west marina carter jonas report · cluttons west marina area regeneration study carried out in...
TRANSCRIPT
MASTERPLAN
JANUARY 2016
CONTENTS
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1.0 Analysis of surrounding area 5 2.0 Detailed site analysis 6 Seadefenceandfloodingissues On-siteserviceconstraints Neighbouringlanduses 3.0 Previous schemes for the site 8
4.0 Carter Jonas’ involvement 10 InitialInvolvement Workshopconclusions
5.0 The new West Marina vision 13
Version: 3Versiondate: 22.01.16Comment FinalReportThisdocumenthasbeenpreparedandcheckedinaccordancewithISO9001:2000.
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EVENT POP-UPS AT SOUTHBANK, LONDON
FISHERMEN HUTS IN HASTINGS
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SITE BOUNDARY
WANTAGE TOWN CENTRE | CAPACITY STUDY
100m
TOWN CENTRE
1.0ANALYSIS OF SURROUNDING AREA
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ThisisthelastvacantwaterfrontsiteinHastingsBorough,andithaslainemptyforover30yearssincetheWestMarinaswimmingpoolandsubsequentholidaycampcloseddown.Althoughanexcellentsiteattheendofthewaterfrontpromenade,itsconsiderabledistancefromthetowncentreputsitatsomethingofadisadvantage.LondonRoadandWarriorSquare(theheartofStLeonards)areapproximately1.5kmaway,whichisabout20minutewalkingdistance.HastingsOldTownissome3kilometresaway,soanyprosperityinthetowncentresisalongwayfromthissite,makingitverymuchthefarendoftheseafrontconurbation.Infactitisaquietareawithatransitionalcharacterwhichisreinforced
bythesurroundinglandusesandcharacterofBulverhytheseafront–TerritorialArmy,SeaScouts,fishingboatsandSailingClub.
IntermsofitsSustainabilitycredentialsitishardtobetter,beinglessthan3minutes’walkfromWestSt.Leonardsrailwaystation,aminute’swalkfromtheshops,postoffice,BoPeeppubandbusesontheBexhillRoad(A259)andwithanationalcyclepathrunningalongtheseafront.
WIDER CONTEXT
MAIN ROAD
RAILWAY LINE
RAILWAY STATION
TOWN CENTRE
THE SITE
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1:500
2.0DETAILED STUDY AREA
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SEA DEFENCES AND FLOODING ISSUES
Thesiteisinquiteanexposedsituationtotheseafront,withnoproperseadefencesandwithstormsregularlythrowingupshingleontothelowerdevelopmentplatform(at6metresAOD)belowthebankofthefootpath/cycleway(at8-9metresAOD).TheEnvironmentAgency(EA)havenobudgetfordefendingthispartofthecoastlineagainstrisingsealevelsandthecostsoffixeddefencesalong300metresofpromenadecouldrunintomanymillionsofpoundswithouttheadditionalcostsofrepavingandlightingetc.
Wehavedefinedthedevelopableareaasbeingtheareanorthofthefootpath/cycleway,althoughthesiteproperismuchlarger.Thesite’sdevelopableareavariesinlevelfrom7metresAODatitseasternendneartheConservationArea,to8-9metresAODalongtheseafrontwalkanddownto4,5metresAODatitsnorthwesternendonClinquePortsWay.Itwasclassifiedasbeinginfloodzone2untilrecently,whenitwasreclassifiedasbeinginfloodzone3afromfluvialflooding.GiventhatmuchofthesiteisgenerallyhigherthanadjacenthousingsitesalongtheSeasideRoad,andthatasafemeansofescapecanbeprovidedtotheeastalongGrosvenorGardenRoad,thiswillneed
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COMBINED CONSTRAINTS PLAN
STORMWATER TANK, MANHOLES AND CONTROL KIOSK
CONNECTING SEWERS AND OUTFALLS
STORM FLOW PIPE
ELECTRICITY CABLES
MAJOR FIBER OPTIC CABLE (BT)
PUBLIC RIGHT OF WAY
CONSERVATION AREA BOUNDARY
THE SITE
0 50m
tobecheckedwiththeEA,butitisfeltthereisareasonablechanceofachievingagreementtoresidentialdevelopmentonthissite.
ON-SITE SERVICE CONSTRAINTS
Approximately50%ofthesiteisundevelopableforconventionalbuildingdevelopmentbecauseofundergroundconstraintsorseadefenceissues,withonlytheeasternpartofthesitebeingrelativelyunconstrained,andevenherethereisaback-filledswimmingpoolbelowthesurfaceoftheinformalpark.Noneoftheseproblemsareinsurmountable,buttheywillneedtobefullyinvestigatedbeforeanylandsaleorjointventurecanbeagreed,sincetheymayaffectthepotentialfinancialreturnondevelopingthesite.
Theconstraintsarenumerousandcomplex.Theprincipaloneisthelargesurfacewaterholdingtankinthecentreofthesitewhichdoesnotallowanydevelopmentoveritbutdoesallowopenspacetobesitedaboveit.Itissurroundedbymajorculverts,accessventsandchambersinacomplicatedarrangementwhichisbestleftwellalone.ThesituationisfurthercomplicatedbyanuglyElectricitySubStationtoitsnorthandtoitswestisaBTFibreOpticCablewhichwouldbeveryexpensivetomove.Thewesternpartofthesiteisalsoconstrainedbyavarietyofservices,anditisnotcertainwhattheirexactlocationanddepthbelowgroundiswithoutfurtheron-sitegroundinvestigation.Somemaybemoveableatareasonablecost,somenot.
NEIGHBOURING LAND USES, INCLUDING CONSERVATION AREA
Aspreviouslystatedthissiteisinatransitionarea–rangingfromtherathergrandscaleofthe4/5storeyresidentialblocksoftheConservationAreaintheeasttotheslightlyshabbysinglestoreysemi-industrialcharacterinthewest.InbetweenareanumberofemploymentsitesandtheElectroStudiobuilding,butwithapredominanceof2or3storeyresidentialunitseitherbacking,orfronting,ontothesite.Giventhattheyhaveenjoyedover30yearsofuninterruptedseaviews,theopinionsoftheseresidentswillbeveryimportantattheplanningconsultationstage.
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SURROUNDING USES
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FORMER BATHING POOL - CONSTRUCTED IN 1938, DEMOLISHED IN 1998
BUS ROUTE
RAILWAY
PUBLIC RIGHT OF WAY
SHOPS
PUB/CAFE
ART/LEISURE CONSERVATIONAREA BOUNDARY
CAR RENTALS
CARE HOME
TERRITORIALARMY
THE SITE
0 100m
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Theremayhavebeenotherstudiesforthissite,butthefirstofwhichweareawareistheHalcrowFox/CluttonsWestMarinaAreaRegenerationStudycarriedoutin1999,datedFebruary2000.Thislookedattheregenerationbenefitsforthearea,andwassplitintotwoparts:aDraftRegenerationAreaStrategyReportfollowedbyaPlanningandDevelopmentBrief.Thelatterconsideredanumberofdevelopmentelementsincluding:publicslipway;water-relatedcommercialandleisureuses;foodanddrink;business;community;residential;openspace;andpublicpromenade.
ThiswasfollowedinDecember2001byaWestMarinaDevelopmentStudybyFullerPeiser/PosfordHaskoningwhichbuiltontheearlierHalcrowFoxstudies.Thepurposeofthestudywastoreportonthefeasibility,designandmanagementoftheslipwayandadviseonbringingforwardsubsequentphasesofthesite’sredevelopment.Itwasfeltthattheslipwaywasvitaltotheregenerationofthisareaofthetown,andthata
residentiallydrivenschemewouldnotbringaboutthesameregenerationbenefits.Theproposalsrequiredpublicsectorfunding.
TheTibbalds/CampbellReithschemeof2008didnothaveaslipwayandhadahighernumberofresidentialunits.Howeverithadlargeareasofhardandsoftlandscape,andstillrequiredconsiderablepublicsectorfundingfromSEEDAortheHCA.AtCarterJonas’initialclientmeetinglatein2014westatedourinitialviews:
• Toomuch(neutralvalue)mixeduse• Toomuchopenspace/hardlandscape• Theschemedidn’tworkhardenoughtopayfor
abnormalcosts• Neededpublicsectorfundingwhichwasvery
unlikelytobeavailable,thenasnow.
3.0PREVIOUS SCHEMES FOR THE SITE
HALCROW FOX / CLUTTONS DANIEL SMITH PLAN (1999)
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FULLER PEISER, POSFORD HASKONING & WHITELEY INTERNATIONAL SCHEME (2001)
TIBBALDS PLAN (2008)
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4.0CARTER JONAS’ INVOLVEMENT
INITIAL APPOINTMENT
CarterJonaswasinitiallyaskedtoinvestigatethepotentialformarketingajointventurebetweenHastingsBC(theCouncilasthelandowners)andadeveloperthroughanOJEUprocess.AtinterviewweexpressedreservationsaboutthisbeingthebestwayforwardduetothecostoftheOJEUprocess,theuncertaintyofthesiteconstraints,andtherelativelyweaklocaldevelopmentmarketwhichhadbarelyrecoveredtoits2008level(whenthepreviousTibbaldsschemewasdeclaredunviablewithoutpublicsubsidy).
Onreflectionwethinkwewererightinthisadvice.Westatedthattherewasareasonforthissiteremainingundevelopedforover30yearsandthatnewwaysneededtobefoundtodevelopthiskeywaterfrontsite.Thesewaysincludedtaking
anentirelypragmaticandquiteunconventionalapproachwhichworkedwiththeconstraintsratherthanagainstthem,andwhichrequiredtheminimizationofabnormalcostsbycleverdesign.WepresentedasketchdesignforaverycrudeMasterplanwhichreflectedtheseviews.
Initialideaspresentedatinterview• Increaseddevelopablearea• PotentialtomovePROW• Locatesbeachhutsoverservices• Tighterurbangrain
INITIAL SKETCH MASTERPLAN PRESENTED
0 50m
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THE SITE AND ITS SURROUNDING
WORKSHOP CONCLUSIONS
WepresentedtheseviewsatakickoffworkshopmeetingwiththeCouncilandtherewasafrankdiscussionamongsttheteam.Westatedthatonlyresidentialusescreatedanyresidualvalueinarelativelyweakanduncertainmarket,thatthe‘abnormalcosts’wereprohibitive,andthatmixedusesbarely‘washedtheirface’.WealsotoldtheCouncilthattheirsitewasnowinfloodzone3wheretheEAnormallyopposeresidentialdevelopment.
WethenhadareallyinterestingdiscussionabouttheCouncil’saspirationsforthesiteandhowwemightachievethem,andthesehaveinformedourMasterplanningoptions.
Thefirstkeypointwasthatthisistheendoftownsothereneedstobeagoodreasontogothere.Thismeansthatthemasterplanneedstocreateadestination–beitfunctionalorphysical,andideallyitshouldbeboth.
ThesecondpointwasthattheCouncilwantthistobeapublicplace,notjustaprivateresidentialenclave,sotheCouncilfeelitmusthaveastrongmixeduseelement.Thisissowhethermixedusesarefinanciallyviableornot,anditisexpectedthatretailandfood&drinkoutletswillstruggletosurviveyearroundinthislocation.Therewasaninterestingdiscussioninthisrespectaboutthe
wholeroleofthewaterfrontasaplaceforalltovisitandenjoyforfree,oratleastatrelativelylowcost. ThirdlyitemergedindiscussionthattheCouncil’srentedbeachhutsareanextremelycost-effectivesourceofrevenue,beingstandardprefabricatedpaintedtimbershedswhichpaybacktheircostinlittleoverayear.Thisleadtoconsiderationofotherusesforprefabricatedtimberbuildingssuchasartists’studios,glamorouscampingandweekendholidaychalets,whichmightsuitthislocationandwhich,beingremovable,couldbesitedoverservicerunswhereconventionalbuildingswouldnotbepossible.
InsummarytheCouncilrequirementistocreate:
• Adestination• Mixeduse• Beachhuts• Artists’studios• Holidaycabins(glamping)• Foodanddrinkifviable• Publicopenspace• Children’splayarea• Widestpossiblerangeofresidentialtypesand
tenures• 25%affordablehousing• Highqualitybuildingandlandscapedesign• Sustainabledrainageandothersustainable
designfeatures.
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5.0THE NEW WEST MARINA VISION
Thedevelopmentconceptisbasedonfourkeyelements:
• Acentralsquareovertheundevelopablewastewaterreservoirandadjacentservices;
• Theretainedseafrontwalkway/cyclewayrethoughtandenclosedbyrelativelyephemeraltimberbuildingsfocussedaroundapotentialartists’colonyanddisplayspace;
• Aninformalandsomewhateclecticvillageofverticaltimbertownhousesinthewest;
• AmoreformalresidentialdevelopmentintheeastrelatingtotheformandscaleoftheConservationArea.
Theconceptistrulypragmaticsinceitturnstheconstraintsontheirheads:thecentralsquareislaidoutovertheunbuildableareas;theuglyElectricitysub-stationisredesignedasachildren’splayhouse,theseafrontwalkway/cyclepathisretainedbutcanbeincrementallyupgradedovertimeandthebrightlypaintedglorifiedbeachhutsarecelebratedasacost-effectiveandappropriateseasidesolution;theapparentlyrandomvillageinthewestcarefullyavoidsthecostofdivertingmajorservicecorridors;themoreformaleasterndevelopmentbenefitsfrom
alessconstrainedsiteandmightattractdifferentdevelopmentmarketssuchasthesilversurfer.
Thedesignconceptbuildsonthevertical/horizontalaestheticofHastingsOldTownfishermen’shutssetinashinglelandscape,butalsogivesanodtoDerekJarman’sfamousshinglegardenatDungeness.Thisshouldbeahumorousplaceofcolouranddelightwhichcelebratestheseafront,ratherthanaconventionalhousingestate.
DESIGN CONCEPT
INITIAL DESIGN CONCEPT SKETCH SHOWING RANDOM BEACH HOUSES SET IN A SEA OF SHINGLE.
TYPOLOGIES
Thethree-dimensionalmassingideasforthesiteallowawiderangeofscalesfromthesinglestoreytimberbeachhuttothemoreconventionalfivestoreyapartmentblock.Inbetweenareoptionsfor:
• largersinglestoreyartists’studios• cafesandshops• twostoreystudiosandweekend‘glamping’
duplexes• threestoreyshingletownhouses• occasionalfourstoreytowerhouses.
Thesedifferenttypologiesareboundtogetherbyasimplegableendandtimberaestheticsetinashinglelandscape.
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VIEW FROM THE SOUTH WEST SHOWING APPARENTLY RANDOM CHARACTER OF ‘FISHING VILLAGE’ AVOIDING UNDERGROUND SERVICE CONSTRAINTS.
BEACH HUTS ALONG ST LEONARDS’ COAST LINE
FISHERMEN HUTS IN HASTINGS
DEREK JARMAN GARDEN IN DUNGENESS
BLOEMBOLLENHOF IN DUTCH VILLAGE OF VIJFHUIZEN
THE THREE DIMENSIONAL CONCEPT SCALES UP FORM SINGLE STOREY BEACH HUTS TO THREE-FOUR STOREY TOWN HOUSES OR FIVE-SIX STOREY FLATS
FIVE STOREY FLATS
THREE STOREY SHINGLE TOWN HOUSES
TWO STOREY GLAMPING/ STUDIOS/ BEACH HUTS
SINGLE STOREY STUDIOS/ SHOPS/ CAFÉS
SINGLE STOREY BEACH HUTS
CENTRAL SQUARE
Thelowerenclosurefrombeachhuts,artists’studios,andglampingchaletstothesouthallowssunshineintothesquarefromnoonuntilsundown.
Thelandscapecharactershouldbeofsand,shingle,boulders,seakale,seabuckthorn,maritimepines,brightlypaintedtimberandplayequipment.
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BIRD’S EYE VIEW OF THE CENTRAL SQUARE FROM THE SOUTH, SHOWING ENCLOSURE BY HIGHER BUILDINGS TO WEST, NORTH AND EAST.
INITIAL SKETCH OF THE SQUARE SHOWING ENCLOSURE FROM BUILDINGS, SHEDS AND TREES.
CHILDERN’S PLAY AREA
EAST BEACH CAFÉ, LITTLEHAMPTON
ARTIST’S DISPLAY SPACE
GLAMPING WHITSTABLE VILLAGE
CARTER JONAS1 CHAPEL PLACE
LONDONW1G 0BG
020 7518 3200CARTERJONAS.
CO.UK