Entrances,

(accessed via external walkways)

Circulation

The scheme will incorporate features for each building that makes

reasonable provision for disabled people to visit occupants who live on

any storey. For many people, suitable means of access means

independent lift access; for others it means having stairs that are

designed to be suitable for ambulant disabled people.

Residential apartments will be served by communal lift access,

provided within each of the entrance cores.

All lifts will have, as a minimum a 1500 x 1500mm clear landing in front

of entrances and car doors with a clear width of 900mm or greater.

Lifts will have a clear internal area of at least 1100 x 1400mm and

controls will conform with the provisions of AD M, BS 8300 and

BS EN 81 70.

Addressing circulation:

Lifts will be specified to comply with BS EN 81:70, stair nosings will

contrast visually as per BS 8300 and Lifetime Homes requirement

continuous handrails to both sides of the stairs will conform to AD

M/BS 8300 and be 900-1000mm above the pitch line; 900-1100mm

above the level landings. They will contrast visually against the

background which they are seen and tread nosings will be provided,

55mm deep at the tread and the going, continuous across the flight

and contrasting visually with the remainder of the stair


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WHE E L C HA I R A C C E S S I B L E U N I T S

All

Typical

2 Bedroom Unit

Typical

1 Bedroom Unit


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WHE E L C HA I R A C C E S S I B L E U N I T S


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C Y C L E P A R K I N G

Secure internal cycle stores are provided for residential users. One

parking space is provided for studios and one bedroom units and

two spaces are provided for two and three bedroom units, in line

with the London Plan storage requirements.

These are accessed from within the ground floor undercroft with a

designated entrance for Buildings A, B and C. There is a separate

store which serves Building D, located adjacent to its entrance

lobby.

The total number of spaces is provided is 244. This will

predominantly be a double stacked system similar to the image

below.

Additionally cycle stores are also provided within each commercial

unit. As the units will be let as shell only, shower and changing

facilities have not been incorporated at this stage and will be the

responsibility of each tenant to provide.

Cyclists Entrance

Residential Cycle Store

Commercial Cycle Store


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HERITAGE


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H E R I T A G E

Heritage Collective have been involved with the project throughout the design process to inform and assess how

the scheme proposals sit within the context of the adjacent Fish Island and White Post Lane Conservation Area

and the neighbouring non-designated heritage assets. They have prepared a detailed Heritage Statement to

accompany the application and a summary of this assessment follows.

The site itself is not located within a conservation area and does not contain any listed buildings, or buildings

recognised as being of any local merit. In addition to the Fish Island Conservation Area, the Hackney Wick

Conservation Area lies to the north of the railway line and station.

Fish Island has been in a constant state of transition since the middle of the 19th century. That shifting, and

somewhat unsettled, state is more apparent today than ever. However, there is a considerable amount of new

development proposed for the area of mixed, residential and commercial uses, which will gradually enliven the

area once again.

As such the redevelopment of the TSVC site has the potential to enhance the setting of the nearby heritage

assets and also contribute positively to the wider setting of the Hackney Wick and Fish Island and White Post

Lane Conservation Areas.


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H E R I T A G E

The proposed scheme draws on the influence of the surviving late 19th and early 20th century buildings, to

ensure that the new development on the site integrates well with its surroundings and continues the evolution of

the area.

Many of the surviving buildings on Fish Island, within and beyond the conservation area, demonstrate that form

follows function design principles, which are most widely associated with early 20th century modernist and

industrial architecture. This is principally due to their industrial uses and they survive as good examples, which

reflect their former uses. This is a key characteristic of the area.

The design of the new development adopts a contemporary architectural language of regular and repeated bays.

This is typical of the of the area and industrial buildings in particular.

The industrial character of the area is partly conveyed through the materiality of existing historic and

contemporary development. Local Plan policy BN.1 (responding to place) is of relevance and has been given due

consideration particularly insofar as respecting typologies and materiality are concerned.
