montague road, fred wigg and john walsh towers...pollard thomas edwards montague road — officers...

Montague Road, Fred Wigg and John Walsh Towers

Pollard Thomas Edwards Montague Road — Officers Workshop 29 May 2014 4

1. Introduction

Background

The brief from Waltham Forest:

“The estate was identified in the Waltham Forest Estates Review, (October 2010), as one of two estates within the borough with the highest priority for regeneration intervention.”

The Estates Review in 2010 identified key areas requiring intervention :

- Poor relationship to housing & street - Isolated sunken parking - Poor quality streetscape - Very high 5 yr maintenance costs - High 30 year investment costs - High transfer requests

This study seeks to address these issues through by considering of all options for the long term future of the estate

Pollard Thomas Edwards were appointed in 2013 to undertake a study of the homes at Montague Road.

A number of consultants have been appointed to input specialist advice relating to the options appraisal: These are viability, structure, fire, sustainability.

Fred Wigg and John Walsh Towers Entrances - Opportunities and challenges


DRAMATIC OPEN SPACE AT THE RAISED ENTRANCE LEVEL THE RAISED ENTRANCE LEVEL HAS EXTRA BINS WITH A BINSTORE FOR THE CHUTE AT THE LOWEST LEVEL

ENTRANCE HAS THE POTENTIAL FOR VIEWS OUT ACROSS THE PARK

EXISTING REFUSE CHUTE IS SMALL AND ONLY ACCOMMODATES REFUSE NOT RECYCLING

REFUSE CHUTES HAVE STORES AT LOWEST LEVEL

BINS AT UPPER LEVEL CAN BE UNSIGHTLY

Fred Wigg and John Walsh Towers Circulation and fire escapes


- Management of fire escape

- Complicated Strategy

- Common parts are unnatractive

STAIRS BALCONY ESCAPE

CORRIDORS


Fred Interiors

Wigg and John Walsh Towers

- All flats are dual aspect

- Living rooms look over the flats

- Good sized rooms

- Obstructed views

LIVING ROOM BEDROOM

BATHROOM

KITCHEN


2. Project Objectives

1. to be a catalyst for change in this area

2. to create a long term sustainable

community

3. to work with residents

4. to address the fire strategy

4. Design Options for the future


Option 1. Minimal Refurbishment

- No major change but immediate problems dealt with

Option 2. New Build, with demolition of towers

- New buildings at Montague Road

Option 3. Transformation through refurbishment

- Fred Wigg and John Walsh Towers would be totally refurbished to a high

standard, plus new build infill



— Fire strategy resolved

— Essential structural maintenance

— Limited internal upgrading

— Some streetscape improvements

— Buildings would meet the Waltham

Forest Standard

— Shopping list approach

1. Fire Safety works - to allow balconies to be privately occupied

2. Balcony improvements (following fire strategy changes)

3. Heating system modernised

4. Repairs to structure

5. Entrances and security - Common parts

6. Entrances and security - Individual flats

7. Cleaning and Maintenance strategy

8. Landscape improvements

9. Car parking improvements

10. Refuse Strategy

11. New Kitchens

12. New bathrooms



Strengths

—Work can be completed using existing available

budget

—Fire strategy is resolved as part of work reducing

management costs to Ascham Homes

—‘Quick fix’ solution

—Work could be completed within approximately 12

months

—Residents are not moved during the works

—Low capital costs, utilising existing budget

—Work at the base of the towers could improve the

connection to the street

Weaknessess

—Limited benefits to the surrounding streets

—No new homes are created

—Energy standards will not improve significantly

—Not a long term solution as further works may be

required in future years

—The towers’ appearance would not change

dramatically


Option 2. Demolition and New Build

OTHER

USE

— Demolition of Fred Wigg and John Walsh Towers

— New scheme fully rebuilt

— Modern homes

6 ST

USE

8 ST

N


Option 2. Demolition and New Build

Strengths

—Eradicates all problems with existing buildings

—New buildings improve the overall quality of site with

knock on benefits to surrounding streets

—Improve energy performance for residents, comfort

levels are improved and energy bills lowered

—The site has fabulous views that will be a benefit to

new homes

—Housing mix (tenure and size of homes) can be

tailored to suit the borough’s needs ; affordable rent,

shared ownership, private sales can all be included

Weaknesses

—Most disruptive to residents

—Historic value of the towers architecturally and as a

local landmark is lost.

—Overall numbers of homes are not radically

increased

(capacity studies show up to about 50 additional

new homes maximum)

—Potential loss of affordable homes, depending on

financial viability

—Phased development with lengthy construction times

(at least 3-6 years)

Perspective view

Option 3. Transformation


- Complete strip out of existing building to concrete

frame

- Total refurbishment of all interiors and exteriors

- New building to sit between the towers

- Re organised parking and landscape

- Introduce mix of tenure

- High quality finishes across all tenures



Strengths

—Transformation of all external and internal areas

—Creates additional new homes that assist decanting

and phasing requirements

—The addition of a new building improves the overall

quality of site together with transformation of

existing buildings

—Improved energy performance for existing homes,

comfort levels are improved and energy bills lowered

—Residents can stay on the site although moves may

be necessary to suit phasing

—Tenure and mix of new homes can be to LBWF

requirements

—The towers are an iconic local landmark

Weaknesses

—Disruption to residents with decanting from old home

to new home

—Major site construction works with programme of at

least 3-4 years

—loss of some affordable homes on the Montague

Road

site to create a mixed tenure community, off site

provision to be located on satellite sites within the

borough

Park Hill Sheffield, view of interior


23 Pollard Thomas Edwards Montague Road - Officers Workshop 29 May 2014

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Option 3. Transformation Entrances will be welcoming



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Examples of new buildings for the infill building:

— Modern design to fit into the

existing buildings

— Approximately 6 storeys

— Built to provide new homes for

existing residents


Montague Road -Officers Workshop 29 May 2014 Pollard Thomas Edwards 28


Option 3. Transformation Image of transformed towers

Montague Road -Officers Workshop 29 May 2014 Pollard Thomas Edwards 29


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montague road, fred wigg and john walsh towers...pollard thomas edwards montague road — officers...

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