International Making Cities Livable IMCL 54th Conference
SANTA FE, NEW MEXICO
John Burrell Burrell Foley Fischer Architects & Urban Designers
PLANNING FINE GRAIN NEIGHBOURHOODS FOR COMMUNITY & LIVABILITY
1 2 3 4 DON’T TAKE THE GUTS OUT OF SMITHFIELD! In London, let it never be forgotten, the Greater London Council’s grand plan was to bulldoze a six-lane highway, parallel with the Strand, through the middle of Covent Garden destroying all the market halls.
Thirty years ago the City Corporation was set on the demolition of old Billingsgate Fish Market on the Thames, also designed by Sir Horace Jones. SAVE fought these proposals and produced an alternative scheme with Chrysalis Architects supported by the Richard Rogers Partnership. Today, old Billingsgate Market, so similar architecturally to Smithfield General Market, flourishes as an events venue and served as the Maison de France during the London Olympics. For SAVE, the architect John Burrell has prepared this visionary alternative. The Smithfield quarter, like Covent Garden before it, has come to life thanks to natural regeneration as small businesses have colonised every vacated premise in the streets around the market buildings. This is creating one of central London’s liveliest districts, full of both traditional character and new life. Fashion Hub UK has come forward as an enlightened company, ready to back a conservation-led scheme.
Wake up City planners and Aldermen! Smithfield Market ranks as one of London’s chief public spaces that should be serving the city and its visitors, as the capital’s newest hub. Marcus Binney, President, SAVE Britain’s Heritage
A strong vision for the General Market by English Heritage created in 2008. This photo-shopped image shows how it could be regenerated, with no intervention into the original fabric of the building.
5 SMITHFIELD GENERAL MARKET The Shard St Paul’s
Barbican
Smithfield
6 THE SAVE / Barbican Arts & Culture Centre JOHN BURRELL PUBLIC REALM Charterhouse Square PLAN SUBMITTED TO THE PUBLIC The City - business and financial district INQUIRY
Clerkenwell St Paul’s, River Smithfield connects some of Creative Quarter Thames, tourism London’s most vibrant areas National, International, Crossrail Hub
General market Poultry market
Jewellery Quarter - Museum of Hatton Garden London
Barts Hospital & Research Inns of Court, Legal District
Farringdon Rd Annex (old fish market) 7 8 St Bartholomew Fair. The large open ‘smooth field’ of Smithfield has for centuries been a public space where people have shopped, traded and gathered.
The extensive public space of Smithfield Market is shown here in green. The General Market replaced the former Farringdon and Fleet public street markets and has the largest proportion of open 9 space of all the market buildings. 10 11 BASEMENT: MULTI –USE
RETAIL VENUE GALLERY EVENT/PROMOTION SPACE MUSEUM MUSIC CLUB/DANCE
MULTIPLE USES DRAMA RESTAURANTS 11.8m basement level 1:2000 @ A4 HEALTH AND FITNESS/POOL CONFERENCE/LECTURES LB 11.8m
BASEMENT: VIADUCTMULTI –USE STREET
HOLBORN FARRINGDON UNDER ONE ROOFRETAIL GROUND/STREET LEVEL 16.8m
Park VENUE Car GALLERY GENERAL RETAIL EVENT/PROMOTION SPACE MARKET (INSIDE) MUSEUM STREET MARKET/FOOD Galleries, venues for music, MUSIC EVERYDAY GOODS, CLUB/DANCE LUXURY SPECIALIST TRAVEL/FOOD ETC
DRAMA HILL ACCESS TO BASEMENT AVENUE SNOW
POULTRY RESTAURANTS Tunnel HOTEL ENTRANCE FOYER Attic level WEST drama, film, dance, restaurants, Tunnel basement level 1:2000 @ A4 ground floor 1:2000 @ A4 HEALTH AND FITNESS/POOL BARS/CAFES/RESTAURANTS 14.8m First Floor level CONFERENCE/LECTURES Station SMALL OFFICES Track SMITHFIELD Hire Cycle STREET LB
11.8m Cycle LB 11.8m Upper mezzanine level VIADUCT conference cafés, offices, VIADUCT
BASEMENT: MULTI –USE 13.500 STREET AVENUE STREET HOLBORN FARRINGDON FARRINGDON HOLBORN Ground Level (street level) RETAIL 11.007 GROUND/STREET LEVEL 16.8m 16.8m
VENUE Park Car
studios, shops, small hotel, Park Car Lower mezzanine level POULTRY GALLERY GENERAL RETAIL FIRST FLOOR
EVENT/PROMOTION SPACE MARKET (INSIDE) Basement level WEST network hubs in Smithfield MUSEUM STREET MARKET/FOOD RETAIL MUSIC Section BB - 1:500 @ A3 EVERYDAY GOODS, HOTEL (SAY UP TO 100 BEDS) CLUB/DANCE LUXURY SPECIALIST TRAVEL/FOOD ETC SMALL OFFICES 14.8m 14.8m
HILL
DRAMA ACCESS TO BASEMENT HILL MEETING ROOMS/ANCILLARY OFFICE Section showing location of floors LB AVENUE SNOW AVENUE General Market SNOW Tunnel RESTAURANTS POULTRY HOTEL ENTRANCE FOYER Tunnel POULTRY WEST Tunnel Tunnel 11.8m WEST 11.8m basement level 1:2000 @ A4 ground floor 1:2000 @ A4 Tunnel HEALTH AND FITNESS/POOLfirst floor 1:2000 @ A4 AA BARS/CAFES/RESTAURANTS AA 14.8m CONFERENCE/LECTURES 14.8m Station SMALL OFFICES Track Station SMITHFIELD Track Hire SMITHFIELD Cycle STREET Hire LB
11.8m Cycle Cycle STREET LB LB 11.8m
11.8m Cycle
VIADUCT VIADUCT VIADUCT
STREET STREET HOLBORN FARRINGDON STREET
HOLBORN
HOLBORN FARRINGDON FARRINGDON
BASEMENT: MULTI –USE Car GROUND/STREET LEVEL Park 16.8m 16.8m 16.8m Park Car STREET Park Park RETAIL Car Car GENERAL RETAIL FIRST FLOOR ATTIC STOREY VENUE B B B B GALLERY MARKET (INSIDE) STREET STREET MARKET/FOOD RETAIL HOTEL EVENT/PROMOTION SPACE SMITHFIELD MUSEUM EVERYDAY GOODS, HOTEL (SAY UP TO 100 BEDS) SMALL OFFICE LUXURY SPECIALIST TRAVEL/FOOD ETC SMALL OFFICES MUSIC WEST STUDIOS WEST
HILL ACCESS TO BASEMENT HILL HILL MEETING ROOMS/ANCILLARY OFFICE
AVENUE CLUB/DANCE FARRINGDON SNOW AVENUE POULTRY AVENUE POULTRY SNOW SNOW POULTRY HOTEL ENTRANCE FOYER Tunnel POULTRY POULTRY DRAMA WEST Tunnel Tunnel Tunnel WEST WEST ground floor 1:2000 @ A4 BARS/CAFES/RESTAURANTSTunnel Tunnel RESTAURANTS first floor 1:2000 @ A4 attic level 1:2000 @ A4 14.8m 14.8m 14.8m AVENUE AVENUE Station SMALL OFFICES basement level 1:2000 @ A4 Track Station SMITHFIELD Station HEALTH AND FITNESS/POOL Track Hire Track SMITHFIELD Cycle STREET SMITHFIELD Hire Hire Cycle STREET Cycle Cycle STREET LB LB 11.8m 11.8m Cycle
CONFERENCE/LECTURES Cycle
VIADUCT VIADUCT HILL
LB 11.8m STREET STREET SNOW VIADUCT FARRINGDON HOLBORN HOLBORN FARRINGDON B B B B STREET
HOLBORN FARRINGDON 16.8m Tunnel 16.8m C C C C Park Park LB Tunnel LB Tunnel GROUND/STREET LEVEL Car Car
16.8m FIRST FLOOR ATTIC STOREY
First Level Track Basement:Park Multi-Use, Ground/Street Level: Attic Level: Car
VIADUCT Cycle
GENERAL RETAIL Station
RETAIL HOTEL Hire
HOLBORN retail, venue, gallery, MARKET (INSIDE)Retail, market (inside), Retail, Hotel, Cycle HOTEL (SAY UP TO 100 BEDS) Car SMALL OFFICE Car STREET MARKET/FOOD Park Park
FARRINGDON FARRINGDON EVERYDAY GOODS, SMALL OFFICES STUDIOS 16.8m event & promotion street market (food), Hotel, Small offices, STREET STREET HILL MEETING ROOMS/ANCILLARY OFFICE LUXURY SPECIALIST TRAVEL/FOOD ETC HILL AVENUE AVENUE SNOW SNOW Upper mezzanine level
HILL POULTRY POULTRY BURRELL • FOLEY • FISCHER • LLP ACCESS TO BASEMENT Tunnel Tunnel Street level plan WEST - 1:1000 @ A3 WEST AVENUE Tunnel Tunnel SNOW BURRELL FOLEY FISCHER • ARCHITECTS & URBAN DESIGNERS
space, museum, access to basement, Small offices Studios SMITHFIELD SMITHFIELD first floor POULTRY 1:2000 @ A4 CARLOW HOUSE • CARLOW STREET • NW1 7LH HOTEL ENTRANCE FOYER STREET STREET Tunnel attic level 1:2000 @ A4 WEST 14.8m Tunnel 14.8m TEL 020 7755 6868 • • E-MAIL [email protected]
ground floor 1:2000 @ A4 Station Station WEB www.bff-architects.co.uk BARS/CAFES/RESTAURANTS Track Track SMITHFIELD SMITHFIELD Hire Hire
14.8m Cycle STREET Cycle STREET JOB: LB 11.8m Cycle Cycle SITE AT SMITHFIELDS Station SMALL OFFICES music/club, Track drama, hotel entrance foyer, SMITHFIELD Hire Cycle STREET VIADUCT C
Cycle
LB C
11.8m FOR: STREET SAVE HOLBORN FARRINGDON restaurants, VIADUCT health/ bars/cafés/restaurants, AA AT: STREET
HOLBORN FARRINGDON
16.8m SNOW SNOW SMITHFIELDS
Park Car HILL HILL Tunnel Tunnel DRAWING TITLE:
16.8m fitness, conference/ Small offices ATTIC STOREY GROUND & FIRST FLOOR
Park Car GEA'S
DATE: SCALE: FIRST FLOOR N N 15.10.12 1:1000 @ A3 Cycle Cycle HOTEL Ward HOLBORN Ward HOLBORN DRAWN BY: CHECKED BY: lectures BdyGround floor level (street level) - 1:1000 @ A3 Track BdyFirst floor plan - 1:1000 @ A3 Track OB JB SMALL OFFICE VIADUCT AA VIADUCT JOB NO. DWG NO. RETAIL 0 80604020 100m BFF 1141 SK-002 HOTEL (SAY UP TO 100 BEDS) STUDIOS Copyright ©
SMALL OFFICES HILL AVENUE SNOW
POULTRY Tunnel HILL MEETING ROOMS/ANCILLARY OFFICE WEST Tunnel AVENUE SNOW attic level 1:2000 @ A4 POULTRY
Tunnel 14.8m WEST Tunnel
Station Track first floor 1:2000 @ A4 SMITHFIELD Hire Cycle STREET
14.8m Cycle
Station Track SMITHFIELD Hire Cycle STREET LB 11.8m Cycle
VIADUCT
STREET
HOLBORN FARRINGDON 16.8m
Park Car ATTIC STOREY
HOTEL SMALL OFFICE STUDIOS
HILL
AVENUE SNOW
POULTRY Tunnel WEST Tunnel attic level 1:2000 @ A4 14.8m
Station Track SMITHFIELD Hire Cycle STREET
Cycle
The project can be phased so that the building can be used immediately following basic repairs; At present there is a small first-floor mezzanine level that 12 could be extended in a second phase, ensuring that it does not impinge on the natural light brought in through the central dome and roofs. 13 Section drawing of the central part of the General Market showing the beautiful roof structure that pours light down into the spaces RETAIN & RESTORE below. Our proposal uses what there already is, including the ABOVE, EXPLORE & handsome Phoenix columns, with minimal intervention. DEVELOP BELOW The Magnificent Roofs of Smithfield General Market
John Burrell’s 2012 proposals for SAVE linking the street-level market to the deep, existing basement railway track level
The existing ground floor & basement spaces re-used for cultural, commercial & public uses 14 Campaigners SAVE Britain’s Heritage - SAVE Britain’s Heritage has been campaigning for historic buildings since its Charles Clover writing in the Sunday Times the more recent Henderson proposals to Those attending the symposium will include formation in 1975 by a group of architects, journalists said: preserve some of the frontages but gut the representatives of many of the organisations and planners. It is a strong, independent voice in interiors. involved in the campaign to save Smithfield, conservation, free to respond rapidly to emergencies “The significance of what Pickles has done including: and to speak out loud for the historic built environment. in endorsing the even-handed but scathing SAVE believes that Smithfield Market can http://www.savebritainsheritage.org assault by the inspector, Colin Ball, upon be regenerated on the lines of other highly Alan Baxter and Associates LLP - At Alan a “wholly unacceptable” scheme – which successful restored and adapted historic Baxter they believe that a holistic approach leads to Urban Space Management - Urban Space would have brought the demolition of parts markets such as Borough, Spitalfields better buildings and places for people to live, work, Management has been a prime mover in the creation of of the 1863 West Market buildings designed and Greenwich. SAVE’s proposals were and enjoy themselves. Since 1974 the firm has grown attractive, affordable retail initiatives since the company by Sir Horace Jones, the surveyor to the City developed with Eric Reynolds of Urban from a structural engineering practice into a highly was started by Eric Reynolds in 1970. Whether the of London and builder of Tower Bridge – will Space Management, London’s most regarded consultancy involved in all aspects of the challenge is breathing new life into derelict sites, reviving stretch into the future and go far beyond successful market promoter, whose built environment. Their urban designers, engineers, jaded retail centres, conserving heritage buildings Smithfield or the capital itself. For it says energies lie behind these successful and conservation experts collaborate closely every day or creating vibrant new places, USM has long and all buildings in conservation areas enjoy ventures. The SAVE scheme has also believing that this integrative method leads to the best wide experience in practical development, common protection. Pickles and Balls have turned attracted strong interest and support from long-term solutions for their clients. sense consultancy, hands-on retail management, and the tide of demolition sanctioned by the City Cathedral Group who are potential investors htp://www.alanbaxter.co.uk bringing national expertise to the local context. and by London’s mayor, Boris Johnston, in in the scheme. The campaign has been http://www.urbanspace.com which, until now, anything went. They have supported by the Victorian Society, who Burrell Foley Fischer LLP - Burrell Foley Fischer revalued heritage within the planning system jointly funded a planning application for the are an award winning, design led, practice with a The Victorian Society - The Victorian Society After Smithfield for decades to come.” market buildings. recognised commitment to achieving high quality in the is the charity championing Victorian and Edwardian built environment. They are recognised as one of the buildings in England and Wales. Their Conservation A symposium on the implications for the You are invited to join us for a symposium John Burrell’s visionary drawings first leading practices specialising in buildings for cinema, Advisers help local planning authorities and churches built environment on the decision by the to discuss the implications of the Smithfield revealed the full splendour and scale media and the performing arts, together with urban to make better decisions about adapting Victorian Secretary of State to reject proposals for decision on the built environment, in of the lofty domed and vaulted market design, residential and educational design and the and Edwardian buildings to the way we live now, while the partial demolition of Smithfield General particular for non-listed buildings in halls, also revealing the vast extent of the adaptation and restoration of historic buildings. keeping what is special about them. They also seek to Market and build new office blocks behind conservation areas. There will be short basements which run not only under the http://www.bff-architects.co.uk engage the public in their campaigns to help increase the façades. talks by a number of the people who gave buildings but the streets between and the likelihood of conserving buildings. evidence to the Public Inquiry and an around. They show how the market halls Cathedral Group - The Cathedral Group have built http://www.victoriansociety.org.uk On 8th July 2014, following the opportunity to discuss the implications of could be attractive public spaces naturally a reputation in the property industry as one of the most recommendation of the Inspector at the the decision with them and others involved lit, with abundant sunlight, making use of exciting, innovative and forward thinking developers Public Inquiry, the Secretary of State for in the Smithfield Campaign. the original ventilation system to keep the working in the UK. They regard property as a catalyst Communities and Local Government, building cool in summer. They also revealed for social and economic change and utilise their skills Eric Pickles, rejected proposals for the The Campaign the engineering importance of the original and experience to create and develop the kind of building new office blocks at Smithfield iron structure with tall patent phoenix places and communities that have a vibrant economic General Market, retaining only some of SAVE has led the campaign to save the columns creating exceptionally large spans and social future. the façades. This decision not only saves General Market and Fish Market for over ten with columns of a much greater height than http://www.cathedralgroup.com Smithfield General Market, but also has years and published its first report – Don’t the typical Victorian cast iron column, which wider implications for the built environment Butcher Smithfield – in 2004. SAVE won the was never more than one storey high. and planning. 2007-8 public inquiry into a proposal for total demolition and has continued to oppose
15 CHARLES CLOVER WRITING IN THE SUNDAY TIMES:
“The significance of what Pickles has done in endorsing the even-handed but scathing assault by the inspector, Colin Ball, upon a ‘wholly unacceptable’ scheme - which would have brought the demolition of parts of the 1863 West Market buildings designed by Sir Horace Jones, the surveyor to the City of London and builder of Tower Bridge - will stretch into the future and go far beyond Smithfield or the capital itself. For it says all buildings in conservation areas enjoy protection.
Pickles and Ball have turned the tide of demolition sanctioned by the City and by London’s mayor, Boris Johnson, in which, until now, anything went. They have revalued heritage within the planning system for decades to come.”
16 SAVE OUR STRAND
Image Landsat
17 CONTEXT
Entrance ‘The Strand Building’ St Mary le Strand church Somerset House Imagine18 this without the traffic. In the centre is the James Gibbs Church, St Mary-le-Strand. On the far right the Strand Front of SomersetThe proposed House by Sir redevelopmentWilliam Chambers site THE NATION’S PROCESSIONAL ROUTE THE BIGGER PICTURE... 1914 Ordinance Survey Map, showing historic Historic Routes from the Strand to the routes to Thames Thames
“Within this conservation area there are areas of distinct character; the two main routes of the Strand and the Victoria St Mary-le-Strand ST PAULS CATHEDRAL Embankment holding the area together. There are significant contrasts in scale between the remaining smaller grain areas and the formal redevelopment around Kingsway and the Aldwych, the substantial complexes of Somerset House and King’s College, the Royal Courts of Justice and the London School of Economics.” City of Westminster Conservation Area description ’
STRAND LANE
KINGS COLLEGE QUAD
RIVER THAMES
PALACE OF WESTMINSTER
The Processional Route
The buildings are on London’s main processional route between Westminster and St Paul’s Cathedral. They are in the Strand Conservation Area and are picked out as of special interest in the conservation area. TRAFALGAR SQUARE 19 SAVE OUR STRAND - THE BACKGROUND TO BFF’S PROPOSALS FOR SAVE
No view
No axis
Nos. 152-158 The Strand as existing. Formerly known as the ‘Old Law Building’, this row of houses on their original Already corrupted by 1970 development. The original narrow medieval plots encompass a wide range of styles, Kings’ entrance arch was on a main axis but more recent from a characteristic London stock brick façade, to a buildings destroy the original logic of the Quad. playful re-rendering of a Georgian house, to Arts and Crafts amboyance and early 20th-century interpretations of the Dutch style. To the left is the Brutalist building.
Proposed tower
Proposed No axis
The proposed replacement by architects Hall McKnight Further corrupted, 2015. The effect of adding was to replace a varied, historically rich townscape with a tower & additional height to the terrace was to a new monolithic structure with a single architectural further interrupt the link between the Quad and language. the Strand. 20 THE FOUR THREATENED STRAND FRONTAGES BROUGHT BACK Courtauld Institute INTO USE (Alongside the listed building/ideas hub) Somerset House
The new King’s Pavement Piazza
At present the shopfronts are boarded up. The narrow plots provide the perfect foil to the monumentality of Somerset House on the right. The narrow slip of glass visible above the parapets is the top of a glass atrium proposed for the back of the buildings to connect them to each other and to the Brutalist building. Traffic is excluded from this part of the street to provide a pedestrian-linking pavement 21 SECTION THROUGH THE STRAND Reconnecting Existing Space To The New King’s Pavement
The Courtauld Institute
Student area
Teaching space
New atrium circulation
Student shops
New King’s Pavement ShowingAnother cross-section concern of of King’sthe Strand College houses in restoredtheir original for university planning use. The application deep basement was accommodatesin regard of noise a large and new trafficauditorium pollution and links fromwith adjoining the Strand. basements SAVE under considers Somerset House New lecture theatre thatused bythese King’s issues College. can A glassbe addressed atrium at the back usingof the buildings contemporary addresses glazingthe issue ofand the airvarying conditioning.floor levels of 152-158 the Strand: this allows them to be interconnected. 22 REMOVE THE TRAFFIC TO CREATE RIVER THAMES A NEW PEDESTRIAN SQUARE (Without Strand Building Demolition) 8. 10.
7. 2.
9. 3.
KEY 5. 6. 1. St Mary Le Strand (Grade I Listed) 2. Façade of the 1970s King’s Building 3. The existing Strand Building entrance 4. 154-158 The Strand 5. 152 The Strand (Grade II Listed) 6. Somerset House (Grade I Listed) 4. 7. King’s College Quad 8. King’s Building (Grade I Listed) 1. 9. New glazed atrium circulation space behind terrace 10. Sir William Chamber’s bridge on the river frontage of Somerset House 11. New proposed public space as part of 11. the North Bank strategy 23 Heavy traffic OBVIOUS
St Mary-le-Strand 154-158 Strand MOVES Buildings The effect of creating the King’s College Quad Strand building (1972) has been to obscure the view of the Strand Lane spire and the direct route that formally aligned the two arched
Somerset gateways House Photograph of the original Regency entrance to King’s College. Designed in the form of a Roman triumphal arch, it perfectly framed a view of the classical bridge on the riverfront of Somerset House Embankment
River Thames
John Burrell’s idea of entrance, links, public quad, Looking through the triumphal arch a social space, a roof terrace acknowledging the The 1972 Brutalist building entirely blocks the view perfectly aligned on the portico of St Mary history of the site of St Mary le Strand le Strand, sketch from 1929 24 Somerset House Part demolition of the Strand Building + new King’s entrance + roof terrace + restored terrace
25 A PLACE CALLED NORTON FOLGATE 26 CITY COMMUNITY CONTINUITY
In London, we know that medium rise, historic neighbourhoods in prime locations similar to Spitalfields are viable, valued and can adapt to change, retaining their character. Numerous ‘villages’ continue to thrive as places for people because they encourage and support diversity, change, innovation and intervention at a human scale: an evolving, public realm. Spitalfields and Norton Folgate are no different.
27 RAISING AWARENESS
28 ENCROACHMENT
21st Century
Norton Folgate is one of the last fragments of the distinctive Spitalfields streetscapes. Norton Folgate is defined by a mixture of small-scale light industrial 20th Century buildings, yards, shops and public houses, with a wide variety of trades and activities all cheek-by-jowl in the same street.
Out-of-scale development encroaches on the historic th neighbourhoods, grain, 19 Century ‘The Tsunami Effect’ and scale of the city 29 STREET LIFE
The Spitalfields Conservation Area is made up of human scale buildings and individually occupied dwellings, businesses, workshops, etc. which are accessed direct from the street or small yards at the back of the premises. The Norton Folgate site has up to 40 individual staircases assessed from the street. Street Transactions Front doors vs. cores The development proposal will remove 72% of the buildings and reduce the street entrances to 11 main stair cores serving large office floor areas of up to 2,000 sqm. 30 31 32 1890s Goad Insurance Map overlaid on Spitalfields - the same building patterns & grain remain
DIVERSITY VS. UNIFORMITY Halting the advance of the coarse grain of uniformity and sanitisation of the city.
A speculative Goad-style Map of the proposed development where the original fabric of the Conservation Area is destroyed 33 Norton folgate now
34 WHY? The City Deconstructed
This development has received Conservation Area Consent and is claimed to be ‘heritage project’. It was approved by Mayor Boris Johnson, overturning the democratic planning process.
35 OUR APPROACH ...To Restore & Complete Norton Folgate.
This is the quantum of buildings needed, not buildings 11/13 storeys high
The Existing Ensemble: small-scale buildings that are part of a bigger picture - ‘massive small’ exemplified
The completed ensemble of buildings conserves and enriches the mix and life of the area with new additions harmoniously integrated 36 Exisitng recent office building improved, adapted and extended at roof level to 37 WHAT’S WHERE IN THE 7 retain existing commercial ground floor with offices and penthouses above at TRUST’S ALTERNATIVE NORTON roof level. 8 Restored terrace of houses and shops to provide small flats over shops and cafes FOLGATE PLAN? onto Norton Folgate. New-build offices and shops to replace existing poor quality and incomplete New-build housing by Newlon on former single-storey depot site & 9 buildings 1 new-build housing by Newlon on existing cleared site. Restored Nicholls and Clarke Art Deco facades with some retained interiors and Existing warehouses retained and restored and adapted for office, 10 spaces for restaurants and upper office accommodation with roof terraces. 2 commercial, retail and other uses at ground floor level with direct pavement access. New five-storey office and retail building on the corner of Fleur de Lis Passage 11 and Shoreditch High Street. Could be linked to the restored Nicholls and Clarke 3 New recording studios and rehearsal space in existing three-storey building to form a bigger commercial space with restaurants and shops and building. office space at upper levels. 4 New production space and HQ for high quality printers 6 5 Existing buildings with small office users to remain. Existing flats above shops and Water Poet 5 7 6 public house retained. 4 2 8 1 3 9 14
18 10 15 17 11
13 16 12 17 New business hub hotel built on vacant site with open street-level foyer with full computer 19 access and meeting rooms and networking cafe restaurants. First floor connection over Fleur de Lis Passage to additional rooms on Fleur de Lis Passage to have new ground floor openings to businesses and Restored and adapted ‘1927 Warehouse’ the south side of the existing pavement. 12 hotel business hub and accommodation to create a lively and dramatic 15 with new live-work units and SME office walk through to Blossom Street. space and penthouse units. 18 Restored and converted warehouse with a new Truman ‘micro-brewery’ cafe New Stables Yard walk-through from Commercial Street to Blossom Street Landscaped courtyard and specimen tree restaurant and museum of Truman’s history 13 - small shops and sales outlets linked to live-work units overlooking the at the end of Blossom Street - access to in Norton Folgate. paved market courtyard pedestrian way beside the business hub/ 16 hotel leading from Commercial Street to 19 Landscaped biodiverse ‘green edge’ to 14 New live-work enclave using converted and restored existing buildings. Shoreditch High Street and bus stop. existing open yards and railway land margins 38 39