Welcome to our exhibition on the future of the New Era Estate.
NEW ERA ESTATE
NEW ERA ESTATE OCT/NOV 2018
Working With Existing Residents
In August last year we asked tenants if they would work with us to consider rebuilding the estate. This was in response to residents’ requests for repairs and refurbishment at the estate, as well as our own condition surveys. We contacted all residents to discuss the options and over 80% of tenants support rebuilding the estate. In January this year we shared with residents our decision to rebuild the estate.
Since announcing our intention to rebuild the estate, we have spoken to tenants of New Era to understand views about the rebuild and moving processes.
This has included:
• Individual meetings with tenants to understand specific issues and priorities to consider
• Meetings with the Residents Association to help us with our process
• Drop-in sessions to share our approach to rebuilding New Era and the temporary move to the Kingsland Road site and listen to feedback from tenants
• Phone calls and meetings with individual residents who weren’t able to attend the exhibitions to discuss our plans further
• Exhibitions for residents and the wider community to present our early design ideas
• Meetings with residents about their individual requirements
All of these conversations have helped us to shape our design proposals.
NEW ERA ESTATE OCT/NOV 2018
Rebuilding New Era
Our Team
Allies and Morrison is an architecture and urban planning practice based in London who have developed a reputation for well-crafted buildings. They are responsible for designing the new buildings and homes at New Era.
Examples of other buildings designed by Allies and Morrison.
The rebuilding of New Era provides a great opportunity to improve both individual homes and the estate as a whole to ensure it continues to be a great place for residents to live.
Rebuilding New Era also gives us the opportunity to provide improvements that are not possible any other way. The major repair work that is currently needed to the roof, brickwork and drainage will no longer be required.
We also have the opportunity to create additional affordable homes for working Londoners right in the heart of Hackney. We want to build spacious, well designed homes that will ensure existing and future tenants can live comfortably in their homes for many years to come.
Dolphin Living are a housing charity that was established in 2005 with an endowment of more than £120 million.
In December 2014, Dolphin Living acquired the 96-home New Era Estate in Hackney where they took an approach to rent based on residents’ ability to pay (Personalised Rent Policy). Dolphin Living are also working in partnership with Westminster City Council and have set up the Home Ownership Accelerator Scheme. Dolphin Living own 630 homes, have a further 200 on site and plans for a further 450 homes across London.
Dolphin Living are committed to creating more affordable housing opportunities for working Londoners.
NEW ERA ESTATE OCTOBER 2018
Local Considerations and Design Approach
3
ORSMAN ROAD
WHITM
ORE ROAD
PITIF
ELD S
TREET
HO
XTO
N S
TREE
T
HYD
E ROA
D
GRAND UNION CANALSHOREDITCH PARK
Overground Train Line
Regent’s Canal Green Corridor Walk
New Era Site Boundary
Proposed New Era Retail Space Opportunity
Nearby Hoxton Local Centre
Whitmore Road Cycle Super
Highway
Shoreditch Park Amenity
Hackney Tall Building Opportunity Area
St Anne’s Church
(Grade II listed)
Stag’s Head pub (Grade II listed)
Emerging Colville Development
Emerging Britannia Development
Local Bus Routes Rosemary Garden Amenity
In developing our design for the rebuild of New Era we have considered the local context as well as the future plans for the surrounding area, including the Colville and Britannia regeneration schemes.
The surrounding area consists largely of 4 to 8 storey residential buildings with shops and restaurants occurring along Pitfield Street, Whitmore Road, the Grand Union Canal and Kingsland Road.
The London Borough of Hackney is in the process of demolishing and building new developments on the Colville Estate and the Britannia Leisure Centre. These are large scale developments and will provide a combined total of 1,400 new homes, including a number of taller buildings.
As part of our proposals, we think there is an opportunity to introduce height on the corner of Whitmore Road and Phillipp Street in response to future plans for Colville Estate and Britannia Leisure Centre which all converge on this junction.
Diagrams showing how the proposals fit with the local context
Diagram showing local considerations, including proposals for Colville Estate and Britannia Leisure Centre
Colville Masterplan Phase 3 residential
Colville Masterplan Phase 2 residential
Britannia Development - proposed residential
WHITMORE ROAD
PITIF
ELD S
TREET
HO
XTO
N STREET
ORSMAN ROAD
HYD
E ROA
D
GRAND UNION CANAL
WH
ITM
OR
E R
OA
D
P ITF
IELD
STR
EET
WHITM
ORE ROAD
SHOREDITCH PARK
PITFIELD STREET
WHITM
ORE ROAD
SHOREDITCH PARK
PITFIELD STREET
1. New Era is located on a key route between the Canal and
the Park and close to the amenities of Hoxton.
2. There is an opportunity to introduce height on the corner of Whitmore
Road and Phillipp Street in response to future plans for Colville Estate and
Britannia Leisure Centre which all converge on the junction.
3. The rebuilt New Era forms a defined edge along Whitmore Road, marking
the main route with retail amenities.
4. Buildings along Orsman Road, Phillipp Street and Halcomb Street
are smaller in scale meaning any proposals need to be lower in scale in
response to this.
1 2 3 4
NEW ERA ESTATE OCTOBER 2018
Our Proposals
REV DATE DESCRIPTION CKD
Revision
Do not scale from this drawing. Use figured dimensions only. Figured dimensions are in millimetres. All levels are in metres. All dimensions and levels shall be verified on site before proceeding with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. The Architect must be notified of any discrepancy.Where building components are described in the specification as Descriptive Specification -(Contractor Design) elements shown on this drawing pertaining to those components are tobe read as "Issued for Design Intent" only.Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or computer systems. Allies & Morrison LLP is not responsible for, nor shall be liable for, the consequences of any use made of the drawings or models, other than that for which they were produced by Allies & Morrison LLP for the Client
Allies and Morrison LLP
telephonefacsimile
85 Southwark StreetLondon SE1 OHX020 7921 0100020 7921 [email protected]
All Intellectual Property Rights ReservedSCALE
SK07
SCALE 1 : 250 @A118048_Building
A&M JOB No: 18048
New Era
Ground Floor Plan
GENERAL ARRANGEMENT18048_07_100
N
1 : 500 @A3
Work in Progress
* Oversized unit for Part M4(3) accessible dwelling provision. SK01 31.08.18 ISSUED FOR INFORMATION SCSK02 11.09.18 ISSUED FOR INFORMATION SCSK03 21.09.18 ISSUED FOR INFORMATION SCSK04 08.10.18 ISSUED FOR INFORMATION SCSK05 19.10.18 ISSUED FOR INFORMATION SCSK06 25.10.18 ISSUED FOR INFORMATION SCSK07 29.10.18 ISSUED FOR INFORMATION SC
Communal residents’ entrance with views through to the courtyard
Retail space along Whitmore Road to activate the street
Larger shared residents’ entrance from the quieter Halcomb Street
Proposal for central section of Halcomb Street to have traffic calming measures and additional street furniture / trees to create a quieter residential ‘school’ street’
Entrances to ground floor homes from the street
Illustration showing the proposed ground floor layout for the rebuilt New Era
Retail unit on the corner of Whitmore Road
Lifts to all upper floor homes
A shared residents’ garden that can be used for communal gatherings and childrens’ play
Cycle parking located adjacent to each communal entrance
Orsman Road
Ha
lco
mb
Stre
et
Phillipp Street
Wh
itm
ore
Ro
ad
Entrances to ground floor homes from the street
When rebuilt, New Era will include:
• Over 200 homes
• A mix of 1, 2 and 3 bedroom homes
• 100% of homes will be for rent
• Homes re-provided for existing New Era tenants
• Retail space along Whitmore Road frontage
We want the rebuilt New Era to be suitable for all of our tenants, from children right through to our eldest tenants. This means creating a safe, pleasant and inviting environment both inside of homes as well as on the estate.
We have been listening to what our tenants want for the new building and our design includes the following amenities in response to resident feedback about the improvements they would like to see:
• A shared residents’ garden with planted areas and spaces for residents to socialise
• Areas for playing and resting
• All homes will have private outdoor space (either a balcony or terrace)
• Lifts to all homes from level one upwards
• Easily accessible bicycle and mobility scooter storage facilities
NEW ERA ESTATE OCTOBER 2018
Shared Residents’ Garden
SOCIAL SPACES
POCKET SEATING
RAISED PLANTERS FOR GROWING
INFORMAL CHILDREN’S’ PLAY
The lack of shared space on the current estate has meant that many residents have continually expressed a desire throughout the consultation process to have more shared and communal areas provided on-site. This feedback has been used to shape the design of the shared residents garden, which will become an important amenity space on the estate.
Key features of the garden will be:
• A communal space can be used by the residents for barbecues and outdoor dining
• A seating area close to the main communal area to create an intimate social seating space surrounded by planting
• Introduction of informal play opportunities for the young
• Raised beds for residents to plant, tend and grow their own vegetables, herbs and plants
Proposed Landscape Plan
Examples of how aspects of the courtyard garden could look
1
1
2
2
4
5
6
37
1
3
2
4
6
5
Entrances from Whitmore Road
Entrances Halcomb Street
Planted area with spaces for informal play
Communal space for gatherings
Grass lawn
Informal children’s play area
7
7
8
8
8
Sheltered cycle storage
Private terraces for ground floor homes
Concept illustration of the courtyard
NEW ERA ESTATE OCTOBER 2018
Improving the Surrounding Streets
Rebuilding New Era gives us the opportunityto make improvements to the streets directlysurrounding the estate, enhancing the overall quality for both residents and neighbours in the area. We have been exploring a number of ways this could be achieved.
Our proposals include:
• Retail spaces along Whitmore Road
• New street trees and improved paving
• A small number of private gardens and front doors facing onto Phillip Street, Orsman Road and Halcomb Street
• Creating a shared surface along the middle section of Halcomb Street to calm traffic and create a safer, more people and child friendly residential street
• Using contemporary street furniture such as raised planters, benches and cycle parking to create a more attractive street setting
• Using high quality paving materials and exploring the potential for a decorative road surface on Halcomb Street
• Parking bays along the remaining length of Halcomb Street
WHITMORE ROAD IMPROVEMENTS HALCOMB STREET PROPOSALS
Proposed view of Whitmore Road improvements Proposed view of Halcomb Street improvements
The entrance to
Halcomb Street will be
highlighted with new
trees in planters
Proposed plan of Whitmore Road improvements Proposed view of Halcomb improvements
Examples of how we could improve the streets around New Era
The existing pavement
edge will be raised to
create a central section
of shared space to
make the street more
pedestrian-friendly
New street furniture,
seating and cycle stands
will be incorporated
New trees will be
planted along the street,
enhancing the green link
with the trees within
Comet Nursery’s grounds
New residential
entrances will be
provided along
Whitmore Road
Retail units will
activate the
pedestrian area
Trees retained and cycle
stand will be provided
along Whitmore Road
Improvements will be
made to the pavements
and walkways
surrounding the rebuilt
New Era
NEW ERA ESTATE OCTOBER 2018
Building Design and Appearance
The predominant material in the surrounding area is brick, having been used in Victorian and Edwardian buildings as well as more modern canalside and residential buildings.
We propose to use a palette of brickwork for the new buildings so that the development sits comfortably in the local context.
The main building will vary in height between 3 and 8 storeys, with the corner of Whitmore Road rising to 14 floors.
Examples of materials being considered for the new building
Illustration of proposals for New Era looking along Halcomb Street
Proposed Elevation - Whitmore Road
Proposed Elevation - Phillipp Street
Proposed Elevation - Orsman Road
Proposed Elevation - Halcomb Street
Whitmore Road bay study
NEW ERA ESTATE OCT/NOV 2018
Illustrative Views
Illustration of proposals for New Era looking north up Pitfield Street
Illustration of proposals for New Era on Whitmore Road
NEW ERA ESTATE OCT/NOV 2018
Example Layouts of the New Homes
EXAMPLE 1 BEDROOM FLAT LAYOUT
• Open plan kitchen/living/dining• Modern finishes• Fitted wardrobes• Storage• Balcony
EXAMPLE 2 BEDROOM FLAT LAYOUT
• Open plan kitchen/living/dining• Modern finishes• Fitted wardrobes• Storage• Balcony
REVD
ATE
DESC
RIPTION
CKD
Revision
Do not scale from
this drawing. U
se figured dimensions only. Figured dim
ensions are in millim
etres. A
ll levels are in metres. A
ll dimensions and levels shall be verified on site before proceeding w
ith w
orks. Detailed site survey to be carried out to verify positions and level relationships w
ith site features and ordnance survey. The A
rchitect must be notified of any discrepancy.
Where building com
ponents are described in the specification as Descriptive Specification -
(Contractor D
esign) elements show
n on this drawing pertaining to those com
ponents are tobe read as "Issued for D
esign Intent" only.A
llies & M
orrison LLP is not responsible for any errors caused by the transmission, translation,
software or com
puter systems. A
llies & M
orrison LLP is not responsible for, nor shall be liable for, the consequences of any use m
ade of the drawings or m
odels, other than that for which they w
ere produced by A
llies & M
orrison LLP for the Client
Allies and M
orrison LLP
telephonefacsim
ileem
ail
85 Southwark Street
London SE1 OH
X020 7921 0100020 7921 0101studio@
alliesandmorrison.com
All Intellectual Property Rights Reserved
SCA
LE
SK01
SCA
LE 1 : 25 @A
118048_Building
A&
M JO
B No: 18048
New
Era
One Bed O
ne Person Type A O
ption 01
UN
IT LAYO
UT
18048_07_700
N
1 : 50 @A
3
UN
IT TYPE1 bed 1 person
AREA
(sqm)
NIA
(sqft)
40.6437
Double Room
N/A
N/A
Single Room9.7
104.4
Storage0.87
9.4
Balcony5.2
55.9
PROPO
SAL
NO
TES
• Text in red denotes m
inimum
requirements not m
et
UN
IT TYPE1 bed 1 person
AREA
(sqm)
NIA
(sqft)
39419.8
Double Room
11.5123.8
Single Room7.5
80.7
Storage0.5
5.4
Am
enity5
53.8
MIN
IMU
M REQ
UIREM
ENTS (H
SPG)
SK0124.08.18
ISSUED
FOR IN
FORM
ATIO
NSC
We are still in the process of designing the new homes. The drawings below show some examples of potential layouts for typical 1 bedroom, 2 bedroom and 3 bedroom homes.
REV DATE DESCRIPTION CKD
Revision
Do not scale from this drawing. Use figured dimensions only. Figured dimensions are in millimetres. All levels are in metres. All dimensions and levels shall be verified on site before proceeding with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. The Architect must be notified of any discrepancy.Where building components are described in the specification as Descriptive Specification -(Contractor Design) elements shown on this drawing pertaining to those components are tobe read as "Issued for Design Intent" only.Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or computer systems. Allies & Morrison LLP is not responsible for, nor shall be liable for, the consequences of any use made of the drawings or models, other than that for which they were produced by Allies & Morrison LLP for the Client
Allies and Morrison LLP
telephonefacsimile
85 Southwark StreetLondon SE1 OHX020 7921 0100020 7921 [email protected]
All Intellectual Property Rights ReservedSCALE
SK01
SCALE 1 : 25 @A118048_Building
A&M JOB No: 18048
New Era
Three Bed Four Person Type A
UNIT LAYOUT18048_07_740
N
UNIT TYPE 3 bed 4 person
AREA (sqm)
NIA
(sqft)
78.1 840.7
Double Room 15.2 163.6
Single Room 7.6 81.8
Storage 2 21.5
Balcony 6.85 73.7
PROPOSAL
NOTES
• Text in red denotes minimum requirements not met
UNIT TYPE 3 bed 4 person
AREA (sqm)
NIA
(sqft)
74 796.53
Double Room 11.5 123.79
Single Room 7.5 80.73
Storage 2 21.52
Amenity 7 75.34
MINIMUM REQUIREMENTS (HSPG)
• Bedroom furniture layout shown is not compliant with Appendix D: Furniture Schedule of Part M 4(2)
SK01 24.08.18 ISSUED FOR INFORMATION SC
EXAMPLE 3 BEDROOM FLAT LAYOUT
• Open plan kitchen/living/dining• Modern finishes• Fitted wardrobes• Storage• Balcony
REV DATE DESCRIPTION CKD
Revision
Do not scale from this drawing. Use figured dimensions only. Figured dimensions are in millimetres. All levels are in metres. All dimensions and levels shall be verified on site before proceeding with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. The Architect must be notified of any discrepancy.Where building components are described in the specification as Descriptive Specification -(Contractor Design) elements shown on this drawing pertaining to those components are tobe read as "Issued for Design Intent" only.Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or computer systems. Allies & Morrison LLP is not responsible for, nor shall be liable for, the consequences of any use made of the drawings or models, other than that for which they were produced by Allies & Morrison LLP for the Client
Allies and Morrison LLP
telephonefacsimile
85 Southwark StreetLondon SE1 OHX020 7921 0100020 7921 [email protected]
All Intellectual Property Rights ReservedSCALE
SK01
SCALE 1 : 25 @A118048_Building
A&M JOB No: 18048
New Era
Two Bed Three Person Type A
UNIT LAYOUT18048_07_720
N
1 : 50 @A3
UNIT TYPE 2 bed 3 person
AREA (sqm)
NIA
(sqft)
61.7 664.1
Double Room 11.6 124.9
Single Room 9.9 106.6
Storage 1.38 14.9
Balcony 6.1 65.7
PROPOSAL
NOTES
• Text in red denotes minimum requirements not met • Apartment layout's storage requirement is 0.12m2 lower than HSPG minimum requirement
UNIT TYPE 2 bed 3 person
AREA (sqm)
NIA
(sqft)
61 656.6
Double Room 11.5 123.79
Single Room 7.5 80.73
Storage 1.5 16.15
Amenity 6 64.58
MINIMUM REQUIREMENTS (HSPG)
SK01 24.08.18 ISSUED FOR INFORMATION SC
NEW ERA ESTATE OCT/NOV 2018
EXAMPLES OF CURRENT DOLPHIN LIVING HOMES
WESTBOURNE BAPTIST CHURCH
Dolphin Living strive to ensure every home they provide is not just fit for purpose but are the best designed homes possible for existing and future residents.
Below are some examples of Dolphin Living homes that we have completed on other projects. We aim to provide this level of quality in all the homes we build.
Example Dolphin Living Homes
WESTBOURNE BAPTIST CHURCH LANHILL ROAD, WESTMINSTER
NEW ERA ESTATE OCT/NOV 2018
Example Dolphin Living Homes
LANHILL ROAD, WESTMINSTER
WESTBOURNE BAPTIST CHURCH
WESTBOURNE BAPTIST CHURCH
NEW ERA ESTATE OCT/NOV 2018
Timeline of Activities
Tenant visits – checking household composition, medical needs and confirming in detail all tenant choices/wishes for their temporary move; discussing and agreeing move out plan for tenants
Share updated designs for New Era with residents and neighbours
Plans for New Era finalisedSubmit planning application to Hackney CouncilConfirm temporary move address and permanent home entitlement (size and floor only)
Book moving dates, plan removals and prepare for temporary moves
Tenants move from New Era
Prepare relocation policy and consult with Tenant Association – agreeing how tenant moves will work
Resident Engagement - New Era design launch and discussion
Resident Drop In - engagement with residents on development principles Undertake parking survey with residents
Jan / Feb 2018
Autumn 2018
Early 2019
Spring 2019
Sept - Nov 2019
Tenants move to the rebuilt New Era
?
2022 - 2023
Spring 2018
June /July 2018 Share initial design ideas with neighbours of New Era