tower hamlets council - why we need to build jubilee street€¦ · site opportunities in the heavy...

Introduction

Tower Hamlets Council - Why we need to build - Jubilee Street

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Introduction

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“We face considerable challenges in delivering really affordable homes for local people. These include the very high local cost of housing, a chronic shortage of stock and a growing population. We welcome the significant regeneration taking place in the borough and the role this plays in transforming Tower Hamlets. However, we must not lose sight of the fact that for increasing numbers of people who grew up in the borough, the possibility of renting or buying a local home has been very difficult.”

Mayor of Tower Hamlets John Biggs

HEREFORD STREET

LOCKSLEY SITES

JUBILEE STREET CAR PARK

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BARONESS ROAD CAR PARK

1

2

3

4

The London-wide housing crisis is acute in Tower Hamlets

• The Council has more than 19,000 people on its waiting list for housing with nearly 10,000 of those in acute housing need. The Council can only grant around 1800 new tenancies a year at present.

• Private sector rents are now way beyond the reach of families on low incomes, around 3 times as much as social rents and beyond Housing Benefit maximum allowances.

• Tenancies are let on a short term basis which does not provide any longer term security

• Nearly 2000 households have been placed in temporary accommodation awaiting an offer of permanent housing from the Council

• 60% of local residents struggle to meet their housing costs

The Council must tackle the lack of affordable homes. With it’s partners, the council has embarked on a new build programme that aims to deliver 1000 new affordable homes for local people over the 2014 - 2018 period.

One of the ways we are doing this is to build new homes on land that the council owns. We call these “in-fill” sites.

Four infill sites form part of this particular scheme to provide affordable homes by March 2018

The sites identified for development include:

1. Baroness Road Car Park

2. Hereford Estate

3. Jubilee Street Car Park

4. Locksley Estate

During the design process the council will consult with local residents to ensure the new developments are designed with the community, for the community.

Site Opportunities

In the heavy blitz of London during the Second World War, Bethnal Green lost more than 2,000 homes, with up to another 900 left uninhabitable. Streets of bomb-damaged homes were torn down after the Second World War and replaced with new council estates.

There are no listed buildings on the estate or protected trees on, or close to, the site.

The estate was completed by 1961 in place of Victorian housing. The completed estate is shown on the 1961 Ordnance Survey.

Site History

Tower Hamlets Council - Jubilee Street

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JUBILEE GARDENS

NEWBOLD COTTAGES

VINE COTTAGES

Ju

bi

le

e

St

ZION HOUSE

ANN GOODMAN HOUSE

window to facade

sun path

Bus stop to be relocated

gas line

water line

Greenwood’s 1827 Map of London

1948 Ordnance Survey 1961 - 63 Ordnance Survey

wheelchairparking bay

electric

PLAY AREA

The proposal will fit into its context by:

• Matching the size and height of neighbouring buildings on Jubilee Street

• New trees planted to create a greener street

• Balconies positioned with views down streets and not into neighbouring windows.


Proposal - Perspectives

Building will improve the quality of Jubilee park and play space by:

• Helping deter ASB on existing car park

• Shielding the park from the road giving it a more private feel

• Doors at ground level will mean more activity at street level

Final Proposal

March Consultation March Consultation

The London Borough of Tower Hamlets is proposing to develop the site to provide affordable housing together with the improvement of Jubilee Gardens.

Key Facts

• 24 homes (previously 26)

• 100% affordable housing

• 5 - 7 storeys

• 10% wheelchair homes - all at ground level

• No parking except on-street wheelchair

• New landscaping and works to Jubilee Gardens

• Will provide local employment through a Section 106 planning agreement


Proposal - Plans

• The chosen contractor will be required to adhere to considerate contractor guidelines

• The building will be designed to modern sustainability standards with an efficient building fabric and additional renewable technologies

Key Design Principles

• To respect the historical and architectural character of the estate

• High quality design

• Better access routes

• Use high quality, long-lasting materials

• A building that forms part of the existing estate, a building residents can be proud of

• Minimise the impact on daylight to existing buildings

• Environmentally sensitive. Designed to exceed current Part L building regulation standards

• Design out crime by adhering to current Part Q building regulation standards. Eg. Well lit streets and active facades

• Crime Prevention Officers have been consulted with discussions informing the designs.

Jubilee Gardens

Jubilee S

treet

Ground Floor Plan

Second Floor Plan Fifth Floor Plan

0 to 5 year olds play areaapprox. 126 sqm

12+ year olds play area in StepneyGreen Park, 480m walk away.

(Unchanged)

Bath700 x 1700

Wash Basin

600 x 400

Toilet500 x 700

Toilet500 x 700

Hand Basin

350 x 250

Cupboard600 x 600

Ancillary Equipment600 x 600

Fridge/Freezer600 x 600

Recycling600 x 600

Washing Machine600 x 630

Height Adjustable Worktop(knee space below)

600 x 600

Tray Space600 x 150

Base Unit600 x 300

Base

Uni

t60

0 x

600

Base Unit600 x 600

Cooker600 x 600

Base Unit600 x 600

Sink & Draining600 x 1000

Base Unit600 x 600

Base

Uni

t60

0 x

600


Tray Space600 x 150


Base

Uni

t60

0 x

600

Base Unit600 x 600

Cooker600 x 600

Base Unit600 x 600


Base Unit600 x 600

Desk500 x 1050

Flat Screen TV

Double Wardrobe600 x 1200

Chest of Drawers450 x 750 Desk

500 x 1050

Bedside Table450 x 450

Beds

ide

Tabl

e45

0 x

450

Sing

le B

ed90

0 x

2000

Beds

ide

Tabl

e45

0 x

450

Desk500 x 1050Chest of Drawers

450 x 750

Che

st o

f Dra

wer

s45

0 x

750


Cot

Spa

ce60

0 x

1200

Bedsied Table450 x 450


Double Bed1500 x 2000

Bedroom Activity1200mm x 1200mm


Cupboard

600 x 600

Height Adjustable Worktop(knee space below)600 x 600

Height Adjustable Hob(knee space below)600 x 600

Base Unit600 x 400

Height Adjustable Sink(knee space below)600 x 1000


Accessible Cooker600 x 600An

cilla

ry E

quip

men

t60

0 x

600


Dining Table 4p800 x 1200

Dining Chair450 x 450





Single Bed900 x 2000

Chest of Drawers450 x 750




Was

h Ba

sin

600

x 40

0

Toilet500 x 700



Che

st o

f Dra

wer

s45

0 x

750


Armchair850 x 850

Visi

tors

Cha

ir (d

inin

g)45

0 x

450

Visi

tors

Cha

ir (d

inin

g)45

0 x

450

Coffee Table500 x 1050

Storage Unit 4p500 x 1500

Toilet500 x 700

Hand Basin350 x 250


Beds

ide

Tabl

e45

0 x

450








HQIActivity Zones

3 Seat Setee850 x 1850

3 Se

at S

etee

850

x 18

50

Flat Screen TV

Coffee Table

500 x 1050

Storage Unit 5p-6p500 x 2000 Visitors Chair (dining)

450 x 450Visitors Chair (dining)450 x 450

Occasional Table

450 x 450

Accessible Cooker600 x 600

Jubilee GardensPlay Area

LongfordHouse

Jubilee Gardens

Vine Cottages

Zion House1 to 34

NewboldCottages

13

1

1 4 8

JUBI

LEE

STR

EET

Existing Trees

Grass/lawn

Concrete flag pavingTo match existing

SoftworksProposed Trees

Hardworks

Jubilee GardensPlay space improvementsIndicative layoutSafety surfacing

Conversion of existing parking toaccessible bays

Site boundary

Info

Building access points

Tall grasses

Perennial mix (Sun)

Under 5s door step playPermeable safety surfacing

Existing railing

Proposed railingTo match existing

Tree trunk bench

Furniture/ play equipment

Climbing/ sitting logs

Balance beam

Main entrances

Perennial mix (Shade)

Removed railing

Interactive timber fence

Playground markings

205 m21 3 4 10 15

METRES

Planning Issue PL0 PB RW 06/05/16

Unit 12, Canonbury Business Centre190a New North Road

LondonTel: 020 3479 2649

ClientProject

Title

Dwg. No. Scale

DateRevision

Revision Rev Drawn Chk'd Date

London Borough of Tower HamletsJubilee Street

General Arrangement Overview

LTH1219.GA.101 1:200 @ A1

PL0 MAY 2016

PLANNING

This drawing is not to be scaled. All dimensions to be checked on site.Discrepancies, ambiguities and/or omissions between this drawing &information given elsewhere must be reported immediately to this office forclarification before proceeding.



(Unchanged)

Bath700 x 1700

Wash Basin

600 x 400

Toilet500 x 700

Toilet500 x 700

Hand Basin

350 x 250

Cupboard600 x 600



Recycling600 x 600



600 x 600

Tray Space600 x 150

Base Unit600 x 300

Base

Uni

t60

0 x

600

Base Unit600 x 600

Cooker600 x 600

Base Unit600 x 600


Base Unit600 x 600

Base

Uni

t60

0 x

600


Tray Space600 x 150


Base

Uni

t60

0 x

600

Base Unit600 x 600

Cooker600 x 600

Base Unit600 x 600


Base Unit600 x 600

Desk500 x 1050

Flat Screen TV



500 x 1050


Beds

ide

Tabl

e45

0 x

450

Sing

le B

ed90

0 x

2000

Beds

ide

Tabl

e45

0 x

450


450 x 750

Che

st o

f Dra

wer

s45

0 x

750


Cot

Spa

ce60

0 x

1200






Cupboard

600 x 600



Base Unit600 x 400




cilla

ry E

quip

men

t60

0 x

600













Was

h Ba

sin

600

x 40

0

Toilet500 x 700



Che

st o

f Dra

wer

s45

0 x

750


Armchair850 x 850

Visi

tors

Cha

ir (d

inin

g)45

0 x

450

Visi

tors

Cha

ir (d

inin

g)45

0 x

450



Toilet500 x 700

Hand Basin350 x 250


Beds

ide

Tabl

e45

0 x

450








HQIActivity Zones


3 Se

at S

etee

850

x 18

50

Flat Screen TV

Coffee Table

500 x 1050



Occasional Table

450 x 450



LongfordHouse

Jubilee Gardens

Vine Cottages

Zion House1 to 34

NewboldCottages

13

1

1 4 8

JUBI

LEE

STR

EET

Existing Trees

Grass/lawn

Concrete flag pavingTo match existing

SoftworksProposed Trees

Hardworks

Jubilee GardensPlay space improvementsIndicative layoutSafety surfacing

Conversion of existing parking toaccessible bays

Site boundary

Info


Tall grasses

Perennial mix (Sun)

Under 5s door step playPermeable safety surfacing

Existing railing


Tree trunk bench

Furniture/ play equipment

Climbing/ sitting logs

Balance beam

Main entrances

Perennial mix (Shade)

Removed railing


Playground markings

205 m21 3 4 10 15

METRES



LondonTel: 020 3479 2649

ClientProject

Title

Dwg. No. Scale

DateRevision



General Arrangement Overview

LTH1219.GA.101 1:200 @ A1

PL0 MAY 2016

PLANNING


Improvements to Jubilee Gardens

• Jubilee Gardens play area to be cleared of its low inner fence

• More play equipment to be installed in Jubilee Gardens Play Area

• New planted areas with new trees planted along Jubilee Street

• Removal of dead trees currently on Jubilee Street

• All trees inside Jubilee Gardens would be retained

• Secure doorstep play for new residents to rear of building

• Interactive fence and perennial planting between Jubilee Gardens and the Proposal

New one way system

Existing railing


Removed railing




(Unchanged)

Bath700 x 1700

Wash Basin

600 x 400

Toilet500 x 700

Toilet500 x 700

Hand Basin

350 x 250

Cupboard600 x 600



Recycling600 x 600



600 x 600

Tray Space600 x 150

Base Unit600 x 300

Base

Uni

t60

0 x

600

Base Unit600 x 600

Cooker600 x 600

Base Unit600 x 600


Base Unit600 x 600

Base

Uni

t60

0 x

600


Tray Space600 x 150


Base

Uni

t60

0 x

600

Base Unit600 x 600

Cooker600 x 600

Base Unit600 x 600


Base Unit600 x 600

Desk500 x 1050

Flat Screen TV



500 x 1050


Beds

ide

Tabl

e45

0 x

450

Sing

le B

ed90

0 x

2000

Beds

ide

Tabl

e45

0 x

450


450 x 750

Che

st o

f Dra

wer

s45

0 x

750


Cot

Spa

ce60

0 x

1200






Cupboard

600 x 600



Base Unit600 x 400




cilla

ry E

quip

men

t60

0 x

600













Was

h Ba

sin

600

x 40

0

Toilet500 x 700



Che

st o

f Dra

wer

s45

0 x

750


Armchair850 x 850

Visi

tors

Cha

ir (d

inin

g)45

0 x

450

Visi

tors

Cha

ir (d

inin

g)45

0 x

450



Toilet500 x 700

Hand Basin350 x 250


Beds

ide

Tabl

e45

0 x

450








HQIActivity Zones


3 Se

at S

etee

850

x 18

50

Flat Screen TV

Coffee Table

500 x 1050



Occasional Table

450 x 450



LongfordHouse

Jubilee Gardens

Vine Cottages

Zion House1 to 34

22 to

56

1560

1 4 8

JUBI

LEE

STR

EET

Site boundary

Info


Main entrances

205 m21 3 4 10 15

METRES



LondonTel: 020 3479 2649

ClientProject

Title

Dwg. No. Scale

DateRevision



Fencing Strategy

LTH1219.GA.102 1:200 @ A1

PL0 MAY 2016

PLANNING


1.2 m interactive timber fence

Existing railing to be extended to building edge

Interactive elements for proposed timber fence

Existing railing


Removed railing




(Unchanged)

Bath700 x 1700

Wash Basin

600 x 400

Toilet500 x 700

Toilet500 x 700

Hand Basin

350 x 250

Cupboard600 x 600



Recycling600 x 600



600 x 600

Tray Space600 x 150

Base Unit600 x 300

Base

Uni

t60

0 x

600

Base Unit600 x 600

Cooker600 x 600

Base Unit600 x 600


Base Unit600 x 600

Base

Uni

t60

0 x

600


Tray Space600 x 150


Base

Uni

t60

0 x

600

Base Unit600 x 600

Cooker600 x 600

Base Unit600 x 600


Base Unit600 x 600

Desk500 x 1050

Flat Screen TV



500 x 1050


Beds

ide

Tabl

e45

0 x

450

Sing

le B

ed90

0 x

2000

Beds

ide

Tabl

e45

0 x

450


450 x 750

Che

st o

f Dra

wer

s45

0 x

750


Cot

Spa

ce60

0 x

1200






Cupboard

600 x 600



Base Unit600 x 400




cilla

ry E

quip

men

t60

0 x

600













Was

h Ba

sin

600

x 40

0

Toilet500 x 700



Che

st o

f Dra

wer

s45

0 x

750


Armchair850 x 850

Visi

tors

Cha

ir (d

inin

g)45

0 x

450

Visi

tors

Cha

ir (d

inin

g)45

0 x

450



Toilet500 x 700

Hand Basin350 x 250


Beds

ide

Tabl

e45

0 x

450








HQIActivity Zones


3 Se

at S

etee

850

x 18

50

Flat Screen TV

Coffee Table

500 x 1050



Occasional Table

450 x 450



LongfordHouse

Jubilee Gardens

Vine Cottages

Zion House1 to 34

22 to

56

1560

1 4 8

JUBI

LEE

STR

EET

Site boundary

Info


Main entrances

205 m21 3 4 10 15

METRES



LondonTel: 020 3479 2649

ClientProject

Title

Dwg. No. Scale

DateRevision



Fencing Strategy

LTH1219.GA.102 1:200 @ A1

PL0 MAY 2016

PLANNING


1.2 m interactive timber fence

Existing railing to be extended to building edge

Interactive elements for proposed timber fence

Existing fencing Interactive fencing


Proposal - Elevations

East Context Elevation Proposal Ann Goodman HouseLongford House

West Elevation - Jubilee Garden’s Side

East Elevation - Street Side

South Elevation

North Elevation


Resident Consultation 1Site Allocation

Submit Planning Application

Resident Consultation 2

Design Development

Expected Planning Decision

Expected Start on Site

Expected Practical

Completion

January2016

May2016

August2016

Autumn2016

March2018

PLANNING APPLICATION
















Resident Consultation 3Stage 3 Designs

March2016

August2015













Resident’s Consultation - When you can have your say

We have been consulting with residents affected by the scheme throughout the design process this is sometimes called ‘pre-application‘ consultation.

The consultation has consisted of three sessions. Each session was over 2 days to ensure everybody gets a chance to have their say.

Key changes in response to previous consultations

• The height has now been reduced to 5-7 storeys from the previous 6-7.

• Further landscaping along Jubilee Street has been developed alongside further proposals to improve Jubilee Gardens.

Design Precedents and local inspiration

Consultation 1 :

The events were held on 08/08/2015 and12/08/2015, 30 residents attended. Residents were presented with the allocated site.

Consultation 2:

The events were held on 13/01/2016 and 16/01/2016, 15 residents attended. Residents concerns and ideas are taken into account to develop the design including massing and plan layout.

Consultation 3:

The events were on 12/03/2016 and 16/03/2016. Stage 3 designs showing how we have taken on board resident’s feedback were presented and discussed.

Consultation 4:

On 11/05/2016 the final scheme is being presented so that residents will be fully informed on the designs before they are formally submitted to the Local Planning Authority for consideration in May 2016.

Planning:

Once the final designs are completed a planning submission will be made in May 2016. Residents will have the opportunity to comment on the planning application directly to LBTH Planning Authority.

Resident Consultation 4Final Designs





May2016

tower hamlets council - why we need to build jubilee street€¦ · site opportunities in the heavy...

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