carl turner architects london meanwhile use for: site on the corner

Carl Turner ArchitectsLondon

Meanwhile use for:Site on the corner of Popes Road

and Brixton Station Road SW9 8JH

(Popes Road Car Park Site)

grow:brixtonCarl Turner Architects &

The Edible Bus Stop

Design & Access Statement:For a Full Planning Application

June 2014


p. 02 Introduction / Site Historyp. 03 Site History p. 05 Site Assessment / Site Contextp. 06 Urban Context p. 07 Site Strategy / Precedentsp. 10 Layoutp. 13 Scalep. 14 Appearance p. 17 3D Viewp. 18 Materialsp. 19 Accessp. 20 Landscape / Space Standardsp. 21 Environmental Strategyp. 22 Consultationp. 23 Ongoing Consultationp. 24 Design Team Profilesp. 26 Refuse / Recyclingp. 27 Deliveries & Servicingp. 28 Security Strategyp. 29 Lighting Strategyp. 30 Event & Crowd Managementp. 31 Transportp. 32 Noise Statement

Appendices:Appendix 1: Floor area ScheduleAppendix 2: Location PlanAppendix 3: Pre-application Advice Letter

2014 Carl Turner Architects for Architectural design

Carl Turner Architects

16 Clapham Park TerraceLyham RoadLondonSW2 [email protected]

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This planning application seeks the councils approval to transform an empty site into a campus scheme that will house studios, shops, green space, cafes and workshop spaces for Brixton, combined with an event space.

The site, owned by Lambeth Council, has been awarded to Carl Turner Architects, together with Landscape Architects The Edible Bus Stop, following a competition for the proposal of a meanwhile use for the site. The proposal, entitled grow:brixton has an intended lifespan of 3 years, though with the councils approval, this could extend indefinitely. CTA and EBS will be the detailed designers for this scheme, and they will also continue to manage and oversee the site throughout construction and during the lifetime of the scheme, as part of grow:brixton.

The site lies on the corner of Popes Road and Brixton Station Road, with an approximate postcode of SW9 8JH. It lies nearby Brixton Market and Brixton Station in the centre of Brixton.

The site was previously a multi-storey car park for 30 years, with up to 300 spaces. It was demolished due to structural issues. Until the end of 2013, the site was home to a temporary ice rink (now demolished). The site is now cleared, with a crushed aggregate surface and perimeter fence. Immediately east of the ice rink area, also within the site, sits the former ice rink staff car park. The total area of the combined site is approx. 3,900 sq.m, with 1,669 sq.m intended to be used by grow:brixton for the proposed scheme.

This site is currently derelict which does nothing to complement or enhance the local activity and vibrancy of the area. The site does not sit in a conservation area. This application seeks approval to erect a temporary scheme on the empty site with a sensitively designed, high quality proposal that would complement and enhance the character of the local area. This submission should be considered with reference to other high quality built work by both Carl Turner Architects and The Edible Bus Stop.


INTRODUCTIONSITE HISTORY

Introduction History of the site

Images of the multi-storey car park which used to occupy the site

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Plans for the Ice Rink that is now demolished.Previous use for the site: Brixon Ice Rink. This structure has now been dismantled.


SITE HISTORY

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SITE HISTORY

Existing site photographs. Top - bottom: Brixton village, local housing estates, neighbouring pub and Brixton Recreational Centre

Brixton Rec

BrixtonVillageMorleysDept.

Store

Ritzy Cinema

Brixton Academy

TheSiteB

rixto

n Ro

adColdha

rbour Lane

Electric Avenue

Brixton Station Road

Popes Road

Atlantic Road

Site Plan. Site outlined in red, other local landmarks highlighted.

The Present Site

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SITE ASSESSMENT SITE CONTEXT

A proportion of the 3,600m2 site has been set aside by the council as car parking for local market traders. The remaining site for grow:brixton is approximately 1669m2 in size. A plan of the car parking provided as well as approximate site dimensions are indicated on the plan to the right. Our scheme will respect the need for parking provision and will not intefere with these plans.

The site, on the corner of Popes Road and Brixton Station Road, is approximately 40m at its widest point, and 61m in length, with an approximate area of 1669m2. There are no existing structures on the site.

The site is currently fenced off from the main road by an approximately 3m high perimeter mesh fence. This currently does not benefit the local streetscape and is detrimental to the quality of the local area.

Site Context

The site is in Brixton town centre, adjacent to Brixton Recreational Centre and Brixton Street Market,

as well as being in close proximity to Brixton Village Covered Market. Extremely popular destinations for both locals and visitors alike, these places are continually buzzing with an influx of people. These areas are integral to both the history of the town centre and the current vibrancy and culture of Brixton.

The CTA / EBS proposal for the site will aim to continue to play a part in Lambeth Councils long-term vision for the development of Brixton. It will achieve this by complementing the local activities of the area as well as encouraging community involvement with the design, implementation and maintenance of the project.

Plan forming part of competition brief, defining The Site adjacent to the proposed car parking layout.

Site Assessment

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URBAN CONTEXT

Urban Context

The site is located within Brixton Town Centre, an area with many commercial and leisure facilities.

It is well serviced by local amenities and transport infrastructure, and thus should be considered an appropriate site for a mixed use temporary development.

The surronding streets are characterised by varying typologies of commercial units within railway arches, the 1970s Brixton Rec Building, blocks of flats and terraced housing. These are varying in scale, but typically three or four storeys, with the Brixton Rec at around 6 storeys in height.

All of the buildings in relatively close proximity to the site are either roughly equal in height or considerably higher than this proposal.

Existing site plan

Key1. Proposed Site2. Public / Traders Temporary Car park, (subject to planning and TMO approval)3. Skate Shop converted for Market Traders Use4. Canterbury Estate5. Canterbury Arms Pub6. Brixton Rec7. Office Block: International House8. Railway Viaduct - Retail Below9. Valentine Place

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SITE STRATEGYPRECEDENTS

Strategy: Containers

The anticipated project duration is three years. For this reason, the proposal will utilise repurposed shipping containers. This will allow the proposal to evolve due to the modular nature of the containers; it can grow or reduce, according to demand.

Precedents

1. Temporary Shipping Container City by O+A in Holland2. Container City 2 houses creatives on Londons Trinity Buoy Wharf3. CTAs own repurposed shipping container office for the non-for- profit organisation Magnificent Revolution at Hackney City Farm4. Boxpark Shopping Mall on Shoreditch High Street

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3. 3. 4.

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SITE STRATEGY

Site Strategy

- Form a perimeter of containers

- Creates a sheltered, semi- enclosed public space at its heart

- Combined with planting / food production

- Event Space: cinema, theatre, music, events

- Glass-House or Poly-Tunnel at its centre

- Containers house workspaces, studios, shops and cafes (focus on workspaces, especially at higher levels)

- Live / work units at North end of the site

1. FormContainer Perimeter Wall creates a protected internal space

2. EntrancesMain entrance on visible corner, secondary entrances from Popes Road and Brixton Station Road

3. BlocksAreas for Workspaces and Events formed at either end of the site

4. AnimationSpace for public square created in front of entrance, linear poly-tunnel cafe area placed to the North. Scheme is lower to the South-West to let in sunlight, and higher to the North-East to block noise from the site

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Precedents of Successful Public Projects & Spaces

1. Music Box Playground, Manchester2. Lacoste Pop-up Store, Coachella3. Wahaca Container Restaurant, South Bank4. Peckham rooftop cinema - utilising headphones to combat noise pollution (as well as using quickly assembled deck chairs)5. Petersham Nurseries in London -cafe and plant nursery combined


PRECEDENTS

1. 2.

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The scheme consists of a shipping container perimeter wall, with built-up / enclosed areas at either end. This not only houses events, studios and space for activities, but also creates a protected internal space. This layout is somewhat reminiscent of the neighbouring Brixton sheltered market, as well as having similarities with shipping container cities.

Flexibility

The layout is inherently flexible and it is anticipated that these early proposals will change to respond to both community discussions and inputs and to tenants requirements. We also anticipate that the project could grow if demand is high.

Public Elements

The public activities of the scheme (such as retail, cafes and the community use spaces) are located on the ground floor to allow ease of access, as well as to enliven the surrounding streetscape. In addition, the Brixton Window Boxes that have displays of local artwork etc, as well as the street-fronted kiosks help to do this.

There are 3 different entrance / exit points to the scheme, allowing visitors and tenants to walk through the length of the site. This ensures that the site does not feel closed off or inaccessible, whilst remaining secure and monitorable.

Zoning

The site is divided visually and by activity, into 4 areas which roughly correspond to the construction phases. The first phase to the North of the site houses the workshop areas and live/work space. The second phase to the East houses studio spaces and communal facilities. The third phase to the South consists of the poly-tunnel cafe and rentable bar/cafe space. The fourth phase of the event space houses the music box, kiosks, utility space as well as the main event external sheltered area. This division helps to encourage smaller hubs of activity within the wider community scheme.

This layout, together with the multiple entrance / exit points, allows different areas or zones to be opened independently for events or workshops, whilst the other areas can be closed off to the public if neccessary.

Layout Entrances / Exits


LAYOUT

grow:brixtonCarl Turner Architects

General Arrangement PlanGround Floor LevelScale 1:200 @ A3Drawing PP01

Site Off ice

Unisex WC

Kitchen

DisabledWC

UnisexWC

SiteStore

Bin Store

Music Box

Kiosks (R)Cafe / Bar (R)

Cafe / Retail (R)

Maker-space

Cafe / Restaurant

Common Room / Hot Desking

Cafe / Retail (R)

Studio (R)

Studio (R)

Studio (R)

Studio (R) Studio (R)

Key:(R) = Rentable Unit

Event Space

Main Entrance

BikeRacks

Studio (R)

Ground Level Plan, Scale 1:500

Secure entry to upper levels

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Layout

The upper levels will house the affordable studios available for rental, as well as some live / work units. These are accessed by secure stair towers, with gated keypad entry systems, containing steel access stairs. Scaffold walkways and balconies lead from the main stair tower to the different container studios.

Communal facilities and utility space are located at two points: the ground floor of phase 1 (the workshop and live / work units) and the ground floor of phase 2 (studios) adjacent to the main public space, near the entrance and can be easily accessed by all. The bin store is located at the perimeter corner of the scheme so that it can easily be serviced directly from the street front.

The rooftop gardens, green space and lower planting, help to soften the industrial container aesthetic and create a much needed verdant space in the centre of Brixton.


LAYOUT

First Floor Level Plan Diagram, Scale 1:500


General Arrangement PlanFirst Floor LevelScale 1:200 @ A3Drawing PP02

Studio (R) Studio (R)Studio (R)

Studio (R)

Studio (R)

Studio (R)

CTAStudio

EBSStudio

Possible future rental space



Cafe / Bar (R) continuedfrom downstairs


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Second Floor Level Plan, Scale 1:500 Third Floor Level Plan, Scale 1:500


General Arrangement PlanSecond Floor LevelScale 1:200 @ A3Drawing PP03

Live Unit (R)

Live / Work Unit (R)

Studio (R)Studio (R)

Studio (R)

Studio (R)

Possible Future Rental Space

Possible Future Rental Space



General Arrangement PlanThird Floor LevelScale 1:200 @ A3Drawing PP04

Live Unit (R)

Live Unit (R)

Live Unit (R)

Live Unit (R)

Live Unit (R)

Studio (R)


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Scale

It is important to balance the scale of the proposal with the nearby buildings and streetscape. The scheme sits adjacent to two busy streets, a railway viaduct and housing estate.

The proposal mediates between these different heights.

A perimeter wall of shipping containers steps down to street level and is higher along the carpark boundary, blocking out unappealing views and noise from the carpark, thus protecting neighbouring housing from any potential noise caused by the scheme.

Therefore, the perimeter wall of containers is higher to the North and East and lower to the South and West, allowing maximum sunlight into the site and minimum overshadowing to the surronding streets.


SCALE

Scale Section Diagram: cut through Brixton Recreational Centre, Popes Road, the grow:brixton site and the adjacent carpark.

Brixton Recreational Centre

Popes Road

grow:brixton Market Carpark

5.2m

2.6m

7.8m

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Appearance

The proposal draws inspiration from public spaces, festivals, street markets and community schemes across Europe. Shipping Containers have been used for many different applications, as they are cheap, versatile, easily up-cycled and can quickly be implemented to create enclosures and define spaces. Containers will be used not only to define the site, but also to create spaces for small businesses to rent as workshops and studio space. A combination of 20ft and 40ft containers will create a variety of affordable spaces. The containers for rent will be fitted out internally by teams of apprentices, led by grow:brixton. We are calling this element Brixton Boxes.

A series of roof gardens and planters provide housing for plants and edibles to grow. A large 9m x 25m Poly-Tunnel will house a kitchen and eating area, as well as a greenhouse where plants can grow in a protected environment. Here you will able to eat as food grows around you, creating a plant to plate opportunity.

Brixton Window Boxes

It is intended to place four large display vitrines along the Popes road elevation to display:

- Lambeth schools and colleges Project of the week- Local artwork- Local events notices and information This will be known as Brixton Window Boxes. These will provide a platform for people learn more about activities going on in grow:brixton and the wider area.


APPEARANCE

Proposed Street Elevation: entrance on the corner of Popes Road and Brixton Station Road. View looks towards the proposed main entrance with the Brixton Window Boxes to the left.

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Proposed site entrance as seen from the corner of Popes Road and Brixton Station Road. This illustrates the way the design team envisage the planting, playful graphics and large scale art pieces that will enliven the street scene and create a much needed green oasis in central Brixton.

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Appearance

Planting will form an important part of the scheme:

-Poly-Tunnel will act as green house for the growth of vegetables and delicate plants, for use by the cafe and enjoyment of the visitors.

-Some green roofs on shipping containers, helping to insulate them and to soften their potentially harsh appearance from neighbouring buildings.

-Combination of formalised planters and impromptu plant pots, brought and added to by the tenants of the scheme.

-Creation of a green space in the heart of Brixton.


APPEARANCE

View of public space within the entrance area, looking towards the event space.

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3D VIEW

Overhead view showing site arrangement.

1. Canterbury Arms2. Estate3. Skate Shop4. Car Park5. Brixton Rec6. Popes Road7. Brixton Station Road8. Main Entrance

Live / work spaces above workshopsPoly-Tunnel Cafe / Grow SpaceStudios / Retail / CafesStudios / Retail / Cafes

New Public SquareEvent Space / Recording StudioKiosks Facing Street

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Materials

Although the scheme will be temporary, the use of durable materials of a good quality are important to the success of the design.

As previously stated, Shipping Containers will form the main construction unit for this project.They are versatile, easily up-cycled and can quickly be implemented to create enclosures and define spaces. The implementation of Shipping Containers within this scheme will take advantage of their inherent qualities of strength and durability, as well as their transportability. Once the lifetime of the scheme is complete, the containers will be easily removed and will leave the site in the same condition as it was received. Their aesthtetic quality is also reminiscent of transience and temporality, making their use in this instance very suitable and it will ensure that this scheme does not compete with the surrounding buildings.

A large Poly-Tunnel or a similar greenhouse structure will also form an important part of the scheme. It will be

made of a strong, transparent PVC or glass, that will enable visitors to look in to the cafe area as well as to see the horticulture activities. We will opt for a relatively thick pvc that will be versatile and to an extent, vandal proof. We are also considering more bespoke solutions with polycarbonate cladding or glass.

The interior of the containers will be fitted out simply, with industrial quality, low maintenance materials that will suit the office and workshop activities that they will house. Double glazed doors will be fitted inside the retained end opening doors. Each container will have at least one additional fixed, projecting box window.


MATERIALS

Collage of proposed container studio fit-out.

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ACCESS

Access

As stated above, the site has excellent access to public transport and the proposal provides secure bicycle storage for tenants and visitors.

There are three access points into and out of the site, designed for both pedestrian entry and some for vehicular deliveries. The number of entrances will help the site to feel open and maintain security without dead-ends.

We have taken advice on compliance with the current Building Regulations and other statutory requirements, including the Disability Discrimination Act. The scheme is designed to allow all external services and community activities to be conducted at the street frontage or on the ground floor level of the scheme. The scheme is situated immediately on the street and so can be easily accessed by the emergency services.

We are proposing to have the following opening hours for the site: -Studio operating hours: 8am - 7pm -Educational Training hours: 9am-5pm -Public Opening Hours: 11am - 11pm-Restaurant/Bar/Cafe opening hours: 11am - 11pm (special dispensation of

1am on special occasions/events)

Outside of the above times, the site will be closed to the public and the access points will be securely shut, with adequate security systems in place. CCTV will be in operation at all 3 entrances, as well as at the entrances to the stair towers.

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Construction of the scheme will involve enhancements to the landscape of Popes Road / Brixton Station Road. Currently, the site presents a concrete wilderness, with little planting or encouragement of biodiversity of plant or wild life.

We have been mindful to encourage biodiversity and the scheme maximises opportunity for soft landscaping to encourage biodiversity.

At both ground floor level and upper levels, we are proposing to plant a mixture of plants around the perimeter that will attract local wildlife.

The flat roofs throughout the scheme offer an opportunity to install an intensive green roof system of wildflowers. Such planting is a boost to biodiversity, and an attractive design feature.

As well as being visually pleasing, green roofs offer excellent improvements to the structures thermal insulation performance and are greatly beneficial in attenuating storm-water runoff, a problem in dense urban areas like London.

The ground floor landscape, green roofs and planted areas on upper floors will contain planters to encourage biodiversity and wildlife and to supply summer shade and cooling for the occupants.

Space Standards

Throughout the scheme, there are no windows overlooking neighbouring properties.

All of the accessible roof terraces, balconies and walkways encorporate adequate balustrading of 1.1m in height.

Of the 3 entrances to the site, 2 of the entrances are level access, inlcuding both the main entrance and a side entrance near the event space.

All shared facilities and many studio spaces will be at ground level that will accommodate ramped access if neccessary.

The width of the doorways and hallways conform to the accessible access guidelines.

There is space with adequate circulation space for wheelchair users throughout the community aspects of the scheme.

Switches, sockets, ventilation and service controls will be installed at a height usable by all (i. e. between 450 and 1200mm from the floor).

A range of studio spaces will be provided, to suit a diverse range of activities and affordability.


LANDSCAPE /SPACE STANDARDS

Landscape

Example of a green roof

The Edible Bus Stops RHS Gold Medal winning showcase garden at The National Gardening Show 2012

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Environmental strategy


ENVIRONMENTAL STRATEGY

It is very important to our work as Architects that we design in an ecologically and socially sustainable way. The existing site is unused and derelict, meaning that this proposal will have a positive impact upon the area by providing good quality temporary architecture, within cycling distance of central London , and within walking distance of public transport connections.

This proposal will be an asset to the local area.

Environment

Great efforts have been made to minimise the schemes ecological impact during both construction and occupation.

Recycling and the disposal of waste is an ongoing issue that will undoubtedly become increasingly important in the future. The design provides secure refuse storage within easy access of the street.

During construction, good practice will be encouraged through the recycling of waste products by stipulating this as a requirement

in the specification along with the use of ecologically sound materials and an awareness of energy consumption during the build. This will be achieved through the use of prefabricated and standardised elements that will be able to be reused after the lifespan of the scheme.

The team have experience with sustainable building, for instance a project at 16 Clapham Park Terrace, designed and built by Carl Turner Architects, achieved a Code for Sustainable Homes Level 5 rating.

In addition, it is anticipated that a large proportion of the landscaping materials will be second-hand from various sources and will be recycled in the process.

Energy

The scheme will be temporary so the design team are limited in the use of energy saving technologies. However, most facilities, such as workshops, utility spaces and toilets/washrooms will be shared, to encourage energy to be saved where possible.

Water

The scheme minimisises the use of water and energy, and mitigates run-off water and flooding.

Rainwater runoff is a major concern in areas like central London. The scheme will ameliorate this problem through the use of green roofing. The semi-extensive sedum roofs will be an attractive and sustainable feature in the buildings design.

The landscaping will be finished with a permeable surface to allow rainwater to soak away.

The green roofs will be watered manually to ensure water efficiency, utilising water butts where possible.

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CONSULTATION

Professional Consultation

The team is working with the Lambeth Team at Future Brixton and will also be talking with the teams working on Brixton Central Masterplan, as the site sits within this area.

CTA and EBS are multi-award winning Architects and Landscape Designers. Engineers Structure Workshop and Services Consultants Max Fordham will be consulted at Detailed Design Phase. The design team will be working closely with Lambeth Planning and Building Control Departments.

Consultation with Statutory Authorities

The team has met representatives of the Metropolitan police with regards to the different design security aspects of the scheme. These include PC Ann Burroughs, a Design Out Crime Officer, as well as Pam Bahia, a Counter Terrorism Security Advisor.

Local Consultation

The proposal is the winning entry for the Popes Road Meanwhile Competition, organised by Future Brixton. This process was included in open public meetings, a youth representative meeting, steering group meetings and financial meetings with Lambeth.

The next phase will include further consultations with the above groups, plus market trader representatives, local police officers and resident representatives from nearby Canterbury Gardens Estate. There are likely to be other groups that will be consulted.

Planning Status

The site forms part of the Brixton Central Masterplan and seperate consultation is under way with the bodies concerned in order ensure the scheme works with their plans.

A pre-application scheme was submitted to Lambeth on the 24th of April 2014, Reference Number: 14/02236/PREAPP. The advice from that application has informed the design development of the scheme. The letter can be found within the appendix.

A view of Manser Medal winning Slip House in Brixton by CTA.

The Edible Bus Stops Pocket Park Community Garden, Stockwell.This fantastic new pocket park has turned this small corner of Stockwell into a plentiful oasis of calm and produce for the whole community to enjoy. It is the first of many similar mini transformations to come across the capital. By making the most of our small, and often forgotten, outdoor spaces and providing greenery and meeting places we can make London an even better place to live, work and invest in. The Mayor of London, Boris Johnson

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Ongoing Consultation

Steering Group

A steering group has been established by Future Brixton to monitor and advise the design team, and for instance, to be involved in the selection of appropriate organisations and businesses as tenants, as well as training programmes etc.

Social Media and Press

2mX2m banners have been placed around the site with the design teams point of contact, Twitter and Facebook. Information about the project has been displayed and those interested have been urged to get in contact.

Skate Shop

In the coming Summer months, the design team will set up a base at the grow:brixton site, in the neighbouring skate shop building. This will provide an initial home to the grow:brixton scheme and will give local businesses the opportunity to enquire about the project directly.


ONGOING CONSULTATION

Pop-up Events

On the 7th of June 2014, a pop-up event was held at the neighbouring car park site, in order to celebrate the start of the grow:brixton scheme. The event was entitled grow:brixton pop-up in a car park and successfully hosted around 200 people on the night. Information leaflets and a small exhibition informed people of the future plans for the site.

Pop-up cycle cinema set up behind the skate shop in the June event.

Band playing at the pop-up event, with local food and drink suppliers partnering at the pop-up.

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DESIGN TEAM PROFILES

Carl Turner Architects was established in 2006 by Carl Turner. CTA are an RIBA Chartered Practice based in London, working throughout the UK and occasionally overseas.

We have a demonstrable track record of producing cost effective, award winning small projects very quickly, with little funding. We will outline a few below.

Experience:Carls experience ranges from large scale master planning to small, beautifully crafted and award winning buildings. He has worked in residential, commercial public and arts projects at various scales with some of the leading UK Architectural practices. He was an award winning student gaining a bursary to study for an MA at the Royal College of Art and has continued to excel and gain awards for the work of the practice.Please refer to our website for further details of project experience: www.ct-architects.co.uk

Capabilities:We are a relatively small organisation, but employ state of the art computer

technology giving us access to powerful resources. We operate the RIBA Chartered Practice QM system and are an equal opportunities employer.

Carl Turner Architects have gained significant experience accross a range of project sizes and types over the last 6 years since the practice was established.

Carl has previously worked with Norman Foster and Partners, and was part of a small team delivering the park and City bank towers at Canary Wharf in Londons Docklands.

Recently we have worked with schools, Government Organisations such as The Design Council in Covent Garden and with small community projects such as Hackney City Farm (where our project won best small office space at the NLA Awards).

We are used to working with organisations, often with tight budgets and short deadlines to deliver significant projects at varying scales.

The practice has recently won the

RIBA Manser Medal for Slip House in 2013. The project was filmed for Grand Designs new series 2012.

The practice was runner up in the AYA Small Project Architect of the Year Award 2012 and were winners in the one off house category 2013.

Carl Turner Architects

Slip House, Brixton.

Magnificent Container, Hackney City Farm

Stealth Barn, Norfiolk

Supernature, RIBA Competition Winning Proposal

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The Edible Bus Stop

The Edible Bus StopTM aims to transform neglected public sites into valuable community growing spaces through design led initiatives.

Their vision is to produce gardens that promote harmonious spaces, creating landmarks of local pride. The core of our ethos is the belief that by taking responsibility for our forgotten public spaces we can collectively improve upon the experience of inner city living. By gardening together and enjoying these community led growing spaces, conversation is encouraged, barriers are broken down, skills are shared and sense of local empowerment and vested interest in a neighbourhood is nurtured alongside the gardens.

We wish to move away from the usual stereotype of community gardens, and to explore designs that promote community spaces that are landmarks of pride, demonstrating that good design is not socially exclusive. Our project has been recognised by the Mayor of London's Pocket Park Scheme and our Stockwell garden was the first in the scheme to be completed in May 2013.

Their objective is to create a network of gardens whereby skills and resources are shared. We work with communities to provide them with the necessary framework to utilise neglected public spaces in a productive fashion.

We have started this with our intention to create an Edible Bus Route, using the existing 322 bus route through South London. We now have three gardens Landor Road SW9, Norwood Road SE24, and Crystal Palace Bus Station - in various stages of development.

The gardens will provide a place for people to come together for the good of the neighbourhood and get to know each other. They will become urban village greens people to find space to sit and relax in amongst the hustle and bustle. They will be a resource for education, providing opportunities people to learn about where their food comes from and how to grow and maintain a garden - giving ideas that they can take home and recreate in their garden, balcony or window box.

Running alongside our direct community action, the creative team behind the project Will Sandy and Mak Gilchrist - design and produce planted pop up installations in meanwhile spaces that are playful and provocative for public festivals and exhibitions that fuse art, design, music, food and fashion. These compliment the community side of the project.

Testimonial

This is a fantastic project, the people living around here have done a great job in turning a neglected piece of land into a gardening project that has improved the area and brought people together.Cllr Imogen Walker, cabinet member for Environment and Sustainability London Borough of Lambeth

The Edible Bus Stop

DESIGN TEAM PROFILES

The Edible Bus Stops Tree Bombs Whitecross Street Art Festival 2013

The Edible Bus Stops Roll out the Barrows meanwhile installation at The Southbank Centre

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REFUSE & RECYCLING

Strategy for refuse collection / recycling

- Bin store can be directly serviced from Brixton Station Road. Seperate access point for tenants from inside the site.

- There will be seperate bins for garden waste, plastics, cardboards, glass and non recyclables.

- Restaurants / cafes will have a seperate kitchen bin for food waste.

-Individual units will have their own recyclable / non-recyclable bins which will be emptied regularly into the external bins by the tenants.

- 2 large external recyclable / non-recyclable bins will be placed under each workshop live/work area. These will be serviced twice weekly. - Garden waste can be decomposed and kept for compost for on-site use.

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Key1. Campus Bins and Recycling Location, waste picked up from street2. Large external secondary bins

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DELIVERIES AND SERVICING

Deliveries and Servicing Strategy

- Deliveries come through Secondary Entrances.

- Alternatively, the loading bay can be used for larger vehicles.

- During carpark off-peak hours, there is the possibility of using the opening to the East of the site for deliveries through the car park.

- All studio spaces are easily accessible from these delivery points.

Key1. Possible Deliveries Through Car Park2. Secondary Entrances3. Possible Space for Delivery Vehicles

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3. 3.3.

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SECURITY STRATEGY

Security Strategy

- Creating a secure campus with 3 access points and designated hours of operation.

- Creating some active street frontages to Popes Road and Brixton Station Road.

- Glazed or translucent central cafe structure allows campus members to monitor the entire site, especially from the upper levels.

- Live / work units provide constant occupation 24/7.

- Secure stair towers to upper levels allow access to tenants only

- CCTV provided with coverage to campus interior, in addition to existing cameras covering surrounding streets.

- Lighting to be used in conjunction with CCTV.

- Events to be manged with specialised event co-ordinators / site security personnel.

- CCTV to meet British Standard capable of providing Identification Quality Images, as advised through consultation with PC Ann Burroughs.

Key CCTV Camera Secure Lockable Entrances Secure Stair Towers with keypad entry system

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LIGHTING STRATEGY

Lighting Strategy

- Existing street lighting

- Ambient background lighting: - ground level - upper levels - lighting to entrances - stair cores

- Event lighting

- Security Lighting: - motion sensors - compliments CCTV

- All lighting to be compliant with BS5489;2013 regulation, as advised through consultation with PC Ann Burroughs

Key Ambient Light Strong Light Controlled Lighting for events Low level of light needed Existing Lampposts

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EVENT & CROWD MANAGEMENT

Event & Crowd Management

- Seperate entrances for residents and event attendees. The two areas will be seperated by a temporary gate erected at these occasions.

- Position of main event entrance allows for queuing on-site.

- Only in the exceptional case of a very large event, may it be neccessary to have a secondary queue along the pavement on Brixton Station Road.

- After the event, the main entrance and secondary entrance on Brixton Station Road can be used as two key exit points for effective crowd dispersal.

Key1. Primary Queue (all events)2. Secondary Queue (occasional events)3. Residential Entrance4. Event Entrance Event Space Temporary Gate

3.

4.

1.2.

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TRANSPORT STATEMENT & TRAVEL PLAN

Transport

- The site is in an area which is in close proximity to the centre of London.

- Excellent public transport links: - tube - rail - bus

- Public car park on adjacent site

- Assumption that the majority of visitors will be pedestrians

- Bicycle parking for 25 cycles will be provided, in an area well overlooked, in accordance with the pre-application advice

- Signage and way-finding devices to and from the site.

Key Bike Rack Location

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NOISE STATEMENT

Noise Statement

Local Area Noise Assessment

- Active neighbouring street market during the day

- Adjacent Sports Centre active during the day

- Neighbouring pub The Canterbury Arms open most days until 11pm

- Neighbouring car park busy during the day

- Local housing estates on Canterbury Crescent

Scheme Noise Prevention: Massing

- Proposal is higher along the walls closer to the residential area, this will help to prevent noise transmission

- The two potentially loudest areas - the event space and workshop areas - are self-contained and fairly enclosed

- The two walls of container studios and cafe / retail spaces are inward-facing

Scheme Noise Prevention: Operational

- The operating hours of grow:brixton are considerate of local residents and opening hours: most activities occur during the day, with opening hours rarely exceeding beyond 11pm.

- Some events, such as cinema screenings, will implement headphones to prevent unneccessary noise transmission

- The container fit-outs will include high levels of insulation, as well as double glazed windows and doors.

Residential Pub Workshop & Live / Studios, retail, cafe Work Units

Event Space

Event SpaceLive / Work

Units

Workshops

Studios, retail, cafe

Studios, workspaces

Diagram showing noise transmission from site (colour) to the neighbouring pub and residential areas (white)

Diagram showing noise transmission within the scheme, direction indicated with arrows

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APPENDIX 1:SCHEDULE OF FLOOR AREAS

Schedule of f loor areas

20ft Container = 12.5m2 net internal useable area40ft Container = 26m2 net internal useable area

Site area: 1669m2

Ground Level:9 x 40ft Containers = 234m26 x 20ft Containers = 75m21 x 9mx25m Poly Tunnel = 225m2Total Ground Floor Internal Area = 534m2

First Floor Level:7 x 40ft Containers = 182m22 x 20ft Containers = 25m2Total First Floor Internal Area = 207m2

Second Floor Level:2 x 40ft Container = 52m27 x 20ft Containers = 87.5m2Total Second Floor Internal Area = 139.5m2

Third Floor Level:5 x 40ft Container = 130m21 x 20ft Containers = 12.5m2Total Second Floor Internal Area = 142.5m2

Total Internal Floor Area = 1023m2

Summary

Total: 14 x 20 containers 19 x 40 containers

Total gifa for rent: approx 670 sqm

Central Polytunnel Cafe: 9x25m = 225sqm

Event Space: covered external area = approx 119sqm

Ancillary space (not for rent) wcs, storage, site office etc.area =296.5 sqm

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Scale 1:12500 10 20 30 40 50 60 70 80 90 100 m

BRIXTON STATION ROAD

POPES RO

AD

BRIX

TON

RO

AD


APPENDIX 2:LOCATION PLAN

SCALE 1:1250

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APPENDIX 3:PRE-APP ADVICE LETTER

London%Borough%of%Lambeth% %

Development*Management*Phoenix%House% % % % % Telephone:%0207%926%1256%

10%Wandsworth%Road%% % % % Facsimile:0207%926%1171%

London%SW8%2LL% % % % % www.lambeth.gov.uk%%

Dear Mr Turner, RE: Pre-Application Meeting Site Address: Former Ice Rink, 49 Brixton Station Road, London, SW9 8PQ Proposal: Temporary use of site for the grow:Brixton project, including studios,

workspaces, retail units, workshops, bar/caf, performance space and green space.

Further to our pre-application meeting regarding the above site on 6th May 2014, please find some notes of the meeting, setting out the key discussion points and the Councils formal position at this stage. The following documents and plans were presented and discussed:

! Request for pre-application advice form (dated 24/04/14) ! Draft Design and Access Statement ! Plans PP01, PP02 and PP03

Background The 0.17ha site is located on the corner of Popes Road and Brixton Station Road, on the site of the former temporary ice rink, within Brixton Major Centre. The Site is bounded by the Brixton Recreation Centre to the west, the Canterbury Hotel Pub to the north, Canterbury Gardens Residential Estate to the east and the mainline railway arches, with associated commercial uses to the south. The Site forms part of a larger 0.36ha site, which will include provision for additional town centre car parking under a separate proposal to run parallel to this scheme. The main vehicular access to the site is from Brixton Station Road, with additional pedestrian access from Popes Road.

Your Ref:

Our Ref: 14/02236/PREAPP

Mr Carl Turner Carl Turner Architects 16 Clapham Park Terrace, Lyham Road London SW2 5EA By email to [email protected] 8th May 2014

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The Council-owned site is currently vacant, although it forms part of a longer term masterplan for the surrounding area. As such, the Council is seeking to create an appropriate meanwhile use for this site for an initial period of two years. Following a competitive tendering process, Carl Turner Architects in partnership with The Edible Bus Stop have been appointed to bring forward a suitable proposal. In terms of recent planning history, there have been no significant planning applications since the approval of the temporary ice rink (now removed) under ref. 10/03425/FUL. Policy Context In terms of planning policy, the site is subject to the following specific designations:

! Brixton Major Centre (Policy PN3 in the Core Strategy1 and the emerging Local Plan2) ! East Brixton Regeneration Arc Major Development Opportunity (MDO5 in the UDP3)

The Site also falls within the boundary of the Brixton Supplementary Planning Document (SPD), adopted in June 2013. The opportunities and implications of these designations are considered below, along with other relevant policies. The Site falls within Flood Zone 1 and is therefore at a low risk of flooding. The Site is not located within a Conservation Area, nor are there any Listed Buildings on-site. However, both Brixton and Loughborough Park Conservation Areas are located in close proximity to the west and south of the site respectively. Proposal The proposals seek to provide a meanwhile mixed used development for a period up to 4 years, although this is to be confirmed. The development will be predominantly made up from recycled shipping containers to provide workshop/community spaces, studio/exhibition spaces and small retail units. These will be supported by a poly tunnel caf/bar, outdoor performance space and planted green spaces. Active frontages and additional pedestrian access will be provided along Popes Road and Brixton Station Road. Principle of Development The principle of using this site for the above uses is considered acceptable, by virtue of Core Strategy Policy PN3(a), which makes clear that the Council supports,

the use of council owned sites...to support a wide range and mix of compatible and sustainable town centre uses. This will include: active ground floor frontages; safeguarding the primary shopping areas; extending the range and quality of shopping

1 Lambeth Core Strategy Adopted January 2011 2 Lambeth Local Plan Proposed Submission, November 2013 3 Unitary Development Plan (Saved Policies beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy, January 2011)

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floorspace; supporting the role and contribution of Brixtons markets through physical and other improvements; safeguarding and promoting opportunities for business floor-space, including affordable workspace; the expansion of arts, creative and cultural industries; enhancing the town centres popularity for leisure, entertainment and nightlife including support for provision of theatre and other entertainment venues

This support flows through into the Brixton SPD, which identifies this as a key site (Site 3) with a longer term aspiration for a residential led mixed use development on this site. The temporary nature of this proposal reflects the intention to redevelop this site as part of a wider masterplanning process in the near future, while creating the supported employment, commercial and community orientated uses in the short term. Therefore, the proposed development would be acceptable in principle, giving regard to the detailed comments below. Design The initial proposals show approximately 44 shipping container units, a mix of larger (12m) and smaller units (6m), with the provision of smaller structures and a poly tunnel within the site. Broadly, the proposals are considered appropriate in design terms, subject to the following issues being raised:

! The proposed shipping containers form a strong perimeter around the site, which is supported from a Secured by Design perspective.

! The applicant is due to meet with the Secured by Design Officer to discuss the proposals in more detail.

! The shipping containers are shown stacked up to three storeys along the eastern edge

of the site. The applicant has indicated that the proposals may increase up to four storeys in some locations. This is considered acceptable in principle given the surrounding development of similar height and may help to screen noise emanating from the site towards the adjoining residential properties.

! The provision of active frontages facing outwards from the site is supported in principle,

although their concentration on Popes Road is a potential concern in terms of pedestrian comfort/safety. If possible, some units fronting onto Brixton Station Road would be preferred.

! Boundary planters are supported, but should be heavy duty given their location fronting

onto public realm.

! Any terraces/gardens/decks above ground floor level will need to be health and safety compliant.

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! Measures to deal with surface water run-off should be considered and details provided as part of the planning application submission.

! Proposals to provide additional screening in the form of planting on the northern

boundary of the site with the adjoining pub is also supported. Impact on adjoining uses UDP Policy 7 makes clear that in mixed-use areas (such as this) residential amenity will be protected with appropriate controls over new development, particularly evening and late-night uses (in accordance with UDP Policy 29). As such, a Noise Statement/Assessment is likely to be required as part of the application submission, particularly in relation to the adjoining residential properties in the Canterbury Gardens Estate. The statement should set out the measures proposed to mitigate the effects of noise. The National Planning Practice Guidance sets out more detail on noise and can be accessed using the link below: http://planningguidance.planningportal.gov.uk/blog/guidance/noise/noise-guidance/. The intention to engage with the surrounding residents is welcomed and should be part of an on-going process. Details of consultation events should be provided as part of the planning application submission. Transport and Servicing There are no significant concerns raised in respect of transport/highways. The proposals help support the wider improvements to the public realm in this area in advance of any works proposed as part of the wider town centre masterplan. The provision of cycle parking on-site and the intention to maximise the number of spaces provided is supported in principle. There may also be scope for additional cycle parking off-site within the surrounding public realm. Further details in respect of cycle parking are to be provided, although an initial provision of 25 Sheffield stands dispersed across the site is likely to be acceptable. A Travel Plan is also required to promote the use of public transport, walking and cycling for staff and visitors to the site. Such measures would include the provision of cycle parking and a wayfinding strategy to direct site users to nearby public transport. The refuse/recycling provision is shown with access direct from Brixton Station Road. Further comments from the Councils Streetcare Team will be sought in respect of the proposals. Management, Servicing and Delivery Strategy The key to the success of this proposal will be the provision of a comprehensive Management, Servicing and Delivery Strategy, which should cover the following elements (as a minimum):

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! Deliveries/Servicing ! Refuse/Recycling ! Security and CCTV ! Lighting ! Wayfinding ! Crowd Management/Disbursal ! Specific event management

Planning Application Submission The following documents/plans are likely to be required (four copies of each):

! Planning application forms (including Agricultural Holding Certificate); ! Design and Access Statement; ! Site Location Plan; ! Planning application drawings (including existing and proposed plans, elevations

and boundary treatments); ! Transport Statement and Travel Plan; ! Management, Servicing and Delivery Strategy (as detailed above); ! Noise Assessment/Statement (as detailed above); and ! Community Consultation Statement.

I trust this letter is helpful. Please do not hesitate to contact me should you have any queries about the content of this letter or require any further assistance. Yours sincerely, Ross Whear Principal Planner Major Applications Direct Line: 0207 926 1137 Email: [email protected]

carl turner architects london meanwhile use for: site on the corner

Documents